    [From the U.S. Government Printing Office, www.gpo.gov]

              CITY of SANTA CRUZ

               Local Coastal Program

         Land Use and Implementation Plan

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         16S
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                                                            TABLE OF CONTENTS
                                                                   (Continued)

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                        COASTAL ACCESS COMPONENT

                            Introduction    . . . . . . . . . . . . . . . . . .                                    4.1
                            Relevant General Plan Policies and Programs            . . . . . . . .                 4.4
                            Coastal Access Points       . . . . . . . . . . . . . . .                              4.10
                                Northwest City Boundary (1)        . . . . . . . . . . . .                         4.10
                                Natural Bridges State Beach (2)        . . . . . . . . . . .                       4.12
                                West Cliff Drive Between Fair Avenue and
                                De La Costa Avenue (Mitchell Cove) (3)          . . . . . . . . .                  4.13
                                Lighthouse Point (4)    . . . . . . . . . . . . . . .                              4.14
                                Steamer Lane Stairway (5)      . . . . . . . . . . . . .                           4.15
                                Cowell 51"ach (6)       . . . . . . . . . . . . . . .                              4.16
                                Municir     Wharf (7)   . . . . . . . . . . . . . . .                              4.17
                                Munici-,    Beach - Santa Cruz
                                    Mr,*- 3each (8)     . . . . . . . . . . . . . . .                              4.18
                                    M     3each (9)     . . . . . . . . . . . . . . .                              4.19
                                    A     ;s through Boardwalk (10)        .       : :      .                   -  4.21
                                    /-    ss Near the San Lorenzo River                     . . .                  4.21
                                San '-    .,nzo Point (12)  . . . . . . . . . . . . . .                            4.22
                                Sec'      t Beach (13)      * * * *                            . . . . .           4.23
                                    A    @ss Via Terminus of Atlantic 4en`ue @14)*          . . . . . .            4.24
                                Scntr-  -ruz Yacht Harbor (15)      . . . . . . . . . . . .                        4.25
                            Santa Cr    z Bikeway Plan      . . . . . . . . . . . . . .                            4.27
                                    S@--,nmary  . . . . . . . . . . . . . . . . .                                  4.27
                            Summary of Coastal Access Policies          . . . . .                                  4.32

                        IMPLEMENTATION REGULATIONS
                            Land Use Regulations        . . . . .               . . . . . . . . .                  5.2
                                New Land use Regulations Required by Coastal Land Use Plan                         5.2
                                Revisions to Existing Regulations       . . . . . . . . . . .                      5.2
                            Zoning Map Amendments           . . . . . . . . . . . . . .                            5.4
                                Existing Implementation Regulations         . . . . . . . . . .                    5.4
                                Summary     . . . . . . . . . . . . . . . . . .                                    5.5
                            Jurisdictional Areas     . . . . . . . . . . . . . . . .                               5.6

                                                                         ii

                                      LOCAL COASTAL LAND USE AND IMPLEMENTATION PLAN

                                                              TABLE OF CONTENTS

                                                                                                                     PAGI=--

                          INTRODUCTION
                              History of Process      . . . . . . . . . . . . . . . .                                1.1
                              Content and Scope of Local Coastal Land
                              Use and Implementation Plan         . . . . . . . . . . . . .                          1.1
                              Use of the Coastal Land Use
                              and Implementation Plan         . . . . . . . . . . . . . .                            1.1

                          CITY LAND USE POLICIES FOR THE COASTAL ZONE

                              General Plan and Local Coastal Plan:
                              Explanation of Land use Map Designations           . . . . . . . . .                   2.3
                              Natural Resources       . .. . . . . . . . . . . . . . .                               2.7
                              Natural Resource Area Policy            . . . . . . . . . . . .                        2.25
                              Natural Hazards     . . . . . . . . . . . . . . . . .                                  2.2E,
                              Archaeological Resources        . . . . . . . . . . . . . .                            2.3E'
                              Archaeological Procedures       . . . . . . . . . . . . . .                            2.38
                              Other General Plan Coastal Policies         . . . . . . . . . . .                      2.43

                          SANTA CRUZ AREA PLANS

                              Western Drive Master Plan                          . . . . . . . . .                   3.3
                              Beach Area Plan     . . . . . . . .. . . . . . . . . .                                 3. 19
                              Specific Coastal Area Plans         . . . . . . . . . . . . .                          3.31
                                  Natural Bridges State Beach         . . . . . . . . . . . .                        3.32
                                  Twin Lakes State Beach          . . . . . . . . . . . . .                          3.41
                                  Santa Cruz Port District, Coastal Land Use Plan            . . . . . .             3.50
                                  Lighthouse Field State Beach        . . . . . . . . . . . .                        3.108
                                  Neary's Lagoon Park Plan        . . . . . . . . . . . . .                          3.111
                                  Long Marine Laboratory          . . . . . . . . . . . . .                          3.112
                                  City of Santa Cruz Sanitary Landfill        . . . . . . . . . .                    3.114
                              Coastal Sites   . .. . . . . . . . . . . . . . . . .                                   3.116
                                  Bay Street/West Cliff Drive Site        . . . . . . . . . . .                      3.117
                                  Neary's Lagoon Site     . . . . . . . . . . . . . . .                              3. 18
                                  Son Lorenzo Point Site      . . . . . . . . . . . . . .                            3.119
                                  Murray Street/Seabright Avenue Site         . . . . . . . . . .                    3.120
                                  Frederick Street Site       . . . . . . . . . . .. . . .                           3.121

                                                          TABLE OF CONTENTS
                                                                  (Continued)

                                                                                                                PAGE

                       IMPLEMENTATION REGULATIONS (continued)
                           Relevant Sections of the Zoning Ordinance
                               Definitions    . . . . . . . . . . . . . . . . .                                 5.7
                               Appeals    . . . . . . . . . . . . . . . . . .                                   5.19
                               Coastal Permits    . . . . . . . . . . . . . . . .                               5.22
                               E-A, Exclusive Agricultural District       . . . . . . . . . .                   5.25
                               OF-R, Ocean Front (Recreational) District         . . . . . . . .                5.27
                               F-P, Flood Plain-District      . . . . . . . . . . . . .                         5.30
                               R- 1, Single-Family Residence District        . . . . . . . . .                  5.32
                               R-L, Multiple Residence - Low Rise District           . . . . . . .              5.36
                               R-M, Multiple Residence - Medium Rise District           . . . . . .             5.38
                               R-T, Tourist Residential District     . . . . . . . . . . .                      5.42
                               C-B, Beach Commercial District        . . . . . . . . . . .                      5.55
                               C_V, Visitor Commercial District      . . . . . . . . . . .                      5.58
                               C-T, Thoroughfare Commercial District         . . . . . . . . .                  5.61
                               C-H, Heavy Commercial District        . . . . . . . . . . .                      5.65
                               IL-R, Industrial Laboratory and Research District        . . . . . .             5.67
                               I-G, General Industrial District      . . . . . . . . . . .                      5.70
                               P-D, Planned Development District          . . . . . . . . . .                   5.74
                               R-S, Residential Suburban District         . . . . . . . . . .                   5.75
                               CZ-O, Coastal Zone Overlay District           . . . . . . . . .                  5.78
                               SP-0, Shoreline Protection Overlay District           . . . . . . .              5.79
                               SC-H, Small Craft Harbor District          . . . . . . . . . .                   5.80
                               Design Review      . . . . . . . . . . . . . . . .                               5.84
                               Protection of Archaeological Resources        . . . . . .            o           5.88
                               Mobile Homes       . . . . . . . . . . . . . . . .                               5.91
                               GM-O, Garden Mail Overlay District         . . . . . . . . . .                   5.93
                               Off-Street parking and Loading Facilities         . . . . . . . .                5.95
                               Bed-and-Breakfast Inns     . . . . . . . . . . . . . .                           5.105
                               Development on Known Archaeological Sites             . . . . . . .              5.107
                               Conservation Regulations       . . . . . . . . . . . . .                         5.108
                               GB-O, Greenbelt Overlay District           . . . . . . . . . .                   5.120
                               Enforcement    . . . . . . . . . . . . . . . . .                                 5.122
                               Inclusionary Units for Affordable Housing         . . . . . . . .                5.123
                               Accessory Dwelling Units       . . . . . . . . . . . . .                         5.124

                                                                                      (ContinUed)
                                                                              TABLE OF CC*4TENTS

                                                                                                                                                 PA(LE

                                 IMPLEMENTATION REGULATIONS (contiintmd)
                                      Municipal Code: Citations              . . . . . . . . . . . . . .                                         5. 127
                                      Resolution of the City Council Designating
                                      Archaeological ly Sensitive Sites                                                                          5. 128
                                      Archaeological Resource Protection Procedures                            . . . . . . .                     5.131
                                      Excerpts of Subdivision Ordinance                     . .. . . . . . . . . .                               5. 136
                                      Administrative Procedure Order: Obtaining
                                      Coastal Access Easements or Dedications                        . . . . . . . . .                           5.1,49
                                      Building Code           . . . . . . . . . . . . . . . . .                                                  5. 1,56a
                                      Municipal Code: Septic Tanks and Cesspools                          . . . . . . . .                        5.169
                                      Resolution: Procedure for Implementing (--EQA                       . . . . . . . . .                      5.171
                                      Municipal Code: Excise Tax on Bedrooms                         . . . . . . . . .                           5.172
                                      Municipal Code: Heritage Trees                  . . . . . . . . . . . .                                    5.177
                                      Agenda Report: Monitoring the LCP                    . . . . . . . . . . .                                 5.185
                                      Zoning Map         . . . . . . . . . . . . . . . . . .                                                     5.186

                                 SANTA CRUZ COASTAL LAND USE
                                 PLAN/IMPLEMENTATION GUIDE                            . . . . . . . . . . . .                                    6.1
                                      Community Form and Size                . . . . . . . . . . . . . .                                         6.2.
                                      Environmental Resource Management                         . . . . . . . . . .                              6. ',@;
                                      Residential Opportunities              . . . . . . . . . . . . . .                                         6.6
                                      Economic Opportunities                 . . . . . . . . . . . . . .                                         6.-Ar
                                      Community Design             . . . . . . . . . . . . . . . .                                               6.-,1
                                      Transportation and Public Facilities                 . . . . . . . . . . .                                 6.9
                                      Natural Resources            . . . . . . . . . . . . . . . .                                               6.14

                                      Natural Hazards         . . . . . . . . . . . . . . . . .                                                  6.17
                                      Archaeological Resources               . . . . . . . . . . . . . .                                         6.22
                                      PaleontoO logical Resources                 . . . . . . . . . . . . .                                      6.25
                                      Other Coastal Policies            . . . . . . . . . . . . . . .                                            6.25
                                      Coastal Access          . . . . . . . . . . . . . . . . .                                                  6.27

                                                                                            iv

                                                      TABLE OF CONTENTS
                                                            (Continued)

                                                                                                       PAGE

                     SANTA CRUZ COASTAL LAND USE
                     PLANAMPLEMENTATION GUIDE (continued)
                         Western Drive Master Plan       . . . . . . . .. .                 . . .      6.33

                         Beach Area Plan   . . . . . . . . . . . . . . . . .                           6.38

                         Beach Hill    . . . . . . . . . . . . . . . . . .                             6.46

                         Beach Commercial     . . . . . . . . . . . . . . . .                          6.50
                         Municipal Wharf   . . . . . . . . . . . . . . . . .                           6.55
                         Natural Bridges State Park      . . . . . . . . . . . . .                     6.65
                         Twin Lakes State Beach      . . . . . . . . . . . . . .                       6.67

                         Port District Land Use Plan     . . . . . . . . . . . . .                     6.69
                         Coastal Sites . . . . . . . . . . . . . . . . . .                             6.76

                                                                 v

                                                                       MAPS

                           MAP NUMBER                                                                              PAGE
                                I COASTAL ZONE           . . . . . . . . . . . . . . .                             1.2
                                2 PLANT COMMUNITIES          . . . . . . . . . . . . . .                           2.8
                                3 WILD LIFE HABITATS I           . . . .. . . . . . . . . .                        2. 16
                                4 WILD LIFE HABITATS ii          . . . . . . . . . . . . .                         2.17
                                5 WATERSHED AREAS            . . . . . . . . . . . . . .                           2.23
                             21   GROUNDWATER RECHARGE AREAS                 . . . . . . . . . .                   2.7
                                7 LANDSLIDE DEPOSITS         . . . . .. . . . .. . . . . .                         2.29
                                8 LIQUEFACTION POTENTIAL AREAS                   . . . . . . . . .                 2.30
                                9 TSUNAMI INUNDATION AREAS                   . . . . . . . . . .                   2.31

                             11   SLOPES      . . . . . . . . .. . . . . . . . . .                                 2.32
                             10   DAM FAILURE INUNDATION AREAS                   . . . . . . . . .                 2.33
                             12   EROSION HAZARD AREAS                                                             2.34
                             13   CLIFF RETREAT POTENTIAL AREAS                  . . . . . . . . .                 2.3.5 )

                             15   FIRE HAZARD AREAS          . . . . . . . . . . . . . .                           2.15
                             14   NATURAL FLOOD PLAINS               . . . . . . . . . . . .                       2.37

                                - SENSITIVE ARCHAEOLOGICAL RESOURCE AREAS                       .                  2.3@
                                - SENSITIVE PALEONTOLOGICAL RESOURCE AREAS                      . . . . .          2.42

                                - CITY PARKS AND RECREATION AREAS                   . . . . . . . .                2*4 4
                             16   SPECIFIC COASTAL AREAS, NEIGHBORHOODS, SITES                     . . . .         3.2
                                A WESTERN DRIVE: OPPORTUNITIES AND
                                  CONSTRAINTS PLAN           . . . . . . . . . . . . . .                           3.6
                                B WESTERN DRIVE: MASTER PLAN                 . . . . . . . . . .                   3.7
                                - NATURAL BRIDGES STATE BEACH:
                                  PROPOSED DEVELOPMENT               . . . . . . . . . . . .                       3.40

                                - TWIN LAKES STATE BEACH:
                                  EXISTING FACILITY/PROPOSED DEVELOPMENT                    . . . . . .            3.49
                                - SANTA CRUZ HARBOR PLAN:
                                  VEHICLE ACCESS         . . . . . . . . . . . . . . .                             3.59
                                - SANTA CRUZ HARBOR PLAN:
                                  SHORELINE ACCESS           . . . . . . . . . . . . . .                           3.64
                                - SANTA CRUZ HARBOR PLAN:
                                  BOATING FACILITIES         . . . . . . . . . . . . . .                           3.62

                                                                         vi

                                                                 MAPS

                       MAP NUMBER                                                                          PAGE

                           -  SANTA CRUZ HARBOR PLAN:
                              NATURAL RESOURCES             . . . . . . . . . . . . .                      3.84

                           -  SANTA CRUZ HARBOR PLAN:
                              LAND USE PLAN         . . . . . . . . . . . . . . .                          3.105
                           -  LIGHTHOUSE FIELD STATE BEACH:
                              USE INTENSITY DIAGRAM             . . . . . . . . . . . .                    3.109
                           -  NEARY'S LAGOON PARK PLAN             . . . . . . . . . . .                   3.111
                           -  LONG MARINE LABORATORY               . . . . . . . . . . .                   3.113

                           -  MUNICIPAL REFUSE SITE         . . . . . . . . . . . . .                      3.115
                           -  COASTAL ACCESS ROUTES             . . . . . . . . . . . .                    4.2

                           -  PROPOSED PEDESTRIAN WAYS             . . . . . . . . . . .                   4.3
                           -  COASTAL ACCESS        . . . . . . . . . . . . . . .                          4.11
                           -  BIKEWAY SYSTEM        . . . . . . . . . . . . . . .                          4.28
                              PROPOSED PEDESTRIAN WAYS             . . . . . . . . . . .                   5.161
                           -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                      5.162
                           -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                      5.163
                           -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                      5.164
                           -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                      5.165
                           -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                      5.166
                           -  ZONING MAP - CITY OF SANTA CRUZ                 . . . . . . . .              5.186-
                                                                                                           5.196

                                                                   vii

                                                                     MAPS

                        MAP NUMBER                                                                              PAGE

                             -  SANTA CRUZ HARBOR PLAN:
                                NATURAL RESOURCES             . . . . . . . . . . . . ..                        3.84

                             -  SANTA CRUZ HARBOR PLAN:
                                LAND USE PLAN          . . . . . . . . . . . . . . .                            3.105

                             -  LIGHTHOUSE FIELD STATE BEACH:
                                USE INTENSITY DIAGRAM              . . . . . . . . . . . .                      3.109
                             -  NEARY'S LAGOON PARK PLAN              . . . . . . . . . . .                     3.111

                             -  LONG MARINE LABORATORY                . . . . . . . . . . .                     3.113
                             -  MUNICIPAL REFUSE SITE         . . . . . . . . . . . . .                         3.115

                             -  COASTAL ACCESS ROUTES              . . . . . . . . . . . .                      4.2
                             -  PROPOSED PEDESTRIAN WAYS              . . . . . . . . . . .                     4.3

                             -  COASTAL ACCESS         . . . . . . . . . . . . . . .                            4.11

                             -  BIKEWAY SYSTEM         . . . . . . . . . . . . . . .                            4.28
                             -  PROPOSED PEDESTRIAN WAYS              . . . . . . . . . . .                     5.161
                             -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                         5.162

                             -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                         5.163
                             -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                         5.164

                             -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                         5.165
                             -  COASTAL ACCESS MAP            . . . . . . . . . . . . .                         5.166
                             -  ZONING MAP - CITY OF SANTA CRUZ                   . . . . . . . .               5.186-
                                                                                                                5.196

                                                                   FIGURES

                         FIGURE
                        NUMBER

                             4 PROPOSED BEACH AREA CIRCULATIONS SYSTEM                           . . . .        3.21
                             8  PROPOSED LAND USE DESIGNATIONS                . . . . . . . . .                 3.22
                             9  PROPOSED CIRCULATION SYSTEM               . . . . . . . . . .                   3.23
                           12   BEACH HILL PLANNING ISSUES            . . . . . . . . . . .                     3.24
                           13   BEACH IMPROVEMENT PROGRAMS                    . . . . . . . . .                 3.25
                           15   BEACH COMMERCIAL PLANNING ISSUES                  . . . . . . . .               3.26

                           16   BEACH COMMERCIAL IMPROVEMENTPROGRAMS                         . . . . .          3.27
                           21   SANTA CRUZ MUNICIPAL WHARF SITE PLAN                     . . . . . .            3.30

                                                                     viii

                     Introduction

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                                   LOCAL COASTAL LAND USE AND IMPLEMENTATION PLAN

                                                          History of Process

                        California voters adopted Proposition 20 in 1972, creating the California Coastal
                        Commission.        This Commission was given the mandate of preparing a
                        comprehensive plan for the California Coast, and simultaneously reviewing locally
                        approved projects within a zone of approximately 1,000 yards along the coastline.
                        This mandate was renewed by the California legislature in 1976, with specific
                        provisions that coastal permit processing authority be transferred to the local
                        government.     Prerequisites to this transfer of permit authority consist of the
                        adoption by local jurisdictions of a Local Coastal Land Use Plan and
                        Implementation Plan.     The Land Use Plan contains planning policy and land use
                        designations, and the Implementation Plan contains the necessary regulations and
                        programs designed to carry out the Land Use Plan.

                        The material contained within this document consists of both the City of Santa
                        Cruz Local Coastal Land Use Plan and Implementation Plan. With the adoption of
                        this document, the City of Santa Cruz will have the necessary policy basis and
                        regulations to assume issuance of coastal permits.

                                            Content and Scope of Local Coastal Land Use
                                                      and Implementation Plans

                        The City of Santa Cruz Local Coastal Land Use and Implementation Plan contains
                        five components.

                          Land Use Policies

                        City land use policies applicable to the coastal zone are highlighted in the Coastal
                        Land Use Plan. The policies are derived from the City's General Plan, and other
                        material developed as part of the Coastal Land Use Plan.

                        - Specific Coastal Area Plans

                        Certain areas along the coastline are unique due to their natural    or urban setting.
                        The Coastal Land Use Plan identifies five sites which contain        unique features.
                        Specific coastal area policies are included to guide future decisions concerning
                        these properties. The sites include Natural Bridges State Park, Twin Lakes State
                        Park, Neary's Lagoon, Santa Cruz Harbor, the Murray/Seabright Area, Son Lorenzo
                        Point, lower Frederick Street, and the westside land area.

                          Coastal Access Component

                        Key elements in coastal planning are policies and measures to ensure continued
                        public access to the coastline. This section of the plan describes key access areas
                        in the City and suggests policies and other programs to ensure public access.

                          Coastal Policy Matrix

                        To explain the relationship between the City's adopted Coastal Land Use Policies
                        and the implementing measures, a matrix has been prepared which contains a

                                              UNIVERSITY OF CALIFORNIA

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                        description of each coastal land use policy, and which references each to existing
                        City policy, implementing land use regulations or other documents.       This matrix
                        has been designed as a key element in the processing of coastal permits and allows
                        a direct link between coastal policies and implementing measures which must be
                        considered at the time of permit processing.

                          Implementation Regulations

                        Four types of land use regulations have been adopted by the City to implement its
                        Local Coastal Implementation Plan.         They, consist of: revisions to existing
                        development regulations, adoption of new land use districts, rezonings of certain
                        areas to ensure consistency between the City's General Plan and zoning, and
                        Subdivision Ordinance provisions. Each of these regulations or changes have been
                        included as part of this document.

                                       Use of the Coastal Land Use and Implementation Plan

                        The policy and implementation regulations of the Santa Cruz Local Coastal
                        Program have been included in this document to provide for a single source of
                        reference when processing coastal permits.      In using this document, several key
                        items should be initially consulted for information concerning coastal policies and
                        programs for the City. A step-by-step approach is provided below:

                              Initial consideration - The first step in processing any permit is to determine
                              whether a property is located within the coastal zone, and if so, what part of
                              the coastal zone.    This can be determined initially through consulting the
                              City's Zoning Map.         Other preliminary considerations should be a
                              determination as to whether a property is in G special coastal area, such as
                              Son Lorenzo Point, or in one of the natural resources or other sensitive areas.
                              These areas have special policy considerations which should be initially
                              reviewed.

                              Coastal Policy Matrix - The second step is a quick reference to the coastal
                              policy matrix and a determination if any special or unique circumstances
                              apply to the property. If any of these situations arise, further evaluation of
                              the material in this document will be necessary to determine what special
                              conditions should be considered when processing a Coastal permit.

                              Application of Implementation Regulations - Once a determination is made
                              that no unique or unusual circumstances exist for any application, then the
                              standard regulations incorporated into the Implementation Plan may be used
                              to handle processing.   In many circumstances, projects by their size, scale,
                              or location are excluded from coastal permit applications. These exclusions
                              and exemptions waive any further necessity of coastal permits. If a coastal
                              permit is required, then the remaining regulation in the Implementation Plan
                              should be applied as part of normal coastal permit processing.

                              Administration of Coastal Permits - Specific administrative regulations for
                              processing of coastal permits are included in this document.              These
                              regulations provide the public notice requirements and other administrative
                              regulations necessary to carry out the requirements of State and local law.

                        It is also important to note that the regulations and requirements of this document
                        apply to public as well as private projects.   A separate administrative procedure
                        order has been included to ensure compliance of public projects with regulations
                        and policies in this plan.

                                                             1.3

                                                                                                                                                                                                                                                      IN,II
                                                                       Land Use Policies

                               1                                                                                                                                                                                                1 41

                                     CITY LAND USE POLICIES FOR TFIE COASTAL ZONE

                       City land use policies have been incorporated into the Coastal Land Use Plan, and
                       provide the basis for land use decisions in the coastal zone. Coastal policies and
                       programs required by the Coastal Act of 1976 are highlighted in blue ink and are
                       included on the back of the City's General Plan Land Use Map.          Where these
                       policies are not specific enough, additional information has been added to amplify
                       policies. Both policies and land use designations are included in the General Plan's
                       Land Use Map, and descriptions of the land use map designations have been
                       included in this document.

                       Supplemental information concerning archaeological resources, natural resources,
                       natural hazards, and special coastal poll cy areas will follow in this section.

                                                   General Plan Land Use Map

                       The General Plan contains policies, programs, and land use designations which are
                       applicable to the Coastal Land Use Plan.     These designations govern coastal land
                       uses except where superseded by different designations in specific coastal area
                       plan and for special coastal sites contained in this document. Definitions of the
                       iand use categories are included in this section.

                                                        Natural Resources

                       Santa Cruz is unique in the wide varieTy of naturall areas which remain in an
                       otherwise urban setting.     These resources are identified and discussed in the
     lie               General Plan's Open Space and Conservation Element.          Information from this
                       element applicable to the City's coastal resources has been incorporated into the
                       Coastal Land Use Plan.       Along with area descriptions, a seri@s of maps also
                       catalogue the location and extent of these resources.      Since maps are not site
                       specific, additional information maybe needed in the processing Of COGStal permits
                       to more specifically identify boundaries of each of the natural habitats, plant
                       areas, or other unique areas.

                                                         Natural Hazards

                       Identification of hazards that affect proper- 'lies and areas is one of the central
                       aspects of the City's planning process.    It represents a challenge in the planning
                       process and the consequence of inaccurate huzard identification may have serious
                       consequences during natural disasters. Information concerning specific aspects of
                       the various natural hazards is contained in the City's Seismic Safety Element and is
                       included in this document. Natural hazard maps are designed to identify problem
                       areas and, in many cases, need further refinement to deal with specific site
                       conditions. Appliccble natural hazard policies are contained in the coastal matrix
                       in this plan.

                                                    Archaeological Resources

                       The City's archaeological resources are unique and not renewable.         Some are
                       sacred to native Americans, some are associated with prehistoric and early
                       cultures, and all serve to illuminate the past. The Historic Preservation Element
                       sets forth the protection and preservation of archaeological resources. Specific
                       areas of archaeological concern are described in the archaeological sensitivity
                       map.    Policies which relate to the protection of resources are contained in the
                       archaeological resources section of the coastal policy matrix, while implementing
                       regulations are contained in the regulations section.

                                                                2.1

                  Areas of archaeological importance range from known sites to areas of
                  archaeological sensitivity. The controls set forth in this plan respond according to
                  the significance of the site. Additionally, all other areas of the City are subject to
                  provisions of the Archaeological Discovery Ordinance.          The provisions of this
                  ordinance require that upon discovery of an archeological resource all work halt on
                  a project, and a mitigation plan be developed prior to any further work. The exact
                  nature of this procedure and specific implementing regulations are contained in the
                  Implementation Plan.

                                               Other Coastal Policy Areas

                  The General Plan's Park Element and Scenic Highway Element also include
                  recreation and scenic considerations appropriate for inclusion in this document.
                  These policies and programs have been included in the coastal policy matrix.

                  Visitor-serving accommodations are also recognized as an important coastal
                  resource and are, again, addressed in policy and program form in the coastal
                  matrix.

                                                       2.2

                                                General Plan and Local Coastal Plan:

                                             Explanation of Land Use Map Designations
                        Land use designations used in the General Plan/Local Coastal Plan Map are
                        discussed below, in terms of their purpose as reflected in City land use regulations
                        and area plans.

                        In addition to zoning districts discussed below, two additional overlay zones cover
                        the entire Coastal zone. They are the Coastal Zone Overlay District (CZ-O) and
                        the Shoreline Protection Overlay District (SP-0). The purpose of the CZ-O is to
                        provide a means of carrying out the policies of the Coastal Act and the City's
                        Coastal Land Use Plan. The SP-0 is a subdistrict of the CZ-O and covers an area
                        immediately adjacent to the ocean where certain Coastal Act policies are
                        particularly significant and require special review.

                           Regiona I /Tourist Commercial

                        The Regional/Tourist Commercial land use designation is found primarily along
                        coastal access routes and in the beach area. The primary purpose of this land use
                        designation is to provide for visitor services, goods, and accommodations.

                        Three areas in the Coastal Zone bear this land use designation: 1) The Beach
                        Commercial Area (primarily between Second Street and Beach Street), 2) the
                        Boardwalk, 3) the Municipal Wharf.

                        The City's Beach Area Plan discusses the beach commercial area.              The Plan
                        defines the regiona I /tourist commercial land use designation-as a mix of tourist and
                        tourist -resident io I uses such as motels and hotels and retail business and service
                        establishments serving primarily the visitors.

                        Uses allowed in this area by the zoning des"griation include art galleries, drinking
                        and eating establishments; public and quasi-public recreational, educational or
                        cultural uses; hotels and motels; townhouses, condominiums and other dwelling
                        groups. For a complete listing of uses and development regulations for this area
                        see Section 24.16.620 of the Zoning Ordinance*, R-T(C) Beach Commercial.

                        The Boardwalk area is also designated regional /tourist commercial. Uses allowed
                        include amusement enterprises and support facilities, other retail and service
                        establishments catering to the needs of the tourist, visitor accommodations,
                        parking facilities, and eating and drinking establishments.

                        The Municipal Wharf represents a unique coastal attraction. The Beach Area Plan
                        and the Wharf Design Framework provide criteria and guidelines for land use on the
                        Wharf. Generally, the use criteria require that uses are appropriate to the marine
                        environment, contribute to the pedestrian scene, broaden public appeal and service,
                        are compatible with existing uses, and are intense and diverse activities.           A
                        complete list of the use criteria for the Wharf is presented in the Beach Area.Plan.

                        The Beach Commercial (C-B) zoning district (Part 12, Chapter 24.16) sets forth the
                        details of the land use designation for both the Boardwalk area and Municipal
                        Wharf.

                        * Starting at this point, the Zoning Ordinance reference for Zoning districts will
                        state part and chapter only.

                                                              . 2.3

                  - Coastal Recreation
                  Uses between the first road parallel to the Pacific Ocean/Monterey Bay Coast and
                  the water itself are termed Coastal Recreation uses.        They include passive and
                  active coastal recreation activities such as picnicking, viewing,, running, walking,
                  surfing, fishing, and swimming. Other related and supporting development such as
                  parking, signing, pathways, restrooms, fencing, beach replenishment, and shoreline
                  protective works are allowed in the district. Land use within the district is more
                  specifically controlled by the OF-R Ocean Front Recreation District (Part 3,
                  Chapter 24.16) designation, by the Natural Bridges State Beach Plan, Twin Lakes
                  State Beach Plan, and by the Santa Cruz Port District Development Plan.
                  - Natural Areas
                  Natural Areas in the Coastal Zone include Moore Creek drainage way (Antonelli
                  Pond and Natural Bridges Marsh), Neary's Lagoon, the San Lorenzo River and Arana
                  Gulch.     Natural areas, as designated on the Land Use Map, are wetlands and
                  adjacent riparian areas. The Natural Areas are sensitive plant communities and
                  wildlife habitats. (See the Natural Resources section of the Land Use Plan for
                  description of other plant Communities and wildlife habitats.)       Development in
                  coastal natural areas is limited to nature preserves, passive recreation uses,
                  educational or scientific uses related to the areas' natural resources, projects to
                  maintain waterf low, projects to enhance the natural environment, agricultural uses
                  and Public Works projects section of the Land Use Map definitions and further
                  subject to other resources policies of the plan.
                  Natural Area land use regulations are found, in part, in the Flood Plain (F-P)
                  District provisions (Part 4, Chapter 24.16 and Conservation Regulations, Chapter
                  24.51).

                  - Parks
                  Parks are shown on the land use map where they represent a community or regional
                  park resource. Master plans have or will be prepared for the three areas that are
                  designated parks (Natural Bridges, Lighthouse Field, and Neary's Lagoon). Master
                  plans provide the basis for uses within the areas designated for park uses.
                  - Open Space
                  Open Space AreGS* are designated us lands for certain types of development and as
                  lands for future planning.   Land uses allowed in areas designated for Open Space
                  are determined on a performance basis, by applying the GB-O Greenbelt Overlay
                  District regulations (Chapter 24.53) to the underlying zoning district, E-A-20
                  Exclusive Agricultural (Part 2, Chapter 24.16) or FI-1-5 Single-Family Residence
                  districts (Part 5, Chapter 24-16). The Greenbelt Overlay District requires that any
                  development in open space areas be of a density, design and location to be
                  environmentally and visually compatible with the existing physical characteristics
                  of the site, as well as to preserve the character of the greenbelt lands. Land uses
                  allowed in Open Space Areas include: timber production and harvesting; agriculture
                  including grazing; private or public recreational uses; scientific or educational
                  uses; single-family dwellings; or other uses which maintain the open space
                  character of the land.

                  *Open Space Areas are shown a           671_0pen_5p-(i&e Areas Map.

                                                      2.4

                        It should be should be noted that before existing agricultural lands in the Open
                        Space Areas in the Coastal Zone are converted to urban uses, the findings of the
                        Coastal Act S-ebtion 30241 or 30242 must be made and the Land Use Plan amended.

                           Residential

                        Residential Areas are designated to protect and encourage stable neighborhoods
                        and provide a range of housing densities (.5-4-9, 10-15, and 20-25 dwelling units per
                        developable acre), types and locations consistent with the housing needs of the City
                        and existing residential development patterns.       The City's Affordable Housing
                        Ordinance, requiring 15% low- or moderate- income housing units in projects applies
                        to all residential development of 10 or more units. The R-S Residential Suburban
                        (Part 19, Chapter 24.16), the R-I Single-Family Residence (Part 5, Chapter 24.16),
                        R-L Multiple-Low Rise (Part 6, Chapter 24.16), R-M Multiple Residence- Medium
                        Rise (Part 7,'Chapter 24.16) and R-T Tourist Re     'sidential (Part 8, Chapter 24.16)
                        zoning districts provide more specific controls for regulating development in
                        residential areas.

                           Community and Neighborhood Commercial

                        Community and Neighborhood Commercial Uses are provided along major
                        transportation corridors, in the Central Business District and, in residential
                        districts, as convenience shopping centers.      The uses allowed in these disticts
                        include a range of general retail, service establishments, office uses, eating and
                        drinking places, business and technical schools, commercial recreation facilties,
                        residential usesy visitor-serving accommodations, and incidental uses.       The C-C
                        Community Commercial (Part 11, Chapter 24.16), C-N Neighborhood Commercial
                        (Part 10, Chapter 24.16) and C-T Thoroughfaire'Commercial (Part 14, Chapter 24.16)
                        zoning districts provide more specific land use controls for community and
                        neighborhood commercial use areas.

                           Industrial

                        Industrial lands are designated to provide sites with the necessary facilities and
                        services for future industrial development.            Clean, light, research and
                        development type industries that have minimal environmental effect are preferred
                        Specific development controls for industrial areas are contained in the I-G Generai
                        Industrial (Part 17, Chapter 24.16) and the IL-R Industrial Laboratory and Research
                        (Part 18, Chapter 24.16) zoning district.

                           Public Works Projects

                        Public Works Projects consist of new roads, waste water facilities (pump stations
                        and pipelines), water facilities, and other public projects.   Public Works projects
                        located in any area within the Coastal Zone are subject to the same Coastal Land
                        Use policies as other private developments. Any Public Works project in a Natural
                        Area (as shown on the General Plan Map) Is limited to those projects listed below.
                        Such projects may be permitted only if there is no feasible alternative less
                        damaging to the environment and only where mitigation measures are provided to
                        minimize adverse environmental effects.

                        1.    Maintenance and replacement of existing Public Works facilities, such as
                              pipes, cables, lines, or accessways.

                                                                  2.5

                 2.   Maintenance of existing, or restoration of previously dredged depths in
                      existing flood control projects and navigational channels.

                 3.   Replenishment of beaches, using dredged materials placed within the reaches
                      of normal waves.

                 4.   Incidental public services projects including but not limited to, the burying of
                      .cables and pipes, or inspection of piers, and maintenance of existing intake
                      and outfall lines.

                 5.   Nature study or other similar resource dependent activities.

                                                                                                              all

                                                        2.6

                                                          Natural Resources

                         The information in this section has been excerpted from the General Plan's Open
                         Space and Conservation Element.         Information contained in this discussion is
                         proscriptive in nature and is accompanied by maps and diagrams to more closely
                         relate this information to geographic areas of the City.

                         - Plant Communities

                         Vegetation, whether in the garden, field, or as part of the natural environm   ent, is
                         appreciated for its aesthetic qualities as well as for its ecological value. Generally
                         speaking, a careful analysis of vegetation species and processes provides one with
                         an understanding of other operational factors in the environment, and it often
                         suggests management policies that may be required to ensure a continued balance
                         of the ecosystem.

                         Native plants are grouped by community types according to their response to
                         ecological factors within the environment. Each community type is characterized
                         by the presence, or relative abundance, of certain plant species, and each
                         represents a biological response to environmental factors of geology, soils,
                         topography, available water, and climatic conditions existing at any given site.
                         Other factors such as fire, slope stability, and man's modifications are also
                         important in determining plant species' composition and successional potential.

                         Plants no only respond to, but also have a significant impact upon, their
                         environment.    Plant roots and organic debris aid the soil in absorption of rain
                         water, thereby decreasing surface runoff and, at the some time, enabling ground
                         water to percolate down and recharge underground aquifers.           Plant roots and
                         debris also help secure the soil and retard erosion. This, in turn, reduces siltation
                         in lower stream channels and flood control structures, thereby reducing flood
                         hazards. Root systems serve a third function in promoting slope stability. Dense
                         tree and shrub stands prevent surface landslips and soil erosion, common in
                         grasslands and on non-vegetated slopes.

                         Vegetative cover is also an important modifier of local climatic conditions, or
                         I'microclimate". Larger shrubs and trees provide considerable shade which has an
                         ameliorating effect on both temperature and humidity underneath the vegetative
                         crown covert      Trees also modify the moisture regime by intercepting and
                         redistributing precipitation.

                         Plant communities also have other beneficial functions. They serve as habitats for
                         wildlife and support the complex food web of herbivore, carnivore, and
                         decomposer. They provide forage for livestock and, to a limited extent, food for
                         man. Native vegetation retained in the urban environment can reduce noise and
                         visual pollution, add life-sustaining oxygen to the atmosphere, and remove or
                         neutralize certain noxious air pollutants.        Finally, plant leaves and other
                         vegetative detritus furnish the upper soil levels with organic matter containing
                         nutrients necessary for continued plant growth and succession to higher plant
                         forms.

                         Eight different plant communities have been identified in the undeveloped sections
                         of the City. These are coastal strand and rocky shore, grassland, brush,

                                                                2.7

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                                                                                              2.8

                                                                                                      I

                        oak-madrone, mixed evergreen forest, redwood, Monterey pine forest, and riparian.
                        For ease in identification, these communities have been outlined on plant
                        communities map.*

                        However, it must be understood that each area is, to a certain extent
                        interdependent.      Those which have been identified are, more commonly, a
                        composite of several different plant communities, with the area designation
                        representing the most prevalent community.

                        1.    Coastal Strand and Rocky Shore--The strand is a small and sparsely covered
                              area consisting of sandy beaches that are not usually inundated by high tides.
                              Examples of such a plant community are the small beaches and rocky areas
                              along West Cliff Drive. Common plant species noted include:
                              Sand Verbens                     Abrionia umbellato
                              New Zealand Spinach              Tetragonioides
                              Sea Fig                          Carpobrotus chilensis
                              Sea Rocket                       Cakile maritima
                              Beach Strawberry                     garia chilensis
                              Bush Lupine                      '@u-pinus chamissonia
                              Beach Pea                        Lathyrus littoralis
                              Beach Primrose                   Oenothera cheiranthifolic
                              Yarrow                           Acillea borealis ssp.-arenicola
                        The  low water-holding capacity of     soil, salt spray, wind, and substrata worming
                        create a harsh environment; thus, many plant species are of a fleshy or succulent
                        nature, somewhat like desert plants.       These species are commonly found at and
                        above the high-tide mark.       Adjacent to these species, elements of coastal scrub
                        are found, which also may be fleshy species as L ive-Forever (Dudleya farinosa) and
                        Sea Pink (Armeria maritima var. colifornica).

                        Any coastal improvement projects which affect the flow of sand must be carefully
                        planned to minimize their effects on this plant community.              Water quality is
                        equally important, and any further increase in the volume of sewage outfall of
                        West  Cliff Drive must be carefully coordinated, lest it adversely affect this area's
                        plant life.

                        2.    Grasslands--The grasslands are the largest plant community in Santa Cruz in
                              terms of land coverage.          This area is a composite of annual grosses
                              dominated by European grass species, such as rye grass, which were
                              introduced as this area was settled. Major species include:
                              Plantain                         Plantago spp.
                              Clover                           Til f of iurn
                              California                           unculus
                              Mil Thistle                      Silyburn marianum
                              Cat's Ear                        Bromus sp. Hyupochaeris radicata
                              Filaree                          Erodium cd,cutariurn
                              Snake Root                       @56_Wlculaarctopo-Ide-s
                              Scarlet Pimpernel                Anagalis arvenis
                              Miner's Lettuce                  Montia perfoliata
                              Rye Gross                        Lolium spp.
                              Brome Grass                      ST-0mus spp.

                          Map designa-fi-oh's -for--- natural areas are approximate.    Specific site evaluation
                        will be required to define the exact location of boundaries as a part of the
                        environmental review process for specific projects.

                                                               2.9

                     Grassland is found on the marine terraces, along ridge tops, and on ridge spurs.
                     These are areas having higher evaporation rates due. to direct year-around exposure
                     to the sun and frequent westerly winds; therefore, they are able to support only
                     gross and certain drought -tolerant. brush species.

                     Small pockets of native perennial bunch grasses still remain in isolated areas north
                     of the City. Needlegrass (Stipa pulchro), Bluegrass (Poascabrella), and Blue Bunch
                     Grass (Festuca idahoensis) are dominant species in these lo            areas.     These
                     grosses are but a small remnant of a much larger perennial grassland association
                     which extended over much of California prior to 1850. Owing to a combination of
                     heavy livestock grazing and periodic drought in the late 19th century, the
                     introduced annual species were able to seed in and maintain a competitive
                     advantage over native species.      Furthermore, continued grazing has favored the
                     perpetuation of annual species because of their ability to produce (Ind disseminate
                     new seed after grazing during the dry summer season.           If any such areas are
                     discovered through environmental impact report analysis or other means, measures
                     should be taken to protect the areas.

                     Associated with annual grasses are a number of other plant     species. Exotic herbs
                     from Europe such as mustard, thistle, fennel and wild           radish are commonly
                     observed. A great variety of native wildflower species are also conspicuous during
                     spring and early summer months.          These are associated in some areas with
                     scattered shrub species such as Bush Lupine (Lupinus albifruons), Yarrow
                     (Eriophyllu sp.), Golden Bush (Hoplopapus sp.), and Baccharis (Baccharis polularis).
                                                                                       F
                     The latter species is most common and, in areas of hig eir preciptation, it
                     represents a transitional stage in succession to brush and woodland.

                     Grasslands serve several valuable functions. Except in overgrazed areas, grasses
                     retain water and, thereby, serve as watershed.      Fibrous root structures also tend
                     to retard surface soil erosion and aid in the formation of upper soil horizons. The
                     numerous seeds,   leaves and roots are an irreplaceable source of food for birds,
                     small mammals, and beneficial soil organisms.           When development occurs in
                     grasslands, the   environmental impact reports should address themselves to
                     measures which ensure that grasslands continue 'to serve these valuable functions
                     outside the developed area.

                     3.   Brush and Coastal Scrub--This category includes a wide variety of plant life
                          dominated by chaparral and coastal scrub, both of which are highly valuable
                          as wildlife habitats.

                     The coastal scrub community 'is intermittent with grazed areas and forests.           In
                     areas that are grazed, the scrub is limited to slopes, ravines, and other sites from
                     which cattle are excluded. In forested portions, the scrub occupies warmer slopes
                     unsuitable for forest development.     In areas where the forest has been opened in
                     lumbering activities scrub has resulted. In many cases the presence of scrub may
                     be only a successional step to the development of forests. On sites which have a
                     low potential for regeneration of forests, the scrub may be more permanent. Plant
                     species noted in this community include:

                          Coyote Brush                     Baccharis polularis
                          Pacific Poison Oak               Rhus diversiloba
                          California Sage                  Artemisia cclifornica
                          Yarrow                           Archillea milleforiuk
                          Miner's Lettuce                  Montia perfoliata                                               L

                                                         2.10

                                Woolly Sunflower                  Eriophyllum spp.
                                Lupine                            L2E@@-

                         The chaparral community develops on drier southwest- facing slopes; however, it is
                         more commonly associated with rocky, infertile soil types on steep slopes.                  A
                         number of chaparral stands occur in the City, predominantly in the western portion
                         of the City.          Dominant species in this group are Chamise (Adenostoma
                         fasciculaturn) and Manzanita (ArctostaRhylos sp.); Leather Oak (Quercus durato)
                         and Chaparral    Pea  (Pickeringis montana) present as associated species. California
                         Coffeeberry (Phamnus californica), Ceanothus and Toyon appear in both the
                         chaparral and the coastal scrub communities.           Chaparral shrubs have developed
                         moisture-saving      features,    such   as small      leathery     leaf   structure,    and
                         light-reflective leaf colorings.     In addition, their long root system can penetrate
                         fractured rocks for water many feet beneath the surface.            These features enable
                         chaparral species to survive the summer drought season on moisture-deficient sites
                         where other plant species would fail.

                         In their natural state, these areas ore subject to periodic "wildfires" which
                         eliminate the collected undergrowth, and allow for new growth.                 Without the
                         periodic "wildfire", the undergrowth collects in increasing volume and substantially
                         increases the intensity of future fires.       If proper precautions are not taken with
                         development in these areas, the periodic "wi[dfirell may become a "fire storm" and
                         can cause substantial damage to nearby urban development.

                         Brush communities serve several important `-unctions. Shrub species are a source
                         of food and shelter for wildlife.        They are also valuable in preventing erosion,
                         especially on steep slopes or in soil zones that will not support other vegetation
                         types. However, because of extreme volatility, brush also presents a high fire
                         hazard wherever it is found. This hazard should be considered in site planning for
                         areas which have this fire hazard.

                         4.     Oak-Madrone Woodland--This community inhabits moisture- retent i ve
                                northeast- facing slopes as indicated on Map 2.          It is characterized by a
                                variety of codominant tree species in a dense-closed canopy or a semi-open
                                canopy with an interspersed brush or gross understory.          Major tree species
                                are:

                                California Laurel                 Umbellularia californica
                                Madrone                           Arbutus menziesi
                                Buckeye                           Aesculu( , ciiI Wornica
                                Bigleaf Maple                     Acer mccro2hylium
                                Coast Live Oak                    Quercus agrifolia

                         Understory brush types include Toyon, Coffeeberry, Poison Oak, and Ceanothus.
                         These broad-leaf trees have developed adaptations which allow them to withstand
                         summer drought conditions. Laurel, Madrone, and Coast Live Oak, for example,
                         have thick, waxy-leaf structures which retard water loss.               Likewise, Buckeye
                         drops its leaves and remains dormant during -the dry season.

                         In most areas, presently, this association is dominated by Coast Live Oak, Madrone,
                         and Laurel species.       Changes in plant life, in the absence of fire, is toward a
                         Laurel -dominant climax community. Laurel maintains a competitive edge because
                         of its ability to germinate at very low sunlight underneath a dense vegetative
                         canopy.      Oak and Madrone do not have this same capacity to tolerate and

                                                              2.11

                   reproduce in low-light levels and, therefore, will be eliminated from the strand as
                   older species die out.   If periodic fires occur, Laurel will be removed in favor of
                   Oak and Madrone which are able to stump-sprout following a fire. If a heavy deer
                   population is present, they browse.and will remove Oak seedlings, thereby favoring
                   Laurel and Madrone. Laurel is tolerant of soil compation, excess soil moisture and
                   strong winds, making it an acceptable landscaping lplant in areas subject to these
                   conditions.

                   All of these species are highly sensitive to changes in the environment brought
                   about by urban development.          Where development has occurred, it is not
                   uncommon to see oak-type trees disappear over a period of time to be replaced by
                   a different type of bay tree and other growth.      It also appears that where urban
                   development has disturbed the moisture content of the subsoil, the Oak and
                   Madrone trees are frequently destroyed by a fungus disease.       Since the Oak and
                   Madrone create a , highly distinctive appearance, their disappearance is of
                   significance from an aesthetic and environmental standpoint.       If these problems
                   appear important to the community, a policy may be adopted to require
                   considerations of these plant communities in any proposed development.

                   5.   Redwood Forest--The redwood association consists of Redwood (Sequoia
                        sempervirens) as the dominant species, with Laurel, Box Elder (Acer
                        negundo), Madrone and Big Leaf Maple as subdominant associates. Common
                        species in the understory shrub and herb layers include Dogwood (Cornus
                        stolonifera), Huckleberry Swordfern (Polystichum munitem), Wild Ginger
                        (ASGrum caudatum), and Redwood Sorrel (Uxali's oregGna).

                   Redwoods have certain specific ecological requirements which restric    their present
                   distribution to limited areas.     They require high summer soil moisture, bare
                   mineral soil for seed germination,, and at least partial sunlight for initial seedling
                   growth. These needs are met by climatic factors- -moderate precipitation and
                   summer fog--as well as periodic fire and flooding which existed on a more regular
                   basis prior to man's intervention. Mature redwoods have developed adaptations to
                   withstand fire and flood disasters and, in the case of severe flooding, experience a
                   rejuvenation from the additional nutrients provided by siltation. Moreover, older
                   redwood stands, which have not undergone fire-flood revitalization, appear to lose
                   vigor and degenerate much more quickly than stands which have.

                   If remaining redwood groves in the City are to be preserved, additional study is
                   needed to determine long-term effects of man's impact on their ecosystem.
                   Complete protection against fire and flood may do irreparable harm to the
                   redwoods, predisposing their ultimate replacement by Laurel or a riparian woodland
                   community.     A comprehensive management plan is a possibility.          Appropriate
                   manipulation techniques could include periodic selective removal of competitive
                   tree species, controlled burning, and replacement of nonhumus; mineral soil.
                   Unfortunately, man's interference must be counteracted by further interference in
                   order that "natural" conditions can be restored. Extreme care must be taken to
                   ensure that detrimental secondary effects do not result.

                   6.   Mixed Forest--These areas include hardwoods, interspersed with stands of
                        redwoods and Douglas Fir, and various species of shrubs and ferns.            The
                        mixed forest community occurs primarily in steep arroyos and canyons. This
                        community is currently suffering from an invasion of acacia and ecualyptus
                        trees which tend to deprive the less tolerant species in this area of the
                        necessary humus and mineral requirements for seedling and new growth.

                                                      2.12

                               This invasion is particularly apparent near roads and residential development
                               and decreases with the distance from urban areas.

                         Major species include coast redwoods (Sequoia sempervirens) on upper slopes,
                         terraces, deep canyons, and ravines.      On these sites, redwood forms both pure
                         stands and mixed Stands. In mixed stands, it is commonly associated with Douglas
                         Fir (Pseudotsuga menziesii), Tan Oak (Lithocarpus densiflora), Madrone (Arbutus
                         menzie @H, and California Bay (Umbellularia californica).           Severe lumbering
                         operations have, until recent times, taken place in this plant community. For this
                         reason, most stands in the area are second growth. Early lumbering operations, no
                         doubt, have affected the utility of the area and the ability of cutover sites to
                         regenerate forest with possibly some areas reverting to scrub.

                         7.    Monterey Cypress Forest--In past years, this forest type dominated the
                               coastline along East Cliff and West Cliff Drives. The forest extends only a
                               short distance inland before    it starts thinning out.    Predominant species
                               include:

                               Monterey Cypress                Cupressus macrocarpa
                               Monterey Pine                   Pinus radiata
                               Coast Live Oak                  QuerCUS Gqrifolia
                               Knobcone Pine                   Pinus atenuata

                         The forest floor is somewhat less shaded than that of the redwood forest and, in its
                         natural state, this area supports a wide variety of plant life:

                               Poison Oak                      Rhuys diversiloba
                               Blue Witch                      Solarium umbelliferum
                               Man-Root                        Marah t'abaceus
                               California Blackberry           Rubus vitifolius
                               Bush Monkey Flower              Diplacus aurantiacus
                               Blue Blossom                    Ceanothus thyrsif lorus
                               Ocean Spray                     Holodiscus discolor
                               Toyon                           Heterorneles arbutifolia
                               Bracken Fern                    Pteridium aquilinum
                               Coastal Woodfern                Dryopteris arguto
                               Calif. Maidenhair Fern          Adianturn iordani
                               Yerba Santa                     Eriodictyon californicum
                               Yerba Buena                     Satureja jouglasii

                         Today, the only two remaining stands of any size of this forest type in Santa Cruz
                         exist on Lighthouse Field and at the City Museum.

                         8.    Riparian- -These communities are associated with standing or flowing bodies
                               of water Grid represent a most siginficant and valuable habitat for wildlife.
                               Marshes and stream sides provide the most common environment.

                         Marshes: Basin land includes both salt- and fresh-water marsh.          Salt marsh is
                         confined to the Natural Bridges State Park. Plants associated with the salt marsh
                         community are:

                                                                2.13

                       Pickleweed                       Salicornia virginica
                       Alkali Heath                     Frankenia grandiflora
                       Marsh Grindelia                  Fr-inderia humilis
                       Salt Grass                       Distichlis spicata

                 Fresh-water marshes     occur adjacent to streams and lakes and as a result of
                 blockage of normal channels for runoff to reach the ocean (i.e., back-up as a result
                 of highway construction).      Plants of the fresh-water marsh are Pacific Coast
                 Bulrush (Scirpus robustus) and Common Cattail (Typhalatifolia) and Juncus (Juncus
                 spp.).   The marshes receive much of the runoff fri3m _neiighboring residenff'a@and
                 open space areas.       This situation contributes to nutrification (eutrohication).
                 Runoff may also introduce synthetic chemicals such as pesticides and herbicides,
                 which also add to the simplification (decrease in diversity of these areas.
                 Fresh-water marshes and ponds are particularly important to amphibian species
                 which must reproduce in open water. Fresh water is often limiting the mammalian
                 and avian species as well.

                 These fresh-water areas are essential to the maintenance of diverse, natural
                 systems. Neary's Lagoon and Antonelli's Pond are examples of fresh water marshes
                 in Santa Cruz.

                 Strearnsides: Common plant species of strearnside, or riparian, habitats include the
                 following:

                       Willows                          Salix spp.
                       Red Alder                        Alnus oreqona
                       Blackberry                       Rubus vitifolius
                       Broad-leafed maple               Acer macroplyllum
                       Cottonwood                       Populus fremontil"

                 Stream bank vegetation     protects    the course and configuration of streams by
                 maintenance of banks.       Equally, the vegetation provides a habitat for insect
                 species that provide food  for aquatic vertebrates, as well as providing habitats for
                 riparion avain species.   Such refuges are important in the Santa Cruz area due to
                 its situation on the Pacific Flyway.       In addition, these areas provide winter
                 habitats for numerous avian species., The stream bank, vegetation is also important
                 in that some species, such as Alder-, withdraw nitrogen at particularly high rates
                 which, in turn, reduce the possible occurrence of eutrophication (accelerated plant
                 growth due to excess nutritives). The balance of life must be carefully protected
                 to ensure the continued use of this vegetation as wildlife refuges. Changes in the
                 flow of water, water quality, and land filling operations are all significant with
                 regard to these areas.       Complete environmental impact analysis is vital for
                 development which may affect such areas. Portions of Carbonera and Branciforte
                 Creeks are good examples of this plant community.

                 Summary: As has been mentioned, each plant community is, to some degree, a
                 composite of plant life found in the other communities. The balance of plant life
                 in each community is a result of numerous natural conditions which can change
                 from year to year, depending on weather conditions, the abundance of certain
                 wildlife species and other circumstances.        When development occurs in such
                 natural areas, a certain amount of change is expected in this balance. However,
                 extreme care must be taken to prevent a complete transition from one community
                 life to another.

                                                    2.14

                          The point which cannot be too strongly emphasized is that changes in plant
                          communities affect more than wildlife; for example, in the case of brush fires and
                          erosion, they often affect nearby urban areas.

                          Where complete transitions ]n plant communities occur, it is often the result of a
                          significant change in the areas of water supply, topography, or size. To prevent or
                          minimize such occurrences, extreme care must be taken in certain development
                          activities.   These include large scale cut-and-fill, diversions of stream beds, and
                          road cuts which substantially disturb the underground water supply.               When the
                          possibility of such problems is raised by a development, an environmental impact
                          report should be required which specifically address any such problem.

                             Animal Communities

                          Santa Cruz supports a diverse array of wildlife species. To preserve and enhance
                          this resource,, it is essential that the wildlife environment or "habitat" be
                          maintained in its existing natural state.       Specifically, this means preservation or
                          protection of those plant communities- -grassland, brush, Oak-Madrone woodland,
                          mixed evergreen forest, redwood forest, riparian, coastal strand and rocky shore,
                          and Monterey Pine forest--that are the basis of the ecological system which makes
                          up the habitat.       This system is dependent upon large numbers of insects and
                          herbivores to support small organisms which, in turn, support a small number of
                          large carnivorous species.

                          .Within each of the various plant communities are cetain critical wildlife habitats
                          which must be preserved if Santa Cruz is to maintain a native wildlife population.
                          These areas range from Monarch butterfly habitats in various stands of Eucalyptus
                          trees to the marshland areas of the San Lorenzo River, which support a wide
                          variety of birds.

                          There are thirteen wildlife habitats in Santa Cruz, and within each are various
                          areas of unique importance which will be discussed on an individual basis.                The
                          first necessity in analyzing wildlife areas is to identify the wildlife habitats and
                          establish their relationship with the City's plant communities.           This allows some
                          general understanding of the location of wildlife from the distribution of plant
                          communities shown on Map .

                          Habitat Locations--The second step is to individually analyze each habitat area
                          and identify those areas of unique importance to Santa Cruz.               Identification of
                          these will provide the basic information necessary to propose and implement
                          management programs. To identify these areas more clearly, a general location
                          will be given with a specific map reference on the wildlife habitat map.

                          1.     Ocean and Bays:

                                 Location-- Municipal Wharf Fishing Area H- I
                                             Offshore Kelp Beds                 H-2
                                             Abalone Beds                       H-3
                                             Cormorant Rocks                    H-4
                                             Seal Rock                          H-5

                                 Management Techniques- -Coordination with State Department of Fish and
                                 Game and Central Coast Water Quality Control Board. Other aspects of this
                                 area are discussed in the Ocean Resources Section.

                                                                        2.15

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                    2.    Rocky Shore:

                          Location-- West Cliff Drive Shoreline       H-6

                          Management Techniques --Zoning regulations, design of riprop barriers
                          to minimize environmental damage to wildlife habitats (Black Swift),
                          and coordination with Central Coast Water Quality Control Board.

                    3.    Coastal Strand:

                          Location-- City Beaches

                          Management Techniques- -Zoning regulations and coordination with Central
                          Coastal Water Quality Control Board.

                    4.    Ponds, Small Lakes, and Larger Streams:

                          Location-- Antonelli Pond
                                      Moore Creek                     H-9
                                      Westlake Pond                   H-9a
                                      Carbonera Creek                 H-10
                                      Upper Branciforte Creek         H-11
                                      San Lorenzo River               F@-12
                                      Springs                         H-12a
                                      Small Streams                   H-12b
                                      Small Ponds                     H-12c

                          Management Techniques- -Zoning regulations, public acquisition, openspace
                          easements, coordination with Central Coast Water Quality Control Board,
                          coordination with U.S. Army Corps of Engineers to ensure yearly Son Lorenzo
                          clearance program takes place in late October, after migratory period of
                          birds.

                    5.    Marshes and Seasonally Flooded Grassland:

                          Location-- Neary's Lagoon                   H-13
                                      Arana Gulch                     H-14
                                      Natural Bridges Marsh           H-15
                                      Younger Lagoon                  H-37
                                      Jessie Street                   H-38

                          Management Techniques- -Zoning regulations, and coordination with Central
                          Coast Water Quality Control Board, open space easements, Coastal
                          Conservancy.

                    6.    Grassland:

                          Location-- UCSC Campus                      H-16
                          Rodriguez Ranch                             H- 17

                          Management Techniques--Environmental Impact Report for                  proposed
                          developments.

                                                             2.19

                     7.    Chaparral:

                           Location--- Arroyos of Moore Creek         1-1-18

                           Management Techniques- -Zoning Regulations, Open Space Easements,
                           Environmental Impact Reports for proposed developments.

                     8.    Mixed Evergreen Forest:

                           Location-- Arroyos of Creeks               H-19
                                      Western Drive Area              H-20
                                      UCSC Campus                     H-21
                                      DeLaveaga Park                  H-22
                                      Escarpment in Harvey West       H-23

                           Management Techniques- -Environmental      Impact Report and Tree Ordinance.

                     9.    Small Streams and Streambanks:

                           Location-- Neary's Lagoon Streams          H-24

                           Management Techniques - -Water Quality Control,             Tree   Ordinance,
                           Environmental Impact Reports.

                     10.   Monterey Pine Forest:

                           Location--- Lighthouse Field Area          H-25
                                      City Museum                     H-26

                           Management Techniques- -Environmental Impact Report and Tree Ordinance.

                     11.   Redwood Forest:

                           Location-- DeLaveaga Park                  H-27
                                      UCSC Campus                     H -28
                                      Wagner Grove                    H-29

                           Management Techniques- -Conservation Management Programs.

                     12.   Urban Areas:

                           Location- -Developed City Areas

                           Management Techniques- -Tree       Ordinance, and Environmental        Impact
                           Reports.

                     13.   Northern Coastal Scrub:

                           Location-- Arroyos of Moore Creek          H-30
                                      Wavecrest Avenue Area           H-31

                           Management Techniques- -Zoning regulations, and Environment        al Impact
                           Reports.

                                                         2.20

                              WILDLIFE COMMUNITIES                          PLANT COMMUNITIES

                              Ocean and Bays                                Marine
                              Rocky Shore                                   Coastal Strand, Rocky Shore
                              Coastal Strand--Sandy Beaches,                Coastal Strand, Rocky Shore
                                    Dunes, Mudf IGtS, Sand Bars
                              Ponds, Small Lakes, Larger Streams            Riparian
                              Fresh-Water Marshes, Seasonally               Grassland
                                    Flooded Grassland
                              Grass I and- Coastal Prairie                  Grassland
                              Chaparral--Low Brush of Dry                   Brush
                                    Slopes and Ridges
                              Mixed Evergreen Forest                        Mixed Evergreen Forest, Oak-
                                                                               Madrone Woodland
                              Smaller,Streams Streambank Vegetation         Riparian
                              Closed-Cone Pine Forest                       Monterey Pine Forest
                              Redwood Forest                                Redwood forest
                              Urban Areas                                   Urban
                              Northern Coastal Scrub--                      Brush
                                    Low Brush of Coastal Scrub

                        Special Habitat -- Following are discussions       of special habitat areas within the
                        City of Santa Cruz.

                        1.    Monarch Butterfly: The Eucalyptus trees of the Natural Bridges Area, along
                              Western Drive, at the City Museum, and in other locations in the City (ire the
                              habitat for the Monarch Butterfly. Control measures for this habitat require
                              a tree ordinance and careful Environmental Impact Report review. (H-32 or
                              H-36)

                        2.    Woods Lagoon: Wood's Lagoon, now referred to as the Yacht Harbor, was
                              formerly a valuable natural habitat. With the development of this area, its
                              value as a habitat has diminished; however, the area is still frequented by a
                              number of species. These species can --ontinue to utilize this area if strict
                              after control measures are enforced.          This would involve minimum boat
                              fueling facilities in the harbor and sewer hookups for any houseboats. (H-33)

                        3.    Black Swift: The Black Swift have one of their few nesting places in Santa
                              Cruz County at Point Santa Cruz. Very little is known of this bird and every
                              measure must be taken to protect this habitat (H-34).

                        4.    Priority List for Preservation of Natural Resources- -Areas listed are those
                              not currently under any type of protection.        This assumes that those areas
                              under some type of governmental control will be properly managed.

                              Moore Creek Riparian Corridor
                              Antonelli Pond Natural Bridges Marsh (private portion)
                              Moore Creek Arroyos
                              Son Lorenzo River
                              Arana Gulch
     40                       Eucalyptus habitat areas (Monarchs)
                              Escarpment - Harvey West Area
                              Upper Branciforte Creek
                              Carbonera Creek

                                                                  2.21

                     5.    Restoration of Wildlife Habitats--In addition to preservation programs,
                           action can be taken to increase the usefulness of urban areas as wildlife
                           habitats for birds. Many other ideas are possible. The only requirement is a
                           receptivity to new ideas.
                     6.    Controlled Access--The value of open space is not merely in its preservation,
                           but in the way it is integrated into the life of Santa Cruz residents.         It is
                           proposed that in certain areas where zoning or other control measures have
                           been applied, there be provisions for controlled access.        Examples of areas
                           where access can be of recreational and educational benefit would be the
                           beaches, Antonelli's Pond, and other carefully selected sites.         Development
                           of a trail system in arroyos and canyons, as discussed in a previous section of
                           this element, is another method of providing controlled access.
                     Multi-use of open space areas is intended to provide a number of passive and active                      V
                     recreational activities for the residents of Santa Cruz and, at the same time,
                     preserve those areas of ecological value. It is recognized that this policy of
                     multi-use and controlled access; has certain conflicts; however, the alternative of
                     complete restriction to such areas is equally undesirable.         The public cannot be                  or
                     made aware of the value of open space unless they can witness its benefits.          It is
                     often contended that such access ruins the very purpose of open space. In some
                     cases, this is true; however, for continued support of wildlife and plant life                           N
                     conservation, an understanding must be established from first hand experience, not
                     from a magazine article or picture. Controlled access, if properly managed, will
                     provide this experience and understanding.

                     - Watershed Areas

                     A watershed is simply the area drained by a river or a creek.          The watershed is
                     important because it is the minimum ecosystem of management.               The geologic,
                     hydrologic, and biologic processes share in the unity of the watershed. The City of
                     Santa Cruz is partially patterned by six watersheds, as shown on the watershed
                     areas map. Two watersheds, Carbonera and Branciforte, are part of the mighty
                     Son Lorenzo watershed system.        The smallest of the watersheds, Moore, is the
                     least impacted by urban development. Studies have shown that in many urban
                     watersheds, erosion caused by stripping the land of its natural vegetation through
                     grading or other earthmoving activities, has increased the susceptibility to erosion.
                     This causes gullying and increases siltation downstream.        If this filling continues
                     long enough, flooding could result.      The plant and animal communities are also
                     affected. Water which was once used by plants and animals at the surface of the
                     ground runs off freely carrying soil and minerals.      This flow Is introduced to the
                     once-clear stream, clouding it with particulate matter and changing the natural
                     balance.

                     - Summary

                     From the information developed in determining wildlife and plant characteristics in
                     Santa Cruz, it appears that the areas with the most unique characteristics and
                     balance of life are those areas where the land is least suited for urban uses. These
                     include the canyon and arroyo areas, where redwoods and mixed forests occur, the
                     marsh and stream areas of Moore Creek and the Son Lorenzo, the wildlife areas
                     which occur along the beach areas and adjacent cliff areas, and the brush areas.

                                                             2.22

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                                                  Natural Resource Area Policy

                       The Santa Cruz Open Space and Conservation Element (adopted in 1973), as well as
                       the General Plan provide the policy basis for controlling development in natural
                       resource areas. As a result of their adoption, specific regulations were established
                       for review of development in sensitive natural areas.     The Coastal Act focused
                       attention on wetland areas and requires new policy to adequately consider these
                       natural areas.

                       Existing Policy:

                NR-l   --Preserve and renew unique plant and animal communities of aesthetic, scientific
                       and recreational value (Open Space Conservation Element, 1973).

                NR-2   --Regulate dpvelopment in proximity to streams, creeks and other water bodies to
                       maintain, and possibly exceed, required water quality standards, (General Plan,
                       1980).

                NR-3   --Protect perennial streams, marshes and estuaries and the related vegetation and
                       wildlife for their aesthetic, scientific and recreational value (Open Space and
                       Conservation Element, 1973).

                NR-4   --Require environmental review of all development in or directly adjacent to
                       natural areas (California Environmental Quality Act).

                NR-5   --Protect the public health, safety, and community welfare, preserve natural
                       environmental resources, minimize man-made effects on the terrain, preserve
                       riparian areas and encourage development in harmony with the natural vegetation
                       and land forms by regulating. (Zoning Ordinance, Chapter 24.51).

                NR-6   --Santa Cruz has adopted a tree ordinance to regulate the cutting of trees for
                       their aesthetic heritage Grid habitat value (Municipal Code 6.56).

                NR-7   --Santa Cruz has adopted a grading ordinance to control grading Grid minimize the
                       effects of grading particularly in sensitive natural areas.

                NR-8   --Develop techniques to protect and enhance natural areas including, but not
                       limited to, Arana Gulch, the San Lorenzo River, Neary's Lagoon, Antonelli Pond,
                       and Moore Creek Canyon. (General Plan, 1980).

                NR-9   --Prepare a design plan for the Son Lorenzo River that provides guidelines for
                       sensitive landscaping treatment and access ways, so that people can enjoy this
                       significant natural resource (General Plan, 1980).

                       New Policy:

                NR-10 --Develop an ordinance requiring the dedication of or granting an easement to
                       natural areas appropriate for passive recreation or open space uses.

                NR-11 --Develop an erosion control ordinance to minimize conditions of accelerated
                       erosion that have led to, or could lead to, the degradation of water quality, loss of
                       aquatic habitat, damage to property, loss of top soil and vegetation cover, and
                       increased flooding danger.

                                                       2.25

                      New Policy: (Cont'd)

               NR-12 --Prepare wetland management plans for Younger Lagoon, Antonelli Pond, and
                      Neary's Lagoon.

               NR-13  --Revise Conservation Ordinance to more adequately protect natural resources.

               NR-14 --New development in groundwater recharge areas (Map 21 of the Open Space and
                      Conservation Element) shall be designed and sited to minimize lot coverage and
                      impervious surface, and to maximize the retention of stormwater runoff.

               NR-15 --Tree cutting in significant plant or animal communities shall be reviewed and
                      controlled through the conservation element.

                                                      2.26

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                                                        Natural Hazards

                       The City's Seismic Safety Element contains information concerning potential
                       hazards from flooding, earthquakes, cliff retreat and tsunami inundation. To avoid
                       duplication of information and for ease of review, a series of maps have been
                       excerpted from the Seismic Safety Element which summarize this information.
                       Policies which relate to these maps and the Seismic Safety Element have been
                       incorporated into the Local Coastal matrix, with references to the specific pages
                       of the Element which pertain to the policy item.

                                                       2.28

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                                                                                                                                                                                                     2.37

                                                           Archaeological Resources

                            The City's Historic Preservation Element was amended in 1981 to include a series of
                            policies and procedures for the protection of archaeological resources within the
                            City. The archaeological policies contained in the Historic Preservation Element
                            are included in the Coastal Policy matrix and carried out in the implementation
                            regulations.       The following table summarizes the relationship between
                            archaeological policies and implementing regulations. This is also accompanied by
                            a map of sensitive areas. Information concerning known sites is kept on file in the
                            Planning Department.

                                                           Archaeological Procedures

                            POLICY                                 IMPLEMENTATION

                            Idenfity Sites                         Known Sites - Section 24.50.190 and
                                                                   24.12.480, Resolution 14427 and 14835.

                                                                   All projects on known sites are non-exempt
                                                                   from CEQA and require a use permit which
                                                                   can be conditioned to mitigate the impact;

                            Sensitive Sites and Areas              Sensilive Areas - Section 24.29.250,
                                                                   Resolution 14175 and 14941

                                                                   Unknown Sites, Section 24.29.240.

                                                                   (Unknown Site) Upon discovery of an
                                                                   archaeological resource, work must halt on
                                                                   a project and a mitigation plan be
                                                                   developed;

                                                                   (Sensitive Areas) Projects which are not
                                                                   exempt from CEQA may be required to per-
                                                                   form a preliminary archaeological recon-
                                                                   naissance and conditions may be attached
                                                                   to mitigate any impacts. The provision
                                                                   of the discovery ordinance Section 24.29.240
                                                                   apply to   .CEQA exempt projects and can
                                                                   lead to mitigation conditions if necessary
                                                                   on discovery of an archaeological resource.

                                                                   Sensi-Tive Area Map - Historic Preservation
                                                                   Plan.

                            Project Approval                       Protection of known sites and sensitive
                                                                   areas provided in above -referenced ordi-
                                                                   nances and resolution - procedures charts.

                                                              2.38

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                               %rchaeological GRegional GResearch Center

                               Cabrillo College. 6500 Soquel Dr., Aptos, CA 95003/(408) 425-6294

                                                      LIST OF RECORDED SITES

                                            Archaeological site numbers and general
                                                   description of location

                               CA-SCR-12                        Beach Hill area
                               CA-SCR-24                        University Heights area
                               CA-SCR-25                        University Heights area
                               CA-SCR-80                        Neary Lagoon area
                               CA-SCR-87                        Neary Lagoon area
                               CA-SCR-89                        Seabright area
                               CA-SCR-93                        Neary Lagoon area
                               CA-SCR-94                        Westlake area
                               CA-SCR-106                       Pogonip area
                               CA-SCR-114                       Mission Hill area
                               Ca-SCR-,116                      De Laveaga area
                               Ca-SCR-142                       UCSC area
                               CA-SCR-181                       UCSC area
                               CA-SCR-182                       UCSC area
                               CA-SCR-183                       UCSC   area
                               Ca-SCR-184H                      UCSC area
                               CA-SCR-185H                      UCSC area
                               CA-ISICR-186H                    UCSC area
                               CA-SCR-187                       Seabright  area
                               Ca-SCR-198H                      Westlake area
                               CA-SCR-210H                      East Water Street area
                               CA-SCR-212H                      Mission Hill area
                               CA-SCR-216H                      Mission Hill area
                               CA-SCR-217H                      Mission Hill area

                     Archaeological Mitigation

                     Measures                            Typical cond4ions in Historic Preservation
                                                         Element and others developed upon consul-
                                                         tation with City archaeologist and Native
                                                         American Indian groups.

                     Disposition of Archaeological
                     Resources                           Historic Preservation Element.

                     Projects an Public Lands            Conform to all requirements of archaeolo-
                                                         gical ordinances and resolutions.

                     City Archaeologist                  Archaeologist retained.

                     Archaeological Observer             Archeologist and Native American
                                                         observer present during earthmoving
                                                         activities on or near known sites.

                     Archaeological Repository           City Museum for artifactual materials

                                                 Palentological Resources

                     Consider in Design Phase            Identify during environmental assessment
                                                         period   using   map    of   paleontological
                                                         resources.

                                                             2.41

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                                                Other General Plan Coastal Policies

                        Coastal related policies are found in the City's Parks and Recreation Element
                        and Scenic Highways Element.        These policies contain elements which require
                        consideration in the City's Coastal planning program.        The portions of these
                        Plans which are important to Coastal planning are briefly mentioned in the
                        following section and have been included in the coastal matrix.

                        - Other Coastal Policy Areas

                        Outdoor Recreation Policy -- The Parks Element to the General plan, along with
                        the General Plan, provide the policy basis for parks planning.

                        OC- I -     Maintain the existing park system and add facilities commensurate
                                    with new development. (General Plan 1980)

                        OC-2 -      Implement a park and recreation facilities tax for new development
                                    to raise revenues for acquisition, improvement, and expansion of
                                    public parks within the district of new development.

                        OC-3 -      Require, through the subdivision regulations, the provision of park
                                    facilities by the dedication of land, the granting of a recreation
                                    easement, or payment of an in-lieu fee.

                        OC-4 -      Maintain Moore Creek Canyon as an open space feature; encourage
                                    the California Department of Parks and Recreation to maintain the
                                    North Coast benchlands in agricultural use; encourage the California
                                    State Parks Department to develop the Wilder State Park with
                                    minimum changes visible from Highway 1, and by establishing design
                                    guidelines in the Community Design Plan for the entrances to the
                                    City. (Scenic Highway Element, 1976).

                        OC-5 -      Maintain views to and along the coast in Scenic Coastal Areas and
                                    require new development to be compatible with the character of the
                                    surrounding area.

                        OC-6 -      Parking Policy:

                               -    Require parking   for new development in the Coastal Zone so that
                                    parking demands   for new development will not significantly, impact
                                    coastal parking.

                        OC-7        Seabright Area Parking

                               -    Maintain the existing level of public access to Seabright Beach, while
                                    limiting or reducing impacts on residential areas and encouraging
                                    alternatives to the automobile.

                        Existing Visitor-Serving Accommodations - Most visitor accommodations that
                        provide rooms for tourists, currently and in the future, are existing today. It is
                        the intent of this Coastal Policy to retain existing tourist rooms and control
                        significant changes affecting the loss of tourist accommodations.

                                                                 2.43

                                                                  M.
                        &Y Of SANTA CRUZ
                               Parks and Recreatioh
                                           Department

                                                    KEY:
                                              Mkaon Hill Jr. HIO
                                           2 unta cn. mto
                                              city Offices
                                                                                                                                     Li
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                                                Civic Auditorium
                                           4  Patin, carden mail
                                           5  Llfgwrd Heanwarters
                                           6  county aman
                                           7  omwaorte jr. wah
                                           8  Del.'aveaga Center
                                           9  Harbor Nish
                                         L@O  Laurel Center
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                    Policy:

                    OC-9-      Conversion   of   overnight   tourist   accommodations     to   a
                               non-visitor-serving use shall not be permitted unless the number of
                               rooms being lost is less than 20, or a comparable number of
                               accommodations are being constructed in other areas of the City.

                                                           2.45

                                            Specific Area Plans                , @ 4

                                                  SANTA CRUZ AREA PLANS

                        The Santa Cruz General Plan specifies the preparation of area plans for a variety
                        of portions of the City which have unique circumstances which cannot be
                        completely accommodated in the city's overall General Plan policy. The area
                        plans which have been prepared for neighborhoods within the Coastal Zone are
                        the Western Drive Master Plan and the Beach Area Plan.          These plans were
                        developed with a wide variety of public input and provide both specific policy
                        and design guidelines for each area.     The portions of these plans which are
                        applicable to coastal policy have been excerpled and included.

                        Specific Coastal Area Plcm

                        A series of plans and policy documents have been prepared for a number of areas
                        along the city's coastline which are under the jurisdiction of the California
                        Department of Parks and Recreation, the Santa Cruz Port District, and the
                        University of California. These plans are included within this document and will
                        serve cis a basis for regulation of developments within these specific areas.
                        Listed below are the documents included in this section.

                              -    Natural Bridges State Beach Plan
                              -    Neary's Lagoon Park Plan
                              -    Twin Lakes State Beach Plan
                              -    Santa Cruz Harbor Development Plan
                              -    Lighthouse Field State Beach
                                   UCSC Marine Laboratory Long-Range Development Plan
                                   Sanitary Landfill Policy

                        Coastal Sites

                        Five areas within the City have been identified in the preparation of this plan as
                        having unique coastal characteristics and requiring specific policies to assist in
                        the review of development and other proposed changes in these areas.           The
                        policies and guidelines listed in this section will be used in the review of any
                        development or other land use planning in this area.

                                                               3.1

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                                                                                                                                                3.2

                                              WESTERN DRIVE MASTER PLAN

                       The specific area plan, the Western Drive Master Plan, is a part of the  General
                       Plan. The plan provides r6commendat ions and policies on a more specific level
                       relating to the Western Drive area. The recommendations in the Western Drive
                       Master Plan fall into three major categories: improving the Western Drive
                       right-of-way, retaining the rural character of the area, and protecting Moore
                       Creek and Arroyo Seco Canyons and providing access to them. The plan carries
                       forth a series of policies and programs listed in the Coastal Matrix designed to
                       implement these general recommendations.      Portions of the plan important to
                       coastal planning have been excerpted and included in the following pages.

                                                           3.3

                       - Overview

                       The Beach Area is a remarkable physical and social microcosm. It is home to
                       nearly 1800 permanent residents, and it is the famous Santa Cruz Beach and
                       Boardwalk recreation facility to literally hundreds of thousands of tourists. This
                       juxtaposition of uses--the combination of residences and regional tourist
                       facilities--is really the crux of most of the planning problems in the overall
                       Beach Area.

                       The Beach Area Plan deals specifically with the problems characteristic of each
                       of the four subdivisions.   It calls for specific improvements both in the public
                       and private sectors in each of the four subareas.         It also deals with overall
                       concerns such as traffic, circulation, parking, and land use. In terms of Coastal
                       Act policy, the plan attempts to preserve and enhance recreational opportunities
                       which are made available to residents from outside of the immediate vicinity. It
                       also attempts to upgrade the local residential neighborhood by mitigating the
                       impacts of regional tourism.      To a certain degree, these objectives are not
                       compatible: what is good for the local resident may not be advantageous to the
                       tourist and vice versa.     However, the plan has made an honest and common
                       sense attempt to separate benefits for each of these audiences and to
                       incorporate them in practical terms in planned improvements.

                       In the Beach Flats, the plan calls for retaining commercial and tourist-serving
                       facilities around the perimeter of the area--along Riverside Avenue and Beach
                       Street--but changing the land use designation of the interior of the Beach Flats
                       to residential.   Development regulations were also created in 6n attempt to
                       upgrade and provide integrity to residential development in the interior of the
                       Beach Flats. The Beach Flats section of the plan calls for an extensive housing
                       rehabilitation program as well as improvements in the public right-of-way such
                       as new water mains, landscaping, parking boys, and other amenities such as a
                       neighborhood park.

                       In the Beach Hill subarea, the plan calls for design standards and public
                       improvements to increase pedestrian amenities in the area and to cope with the
                       byproducts of the automobile- -noise, air pollution, and congestion. The Beach
                       Hill subarea does not have some of the severe physical and social problems
                       characteristic of the Beach Flats.

                       Improvements in the Beach Commercial subarea include significant changes to
                       Beach Street. The street would continue to carry traffic but the portion of the
                       right-of-way devoted to pedestrian uses would be expanded.           A Beach Street
                       promenade would be created which would include a people-mover.                   Many
                       landscaping and beautifying amenities would be added to the street encouraging
                       pedestrian forms of travel, capitalizing on the innate aesthetic advantages of
                       Beach Street. Design standards for commercial uses in the area are also part of
                       the plan.   These improvements are all aimed at providing greater access for
                       tourists and residents alike.

                                                              3.4

                       accordance with Conservation Regulations, and to site and design structures so
                       as to protect the viewshed.

                       The Western Drive Master Plan Study is divided into three sections. The first,
                       Background, provides information on existing conditions.        The second section
                       details the Master Plan recommendGt ions. Two maps (ire included in this setion;
                       Map A shows the opportunities and constraints present in the area; and Map B
                       illustrates the design concepts of the Master Plan.

                       Street   sections are also       included   to   further    def ine  street    design
                       recommendations. The final section of the Plan, Implementation, describes the
                       means by which the Master Plan can be realized through policiesv programs and
                       projects.

                                                         3.5

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                           Street Sections

                         The following street sections illustrate how the Master Plan recommendations
                         can be applied to typical conditions along the right-of-way.  The sections are
                         keyed by letter to areas designated on the Master Plan Map.

                         The City Department of Public Works will develop working drawings for the
                         improvement of the street based on more detailed and accurate information than
                         is available at the time of the preparation of this Western Drive plan.    Such
                         drawings will be consistent with the recommendat ions set forth in this Master
                         Plan.

                                                            3.8

                           Section A

                         This typical street section illustrates conditions at a point south of the
                         intersection of Mountain Street and Western Drive.       At this point, the easterly
                         side of the street has existing curb and gutter and sidewalk. The westerly side
                         has a large group of trees that form an effective screen for visual impacts from
                         the adjacent developable parcel.

                           Section A Illustrates the Following Plan Recommendations:

                                  Maintain the street width at two travel lanes and one parking lane, a
                                  maximum street width of 321.

                         The right-of-way accommodates two travel lanes and parking is provided
                         parallel to the existing sidewalk,

                               ... Improve Western Drive by repaving as a modified ruralized roadway,
                                  with an attractively designed exposed aggregate curb and gutter.

                               ... Extablish G pedestrian path ... surfaced with asphalt, to provide for
                                  pedestrians and occasional cyclists adjacent to Western Drive.           The
                                  path should vary in its distance from the curb, as appropriate to the
                                  specif ic location,

                                  Retain the landscape quality of Western Drive by preserving existing
                                  trees.

                         In order fo preserve the hedge, the pedestrian path meanders behind the
                         landscaped area and then returns closer to the roadway.

                                  Underground overhead utilities.

                           Section B

                         This is a typical street section, illustrating conditions at a point north of Western
                         Courto At this point, the westerly side of the right-of-way holds a grove of
                         mature trees which serve to frame important view corridors.

                           Section B Illustrates the Following Plan Recommendations:

                               ... Maintain the street width at two travel lanes, 24-281, maximum width.

                         In order to preserve the landscape, there is no provision for on-street parking at
                         this point. Further north parking boys are provided.

                                  Establish a pedestrian path ... surfaced with asphalt, to provide for
                                  pedestrians and occasional cyclists adjacent to Western Drive.           The
                                  path should vary in its distance from the curb, as appropriate to the
                                  specif ic location.
                         The illustration for this section shows the'pedestrian path adjacent to the curb.
                         At points further north and south, the path will vary in its distance from the curb
                         meandering behind the grove trees.

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                             Retain the landscape quality of Western Drive by preserving existing
                             trees in the public domain.

                   On-street parking is not provided here, and the trees are pruned to facilitate
                   enjoyment of the scenic vistas to the west.

                             Underground overhead utilities.

                   - Section C

                   This section  illustrates a right-of-way design for the area immediately north of
                   the Flow  Ir treet intersection. The properties to the east of the right-of-way
                   are developed in single-family units.       Although there are sidewalks at the
                   frontage of one or two lots, the great majority of the existing improvements
                   simply consist. of curb and gutter.

                   - Section C Illustrates the Following Plan Recommendations:

                             i
                         ... Maintain the street width at two travel lanes and one parking lane, a
                             I                     I
                             maximum width of 32.
                             1                                                                                         1
                         ... Mprove Western Drive by repaving with certain existing exceptions as
                               modified ruralized roadway with an attractively designed exposed
                             aggregate curb and gutter.
                             I
                         ... Establish a pedestrian path ... surfaced with asphalt, to provide for
                             @edestriGns and occasional cyclists adjacent to Western Drive.         The
                             path should vary in its distance from the curb, as appropriate to      the
                             specif ic location.

                   As in Section A, on-street parking is provided in a parking lane adjacent to the
                   existing street improvements. A pedestrian path is placed to the opposite side
                   of the right-of -way.

                   This section also illustrates the concept of cyclists having the option of using the
                   two travel lanes or the asphalt path.

                             Establish a drainage system which returns water into the soil and/or the
                             canyons.

                         ... Underground overhead utilities.

                   - Section D

                   This section is typical of the area south of the High Street intersection, where
                   street improvements have not been constructed.

                     Section D Illustrates the Following Plan Recommendations:

                             Maintain the street width at two travel lanes, 24-281, with parking bays
                             where feasible along the newly developed street.

                             Improve Western Drive by repaving as a modified ruralized roadway
                             with an attractively designed exposed aggregate curb and gutter.

                                                          3.12

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                                            3.1

                                ... Establish a pedestrian path, preferably on the westerly side of the
                                   street, surfaced with asphalt to provide for pedestrian circulation and
                                   to accommodate occasional cyclists.

                                ... Establish a drainage system which returns water into the soil and/or the
                                   canyons.

                          This section illustrates a section of Western Drive where it is possible to treat
                          both edgs of the roadway in a modified ruralized manner.               The design
                          accommodates two travel lanes, and a multi-purpose pedestrian path.
                          Occasionally, where it is feasible to provide landscaped parking bays without
                          impacting existing development, a small number of boys can be included.

                                ... Establish large lots adjacent to Western Drive in future subdivisions.

                                ... Establish a varied building setback line for all properties adjacent to
                                   Western Drive.

                                ... At the rear property lines, plant naturalized hedges and trees to screen
                                   and reduce the impact of subdivided areas.

                          Section D also illustrates the design concepts recommended for the properties
                          adjacent to the right-of -way: large lots with varying building setbacks and hedge
                          row planting designed to screen additional development, potentially higher
                          density development, from view from the roadway.

                          - Genera LGuide I ines

                          1.    To the greatest degree possible, roads, driveways, and structures should be
                                constructed in such a manner so as to maintain the existing surface water
                                runoff pattern. The existing topography of developable properties will
                                have to be studied closely, as well as the existing hydrologic regime.

                          2.    Attempts should be made to reduce the amount of impervious surface
                                provided through the development of streets and driveways by narrowing
                                street widths and substituting pervious materials where possible. Reducing
                                the amount of asphalt by utilizing a system o     'f one-way driveways, or
                                utilizing diagonal parking may be appropriate in certain instances.
                                Common driveways should be utilized whenever possible.

                          3.    Clustering dwelling units to the some density as that permitted under
                                single-family subdivision standards, but on a smaller land area, results in a
                                significant reduction in land coverage.        Not only do the dwellings
                                themselves cover less of the landform, but fewer residential streets and
                                driveways are generally required.

                          4.    Parking should be covered.         This reduces the amount of exposed
                                contaminants that would be gathered by moving surface water.          Vacuum
                                street sweeping of streets and exposed parking areas produces a significant
                                reduction in sediment.

                          5.    Retain existing vegetation on slopes adjacent to Moore Creek.

                                                                  3.15

                    6.    Extensively revegetate slopes adjacent to Moore Creek that will be
                          receiving increased amounts of runoff.

                    7.    Landscape design for this area should avoid the use of plant materials that
                          require extensive irrigation.     This is especially important in areas that
                          approach the slopeline.

                    8.    Dense planting should be encouraged.       A relatively dense planting retains
                          rainwater, holds it and allows it to evaporte, rather than flow across the
                          land surface.    This process also results in a reduction in the amount of
                          sediment, and hence the amount of pollutants, carried to the canyon.

                    9.    Landscaped buffer areas between roads, parking areas and homes should be
                          utilized to slow down storm water runoff.

                    10.   In cases, where rainfall concentrating on roofs would cause sheetwash,
                          raingutters should be installed to channel the runoff.      The force of the
                          water coming from the gutters should be dissipated.

                    11.   The use of dry wells and seepage pits should be        investigated.    In the
                          Western Drive area, a large-scale use of this type     of mitigating measure
                          does not seem feasible, due to the type of soils in the area.

                    12.   The use of storm water retention ponds or basins may be appropriate in
                          certain instances. Storm water retention ponds hold the drainage from a
                          heavy storm and allow it to feed into a creek at a controlled rate.        This
                          reduces the possibility of streambed erosion during high water flows.

                    13.   When a mitigating measure concentrates runoff in sufficient amounts to
                          require sedimentation control, devices, such as sand and gravel filters,
                          should be designed so as to minimize the possibility of clogging through
                          siltation.  The amount of maintenance required to keep such systems
                          functioning should be carefully evaluated.

                    14.   Grading should not take place during the    west season. All grading should
                          be done in conformance with ordinance provisions for grading and
                          Conservation Regulations.

                       Design Guidelines

                    The following draft design guidelines have been prepared to assist architects,
                    developers and homeowners in planning for new development and for
                    improvements to existing development in the Western Drive Master Plan area.
                    The guidelines function to clarify existing relationships and to sensitize designers
                    to the existing character of the area.      The guidelines suggest design methods
                    that can result in a successful integration of development and natural
                    environment, and create a transitional area between urban and rural uses.

                    General Guidelines

                    1)    New development should be designed to be consistent with the natural
                          landforms and major vegetation of the area and to take advantage of
                          existing landscape.

                                                             3.16

                       2)    New development should be designed so that, to the greatest extent
                             possible, public view corridors are preserved and additional view corridors
                             created.

                       3)    In standard subdivision developments, units should be designed and sited so
                             as to avoid repetitive elements and to vary sizes of lots and sizes of units
                             within a subdivision. Units should be placed at varying setbacks.

                       4)    In cluster development, including community housing projects, units should
                             be designed and sited so as to avoid repetitive elements.         A cluster
                             combination may include structures of varying sizes.       "Form -complex"
                             cluster may be appropriate for small scale developments.

                       5)    In all developments, placement of structures and building heights should be
                             modulated so that view corridors within the development are enhanced and,
                             if possible, new view corridors created.

                       6)    Streets and driveways should be designed to incorporate curves or other
                             such modulations.   A curvature in a street design serves to block direct
                             sightlines, and hence reduces the visual impact of moving and parking
                             automobiles.   Driveway widths should be narrow and common driveways
                             used wherever possible.

                       7)    Unit design should result in removing the automobile, garages and open
                             carports from view from both the Western Drive right-of-way and the
                             Moore Creek Canyon corridor.

                       8)    In general, small structures may be shaped in an austere manner. Larger
                             structures need modulations and a site with considerable surrounding open
                             space.   Building height and bulk should relate directly to the amount of
                             open space and not overwhelm the site.

                       9)    Exterior materials should reflect rural building concepts. Materials such as
                             shingles or horizontal siding may be appropriate, while prestressed
                             concrete would normally not be associated with a rural character.

                       10)   Roof materials and shapes are extremely important to the character of the
                             area. Characteristic of rural architecture are hop roofs, salt-box shapes,
                             gables with dormers, and gambrels. Common materials include shakes and
                             shingles, both wood and composition.

                       11)   New development should avoid the use of elements that are associated with
                             urban uses, such as large expanses of plate glass and other reflective
                             materials, such as plastic and aluminum. This is especially important for
                             elevations facing the Western Drive right-of-way.

                       12)   Colors should be chosen from a series of muted earth-tones, reflecting 0
                             natural or weathered feeling. In conjunction with specific designs, white or
                             barn-red may be appropriate.

                       13)   Materials should be those normally associated with a specific building
                             style.

                                                              3.17

                        14)   Fencing should follow a rural pattern using an open post construction. In
                              certain instances, it may be appropriate to reconstruct some of the unique
                              designs existing in the area, including stone posts and hinged gates.

                        15)   Units constructed along Western Drive should be placed on large lots and
                              sited away from the street at varying setbacks.

                        16)   For units facing Western Drive, urban elements such as balconies and open
                              decks should be avoided.    Design modifications that reflect rural design
                              characteristics, for example the use of proches, should be attempted. For
                              example, it may be appropriate to reflect the spatial feeling of a porch by
                              designing a deck with a trellis canopy.

                        17)   Units developed along Moore Creek Canyon should be sited and designed to
                              minimize the visual impact on the canyon area.

                        18)   Units developed along Moore Creek Canyon should be placed at varying
                              setbacks from the slope setback line.

                        19)   Accessory structures on properties adjacent to the canyon should be
                              minimized and substitutes developed consistent with the natural
                              environment. For example, landscaping, rather than fences, may be used
                              to delineate private yard areas.

                        20)   Where lots abut public access points to the canyon corridors, dwelling units
                              should be sited at a distance from the accessway to enhance the feeling of
                              open space. Proposed fences near public access points must be sensitively
                              placed and designed so as not to disturb the visual continuity of the open
                              area.

                                                               3.18

                                                          BEACH AREA PLAN

                           The Beach Area Plan covers.the geographic area defined by Monterey Bay on the
                           south, Front Street on the west, the bluff of Beach Hill on the north, and the San
                           Lorenzo River on the east. Encompassing slightly less than 100 acres, the Beach
                           Area has four distinct subareas: the Beach Flats, Beach Hill, the Beach
                           Commercial area, and the Municipal Wharf.

                           General Plan Coastal Land Use Policy addresses each subarea.         These policy
                           statements are contained in the Beach Area Plan (adopted July, 1980).         These
                           policies and programs are also set forth in the Coastal Matrix.

                                                              3.19

                   - Overview

                   As a specific area plan, the Western Drive Master Plan works together with the
                   General Plan for the City of Santa Cruz.              An area plan, prepared in
                   conformance with General Plan recommendations, provides an opportunity to
                   develop policies and programs on a greater level of specificity than can be
                   accommodated in the General Plan itself.

                   The recommendations in the Western Drive Master Plan were developed to
                   respond to Coastal Act requirements. In 1977, with the passage of the Coastal
                   Act, the coastal zone line was moved inland, running north-south at the easterly
                   edge of the Western Drive right-of-way, hence placing the street and the lands
                   west of the street under Coastal Commission jurisdiction.       The basis given for
                   the Coastal designation was that Moore Creek Canyon, at the time of the
                   designation, presented an urban limit.     The lands bordering Moore Creek were
                   largely undeveloped and, therefore, were critical in forming a transitional area
                   between urban and rural uses.     It was felt that development on this land could
                   have potential for adversely impacting the viewshed of the north coast public
                   recreation area, and could disturb Moore Creek, its wildlife and riparian habitat,
                   and downstream ponds and waters.        At the same time, Moore Creek Canyon
                   appeared to provide an attractive inland link to coastal recreation resources at
                   Natural Bridges State Park.     Since 1977, City plans and programs and private
                   development proposals for the lands west of Western Drive have been required to
                   acknowledge and address these coastal issues.

                   The recommendations in the Western Drive Master Plan fall into three major
                   categories: improving the Western Drive right-of-way; retaining the rural
                   character of the area; and, protecting Moore Creek and Arroyo Seco Canyons
                   and providing public access to them.               In order to implement plan
                   recommendations, action is necessary in both the public and private domain.

                   The (-najor recommendations in the public domain center on the improvement of
                   the Western Drive right-of-way. The plan suggests maintaining the street width
                   at two travel lanes, 24-281, except where Western Drive meets Highway One,
                   Meder and High Streets.     At these points, a 32-40, width appears necessary to
                   accommodate turning movements.        The plan recommends the use of an exposed
                   aggregate surface for curb and gutter treatment.          Instead of the standard
                   sidewalk, a multi-purpose asphalt path is recommended on one side of the
                   right-of-way.    The street design serves to retain the rural character of the
                   area, preserve existing trees, and minimize impact to existing development.

                   In the private domain, the plan emphasizes minimizing streets and driveways
                   leading into Western Drive, placing large lots adjacent to the right-of -way, and
                   using landscape to reduce the impact of development. Sketches are provided to
                   assist in the preparation of specific street plans; design guidelines and a plant
                   materials list are provided to encourage the integration of new development with
                   the existing area.

                   The Master Plan recommends that the canyons be maintained as                  public
                   resources, available to citizens for wildlife study, vista appreciation or   similar
                   recreational activities.  Indications of lands recommended to be placed in the
                   public domain, as well as public access points, are made on the Master Plan Map.
                   Protection of Moore Creek is addressed by drainage planning guidelines, as well
                   as recommendations to retain landscape, to restrict building on slopes in

                                                         3.20

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                                                                         0                                                          FIGURE 12:
                                                     0000                                                                           BEACH HILL PLA
                                                                                                                                        There is a prolifer
                                                                                                                                        signs in the area.
                                                                           Major Streets-Second, Main and Cliff -
                                                                           lack basic pedestrian amenities (ade-     000                The Front Street
                                                                           quate lighting, seating areas, trash re-                     Street stairway need
                                                                           ceptacles).

                                                                           Second Street lacks proper design for
                                                                           its unique topography and function.                          Major entryways; lac

                                                                                                                              LAUREL

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                                                                                                                                                    FIGURE 13:
                                                                                                                                                    BEACH HILL IMPR

                                                                                                                                                                   Upgrading of F
                                                                                                                                                                   Cliff Street stai

                                                                                           Street Beautification-pedestrian amen-
                                                                                           ities, landscaping, parking bays, etc.
                                                                                                                                           ............
                                                                                                                                          ............             Development o
                                                                                                                                                                   recreation facil

                                                                                           Intersection improvements-special pav-
                                                                                           ing, landscaping, lighting, etc.                                        Special improv

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                                                                                                 FIGURE 15: BEACH COMMERCIAL PLANNI

                                                                                    The Beach Street/Municipal        haf   in-
                                                                                    tersection should be a strong f@unctional                       The railroad tra
                                                                                    and visual focus; currently it is occupied                      straint but also
                                                                                    .by parking, utility poles and lines.

                                                                                    Beach Street lacks pedestrian emphasis                          Major intersecti
                  CID                                                               and amenities (as do Cliff and Main         0000                are somewhat d
                                                                                    Streets).
                                                                                                                                                    Lack of signing
                                                                                    Building frontages along Beach Street                           contribute to the
                                                                                    lack unifying design elements.                                  of the subarea,

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                                                                           FIGURE 16: BEACH COMMERCIAL IMPROVEI%

                                                                                                                     Street beautificatior
                                                                  Implement Beach Street    Municipalo               ing, etc, to Cliff and
                                                                  Wharf intersection improvements (cir-
                                                                  culation changes; municipal sculpture).            Development of B
                                                                                                                     tunity sites.

                                                                  Implement Beach Street promenade
                                                                  (pedestrian amenities, landscaping, spe- f9im      Intersection improve
            I                                                     cial paving, etc.).                                ing, landscaping, lig

                         Finally, the Beach Area Plan includes a section on the Municipal Wharf calling
                         for improvements to that facility.         In the short-term, some dilapidated
                         structures on the wharf will likely be demolished and replaced.      In the longer
                         term, a major augmentation to the wharf is suggested, the wharf arm extension.
                         In this longer time frame, significant changes to circulation are proposed
                         including a jitney or people-mover serving the wharf and connecting to the Beach
                         Street promenade. Again, the objectives of improvements on the wharf are to
                         create a more appealing environment for tourists and residents alike, with
                         emphasis on marine usesand coastal -dependent activities.

                                                          3.29

                               FIGURE 21: SANTA CRUZ MUNICIPAL WHARF SITE PLAN

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                                                                                                                                                                                3.30

                                                     Specific Coastal Area Plans

                         Certain areas, neighborhoods, and sites within the City have unique coastal
                         features which are the subject of specific policies. and programs in the Coastal
                         Land Use Plan. This section of the Coastal Land Use Plan discusses these areas
                         and provides specific information as to the special resources of this area.

                         Major coastal concerns addressed in the Western Drive Plan include habitat
                         ?rotection, land use intensity, and coastal access.     For the beach area, coastal
                         issues relate to visitor-services and accommodation as well as parking and
                         design.

                         Other plans are available to guide development in unique coastal areas. These
                         plans have been prepared by the City, as well as other agencies including UCSC,
                         the University of California, Santa Cruz (UCSC), California State Parks
                         Department, Santa Cruz Port District, and the Coastal Commission Staff.
                         These elements have been excerpted where appropriate, and specific policies
                         included the policy matrix for consideration in future developments within these
                         areas.    Documents in this section include the UCSC Marine Lob Long-RGnge
                         Development Plan, Natural Bridges State Beach Plan, Twin Lakes State Beach
                         plan, and the Santa Cruz Harbor Development Plan.          Land use designations in
                         the following plans clarify and more precisely define those found in the General
                         Plan. If a conflict exists, those designations found in the area plan apply.

                                                                       3.31

                                                            Natural Bridges State Beach Plan

                                 State of California - The Resources Agencies
                                     Department of Parks and Recreation

                                       NATURAL BRIDGES STATE BEACH

                                            Locall Coastal Programs
                                           Coastal Unit Evaluation

                                                 August 1980

                                                      3.32

                                                 FOREWORD

            The purpose of this study is to provide information necessary to appropriately
            complete the Local Coastal Program encompassing this unit of the State Park
            System. Additionally, this plan will provide information regarding the intent
            of the Department to develop and manage the unit consistent with its mandated
            objectives. Further study will be necessary before details of the planned
            actions can be determined.

            The Public Resources Code defines the various classifications of State Park
            System units in the following manner.

                                         ARTICLE 1.7.
                                CLASSIFICATION OF UNITS OF THE
                                       STATE PARK SYSTEM

                               5019.50. Classification of units of state park
                     system. All units which are or shall become a part of the
                     state park system, except those units or parts of units
                     designated by the Legislature as wilderness areas pursuant
                     to Chapter 1.3 (commencing with Section 5093-30) of this
                     division, shall be classified by the State Park and
                     Recreation Commission into one of the categories specified
                     in 'this article.

                               5019.53. State Parks. State Parks consist Of
                     relatively spacious areas of outstanding scenic or natural
                     character, oftentimes also containing significant
                     historical, archaeological, ecological, geological, or
                     other such values. The purpose of state parks shall be to
                     preserve outstanding natural, scenic, and cultural values,
                     indigenous acquatic and terrestrial fauna and flora, and
                     the most significant examples of such ecological regions of
                     California as the Sierra Nevada, northeast volcanic, great.
                     valley, coastal strip, Klamath-Siskiyou Mountains,
                     southwest mountains and valleys, redwoods, foothills and
                     low coastal mountains, and desert and desert mountains.

                               Each state park shall be managed as a composite
                     whole in order to restore, protect, and maintain its native
                     environmental complexes to the extent compatible with the
                     primary purpose for which the park was established.

                               Improvements undertaken within state parks shall
                     be for the purpose of making the areas available for public
                     enjoyment and education in a manner consistent with the
                     preservation of natural, scenic, cultural, and ecological
                     values for present and future generations. Improvements
                     may be undertaken to provide for recreational activities
                     including, but not limited to, camping, picnicking,
                     sightseeing, nature study, hiking, and horseback riding, so
                     long as such improvements involve no major modification of

                                                 3.33

                            lands, forests, or waters. Improvements which do not
                            directly enhance the public's enjoyment of the natural,
                            scenic, cultural, or ecological values of the resource,
                            which are attractions in themselves, or which are otherwise
                            available to the public within a reasonable distance
                            outside the park, shall not be undertaken within state
                            parks.

                                      State parks may be established in either the
                            terrestrial or underwater environments of the state.

                                      5019.56. State Recreation Units. State
                            recreation units consist of areas selected, developed, and
                            operated to provide outdoor recreational opportunities.
                            Such units shall be designated by the Commission by naming,
                            in accordance with the provisions of Article 1 (commencing
                            with Section 5001) and this article relating to
                            classification.

                                      In the planning of improvements to be undertaken
                            within state recreation units, consideration shall be given
                            to compatibility of design with the surrounding scenic and
                            environmental characteristics.

                                      State recreation units may be established in the
                            terrestrial or underwater environments of the state and
                            shall be further classified as one of the following types:

                                      (a)  ...

                                      (b)  ...

                                      (c)  ...

                                      (d) State beaches, consisting of areas with
                            frontage on the ocean, or bays designed to provide
                            swimming, boating, fishing, and other beach-oriented
                            recreational activities. Coastal areas containing
                            ecological, geological, scenic, or cultural resources of
                            significant value shall be preserved within state
                            wildernesses, state reserves, state parks, or natural or
                            cultural preserves.

                                      (e)...

                                      5019.65. State Reserves. State reserves consist
                            of areas embracing outstanding natural or scenic   -pose of
                            characteristics of statewide significance. The pu,
                            a state reserve is to preserve its native ecological
                            associations, unique faunal or floral characteristics,
                            geological features, and scenic qualities In a condition of
                            undisturbed integrity. Resource manipulation shall be
                            restricted to the minimum required to negate the
                            deleterious influences of man.

                                                         3.34

                                Improvements undertaken shall be for the purpose
                      of making the areas available, on a day Use basis, for
                      public enjoyment and education in a manner consistent with
                      the preservation of their natural features. Living and
                      nonliving resources contained within state reserves shall
                      not be disturbed or removed for other than scientific or
                      management purposes.

                                State reserves may be established in the
                      terrestrial or underwater environments of the state.

                                5019.71. Natural Preserves. Natural preserves
                      consist of distinct areas of outstanding natural or
                      scientific significance established within the boundaries
                      of other state park system units. The purpose of natural
                      preserves shall be to preserve such features as rare or
                      endangered plant and animal species and their 3upporting
                      ecosystems, representative examples of plant or animal
                      communities existing in California prior to the impact of
                      civilization, geological features illustrative of
                      geological processes, significant fossil occurrences or
                      geological features of cultural or economic interest, or
                      topographic features, illustrative of representative or
                      unique biographical patterns. Areas set aside as natural
                      preserves shall be of sufficient size to allow, where
                      possible, the natural dynamics of ecological interaction to
                      continue without interference, and to provide, in all
                      cases, a practicable management unit. Habitat manipulation
                      shall be permitted only in those areas found by scientific
                      analysis to require manipulation to preserve the species or
                      associations which constitute the basis for the
                      establishment of the natural preserve.

            Any potential acquisition proposals that may be shown here are intended for
            long-range planning purposes only, and are not a commitment for acquisition.

            The provision of facilities indicated on the lands not presently owned by the
            California Department of Parks and Recreation is contingent on State
            acquisition of those lands. Land uses shown represent potential opportunities
                         4
            based on available data. Additional investigations will be-initiated if and
            when acquisition is completed, and alternate land uses may be indicated or
            necessitated by further study.

            The Department's concerns regarding the future development of this unit and
            the impacts of surrounding land uses are reflected conceptually in this plan.
            Local Coastal Program staff and the Coastal Commission are respectfully
            requested to consider these concerns in the development of the Local Coastal
            Program and their certification.

            Peter Dangermond,
            Director
            Department of   rks and Recreation
                          P@r'?and Recreat@

                                                  3.35

                                           NATURAL BRIDGES STATE BEACH

                 PREFACE

                     Location: On the western edge of the City of Santa Cruz.
                     Size: 65-17 acres.
                     Ocean Frontage: 5,000 linear feet.
                     Existing Facilities:
                          Day Use -- Parking for 265 (175 paved; 50 overlooks; 40 unpaved)
                                     60 picnic units.
                          Trails -- .75 mile.
                          Operations - Park office, ranger residence (1)
                     Coastal Region: Central Coastal
                     Related LCPs: City of Santa Cruz
                     Visitation: 417,448 annual attendance (1978/79).

                 DESCRIPTION

                     Location: Natural Bridges State Beach is located within the City of Santa
                     Cruz on West Cliff Drive. State Highway 1 parallels the coast one-half
                     mile inland, and the new Wilder Ranch State Park begins only a half mile
                     upcoast from Natural Bridges.

                     Character and Existing Land Use/Facilities: Natural Bridges State Beach
                     has a large pocket beach, but there are two other major attractions which
                     draw people to this unit. One natural bridge (the unit's namesake),
                     remains; another larger one collapsed in early 1980. The other
                     attractions ire the Monarch butterflies that over-winter at the area and
                     the tidepools which are accessible from this point.

                     The State provides: 1) an overlook near the ocean and the Natural Bridge;
                     and 2) a 175-car parking lot for picnic, beach, and tidepool visitors and
                     those observing the butterflies or other features at the state beach.

                     The northern inland quarter of the site is a marsh. The existing day-use
                     parking lot is situated in the center of the property, overlooking the
                     beach and marsh. The Monarch butterflies collect in a eucalyptus grove
                     which runs through the middle of the property.

                     Resources: This unit has many sensitive features including but not
                     limited to underwater areas, intertidal zones, fragile coastal terraces
                     and bluffs, wetland and riparian areas, sand dunes, and possibly
                     archeological resources. In addiiton, the over-wintering area of the
                     Monarch butterflies is reported to be one of the largest in the state and
                     very important to their survival. Vegetation cover in many areas is very
                     sensitive to visitor use and needs adequate protection. Spectacular
                     scenery and views should be protected and maintained for future
                     generations to enjoy.

                                                        3.36

                A great amount of the vegetation at the area is exotic in nature.
                However, the iceplant is helping to stabilize sand dunes and their
                movement, and the eucalyptus grove provides protection to the butterflies,
                so these to non-natives are serving very useful purposes and should not be
                altered,.without suitable alternatives being implemented.

                With the various types of habitats present, there are many types of land
                and water associated birds present on the area. This area is also
                favorable to a number of mammal species.

                The area is used by visitors for many beach oriented activities including
                swimming, surfing, fishing, sunbathing, and sightseeing. It has always
                been a favorite spot for artists and photographers.

                Purpose of Unit: The purpose of Natural Bridges State Beach is to make
                available for public enjoyment the beach resources and related scenic and
                natural values along the California coastline near the western limits of
                the City of Santa Cruz and including the geological feature known as the
                Natural Bridges. Every reasonable effort shall be made to protect the
                physical integrity and scenic quality of the remaining Natural Bridge.
                Developments shall be for the purpose of enhancing public enjoyment of the
                beach resource.

           EVALUATION - ISSUES

                Resource Management and Protection:

                1.  Vegetation management.
                2.  Marsh management.
                3.  Dune management.
                4.  Erosion.
                5.  Archeological considerations.
                6.  Habitat Management - butterfly and tidepool.

                Visitor Demand: Public beach recreation along California's central coast
                is in heavy demand. At Natural Bridges State Beach, this heavy visitor
                use is accentuated by the added presence of the Monarch butterflies,
                nearby tidepools, and the Natural Bridge. It is anticipated that
                additional parking would be well used by the public. However, the park
                unit is small; this, and the current extent of development, can really not
                allow visitor capacity to substantially increase.

                Existing Recreation and Developments:

                1.  The existing day-use parking lot was constructed on land that has
                    prime value as an ocean overlook with picnicking and various day-use
                    activities. Since the time of construction, the State has acquired
                    additional land on the inland side of the park unit. This land seems
                    to be more suitable for a parking facility.

                                                  3.37

                      2.    Shifting sand is causing an operational problem at the overlook
                            parking area.

                      3.    Current access to the park unit necessitates travel through-a
                            residential area. A more direct, less obtrusive route would be most
                            favorable.

                      Shoreline Access:

                      1.    Visual access should be maintained at the existing overlook.

                      2.    Physical access down to the beach seems to be adequate, but it should
                            be often monitored for any problems caused by lack of controlled use
                            (e.g., erosion, safety hazards, etc.).

                 RECOMMENDATIONS

                      Proposed Resource Management and Protection:

                      1.    Vegetation management that may be practiced in this unit to maintain
                NB-1        the natural ecological associations may include various methods or
                            encouraging desired plants and discouraging less desirable species,
                            peat plant control, reestablishing vegetation In depleted areas, and
                            general habitat improvement.

                            Methods of vegetative control may include mechanical physical
                            removal, the use of herbicides as allowed by the Department's
                            pesticide manual, or biological control.

                            Planting suitable nectar producing plants to supplement the food
                            supply for the over-wintering Monarch butterflies could enhance this
                            population.

                      2.    Marsh management will be practiced in this unit in accordance with
                NB-2        the State's policy for the preservation of wetlands in perpetuity.
                            It will be done in cooperation with knowledgeable county, state, and
                            federal agencies, and other informed sources.

                      3.    Dune management is needed in this unit to preserve the sand resources
                NB-3        and to keep it from encroaching upon other valuable natural resources
                            and developments.

                            Dune management will include stabilizing the dunes by establishing
                            plant cover, protecting the vegetative cover from noncompatible uses,
                            and providing well-placed walkmays or trails.

                      4.    Erosion control is an important management consideration within this
                NB-4        coastal area, and a continuing program is mandated to protect      Ithe
                            fragile resources found in this zone.

                                                           3.38

               5.   If archeological sites are located in the unit, they will. need
                    protection and preservation. The Department of Parks and Recreation
          NB-5
                    shall endeavor to preserve intact any Native American cultural
                    resource in the State Park System.

               Proposed Development:

               1.   Remove existing 175-space day-use parking lot. Renovate area to
                    establish day-use/picnic area.

               2.   Construct a 350-car parking lot on newly acquired inland parcel.

               3.   Change existing access. Construct new access into park unit from
                    Natural Bridges Drive at inland side of property.

               4.   Close existing park entry road but retain for maintenance use.

               5.   Retain over'look parking area and implement measures to control
                    shifting sand.

               6.   Implement interpretive facilities (panels and interpretive center)
                    for the Natural Bridge, tidepools, and Monarch butterflies.

           UTILITIES AND TRANSPORTATION

               'dater: The increased parking capacity will not make a significant
               increase in water use at this unit.

               Sewage: The increase in public use will -bring about a minor increase in
               sewage demands.

               Electrical: No significant increase.

               Highway/Roads: The change in access to the park will require a change in
               signing and may require a change.in the traffic flow patterns on Highway 1

           OFF-SITE LAND USE INFLUENCE

               A trailer park is situated atop a high bluff, overlooking the state beach
               from the upcoaSt side. This site is a negative visual instrusion to an
               otherwise highly scenic area. Attempts to establish a vegetative screen
               have been started, but to no avail. Its been reported that the trailer
               park residents may be doing some heavy-handed "pruning" (they rip out the
               saplings) in order to preserve their view of the ocean. Alternatives need
               to be sought to screen negative visual intrusions.

           N-2419D

                                                3.39

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          C:)
                                                                                                                                       PROPOSED DEVELOPMENT

                                                                                             L'A                                   OPERATIONS - CIIAMF E XISTING PARK ROAD
                                                                                                              9                                    10 MAINTENANCE USF UNILY
                                                                                                                                   GAY USE -   CIIANOF PARK ACCr.Sn TO
                                                                                                                                               NATURAL MOM DRIVE
                                         OP601AL COASTAL 0MANNIIIIIIIIIIII
                                                                                                                                   DAYUSE - CONSTRUCT 7.00 SPACE PARKINVII LOT
                                                                                                                                               JftFrLACF EXISTING LOT WITH
                                                                                                                               e               PICNIC An FAI

                                                   3eyo          654
                                                                    0

                                           SCALE IN    F EIET
                                                                                                                                                        ... ... . ...

                              EXISTRINI STATE UMT
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                          0   PROJECT AREA

                                                              Twin Lakes State Beach Plan

                                State of California - The Resources Agency
                                    De-oartment of Parks and Recreation

                                        TwIN LAKES STATE BEACH

                                           Local- Coastal Programs
                                          Coastal Unit Evaluation

                                                August 1980

                                                     3.41

                                                  FOREWORD

           The purpose of this study is to provide information necessary to appropriately
           complete the Local Coastal Program encompassing this unit of the State Park
           System. Additionally, this plan will provide information regarding the intent
           of the Department to develop and manage the unit consistent with its mandated
           objectives. Further study will be necessary before details of the planned
           actions can be determined.

           The Public Resources Code defines the various classifications of State Park
           System units in the following manner.

                                          ARTICLE 1.7.
                                CLASSIFICATION OF UNITS OF THE
                                       STATE PARK SY STEM

                               5019.50. Classification    of units of state park
                     system. All'unit3 which are or shall become a part of the
                     state park system, except those units or parts of units
                     designated by the Legislature as wilderness areas pursuant
                     to Chapter 1.3 (commencing with Section 5093.30) of this
                     division, shall be classified by the State ?ark and
                     Recreation Commission into one of the categories specified
                     in this article.

                               5019-53.   State Parks.   State Parks consist Of
                     relatively spacious areas of outstanding scenic or natural
                     character, oftentimes also containing significant
                     historical, archaeological, ecological, geological, or
                     other such values. The purpose of state parks shall be to
                     preserve outstanding natural, scenic, and cultural values,
                     indigenous acquatic and terrestrial fauna and flora, and
                     the most significant examples of such ecological regions of
                     California as the Sierra Nevada, northeast volcanic, great
                     valley, coastal strip, K.16amath-Siskiyou Mountains,
                     southwest mountains and valleys, redwoods, foothills and
                     low coastal mountains, and desert and desert mountains.

                               Each state park shall be managed as a composite
                     whole in order to restore, protect, and maintain its native
                     environmental complexes to the extent compatible with the
                     primary purpose for which the park was established.

                               Improvements undertaken within state parks shall
                     be for the purpose of making the areas available for public
                     enjoyment and education in a manner consistent with the
                     preservation of natural, scenic, cultural, and ecological
                     values for present and future generations. Improvements
                     may be undertaken to provide for recreational activities
                     including, but not limited to, camping, picnicking,
                     sightseeing, nature study, hiking, and horseback riding,    so
                     long as such improvements involve no major modification of

                                                 3.42

                               lands, forests, or waters. Improvements which do not
                               directly enhance the public's enjoyment of the natural,
                               scenic, cultural, or ecological values of the resource,
                               which are attractions in themselves, or which are otherwise
                               available to the public within a reasonable distance
                               outside the park, shall not be undertaken within state
                               parks.

                                          State parks may be established in either the
                               terrestrial or underwater environments of the state.

                                          5019.56. State Recreation Units. State
                               recreation Units consist of areas selected, developed, and
                               operated to provide outdoor recreational opportunities.
                               Such units shall be designated by the Commission by naming,
                               in accordance with the provisions of Article 1 (commencing
                               with Section 5001) and this article relating to
                               classification.

                                          In the planning of improvements to be undertaken
                               within state recreation units, consideration shall be given
                               to compatibility of design with the surrounding scenic and
                               environmental character13t'iCS-

                                          State recreation units may be established In the
                               terrestrial or underwater environments of the state and
                               shall be further classified as one of the following t-ypes:

                                          (a) ...

                                          (b)...

                                          (c) ...

                                          (d) State beaches, consisting of areas with
                               frontage on the ocean, or bays designed to provide
                               swimming, boating, fishing, and other beach-oriented
                               recreational activities. Coastal areas containing
                               ecological, geological, scenic, or cultural resources of
                               significant value 3hall be preserved within state
                               wildernesses, state reserves, state parks, or natural or
                               cultural preserves.

                                          (a)...

                                          5019.65. State Reserves. State reserves consist
                               of areas embracing outstanding natural or scenic
                               characteristics of statewide significance. The purpose of
                               a state reserve is to preserve its native ecological
                               associations, unique faunal or floral characteristics,
                               geological features, and scenic qualities In a condition of
                               undisturbed integrity. Resource manipulation shall be
                               restricted to the minimum required to negate the
                               deleterious influences of man.

                                                              3.43

                              Improvements undertaken shall be for the purpose
                    of making the areas available, on a day use basis, for
                    public enjoyment and education in a manner consistent with
                    the preservation of their natural features. Living and
                    nonliving resources contained within state reserves shall
                    not be disturbed or removed for other than scientific or
                    management purposes.

                              State reserves may be established in the
                    terrestrial or underwater environment3 of the state.

                              5019.71. Natural ?reserves. Natural preserves
                    consist of distinct areas of outstanding natural or
                    scientific significance established within the boundaries
                    of other state park System units. The purpose of natural
                    preserves shall be to preserve such features as rare or
                    endangered plant and animal species and their supporting
                    ecosystems, representative examples of plant or animal
                    communities existing in California prior to the impact of
                    civilization, geological features illustrative of
                    geological processes, significant fossil occurrences or
                    geological features of cultural or economic interest, or
                    topographic features, illustrative of representative or
                    unique biographical patterns. Areas set aside as natural
                    preserves shall be of sufficient size to allow, where
                    possible, the natural dynamics of ecological interaction to
                    continue without interference, and to provide, in all
                    cases, a practicable management unit. Habitat manipulation
                    shall be permitted only in those areas found by scientific
                    analysis to require manipulation to preserve the species or
                    associations which constitute the basis for the
                    establishment of the natural preserve.

           Any potential acquisition proposals that may be shown here are intended for
           long-range planning purposes only, and are not a commitment for acquisition.

           The provision of facilities indicated on the lands not presently owned by the
           California Department of Parks and Recreation is contingent on State
           a@quisition of those lands. Land uses shown represent potential opportunities
           based on available data. Additional investigations will be initiated if and
           when acquisition is completed, and alternate land uses may be Indicated or
           necessitated by further study.

           The Department's concerns regarding the future development of this unit and
           the impacts of surrounding land uses are reflected conceptually in this plan.
           Local Coastal Program staff and the Coastal Commission are respectfully
           requested to consider these concerns in the de'velopment of the Local Coastal
           .Program and their certification.

          Peter Dangermond,
           Director
           Department of    ks and Recreation
                        O@?.d Recreat@

                                               3.44

                                              TWIN LAKES STATE BEACH

                 PREFACE

                      Location: Mostly within the City limits of Santa Cruz
                      Size:  85.69 acres
                      Ocean Frontage: 4,858 lineal feet (Lake Frontage: 11,200 lineal feet)
                      Existing Facilities.:
                          Day Use    Paved parking for 53 vehicles (heavily storm damaged)
                          Trails    .7 miles
                          Operation - Staff residences (4); maintenance building
                      Related LCP: Santa Cruz Port District, Santa Cruz City, Santa Cruz County
                      Visitation: 738;667 annual attendance (76/77)

                 DESCRIPTION

                      Location: Twin Lakes State Beach is mostly located in the City of Santa
                      Cruz, fronting on each side of the Santa Cruz Small Craft Harbor.

                      Character and Existing Land Use: This popular park unit fronts densely
                      populated residential areas, two natural lagoons, and the Santa Cruz
                      Small Craft Harbor. Most of Schwan Lake, the largest of the two, is
                      under State ownership. This includes the water surface, a narrow strip
                      of shoreline along each side, and several*acres of level land at the
                      lagoon's inland end. The other, smaller lagoon is Benita Lagoon. This
                      is a very fragmented, impacted beach unit: Schwan Lake is separated from
                      the beachfront by East Cliff Drive, and the Santa Cruz Small Craft Harbor
                      entrance channel bisects the stretch of beach.

                      Resources: The primary resources.,of Twin Lakes State Beach are the sandy
                      beaches located on either side of the Santa Cruz Small Craft Harbor,
                      Schwan Lake, and the upland associated with the lagoon. There are a
                      number of other parcels of upland land that may also be useful for
                      support purposes.

                      The main vegetative entity within the unit is Schwan Lake and its
                      ecosystem, which is a freshwater area bordered, in portions, by a marsh.
                      Dominant plants in the marsh include tules, Scirpus sp., cattails, Typha
                      sp., rushes, Juncus sp., and willows, Salix sp. There are a number of
                      exotic plants present in the area.

                      The lagoon is very attractive to waterfowl (both wild and domestic) and
                      associated water birds, especially during the migratory season, and
                      shorebirds are found on the beach sands. A black-crowned night heron,
                      Nycticorax nyeticorax, rookery is located at Schwan's Lagoon and the sora
                      rail, Porzana carolina, occurs here.

                                                       3.45

                Purpose of Unit: Twin Lakes State Beach is established to make possible
                the public use and enjoyment of the sandy ocean beaches between Black's
                Point and San Lorenzo Point on the coast of Santa Cruz County, excluding
                that portion of the area which is allocated to use by the Santa Cruz
                County Port District for a marina. The upland areas may be developed for
                public outdoor retreational activities which bear a positive relationship
                to the enjoyment of the ocean beach by the public.

                Schwan Lake, which is within the State Beach, will be recognized as a
                prime scenic resource, and will be managed to perpetuate and enhance its
                scenic and recraational values. Facilities installed within Twin Lakes
                State Beach should be located in such a way so as to minimize any adverse
                impacts on the quality of the sandy ocean beach, the scenic and natural
                values of Schwan Lake, and any other upland natural and scenic values.

           EVALUATION - ISSUES

                Resource Management and Protection:

                1.  Vegetation management.
                2.  Marsh maliagement.
                3.  Domestic waterfowl control.
                4.  Erosion.
                5.  Archeological considerations.

                Visitor Demand: Studies made by the Department of Parks and Recreation
                indicate tiat demand for oceanfron",., recreation in Santa Cruz County will
                practically double between 1970 and 1990. Twin Lakes State Beach, which
                already receives the highest annual day use of any of the state park
                units in this coastal region, is expected to accommodate a heavy share of
                thi,s increaced demand. Lack of parking, though, is a limiting factor to
                increased use.

                Existing Recreation and Dbvelopment:

                1.  The existing paved parkir, for 53 vehicles (severely damaged in 1980
                    storms . . . to be restored) is totally inadequate for the high
                    visitor use experienced at thi3 unit. This parking area was severely
                    damaged in the winter storms or 1980. The resulting on-street
                    parking greatly impacts the surrounding residential community.

                2.  There is currently no formal public access provided to Schwan's
                    Lagoon.

                3.  Substantial acreage is available at the inland end of Schwan's
                    Lagoon. This should be used for the development of low profile
                    public use facilities.

                                               3.46

                  RECOMMENDATIONS

                        Proposed Resource Management and Protection:

                        1.   Vegetation management may be practiced in this unit to maintain the
                  TL-1       natural ecological ass   'ociations and may include various methods of
                             encouraging desired plants and discouraging less desirable species,
                             pest and exotic plant control, replacement of exotics with native
                             species, reestablishing vegetation in depleted areas, and general
                             habitat improvement.

                             Methods of vegetative control may include mechanical physical
                             removal, the use of herbicides as allowed by the Department's
                             pesticide manual, or biological control.

                        2.   Marsh management will be practiced in this unit in accordance with
                  TL-2       the State's policy for the preservation of wetlands in perpetuity.

                             It will include habitat improvement that will increase the
                             productivity of both the plant and animal populations, especially
                             where the marsh has been degraded by former practices.

                             Facilities for visitors will be provided where they will be
                             compatible with maintaining and preserving the marsh ecosystem.

                        3.   There is a need to control and remove domestic waterfowl that are
                  TL-3       released in the lagoon to prevent the possibility of introducing duck
                             disease to wild migratory bird populations.

                        4.   Erosion control is an important management consideration within this
                  TL-4       coastal area, and a continuing-program is mandated to protect the
                             fragile resources found in this zone.

                             Shoreline protection will oe done in accordance with the State's
                             policy on this subject.

                             If archeological sites are located in the unit, they will need
                             protection and preservation. The Department of Parks and Recreation
                             shall endeavor to preserve intact any Native American cultural
                             resource in the State Park System.

                        Proposed Development:

                        1. Though additional parking is desparately needed, there is no
                             developable land within State ownership. Alternative solutions must
                             be sought, such as utilizing vacant inland property in combination
                             with a shuttle service.

                                                               3.47

               2. Construct additional comfort stations on park unit property on both
                   sides of the entrance channel.

               3. Encourage access to the upper end of Schwan's'Lagoon from either
                   17th Avenue or 7th Avenue, for additional recreation facilities.

          UTILITIES AND-TRANSPORTATION

               Water: Demand will increase with proposed comfort stations.

               Sewage: See above.

               Electrical: Will be additional power required, but it is not expected to
               be substantial.

               Highway/Road3: Proposed parking would lessen congestion through many
               residential streets. However, concentration of parking may demand
               alterations in intersection traffic control.

          N-2419D

                                               3.48

                                                                                                                           r

                                                                                               I R

                                                                                                             ?

                                                                                                                                            W

                                                                                                                   If,4
                                                                                                                               fee Vol"
                 0                                                                                                     jr

                                                                           PROPOSED DEVELOPMENT                        EXISTING FACILITIES

                                                                       DAY USE - comroRT STATION                           S3Vt#IICLFPAFINING
                                                                             DAY USE - ACCtSS 70 ANT) I)MLOPMENT OF
                                                                                      tHIM" SCIIWANS LAGOON
                                                                                                                        TWIN LAKES STATE BEACH
                              4
                                                                -upt a nt*

                                                                                                     POW         4000
                                                                                                                                       EXISTING STATE UNIT
                                                                                              SCALE IN rEfT                            rxisTimn rArILITIES

     I
     I

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                                     SANTA CRUZ PORT DISTRICT
     I                                .COASTAL LAND USE PLAN
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     ;e                                                              March 1981
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                                              3.50

                                                     TABIE OF- CCNTENM

                            Background    . . . . . . . . . . . . . . . . . . . . . . .

                            Public Access Caripment     . . . . . . . . . . . . . . . . .

                                 A. Personal motor vehicle Access      . . . . . . . . . .

                                 B.  Transit Access     . . . . . . . . . . . . . . . . .

                                 C.  Pedestrian Access    . . . . . . . . . . . . .    o o .

                                 D.  Bicycle Access - - o     . . . . . . . . . . . . .     o

                                 E.  Upland Access   . . . . . . . . . . . . . . . . . .

                                 F.  Coastal Access Point Descriptions      . . . . . . . .

                                 G.  Proposed Accessways    . . . . . . . . . . . . . . .

                            Bo@Lting Facilities    . . . . . . . . . . . . . . . . . . .
                              f

                            Natural Environment    . . . . . . . . . . . . . . . . . . .

                                     Envircmnental Setting

                                     Wetlat-ids and Natural Habitat

                                     Sand Movement and Dredging

                            Deevelognmt   . . . . . . . . . . . . . . . . . . . . . . .

                                     Port District Facilities and Coastal-Dependent Uses

                                     Coastal-Related and Visitor-SerAmg Uses

                                     Non-Boater Recreaticn

                                     DeveloWent Standards

                            Land Use Map    . . . . . . . . . . . . . . . . . . . . . .

                            Suggested Implementation      . . . . . . . . . . . . . . . .

                            Appendir-

                                     Estimates of Future Parking Demand

                                                              3.51

                                      SANTA CRUZ PORT DISTRICT

                                       COASTAL LAND USE PLAN

                The Santa Cruz Port District is a special district established in 1950.
                its taxing jurisdiction includes the City of Santa Cruz and the unin-
                corporated area of northern Santa Cruz County, but Port-awned lands are
                confined to the approximately 90,.acres of land and water that constitute
                the Santa Cruz Small Craft Harbor. The Harbor is located in the area
                formerly known as Woods Lagoon, the drainage basin for Arana Creek,
                which forms the City's eastern boundary.. The Harbor is entirely within
                the Santa Cruz city limits.

                As a special district, the Port District has exercised certain land use
                controls independently since its formation, pursuant-to the Harbors and Navi-
                gati(:@i Code Section 6306. These powers do not include zoning or the a-
                doptj= of ordinances governing land use. In 1975, the City and Port
                District agreed to the procedures that are currently in effect, namely
                that the Harbor is included in the City's zoning ordinance as a Special
                Use District. Harbor developments are regulated pursuant to this dis-
                trict by the issuance of City building permits after review by the
                Planning Commission and Port District Ccnmission. Since 1973, permits
                for developments within the Harbor have also been required fram the
                Central Coast Regional CmTnission.

                The Harbor has developed incrementally. In 1964, the Lower Harbor (south
                of Murray Street) was conpleted and breakwaters were built to protect
                the new channel connection between Woods Lagoon and Monterey Bay. Com--
                mercial uses, concessions, and harbor facilities were developed.in the
                lower harbor, mostly on the east side with access fram. Lake Avenue. In
                1973, harbor expansion north of.'the Murta@-Street bridge added 560 berths
                and associated parking, but eliminated the remaining Woods Lagoon wet-
                land. A cmTnitment was made by agreement between the U.S. Fish and
                Wildlife Service and the U.S. Army Corps of Engineers for the Port Dis-
                trict to mitigate this loss. Since 1973, Harbor development has been
                limited: the parking lots have been reoriented and partially landscaped,
                the Crow's Nest Pestaurant has undergone renovation and expansion, Aldo's
                has been converted froi, a small fisherman's supply enterprise to a newly-,
                built restaurant, a new fuel dock and marine supply store have been con-
                structed, and the University of California at Santa Cruz (UCSC) sailing
               .program, has installed a floating dock. Also in this period, the Port
                District sold a parcel on the west side of the lower harbor to the U.S.
                Coast Guard, which constructed a small station for its personnel.

                                                3.52

                        Santa Cruz Harbor also includes about 3.3 acres of sandy beach on
                        both sides of the jetties, contiguous to Twin Lakes State Beach. The
                        nearly two-acre beach on the west side is managed by the State Parks
                        Department. The 1-1/3-acre beach on the east side was briefly main-
                        tained by State Parks in 1977-79, and signs and one fire-ring remain
                        from that period, but managarent was returned to the Port District.
                        Beach uses include swinming, beachcombing, picnicking, sports, camp-
                        fires, and storage and launching of small sailboats (Hobie Cats).
                        Surfing has been discouraged off the harbor jetties because of con-
                        flicts with boat traffic. Twin Lakes State Beach, adjacent to the
                        Harbor, is the most heavily used state park unit in Santa Cruz County,
                        with an average annual visitation of 700,000 people (1977-79), about
                        a third of whom come in the peak mnths of July and August.1 Neverthe-
                        less, the segment of beach between Seabright Avenue and the Harbor (in-
                        cluding Port District lands) has been characterized as be@     for all
                        practical purposes unused because of lack of accessibility 2g

                        Because of its placement with respect to normal movement of sand down-
                        coast, and with respect to winter wave activity, Santa Cruz Harbor has
                        historically had a severe shoaling problem. Annual dredging has been
                        required in recent years to maintain an open channel in winter (and
                        scmetimes other) mnths. Notwithstanding, the Harbor muth was closed
                        for 60 (nonconsecutive) days in winter 1979-80. Volumes of dredged sand
                        and silt have averaged 100,000 cubic yards per season. Dredging has
                        been carri6d out (except in 1976-78) by contract between the U.S. Army
                        Corps of Engineers and private firms, for the Port District, and spoils
                        disposalhas been through temporary buried and surface, pipelines along
                        the beach into the surf zone at Twin Lakes State Beach about 5001 east
                        of the Harbor muth.

                        Planning in Santa Cruz Harbor

                        The Port District had never prepared a master plan for development
                        until, in 1977-78, it began the process (which is nearing campletion
                        in late 1980-early 1981) of creating the Santa Cruz Harbor Development
                        Plan. A draft plan was released in SepteTrber 1980. Contents of the
                        draft Development Plan are discussed further below.    other planning
                        efforts have included the Harbor area, but little focussed attention
                        has been placed on harbor-related development or impacts of Port Dis-
                        trict activities.

                        Within the Santa Cruz City General Plan process, the Harbor has always
                        been recognized as a valuable visitor-oriented recreational opportunity.
                        'Working Paper: Public Access, Santa Cruz county LCP, February 1980,
                         and Visitor Attendance fs-timates, California Department of Parks and
                         Recreation, Septenber 1979.
                        2R. L. Menefee, personal com-nunication, Novenber 26, 1980.

                                                          3.53

               In the 1990 General Plan (adopted 1980), the Harbor waters, west-side
               lands, and beaches are designated "coastal recreation". East-side
               lands are designated "Regional/Tourist Commercial and most Upper Harbor
               lands are designated "Natural Areas". Santa Cruz's Local Coastal pro-
               gram process, begun as a pilot program in 1976, has, since its incep-,
               ticn, identified enhancement of boating activities, and inadequate rec,
               reational access to the Harbor and TWin Lakes Beach as important focal
               points for the coastal planning effort.- other issues related to the
               Harbor have included criteria for construction of a roadway across
               Aram Gulch - (Broadway-Brommer,no longer proposed) , and land-use desig-
               nation of parcels fronting the Upper Harbor bluffs (in particular, what
               the appropriate mix of residential and visitor-oriented uses might be).
               Issues  relating to boating are, with the exception of very small boats
               (e.g.,, Hobie Cats), addressed in the draft Development Plan prepared by
               the Port District. Issues relating to land use on harbor-front parcels
               are addressed in the November 1980 draft Santa Cruz City LCP Land use
               Plan and Site Suitability Study, and the November 1980 "Coastal Cur-
               rents," Santa Cruz County's LCP newsletter.

               Unresolved coastal planning issues- regarding the Harbor relate primarily
               to activities over which the local governing bodies (including the Port
               District Commission) do not have complete jurisdiction: dredging of the.
               Harbor mouth, access to and management of the public beach within and
               adjoining the Port District, and wetland mitigation for the loss of.
               Woods Lagoon.These are discussed -in. more detail below. In all. three,
               planning efforts have been undertaken to sane extent by the agencies in-
               volved.3

               Coastal Act Application

               A number of policies adopted for use in the California Coastal Zone in
               the Coastal Act of 1976 apply to Santa Cruz Harbor, which is an impor-
               tant segment of the "existing developed uses . . . that are essential to
               the economic and social well-being of the-people of this state".4

               3See, for example, Santa Cruz Harbor shoaling Study, Moffat & Nichol,

               for the U.S. Army Corps of Engineers, June 1978;Draft Regional Trans-
               portation Study and Plan for Santa Cruz County, Santa Cruz County
               Transportation Commission, October 1980; Coastal Unit Evaluation, Twin
               Lakes state Beach, California Department. of Parks and Recreation, August
               1980; Draft Definitive Plan for the Arana Gulch Mitigation Project,
               Santa Cruz Port District, November, 1980.
               4 Public Resources Code Section 30001(d), Coastal Act of 1976, Amen ded
                 january 1980.

                                                3.54

                       of particular importance are policies relating to Public Access (30210,
                       30212, 30212.5, 30213, 30214), Recreation (30220, 30221, 30223, 30224),
                       and Marine Environment (30230, 30231, 30232, 30233, 30234, 30234, 30236).
                       other relevant policies include Land Resources policy 30240(b), and
                       Development policies 30251, 30252, 30253 and 30255. The Local Coastal
                       Program for Santa Cruz Harbor@-(a portion of the Santa Cruz City LCP)
                       must "meet the requirements of, and implement the provisions and poli-
                       cies of" the Coastal'Ac@.5 Nothing in the Coastal Act would restrict
                       the ability of the Port District or the City of Santa Cruz to "adopt
                       and enforce additional regulations, not in conflict with this (Coastal)
                       act," nor would it require the City or the Port District "to exercise
                       any power it does not already have under the Constitution and laws of
                       this state".6

                       5Public Resources Code Section 30108.6, Coastal Act of 1976, Amended
                        January 1980.
                       61bid., Sections 30005(a) and 30005.5.

                                                      3.55

             PUBLIC ACCESS CCMPCNENT

             several foms of public access to and along the shoreline are available
             at Santa Cruz Harbor. Maps in the City I s LCP coastal access catponent show
             existing and proposed accessways in the City of O"anta Cruz to the Harbor
             Area. Harbor access is discussed as Point #15.

             Access to Twin Lakes State Beach on the east side of the Harbor is dis-
             cussed on pages 22 and 23 of the LCP T@Jbrking P    on Public Access
             published by Santa Cruz County in February 1980; access to the Harbor
             shoreline itself is not mentioned, although some aspects of visual
             access are discussed in a later paper (Coastal Currents #4, p-74).

             Coastal Act policies require that maxu= access be provided to the shore-
             line, that new develpFa-ents provide Zd-e-quate parking and non-automobile
             circulation, and that public facilities*be distributed to avoid overuse of
             any single area. The various aspects of access are discussed further be-
             low, including reccmrzded policies for improvement of access at Santa
             Cruz Harbor.

                  SEC. 30210

                  In carrying out the requirement of Section 4 of Article X of
                  the California Constitution, maximm access, which shall be
                  conspicuously posted, and recreational opportunities shall
                  be provided for all the p6ople consistent with public safety
                  needs and the need to protect public rights, rights of pri-
                  vate property owners, and natural resource a as from over-
                  use.

                  SEC. 30252

                  The location and amount of new development should maintain
                  and enhance public access to"the coast by. . . (3) providing
                  nonautwobile circulation within the development, (4) pro-
                  viding adequate parking facilities or providing substitute
                  mans of serving the developnient with public transporta-
                  tion.

                  SEC. 30212.5

                  wherever appropriate and feasible, public facilities,
                  including parking areas or facilities, shall be distributed
                  throughout an area so as to mitigate against the impacts,
                  social and otherwise, of overcrowding or overuse by the
                  public of any single area.

                                              3.56

                    A. Personal motor vehicle access

                    Seabright Ave.  Murray St. , and Atlantic Ave  in the City and Brawter St.
                    Seventh Ave., East Cliff Dr., Fifth Ave., Lake Ave., and Eaton St., in
                    the County are road accesses to the Harbor. According to the Draft EIR
                    on the Harbor Plan, all roads are adequate to handle harbor-generated
                    traffic, except the Murray-Seabright intersection on peak days.7 The
                    intersection congestion experienced at Murray-Seabright and Lake-Eaton
                    could be improved by traffic controls.8 County staff has proposed
                    additional traffic improvements in the vicinity.--.a one-way street system
                    and a widened Seventh Ave. As City General Plan policies (Residentiil
                    Opportunities B-7 and Transportation and Public Facilities-D) would
                    suggest, new Harbor development should be phased with traffic improve-
                    ments, so that it does not result in congested conditions.

                    The Coastal Commission and Coastal Conservancy have established a new
                    Coastal Access signing program. The City and County should participate
                    so as to improve directional signing to the Harbor.

                    Parking,is available for Harbor users on both east and west sides of the
                    channel# and both north and south of Murray St. bridge. 533 spaces
                    are provided to serve the 526 boat berths in the Upper Harbor. While
                    these were developed when State standards for parking (required as part
                    of DNOD loan/grant conditions) were one space per berth, observation of
                    actual parking demand from Decenter 1978 to May 1980 appears to justify
                    a reduction in the standard to .60 spaces per berth, the mininn re-
                    quirement. recognized by the California Department of Boating and Water-
                    ways. 9

                      7Draft Environmental Inpact Report  Santa Cruz Harbor Deve        Plan,
                      Santa C= Port District, August 1980, m. 111-C-1 through 28.
                      Ibid., pp. III-C-24 through @6.
                     91bid., pp. III-C-13'and 14. Department of Boating and Waterways is the
                      successor agency to the Department of Navigation and Ocean Developmnt.

                                                         3.57

              A surplus of 217 spaces thus exists in the Upper Harbor. The draft
              Harbor Development Plan proposes to reduce the boat berths by 25 (to
              501) and parking spaces by 30 (to 503), and with new uses including
              dry boat storage, launch hoists, commercial, and restaurant, to reduce
              the overall sur                           which would be located on
                            , plus to 61 spaces, most of
              the east side.-Lu If the new Upper Harbor restaurant beccues as popu-
              lar as those in the lower harbor, more than half of the projected sur-
              plus will be needed for restaurant parking. ASee Map 1.)

              The west side of the Lower Harbor currently provides 150 spaces to
              serve 155 berths, 50 boats in dry storage, the UCSC dock, a 2650 sq.
              ft. restaurant (Aldols), and two acres of beach. Both restaurants
              at the Harbor are observed to beattractions of visitor traffic in ex-
              cess of the "standard" restaurant. (The Crow's Nest, for which scme
              data are available, exhibits an actual parking demand 50% in excess of
              the city requirements.) No parking is currently provided explicitly for
              beach users, although it is assume6 that some iDeachgoers use the "visi-
              tor" spaces in the Harbor parking lot. At least 12 on-street spaces
              are needed to serve Aldo's Restaurant. The Harbor Development
              Plan proposes to increase the parking provided to 196; estimates of
              parking needed for ultimate development (including a doubling of dry
              storage spaces) would range from 160 to 20Q spaces.11

              Uses on this side of the Harbor, including the beach, are also accessible
              fram on-street parking in the Atlantic Avenue area. The area was sur-
              veyed in May@-June 1979, and was found to have a capacity of 536 on-street
              parking spaces. occupancy varied frcm 30% on weekdays to 50% on the
              weekend.12

              The Harbor's east side contains the widest variety of existing land
              uses and a total of 260 parking spaces. Parking serves 243 boat
              berths, the Harbor launch rarnp, ahmst 23,000 sq. ft. of retail conmr-
              cial uses, the Port District headquarters, the U.S. Coast Guard Auxili-
              ary, and the Crow's Nest Restaurant. Berth spaces have been converted
              to commercial spaces as the latter uses have increased parking demwA,
              so that the current parking@to-berths ratio is only .40:11 well below
              the minimum state standard.

              10 Santa Cruz Harbor Development Plan, Santa Cruz Port District,
              December 1980, p. 28.
              11 See Appendix, Table 1.
              12S eabright Parkincr Survey, Santa Cruz Department of Public Works, june
                19779.

                                                  3.58

                                      L

                                                                        9

                                                                                       WL---
                                                                                      I,, F-7@
                                                                                           17 i
                                                                                  L-jUiC
                                                                                      >

                                                    TW' L4k,,
                                                                                     ea Cil

                            0       5co      10

                     LocAL. C-OASIW-

                                                  ACCESS ?4LITWS             MAP 1: VEHICLE ACCESS

                                                  CuKmwT mkv@mq

                                                                      3.59

                 Parking available to the Crow's Nest (in the Harbor's only matered lot)
                 is estimated to meet the higher-than-normal restaurant demand discussed
                 above. Observed use of the east side parking areas is high, ranging
                 from 70% occupancy on weekday afternoons to 100% on weekends.13 The
                 draft Harbor Developmnt Plan proposes a substantial increase in park-
                 ing in this area of 121 spaces (to 381), while adding one boat berth,
                 2200 sq. ft. of retail, a ccmnercial fish-receiving area, and a 3000
                 sq. ft. restaurant addition. Estimates of parking need at that level
                 of development would range fran 326 to 377 spaces.14

                 Spillover parking from east Harbor uses (incuding boat trailers) is often
                 observed on nearby streets in the, Twin Lakes neighborhood of the County.
                 An experimental.shuttle system is scheduled to serve this area starting
                 in summer 1981, but has been designed primarily for beach users through-
                 out Live Oak and will operate from a parking lot about 1-1/3 miles away
                 (17th Avenue and the railroad tracks).

                        (A-1)

                            In order to ensure that "surplus" Harbor parking actu--
                            ally needed to serve the beach within Port District
                            boundaries remains available for that use, 31 spaces
                            in the west parking lot should be clearly signed and
                            other uses prohibited.

                        (A-2)

                            Since few off-street parking opportunities for the
                            Seabright-West Jetty portion of Twin Lakes State Beach
                            appear to be available, the Port District should ex-
                            plore potential lease,of the West-parking lot by the
                            State Parks Department and closing or reconfiguration-
                            of lower Atlantic Avenue. to provide more beach parking.

                 B. Transit Access

                 Santa Ci-uz Metropolitan Transit District public bus routes #6, 7N, 67 and
                 68 provide transit service to Lake Avenue, adjacent to the Harbor (east
                 side) every 15 minutes fram the Transit Center at Soquel and Front Streets
                 in Santa Cruz. Routes 67 and 68 also provide service from the Capitola
                 Transit Center at 41st Avenue. The Santa Cruz Transit Center is within
                 easy walking distance of the Greyhound Bus Terminal. Bus stops in the
                 Harbor area are shawn on Map 2.

                 13 Draft EIR, op. cit., p. III-C-14.
                 14--
                   Appendix, Table 2.

                                                        3.60

                     The proposed Live Oak shuttle, discussed above, will also serve the Har-
                     bor (east side). Similarly, if a shuttle were instituted from a central-
                     ized Santa Cruz city location to serve Seabright Beach, its terminus
                     could be the west side of the Harbor. The City has participated in a
                     shuttle system using the County Government Center lot, but it served only
                     the main beach (Cowell-Boardwalk) in previous years.

                     Three forms of mass transit may be especially appropriate to Santa Cruz
                     Harbor: a beach shuttle bus connected with remote parking; a rubber-
                     tired intra-harbor tram which could potentially connect the upper and
                     Lower Harbors and east and west side use areas; and a ferry to connect
                     Lower Harbor use areas by water independent of (and seaward of) the
                     congested Murray St. bridge.

                          (A-3)

                              The City and Port District should investigate, and inplement
                              as funds become available, innovative transit systems which
                              would enhance recreational use of Santa Cruz Harbor while
                              reducing reliance of such traffic on the Murray St. bridge.

                      C. Pedestrian Access

                          Definitions:
                               Lateral Accessway: An area of land providing public access
                                                   along the water's edge.
                               Vertical Accessway:   An area of land providing a connection
                                                     between the first public road, trail, or
                                                     use area nearest the sea and the public-
                                                     1Y owned tidelands or established lateral
                                                     accessway.

                      The entire Harbor shoreline (except for the entrance channel) is walk-
                      able either via sidewalk or sandy beach. The Harbor DeveloFnent
                      Plan also indicates a loop pedestrian route around the Harbor, thus
                      linkinV lateral access between the City's and Live Oak's ocean shore-
                      lines.15 A short-cut across the Murray Street bridge is also possible.

                     15 Santa Cruz Harbor            Plan , Santa Cruz Port District,
     10                December, 1980, Figure 11.

                                                       3.61

                   (A-4)

                      Continuous lateral pedestrian access is an utportant
                      element of the Harbor for visitors, and shall be re-
                      tained. minor exceptions (such as the boatyard) , where
                      conflicts between inmediate-shcreline access and coastal-
                      dependent uses would be severe, should be made, but new
                      development should preserve this lateral access. Areas
                      where the Draft Hazbor Development Plan does not discuss
                      access, but shows new development on existing accesswayp,
                      include the Upper Harbor (new restaurant over revetment.-
                      new launch area) and Lower Harbor-East (Cx-cwls Nest ex-
                      pansion over jetty, new ccnuercial landing area). La-
                      teral access should be designed into these projects in a
                      way that will minimize or remove use conflicts. In the
                      case of the restaurants, which are not coastal-dependent
                      uses, accessways bave priority fak'the immediate
                      waterfront, strip. An excellent exanple of continuous
                      access design.is found at Tbm's Bait Shop in the fuel
                      dock area of the Lower Harbor.

             Proposed accessway #22 is part of a City-planned trail fran Delaveaga
             Park to the coast, which would provide vertical access to the Harbor.
             Vertical access, too, is virtually continuous to the Harbor waters fram
             the parking areas surrounding the Harbor and street access points (Lake
             Drive, Atlantic Avenue, Brammer Street). Other improvements to the
             vertical access system are discussed below under "Upland Access".

             D. Bicycle Access

                Definition:

                    Class III Bikeway (Bike Route)    Provides a right-of-way designated
                                                      by signs or pe=anent markings and
                                                      shared with pedestrians or motorists;
                                                      used primarily to provide a cont.3-n-
                                                      uous link between Class I and Class
                                                      II bikeways.

             Proposed bikeways along Murray Street and Atlantic Avenue Provide access
             to the western side of the'Harbor. Designated county routes frcrn the
             pa t,, planned for future improvements, include Eaton Street and East
             Cliff Drive-pifth Avenue-Lake Avenue. Again, a proposed loop bicycle
             route around the Harbor would Link these accessways. (Figure 11, Wbor, Devel-
             2@-m@t P14D). Ramps or driveways already exist at Atlantic,, Fifd@--and
             on the south side of Eaton. Stairs exist at the south side of Murray.
             Ramps on the north side of these streets would Provide easy bicycle
             access for west-bound bicyclists. A rarvp is included in the City bike-
             way plan on the north side of Murray to connect to a proposed off-
             street bicycle path along the railroad tracks.
             Broad4ay is the official, designated, Pacific Coast Bikecentennial Route
             through Santa Cruz, terminating at Frederick street. Signs to the Harbor
             through Frederick Street park (and stalxvay) could provide a "through"
             coastal route for cyclists (the Harbor bike path connects to Brmyner
             Street) , avoiding the narrow, heavily travelled Soquel Avenue and Murray-
             Eaton Streets.

                                                 3.62

                     E. Upland Access

                     Much of the Harbor is surroLmded by bluffs, some of which (particularly
                     along the lower west side) are developed with structures between the first
                     road and the "sea" of Santa Cruz Harbor. Physical access fran the-bluffs
                     is limited and paths are often informal.  *Opportunities for improved ac-
                     cess exist, pai-ticularly improved visual access from these areas where
                     panoramic views of the Harbor are often available.

                        Definitions:

                            Upland Trail:  An area of land providing public access along a
                                           shorefront bluff or along the coast inland from
                                           the shoreline where the opportunity for lateral
                                           access along the water's edge does not exist. An
                                           upland trail can also link inland recreational fa-
                                           cilities to the shoreline.
                            Scenic Overlook: An area of land that provides the public a
                                              unique or unusual view, of the coast.

                     of the existing pat1ways shown on Map 2, only two provide improved pe-
                     destrian access: the stairs and ramp from Frederick Street Park, and the
                     stairs from Murray Street sidewalk to the UCSC dock area. Other access-
                     ways use sloping streets (Atlantic Avenue and Brcmmr Street), Harbor
                     parking lots and driveways (Lake Drive), or are informal paths down steep,
                     vegetated bluffs (Fairview through the Coast Guard facility, Southern Pa-
                     cific Railroad to the upper east parking lot). one new, improved path
                     (#21) is scheduled to be provided in conjunction with a private residen-
                     tial development at the end of Frederick Street. Other potential improve-
                     ments are discussed under Coastal Access Points, below. One (Mello/Stagg
                     Lane, #23)would provide physical as well as visual access, and could use
                     an easement from Seventh Avenue down Stagg Lane required as part of a
                     Coastal Permit (P-77-36). Several other outstanding viewpoints are located
                     on the Upper Harbor bluffs and could be developed as scenic overlooks with
                     or without direct access down the bluffs to the water (see Map 2).

                     F. Coastal Access Point Descriptions

                     Following are descriptions of five existing public access locations from
                     the public road nearest the coast to the Harbor shoreline. The location
                     of these points is shown on accompanying Map 2. Two other public access
                     points (#14 and #15) are already described by the City of Santa Cruz LCP
                     in the Coastal Access Component. Some private access also exists from
                     homes fronting on Harbor property. All the accesses described are recoanc-
                     mended to remain open to the public.

                                                              Ibb

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            LOCA@-

                                                                MMSTIRJAN OIL
                                                                MCKLE ACCR!ib         MAP 2             -SIAOMUNE ACCFESS
                                                                (mSepurnam it)
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                                                                vievOwNT aFroMURITY
                                                                LATWIZAL SMORILAMe
                                                                     TpAll-

                                                                            3.64

                     #16. SANTA cRuz YAaiTHARBOR (WEST)

                           Location

                              (a) south side of Murray Street
                              (b) north side of Marray Street

                           Local ERL&ay Access

                              Murray Street (designated coastal access route)

                           ownership

                              (a) public
                              (b) Southern Pacific Railroad

                           Shoreline Use

                              Open harbor; berths, UCSC sailing facility

                           'Ibpography, Natural Envronmnt

                              (a)  moderate slope
                              (b)  gentle slope; gravel and dirt

                           Public Safety
                              (a) safe access; shoreline accessible for boat use
                              (b) crosses railroad tracks; steep shoreline at this point

                           Existing Access

                              (a) wooden stairs with rail
                              (b) informal path

                           ExistIpa Parking

                              None to directly serve this accessway

                           Land Use

                              (a) Harbor uplands
                              (b) railroad tracks

                                                       3.65

                    Mass Transit

                        SCMM's routes 6, 7N, 67 and 68 provide access

                    Trail Access

                        (a) accessible fran sidewalk on Murray Street; leads to Harbor
                            bicycle and pedestrian paths
                        (b) no sidewalk on north side of Murray; proposed bike path
                            along railroad tracks

                    Proposed Improvemnts

                        (a) sign
                        (b) pave ramp as specified in City Bikeway Plan (p. 44), ex-
                            tend to Murray Street with curb cut pending campletion of
                            bikeway along railroad tracks

              #17. SANTA CRUZ UPPER YACHT HARBOR

                    IDcation

                        Frederick Street Park

                    Local Roadway Access

                        Broadway or Soquel Avenue to Frederick Street

                          --- P

                        Public

                    Shoreline Use

                        harbor - boat berths

                    Topography, Natural Environment

                        fairly steep slope, moderately uxx:)ded and grass-covered; sone
                        eroded slopes

                    Public Safety

                        stairs very safe; rest of slope unsafe

                                                 3.66

                           Faisting Access

                              wooden stairs with railing and bicycle ranp; also infonnal.
                              eroded access trail

                           Existing Parking

                              on Frederick Street

                           Land Use

                              local park

                           Mass Transit

                              none nearby

                           Trail Access

                              continuation of partially paved trail through Frederick Street
                              Park

                           Proposed Irrproverrents

                              sign; stablilize and revegetate eroded path or, if econcudcal,
                              install second staixway

                     #18. SANTA CRUZ UPPER YACHT HAMOR

                           Location

                              Brommer Street

                           Local Ro@@a Access

                              Seventh Avenue to Bram-er Street

                           Ownership

                              Public

                           Shoreline Use

                              parking

                                                      3.67

                    Topography, Natural Environment

                       gentle slope; little vegetation

                    Public Safety

                       pedestrians and bicyclists must use roadway

                    Existing Access

                       roadway

                    Existing Parking

                       Upper Yacht Harbor parking lot; roan along Brammer Street

                    Land Use

                       Harbor parking lot

                    Mass Transit

                       SCMM's Routes 65   and 66 provide access at Seventh Avenue and
                       Bramer

                    Trail Access

                       Seventh Avenue bikeway

                    PF2Msed Iriprovements

                       stripe bicycle lane; provide sidewalk on north side (across from
                       agricultural parcel, unless converted to other-use); sign; fence
                       off adjacent agricultural land if necessary; landscape

              #19. SANTA CRUZ YACHT HARBOR (EAST)

                    Location

                       (a) south side of Eaton street
                       (b) north side of Eaton Street

                    IDcal RDaSyay Access

                       from west: Murray Street; frcm east: Seventh Avenue to Eaton,
                       also fran Alta Lam Lane along railroad tracks

                                                  3.68

     I

                           Ownershi2

                              (a) public
                              (b) private - Southern Pacific Railroad

                           Shoreline Use

                              harbor - open area

                           Topography, Natural Environment

                              (a) gentle slope
                              (b) moderate slope, eroded path, brush and grasses

                           Public Safety

                              (a) no sidewalks on Eaton Street, path serves both bicyclists
                                   and pedestrians
                              (b) no current formal access, unimproved trail my be unsafe;
                                   crosses railroad tracks

                           Existing Access

                              paved path

                           Existing Parking

                              on street

                           Land Use

                              (a) 'harbor - boat building and repair
                              (b) railroad tracks

                           Mass Transit

                              SCMTDIs Routes 6, 7N, 67 and 68 provide access

                           Trail Access

                              proposed Eaton and Murray Street bike paths

     1 0

                                                        3.69

                     Pro22sed immv-mmts

                        sign; provide paved or stair access on north side of Eaton
                        Street; provide a bus stop'closer to this accessway

               #20. SANTA CRUZ YACHT HAR13OR

                     Location

                        Coast Guard Station

                     Local Roadway Access

                        Seabright Avenue to Marine Parade to Fairview

                     Ownership

                        U.S. Coast Guard

                     Shoreline Use

                        harbor - boat berths

                     TbpogrEhy, Natural Environment

                        gentle slope, same trees

                     Public Safety

                        appears very safe

                     Existing Access

                        footpath, south side of AP# 010-262-55

                     Existing Parking

                        on street (lin-Lited)

                     Land Use

                        Coast Guard facility

                                                 3.70

                          Mass Transit

                             none nearby

                          Trail Access

                             none

                          PE2L)osed Improvements
                             sign, mark edge of path, obtain formal easement

                    G. proposed Accessways

                    The fol@@ing are descriptions of three proposed public access points fran
                    the nearest public road to the coast to the Harbor shoreline. The location
                    of these points is shown on acccmpanying Map 2. Since portions of these
                    accessways are privately.owned, they will either have to be publicly pur-
                    chased or secured through easement dedications. Section 30212 of the Coast-
                    al Act applies to coastal development permit approvals on the identified
                    sites:

                             SEMON 30212:

                                 (a) Public access from the nearest public roadway to the
                             shoreline and along the coast shall be provided in new de-
                             velopment projects except where (1) it is inconsistent with
                             public safety, military security needs, or the protection of
                             fragile coastal resources, (2) adeqpate access exists nearby,
                             or (3) agriculture would be adversely affected. Dedicated
                             accessway shall not be required to be opened to public use
                             until a public agency or private association agrees to accept
                             responsibility for maintenance and liability of the accessway.

                                 (b) For purposes of this section, "new development" does
                             not include:

                                                      3.71

                            (1) Replacement of any structure pursuant to the provisions
                         of subdivision (g) of Section 30610.

                            (2) The derrolition and reconstruction of a single-family
                         residence; provided, that the reconstructed residence shall not
                         exceed either the floor area, height or bulk of the former *
                         structure by iwre than 10 percent, and that the reconstructed
                         residence shall be sited in the same location on the affected
                         property as the former structure.

                            (3) Improvements to any structure wtuch do not change the
                         intensity of its use, which do not increase either the floor
                         area, height, or bulk of the structure by more than 10 percent,
                         which do not block or impede public access, and which do not
                         result in a seaward encroachment by the structure.

                            (4) Any repair or maintenance activity for which the ccm-
                         mission has determined, pursuant to Section 30610, that a
                         coastal development permit will be required unless the regional
                         comission or the ccnmssion determines that such activity will
                         have an adverse impact on lateral public access along the beach.

                           As used in this subdivision "bulk" mans total interior
                         cubic volume as measured from the exterior surface of the
                         st.ructure.

                            (c) Nothing in this division shall restrict public access
                         nor shall it excuse the performance of duties and responsibili-
                         ties of public agencies which are required by Sections 66478.1
                         to 66478.14, inclusive, of the Government Code and by Section 4
                         of Article X of the California Constitution. (Amended by Cal.
                         Stats. 1979, Ch. 919.)

                                                3.72

                    #21. SANTA CRUZ LTPER YACHT HArWR

                          Location

                             End of Frederick Street

                          Local Roadway Access

                             Seabright Avenue (designated coastal access route) to Broa&ay
                             to Frederick; also fram Soquel Avenue

                          Ownership

                             Private

                          shoreline use

                             open

                          Tbpogr@hy, Natural Enviromient

                             almst vertical slope, partially vegetated

                          Public Safety

                             steep slope will require steps, some horizontal configuration
                             to be safe

                          Proposed Access

                             stairs and paved path from end of Frederick Street through
                             AP# 11-171-37*. follow contours of slope;. include bicycle ramp
                             on stairs; pro@ide beenches at top of ipath and parking: sign.

                          Existing Parking

                             On Frederick Street shoulders (Frederick street will be inproved,
                             ending in cul-de-sac, with parking provided)

                          Land Use

                             Proposed condminium project

                      Required as condition of coastal develomlent Pelmit P-80.-237

                                                       3.73

                     Mass Transit

                        not served by rpass transit

                     Trail Access

                        from Broadway Bikecentenrlial route; sign as bicycle accegs to
                        Harbor

               #22. SANTA CRUZ LIPPER YACHT HARBOR

                     Location

                        Arana Gulch

                     Local RoaqLaj Access

                        Capitola Road

                     ownership

                        Private

                     Shoreline Use

                        harbor   boat berths

                                 Natural Environment

                        flat to rolling; mDstly grasslands, with scme oaks and riparian
                        vegetation

                     Public Safety

                        current conflict with grazing use; access into wet areas would
                        be hazardous

                     Proposed Access

                        fran Capitola Road along Arana Gulch through AP# 11-101-12, final
                        location to be determined; require only as part of a developnvnt
                        proposal for a change in use; inappropriate as long as grazing
                        continues

                                                  3.74

                            Existing Parking

                               on street - Capitola Road

                            Land Use

                               grazing; open space - riparian corridor

                            Mass Transit

                               SCMID Routes 65, 66, 69 and 70 provide access along Capitola Road

                            Trail Access

                               Capitola Road bicycle lane; proposed pedestrian trail from De
                               Laveaga. Park

                      #23. SANTA CRUZ YACHT HARBOR

                            Location

                               end of Stagg Lane

                            Local Roag@wa Access

                               Seventh Avenue to Stagg Lane

                            OwnershiI2

                               private; stairs would be on public (Harbor) property; public
                               easement on private road required as condition of coastal
                               development permit P-77-36

                            Shoreline Use

                               harbor - boat berths

                            Thpography, Natural Environment

                               almost vertical rock-wall slope

                            Public Safety

                               currently unsafe steep slope

                                                         3.75

                     Proposed Access

                        stairs frcin end of Stagg Lane or bluff-top path could extend
                        along AP# 26-271-61 and -70 with stairs at end

                     Existing Parking

                        on street (limited)

                     Land Use

                        vacant

                     Mass Transit

                        SCMTDIs Routes 65 and 66 along Seventh Avenue

                     Trail Access

                        none

                                                3.76

                        BOATING FACILITIES

                        The only protected boating facility in northern Monterey Bay is located
                        at Santa Cruz Harbor. The Harbor contains just over 50% of the Bay's
                        boat slips, and 42% of the in-harbor dry storage capacity. Despite its
                        preeminent regional role in accommodating a great number of boaters,
                        Santa Cruz Harbor is third amng the Bay's three port facilities in com-
                        mercial fishing, with only about 1% of the region's weight and value of
                        catch.1

                        Santa Cruz Harbor currently provides berthing for approximately 215 cm-r-
                        nercial fishing vessels, which land fish valued in excess of $1 million
                        per year. The associated industry - fish buyers and retailers - accounts
                        for an additional $1 million of annual gross product. Additionally, from
                        July through October, the Harbor becomes the resting stop for vessels
                        engaged in the catching of albacore, salmn and swordfish. In 1979, Santa
                        Cruz Harbor provided overnight accommodations for 1,404 large commercial
                        vessels from other ports over the course of the year.2

                        The Harbor also provides berthing for approximately 759 recreational
                        boats (709 wet berths and 50 dry storage spaces). Because of the mild
                        climate, recreational boating activity is high and a 30 percent use fac-
                        tor on weekend days is not unusual. Approximately 62 percent of the slips
                        are rented by Santa Cruz County residents, 32 percent by Santa Clara
                        County residents, and 6 percent by residents of other counties. Addition-
                        ally, there are 10,000 boat launchings per year.  Like Moss Landing and
                        Monterey, Santa Cruz Harbor's berths are 100% occupied,, a long waiting
                        list (900 according to the Harbor Development Plan, p.11) is maintained,
                        and demand is reported to be increasing.

                        A review of waiting lists at the four Monterey Bay harbors (Santa Cruz,
                        Moss Landing@North, Moss Landing@South, Monterey) has revealed only a
                        small (7%) duplication in nams.3 Three of the four harbors do not dis-
                        tinguish between commercial and recreational boats on the waiting list,
                        and the fourth (Moss Landing-South)estimates that derand "would appear
                        to be generated primarily by part-time sport fishermen and recreational
                        boaters,'. 4

                        Santa Cruz Harbor is confined by its location. Expansion of the navigable
                        area would require acquisition of land and dredging of Arana Creek, and
                        would expand the Harbor's boating facilities very little. In this context,
                        the Port District has sought to improve facilities for both recreational
                        and commercial users within the existing Harbor.
                        'California Department of Fish and Game.
                        2Santa Cruz Harbor Development Plan, December 1980. n.(;
                        _1@0_ss Landing Community Plan Background Report: Harbor Developmnt, Jefferson
                        4Associates Inc., August 1980, p. 21.
                        Ibid. , p. 22.

                                                          3.77

               Lne Santa Cruz Harbor DeveLcpnent.'Plan proposes five modifications to
               the boating facili     at the HarbOr.D
                    (1.) A reduction of 24 wet berths .overall, due primarily to the elirni-
               nation of slips in the Upper Harbor at the new launch site.

                    (2.) Addition of dry storage capacity for 157 boats/trailers; this
               would include 111 new spaces in the Upper'Harbor, replacement of 16 car-
               trailer spaces at the existing Lower Harbor launch ranp with 13 such spaces
               at the new Upper Harbor launch facility, and an increase fran 50 to 99
               spaces in the Lower Harbor West storage area currently leased by the Santa
               Cruz Yacht Club.

                    (3.) Provision of three new launching facilities (commercial hoists)-
               two on the Lower Harbor west side, and one at the Upper Harbor.

                    (4.) modification of the conriercial slip area in the Lower Harbor
               currently leased by.-C.,Stagnaro to accoraTiodate a reconfigured berthing
               arrangement and a new fish unloadinq-icing@marketing facility.

                    (5.) modification of the UCSC Sailing Program area in the Lower
               Harbor to increase the dock space and provide a support (storage) building.

               Coastal Act Consistency

                                       -refer     'fically,to the pro
               TWO Coastal-Act policies      speci                  vision-of boating
               facilities:

                       SEC. 30224

                       Increased recreational boating use of coastal
                       waters shall be encouraged, in accordance with
                       this division, by developing dry storage areas,
                       increasing public launching facilities., providing
                       additional berthing space in existing harbors,
                       limiting non-water-dependent land uses that con-
                       gest access corridors and preclude boating support
                       facilities, providing harbors of refuge, and by
                       Providing for new boating facilities in natural
                       harbors, new protected water areas, and in areas
                       dredged from dry land.

               5. Santa. Cruz Harbor DevOlOrTrent Plan, op. cit., nn.17 to 24.

                                               3.38

                                SEC. 30234

                                Facilities serving the comnarcial fishing and rec-
                                reational boating industries shall be protected
                                and, where feasible, upgraded. Existing commercial
                                fishing and recreational boating harbor space shall
                                not be reduced unless the demand for those facili-
                                ties no longer exists or adequate substitute space
                                has been provided. Proposed recreational boating
                                facilities shall, where feasible, be designed and
                                located in such a fashion as not to interfere
                                with the needs of the commercial fishing industry.

                       Modifications (2), (3) and (4), discussed above, directly address the
                       concerns of these policies. The elimination of wet berthing (Modifica-
                       tion (1)) could be considered a "reduction in recreational boating space,"
                       but because of the large increase in d--y storage facilities and increased
                       launching potential offered by the three new hoists, actual numbers of
                       recreational boating opportunities should increase. The limitation of
                       east side launches to those who park trailers in the available spaces
                       (Harbor DevelopgLent Plan, p. 47) should not be allowed to reduce the
                       overall launching ca@@Ility of the Harbor.

                       The local coastal program land use plan should therefore support the major
                       'boating proposals of the Harbor Davelopw_nt Plan. Additional policies
                       should clarify three points, however:

                            (B-1)

                            In providing new and improved Harbor facilities, the Port
                            District will maintain at least 900 wet berths, shall minimize
                            losses of wet berthing opportunites due to provision of new
                            shoreline uses and shall seek to increase such opportunities
                            where feasible by reconfiguring berths.

                            (B-2)

                            The Port District shall continue to encourage the forms of
                            increased access to Harbor and Bay waters and boating oppor-
                            tunities provided by teaching programs, commercial group
                            fishing trips, and shared boat or slip ownership.

    0
                            (B-3)

                            The overall launching capability of the Harbor shall be main-
                            tained at a level limited only by demand and safety considera-
                            tions; restrictions on parking associated with use of individual
                            Harbor launching facilities shall- be designed to mitigate against
                            localized traffic impacts only.

                                                          3.79

               Small Boats

               The Harbor channel area is rather narrow (100 ft. wide) and provides little
               opportunity for non-motorized boating. Nevertheless, occasional rowers
               and small sailboats tacking across the channel make use of this area.6
               The Port District has found that traffic controls are adequate to prevent
               congestion due to this type of boating activity.

               The primary small-boating activity at Santa Cruz Harbor is centered on
               small catamarans ("Hcbie Cats") launched from the beach. These highly
               portable sailboats have gained a great deal of popularity in recent years.

               Because of their size, cost and rx)bility, wet berthing is impractical for
               small catamarans, and even secured dry storage is often not preferable for
               the day- or weekend-use that has become typical of the Santa Cruz area.
               Two areas of the Santa Cruz beaches have been available, first through
               informal acquiescence, and, mre recently, through a permit system, for
               overnight or longer storage of the Cats: Hooper Beach in Capitola and the
               East Harbor Beach. State Park personnel report that the numbers of such
               stored boats on the Harbor beach have increased from less than 15 in 1977,
               to over 100 in summer 1979, with 50-60 stored year-round.7 A major issue
               resulting in return of the East Harbor Beach -to Port-District management
               was the growth in Hoble Cat storage.

               The major issue of concern regarding catamaran storage on the beach is one
               of priorities.

                       SEC. 30211

                       Developuent shall not interfere with the public's right
                       of access to the sea where acquired through use or
                       legislative authorization, including, but not limited
                       to, the use of dry sand and rocky coastal beaches to
                       the first line of terrestrial vegetation.

                       SEC. 30101

                       "Coastal-dependent development or use" means any de-
                       velopment, or use which requires a site on, or adjacent
                       to, the sea to be able to function at all.

                       SEC. 30221

                       oceanfront land suitable for recreational use shall
                       be protected for recreational use and development un-

               6
               Draft EIR:  Harbor .'Deveiwnt,.Pl@ai I@y   t 19,80, pp.III-C-29 through 31.
               R.L. Men6fee,personai  communication.

                                                  3.80

                               less present and foreseeable future demand for public
                               or commercial recreational activities that could be
                               accommodated on the property is already adequately
                               provided for in the area.

                      Boat storage per se is not a coastal-dependent use, although its proximity
                      to launching faci7ities is energy-efficient and sensible. Nor is Hobie
                      Cat storage dependent on the public facilities of a Harbor District:
                      private beaches and ccmTercial storage opportunities are available and
                      used for this purpose elsewhere in the county. It could be argued that
                      Twin Lakes State Beach provides ample opportunity for public oceanfront
                      recreation; the consistent popularity of this beach compared to others
                      in the county and the persistent public use (sunbathing, jogging, swimming)
                      of the Port beaches despite boat storage - perhaps at a reduced level
                      because of boat storage - argue to the contrary, however.

                      The Port District emphasizes its obligation to all the boating public.
                      In the event that complete removal of boat storage from the beach is not
                      desirable, the District should, in any event, maximize the recreational
                      use potential of its beach by reducing the obvious use conflict.

                            (B-4)

                               A catamaran dry storage area may be provided within the Port
                               District boundaries for a mzxixmxn of 80 boats. The area for
                               boat storage shall be clearly marked and manage to minimize
                               conflicts with other beach users.

                      Boating Facilities Map

                      Map 3 summarizes the recommendations of the Draft Harbor Development Plan
                      and policies B-1 thru B-5.   This map should be incorporated in the Santa
                      Cruz City LCP.

                                                        3.81

                                                                                      !01

                                                                                                          44,

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                    3F      JsfdWV%-sAtVch                                   OILY sVD"C%s=,               MAP                    e:,oATiNG FACILITIES
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                             CMWVN% AM PRIMO)

                                                                                           3.82

                       NATURAL ENVIRIMEM

                       Santa Cruz Harbor required a substantial alteration of the natural
                       coastal environment for its creation; results of that alteration are
                       still among the Harbor's major opportunities and problem.

                       Environmental Setting

                       The Harbor was dredged frcrn Woods Lagoon, the lower portion of Arana.
                       Gulch watershed, one of six watersheds draining the City of Santa Cruz.
                       Surface runoff from the city east of Cayuga Street and Stanford Avenue
                       eventually enters the Harbor via one of its two tributary arroyos (east
                       of Owon Street, and east of Harbor Drive). Arana Creek, itself, drains
                       the Delaveaga Park area and the portion of Live Oak west of Seventh Ave-
                       nue and Dominican Hospital (see Natural Resources *BctiM of the Santa
                       Cruz City LCP Land Use Plan).

                       Harbor jet-Lies interrupt a natural littoral cell (sandy beach) that ex-
                       tended from San Lorenzo Point to Black Point, fed primarily by the San
                       Lorenzo River. Although the jetties have disturbed downcoast sand move-
                       ment and altered the shape of both east and west portions of Twin Lakes
                       State Beach, movement of sand in this cell is still substantial, and the
                       Harbor mouth shoals every year.

                       The low-lying alluvium characterizing the Woods Lagoon basin is subject
                       to a number of natural hazards: liquefaction (because of the regional
                       locationand underlying soils), tsunami (because of low elevation and ex-
                       posure to the sea), and flooding (in the Upper Harbor from Arana Creek).
                       The hazards themelves are discussed in the Natural Hazards section of
                       the Santa Cruz City LCP, and in the Seismic Safety and Safety Elements of
                       the General Plan. The idarbor DeveloFmient Plan EIR addresses the
                       seismic hazards and reccmTends no mitigation beyond adherence to the Uni-
                       form Building Code.1

                       Arana Gulch's dropping of sediment in the Upper Harbor is considered
                       to be more of a nuisance than a hazard to the Harbor, and the Port Dis-
                       trict has been investigating both temporary (dredging) and permanent
                       (creation of a silting basin) solutions.2

                                                                'icant consequences for natural
                       Creation of the Harbor has had two signi-L
                       habitats. First, opening of Woods Lagoon to the sea has substituted
                       marine (salt-water) for brackish and freshwater habitat in the Harbor it-
                       self. Benthic (bottan-dwelling) and pelagic (fish) communities have be-
                       come well-established around Harbor pilings and revetments, attracting

                         EIR: Santa Cruz Harbor Development Plan, December 1980, pp. III-H-
                       2Draft Definitive Plan for the Arana Gulch Mitigation Project, November
                       U 8-0 .

                                                           3.83

                                                                                                                                           AL

                                            L--j

                                              . .......
                                                                                                                                                                                zr
                                   . .. . .......... ..

                                                                     .. .... .

                                                                                      -.4

                                                                                                                                                                    ...           ,,off

                              0                Boo

               SA,W-VA CRU7

                UOCAL-

                                                                                                                                       MAP

                                                                                                                                          3.84

                       ,'seabirds such as the endangered California Brown Pelican and the more
                       comwn gulls and kingfishers. The Harbor also acts as a trap for schools
                       of anchovies, which periodically are found nearshore in late summer.
                       once confined in the Harbor channel, the anchovies rapidly depete the
                       water's limited oxygen supply and die. The second major consequence of
                       the Harbor on habitats has been the alteration of lower Arana Gulch as
                       it enters the Upper Havor. This stream, with a one c.f.s. flow mea-
                       sured in October 1977, enters the Harbor through four 72-inch drainage
                       pipes. The pipes do not prevent the tides frm entering Arana Gulch,
                       however, and salt marsh vegetation 4now extends as far as 1200 ft. upstream
                       from the Upper Harbor parking lot.    Salt-water influence has also been
                       observed 100 ft. up the Harbor Drive arroyo.

                       Arana Gulch above the Harbor contains outstanding riparian habitats: oak
                       woodland in the Darwin Street and Harbor Drive arroyos, grasslands in the
                       flood plain and grazed uplands (including examples of the rara Santa Cruz
                       tarweed), and willow thickets along the creek south of Capitola Road.
                       Generalized habitats are shown in the Santa Crux City LCP and species lists
                       are included in the Draft Mitigation Project document (following page 41).

                       Wetlands and Natural Habitat

                       The Coastal Land Use Plan including this document provide policies that
                       protect Arana Gulch and the Harbor Waters.

                       Tidelands within the Santa Cruz Harbor area have been granted in trust
                       to the Port District, just as tidelands underlying Santa Cruz Municipal Wharf
                       have been granted to the City. In both these areas, marine habitats will be
                       subject to som disruption due to new developmnt, piling and revetment
                       maintenance, and, at the Harbor, maintenance dredging of the navigation
                       channel. The public trust retained by the State in these areas includes
                       11convexce, navigation, and fisheries"; therefore, maintaining viable
                       marine habitats which support fisheries in the Harbor and Wharf areas is
                       recognized as a matter of broader-than-local significance.

                       The EIR on the Harbor Development Plan discusses the following potential
                       impacts of proposed activities (p. 111-1-2):

                       3Draft EIR: Santa Cruz Harbor Development El@!ncp. cit., p. III-D-1
                       4Draft Definitive Plan for the Arana Gulch Mitigation Project, op. cit.,
                        p. 7 and Figure 2.

                                                         3.85

                         Noise and activity during construction my tem-
                         porarily frighten fish, wildlife and birds. As
                         these activities will be limited in size, scope
                         and duration, the associated impacts on wildlife
                         are not anticipated to be significant.

                         Once construction is carplete and landscaping is
                         established, most of these wildlife species
                         could be expected to return. The landscaping
                         that will be provided may supply a food source
                         and same nesting areas for birds and scm small
                         animals.

                         The addition of floats and piles for the boat
                         slips and comnercial fish receiving facility
                         will provide a habitat for mussels, crustaceans
                         and small fish.

                         The construction of additional boat berthing and
                         incremental increase in boating activity, plus
                         the increased water runoff fran the development
                         could have an adverse impact on the water quality
                         and turbidity of the harbor. Sediments, parking
                         runoff, nutrient and biocide runoff from land-
                         scaping could adversely impact marine organisms.
                         There will also be same change in the character
                         of the bottom of the harbor basin in a few limit-
                         ed areas due to the excavation discussed above.
                         However, this impact is not anticipated to be sig@
                         nificant.                                                                       L

                Not discussed are permanent disruptions to existing revetment areas that
                provide intertidal habitat at the present tune. Such impacts are likely
                to occur in the canmrcial fish-receiving area and Upper Harbor launch
                site (where revetments would be replaced by bulkheads) and could poten-
                tially occur in other areas where structures are proposed over existing
                revetments (Upper Harbor Restaurant, Crow's Nest expansion). Mitigation
                will probably be necessary since, unlike pilings, the replacement struc-
                tures will not necessarily provide a comparable habitat. The -EIR -  .
                proposes a single wetland restoration,project, in Arana Gulch above timi
                Harbor to mitigate for past dredging of Woods Lagoon and for the future
                adverse habitat inTpacts discussed above.

                                                   3.86

                      Coastal Act Consis:Le@n

                               SEC. 30230

                               Marine resources shall be maintained, enhanced, and
                               where feasible, restored. Special protection shall
                               be given to areas and species of special biological
                               or econcmic significance. Uses of the marine en-
                               vironment shall be carried out in a manner that will
                               sustain the biological productivity of coastal wa-
                               ters and that will maintain healthy populations of
                               all species of mari .ne organi.sms adequate for long"
                               term commercial, recreational, scientific, and edu-
                               cational purposes.

                               SEC. 30233

                                  (a) The diking, filling, or dredging of open
                               coastal waters, wetlands, estuaries and lakes
                               shall be permitted in accordance with other ap-
                               plicable provisions of this division, where there
                               is no feasible less envirormentally damaging al-
                               ternative, and where feasible mitigation measures
                               have been provided to minimize adverse environmen-
                               tal effects, and shall be lin-Lited to the following:

                                  (1) New or expanded port, energy, and coastal-
                               dependent industrial facilities, including ccn@-
                               mercial fishing facilities.

                                  (2) Maintaining existing, or restoring previous-
                               ly dredged, depths in existing navigational channels,
                               turning basins, vessel berthing and mooring areas,
                               and boat launching ramps.

                                  (3) In wetland areas only, entrance channels for
                               new or expanded boa-Ling facilities;. and in a degraded
                               wetland, identified by the Department of Fish and Game
                               pursuant to subdivision (b) of Section 30411 for boat-
                               ing facilities if, in conjunction with such boating
                               facilities, a substantial portion of the degraded wet-
                               land is restored and maintained as a biologically pro-
                               ductive wetland; provided, however, that in no event
                               shall the size of the wetland area used for such
                               boating facility, including berthing space, turning
                               basins, necessary navigation channels, and any neces-
                               sary support service facilities, be greater than 25
                               percent of the total wetland area to be restored.

                                                            3.87

                           (4) In open coastal.waters,_ other than wetlands,
                        including streams, estuaries and lakes, ncv or
                        expanded boating facilities.'

                           (5) Incidental public service purposes including,
                        but not limited to, burying cables and pipes or
                        inspection of piers andmaintenance of existing
                        intake and outfall lines.

                           (6) Mineral extraction, including sand for re-
                        storing beaches, except in environmentally sensi-
                        tive areas.

                           (7) Restoration purposes.

                           (8) Nature study, aquaculture, or similar
                        resource-dependent activities.

                           (b) Dredging and spoils disposal shall be
                        planned and carried out to avoid significant dis-
                        ruption to marine and wildlife habitats and water
                        circ ulation.

                        SEC. 30240

                           (a) EnvirormLentally sensitive habitat areas shall
                        be protected against any significant disruption of
                        habitat values, and only uses dependent on such re-
                        sources shall be allowed within such areas.

               The Coastal Act policies cited above are quite specific regarding per-
               mitted activities within wet habitat areas. Proposed Harbcr activities
               which are related to the Harbor's boating functions (conTrkercial fishing
               facilities, launching, channel dredging) are clearly pexmissible dis-
               ruptions to the existing marine habitat, but must be carried out subject
               to there being no feasible, less envirormientally damaging alternative,
               the provision and incorporation of feasible mitigation measures,, and
               siElficant disruption (in the case of dredging) being avoided.

               Adverse impacts for purposes such as restaurant expansion would not ap-
               pear to be permissible at all, and care must be taken to ensure that ini.-
               pacts on marine habitats that way result from such construction are both
               severely limited and teq)orary or are adequately mitigated.

               The santa. Cruz Harbor Development RLan suggests generally how the
               Port District has addressed these Coastal Act policies, and does not
               discuss specific mitigation measures or activities that are of particu-

                                                3.88

                    Sand Movment and pE@ging

                    According to the U.S - Atmy Corps of Engineers 1978 Santa Cruz Harbor
                    212@ Study, the ;a@ Lorenzo has made a highly v_ar"3.M-e_M2MF
                    of sediment to the littoral cell;6 hic1h volumes of discharge have been
                    attributed to high flow rates (wet winters) and sedimentation of the once-
                    new flood control channel. The study estimates an overall annual down-
                    coast drift at the West Harbor jetty of-300,000 to 500,000 cubic yards
                    of sand.

                    During and subsequent to construction of Santa Cruz Harbor jetties, the
                    beach west of the jetties experienced rapid accretion, building out from
                    the 1962 pre-project shoreline about 250 feet by 1965, and about 500 feet
                    by 1977. The growth of the beaches has protected the bluffs along East
                    Cliff Drive from rapid erosion by wave action. The beach east of the.
                    jetties soon receded 150 feet and the beach at Capitola vanished.
                    Shoalin4 of the channel has required annual       enance dredging re-
                    ported to be on the order of 100,000 cubic yards per year since 1965.
                    A 12-inch hydraulic dredge was delivered to the Port District in 1972
                    to maintain the channel.. However, the dredge was not sufficiently sea-
                    worthy to maintain the channel during the winter. Subsequently, the
                    annual maintenance dredging was performed by a dredge under contract
                    to the Corps of Engineers until 1977 when a multi-year, periodic
                    dredging program was implemented to maintain the channel during the
                    winter season. in addition to the maintenance dredging, an experimental
                    jet pump bypassing system was installed in 1976 by the A=rry's Waterways
                    Experiment Station MM) to field-test this new equipment. During the
                    first year, sand was removed frcra an area between the jetties but out-
                    side the project channel. During the second year, an eductor was :
                    placed in the updrift surf zone to -bypass sand. She eductor field ex-
                    periment was tezminated in March: 1978.7 kiniul dredging was resumed.

                    Current Port District and Corps of Engineers plans call for a continua-
                    tion of the annual dredging requiranent. Disposal of dredge spoils in
                    the downcoast surf zone or on Twin Lakes Beach has been a regular fea-
                    ture of the annual dredging operation with permission. of the State De-
                    partment. of Parks and Recreation. However, numerous ocaplaints and
                    difficulties have arisen from the installation and maintenance of tearr-
                    porary pipelines under and across the beach during periods of high wave
                    activity, and fran the disposal of dark sediments often relatively high
                    in organic material and odor cmipared to native beach Sand.

                    62P-- cit-, P- C-50
                    71bid. , pp. B- 12 to 13.

                                                           3.89

                 jar concern. 5 policy guidance should be available, both to the Port
                 District Commission and the City, for, determining the adequacy of
                 measures taken to protect the Harbor's habitats.

                       (C-1)

                       Santa Cruz Harbor shall be identified and mapped under "Ocean
                       and Bays" and "Marine" habitat types in the Santa Cruz LCP
                       Land. Use Plan.

                       (C-2)

                       Permanent adverse impacts on marine habitat within the Harbor
                       shall be avoided by the investigation and -use of least--envi-
                                                                                  h       ilings
                       r=nentally-damaging construction techniques (suc as P
                       instead of fill), mitigation of adverse impacts by marine re-
                       source enhancement within the City of Santa Cruz to the satis-
                       faction of the California Department of Fish and Game, and by
                       the avoidance of projects that would require dredging or fill
                       unless they are necessary to the effective functioning of recrea-
                       tfonal or commercial boating.

                       (C-3)

                       The Port District should work with the California Department of
                       Fish and Game (CDFG) andlocal marine scientists to devise methods
                       to mitigate the periodic anchovy kills. one possible technique
                       could involve harvesting of the anchovies prior to their confine-
                       ment. in, the Harbor, based on reasonable certainty of that happenw-
                       ing and with permission of CDFG.

                       (C-4)

                       The Port District shall undertake a mitigation project for the
                       1972-73 loss of Woods Lagoon wildlife habitat, The preferred
                       location and type of project would be salt marsh enhancement and
                       restoration in Arana Gulch above the Upper Harbor parking lot,
                       for which preliminary studies have been omipleted, but for which
                       involvement of other public agencies and property acquisition may
                       be required. The minimum financial contribution of the Port
                       District shall be as approved by the U.S. Fish and Wildlife Ser-
                       vice, and shall be placed in an interest-bearing account prior to.
                       the construction of any other developments at Santa Cruz Harbor.

                  5Op  cit-, pp. 51-52.

                                                           3.90

                        (C-5)

                        Annual or periodic dredging required to maintain the boating
                        functions of Santa Cruz Harbor shall be carried out in a man-
                        ner protective of the public health and safety and right to
                        enjoy the use of downcoast beaches. In this regard,

                           a)   Spoils shall be sampled periodically to determine
                                their continuing carpatibility with public recreational
                                use. Tbxic spoils shall not be deposited in the lit-
                                toral cell.

                           b)   Installation of any disposal system on land or offshore
                                shall minimize visual and physical disruption of recrea-
                                tional beach use. Pipelines, shall be buried at all tiims.

                            c)  Maximum use of eroding downcoast beaches that will benefit
                                from deposition of sand shall be made for spoils disposal.

                                                           3.91

                     DEVELOPMENT

                     Much of Santa Cruz Harbor's potential development has already occurred.
                     Past development patterns have established the lower Harbor's east side,
                     adjacent to Lake Avenue as the focus of most activity. New opportunities
                     exist for development of less than two acres of vacant land in the tipper
                     Harbor, and for reIorganization of parking and other uses throughout the
                     Harbor.

                     Port District Facilities and Coastal PE@pendent Uses

                     The largest part of the developed Santa Cruz Harbor is occupied with ac-
                     tivities that require a site on or near the sea to function at all, i.e.,
                     boat slips, launch ramps, fuel dock, dry dock and marine repair. Except
                     for the entrance channel, the area above the Murray Street and railroad
                     bridges where the waterway narrows, and the area in front of the Coast
                     Guard Station where the dredge is stored, the Harbor's shoreline is en-
                     tirely devoted to these coastal-dependent uses. The Draft Harbor Develop-
                     ment Plan proposes to intensify use in several shorefront areas, but not
                     to change the essentially marine-dependent nature of Santa Cruz Harbor.
                     The proposals include

                          (1)  expansion of the Crow's Nest restaurant onto the east jetty,
                          (2)  modification of the cam-ercial fishing lease area and charter
                               fishing boat area into a major fish-receiving facility,
                          (3)  construction of a new restaurant over the Upper Harbor's eastern
                               revetment,
                          (4)  installation of a launching facility at the top of the Harbor,
                          (5)  construction of a recreational parcours along the Harbor banks,
                          (6) modification of the UCSC-teaching facility, and
                          (7) installation of two additional launch facilities on the lower
                              west side.

                     service facilities of the Port District must also be considered coastal-
                     dependent, either because they require direct visual or physical access
                     to the water, or because no alternative location is available to the
                     District other than its Harbor. These include

                          (1) Port District offices, scheduled for expansion by remodeling
                              or reconstruction;
                          (2) parking controls such as kiosks, electric gates, and neters;
                          (3) fuel dock, located adjacent to the east-side launch ranp;
                          (4) a maintenance yard for equipment storage, scheduled for location
                              in the west arm of the Upper Harbor; and
                          (5) restrooms serving the boat slips and also visitors to the Harbor.

                                                        3.93

              Coastal Act Consistency

                       SEC. 30233

                          (a) r1he diking, filling, or dredging of open
                       coastal waters,, wetlands, estuaries and lakes
                       shall be permitted in accordance with other
                       applicable provisions of this division, where
                       there is no feasible less environmentally dairaging
                       alternative, and where feasible mitigation mea-
                       sures have been provided to minimize adverse
                       environmental effects, and shall be limited to the
                       follming: '

                          (2) Maintaining existing, or restoring previous-
                       ly dredged, depths in existing navigational chan-
                       nels, turning basins, vessel berthing and mooring
                       areas, and boat launching ramps.

                         (6) Mineral extraction, including sand for
                       restoring beaches, except in envir .ormmtally
                       sensitive areas.

                         (b) Dredge spoils suitable for beach replenish-
                       ment should be transported'for such purposes to
                       appropriate beaches or into suitable longshore
                       current systems.

                       SEC. 30211

                       Development shall not interfere with the public's
                       right of access to the sea where acquired through
                       use or legislative authorization, including, but
                       not limited to, the use of dry sand and rocky
                       coastal beaches to the first line@_-of,terrestrial
                       vegetation.

             Continued dredging to maintain the Harbor channe  1 is clearly consistent
             with the Coastal Act; spoils disposal in the past has been carried out
             within the requirements of the contracting agency (Port District or Corps
             of Engineers) and the conditions of Coastal Development Permits. Al-
             though performance of the dredging contractors has varied in its cmTpli-
             ance with these requirements, it is important for the continuing policy
             direction of the agencies permitting spoils disposal in the coastal zone
             to be clear and to protect the'public's right to continued enjoyment of'
             Twin Lakes and dcwncoast beaches.

                                                  3.94

                   Coastal Act Consistency

                        SEC. 30255

                        Coastal-dependent developments shall have priority
                        ov6r other developnents on or near the shoreline.
                        Except as provided elseAiere in this division,
                        coastal-dependent developments shall not be sited
                        in a wetland.

                        SEC. 30220

                        Coastal areas suited for water-oriented recrea-
                        tional use shall be protected for recreational
                        use and development unless present and foresee-
                        able future demand for public or commercial rec-
                        reational activities that could be accommodated
                        on the property is already adequately provided
                        for in the area.

                    .The.- Santa C`ruz Harbor Development Plan. appears to reflect@@Goastal
                    Act priorities for coastal-dependent uses quite well. Port facilities
                    such as the Harbor offices and maintenance yard, which do not require
                    immediate shoreline locations, are proposed for the inland edges of the
                    District property. Three of the proposed shoreline activities are not coastally-
                    dependent. As discussed above, 'public access facilities and protection of
                    marine resources have priority in Coastal Act policies over development.
                    Design of both proposed restaurants therefore should incorporate shoreline
                    access and resource protection, which may require a setback from. the water.
                    The proposed parcours is a more temporary comitment of coastal land,
                    and stations can be relocated as needed to accmnodate future coastal
                    dependent use.

                         (D-1)
                         Support the implementation of the shoreline use proposals of
                         the December 1980 Santa Cruz Harbor Development Plan.

                    Coastal-Related and Visitor-Serving Uses
                    A portion of Santa Cruz Harbor develcpment is devoted to uses which
                    do not require, but are enhanced by their coastal location, and/or which
                    provide increased public opportunities to enjoy the shoreline. Exarrples
                    include both Lower Harbor restaurants, whose outdoor seating areas have
                    become extraordinarily popular attractions for visitors and local resi-
                    dents alike. other coastal-related uses include several marine-Oriented
                    businesses (boat sales, marine electronics, bait sales, dry boat storage).

                                                     3.95

               The ETR-- on -the Santa Cruz Harbor Develol3nent Plan notes. that many.
               marine businesses (such as boat storage, boat sales, marine repairs, and
               sail manufacture) have located in the County area nearby, in part because
               the Port District cannot provide adequate space for the demand. Likewise,
               visitor'lodgings, restaurants, and other visitor-serving facilities that
               support use of the Harbor are located in both the City and County within
               reasonable proximity to the Harbor.2
               It is apparent that the reliance of such  uses on land near, but not in,
               the Harbor will continue. one area in particular, adjacent to the Harbor's
               lower west side parking and boat storage would be suitable for low-inten-
               sity boating support uses. The Draft Harbor Development Plan does pro-
               pose tolocate several new coastal-related and visitor-serving uses within
               the Port District:

                    (1) an 8,000  sq. ft. restaurant with "view" seating at the east
                         side of the Upper Harbor;

                    (2) a new structure housing.a coffee, shop and 2,700 sq. ft. of
                         marine-oriented retail business'e-s adjacent to the Bronmr
                        'Street entrance to the Upper Harbor;

                    (3)  a fenced storage area for Ill boats in the Upper Harbor;
                    (4)  doubling of the dry boat storage area on the west side of
                         the Lower Harbor;

                    (5)  a 4,200 sq. ft. retail eiqpansion to the second floor of the
                         O'Neill's bililding on the east side of the Lower Harbor.

                 ,The proposed uses comply with the Coastal Act's locational requirements,
                   and do not appear to displace the potential for other, higher-priority
                   (i.e., coastal-dependent.) uses. The policy directions governing occupancy
                   of new commercial buildings should make clear their intended use, however.
                   In addition, it would be appropriate for both City and County to recognize
                   their obligations to permit harbor-related uses in the area surrounding
                   Santa Cruz Harbor.

                       (D-2)

                       Allow land uses in the Harbor thatprovide marine related services
                       or goods which contribute to the pedes-rian and beach scene and
                       are compatible with existing uses and represent intense and diverse
                       activities.

                       (D-3)

                       Allow narine-oriented retail uses in ccmmrcial zones within 1/2
                       mile of the harbor and boat building and storage in industrial
                       zones.

                    Cit., P. III-B-2 and Figure III-B-1.

                                                  3.96

                      Coastal Act Consistency

                           SEC. 30213

                           Lower cost visitor and recreational facilities and housing
                           opportunities for persons of low and R-oderate inccrre shall
                           be protected, encouraged, and, where feasible, provided.
                           Developments providing public recreational opportunities
                           are preferred.

                           SEC. 30210

                           In carrying out the requirement of Section 4 of Article X
                           of the California Constitution, maximum access, which
                           shall be conspicuously posted, and recreational opportuni-
                           ties shall be provided for all the people consistent with
                           public safety needs and the need to protect public rights
                           of private property owners, and natural resource areas from
                           overuse.

                           SEC. 30221

                           oceanfront land suitable for recreational use shall be
                           protected for recreational use and development unless
                           present and foreseeable future demand for public or
                           conTmrcial recreational activities that could be ac-
                           comTodated on the property is already adequately pro-
                           vided for in the area.

                           SEC. 30252

                           The location and amount of new development should min-
                           tain and enhance public access to the coast by . . .
                           (6) assuring that the recreational needs of new residents
                           will not overload nearby coastal recreation areas by cor-
                           relating the arount of development with local park acqui-
                           sition and development plans with the provision of onsite
                           recreational facilities to serve the new developoent.

                           SEC. 30253

                           New develoFnLent shall:

                                (5) Where appropriate, protect special comnunities
                           and neighborhoods which, because of their unique charac-
                           teristics, are popular visitor destination points for
                           recreational uses.
     -1 '0

                                                         3.97

                      SEC. 30222

                      The use of private lands suitable for visitor-serving cannercial
                      recreational facilities designed to enhance public opportunities
                      for coastal recreation shall have priority over private residential,
                      general industrial, or general ccmTLexcial development, but not over
                      agriculture or coastal-dependent industry.

                  Existing City Land Use policy provide opportunities for scm visitor-
                  serving uses in cammercial and residential areas in close proximity to
                  the Harbor.

                  Non-Boater Recreation

                  Although the Harbor is the focal point for boating activities in Santa
                  Cruz County, and the lower Harbor contains intensely used comnercial
                  areas, other recreational uses of the Harbor area by local residents and
                  visitors are also present. Although no facilities for non-boater recrea-
                  tional users current4exist in the Harbor, typical activities include
                  walking, Jogging, watching sunsets, observing the boating scene, photo-
                  graphy, fishing from the jetties, and using the Port District portions
                  of Twin Lakes Beach.

                  The Ci@ of S@@=ta dru@z_Special Use Permit SU-2 (for Upper Harbor develop-
                        ty
                  ment) required the provision of a 11-2 acre neighborhood park within the
                  Harbor. This park was never developed in part due to Port District fi-
                  nances and to uncertainties caused by City/County acquisition of the
                  Broadway-Brcmier right-of-way. The Draft 1980 Santa Cruz Harbor Devel2L>-
                  ment Plan does not discuss this park proposal,       contains several im-
                  provemnts for recreational activities on land. Taken together, al-
                  though a single neighborhood park is not designated, these proposals
                  would enhance the Harbor's park-like atmosphere and usability by non-boat-
                  owners.

                       (1)  Mini-parks on both sides of the Lcwer Harbor, to contain
                            shade structures, benches, i3icnic tables, public restrooms,
                            drinking fountains, bicycle racks and landscaping;

                       (2)  A parcours, or series of stations for individual physical
                            exercise, laid out around the perimeter of Harbor waters;

                       (3)  Pedestrian and bicycle ways around the Harbor shoreline
                            linking n-Lini-parks, parcours and public observation decks.
                            The designated routes will formalize and improve on the
                            existing access;

                       (4) Landscaping and architectural design control in an overall
                            scheme that will enhance the physical and visual amenity of
                            all Harbor uses.

                                                      3.98

                    Several Coastal Act policies are most effectively carried out by a careful
                    process of development review: precise delineation of habitat boundaries,
                    specific architectural details, mitigation measures for particular environ-
                    mental impacts, and structural design to accammodate public access and avoid
                    hazards are among the matters that can be addressed on a case-by-case basis.
                    But the case-by-case review ensures consistency with broad policy guidelines
                    typical of the General Plan or the Coastal Act only by reference (during the
                    development review process) to a set of standards which can be used for all
                    development.

                          SEC. 30251.

                          The scenic and visual qualities of coastal areas
                          shall be considered and protected as a resource of
                          public importance. Permitted development shall
                          be sited and designed to protect views to and
                          along the ocean and scenic coastal areas, to
                          minimize the alteration of natural land forms,
                          to be visually ccmpatible with the character of
                          surrounding areas, and, where feasible, to restore
                          and enhance visual quality in visually degraded
                          areas.

                          SEC. 30253.

                          New development shall-.

                             (1) Minimize risks to life and property in areas
                          of high geologic, flood and fire hazard.

                             (2) Assure stability and structural integrity,
                          and neither create nor contribute significantly to
                          erosion, geologic instability, or destruction of the
                          site or surrounding area or in any way require the
                          construction of protective devices t1lat would sub-
                          stantially alter natural landforms along bluffs and
                          Cliffs.

                          SEC. 30231.

                          The biological productivity and the quality of
                          coastal waters, streams, wetlands, estuaries,
                          and lakes appropriate to maintain optunum popu-
                          lations of marine organisms and for the protection
                          of human health shall be maintained and, where
                          f@@ible, -restored through, among Other means,
                          minimizing adverse effects of waste water dis-
                          charges and entrairmvent, controlling runoff...

                                                       3.99

                      SEC. 30232

                      Protection against the spillage of crude oil,
                      gas, petroleum products, or hazardous substances
                      shall be provided in relation to any development
                      or transportation of such materials. Effective
                      contairment and cleanup facilities and procedures
                      shall be provided for accidental spills that do
                      occur.

                      SEC. 30233
                         (c) In addition to the other provisions of
                      this section, diking, filling, or dredging in
                      existirxg estuaries and wetlands shall maintain or
                      enhance the functional capacity of the wetland
                      or estuary.

                      SEC. 30252

                      The location and amount of new development should
                      maintain and enhance public access to the coast by
                      (3) providing nonautcmobile circulation within the
                      development, (4) providing adequate parking facilities
                      or providing substitute means of serving the develop,-
                      ment with public transportation.
                      SEC.130240                                                                        1

                         (b) Develop-aent in areas adjacent to environ-
                      mentally sensitive habitat areas and parks and
                      recreation areas shall be sited and designed to
                      prevent impacts which would significantly degrade
                      such areas, and shall be compatible with the con-
                      tinuance of such habitat areas.

                The 5-anta Cruz Harbor DevelgFuum-it-Plan proposes to develop -a set
                of standards for the review of T)rolE@'R-s within the Harbor. %bile
                it is appropriate to do so, and such standards could be designed to meet
                the particular needs of the Port District, its lessees and userst it will
                also be necessary to assure the public, Port District Commissioners, and
                City officials that cammon review standards which fulfill Coastal Act
                requirements'are being follawed in the interim. The following policies
                                                                                                     10 1

                                                     3.100

                     The Harbor Develogrient Plan review of Coastal Act policies points oftt
                     that the non-boater recreational facilities to be provided by the
                     Harbor will be free of charge to their users.3 In conjunction with
                     its recreational boating opportunities, Santa Cruz Harbor would thus
                     provide a maximm amount of recreational opportunity "for all the
                     peoplell.

                     The Port District proposals for non-boater recreation also complement,
                     rather than duplicate, the City I s own neighborhood park developmnt
                     program. Frederick Street Park, adjacent to the west side of the
                     Upper Harbor, was developed subsequent to the City I s Harbor use permit
                     requirement for a neighborhood park, provides views of the Harbor,
                     picnic facilities, sports facilities, and is connected by pathway to
                     the Upper Harbor parking lot.

                     In focusing on enhancement of recreational opportunities within the
                     Harbor, the Develcpmnt Plan protects the existing informal recrea-
                     tional uses and increases the types of non-boater recreation that
                     can occur near the water.

                           (D-4)

                           Provide norr-boater recreational opportunities throughout Santa
                           Cruz Harbor in a park-like setting as set forth in the Decenber,
                           1980 Santa Cruz Harbor Development Plan. Phase developmnt of
                           these facilities so that recreational improvements are in
                           place prior to occupancy of intensified comnercial leasehold
                           uses or according to facilities i:mprovement program.

                     Devel2pment Standards

                     Past developments have fonnally and informally responded to concerns and
                     lease requirements of the Port Commission and staff, to City zoning and
                     architectural reviews, and to public comments on a case-by-case basis.
                     The result has been a collection of disparate architectural styles, inef-
                     ficient parking layout (which has been modified several times), a general
                     absence of public amenities such as landscaping and restrooms (although some
                     of each do exist), and an uncertain and confusing developrmnt review process.
                     To a certain extent, these difficulties have been magnified in recent years
                     by the additional requirement for coastal development permits

                     3op. cit., p. 50

                                                          3.101

                may therefore be superseded by more detailed requirements, if adopted
                by the City and Port District.

                     (D-5)

                     Require design review of harbor develognent to ensure that scenic
                     and visual qaalities of the Santa Cruz Harbor are protected,
                     public views to and a-long the water of the Harbor and Twin lakes
                     Beach are protected and develognent is ccirpatible with the
                     architectural character of surrounding developed areas.

                     0-6)
                     Control water runoff by minimizing the quantity of runof f through
                     use of drainage retention measures and protecting the water
                     quality through necessary means to meet Water Quality Control
                     Board Standards.

                     Require each develognent in Santa Cruz Harbor to be served by
                     adequate vehicular parking according to the standards of the
                     City, with the following additions: one space for every 85
                     sq. ft. of restaurant in the Lower Harbor, one visitor space for
                     every five car-trailer spaces at a boat launching area, seven
                     spaces for every twenty boats in dry storage, six spaces for
                     every ten boats berthed.

                LAND USE MAP

                The Land Use Map is intended to sumamrize the application of local
                coastal program policies to lands within (and in scm instances adjacent
                to) the Port District. Land use designations on Map 5 are somewhat more
                specific than the Santa Cruz General Plan 1990 and somewhat less specific
                than the Santa Cruz- Harbor Developmnt Plan. The following descriptions
                are meant to stpersede those in the Gen     Plan, and constitute an
                Area Plan for the port District. To the extent that they coincide
                with the recammendations of the Harbor Develolawnt Plan, that plan
                should be referred to for.details such as parking layout, landscaping,
                and specific uses.

                     waterfront Recreation: This designation includes most of the
                     Harbor's waters and sandy beaches and a portion of land along
                     the immediate shoreline. Principal uses include active (e. g.
                     parcourse, bicycling, jogging, swiniming) and passive (sunbathing
                     walking, photography, etc.) recreation and boating. Autcmbile
                     parking is an accessory use, subordinate to recreational needs.
                     only minimal public safety irprovements, and floating docks shall
                     be permitted to intrude upon the beach, harbor channel or the
                     jetties.

                                                   3.102

                          Marine/lIburist Carynercial: This designation includes structures,
                          parking and leased areas serving primarily commercial purposes.
                          Principal uses include boat rental/sportfishing charters, marine
                          equipment sales, restaurants/food service, and other retail sales
                          oriented to Harbor visitors and boaters. Intensities are limited
                          to the square footage and size of building indicated in the Harbor
                          Development Plan, and for which parking, public access, and marine
                          resource protection can be provided.

                          Marine Industry:   This designation includes leased areas devoted
                          to industrial-type uses dependent on a shoreline location. The
                          principal uses are boat repair and construction.

                          Boating Support Facilities: This designation includes Port District
                          and private lands which are needed for land-based support of recrea-
                          tional boating. Principal uses include launch ramp and berth park-
                          ing and dry boat storage as shown on the Boating Facilities Map.
                          Accessory uses include restrocms, parks, wash-down areas, and fuel
                          sales.

                          Public Offices and Storage: This designation includes Port District,
                          University, and U.S. Coast Guard land-based facilities needed to
                          support the Harbor activities of those agencies. Principal uses in-
                          clude offices, and equipment storage.

                          Open S2@ce: This designation includes lands within the Port
                          District which are part of (or buffer) a larger natural habitat
                          or visually significant natural area. Uses are limited to public
                          non-vehicular access consistent with the resources present.

                                                          3.103

               LAND USE MAP

               The Land Use Map is intended to sunamrize the application of local
               coastal program policies to lands within (and in sare instances adjacent
               to) the Port District. Land use designations on Map 5 are saTeAiat more
               specific than the Santa Cruz General Plan 1990 and sarewhat less specific
               than the Santa Cruz Harbor DeveLopment Plan. The following descriptions
               are me-ant to supersede those in the General Plan, and constitute an
               Area Plan for the port District. To the extent that they coincide
               with the reccmmendat-ions of the Harbor Developnent Plan, that plan
               should be referred to fordetails such as parking layout, landscaping,
               and specific uses.

                     Waterfront Recreation: This designation includes most of the
                     Harbor Is waters and sandy beaches and a portion of land along
                     the immediate shoreline. Principal uses include active (e.g.
                     parcourse, bicycling, jogging, swimming) and passive (sunbathing
                     walking, photography, etc.) recreation and boating. Automobile
                     parking is an accessory use, subordinate to recreational needs.
                     Cnly minimal public safety irprovements, and floating docks shal 1
                     be permitted to intrude upon the beach, harbor channel or the
                     jetties.

                     Marine/Tourist Commercial: This designation includes structures,
                     parking and leased areas serving primarily camnercial purposes.
                     Principal uses include boat rental/sportfishing charters, marim
                     equipment sales, restaurants/food service, and other retail sales
                     oriented to Harbor visitors and boaters. Intensities are limited
                     to the square footage and size of building indicated in the Harbor
                     Development Plan, and for which parking, public access, and marine
                     resource protection can be provided.,

                     Marine Industry:   This designation includes leased areas devoted
                     to industrial-type uses dependent on a shoreline location. The
                     principal uses are boat repair and construct-ion.

                     pqLtin                  es: This designation includes Port District
                           j Support Faciliti
                     and private lands which are needed for land-based support of recrea-
                     tional boating. Principal uses include launch rarip, and berth park-
                     ing and dry boat storage as shown on the Boating Facilities Map.
                     Accessory uses include restrocms, parks, wash-down areas, and fuel
                     sales.

                     Public offices and StorNe: This designation includes Port District,
                     University, and U.S. Coast Guard land-based facilities needed to
                     support the Harbor activities of those agencies. Principal uses in-
                     clude offices, and equipment storage.

                     open @@ce: This designation includes lands within the Port
                     District which are part of (or buffer) a larger natural habitat
                     or visually significant natural area. Uses are limited to public
                     non-vehicular access consistent with the resources present.

                                               3,104

                                                                                                                     T

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                                                            500             1000
                                             0

                                  SANTA MU7- 6AARSOV,
                                LOCPI%@- COASTAL- ?V,0(9j9,AM

                                                                                                                                                                     LA149 USE PLA14

                                                                                                 CPVI#J SPACF-

                                                                                                                          3.105

               SUGGESTED IMPIEMENTATION

               The following measures represen t likely potential methods of carrying out
               LCP policies at Santa Cruz Harbor. The list is not exhaustive, i.e.,
               other techniques may be suggested which taken together are equally effective
               in carrying out the proposed policies and land use designations.

               Area Plan

               Santa Cruz has adopted the method of preparing neighborhood or area plans
               to provide additional specificity to General Plan proposals where needed.
               Planning work done at Santa Cruz Harbor, focusing on these WP policies and
               the Harbor Development Plan, could be adopted as an Area Plan.

               Special Use District

               The SU(2) zone district was prepared for Santa Cruz Harbor in 1975 because
               the small craft harbor is a "special use" which does not exist elsewhere in
               the city. The zone district permits wide discretion to the City Planning
               .Can-aission in determining appropriate land uses and developments within the
               district. The MP and Harbor Development Plan could be incorporated in a
               revised Special Use Permit. The Development Standards would become condi-
               tions of the Special Use.

               Other Zoning Designations

               Categories of development such as those shown on the LCP Land Use Plan map
               which are not presently found in the local zoning ordinance could be defined,
               and districts created for them, within the ordinance. This approach would
               be similar to the five zoning categories used exclusively in the Beach Area.
               An advantage of this approach would be its easy application to lands outside
               Port District boundaries.

               Improvement Programs

               Various techniques for phasing development, carrying out publicly-funded
               projects, and working with other agencies could be compiled into a City
               Harbor Improvement Program (see Implementation Program (Section VI) of
               Appendix 1 for an example of how the Port District along would propose to
               do this). Alternatively, the zoning (like a Planned Unit Development) could
               carry a specific development phasing program with it, and require renewal
               of the basic use after a suitable period (5 or 10 years).

                                                3.106

                                                 APPENDIX

                                                    Table 1

                 ESTIMATE OF FTJTURE PARKING DEMAND, LOWER. HARBOR WEST

                 Land Use                Size                Harbor EIR/standard    staff estinate/standard

                 Aldo's Restaurant       2,650 sq.ft.        22/1 per 120 sq.ft.    31/1 per 85 sq.ft.*
                 Dry Boat Storage        99 spaces           35/.35 per space       35
                 UCSC docks              2,000 sq.ft.        10/?                   10
                 Boat berths             155 berths          93/.60 per berth       93
                 Beach                   85,000 sq.ft.       O/surplus              31/1 per 2700 sq.ft.*
                 Totals                                      r6_0                   200

                                                    Table 2

                 ESTIMATE OF FUTURE PARK-IM DEMAND, LOWER,   HARBOR FAST

                 Land Use                  Size              Harbor EIR/Standard    staff estinate/standard

                 Crow's Nest Restaurant    8,500 sq.ft.      71/1 per 120 sq.ft.    100/1 per 95 sq.ft.
                 Retail Ccm-nercial        25,280 sq.ft.     63/1 per 400 sq.ft.    63
                 CG Auxiliary/Port HQ      3,450 sq.ft.      22/?                   22
                 Ccmnercial Fish Receiv.   4,000 sq.ft.      10/1 per 400 sq.ft.    10
                 Boat berths               244 berths        147/.60 per berth      117
                 Boat repair yard          3,600 sq.ft.      4/1 per 1000 sq.ft.    4
                 Boat launching                              45 + 9 quests/double   45 doubles + 9
                                                             length space per
                                                             launch
                 Beach                     58,300 sq.ft.     O/SuFplus              22/1 per 2700 sq.ft.

                                                             326 + 45 doubles       377 + 45 doubles

                 *Notes:  Restaurant standard of 1 space per 85 sq.ft. based on     local experience.
                          Beach standard of 1 space per 2700 sq.ft. based on 750 sq.ft. per person,
                          3.5 persons per car.                             I
                          Number of launches is proposed to be limited according to the availability
                          of parking for the trailers.

                 Sources: Draft Santa Cruz Harbor Development Plan and Environmental B=act Report,
                          August 1980.

      4

                                                             3.107

                                                 Lighthouse Field State Beach

                      Background

                      Lighthouse Field State Beach since its purchase by the State of California has been
                      the subject of a special cooperative planning effort involving the State Department
                      of Parks and Recreation, City and County of Santa Cruz, California Coastal
                      Commission, the Lighthouse Field Committee, and interested citizens and
                      neighborhood residents. The purpose of the effort has been to prepare a land use
                      plan for the park to fulfill the requirements of the City's Local Coastal Plan. The
                      material contained in this section provides a basic description of the proposed
                      development plan for Lighthouse Field State Beach.

                      Low-Intensity Uses - Categories of uses which fall in this category include nature
                      observation, hiking trails, and interpretive trails. The location of the proposed
                      low-intensity use is shown on the Use Intensity Diagram, page 35, of the
                      Lighthouse Field State Beach General Plan.

                      Moderate- Intensity Uses - Moderate intensity uses include parking and active
                      recreation uses. West Cliff Drive in its current alignment will not affect the
                      amount of area devoted to moderate intensity uses, but divides the area between
                      those areas focused on Lighthouse Point in picnic and informal play areas, a
                      other uses which will now be located north of West Cliff Drive.

                      High-intensity Uses - High-intensity uses proposed as part of the Lighthouse Field
                      State Beach General Plan include the expansion of the Lighthouse museum, an
                      interpretive center, and a restroom. The location of these uses is shown on page 35
                      of the Lighthouse Field State Beach General Plan.

                      Low-intensity Design Features - Proposals in this area include signs and a portico
                      to mark the main entrance to the State Beach.      Other features include benches,
                      picnic tables, trash receptacles, drinking fountains, bicycle racks and interpretive
                      markers to provide design detailing and highlights for the park. Descriptions and
                      locations of the design features are set forth on pages 51, 58, 61, 63 and 64 of the
                      Lighthouse Field State Beach General Plan.

                                                            3.108

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                       Medium Intensity Safety and Security Elements - Minimal fencing, regulatory
                       signs, stairway accesses, pedestrian crosswalks, access for the handicapped, street
                       and stair lighting are included in the project. These uses are generally located in
                       the high intensity and medium intensity areas shown on page 35 of the Lighthouse
                       Field State Beach General Plan.

                       Other Features Affecting Intensity of Park Use and Environs - The Lighthouse
                       Field State Beach General Plan allows West Cliff Drive to be retained in its
                      .current alignemnt. Parking and all other features of the current bike path and
                       sidewalks will be specified in the working plans.

                       Summary - The general land use or user intensity classification of this park can be
                       typified as low-intensity regional open space and recreation. The proposed total
                       mean use intensity would allow the park to accommodate 1,598 visitors on a peak
                       day. A complete description of the facility's capacities is contained on pages 70
                       and 71 of the Lighthouse Field State Beach General Plan.

                                                            3.110

                                                                  Nearv's L4qoon Park Plan

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                                    NOTE:  Illustrative only, subject to change
                                    consistent with Wetlands Protection Policy.

                                                       3.11

         1 @7 1@1                         1Z               UCSC Marine Laboratory
      UN _HSITY OF CALIFORNIA, SANTA CRU

                                                            X
                 IRVINE LOS ANGFLES ROTRSIVE SA14' DI 0S      SAN-rA BAT BAnA -CRUZ
      13@ RhELLY - DAVIS               Er  k., FI:LANC _C0

                                                        ;76

      COASTAL MARINE LABORATORY                SANTA CRUZ, CALIFORNIA 95064
      DIVISION OF NATURAL SCIENCES
      A.FFLIED SCIENCES BUILDING
                                               October 28, 1980

                  Long Marine Laboratory, a facility of the Center for
            Coastal Marine Studies o f the University of California,, Santa
            Cruz lies within Sub-Region 4  of the California Coastal Com-
            mission, Central Coastal Regional Commissioner's jurisdiction.
            13ecause of this, the Laboratory is subject to the permit
            requirements of the Commission.
                  The Laboratory lies outside  the western limits of the
            city, but it has  been proposed by the City of Santa Cruz, with
            the concurrence of the campus, that the laboratory be annexed
            to the city.   If the Lab is annex ed, its fut ure development
            will have to be considered  in  the city's L.C.P.
                  Pursuant to Regents Policy of the University of California
            stated in Procedures for Implementation of the California
            Envirorimental Quality Act of 1970, an Environmental Impact
            Report on! the Coastal Marine Laboratory was prepared in 1975,
            and accepted by the Regents in 1976.    -                                  I
                  The E.I.R. showed all planned facilities contemplated
            at the time and the Central Coastal Commission issued permits
            for Phase I construction. Since then, what was to have been
            a large indoor marine mammal research facility has been re-
            designated as an Environmental Toxicology research center.
                  Construction that wasn't contemplated at the time, includes
            a separate shop, two new seawater storage tanks, a large out-
            door marine mammal tank and the possible siting of a joint
            City-University Aquarium and Interpretive Center on the rock
            terrace. (See map for existing and projected facilities and
            the Final Environmental Impact Report of the Proposed Coastal
            Marine Laboratory, University of California Santa Cruz 1976   for
            detailed discussion of the long-range dev elop-ment of the
            laboratory.)

                                         3.112

                                                                                                   42'

                                                                                                                               Indi

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                                                               (SiJ Ref-,)e)

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                         L otig Marine LaboraLtor4           Univarsitij of California, SarijA         Crij-L

                     - Sanitary Land Fill

                     Use the Long-Range Development Plan for Sanitary Land Fill Site as a basis for
                     future use.  Future reclamation and use of the site should be Fo-nsistent with,
                     and minimize impacts on, surrounding park use.     The following land use map
                     shows the location of the site and the land f i I I use.

                                                         3.114

                                                                                   SITE
                                                                   EYCLU51NE J@ClittCUL7UM
                                                                   ID I C27T Fli Cr

                                            4'Mits
                                       4WO     8

                                                  3.115

                                                       Coastal Sites

                     Certain vacant coastal sites   *were identified in the LCP work program for
                     detailed land use review.   From west to east, sites studied are Bay Street and
                     West Cliff Drive, Neary's Lagoon, San Lorenzo Point, Seabright Avenue and
                     Murray Street, and Frederick Street. Each of the foregoing sites was evaluated
                     in detail for priority coastal development suitability. Factors such as location,
                     size, setting, available facilities and services, impact of development on
                     surrounding area, economic feasibility, availability of similar visitor-serving uses,
                     and overall land use needs of the community were used to evaluate each site.
                     Based on extensive city review, it was determined by the City Planning
                     Commission and the City Council that the following land use policies should
                     apply to the following five coastal sites.

                                                          3.116

                                Bay Street/West Cliff Drive Site

                              Policy:    Designate the northern portion of the Bay/West Cliff site for
                              visitor-serving uses (visitor lodging facilities, restaurants, retail business and
                              services, art galleries, cultural, recreational or educational uses catering to the
                              coastal visitor).     The design of the visitor-serving uses shall be visually
                              compatible with, and buffered from, surrounding residential areas.          Designate
                              the southern portion multi-family residential with the following development
                              guidelines:

                              -     Require that 15% of all residential units be provided for low- and
                                    moderate-income persons consistent with inclusionary requirements.

                              -     Require that 10% of all residential uses be available as short-term rentals
                                    or available as "time-share" units.

                              -     The development should be compatible with the best design of residential
                                    structures in the Beach Area.

                              -     DrAinage from the site should be controlled so as not to affect significantly
                                    the quality or quantity of exising predevelopment runoff.

                              -     Require the provision of a bus stop or bus pullout with shelter to meet the
                                    specifications of the Metropolitan Transit District.

                              -     Encourage the use of native, drought- resistant plant species in landscape
                                    plans.

                                                                   3.117

                     - Neary's Lagoon Site

                     Policy: If the sewage treatment plant remains in Neary's Lagoon, any expansion
                     plan should provide for the preservation of the lagoon as a unique natural
                     habitat. (General Plan, 1980)

                     Policy: Provide at least a 100-foot buffer between land uses (parking, housing,
                     sewage treatment plant) and the lagoon.

                     Pol icy:  Reserve adequate site area for sewage treatment plant expansion
                     including replacement wetlands and wetlands buffer area.

                     Policy: Prepare Management Plan for Neary's Lagoon and wetland habitat.

                     If lands adjacent to and east of Neary's Lagoon are available, designate area for
                     multi-family residential 20-25 dwelling units per acre, and allow for parking
                     next to railroad tracks if adequately screened from residential and other uses as
                     shown on map below.

                                                           3.118

                              San Lorenzo Point Site

                           Policy: Any development on lands shown below, should be considered using the
                           following review criteria derived from Coastal Act policy.       The residential
                           development should be set back 10 feet from the cliff edge, not cover more than
                           65% of the lot, be buffered from the adjacent park area, and be compatible with
                           the best residential design in the area.

     1 0
     1                                                             3.119

                      - Murray Street/Seabright Avenue Site

                      Policy: Designate corner of Seabright and Murray visitor-serving neighborhood
                      commercial allowing convenience shopping establishments, such as grocery
                      stores, fruit or fish markets, delicatessen eating places, refreshment stands,
                      marine-related hardware stores, second-f loor residential uses, second-f loor
                      general   business   of f ices, parking    facilities, or   other     visitor-serving
                      accommodations.

                      Policy:   Visitor-serving neighborhood commercial uses shall be adequately
                      buffered from, and compatible in design with, adjoining neighborhood areas.

                                                ..........

                                                            A1010

                                                                    14

                                                             3.120

                                Frederick Street Site

                              Policy:   Any development on lands shown below should be reviewed for
                              consistency with Coastal Act policy.      Coastal policy areas include timeshare
                              units, low- and moderate-income housing, minimal tree removal, protection of
                              existing native vegetation, grading and drainage control, bluff setback and
                              maintenance, design in character with surrounding area, and project not visually
                              intrusive to people in the harbor.

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                                                                    3.121

                                                                                                                                                                              I., - A"
                                                                                                                              Coastal Access

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                   Program 1:* Discourage the use of automobiles through increased public transit
                   opportunities, the encouragement of rail service, the provision of pedestrian and
                   bicycle paths, and the establishment of car pool incentives.

                         It is a basic General Plan policy that automobile transportation should be
                         discouraged and other forms of transportation encoiuraged as much as
                         possible.   The City is currently participating in a shuttle service running
                         from the downtown area and downtown parking lots to several beach areas.
                         The Santa Cruz Metropolitan Transit Districtg provides access to virtually
                         all oif the coastal access points described in this access component, and
                         the bicycle-pedestrian pathway system has been previously cited, providing
                         access to essentially all of the Santa Cruz City coastline.

                   Economic Opportunities

                   Policy A:* Designate land for commercial and industrial uses properly located
                   and times to provide for projected economic development.

                   Program 1:*       Use beach area planning efforts to designate land for
                   tour ist/cornmercial uses, including recreation/commercial facilities and visitor
                   accommodations; such planning efforts need to take into account and be
                   compatible with desirable neighborhood characteristics.

                         The Beach Area Plan, which covers the Beach Flats, Beach Hill, the Beach
                         Commercial subarea, and the Municipal Wharf, is a direct response to this
                         General Plan program.          It is materially concerned with the access
                         questions relative to Cowell Beach, the Municipal Wharf, and the Main
                         Santa Cruz Beach. The Plan sets forth an overall circulation program for
                         the Beach Area, including the use of beach shuttles and remote parking,
                         and the creation of a greater pedestrian orientation for the entire area.
                         The tenets of this plan are consistent with the Coastal Act access
                         requirements.     The City Council adopted the Beach Area Plan in July,
                         1980.

                   Community Design

                   Policy A:*     Maintain the natural features of Santa Cruz to insure that its
                   community design contains elements of its unique natural setting.

                   Program 2:* Protect natural views of the coast, Pogonip, the for west side,
                   UCSC, De Laveaga Park and other areas of scenic importance, through
                   development regulations, landscape plans and sensitive location of buildings and
                   public facilities.

                         Development of Lighthouse Field State Park, another component of the
                         City's Local Coastal Land Use Plan, will respond to this General Plan
                         program. As noted in the LCP work program on Lighthouse Field, location
                         and design of all facilities will be predicated on protecting the natural
                         views of the coast, and providing the maximum number of recreational
                         opportunities on the site, while protecting Lighthouse field's physical
                         integrity. Access to the park is a critical element of the planning process,
                         and is discussed in the LCP work item on Lighthouse Field.

                              The City of Santa Cruz makes available to its own citizens and to the
                              hundreds of thousands of visitors coming to the City each year, all of its
                              coastal resources.     As previously noted, the City has an exceptional
                              number of access points in its 4.6 miles of coastline. The City recognizes
                              the value of this unique natural resource, and is taking numerous steps to
                              enhance the attributes of its coastline.     The development of Lighthouse
                              Field State Park is one of the most dramatic manifestations of this
                              activity.

                        Environmental Resource Management

                        Policy A:* Regulate development in unsafe areas identified in the Open Space
                        and Conservation Element and the Seismic Safety and Safety Element of the
                        General Plan.

                        Program 4:* Prohibit development along ocean bluffs subject to wave action.

                              The relationship between the City's arterial system and geography has
                              dictated basic compliance with this General Plan program. Virtually all of
                              the coastline has a road on the water side of development.        In fact, the
                              West Cliff bicycle -pedestr ion pathway is threatened periodically at various
                              points by wave action. Development of Lighthouse Field State Park, and
                              other public improvements along the water's edge, will be predicated on
                              staying a safe distance away from the ocean bluff.

                        Policy B:* Preserve open space within the City to meet recreational, social,
                        economic, and environmental needs of the community.

                        Program 2:*     Provide for maintained safe pedestrian access to Santa Cruz
                        beaches. (see proposed pedestrian ways map).

                              The primary access points to major Santa Cruz beaches are safe.          These
                              access points are along the Santa Cruz Main Beach, Cowell Beach, and two
                              of the access points to Seabright Beach.        Where appropriate, stairways
                              have been built, such as the Steamer Lane stairway.            The City will
                              continue to maintain safe pedestrian access to its beach resources.

                        Program 4:* Develop greenways and pathways along the Son Lorenzo River, the
                        Ocean and Bay frontage, within DeLaveaga Park, along canyons and arroyos,
                        including Arano Gulch, Reinelt Canyon and Moore Creek Canyon, proceeding
                        with a work program to be completed within the planning period.

                              The City's bicyc I e- pedestrian pathway system takes full advantage of the
                              coast. The principal example is the West Cliff bicycle- pedestrian pathway
                              which runs the length of West Cliff Drive from Natural Bridges State
                              Beach to Cowell Beach.         There are additional bicycle and pedestrian
                              pathways along the Boardwalk area (Beach Street and Seabright Beach as it
                              terminates in the Yacht Harbor breakwater. The City is in the process of
                              adopting a bikeway system for the entire City of Santa Cruz.           This is
                              currently being done in segments, including implementation.

                        Policy C:* Energy conservation shall be considered in the development of land
                        use regulations, and in the designation of land uses throughout the City.       Land
                        use policies and programs should be developed to encourage public transit use, as
                        set forth in the Transportation and Public Facilities section of the General Plan,
                        and to minimize energy consumption.

                                                             4.5

                      Development shall not interfere with the public's right of access to the sea
                   -where acquired through use or legislative authorization, including, but not
                   limited to, the use of dry sand and rocky coastal beaches to the first line of
                   terrestrial vegetation (Section .30211).

                   - Public access from the nearest public roadway to the shoreline and along the
                   coast shall be provided in new development projects, except where (1) it is
                   inconsistent with public safety, military security needs, or the protection of
                   fragile coastal resources; (2) adequate access exists nearby; or (3) agriculture
                   would be adversely affected. Dedicated accessway would not be required to be
                   open to public use until a public agency or private association agrees to accept
                   responsibility for maintenance and liability of the accessway (Section 30212).

                   - Wherever approprate and feasible, public facilities, including parking areas of
                   facilities, shall be distributed throughout an area so  as to mitigate against the
                   impacts, social and otherwise, of overcrowding or overuse by the public of any
                   single area (30213).

                   In the case of the City of Santa Cruz, the descriptions of access points
                   demonstrate that the City meets the requirements of the 1976 Coastal Act. To
                   an appreciable degree, this is due to the peculiar nature of the coastline in Santa
                   Cruz, which includes a public right-of-way running along the edge of the ocean
                   for essentially the entire length of the City.

                   Following is a discussion of General Plan policies and programs relevant to
                   Coastal Access.     After placing coastal access in the framework of the City's
                   newly adopted General Plan, individual descriptions of the 15 access points are
                   provided.    ...

                   Relevant General Plan Policies and Programs (Summary in Appendix)

                   Following are policies and programs from the Santa Cruz General Plan which are
                   relevant to the City's LCP access component. Each program is annotated, with
                   a description of how coastal access policy has been incorporated in the new
                   General Plan for the City of Santa Cruz. These policies suggest the protective
                   measures provided by the City's General Plan.        Those policies and programs
                   marked with an asterisk represent the incorporation and interpretation of 1976
                   Coastal Act policies into the Santa Cruz General Plan.       General access issues
                   such as remote parking systems, park-and-ride programs, shuttle service,
                   bicycle-pedestrian pathways and other methods to reduce automobile travel are
                   discussed below under appropriate General Plan citations.

                   Community Form and Size

                   Policy B:* Provide and preserve open space around the City of Santa Cruz to
                   inhibit urban sprawl and maintain the city's identity.

                   Program 4:* Recognize and protect the Pacific Ocean and Monterey Bay as
                   valuable open space and natural resources.

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                                                                                                      4.2

                                                 COASTAL ACCESS COMPONENT

                        Introduction

                        The California coastline which lies within the political boundaries of the City of
                        Santa Cruz is tivell known as a recreation resource.           The Santa Cruz City
                        coastline provides almost unparalleled recreational opportunities in a relatively
                        compact space. The coastline runs from the City's western boundary, just west
                        of Natural Bridges State Beach, to its eastern boundary, which is formed by the
                        eastern side of the Santa Cruz Yacht Harbor. This distance is approximately 4.6
                        miles.    Within this relatively short span, there are 15 primary coastal access
                        points.   These points (individually described in this access component) provide
                        direct access to the water and/or beaches. The entire length of the Santa Cruz
                        City coastline provides access to views of the Pacific Ocean and Monterey bay.

                        Santa Cruz has an unusual coastline in the sense that public rights-of-way
                        (roads) essentially run the length of the coastline.    In this fashion, the public is
                        provided access to the Pacific Ocean and Monterey Bay along the entire City
                        coastline. Privately held parcels are generally on the inland side of the public
                        right-of-way, or there are public rights-of-way perpendicular to the coastline
                        which provide access for the public.

                        As previously noted, 15 primary points are discussed in this access component.
                        For the most part, these are designated by streets which run perpendicular to the
                        coastline. Several segments of the Santa Cruz City coastline have long beaches.
                        In these cases, there is access to the beach running parallel to the coastline. it
                        is not correct to say, in the case of Santa Cruz and Monterey Bay, that this is
                        north-south, east-west grid.      However, in the case of Seabright Beach, the
                        Santa Cruz Main Beach and, to a lesser degree, Cowell Beach, there is access
                        along the water's edge.

                        Each Local Coastal Program is required to have a separate access component to
                        assure that "maximum public access to the coast and the public recreation areas
                        is guaranteed" (Section 30500a, California Coastal Act of 1976).             The most
                        relevant Coastal Act guideline for establishing local programs states as a goal:
                        "Maximize public access to and along the coast, and maximize public
                        recreational opportunities in the Coastal Zone consistent with sound resource
                        conservation principals and constitutionally protected rights of private property
                        owners." (Section 30001.5)

                        The Coastal Act also contains policies whic@ may be used to determine the
                        adequacy of Local Coastal Program access components.           These policies include
                        the following:

                        -   Maximum ac-cess, which shall be conspicuously posted, and recreational
                        opportunities shall be provided for all the people consistent with public safety
                        needs and the need to protect Public rights, rights of property owners, and
                        natural resource nreas from overuse (Section 30210).

                                                            4.1

                        Program 7:*     Intensify the tourist activity in the beach area by improving
                        accessibility to the area, especially by non-automobile means, and expanding
                        commercial activity consistent with existing neighborhood characteristics.

                              Again, the newly adopted Beach Area Plan responds to this program in the
                              General Plan.    The Beach Street promenade, shuttle service, and remote
                              parking lots are all mechanisms to improve accessibility to the area while
                              promoting non-automobile modes of transportation.

                        Transportation and Public Facilities

                        Policy A:* Provide efficient and environmentally sound transportation facilities
                        consisting of roads, bikeways, rail lines, transit systems, and pedestrian paths.

                        Program 5:* Develop a City-wide bicycle plan that integrates into the City's
                        overall circulation system the use of bicycles.

                              The City has just finished developing a City-wide Bicycle Plan that
                              responds directly to this program in the General Plan. As noted in the 15
                              specific descriptions of coastal access points within the City, virtually all
                              are accessible by bicycle-pedestrian pathways. This is particularly true of
                              all those sites located immediately contiguous to the bicycl e- pedestrian
                              pathway.      Recommendations for BikeWGY Plan implementation are
                              summarized in the implementation section of this report.

                        Policy B:* Emphasize alternatives to the auto, especially public transit, in
                        planning and programming transportation system improvements.         Attain a city
                        goal of 3G% of all trips in non-auto modes by 1990.

                        Program 1:* Develop a comprehensive program of public transit incentives and
                        auto disincentives to encourage public transit use.    Support the transit district
                        in development programs that upgrade the level of transit service. Programs
                        could provide shorter headways, express routes for work trips, van pooling,
                        subscription bus service, and expanded park-and-ride service for beach use.

                              The City is working with the Santa Cruz Metropolitan Transit District to
                              encourage public mass transit use.    As noted in the descriptions of the 15
                              access points, virtually all are accessible from one of the Santa Cruz
                              Metropolitan Transit District bus routes.       The Beach Area Plan also
                              articulates a park-and-ride system for the Beach Area, using the remote
                              parking lots of the County Building and the downtown parking structures.

                        Policy C:* Provide tourist access to the Santa Cruz beaches, the harbor, and
                        Wilder Ranch and Beaches State Park, while providing for public safety (Ind
                        maintaining neighborhood integrity.

                        Program 2:*     Improve beach access within Santa Cruz through the use of
                        park-Gnd-ride and beach shuttle programs, as well as making improvements to
                        Lower Ocean Street and the Beach Street -Riverside Avenue connection.

                              As previously noted, the newly adopted Beach Area Plan calls for both
                              developing park-and-ride and beach shuttle programs, as well as
                              improvements to the circulation pattern in the Beach Area.         This is in
                              direct response to the stipulations of this General Plan program.

                                                          4.7

                     Program 4:* Expand park-and-ride service to recreation areas.

                           Expanded park-and-ride service is stipulated in the newly adopted Beach
                           Area Plan, which is an amendment to the General Plan.

                     Program 5:* Use publicly owned parking lots for weekend park-Gnd-ride service.

                           The park-and-ride system is predicated on using the Front Street and
                           Cedar Street parking structures downtown in the City of Santa Cruz, and
                           the County Building parking lot across the San Lorenzo River on Ocean
                           Street.

                     Program 6:*      Use the Son Lorenzo River levee for pedestrian, bicycle, and
                     people-mover access between the beach area, the downtown, and remote parking
                     facilities.

                           The Beach Area Plan describes in general terms how the San Lorenzo River
                           levee systern might be utilized for both bicycle-pedestrian (Ind additional
                           people-moving mechanisms between the beach and the downtown area. A
                           jitney may be utilized along this route to carry people from the downtown
                           parking structures to the beach area.

                     Program 7:* Promote a shuttle service between coastal beach areas, downtown
                     Santa Cruz and inland tourist accommodations.

                           The Santa Cruz Metropolitan Transit District already operates a shuttle
                           service between the downtown area and coastal beach areas. Lighthouse
                           Field State Park would also be connected with the shuttle service, and
                           additional park-and-ride mechanisms may be promoted throughout the
                           coastal area of the City.

                     Program 8:*      Explore providing low-fare shuttle service to the beaches, in
                     conjunction with closing selected vehicular access points during the peak tourist
                     season.

                           As the City works with the transit district to develop more extensive
                           park-and-ride and shuttle services to the beach and recreation areas, one
                           of the later options may be to close selected vehicular access points during
                           the peak tourist season.    This level of non-auto transit has not yet been
                           reached.

                     Program 9:*      Designate Seabright Avenue, Murray-Eaton Streets, Atlantic
                     Avenue, Chestnut Street/Washington Street, Ocean Street/Riverside Avenue,
                     Swift Street, Delaware Avenue/Swanton Boulevard, and Bay Street as coastal
                     access routes.    (Staff recommends that Swift Street replace Natural Bridges
                     Drive (is a coastal access route because of safety and functional considerations.

                           The 15 access points described later in this access component make spe    'cif ic
                           reference to the designated coastal access routes stipulated in the General
                           Plan. Where appropriate, alternate routes are also described.

                     Policy D:* Phase the provision of public and quusi-public facilities and services
                     with population growth.

                     Program 7:* Prepare a recreation element to plan comprehensively for city
                     recreation services.

                                                          4.8

                              The General Plan calls for creation of a recreation element for the City of
                              Santa Cruz.   The element presents an opportunity to integrate all of the
                              access options to recreational facilities in the City previously discussed in
                              this access component.         Preparation of the element will be the
                              responsibility of the City's Parks and Recreation Department and the
                              Planning and Community Development Department.

                       Program ll:* Participate in the Association of Monterey Bay Area Governments
                       (AMBAG) planning programs to ensure coordination of regional and local planning
                       pol icy.

                              The City will continue to participate with AMBAG in the planning of
                              regional issues.     Access is one of the most relevant questions to
                              inter-jurisdictional planning, and the City will continue, as a member of
                              AMBAG, to work toward non-auto methods of transportation and more
                              efficient automobile modes.

                       Program 12:* Continue to cooperate with the Coastal Commission to plan and
                       preserve our cost for the benefit of local as well as state residents through the
                       implementation of the Santa Cruz Local Coastal Plan.

                              As with AMBAG, the City will continue to work with the Coastal
                              Commission in planning to preserve and enhance coastal recreational
                              opportunities.   Clearly, access is -critical in this effort, and this access
                              component is a direct response to both General Plan stipulations and
                              Coastal Commission regulations.

                       Policy E:* Natural and developed resources should be considered in the siting
                       and construction of public facilities to ensure that development relates both
                       visually and functionally to the surrounding environment.

                       Program 4:* Develop a cooperative plan with the county and the state for
                       Lighthouse field that retains unique scenic coastal and natural resources, and
                       provides coastal recreation opportunities.

                              The Lighthouse Field component of the Local Coastal Land Use Plan
                              describes how the City will work with the county and the state in the
                              development of Lighthouse Field State Park. Access is discussed at length
                              in that document.

                       Program 6:* Integrate the planning of Lighthouse Field and Wilder Ranch and
                       Beaches State Park with improvements to roads and paths along the Santa Cruz
                       coast, for the purpose of linking recreational and educational facilities such as
                       the Santa Cruz Beach and Boardwalk, Natural Bridges State Park, and the
                       University of California Marine Lab, and the purpose of developing and
                       maintaining a designated ocean front recreational and educational area.

                              Again, the Lighthouse Field component of the land use plan discusses how
                              the Santa Cruz Beach and Boardwalk, Lighthouse Field, Natural' Bridges
                              State Park, the University of California Marine Lab, and Wilder Ranch and
                              Beaches State Park may be linked to form an almost unparalleled ocean
                              front recreational and educational resource.               Development of
                              transportation sysems to link these facilities in compatible with many of
                              the other General Plan programs dealing with encouraging non-auto
                              transportation modes.

                                                                4.9

                                               COASTAL ACCESS POINTS

                    The following information describes 15 individual public access points along the
                    City of Santa Cruz coastline.        The location of these points is shown on
                    accompanying Map.

                    Northwest City Boundary: Adjacent to Natural Bridges State Beach (1)

                    Location:    Northwest end of Natural Bridges State Beach; contiguous to
                    northwest city limit line.

                    Local Roadway Access: Delaware Avenue to DeAnza Santa Cruz Mobile Home
                    Estates; left on Cascade Drive, then via Horizon Drive.     From the point, along
                    pathway through landscaped ponds to beach. Gradual slope, stable surface.

                    Ownershi : Private, access through the DeAnza Santa Cruz Mobile Home
                    Estates. (Public access easement.)

                    Use:   Connects to Natural Bridges State Beach.          Ocean viewing, walking,
                    sunbathing, swimming, surf fishing, jogging, and the full range of beach activities
                    permitted by large open areas (pickup games, Frisbee throwing, etc.)

                    Topography, Natural Environment:       Exposed rock outcroppings and Natural
                    Bridges rock formation; sandy beach and tide pool. Natural Bridges State Beach
                    proper and accompanying amphitheater backdrop covered with coastal prairie
                    vegetation. .-

                    Public Safety: Pathway to beach is gradual and safe; low hazard to beach users.
                    Port-ions of beach underwater at high tide; swimming conditions average along
                    the SGnfa Cruz coast, potentially hazardous.

                    Existing Access: Man-made gradual sloping pathway from foot of Horizon Drive
                    to beach. Extremely Safe.

                    Existing Parking: Private parkikng by permit only.

                    Land Use: High density mobile home park. Site is fully developed, with no other
                    potential coastal uses.

                    Mass Transit: Served by Santa Cruz Metropolitan Transit District Route 3C,
                    Mission, via Delaware Avenue. Route terminates at DeAnza Mobile Home
                    Estates.

                    Trail Access: Access via bicycle-pedestrian pathway along West Cliff Drive,
                    then via Swanton Boulevard and Delaware Avenue.

                                                         4.10

                     LEGEND

                     PUBLIC ACCESS POINT

                     PROPOSED PUBLIC ACCESS POINT
               T>    PRIVATE ACCESS POINT
                0    PUBLIC PARKING AREAS

                     BICYCLE/PEDESTRIAN PATHWAY

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                                                    4.11

                    Natural Bridges State Beach (2)

                    Location: Adjacent to northwest city limit boundary at terminus of West Cliff
                    Drive.

                    Local Roadway Access: Highway I (Mission Street), then via Natural Bridges
                    UF7ive, Delaware Avenue and Swanton Boulevard; access also via West Cliff
                    Drive.

                    Ownership: Public, owned by the State of California.

                    Use: Ocean viewing, walking, surf fishing, jogging, sunbathing, swimming and
                    the full range of beach activities permitted by large open areas (pick-up games,
                    Frisbee throwing, etc.)

                    Topogra
                           phy, Natural Environment:     Exposed rocks,-which graduate to sandy
                    beach. Remaining Natural Bridges natural rock formation. Beach surrounded by
                    natural amphitheater and lagoon.    Picnic area located to rear of beach, amid
                    eucalyptus trees and coastal prairie vegetation.

                    Public Safety: No extraordinary hazards.     Access to beach via safe, gradual
                    trail. Swimming typical of Santa Cruz coast, potentially hazardous.

                    Existing Access: Access via several gradual trails from parking areas.        No
                    hazardous conditions.

                    Existing Parking: Several paved parking areas contiguous to beach access.

                    Land Use: California State Beach.     Land use reserved for public recreation,
                    beach access and beach activities.

                    Mass Transit: Area served by Santa Cruz Metropolitan Transit District Route
                    3C, Mission, with direct access at the corner of West Cliff Drive and Swanton
                    Boulevard.

                    Trail Access:   Bicycle-pedestrian pathway leads directly to Natural Bridges
                    State Park via West Cliff Drive.

                                                        4.12

                      West Cliff Drive Between Fair Avenue and De La Costa Avenue (Mitchel  I Cove) (3)

                      Location: Immediately adjacent to West Cliff Drive bicycle-pedestrian pathway
                      between Fair Avenue and De La Costa Avenue.

                      Local Roadway Access: Access via Fair Avenue to West Cliff Drive, or the
                      length of West Cliff Drive.

                      Ownership: Public, immediately adjacent to public right-of -way.

                      Use: Ocean viewing, sunning, surf fishing, rock fishing.

                      Topography, Natural Environment: Rock promontories exposed at low tide.

                      Public Safety: Coastal bluffs subject to high rate of erosion. Tidal rocks are
                      slippery when wet.

                      Existing Access: Access via short cement stairway.

                      Existing Parking: Limited parking available on adjacent street.

                      Land Use: Site size and location preclude any further development.

                      Mass Transit: Santa Cruz Metropolitan Transit District Route 3C, Mission,
                      provides service along Modesto, Wanzer Street and Fair Avenue. Debarking at
                      the corner of Wanzer and Fair leaves a one-block walk to West Cliff Drive and
                      the subject site.

                      Trail Access: Direct access via West Cliff Drive bicycle-pedestrian pathway.

                                                         4.13

                    Lighthouse Point (4)

                    Location: Lighthouse Point is the geographic feature which defines the northern
                    end of-Monterey Bay.      Lighthouse Point projects markedly into the Pacific
                    Ocean.

                    Local Roadway Access: West Cliff Drive via Bay Street, West Cliff Drive via
                    Chestnut and Washington Street, or the length of West Cliff Drive.

                    Ownership: Public, immediately adjacent to public right-of-way.

                    Use: Ocean viewing, sunning, walking, surf fishing, rock fishing.

                    Topography, Natural Environment:        Large rock promontory defining the
                    northeastern boundary of Monterey.Bay.

                    Public Safety: Wave action threatens portions of the rock outcroppings, and the
                    promontory itself is subject to erosion. Access and pathways in the vicinity are
                    safe.

                    Existing Access:    Immediately accessible by West Cliff bicycle-pedestrian
                    pathway, and West Cliff Drive.

                    Existing Parking:   Relatively extensive parking available on the site itself,
                    immediately contiguous to the Lightouse.

                    Land Use: Site configuration and location preclude any further development
                    other than existing Lighthouse and sightseeing use.

                    Mass Transit: Sonta Cruz Metropolitan Transit District Route 7, Beach, provides
                    access at the corner of Pelton Avenue and Lighthouse Avenue. Debarking here
                    leaves approximately a quarter-mile walk to the subject site.

                    Trail Access: Direct access from the West Cliff bicycle -pedestr ion pathway.

                    Proposed Pedestrian Crosswalks: Pedestrian Crosswalks, marked with striping or
                    reflective tape, are proposed into Lighthouse Field State Beach General Plan in
                    three critical pedestrian/auto conflict points along West Cliff Drive: one - at
                    the northeast exit of the f ieldside parking lot; two - between the Beach and
                    Lighthouse Parking Lots; three - at the west end of the Beach Parking Lot where
                    a fieldside trail connects the major neighborhood desire line to the beach and
                    Lighthouse Point.

                                                            4.14

                       Steamer Lane Stairway (5)

                       Location: Wooden stairway descending riprap wall to water level,        providing
                       access to Steamer Lane surfing. Located between Lighthouse Point, and Pelton
                       Avenue on West Cliff Drive'.

                       Local Roadway Access:      West Cliff Drive via Bay Street or Chestnut and
                       Washington Streets, or the length of West Cliff Drive.

                       Ownership: Public, immediately adjacent to public right-of -way.

                       Use: Surfing, ocean viewing.

                       Topograph, Natural Environment:       Riprap wall cliff and natural boulders
                       terminating at the water's edge.

                       Public Safety: Coastal cliff and riprap wall subject to wave action. Stairway
                       well constructed and maintained, provides access to the water's edge.

                       Existing Access: Immediately accessible from West Cliff bicycle-pedestrian
                       pathway.

                       Existing Parking: Limited number of parking spaces available within 100 feet.

                       Land Use: Site size and location preclude any further development.

                       Mass Transit: Santa Cruz Metropolitan Transit District Route 7, Beach, provides
                       access at -the corner of Pelton and Lighthouse Avenues. Debarking here leaves
                       approximately a one-quarter mile walk to the subject site.

                       Trail Access: Direct access from West Cliff bicycle-pedestriGn pathway.

                       Proposed and Improved Access: The Lighthouse Field State Beach General Plan
                       contains two stairway access improvements at the Lighthouse Point and Steamer
                       lane Area. One is a new stair at the beach linking the coastal bluff and parking
                       areas with the shore 40 feet below between low and high waterlines. The second
                       is a rebuilt stair at the surfing area east Of the Lighthouse Parking Lot. Both
                       stairs will be -made of wood which integrates with the wood fencing, have
                       comfortably spaced landings and have fighting for safety.

                                                           4.15

                     Cowel I Beach (6)

                     Location: Relatively large, deep beach located at the foot of West Cliff Drive,
                     BeGch7treet, and the Municipa] Wharf.

                     Local Roadway Access: West Cliff Drive via Bay Street, direct access via
                     Chestnut !WGsh i ngton Street, or access via Riverside bridge, Second Street and
                     Front Street.

                     Ownership: Public, immediately adjacent to public right-of -way.

                     Use: Ocean viewing, sunning, walking, surf fishing, rock fishing, swimming and
                     volleyball (volleyball standards and nets are set up during summer months).

                     Topography, Natural Environment: Relatively large, deep beach, tapering to a
                     narrow beach toward Lighthouse Point.

                     Public Safety: Safe, easy access at the foot of the Municipal Wharf (western
                     side); deep, gradual beach, with gradual drop-off at the water line. Relatively
                     safe for swimming by virtue of the protected nature of the water and lifeguards
                     provided by the City of Santa Cruz (during peak use periods).

                     Existing Access: Principal access via cement stairs at the foot of the Municipal
                     Wharf (western side), or from the Municipal Beach (Main Beach) by walking under
                     the foot of the Municipal Wharf.

                     Existing Parking: Parking available immediately contiguous to the subject site in
                     a small parking lot, or on adjacent streets.

                     Land Use: Cowell Beach is one of the main beaches Utilized by the public in the
                     City Of. Santa Cruz. Any other use for this site is precluded on the basis of
                     physical constraints and public policy.

                     Mass Transit: Santa Cruz Metropolitan Transit District Route 7, Beach, provides
                     direct access to the site at the foot of Washington Street extension and Beach
                     Street (at the foot of the Municipal Wharf).

                     Trail Access: Direct access from the end of the West Cliff bicycle-pedestrian
                     pathway; also contiguous to the Beach Street bike lone (eastbound only).

                                                           4.16

                         Municipal Wharf (7)

                         Location:      The Municipal      Wharf is a unique recreational facility.
                         Tc-commodating both automobiles and pedestrians, it is 2,745 ft. long.'           The
                         wharf is located at the foot of Washington Street extension and Beach Street.

                         Local Roadway Access: West Cliff Drive to Beach Street, direct access via
                         Chestnut/Washington Street extension, or Riverside Avenue to Second Street, to
                         Front Street.

                         Ownership: Public, owned by the City of Santa Cruz.

                         Use: Ocean viewing, sunning, walking, jogging, surf fishing, rock fishing.        Site
                         also offers restaurants, boating and shops.

                         Topography, Natural Environment: Municipal Wharf, over one-half mile long
                         providing views of West Cliff Drive, the Beach and Boardwalk, the Santa Cruz
                         Mountains, as well as all of Monterey Bay and the Pacific Ocean.

                         Public SafetX: Extremely safe access for both automobiles and pedestrians.
                         Ve-Ftical drop from surface of wharf to water level approximately 20 feet.

                         Existing Access:         Immediately accessible by either automobile or
                         bicycle-pedestrian modes of transportation via the routes cited above.

                         Existing Parking: The Municipal Wharf has a holding capacity of 373 vehicles (all
                         metered parking spaces).

                         Land Use: The Municipal Wharf is a unique man-made facility. Current plans
                         caTFT-ormoderate expansion of the wharf deck area. Parking will be augmented
                         at the same time.

                         Mass Transit: Santa Cruz Metropolitan Transit Route 7, Beach, provides direct
                         access to the subject site at the corner of Washington Street extension and
                         Beach Street.

                         Trail Access: Direct access at the end of the West Cliff bicycle-pedestrian
                         pathway; also adjacent to the Beach Street bicycle lone (eastbound only).

                                                                4.17

                     Municipal Beach - Santa Cruz Main Beach (8)

                     Location: The Santa Cruz Main Beach runs the length of Beach Street, from the
                     foot of the Municipal Wharf to the mouth of the San Lorenzo River. This access
                     point is at the western end of the beach at the foot of the Municipal Wharf.
                     Local Roadway Access: Beach Street via West Cliff Drive, direct access via
                     Chestnut/Washington Street extension, or Riverside Avenue to Second Street, to
                     Front Street to Beach Street.

                     Ownership: Public, owned by the City of Santa Cruz.

                     Use: Ocean viewing, sunning, walking, surf fishing, swimming, jogging, and the
                     range of beach activities permitted by large open areas (Frisbee throwing,
                     pick-up games, etc.)

                     Topography, Natural Environment:          Long, deep coastal beach, with gradual
                     drop-of f into the surf.

                     Public Safety: Beach resistant to erosion.        Access extremely safe; swimming
                     relatively safe during peak months when patrolled by City of Santa Cruz
                     lifeguards.     Normal beach dangers during other months when no lifeguard
                     service is provided.

                     Existing Access: Immediately accessible frorn Beach Street.           This end of the
                     beacFis accessible at the foot of the Municipal Wharf and via several stairways.

                     Existing Parking: Street parking available on Beach Street. On-street parking
                     and parking lots in the overall beach area total approximately 3,500 spaces.
                     Land Use: The Santa Cruz Main Beach is one of the most intensely utilized
                     beach facilities in Northern California. Any other use for this site is precluded
                     on the basis of physical constraints and public policy.

                     Mass Transit: Santa Cruz Metropolitan Transit District Route 7, Beach, provides
                     direct access to the site along Beach Street, between Washington Street
                     extension and Cliff Street.

                     Trail Access: Direct access from the bicycle lane along Beach Street.

                                                             4.18

                       Municipal Beach - Santa Cruz Main Beach (9)

                       Location: The Santa Cruz Main Beach is a long, deep beach running from the
                       foot of the Municipal Wharf to the mouth of the Son Lorenzo River. Access at
                       this specific point is further to the east along the beach, immediately adjacent
                       to the Cocoanut Grove terminus of the Boardwalk.

                       Local Roadway Access: Beach Street via West Cliff Drive, direct access via
                       Chestnut/Washington Street extension, or Riverside Avenue to Second Street, to
                       Main Street to Beach Street.

                       Ownership Public, owned by the City of Santa Cruz.
                       Use: Ocean viewing, sunning, walking, surf fishing,'jogging, swimming, and the
                       range of beach activities permitted by a long, deep beach (Frisbee throwing,
                       pick-up games, etc.).

                       Topography, Natural Environment:      Long, deep coastal beach, with gradual
                       drop-off into the surf.

                       Public Safety: Beach resistant to erosion.    Access extremely safe; swimming
                       relatively safe during peak months, when patrolled by City of Santa Cruz
                       lifeguards. Normal beach dangers during other months when no lifeguard sevice
                       is provided.

                       Existing Access: Street parking available on Beach Street.    On-street parking
     lie               and parking lots in the overall beach area total approximately 3,500 spaces.
                       Land Use: The Santa Cruz Main Beach is one of the most intensely utilized
                       beach facilities in Northern California. Any other use for this site is precluded.

                       Mass Transit: Santa Cruz Metropolitan Transit District Route 7, Beach, provides
                       direct access to the site along Beach Street, between Washington Street
                       extension and Cliff Street.

                       Trail Access: Direct access from the bicycle lane along Beach Street.

                                                           4,19

                    Municipal Beach: Access Through Boardwalk (10)

                    Location: Access to the middle segment of the Municipal Beach (Santa Cruz
                    Main     ch) may be accomplished from either end of the beach, or directly
                    through the Santa Cruz Boardwalk. The Boardwalk access is described below.

                    Local Roadway Access:           Beach Street via West Clif Drive, via
                    Chestnut/Washington Street extension, or via Riverside Avenue, Second Street,
                    Cliff Street and Beach Street.

                    Ownership: Ownership of direct access to the middle of the Main beach is
                    private, owned by the Santa Cruz Seaside Company, operators of the Boardwalk.
                    The beach itself, however, is in the public domain.

                    Use: Ocean viewing, sunning, walking, surf fishing, jogging, swimming, and the
                    range of beach activities permitted by a long, deep beach (Frisbee throwing,
                    pick-up games, etc.)

                    Topography, Natural Environment:      Long, deep coastal'beach, with gradual
                    drop-off into the surf.

                    Public SafetX: Beach resistant to erosion. Access extremely safe; swimming
                    relatively safe during peak months, when patrolled by City of Santa Cruz
                    lifeguards. Normal beach dangers during other months when no lifeguard service
                    is provided.

                    Existing Access: Immediately accessible from Beach Street.     This segment of
                    the bech is accessible through the Boardwalk via ten stairways down to the
                    beach.

                    Existing Porking: Street parking available on Beach Street. On-street parking
                    and parking lots in the overall beach area total approximately 3,500 spaces.

                    Land Use: The Santa Cru    z Main beach is one of the most intensely utilized
                    beach facilities in Northern California; any other use for this site is precluded.

                    Mass Transit: Santa Cruz Metropolitan Transit District Route 7, Beach, provides
                    access to the site along Beach Street at the corner of Cliff Street.

                    Trail Access: Direct access from the bicycle lane along Beach Street.

                                                         4.20

                        Municipal Beach: Access Near the San Lorenzo River (11)

                        Location: There is access to the eastern end of the Main Beach near the mouth
                        of the San Lorenzo River. The approach to this access is located at the corner
                        of Beach Street and Third Street.

                        Local RoadwaX Access:            Beach Street via West Cliff Drive, via
                        Chestnut/Washington Street, or Riverside Avenue to Third Street.

                        Ownership: Access at this location is both public and private. The Boardwalk's
                        premises arew private property. The Municipal Beach itself and certain public
                        rights-of-way to the site are public.

                        Use: Ocean viewing, sunning, walking, surf fishing, jogging, swimming, and the
                        range of beach activities permitted by large open areas (pick-up games, Frisbee
                        throwing, etc).

                        Topography, Natural Environment: Long, deep coastal beach, terminated by the
                        San Lorenzo River emptying into the Pacific Ocean.

                        Public Safety: Beach resistant to wave action and erosion; access safe via steps
                        and pathways.    Waters patrolled in the summer months by Santa Cruz City
                        lifeguards, not monitored during winter months.

                        Existing Access: Safe, private access provided through Boardwalk facilities
                        (stairways down to beach).      Public access provided via the railroad track
                        right-of-way, either across the railroad bridge (pedestrian sidewalk section) or
                        down the -length of the railroad right-of-way parallel to Beach Street, and then
                        down a stairway to the beach.

                        Existing Parki g:   Public on-stree  t parking and private parking lot spaces
                        available within 100 feet. The beach area has a total parking capacity of 3,500
                        spaces.

                        Land Use:    The Municipal Beach is one of the most intensely used public
                        facilities in Northern California; and other use precluded.

                        Mass Transit: Santa Cruz Metropolitan Transit District Route 7, Beach, provides
                        access at the corner of Beach and Cliff Streets.         Debarking here leaves
                        approximately a one-quarter mile walk to -the subject site.

                        Trail Access: Direct access from the bicycle lane on Beach Street.

                                                       4.21

                     San Lorenzo Point (12)

                     Location: Long, narrow promontory projecting into Monterey Bay; located at the
                     end of East Cliff Drive off Murray Street to the east of the mouth of the San
                     Lorenzo River.

                     Local Roadway Access: East Cliff Drive via Murray Street (Ocean Street to Son
                     Lorenzo Boulevard to Murray, or Seabright Avenue to Murray).

                     Ownership: Public, owned by the State of California. Immediately adjacent to
                     public right-of -way.

                     Use: Ocean viewing, sunning, walking.

                     Topography, Natural Environment:

                     Long, narrow promontory subject to extensive erosion and wave damage.
                     Immediately adjacent to mouth of the San Lorenzo River, emptying into
                     Monterey bay.

                     Public Safety: Narrow promontory exclusively for sightseeing. Walking out to
                     end of promontory is fenced.

                     Existing Access: Immediately accessible from East Cliff Drive and path out to
                     end of promontory.

                     Existing Parking: Limited number of parking spaces available on East Cliff
                     Drive.

                     Land Use:     Site size, conformation and location preclude any further
                     development.

                     Mass Transit: Santa Cruz Metropolitan Transit District Route 7N, Beach Night,
                     provides access close to the site at the corner of East Cliff Drive and Murray.
                     This route, however, only operates in the evenings. Route 6, Seabright, provides
                     service to the corner of Seabright Avenue and Murray Street, leaving a walk of
                     approximately one-quarter mile.

                     Trail Access:    Bicycle lanes run the length of Murray Street, leaving
                     approximately a one-quarter mile bike ride down East Cliff Drive to the subject
                     site.

                                                      4.22

                         Seabright Beach (13)

                         Location: Seabright Beach is long and relatively narrow, running from the mouth
                         of the San Lorenzo River to the Santa Cruz Yacht Harbor breakwater.

                         Local Roadway Access: Seabright Avenue to East Cliff Drive. The principal
                         access to the beach is located on East Cliff Drive at the foot of Mott and
                         Cypress Avenues and the Third Avenue stairs.

                         Ownership: Public, owned by the State of California. Immediately adjacent to
                         pubric rig"ht-of -way.

                         Use: Ocean viewing, sunning, walking, surf fishing, surfing, swimming, and all
                         beach activities which are allowed by a large, open area (pick-up games, Frisbee
                         throwing, etc.).

                         Topography, Natural Environment:

                         Long, relatively narrow beach running from the mouth of the San Lorenzo River
                         to the Santa Cruz Yacht Harbor breakwater.             The rear of the beach ends
                         abruptly in sharp, coastal cliffs of approximately 20 feet in height.

                         Public Safety: Coastal cliffs at the rear of the beach subject to erosion and
                         wave action during storms.       Portions of East Cliff Drive in the First through
                         Fourth Avenue area have been eroded, closing portions of East Cliff Drive.

                         Existing Access: The principal access to Seabright Beach, located at East Cliff
                         Drive at the foot of Mott and Cypress Avenues, is very safe.          It is a gradual,
                         short trail descending to the flat beach. The secondary access is via the Third
                         Avenue stairs.
                         Existing Parkin2: On-street parking spaces do exist in the general vicinity.
                         However, the size of the beach, and the demand on this beach as G recreation
                         resource, far exceed the number of available parking spaces in the immediate
                         area.

                         Land Use: Seabright Beach, like the main Santa Cruz Beach, is intensely used.
                         Other uses would be inappropriate.        State ownership, site size and erosion
                         conditions also preclude further development.

                         Mass Transit: Santa Cruz Metropolitan Transit District Route 6, Seabright,
                         provides access to the site at the corner of Seabright Avenue and Murray Street.
                         Debarking here leaves approximately one-quarter mile walk to the subject site.

                         Trail Access: Bicycle lanes exist down the length of Murray to Seabright, and
                         also on Atlantic Avenue. The site is accessible from the corner of Seabright and
                         East Cliff Drive.

                                                                4.23

                    Seabright Beach: Access Via Terminus of Atlantic Avenue (14)

                    Location: Eastern terminus of Seabright Beach eastern boundary formed by the
                    break     er of the Santa Cruz Yacht Harbor.

                    Local Roadway Access: Seabright -Avenue to Atlantic Avenue; the length of
                    Tf Tantic Avenue until it ends at the Yacht Harbor and Aldo's restaurant. From
                    there by path along the breakwater to the eastern end of Seabright Beach.

                    Ownership: Public, portions owned by the State of California, the U.S. Corps of
                    Engineers and the Santa Cruz Port District.       Immediately adjacent to public
                    right-of -way and Santa Cruz Yacht Harbor.

                    Use:    Ocean viewing, sunning, walking, surf fishing, rock fishing, surfing,
                    swimming, and the range of beach activities permitted by large open spaces
                    (pick-up games, Frisbee throwing, etc.)

                    Topography, NGtural Environment: Long, narrow beach running from the mouth
                    of the San Lorenzo River to the breakwater of the Santa Cruz Yacht Harbor.
                    Beach terminates in 20-foot cliffs, which are steep and eroding as a result of
                    Wave action.

                    Public Safety: Coastal cliffs at the rear of the beach subject to erosion and
                    wave action during storms.     Portions of East Cliff Drive in the First through
                    Fourth Avenue area have been eroded, closing portions of East Cliff Drive.

                    Existing Access: Access via the end of Atlantic Avenue and pathway to the
                    beach.   This--access at the eastern end of the beach, and the access at the foot
                    of Mott and Cypress Avenues (in the middle of the beach) are the only safe
                    access to this facility.
                    Existin6 Parking: Limited number of on-street parking Spaces in the vicinity.
                    Demand for parking in the area generally exceeds supply during summer months.

                    Land Use: Seabright Beach is an intensely used recreation facility and other uses
                    would be inappropriate. State ownership, site size, and erosion factors along the
                    cliff edge preclude further developernent.

                    Mass Transit: Santa Cruz Metropolitan Transit District routes do not come
                    directly to the western side of the Yacht Harbor. The closest access is obtained
                    by SCMT Route 6, Seabright, at the foot of Seabright Avenue and Murray Street.
                    From that point, a walk of approximately three-quarters of a mile remains to
                    the subject site.

                    Trail Access: Direct access via bicycle lane on Atlantic Avenue.

                                                           4.24

                         Santa Cruz Yacht Harbor (15)

                         Location: Santa Cruz Small Craft Harbor (upper and lower harbors, separated by
                         My@m7 aton Streets). Further details on public access is contained in the
                         public access section contained in the Port District Coastal Plan contained in
                         this document.

                         Local Roadway Access: Murray/Eaton Street and Lake Avenue to the Yacht
                         Harbor.    Also accessible via both Seabright Avenue and Seventh Avenue to
                         Murray/Eaton.

                         Ownership: Public, the Santa Cruz Yacht Harbor is owned and operated by the
                         Fort District.

                         Beach Use: Ocean viewing, sunning, walking, surf fishing, rock fishing, and
                         yachting. Swimming, and the range of beach activities allowed by large open
                         spaces (pick-up games, Frisbee throwing, etc) are immediately accessible at
                         Twin Lakes State Beach. Twin Lakes State Beach is outside the City limits of
                         Santa Cruz, but immediately contiguous to the Yacht Harbor site. The Yacht
                         Harbor is entirely within the City limits of the City of Santa Cruz, and forms the
                         eastern boundary of the City.

                         Topography, Natural Environment: Man-made breakwater and yacht harbor
                         housing the Santa Cruz Small Craff Harbor for the berthing of private boats, and
                         G port on the upper Monterey bay for those traveling along the California coast
                         by water.

                         Public Safety: The Yacht Harbor is G generally safe, public environment with
                         well-defined sidewalks, pathways and docks.     The mouth of the Yacht Harbor
                         fills with sand periodically, which has to be dredged to provide safe ingress and
                         egress for boats.  When the mouth of the harbor is impacted by sand, boating
                         accidents have occurred.

                         Existing Access:    Immediately accessible from Lake Avenue and East Cliff
                         Drive. Pedestrian access available throughout the Yacht Harbor area.

                         Existing Parking: Metered parking spaces are located in the Yacht Harbor area.
                         7a-rking is generally available.

                         Land Use: The Port District operates the Yacht Harbor. Future plans include
                         some further recreational development.

                         Mass Transit: Santa Cruz Metropolitan Transit District       Route 6, Seabright,
                         provides direct access to the site at the corner of Lake Avenue and East Cliff
                         Drive.

                         Trail Access: Bicycle lanes exist down the length of Murray and Eaton Streets,
                         leaving a short distance down Lake Avenue to the Yacht Harbor.

                                                               4.25

                    Frederick Street Component: Access along the western bluff of the Small Craft
                    Harbor is provided by G path on the Frederick Street park. Conditions have been
                    added to the Marina Knolls and Heritage Landing developments to the south
                    which will allow a continuation of this path to stairway connecting to the Small
                    Craf t Harbor.   It will be necessary to gain an additional access easement over
                    an intervening parcel AP# 11-171-38. A condition requiring this easement will be
                    required of any further development in this property. Signage for this pathway
                    will be constructed as a permit condition of the Marina Knolls and Heritage
                    Landing developments.

                                                         4.26

                                                   SANTA CRUZ BIKEWAY PLAN

                         Summary

                         Below is a list of the major recommendations as specified in the Santa Cruz
                         Bikeway Plan. Priority of each recommendation is based upon the order listed,
                         highest priority items are listed first.       Where possible, cost estimates are
                         provided.

                         1.    The City of Santa Cruz should immediately institute a program to replace
                               or repair all storm drain inlets cis Tables 3 and 4 indicate.      Approximate
                               cost: $6,500.00.

                         2.    A 4-foot sidewalk should be installed on the north curb of Laurel Street
                               between Walti Street and California Street as an aid to cyclists and
                               pedestrians.   An access ramp for cyclists should be placed at the bottom
                               of the steep incline. Approximately cost: $12,000.00

                         3.    Institute Class 11 and III facility (on-street bikeways) installation program
                               on streets designated in Figure 46.          Striping and pavement marker
                               installation to be done by outside contract. Posting of Class III routes to
                               be done by City's Street Division.
                               Approximate Costs: Striping and Pavement Markers $47,500.00
                                                     Sign Posting                       $550000
                                                               Total                    $31,006.00

                         4.    Prepare handout map for public identifying bicycle facilities and major
                               activity centers. Approximate cost: $400.00.

                         5.    Provide bicycle detection equipment at certain signalized intersections.
                               Trial program to be instituted (it Capitola Road/Soquel Avenue and Laurel
                               Street/California Street.    Trial cost to be approximately $2,000.00.         If
                               trial program proves beneficial than other intersections should be equipped
                               with detection equipment.       Total cost will range between $20,000 and
                               $30,000.

                         6.    Amend Section 10.68.030 of City's Municipal Code to allow the posting of
                               signs on certain sidewalks in commercial areas stating "Cyclists May Use
                               Sidewalk." Three areas identified in the report are: Soquel Avenue, East
                               Cliff Drive, and Laurel Street.

                         7.    Provide better access to Class I facilities and sidewalks by instituting a
                               curb depression program in areas identified in study.     The work should be
                               performed by contract. Approximate cost: $12,000.00

                         8.    Institute bicycle locking post program at major activity centers throughout
                               the city.   Areas to include all neighborhood and regional parks, libraries,
                               vista points, Pacific Garden Mail, municipal wharf and others. Apply for
                               fundin@ from County Transportation Commission.           Approximate cost to
                               City: 2,000.00.

                                                               4.27

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                                                                    16

                       9.   Transfer all lost or stolen bicycles to City Corporation Yard.    Provide
                            weatherproof storage for cycles and conduct a public auction for sale of
                            bicycles and other equipment a minimum of once every six months. Cost:
                            Dependent upon size and type of storage facility.
                       10.  Begin negotiations with Southern Pacific Railroad Company for easement
                            on the railroad track right-of-way between Yacht Harbor and Mountain
                            View Avenue.

                                                        4.29

                     Definitions

                     The following definitions are gi ven to terms used in this report.

                     Bikeway
                     Means all facilities that provide primarily for bicycle travel.

                          Class I Bikeway (Bike Path or Bike Trail)

                          Provides a completely separated right-of-way designated for the exclusive
                          use of bicycles and pedestrians with crossf lows by motorists minimized.

                          (Note: Mopeds are prohibited from bike paths and trails unless specifically
                          authorized by tl@e agency having jurisdiction over the facility.)

                          Class 11 BikeWay (Bike Lane)

                          Provides a restricted right-of-way designated for the exclusive or
                          serniexclusive use of bicycles with through travel by motor vehicles or
                          pedestrians prohibited, but with vehicle parking and cross-flows by
                          pedestrians and motorists permitted.

                          Class III Bikeway (Bike Route)

                          Provides G right-of-way designated    by signs or permanent markings and
                          shared with pedestrians or motorists.

                     Highway

                     A publicly mantained facility open to use by the general public for purposes of
                     vehicular travel. Highway includes road, roadway, or street.

                                                      4.30

                                                           APPENDIX

                                       Standards and Recommendations for Coastal Access

                        A joint staff report (California Coastal Commission and State Coastal
                        Conservancy) entitled    Coastal Access:       Standards and Recommendations
                        describes proposed coastal access standards.         Public Ke-arings concerning
                        adoption of these standards were scheduled between July 18 and August 14, 1980.
                        A copy of this document is attached.

                        The City has followed these proposed standards ("Functional Criteria, Standards
                        1-1211) in the design of the new Cowell Beach stairway. (The location of this site
                        also meets "Location and Distribution of Accessways, Standards 13-18:).       When
                        adopted, the City will continue to use these Standards in the planning, design and
                        construction of coastal access facilities.

                        In addition, the City adheres to 1976 Un-iform Building Code stipulations
                        pertaining to the rise, run and handrails of stairways.       These requirements
                        appear in Section 3305, a-p of the UBC.

                        Finally, the access points which are owned by the City (excluding private access
                        points and those owned by the State of California), provide accessibility directly
                        to the water.     As such, many are subject to damage from wave action and
                        storms.    The City includes in its annual budget funds to repair and maintain
                        these access points.

                                                              4.31

                                       SUMMARY OF COASTAL ACCESS POLICIES

                     Policies related to coastal access can be found in many sections of the       LUP.
                     Below all access policies are listed by policy category.
                     General Coastal Access Policies
                     1.    General Plan, Community Form and Size, Policy 2, Program 4.
                     2.    General Plan, Environmental Resource Management, Policy A, Program 4.
                     3.    General Plan, Environmental Resource Management, Policy B, Programs 2
                           and 4.
                     4.    General Plan, Environmental Resource Management, Policy C, Program 1.
                     5.    General Plan, Economic Opportunities, Policy A, Program 1.
                     6.    General Plan, Community Design, Policy A, Program 2 and Policy B,
                           Program 7.
                     7.    General Plan, Transportation and Public Facilities, Policy A, Program 5.
                     8.    General Plan, Transportation and Public Facilities, Policy B, Program 1.
                     9.    General Plan, Transportation and Public Facilities, Policy C, Programs 1. 21
                           4, 5, 6, 7, 8, 9.
                     10.   General Plan, Transportation and Public Facilities, Policy D, Programs 7,
                           11,12.
                     11.   General Plan,  Transportation and Public Facilities, Policy E, Programs 4
                           and 6.
                     12.   Harbor Land Use Plan, Page 13, Access Map and related text on pp. 14-25.
                     13.   Natural Bridges State Beach Plan, Page 2-31, Policy NB-5, Programs I
                           through 6.
                     Vehicular Access Policies
                     1.    Beach Area Plan, Page 19, Policy Land 2, Circulation and Parking.
                     2.    Beach Area Plan, Page 49, Program 1, Circulation.
                     3.    Beach Area Plan, Page 50, Program 1, Transportation.
                     4.    beach Area Plan, Page 57, Policy 1, Traffic and Parking.
                     5.    Beach Area P Ian, Page 67, Pol icy 3, Traf f ic.
                     6.    Beach Area Plan, Page 69, Program 2, Circulation.
                     7.    Beach Area Plan, Page 91, (A) Access to Wharf.
                     8.    Beach Area Plan, Page 91, (B) Handicapped Access.
                     9.    Beach Area Plan, Page 98, (C) Access and Parking.
                     10.   Harbor Land Use Plan, Page 9, Policy A-1, Parking, Access.
                     11.   Harbor Land Use Plan, Page 9, Policy A-2, Parking, Access
                     12.   Harbor Land Use Plan, Page 10, Policy A-3, Transit.
                     13.   Harbor Land Use Plan, Page 8, Vehicular Access map.
                     Pedestrian and Bicycle Access
                     1.    Western Drive Muster Plan, Page 44, Policy 27'
                     2.    Westside Land Use Guidelines, Page 2-4, Policy W-1.
                     Parking
                     1.    Beach Area Plan, Page 19, Policy 2.
                     .2.   Beach Area Plan, Page 49, Program 2.
                     3.    Beach Area Plan, Page 67, Program 1.
                     4.    Beach Area Plan, Page 119, Footnote.
                     5.    Seabright Parking, Page 1-64, Policy OC-7.
                     6.    Neury's Lagoon Site, Page 2-47.

                                                        4.32

                                                      Implementation

                                               IMPLEMENTATION REGULATIONS

                       Summary Description

                       There are three separate types of land use regulations which have been adopted
                       by the City to implement the Local Land Use Plan.         These actions consist of:
                       revisions of existing development regulations, such as the conservation
                       regulations; adoption of new land use districts, which include the Shoreline
                       Protection Overlay District, Coastal Zone Overlay District and the Small Craft
                       Harbor District; rezonings of certain areas to ensure consistency between the
                       City's General Plan, the Coastal Land Use Plan and the current Zoning Ordinance
                       and Subdivision Ordinance provisions.      This material has been included in the
                       Plan and is individually described where appropriate.       Before this material is
                       described, a brief summary will be provided of how the entire system of Coastal
                       Land Use Regulations will work upon adoption.

                       Coastal Regulation Procedures

                       Within the provisions of state regulations governing the city's processing of
                       coastal permits there are, essentially three review areas. The first area is that
                       which consists of lands below the mean high-tide line and lands where the public
                       trust may exist, i.e., the Yacht Harbor.          Within these areas the Coastal
                       Commission will continue to exercise final authority on all applications.

                       The second area of review is those properties generally within 300' of the beach's
                       mean high-tide line or coastal bluff or to the nearest public road.

                       Within these areas, the Coastal Commission will review projects only if there is
                       an appeal from the decision of the local jurisdiction.

                       The third area in which coastal permits are required is in that portion of coastal
                       properties which fall between the coastal zone boundary and that area more than
                       3001 from the mean high-tide line bluff or beach line. Coastal permits will still
                       be required for various types of projects within this large area; however, the
                       local decision on coastal permits wi I I be final unless they are major public works
                       projects or energy facilities which may be appealed to the Coastal Commission.
                       An attached map indicates the locations of each of these three areas.

                       Utilizing the adopted regulations which prescribe the method of review as well
                       as the specific regulations to be considered, the City will compare projects in
                       these various areas to the requirements of the adopted Local Coastal Land Use
                       Plan. Concerns to be addressed would be issues such as coastal recreation,
                       public access, marine or possible biological impacts, erosion, grading, and other
                       similar concerns which are set forth in the policies of the coastal matrix.         In
                       preparing the city's Coastal Land Use Plan, each aspect of the Coastal Act as
                       well as local concerns were closely reviewed. Specific administrative procedures
                       will also be developed to provide for the daily administration of Coastal authority
                       and to assist members of the public in processing coastal permits.

                                                               5.1

                                                 LAND USE REGULATIONS

                    New Land Use Regulations Required by Coastal Land Use Plan

                    Shoreline Protection District - This district has been adopted for use in the area
                    that falls within a 3001 distance from the mean high-tide line, beach or coastal
                    bluff or seward of the nearest public road. In this area, requirements of coastal
                    regulations require careful review of all activities. 'Therefore, this ordinance has
                    been designed to review a wide variety of issues ranging from grading to building
                    design.

                    Coastal Zone District - This ordinance has been designed to establish the
                    procedures for review of all projects between the cocistal zone boundary and
                    shoreline or beach area. Within this area, it is necessary for the City to review
                    coastal policies and ensure that projects conform to the Coastal Land Use Plan.
                    Regulations of the Coastal Commission allow for exemptions within this area for
                    certain types of permits; however, during the initial period of time of city
                    issuance of coastal permits, the exemptions which are now allowed by the
                    Coastal Commission will be followed so as not to create any confusion during
                    this transition period.

                    Small Craft Harbor District - This district has been designed to replace the
                    existing S-U (2) Special Use District which is now utilized for review of projects
                    in the harbor area.      The new regulations have been specifically designed to
                    implement the provisions of the recently adopted Small Craft Harbor Master
                    Plan, as well as the provisions of the Small Craft Harbor Coastal Land Use Plan.
                    In terms of change, this ordinance attempts to distinguish between items that
                    require Zoning Board action and those which the Zoning Administrator can
                    review. Presently, all applications for permits in the Small Craft Harbor must
                    be heard by the Zoning Board.           The new regulations will allow for more
                    expedient processing of small items through the Zoning Administrator.

                    Archaeolog  ical Protection - These ordinances provide for the protection of
                    known archaeological sites as well as providing a procedure which can be utilized
                    by the City when previously unknown archaeological resources are discovered
                    during construction or grading activities. (Applies City-wide)

                    Revisions to Existing Regulations

                    Design Review Regulations - The city's Design Review regulations contain a
                    series of guidelines used to evaluate various commercial and residential
                    properties. In reviewing the city's guidelines in comparison to the adopted Local
                    Coastal Land Use Plan, four items have been added to the new regulations to
                    ensure that new development within the Coastal Zone protects views, minimizes
                    the alteration of natural land forms, enhances areas where development occurs,
                    and requires review of any riprap or coastal fill activities. (Applies City-wide)

                    Conservation Regulations - A variety of changes have been made in the
                    conservation regulations to implement Coastal Land Use Policies.             In 1982,
                    provisions were made in the conservation regulations to provide for driveway
                    design standards, for further clarification of subdivisions in areas of steeply
                    sloping properties, and to further protect wetlands and wildlife habitat areas.
                    Provisions were also added for more specific direction in terms of seismic hazard

                                                            5.2

                         areas and areas subject to potential flooding along several creeks.

                         A second set of amendments to this ordinance were adopted                in 1982, these
                         amendments address the issues of fire safety, unstable slopes in         landslide sites,
                         and water quality. (Applies City-wide)

                         Zoning District Regulations - C-B Beach Commercial District; I-G General
                         Industrial District; and R-T(B) Tourist Residential (Beach Residential). A series
                         of minor technical changes were made in various City land use regulations to
                         adjust these regulations more closely to the provisions of the Coastal Land Use
                         Plan.    In the I-G General Industrial District, changes were made in the special
                         use section clarifying that petroleum-type activities cannot be used as support
                         facilities for offshore oil drilling.       In the R-T Tourist Residential District
                         changes were made in each of the various subdistricts to allow for the inclusion
                         of public and quasi-public uses similar to the provisions of other residential uses.
                         In the C-B Beach Commercial District, changes- were made which prohibit
                         ground-f loor offices to encourage the maximum recreational and commercial use
                         of beach-front buildings.       Minor technical changes in the C-T Thoroughfare
                         Commercial District and IL-R Industrial Laboratory and Research District
                         concerning permitted uses and development Standards have also been carried out.

                         Recent amendments to the implementation regulations have also been added
                         providing for bed-and-breakfast inns in residential and commercial zones and
                         accessory housing units in the residential districts. A new district has also been
                         added, the R-S Residential Suburban District which provides for lower intensity
                         development in areas on the outskirts of the City.

                         Off-Street..Parking Regulations - The first change would require a permit prior
                         to the removal of more than ten parking spaces in the beach recreation area.

                         The second change added sections to the off-street parking ordinance dealing
                         with 'compact parking, landscaping standards for parking lots, and provisions for
                         bicycle parking.       The final parking-related item is in the Design Review
                         Ordinance which modifies the review guidelines of the design review regulations
                         to encourage public transit and other incentives considered necessary to
                         encourage non-auto travel. (Applies City-wide)

                         Subdivision Ordinance - This amendment to the Subdivision Ordinance
                         (dedications, access to public resources, reservations) adds provisions which
                         states that public access as well as parkland and open space dedications are to be
                         used for the implementation of the city's Coastal Land Use Plan. To implement
                         the provision of this amendment, an Administrative Procedures Order (APO) was
                         GISO adopted by the City which establishes procedures and areas which are
                         specified for public access, easement requirements, and dedication provisions.
                         (Applies City-wide)

                         Administration Regulations

                                Public Hearings - This section has been changed to conform with the public
                                hearing requirements of the coastal regulations which specify a different
                                set of advertising and notification requirements from current city
                                requirements. (Applies City-wide)

                                                                    5.3

                                                                                                                            I
                            Administrative Procedures - The changes in the administrative procedures
                            have to do with appeals of coastal permits, the establishment of a Coastal
                            Permit and other provisions to ensure the conformity between Zoning
                            Ordinance and Coastal Regulations. (Applies City-wide)                                      01
                            Definitions - This section has been changed to incorporate a           series of
                            definitions in the city's Zoning ordinance which will implement coastal
                            zone regulations, such as a definition for, a coastal development, the
                            Coastal Commission, a new definition of the term "owner", and G series of
                            other similar changes. (Applies City-wide)

                     Planning Department Directive - Along with the required amendments to the
                     city's Zoning Ordinance regulations to implement Administrative changes, a
                     Planning Department Directive and City Attorney's legal opinion have been
                     adopted.

                     The Planning Department directive adopted on March 23, 1982, establishes the
                     procedure through which the Planning Department will maintain a list of
                     developments which are constructed within the coastal boundary.               This will
                     include information as to whether the development is exempt, nonappealable,
                     appealable, or other similar notations.          The monitoring will also contain
                     information on whether there are any demolitions or conversions of housing or
                     visitor-serving accommodations.           The housing demolition information is
                     necessary due to the provisions of the Mello Act.

                     The second item is an opinion from the City Attorney dealing with a review
                     procedure for city projects within the coastal zone.

                                                 ZONING MAP AMENDMENTS

                     General Plan - Zoning Map Consistency

                     With the adoption of both the Coastal Land Use Plan and the city General Plan, a
                     series of zoning map amendments were adopted to bring both documents into
                     conformance.      These amendments have now been incorporated into the zoning
                     map section included in this plan.

                     Existing Implementation Regulations

                     Heritage Tree Ordinance - Ordinance 76-43. This ordinance has been adopted
                     by the city and is one of the implementing regulations of the Local Coastal Land
                     Use Plan in terms of the preservation of heritage trees. (Applies City-wide)

                     Floodplain District -Ordinance 75-02. This ordinance was designed specifica'         Ily
                     by the city to protect areas in designated f lood hazard areas.          Its provisions
                     have been   incorporated into the city's Local Coastal Land Use Plan. (Applies
                     City-wide)

                     California Environmental Quality Act - Resolutions No. 14,175A and 14,841. The
                     California  Environmental Quality Act regulations have been incorporated by
                     reference into the city's Local Coastal Implementation Program.                   These
                     regulations are mandated by the State of California and are part of the
                     regulations the city will use to implement the Local Coastal Land Use Plan.
                     (Applies City-wide)

                                                              5.4

                         Uniform Building Code 1979        Ordinance 81-11.    The Uniform Building code is
                         incorporated by reference into the provisions         of the city's Local Coastal
                         Implementation Program. This document which           is a state-wide set of building
                         regulations changes approximately once every          4 years or so as to ref lect
                         changing conditions and building safety factors.      Provisions of specific use are
                         the grading, earthquake, and dangerous-buildings provisions. (Applies City-wide)

                         Municipal Code - Section 6.20.020 and 5.72.010.         Provisions of the Municipal
                         Code relating to the City's septic system and the parks and recreation facility
                         fee are incorporated as implementing provisions of various local Coastal Plan
                         policies. (Applies City-wide)

                         Land Use Districts - Zoning Ordinance Sections 24.16.020, 100, 300, 400, 500,
                         600, 700, 800, 900, 1000, 1100, 1200, 1300, 1500, 1700, and 2010. Provisions of the
                         existing Zoning Ordinance sections are incorporated in these documents.

                               Section 24.16.020
                                     E-A Exclusive Agricultural District
                               Section 24.16.100
                                     OF-R Ocean Front (Recreational) District
                               Section 24.16.300
                                     R-I Single-Family Residence District
                               Section 24.16.400
                                     R-L Multiple Residence-Low Rise District
                               Section 24.16.500
                                     R-M Multiple Residence- Medium Rise District
                               Section 24.16.600
                                     R-T Tourist Residential District
                               Section 24.16.700
                                     P-A Professional and Administrative District
                               Section 24.16.800
                                     C-N Neighborhood Commercial District
                               Section 24.16.900
                                     C-C Community Commercial District
                               Section 24.16. 1000
                                     C-B Beach Commercial District
                               Section 24.16.1100
                                     C-V Visitor Commercial District
                               Section 24-16.1200
                                     C-T Thoroughfare Commercial District
                               Section 24.16.1300
                                     C-H Heavy Commercial District
                               Section 24.16.1500
                                     I-G General Industrial District
                               Section 24.16.1700
                                     R-S Residential Suburban District
                               Section 24.53.2010
                                     GB-O Greenbelt Overlay District
                                                               Summary
                         The above -referenced Zoning Ordinance text and map amendments constitute
                         the city's implementing programs and regulations for purposes of implementing
                         the Local Coastal Land Use Plan. As previously stated, the next section of this
                         report will discuss the policies for which each of these items were adopted and
                         will be utilized to implement the plan.

                                                                    5.'5

                                              JURISDICTIONAL AREAS

                   Within the City of Santa Cruz there are two areas which will remain under
                   Coastal Commission jurisdiction. These areas include the sewer plant and the
                   Wolfsen/Swenson properties on the west side of the City.       These areas will
                   remain under Coastal Commission authority until land use plan amendments are
                   .adopted by both the City of Santa Cruz and the California Coastal Commission
                   designating the ultimate use of the properties. The questions of the sewer plant
                   and Westside remain as longer-term issues to be discussed and resolved between
                   the City and the Coastal Commission.

                                                    5.6

                                                         24.10.010-24.10.022 SANTA CRUZ

                                                                                             CHAPTER24.10

                                                                                              DEFINITIONS

                                                         24.10.010 GENERAL.

                                                          Unless the context requires otherwise, the following                  definitions shall be
                                                         used in the interpretation and construction of this Title. Words used in the
                                                         present tense include the future; the singular number includes the plural,
                                                         and the plural.the singular; the word "structure" includes the word
                                                         "building"; the word "used" includes a"                .anged, designed, constructed,
                                                         altered, converted, rented, leased, or intended to be used or occupied; the
                                                         word "shall" is mandatory; the word "may" is permissive. Whenever any of
                                                         the following terms is used, it shall mean the corresponding officer or
                                                         designated representative, department, board or commission of the City of
                                                         Santa Cruz, California, herein referred to as the City: City Council (or
                                                         Council), City Planning Department (or Commission), Director of Planning,
                                                         Director of Public Works (or Building Official), Zoning Administrator (or
                                                         Administrator).

                                                         24.10.012 ACCESSORY DWELLING UNIT.-

                                                         A dwelling unit accessory to a main single family dwelling on a parcel of
                                                         land and which meets the requirements of Chapter 24.57 of this title.
                                                         Accessory dwelling unit is contained within the main dwelling and is
                                                         limited to five hundred (500) square feet, six hundred (600) square feet, if
                                                         necessary, to accommodate an existing physical interior configuration.
                                                         (Ord. 83-28; Eff. 7/26/83.)

                                                         One (t) year from the effective day of this ordinance, or upon approval of twenty-five (25)
                                                         accessory units, whichever occurs rirst, the Planning Department shall undertake a study to
                                                         determine impacts of accessory units on neighborhoods and infrastructure serving neighbor-
                                                         hoods, to determine whether there are adverse impacts to the public health, safety, and
                                                         welfare resulting from the accessory units. 11is study is to be completed within six (6) months.
                                                         In the event twenty-five (25) accessory units are approved prior to completion of the study, a
                                                         moratorium on the approval of accessory units will be imposed until the study is completed
                                                         and has been acted upon by the City Council.

                                                         24.10.028 AGGRIEVED PERSON- APPELLANT OF AN APPEAL-
                                                                       ABLE COASTAL PERMIT.

                                                           A person qualified to file an appeal of City Council action on a coastal
                                                         permit, as defined in Public Resources Code Section 30801 as follows:
                                                           "Any person who in person or through a representative, appeared in a
                                                         public hearing field in conjunction with the decision on the action appealed,
                                                         or who, by other appropriate means prior to a hearing, informed the City of
                                                         the nature of his or her concerns, or who for good cause was unable to do
                                                         either. (Ord. 82-07; Eff. 4/22/82.)

                                                                                                           5.7

                                          24.12.083 APPEALABLE COASTAL DEVELOPMENT.
                                            A development application for a coastal permit which can be appealed to
                                         the Coastal Commission under the terms of this Title. (Ord. 82-07; Eff.
                                         4/22/82.)

                                            24.10.083.1 ARCHAELOGICAL RESOURCE/CULTURAL RESOURCE.

                                              Any evidence of human occupation and activity which may be used to
                                            reconstruct the history and culture of past peoples. This evidence shall
                                            include, but not be limited to, human remains, sites, structures, artifacts,
                                            and physical remains which existed prior- to 1860. (Ord. 81-40; Eff.
                                            11/12/81.)

                                            24.10.085 AREA OF DEMONSTRATION OF STABILITY.

                                              Includes the base, face and top of all bluffs and cliffs. The extent of the
                                            bluff top considered should include the area between the face of the bluff
                                            and a line described on the bluff top by the intersection of a plane inclined at
                                            a twenty (20) degree angle from horizontal passing through the toe ofthe
                                            bluff or cliff, or fifty (50') feet inland from the edge of the cliff or bluff,
                                            whichever is greater. However, the Commission may designate a lesser
                                            area of demonstration in specific areas of known geologic stability (as deter-
                                            mined by adequate geologic evaluation and historical evidence) or where
                                            adequate protective works already exist. (Ord. 82-07; Eff. 4/22/82.)

                                            24.10.114 BEACH RECREATION AREA.

                                              The Pacific Ocean side of Beach Street, from the west side of the
                                            Municipal Wharf to the west side of the San Lorenzo River.

                                            24.10.116 BED-AND-BREAKFAST INN.

                                              A building containing not more than eight (8) guest rooms, which maybe
                                            occupied by not more than sixteen (16) persons, which provides guest
                                            rooms and breakfast for guests and which is managed and occupied by the
                                            owner of the property. (Ord. 84-07; Eff. 3/15/84.)

                                            24.10.184 CALIFORNIA COASTAL COMMISSION.

                                              The state agency responsible for review of coastal permits on appeal from
                                            local agencies. (Ord. 82-07; Eff. 4/22/82.)

                                                                                     5.8

                                             24,10,212 COASTAL DEVELOPMENT.

                                               "Coastal Development" means, on land, in or under water, the placement
                                             or erection of any solid material or structure; discharge or disposal of any
                                             dredged material or of any gaseous, liquid, solid, or thermal waste; grading,
                                             removing, dredging, mining, or extraction of any materials; change in the
                                             density of use of land, including, but not limited to, subdivision pursuant to
                                             the Subdivision Map Act (commencing with Section 66410 of the Government
                                             Code), and any other division of land, including lot splits, except where the
                                             land division is brought about in connection with the purchase of such land by
                                             a public agency for public recreational use; change in the intensity of use,
                                             water, or access thereto;      construction, reconstruction, demolition, or
                                             alteration of the size of any structure, including any facility of any private,
                                             public or municipal utility; and the removal or harvesting of major vegetation
                                             other than for agricultural purposes, kelp harvesting, and timber operations
                                             which are in accordance with a timber harvesting plan submitted pursuant to
                                             the provisions of the Z'bergNejedly Forest Practice Act of 1973 (commencing
                                             with Section 4511). Projects which cause the loss of public parking, ten (10)
                                             spaces or more, in the Seabright Area Plan or the Beach Area Plan areas shall
                                             be considered coastal development. (Ord. 82-07; Eff. 4/22/82; Ord. 82-38;
                                             Eff. 10/14/82.)

                                             24.10.480 KNOWN ARCHAEOLOGICAL SITE.

                                               Areas containing cultural resources which are known to exist within the
                                             City and which are listed in the inventory of known archaeological sites
                                             adopted by resolution of the City Council. (Ord. 81-40; Eff. 11/12/81.)

                                             24.10.489 LOCAL COASTAL PROGRAM.

                                               The City plan consisting of land use -plans and implementation measures
                                             to carry out and be in full conformity with the California Coastal Act of
                                             1976. The Local Coastal Program has two components - the Local Coastal
                                             Land Use Plan and the Local Coastal Program Implementation Plan. (Ord.
                                             82-07; Eff. 4/22/82.)

                                           24.10.894 WATERFRONT LAND.
                                             Any lot above "mean higher high water" as defined by the U. S. Coast
                                           and Geodetic Survey, and having frontage directly upon the shoreline as
                                          defined herein.

                                                                                            5.9

                                                                                                                                                            I

                                                                                           ZONING 24.12.050-24.12.100

                                            24.12.050 REFERRALS TO THE ZONING BOARD.

                                              The Zoning Administrator may, at his option, refer any of the matters on
                                            which he is authorized to rule and/or issue a permit, to the Zoning Board for
                                            their review and action. (Ord. 76-7; Eff. 5/27/76)
                                              a. The Zoning Administrator is authorized to make such referrals either
                                            orally or via report of action to the Zoning Board; and shall notify the
                                            applicant of such referral.
                                              b. In matters requiring public hearing, the Zoning Administrator is
                                            authorized to advertise, provide the required notice, and schedule such
                                            hearings in advance of a regular meeting of the Zoning Board in order to
                                            place such matters on their agenda.

                                            24.12.060 EFFECTIVE DATE OF ACMONS.

                                              All authorized actions of the Zoning Administrator shall take effect
                                            immediately; and all permits and approvals for which such actions are a
                                            prerequisite may thereafter be issued; except that for actions taken at a
                                            public hearing no such perniits may be issued for a period of seven (7)
                                            calendar days.
                                                                                                                                                       01
                                            24.12.070 RECORD OF ACTIONS.

                                              The Zoning Administrator shall be required to keep an accurate record of
                                            all his actions, and minutes of the regular meetings held.

                                            24.12.080 REPORT TO ZONING BOARD.

                                              The Zoning Administrator shall prepare a written report of actions to be
                                            included as part of the agenda of each regular meeting of the Zoning Board.
                                            Said report shall set forth, in such detail as may be required by the Zoning
                                            Board, all official actions taken by the Zoning Administrator since the
                                            previous report. If no actions have been taken by the Zoning Administra-
                                            tor, the report shall so state. The form of said report shall be directed by
                                            the Zoning Board and may be oral, or written, or both, or may consist of the
                                            records and minutes required herein. (Ord. 76-7; Eff. 5/27/76.)

                                                                   Part 3: PUBLIC HEARINGS

                                            24.12.100 GENERAL.

                                              The Zoning Administrator is hereby authorized to advertise and to hold a
                                            legally constituted public hearing as required by this Title or when, in his

                                                                                                         (Santa Cruz 10-12-82)

                                                                              5.10

                                            24.12.110-24.12.120 SANTA CRUZ

                                            opinion, such hearing is considered desirable or necessary in order to carry
                                            out the purpose of this Title.

                                            24.12.110 NOTICE OF HEARING; PUBLICATION.

                                               Notice of the time and the place of a public hearing shall be given by at
                                            least one publication in a newspaper of general circulation in the City, not
                                            less than seven (7) calendar days prior to said hearing.    Said notice shall
                                            include a general explanation of the matter to be considered and a descrip-
                                            tion of the property involved. (Ord. 82-08; Eff. 4/22/82.)
                                            24.12.120 NOTICE OF HEARING; POSTING AND MAILING.

                                               Notice of time and place of public hearing shall be given not less than
                                            seven (7) calendar days prior to the first public hearing by the following
                                            means:
                                               1. Publication in the newspaper of general circulation;
                                               2. Posting on site by applicant or representative;

                                               V Notification by first-class mail to:
                                                 a. Applicant or agent;
                                                 b. Persons who have requested to be on a mailing list for that project
                                            or projects in the coastal zone;
                                                 c. All property owners within three hundred (300') feet of the
                                            periphery of the project parcels;
                                                 d. District office of Coastal Commission, for coastal permits.
                                               4. The public notice should include the following information:
                                                 a. A statement whether the development is within the coastal zone;
                                                 b. The date of the filing of the application and the name of the
                                            applicant;
                                                 c. The number assigned to the application;
                                                 d. A description of development and its proposed location;
                                                 e. The date the application will be acted upon by the local governing
                                            body or decision-maker;
                                                 f. The general procedure of the City concerning the submission of
                                            public comments, either in writing or orally prior to the decision. (Ord.
                                            82-08; Eff. 4/22/82; Ord. 82-37; Eff. 10/28/82.)
                                            *Editor's Note: Subsection 24.12.120, paragraphs 3b, c and d shall become effective
                                            thirty (30) days after Coastal Commission Certification of the Local Coastal
                                            Program.

                                            (Santa Cruz 10-12-82)

                                                                                  5.11

                                                                                          ZONING 24.12.130-24.12.230

                                         24.12.130 NOTICE OF HEARING; MAILING.

                                           The Zoning Administrator shall mail one (1) copy of such notice to the
                                         applicant or his agent.

                                                                     Part 4: VARIANCES

                                         24.12.200 PURPOSE.

                                           The purpose of this Part is to allow variation from the strict application of
                                         the terms of this Title where, by reason of the exceptional narrowness,
                                         shallowness, or untisual shape, topographic conditions, or other extra-
                                         ordinary situation or condition of such piece of property; or because of the
                                         use or development of lands immediately adjoining such property, the
                                         literal enforcement of the requirements of this Title would involve practical
                                         difficulties or would cause undue hardship, which are unnecessary to carry
                                         out the intent and purpose of this Title.

                                         24.12.210 GENERAL PROVISIONS.

                                           In no case-shall a variance be granted to permit a use other than a use
                                         permitted in the district in which the property in question is situated.

                                         24.12.220 APPLICATION.

                                           Application shall be made by the property owner or his agent to the
                                         Zoning Administrator on a form prescribed by the City for that purpose.

                                         24.12.230 FEE.

                                           The fee shall be as set forth in Chapter 24.14.

                                                                                                       (Santa Cruz 10-12-82)

                                                                                       5.12

                                                                                              ZONING 24.12.240-24.12.280

                                             24.12.240 ACCOMPANYING DOCUMENTS.

                                               The application shall be accompanied by such maps and drawings as may
                                             be required to demonstrate that the conditions set forth in this Chapter
                                             apply to the subject property; and any other data as may be required by the
                                             Zoning Administrator.

                                             24.12.250 PUBLIC HEARING.

                                               No public hearing need be held; except that a public hearing may be held
                                             when the Zoning Administrator shall deem it to be necessary in the public
                                             interest.

                                             24.12.260 NECESSARY CONDITIONS.

                                               The Zoning Administrator shall grant a variance only when all of the
                                             following conditions are found:
                                               a. That a hardship peculiar to the property, not created by any act of
                                             the owner, exists. In this context, personal, family or financial difficulties,
                                             loss of prospective profits, and neighboring violations, are not hardships
                                             justifying a variance.
                                               b. That such variance is necessary for the reservation and enjoyment of
                                             substantial property rights possessed by other properties in the same
                                             district and in the same vicinity; and that a variance, if granted, would not
                                             constitute a special privilege of the recipient not enjoyed by his neighbors.
                                               c. That the authorizing of such variance will not be of substantial
                                             detriment to adjacent property, and will not materially impair the purpose
                                             and intent of this Title or the public interest, nor adversely affect the
                                             General Plan.

                                             24.12.270 RECURRENT CONDITIONS.

                                               No grant of a variance shall be authorized if the Zoning Administrator
                                             finds that the condition or situation of the specific piece of property, or the
                                             intended use of said property for which the variance is sought - or one or the
                                             other in combination - is so general or recurrent in nature as to make
                                             reasonably practicable the formulation of a general regulation for such
                                             condition or situation.

                                             24.12.280 PRECEDENTS.

                                               A previous variance shall not be considered to have set a precedent for

                                                                                                            (Santa Cruz 1-8-8o)

                                                                                  5.13

                                           24.12.290-24.12.410 SANTA CRUZ

                                         the granting of further variances - for each case must be considered only on
                                         its individual merits.

                                         24.12.290 ADMINISTRATOR'S ACTION.
                                           The Zoning Administrator shall act upon any application in an expedient
                                        manner, but in no case later than one (1) year from the time an application is
                                        deemed complete. The Administrator may grant said variances, or may
                                        grant said variances subject to specified conditions, or may deny said
                                        variances. The Zoning Administrator shall notify the applicant forthwith of
                                        any action taken. (Ord. 80-01; Eff. 1/8/80.)

                                        24.12.300 TRANSFERABILITY.
                                           A variance, once eiercised, applies to the subject property and runs with
                                        the land for an indefinite time; it is transferable to any future owner of the
                                        subject property. (Ord. 78-01; Eff. 1/24/78.)

                                                          Part 5: CONDITIONAL USE PERMITS -
                                                            ADMINISTRATIVE AND SPECIAL

                                        24.12.400 PURPOSE.

                                           The purpose of conditional use permit is to allow the proper integration
                                        into the City of essential or desirable uses which may be suitable only in
                                        certain locations or zoning districts, or only provided that such uses are
                                        designed or arranged on the site in a particular manner.

                                        24.12.410 GENERAL PROVISIONS.

                                           All uses set forth in this Title as conditional uses in any district, and all
                                        matters directly related thereto, are hereby declared to be of such unique
                                        and special character as to make it impractical to include them as principal
                                        permitted uses or as accessory uses in any district, without special review.
                                        Said special review shall be for the purpose of determining that each such
                                        proposed use is, and will continue to be, compatible with surrounding
                                        existing or planned uses; and for the further purpose of establishing such
                                        special conditions as may be necessary to ensure. the harmonious
                                        integration and compatibility of such uses in the neighborhood and with
                                        surrounding area.
                                           a. The Zoning Administrator or the Zoning Board as provided in this
                                        Title, may approve, conditionally approve or deny an application for a
                                        conditional use; and, in granting conditional approval, may impose such
                                        requirements and conditions with respect to location, siting, construction,
                                        maintenance, operation, duration and overall development as may be

                                        (Santa Cruz 1-8-80)

                                                                                   5.14

                                                                                               ZONING 24.12.420-24.12.460

                                              deemed necessary for the protection of adjacent properties and the public
                                              interest. (Ord. 76-7; Eff. 5/27/76.)
                                                b. The granting of a conditional use permit does not exempt the
                                              applicant from complying with the requirements of the Building Code, or
                                              any other applicable requirements of this Title and of the Santa Cruz
                                              Municipal Code.

                                              24.12.420 ADMINISTRATIVE USE PERMITS.

                                                The Zoning Administrator shall be, and he hereby is, authorized to issue
                                              conditional use permits for all uses designated in the district regulations of
                                              this Title as being subject to the issuance of an administrative use permit.
                                                a. The Zoning Administrator may refer any conditional use permit
                                              application, upon which he is authorized to act under administrative use
                                              permit procedures, to the Zoning Board for the purpose of processing the
                                              same as a special use permit. (Ord. 76-7; Eff. 5/27/76.)

                                              24.12.430 SPECIAL USE PERMITS.

                                              :..The City Zoning Board shall be, and hereby is, authorized to issue
                                              conditional use permits for all uses designated in the district regulations of
                                              this Title as being subject to the issuance of a special use permit; or in those
                                              cases where an application for an administrative use permit has been
                                              referred to it by the Zoning Administrator. (Ord. 76-7; Eff. 5/27/76.)

                                              24.12.440 APPLICATION.

                                                The application for a conditional use permit shall be made by the property
                                              .owner, or his authorized agent, to the Zoning Administrator on forms
                                              prescribed for this purpose by the City.

                                              24.12.450 FEE.

                                                The fee shall be as set forth in Chapter 24.14.

                                              24.12.460 ACCOMPANYING DOCUMENTS.

                                                The application shall be accompanied by plot plans, elevations, and
                                              landscaping plans; and any additional maps and drawings as may be
                                              necessary and in such detail as may be required in order to adequately
                                              review the application and evaluate its effect on surrounding properties.

                                                                                                            (Santa Cruz 4-10-79)

                                               24.12.470-24.12.500 SANTA CRUZ

                                               24.12.470 PUBLIC HEARING.

                                                No public hearingneed be held by the Zoning Administrator in the case of
                                               an application for an adniinistrative use permit unless the Zoning
                                               Administrator shall deem such hearing to be necessary in the public
                                               interest. A public hearing shall be held by the Zoning Board when an
                                               application has been made to said Zoning Board for a special use permit; or
                                               when a permit for an administrative use permit has been referred to the
                                               Zoning Board by the Zoning Administrator. (Ord. 76-7; -Eff. 5/27/76.)

                                                a. When required, the Zoning Administrator shall publish notice of such
                                               hearing in the manner set forth in this Title.
                                                b. Such hearing shall be placed on the agenda of the earliest meeting of
                                               the Zoning Administrator or of the Zoning Board as may be possible, within
                                               the limitations of notice and meeting requirements and schedules. (Ord.
                                               76-7; Eff. 5/27/76.)

                                               24.12.480 FINDINGS REQUIRED FOR APPROVAL.

                                                The Zoning Administrator or the Zoning Board, in approving a
                                               conditional use permit, shall determine that the proposed structure or use
                                               w@ll conform to the requirements and the intent of this Title and of the
                                               General Plan; and that any additional conditions stipulated as necessary in
                                               the public interest, have been or will be met; and that such use will not
                                               constitute a nuisance or be detrimental to the public welfare of the
                                               community. (Ord. 76-7; Eff. 5/27/76.)

                                               24.12.490 ISSUANCE OF PERMITS.

                                                Upon approval of an application, the Zoning Administrator or the Zoning
                                               Board shaU issue a conditional use permit, one copy of which shall be
                                               forwarded to the applicant, one copy of which shall be retained in the files of
                                               the Planning Department, and one copy of which shall be forwarded to the
                                               Building Official. In addition, a copy shall be forwarded to. any other
                                               department or agency requesting it, or that the Zoning Administrator
                                               considers affected by the issuance of the conditional use permit. (Ord. 76-7;
                                               Eff. 5/27/76.)

                                               24.12.500 MODIFICATION OF TERMS OR CONDITIONS.
                                                The Zoning Administrator shall be, and he hereby is, authorized to
                                               review, upon request, the terms or conditions imposed upon the granting of
                                               conditional use permits when changed conditions occur or a new situation

                                               (Santa Cruz 4-10-79)

                                                                                          5.15

                                                                                                 ZONING 24.12.420-24.12.460

                                                deemed necessary for the protection of adjacent properties and the public
                                                interest. (Ord. 76-7; Eff. 5/27/76.)
                                                  b. The granting of a conditional use permit does not exempt the
                                                applicant from complying with the requirements of the Building Code, or
                                                any other applicable requirements of this Title and of the Santa Cruz
                                                Municipal Code.

                                                24.12.420 ADMINISTRATIVE USE PERMITS.

                                                  The Zoning Administrator shall be, and he hereby is, authorized to issue
                                                conditional use permits for all uses designated in the district regulations of
                                                this Title as being subject to the issuance of an administrative use permit.
                                                  a. The Zoning Administrator may refer any conditional use permit
                                                application, upon which he is authorized to act under administrative use
                                                permit procedures, to the Zoning Board for the purpose of processing the
                                                same as a special use permit. (Ord. 76-7; Eff. 5/27/76.)

                                                24.12.430 SPECIAL USE PERMITS.

                                                  The City Zoning Board shall be, and hereby is, authorized to issue
                                                conditional use permits for all uses designated in the district regulations of
                                                this Title as being subject to the issuance of a special use permit; or in those
                                                cases where an application for an administrative use permit has been
                                                referred to it by the Zoning Administrator. (Ord. 76-7; Eff. 5/27/76.)

                                                24.12.440 APPLICATION.

                                                  The application for a conditional use permit shall be made by the property
                                                owner, or his authorized agent, to the Zoning Administrator on forms
                                                prescribed for this purpose by the City.

                                                24.12.450 FEE.

                                                  The fee shall be as set forth in Chapter 24.14.

                                                24.12.460 ACCOMPANYING DOCUMENTS.
                                                  The application shall be accompanied by plot plans, elevations, and
                                                landscaping plans; and any additional maps and drawings as may be
                                                necessary and in such detail as may be required in order to adequately
                                                review the application and evaluate its effect on surrounding properties.

                                                                                                             (Santa Cruz 4-10-79)

                                                                                         5.16

                                                                                          ZONING 24.12.510-24.12.525

                                            prevails; or when the completion of final development plans evidences the
                                            need for such a modification. However, any such requested modification
                                            which involves a significant increase in size or nature of a proposed use, as
                                            determined by the Zoning Administrator, shall be referred to the Zoning
                                            Board for review and action. (Ord. 76-7; Eff. 5/27/76.)

                                            24.12.510 COMMUNITY HOUSING PROJECT - EXCEPTION.

                                              Notwithstanding any other provisions of this Title, if an application
                                            pursuant to this Title is filed in conjunction with an application for a
                                            community housing project pursuant to Chapter 23.36 of the Santa Cruz
                                            Municipal Code, neither the Zoning Administrator nor the Zoning Board
                                            shall be authorized to finally decide upon such application. Such application
                                            shall be referred to the Zoning Board which'shall review such application
                                            according to the applicable criteria set forth in this Title, and shall
                                            recommend to the City Council the approval, conditional approval or denial
                                            of the application. The Zoning Board shall make its recommendation and the
                                            Council shall act upon the application within the time specified in Chapter
                                            23.36 of the Santa Cruz Municipal Code. (Ord. 77-35; Eff. 11/25/77.)

                                                                                Part 8: APPEALS

                                                    24.12.900 RIGHT OF APPEAL.
                                                     Any applicant or any other interested person, or any officer or official of
                                                    any public or quasi-public body, who considers an action taken under the
                                                    provisions of this Title by any official or advisory body to have been
                                                    erroneously taken, may appeal such action and decision.

                                                    24.12.910 WHERE TO FILE APPEAL.

                                                     a. Appeals from the decision of the Zoning Administrator, or the City
                                                    Planning Director, or any other administrative official or advisory body in
                                                    taking any of the actions authorized by this Title, shall be made to the City
                                                    Zoning Board through its Secretary.

                                                      b. Appeals from the decisions of the City Zoning Board in taking any of
                                                    the actions authorized by this Title shall be made to the Santa Cruz City
                                                    Council through the City Clerk. (Ord. 76-7; Eff. 5/27/76.)

                                                                                                               (Santa Cruz 10-12-82)

                                                                                      5.17

                                           24.12.930 STAY, PENDING APPEAL.

                                             The receipt of a written app eal shall stay all actions, or put in abeyance
                                           all approvals or permits which may have been granted, pending the decision
                                           of the Zoning Board or of the City Council on such appeal. (Ord. 76-7; Eff.
                                           5/27/76.)

                                           24.12.940 HEARING ON APPEAL.

                                             a. The Secretary to the Zoning Board shall schedule the appeals for
                                           consideration by the Zoning Board at the earliest next regular meeting,
                                           consistent with the agenda preparation procedures and schedules for
                                           Zoning Board meetings. Appeals for consideration by the City Council shall
                                           be scheduled by the City Clerk at the earliest next regular meeting,
                                           consistent with City Council agenda preparation and meeting schedules.
                                             b. Unless otherwise required in this Title, neither the Zoning Board,
                                           nor the City Council need hold public hearings in considering matters on
                                           appeal. (Ord. 73-13; Eff. 6/21/73.)

                                           24.12.950 LEWTATION OF ACTIONS ATTACKING DECISIONS.

                                             Any court action or proceeding to attack, review, set aside, void or annul
                                           any decision of matters listed in this Title or concerning any of the
                                           proceedings, acts or determinations taken, done or made prior to such
                                           decision, or to determine the reasonableness, legality or validity of any
                                           condition attached thereto, shall not be maintained by any person unless
                                           such action or proceeding is commenced within sixty (60) days after the
                                           date of-such decision, or within sixty (60) days after the effective date of
                                           this Section, whichever is later. Thereafter all persons are barred from any
                                           such action or proceeding or any defense of invalidity or unreasonableness
                                           of such decision or of such proceedings, acts or determinations. (Ord. 80-33;
                                           Eff. 9/25/80.)

                                           (Santa Cruz 10-12-82)'

                                                                               5.18

                                                                         ORDINANCE NO.

                                                      AN ORDINANCE OF THE CITY OF SAI`,JTA CRUZ
                                                      AMENDING SANTA CRUZ -IAUNICIPAL CODE.
                                                      CHAPTER 24.12, ADMINISTRATION, CLARIrVING
                                                      PROCEDURES' FOR APPEALS OF COASTAL
                                                      PERMITS.                                   LUPA/A-84-13

                                                BE IT ORDAINED by the City of Santa Cruz as follows:
                                                SECTION 1.     Section 24.12.920 of the Santa Cruz Municipal Code is
                                          hereby amended to read in words and figures as follows:
                                          w24.12-920 PROCEDURES FOR APPEALS.
                                                (a)   All appeals shall be made in writing and shall state the nature of
                                                  the application and the basis upon which the decision of the official or
                                                  body is considered to be in error.
                                                (b)   Such appeals, to be effective, must be received by the Secretary to
                                                  the Zoning Board or by the City Clerk not later than ten (10) calendar
                                                  days following the date of the action from which such appeal is being
                                                  taken, unless otherwise specified in this Chapter."
                                                SECTION 2.     Section 24.12.1460 of the Santa Cruz Municipal Code is
                                          hereby amended to read in words and figures as follows:
                                          "24.12.1460 APPEALS TO THE COASTAL COMMISSIM
                                                (a)   Coastal permits fall into either of two categories: appealable or
                                                      non-appealable to the Coastal Commission. The dete"ination of
                                                      whether a project is cppecicble, non-appealoble, or categorically
                                                      exempt shall be made by the Zoning Administrator at the time the
                                                      application is filed. This determination is appealable pursuant to
                                                      the provision of California Coastal Commission Local Coastal
                                                      Program Regulations Section 00184.
                                                (b)   Coastal permits are only appealable after all City opoeals are
                                                      exhausted except for. appeals by members of the Coastal
                                                      Commission in which case the appeol may be mode directly to the
                                                      Coastal Commission.     No fee shall be charged for coastal permit
                                                      appeals.
                                                  (1) Only the following coastal permit applications are appealable to
                                                      the Coastal Commission.
                                                      (an) Any major public works project or facility. The phrase "major
                                                           puolic works project or energy facility" is the some as used in
                                                           Public Resources Code Section 30603 (A) (5) and these
                                                           regulations shall mean any proposed public marks project as
                                                           defined by Section 13012 of the Coastal Commission
                                                           Regulations, or "energy facility" as defined by Public
                                                           Resources Code Section 13012 of the Coastal         C-ommissior
                                                           Regulations, or    "energy facility" as defined by Public
                                                           Resources Code     Section 30107 and exceeding $50,000 in
                                                           estimated cost of construction.
                                                      (bb) Developments approved between the sea and the first public
                                                           road paralleling the see or within 300 feet of the inland  extent

                                                                              5.19

                                            ORDINANCE NO.

                                                               of any beach or of the mean nign-tide !ine of tlie sea m-here
                                                               there is no t>each, whichever is the greater distance.
                                                         (cc)  Developments approved not incluced within Subsection I @5b)
                                                               Paragraph 2 above, located )n tidelQnas, submerged lands,
                                                               public trust lands, within one hundred feet (100) feet of any
                                                               wetland, estuary, stream, or*,mithin three hundred (300) feet of
                                                               the top of the seaward face of any coastal bluff.
                                                               W Subsection (1) (bb) above, is shown on the zoning noo as a
                                                                    dotted line and Subsection (1) (cc) as an overlay within the
                                                                    coastal permit zone
                                                     (2) An appeal may be filed only*by the applicant, an aggrieved person
                                                         as defined by this Title, or any two members of the
                                                                                                                                  k-ocstal
                                                         Commission.         An appeo   I must be filed in accordance with the
                                                         appeal procedures contained in this Title, except that appeals by
                                                         any two members of the Coastal Commission -nay be filed not later
                                                         than twenty-one (21) calendar days following the dote of action
                                                         from which such appeal is being taken. Appeals by -nembers of the
                                                         Coastal Commission may be made following decisions of the
                                                         reviewing body, Zoning Administrator, Zoning Board, or City
                                                         Council.
                                                     (3) Grounds of appeal, pursuant to Subsection I (bb) ooove, for any
                                                         coastal permit approved under these regulations shall @e limited to
                                                         the following:
                                                         (cc)  The development fails to provide adequate physical access or
                                                               public or private commercial use or interferes with such uses.
                                                         (bb)  The development fails to protect public views from any public
                                                               road or from a recreation area to and along the coast.
                                                         (cc)  The development is not compatible with the established
                                                               physical scale of the area.
                                                         (dd)  The development may significantly alter existing natural ;and
                                                               forms.
                                                         ,ee)  The development does not compiv with shoreline erosion and
                                                               geologic setback requirements.
                                                     (4) Grounds of appeal, pursuant to Paragraphs a. ana c. ooove. ihc1l ae
                                                         limited to an allegation that the development does iot conform to
                                                         the certified local program."
                                                     (5) Appeals to the Coastal Commission pursuant to this Section must
                                                         be filed with the Coastal Commission on forms prescribed by and
                                                         available from the Coastal Commission.
                                                  SECTION 3.        Sertion 24.12.1490 of the Santa Cruz Municipal Code is
                                           hereby amended to read in words and figures as follows:
                                           -24.12.1490 EFFECTIVE DATE. The coastal permit shall become effective
                                                     within ten calendar days after it is approved, unless it is appealed
                                                     pursuant to the provisions of this title.
                                                         (a) Zoning 3oord or Zoning Administrator Action.                    Where the
                                                            Coc3tal Permit approval by the Zoning Soard or Zoning
                                                            Administrator is appealable to the Coastal Commission, it shall

                                                                                          5.20

                                         ORDINANCE NO.

                                                        be effective within twenty-one (21) calendar days after it is
                                                        approved, unless following the initial ten (10Ycolenclar day public
                                                        appeal period the Coastal Commission waives its right of appeal.
                                                        If the Coastal Commission waives its right of appeal, the
                                                        effective date of the coastal permit shall be the date on which
                                                        information is received concerning this waiver.
                                                     (b) City Council Action. Where the coastal permit is approved by
                                                        the City   Council, it shall become effective twenty-one (21)
                                                        calendar days after Council action, unless appealed to the State
                                                        Coastal Cornmission."
                                                SECTION 4: This ordinance shall be in force and take effect 30 days
                                         after its final adoption.

                                                  PASSED for PUBLICATION this               day of                  1984, ay
                                         the following vote:

                                         AYES:       Councilmembers -

                                         NOES:       %-ouncilmembers -

                                         ABSENT-     Councilmembers -

                                                                          APPROVED
                                                                                                      Mayor

                                         ATTEST                City Clerk

                                                  PASSED FOR FINAL ADOPTION, this                day of                 1984,
                                         by the following vote:

                                         AYES:       Councilmembers -

                                         NOES:       Councilmembers -

                                         ABSENT:     Councilmembers -

                                                                      APPROVED
                                                                                                    Mayor

                                         ATTEST                City Clerk

                                                                               5.21

                                                                Part 12: COASTAL PERMITS
                                          24.12.1400 PURPOSE.     [Ord. 82-06; Eff. 4/22/821

                                           The purpose of the coastal permit is to make sure development projects
                                          in the coastal permit zone are consistent with the Local Coastal Land Use
                                          Plan and the Local Coastal Implementation Program. (Ord. 82-06; Eff.
                                          4/22/82.)

                                          24.12.1410 GENERAL PROVISIONS.

                                           The coastal permit district is an overlay district which combines with the
                                          underlying zone. The City's coastal regulations shall prevail where they
                                          conflict with regulations governing the underlying district.
                                           Any permitted or conditional uses in the underlying zoning district within
                                          the coastal permit zone are conditional uses subject to coastalpermit regu-
                                          lations and findings, and may be authorized only by approval of a coastal
                                          permit. (Ord. 82-06; Eff. 4/22/82.)

                                          24.12.1420 PERMIT PROCEDURES.

                                           An application for a coastal permit shall be reviewed in conjunction with
                                          whatever other permits are required for the project in the underlying zone.
                                          Uses requiring only a coastal permit shall be acted upon by the Zoning
                                          Administrator. Where a coastal permit is combined with another permit,
                                          the approving body for the coastal permit shall be the same as that for the
                                          permit required by the underlying zoning district.
                                           The reviewing body - Zoning Administrator, Zoning Board or City
                                          Council,.@ may approve, deny or conditionally approve a coastal permit

                                       application. The reviewing body may impose any conditions it deems neces-
                                       sary to ensure consistency with the local coastal plan, and protection of the
                                       public interests and adjacent properties. (Ord. 82-06; Eff. 4/22/82.)

                                       24.12.1430 EXEMP11ONS.                            -

                                          Minor projects, lacldng coastal significance, may be exempted, or
                                       categorically excluded from the requirements of this chapter after
                                       approval by the Coastal Commission. (Ord. 82-06; Eff. 4/22/82; Ord. 83-34;
                                       Eff. 11/24/83.)

                                       24.12.1440 PUBLIC HEARING.

                                          All coastal permit applications shall be reviewed at a public hearing in
                                       accordance with the notification and review procedures of this Title. (Ord.
                                       82-06; Eff. 4/22/82.)

                                       24.12.1450 COASTAL ACCESS.

                                          Access easements may be required of developments which could curtail
                                       existing public access to the beach of coastal areas or as required @yLocal
                                       Coastal Plan policy. (Ord. 82-06; Eff. 4/22/82.)

                                                                                5.22

                                               24.12.1470 NOTICE OF FINAL ACTION.

                                                 Within seven (7) calendar days of the approval of a coastal permit, the
                                               City shall provide notice of its action by first class mail to the Coastal Com-
                                               mission and to any persons who specifically requested notice of such final
                                               action by submitting a self-addressed, stamped envelope to the Department
                                               of Planning and Community Development. Such notice shall include condi-
                                               tions of approval and written findings in the procedures for appeal of the
                                               local decision to the Coastal Commission. (Ord. 82-06; Eff. 4/22/82.)

                                               24.12.1480 FE14DINGS REQUMED.

                                                 In considering an application for a coastal permit, the Zoning Administra-
                                               tor, Zoning Board, or City Council must find that the issuance of the permit
                                               granting development is consistent with the General Plan, the Local
                                               Coastal Land Use Plan and the Local Coastal Implementation Plan and will:

                                                                                                         (Santa Cruz 10-25-83)

                                                                                        5.23

                                                                                            ZONING 24.12.1490-24.12.1500

                                                 1. Not block a view corridor between the sea and the first public road-
                                              way parallel to the sea;
                                                 2. Protect vegetation, natural habitats and natural resources consistent
                                              with the Local Coastal Land Use Plan;
                                                 3. Be consistent with any applicable design plans and/or area plans
                                              incorporated into the Local Coastal Land Use Plan;
                                                 4. Not impede public access to the coast nor interfere- with free public
                                              access along any beach or public recreation resources as set forth in the
                                              Local Coastal Land Use Plan:
                                                 5. Be consistent with the Local Coastal Land Use Plan goal of providing
                                              visitor-servipg needs as appropriate to the development;
                                                 6. Be consistent with the Local Coastal Land Use Plan goal of encourag-
                                              ing coastal dependent uses as appropriate to the development application.
                                              (Ord. 82-06; Eff. 4/22/82.)

                                              24.12.1490 EFFECTIVE DATE.

                                                 The coastal permit shall become effective within ten (10) calendar days
                                              after it isapproved unless it is appealed pursuant to the provisions of this
                                              Title... Where the coastal permit is approved by the City Council, it shall
                                              become effective twenty-one (21) days after Council action, unless appealed
                                              to the State Coastal Commission. (Ord. 82-06; Eff. 4/22/82.)

                                              24.12.1500 ENFORCEMENT.

                                                 1. Duty to Administer and Enforce. It shall be the duty of the Plan-
                                              ning Department, and the proper administrative authority (Building
                                              Official) to administer and enforce the provisions of this Chapter with the
                                              assistance of other City Departments when deemed necessary.
                                                 2. Penalties. Any person, firm or corporation violating any of the
                                              provisions of this Chapter shall be subject to the penalty prescribed by
                                              Section 1.08.010 of this Code.
                                                 3. Methods of Enforcement. In addition to the foregoing provisions,
                                              the provisions of this Chapter shall be enforced in the manner set forth in
                                              Section 25.54.010 of this Title.
                                                 4. Coastal Act Violation. A violation of this Title may also constitute a
                                              violation of the California Coastal Act of 1976 (Public Resources Code
                                              � 30000 et seq. and may subject the violator to the remedies, fines, and
                                              penalties set forth in Chapter 9 of the California Coastal Act of 1976 (Public
                                              Resources Code � 30800 et seq.). fOrd. 82-06; Eff. 4/22/82.)

                                                                                                            (Santa Cruz 3-23-82)

                                                                                      5.24

                                               24.16.010-24.16.040 SANTA CRUZ

                                                         Part 2: E-A EXCLUSIVE AGRICULTURAL DISTRICT

                                               24.16.010 PURPOSE.

                                                 To preserve in agricultural use land presently best suited to that use, and
                                               intended for eventual development in other uses pending proper timing for
                                               the economical provision of utilities, major streets, and other facilities, so
                                               that orderly development will occur. Changes of zoning district from E-A to
                                               any other zoning district shall be made only in general accord with the
                                               General Aan.

                                               24.16.020 PRINCIPAL PERMITTED USE. (Ord. 74-12; Eff. 7/25/74.)

                                                 Agriculture, as defined herein.
                                                 Animal farm.
                                                 Crop and tree farming.
                                                 Ranch and farm dwellings incidental to a principal agricultural use.
                                                 Stables, barns, silos, and windmills.

                                               24.16.030 ACCESSORY USES.
                                                 Customary incidental home occupations, as provided in Chapter 24.28.
                                                 Guesthouses and guest rooms.
                                                 Living quarter for persons regularly employed on the premises; but not
                                               including labor supply camps.
                                                 Offices incidental and necessary to the conduct of a permitted use.
                                                 Roadside stands, not exceeding four hundred (400) square feet in floor
                                               area, for the sale of agricultural products grown on the premises.
                                                 The providing of board and room for not more than five (5) paying guests.
                                                 Other uses and buildings customarily appurtenant to a permitted use,
                                               subject to the provisions of Section 24.50.030.

                                               24.16.040 CONDITIONAL USES. (Ord. 74-12; Eff. 7/25/74.)

                                                 1. The following uses subject to approval of an Admin strative Use
                                               Permit:
                                                 Day-care and foster homes for children.
                                                 Foster family homes.
                                                 Guest ranches.
                                                 Medical and dental offices.
                                                 Off-street parking facilities accessory and incidental to an adjacent
                                                 commercial use.

                                               (Santa Cruz 4-10-79)

                                                                                      5.25

                                                                                        ZONING 24.16.042-24.16.050

                                             Restaurants, theaters.
                                             Temporary structures.
                                             Veterinary hospitals and clinics.
                                             2. The following uses subject to approval of.a Special Use Permit:
                                             Agricultural processing plant.
                                             Airports and landing strips, private.
                                             Cemeteries, crematories, mausoleums, columbariums.
                                             Day-care nurseries.
                                             Group care homes.
                                             Helipads.
                                             HeliDorts.
                                             Hospitals, convalescent hospitals, and nursing homes.
                                             Institutions for children or the aged.
                                             Kennels and riding stables.
                                             Mines, quarries, borrow and gravel pits.
                                             Mobile home parks.
                                             Off-street parking facilities serving commercial districts within three
                                          hundred feet (300') of the site.
                                             Outdoor theaters, golf driving ranges, and other similar open-air
                                          commercial recreation facilities.
                                             Public and private non-commercial recreation areas, buildings and
                                          facilties such as parks, country clubs, golf courses, and riding, swimming
                                          and tennis clubs.
                                           , Public and quasi-public buildings and uses of an administrative,
                                          recreational, educational, religious, cultural, or public utility or service
                                          nature; but not including corporation yards, storage or report yards, and
                                          warehouses.
                                             Quarters, accommodations, or areas for transient labor, such as labor
                                          cabins or labor supply camps.

                                          24.16.042 ZONING BOARD DETERMINATION.

                                             Any other use or service establishment determined by the Zoning Board
                                          to be of the same general character as the foregoing uses, and which win not
                                          impair the present or potential use of adjacent properties, may be allowed
                                          by Special Use Permit. (Ord. 76-7; Eff, 5/27/76.)

                                          24.16.050 GENERAL REGULATIONS.

                                             The following requirements will be observed in the E-A District for the
                                          type of use proposed; except as otherwise provided in this Title. (Ord. 77-4;
                                          Eff. 3/24/77.)

                                                                                                       (Santa Cruz 4-10-79)

                                                                                5.26

                                                       24.16.100-24.16.110 SANTA CRUZ

                                                       1. Open Space Requirements or Regulations.
                                                                                                                 Classification
                                                                                                                or Type of Use
                                                                       Provision
                                                                                                        EA:-20     EA-10        EA-5
                                                       a.   Height of buildings-maximum
                                                            -Principal        (stories or feet)        3 or 50     3 or 50      3 or 50
                                                            -Accessory        (stories or feet)        2 or 25     2 or 25      2 or 25
                                                       b.   Lot areg              (acres)                20           10            5
                                                       c.   Lot width              (feet)                500          400         300
                                                       d.   Front yard             (feet)                50           50           50
                                                       e.   Rear yard              (feet)                50           50           50
                                                       f.   One side yard          (feet)                20           20           20
                                                       g.   Both side yards - total        (feet)        50           50           50
                                                       h.   Distance between buildings
                                                              on same lot          (feet)                20           20           20
                                                       2.   Other Requirements. Any building or enclosure in which animals,
                                                    other than domestic pets, are kept shall be located on the rear half of the lot
                                                    and shall be distant at least two hundred feet (2001 from any lot in adjoining
                                                    district other than an R-E District, or from any school or institution for
                                                    human care. No pen or housing for animals other than domestic pets shall
                                                    be maintained closer than forty feet (40') from any dwelling.

                                                            Part 3: OF-R OCEAN FRONT (RECREATIONAL) DISTRICT

                                                    24.16.100 PURPOSE.

                                                       To ensure the safe occupancy and the reasonable use of lands subject to
                                                    continuous erosion, such as the cliffs and beaches adjacent to the Santa
                                                    Cruz shoreline. Changes of zoning district from OF-R to any other zoning
                                                    district shall be made only in general accord with the General Plan. '

                                                    24.16.110 PRINCIPAL PERMITTED USES. (Ord. 74-12; Eff - 7/25/74.)

                                                       Agriculture, horticulture and floriculture; but not including the use of
                                                    any building or structure, or the retail sale of any products, nor the raising
                                                    of animals.

                                                    (Santa Cruz 4-10-79)
       1 '0

                                                                                              5.27

                                                                                            ZONING 24.16.120-24.16.130

                                               Beach and surf access ways, public or private; public beach-recreation
                                              activites; but not including the use of any building or structure, other than
                                              stairways and handrails.
                                               Outdoor schools or classes, public or private; for scientific research, art.
                                              and other subjects.
                                               Parking areas or lots, public or private; but- not including the use of any
                                              building or structure.
                                               Picnic grounds and barbecue facilities, public or private, including tables,
                                              benches, and fire pits; but not including any other structure or building.
                                               Public fishing.

                                              24.16.120 CONDITIONAL USES. (Ord. 74-12; Eff. 7/25/74.)

                                               1. The following uses subject to approval of an Administrative Use
                                              Permit:
                                               Identification signs, appurtenant to uses permitted on the premises.
                                               Navigation aids and devices not involving the erection of a structure.
                                               Walls or fences, not to exceed three and one-half feet (31/:') in height.
                                               2. The following uses subject to approval of a Special Use Permit:
                                               Navigation aids and devices involving the erection of a structure.
                                               Public restroom facilities.
                                               Temporary structures.

                                              24.16.122 ZONING BOARD DETERMINATION.

                                               Any other use or service establishment determined by the Zoning Board
                                              to be of the same general character as the foregoing uses, and which will not
                                              impair the present or potential use of adjacent properties, may be allowed
                                              by Special Use Permit. (Ord. 76-7; Eff. 5/27/76.)

                                              24.16.130 GENERAL REGULATIONS.

                                               The following requirements will be observed in the OF-R District for the
                                              type of use proposed; except as otherwise provided in this Title, or as
                                              modified for conditional uses.

                                                                                                           (SanL ',uz 4-10-79)

                                                                                  5.28

                                                      24.16.140-24.16.150 SANTA CRUZ

                                                        1. Open Space Requirements or Regulations.
                                                                                                                         Classification
                                                                                Provision                               or Type of Use
                                                                                                                            All Uses
                                                           a.   Height of buildings - maximum                          I story or 10 feet
                                                           b.   Front yard                                     (feet)          30
                                                           c.   Rear yard                                      (feet)          30
                                                           d.   One side yard                                  (feet)          20
                                                           e.   Botb side yards - total
                                                                -Interior lot                                  (feet)          40

                                                                -Exterior lot                                  (feet)          40
                                                           f.   Exterior side yard, or end                     (feet)          20

                                                      24.16.140 . SAFETY STRUCTURES.

                                                        Warning sips, barricades, retaining walls, erosion control facilities, or
                                                      other safety devices or structures built or installed by or under the
                                                      direction of, or with the special approval of the City, in furtherance of the
                                                      public safety, shall not be subject to the regulations set forth in the OF-R
                                                      District.

                                                      24.16.150 RECONSTRUCTION OF NON-CONFORMING SINGLE-
                                                                      FAMELY STRUCTURES.

                                                        1. If any single-family structure or any structure accessory thereto,
                                                      existing as a non-conforming use in the OF-R District on the effective date
                                                      of this Section. is damaged more than sixty percent of its market value by
                                                      fire, flood, explosion. storm, or other calamity or acts of God, such
                                                      structure may be reconstructed as provided herein, Section 24.52.080
                                                      notwithstanding.
                                                        2. Such building may be reconstructed only if, prior to the issuance of a
                                                      building permit, the Zoning Administrator determines that after recon-
                                                      struction, the structure's location, size, height, external design, area, and
                                                      other external specifications will be substantially similar in all significant
                                                      respects to such specifications before the structure was damaged, and if the
                                                      Zoning Administrator further determines that the building, when
                                                      reconstructed, will be put to a single-family residential use, a use accessory
                                                      thereto, or a use which is permitted by the OF-R regulations.
                                                      1. With the exception of navigational aids and devices.
                                                      2. Measured from the shoreline, as defined herein.

                                                    (Santa Cruz 4-10-79)

                                                                                                  5.29

                                                                                                ZONING 24.16.200-24.16.230

                                                 3. The interior of any such structure, whether or not such structure has
                                               been damaged, may be remodeled if, prior to the issuance of a building
                                               permit, the Zoning Administrator determines that such remodeling will not
                                               alter the exterior of the building in any significant respects. (Ord. 78-02;
                                               Eff. 1/24/78.)

     k                                                             Part 4: F-P FLOOD PLAIN DISTRICT
                                                                                 75-2; Eff. 4/10/75)

                                               24.16.200 PURPOSE.

                                                 The purpose and intent of the Flood Plain is to protect the public health,
                                               safety, and welfare through regulation of uses in areas which are
                                               unprotected from flooding or are required to carry the flood flows of a
                                               stream. New construction in the Flood Plain District is regulated so that it
                                               is protected against damage and located to avoid causing excessive
                                               increases in flood heights or velocities. Use of the Flood Plain District shall
                                               be made in general accord with the policies and principles of the General
                                               Plan...

                                               24.16.210 PRINCIPAL PERMITTED USES.

                                                 Agriculture.
                                                 Crop and tree farming.
                                                 Nurseries.

                                               24.16.220 ACCESSORY USES.

                                                 Garages, barns, and other structures customarily appurtenant to a
                                               permitted use.

                                               24.16.230 CONDITIONAL USES.

                                                 1. The following uses shall be subject to approval of an Administrative
                                               Use Permit:
                                                 Ranch and farm dwellings incidental to a principal agricultural use.
                                                 2. The following uses subject to approval of a Special Use Permit:
                                                 Recreational facilities, bridges, roads, utility transmission lines. Riding
                                               stables for the keeping of horses on sites at least five (5) acres in size. (Ord.
                                               77-51; Eff. 2/10/78.)

                                                                                                              (Santa Cruz 4-10-79)

                                                                                        5.30

                                                  24.16.232-24.16.240 SANTA CRUZ

                                                  24.16.232 ZONING BOARD DETERMINATION.

                                                    Any other use or service establishment determined by the Zoning Board
                                                  to be of the same general character as the foregoing uses, and which will not
                                                  impair the present or potential use of adjacent properties, may be allowed
                                                  by special use permit. (Ord. 76.7; Eff. 5/27/76.)

                                                  24.16.240 GENERAL REGULATIONS.

                                                    The following requirements will be observed in the F-P District for the
                                                  type of use proposed; except as otherwise provided in this Title. (Ord. 77-4;
                                                  Eff. 3/24/77.)

                                                    1. General Requirements.

                                                                                                                    Classification
                                                                           Provision                               or Type of Use
                                                                                                                       All Uses
                                                    a. Maximum height of buildings
                                                            -Principal                         (stories or feet)        2or35
                                                            -Accessory                         (stories or feet)        2 or 35
                                                    b.   Front yard                                       (feet)           50
                                                    c.   Rear yard                                        (feet)           20
                                                    d.   Side yard                                        (feet)           20
                                                    e.   Distance between buildings
                                                              on same lot                                 (feet)           20
                                                    L    Lot width                                        (feet)          200
                                                    g.   Lot area.                                        (acres)           5

                                                    2.   Other Requirements.
                                                    (a)  Principal structures of any use shall be constructed so the lowest
                                                  habitable floor level of the structure is above the flood profile level as
                                                  established by the high-water mark of a 100-year storm.

                                                    (b) Fill incidental to a principal or conditional use must be accompanied
                                                  by a plan showing the uses to which the fill land will be placed, final
                                                  dimensions of proposed fill, and effects on the capacity of the floodway and
                                                  flood heights.

                                                  (Santa Cruz 4-10-79)

                                                                                            5.31

                                                                                              ZONING 24.16.300-24.16.330

                                                 (c) Environmental Impact Review shall be required of conditional uses
                                               to determine the requirements of the use permit that minimize hazards to
                                               public health and safety.

                                                         Part 5: R-1 SINGLE-FAMMY RESIDENCE DISTRICT

                                               24.16.300 PURPOSE.

                                                 To stabilize and protect the residential characteristics of the district, and
                                               to promote and encourage a suitable environment for family life; and
                                               intended for single-family detached dwellings and the services appurtenant
                                               thereto. Changes of zoning district from R-1 to any other zoning district
                                               shall be made only in general accord with the General Plan.

                                               24.16.310 PRINCIPAL PERN[ITTED USES.
                                                 Single-family dwellings.
                                                 Small community care residential facilities.
                                                 Small family day-care homes and foster family homes. (Ord. 74-12; Eff.
                                               7/25/74; Ord. 81-36; Eff. 10/22/81.)

                                               24.16.320 ACCESSORY USES.

                                                 Customary incidental home occupations as provided in Chapter 24.28.
                                                 Garages and parking areas, private.
                                                 Living quarters for persons regularly employed on the premises, when
                                               located within principal building.
                                                 One nameplate not more than one (1) square foot in area.
                                                 The providing of room and board for not more than two (2) paying guests
                                               per dwelling unit.
                                                 Other uses and building customarily appurtenant to a permitted use,
                                               subject to the provisions of Section 24.50.030.

                                               24.16.330 CONDITIONAL USES. (Ord. 74-12; Eff. 7/25/74; as amend-
                                                           ed by Ord. 84-07; Eff. 3/15/84.)

                                                 1. The following uses subject to approval of an Administrative Use
                                               Permit-

                                                 Temporary structures.
                                                 Young farmer projects on sites of twenty thousand (20,000) square feet
                                               or more on which a child may be permitted to raise one (1) kid, lamb, or calf
                                               for a one (1) year period. (Ord. 77-51; Eff. 2/10/78.)
                                                 2. The following uses subject to approval of a Special U8e Permit-

                                                                                                           (Santa Cruz 2-28-84)

                                                                                   5.32

                                              24.16.330 SANTA CRUZ

                                                Bed-and-brealdast inns, subject to the requirements contained in Section
                                              24.36.220.
                                                Cemeteries, crematories, mausoleums, columbariums.
                                                Health facilities for in-patient and out-patient psychiatric care and
                                              treatment.
                                                Large family day-care homes.
                                                Nursing homes.
                                                Off-street parking facilities accessory and incidental to a contiguous
                                              commercial property with said parking not to exceed one hundred (1001
                                              feet from the boundary of the site it is intended to serve. (Ord. 76-9; Eff.
                                              6/10/76.)
                                                Plant'nurseries and greenhouses.
                                                Public and quasi-public buildings and uses of a recreational, educational,
                                              religious, cultural, or public utility or service nature; but not including
                                              corporation yards, storage or repair yards, and warehouses. (Ord. 76-9;
                                              Eff. 6/10/76.)
                                                Public and private non-commercial recreation areas, buildings and facil-
                                              ities such as parks, country clubs, golf courses, swimming and tennis clubs.
                                              (Ord. 77-51; Eff. 2/10/78.)
                                                Retirement homes or centers.
                                                Riding stables on parcels at least five (5) acres in size for the boarding of
                                              horses to serve the neighborhood. (Ord. 77-51; Eff. 2/10/78.)
                                                Two-family dwellings (duplexes) on corner lots having an area of seven
                                              thousand five hundred (7500) square feet or more, and subject to the follow-
                                              ing limitations: (Ord. 76-9; Eff. 6/10/76.)
                                                   a. The area is characterized by mixed residential uses;
                                                   b. Such uses shall be permitted in entirely new structures only;
                                                   c. Duplexes will not be approved on property within five hundred
                                              (500') feet of existing duplexes or approved duplex locations;
                                                   d. Such duplexes shall maintain at least two thousand (2000) square
                                              feet of usable open space, one thousand (1000) square feet of which shall be
                                              directly accessible to each unit within the duplex;
                                                   e. The units shall be designed so that each faces on one of the streets
                                              forming the intersection;
                                                   f. Setbacks from the street shall be the same as for a single-family
                                              dwelling, i.e., the setback from one street shall be considered a front yard
                                              setback and the setback from the other street shall be considered an exteri-
                                              or side yard setback; however, garages or carports shall be arranged so
                                              that at least one faces each of the intersecting streets, and in all cases shall
                                              be set back at least twenty (201 feet from the property line.
                                                   g. There shall be a differential of at least twenty percent (20%) in the
                                              total floor areas of the individual units.
                                                   h. The exterior design shall be in harmony with the immediate
                                              neighborhood and construction materials shall be in conformity with
                                              modern construction practices. (Ord. 81-36; Eff. 10/22/81.)

                                              (Santa Cruz 2-28-84)

                                                                                     5.33

                                                                                                      ZONING 24.16.332-24.16.340

                                                24.16.332 ZONING BOARD DETERMINATION.

                                                   Any other use or service establishment determined by the Zoning Board
                                                to be of the same general character as the foregoing uses, and which will not
                                                impair the present or potential use of adjacent properties, may be allowed
                                                by Special Use Permit. (Ord. 76-7; Eff. 5/27M.)

                                                24.16.340 GENERAL REGULATIONS.

                                                   The followingL requirements will be observed in the R-1 District for the
                                               type of use proposed; except as otherwise provided in this Title. (Ord. 77-4;
                                               Eff. 3/24/77.)
                                                   (1) Open Space Requirements or Regulations. (Ord. 76-9; Eff. 6/10/76.)

                                                                                                             Classification
                                                                                                            or Type of Use
                                                                   Provision                          Single-Family Residential
                                                                                                   R-1-10        R-1-7      R-1-5
                                                   a.   Height of buildings - maximum
                                                        --::Principal         (stories or feet)  21/zor3O 21/tor3O 21/2or3O
                                                        -Accessory            (stories or feet)    1 or 15     1 or 15      1 or 15
                                                   b.   Lot area                 (square feet)     10,000        7,000      5,000
                                                   c.   Lot width                         (feet)      85          70           50
                                                   d.   Front yard                        (feet)      25          20           20
                                                   e.   Rear yard                         (feet)      30          25           20
                                                   f.   One side yard                     (feet)      8           7            5
                                                   g.   Both side yards - total
                                                        -Interior lot                     (feet)      20          14           10
                                                        -Exterior lot                     (feet)      20          16           13
                                                   h.   Exterior side yard or end         (feet)      12          9            8

                                                   i.   Distance between buildings
                                                          on same lot                     (feet)      10          10           10

                                                                                                                       (Santa CrUz 4-10-79)

                                                                                          5.34

                                                24.16.341 SANTA CRUZ

                                                24.16.341 SUBSTANDARD LOT WIDTH REQUIREMENTS AND
                                                              REGULATIONS. (Ord. 74-27; Eff. 1/9/75.)

                                                  a. From and after July 23, 1974, vacant, contiguous lots in the R-1
                                                Single-Family Residence District which are 35 feet or less in width, and
                                                which are under common ownership as shown on the County Assessor's
                                                records on or after July 23, 1974, shall not constitute or be deemed a lawful
                                                site for building purposes, unless an Administrative Use Permit is obtained
                                                or the lots are combined for use in accordance with the provisions of this
                                                section.
                                                  b. No sucll substandard lot, as defined in a.- above, shall be used as a
                                                building site unless an Administrative Use Permit is obtained authorizing
                                                such use, or unless combined with one or more contiguous, commonly
                                                owned lot or lots, so as to conform with the lot width requirements of
                                                Section 24.16.340. Such combined lots, under common ownership, may,
                                                subject to the obtaining of a Special Use Permit. be used as a building site
                                                or sites for a duplex, triplex, or a series of duplexes and triplexes, if the
                                                City Zoning Board determines: that the proposed number of units does not
                                                exceed the original number of lots of record, as combined pursuant to the
                                                :.requirements of this section; that such use will be compatible with
                                                surrounding, existing or planned uses; and that such use will not be
                                                detrimental to the neighborhood or the general public welfare. (Ord. 76-7;
                                                Eff. 5/27/76.)
                                                  c. When two or more substandard, vacant, contiguous lots under
                                                common ownership, as shown on the County Assessor's records on or after
                                                July 23, 1974, are each more than 35 feet in width but leis than 50 feet in
                                                width, each such separate lot may be used as a building site only upon
                                                obtaining an Administrative Use Permit; provided, however, that the
                                                Zoning Administrator may permit the use of such lot or combined lots for a
                                                duplex, triplex, or a series of.duplexes and triplexes, if he determines: that
                                                the proposed number of units does not exceed the original number of lots of
                                                record, as combined pursuant to the requirements of this section; that such
                                                use will be compatible with surrounding, existing or planned uses, and that
                                                such use will not be detrimental to the neighborhood or the general public
                                                welfare.
                                                  d. The maximum height of structures on lots of 35 feet or less in width
                                                shall be 22 feet.
                                                  e. The provisions of this Section shall supersede the provisions of
                                                Section 24.43.020 c. (Ord. 79-14; Eff. 4/24/79.)

                                                (Santa Cruz 4-10-79)

                                                                                          35

                                                                                           ZONING 24.16.400-24.'16.430

                                                 Part 6: R-L MULTIPLE RESIDENCE -LOW RISE DISTRICT
                                           24.16.400 PURPOSE.        [Ord. 74-5; Eff. 3/28/741

                                             To stabilize and protect the residential characteristics of the district and
                                           to promote and encourage a suitable environment for family life; and
                                           intended for residences and the community services appurtenant thereto.
                                           Changes of zoning district from R-L to any other zoning district shall be
                                           made only in general accord with the General Plan.

                                           24.16.410 PRINCIPAL PERMITTED USES.

                                             Single-family dwellings.
                                             Small community care residential facilities.
                                             Small family day care homes and foster family homes.'
                                             Three-family dwellings (triplexes).
                                             Two-famiy dwellings (duplexes).
                                           (Ord. 81-36; Eff. 10/22/81.)

                                           24.16.420 ACCESSORY USES.
                                             Customary incidental home occupations as provided in Chapter 24.28, in
                                           single-family detached dwellings only.
                                             Garages and parking areas, private.
                                             One nameplate, not more than one (1) square foot in area.
                                             The providing of room and board for not more than two (2) paying guests
                                           per dwelling unit.
                                             Other uses and buildings customarily appurtenant to a permitted use,
                                           subject to the provisions of Section 24.50.030.

                                           24.16.430 CONDITIONAL USES. (Amended by Ord. 84-07; Eff.
                                                       3/15/84.)
                                             1. The following uses subject to approval of an Administrative Use
                                           Permit:
                                             Boarding, lodging and rooming houses; residence halls.
                                             Multiple dwellings, townhouses, townhouse and dwelling groups, nine (9)
                                           units or less.
                                             Temporary structures
                                             Young farmer projects on sites of twenty thousand (20,000) square feet
                                           or more on which a child may be permitted to raise a Idd, lamb, or a calf for
                                           a one (1) year period. (Ord. 77-51; Eff. 2/10/78.)
                                             2. The following uses subject to approval of a Special Use Permit-
                                             Bed-and-breakfast inns, subject to requirements contained in Section
                                           24.36.220.

                                                                                                    (Santa Cruz 2-28-84)

                                                                                  5.36

                                              24.16.432-24.16.440 SANTA CRUZ

                                               Cemeteries, crematories, mausoleums, columbariums.
                                               Institutions for children or the aged.
                                               Large family day-care homes.
                                               Mortuaries, contiguous to cemeteries. (Ord. 76-9; Eff. 6/10/76.)
                                               Multiple dwellings, townhouses, townhouse and dwelling groups, ten (10)
                                             units or more.
                                               Off-street parking facilities accessory and incidental to a contiguous com-
                                             mercial property with said parking not to exceed one hundred (100) feet
                                             from the boundary of the site it is intended to serve. (Ord. 76-9; Eff.
                                             6/10/76.)
                                               Plant nurseries and greenhouses.
                                               Public and private non-commercial recreation areas, buildings, and facili-
                                             ties such as parks, country clubs, golf courses, swimming and tennis clubs.
                                             (Ord. 77-51; Eff. 2/10/78.)
                                               Public and quasi-public buildings and uses of recreational, educational,
                                             religious, cultural, or public utility or service nature; but not including
                                             corporation yards, storage or repair yards, and warehouses.
                                               Retirement homes or centers.
                                               Riding stables on parcels at least five (5) acres in size for the boarding of
                                             horses to serve the neighborhood. (Ord. 77-51; Eff. 2/10/78.)
                                               Social halls, lodges, fraternal organizations, and clubs, except those
                                             operated for a profit. (Ord. 81-36; Eff. 10/22/81.)

                                             24.16.432 ZONING BOARD DETERMINATION.

                                               Any other use or service establishment determined by the Zoning Board
                                             to be of the same general character as the foregoing uses, and which will not
                                             impair the present or potential use of adjacent properties, may be allowed
                                             by Special Use Permit. (Ord. 74-27; Eff. 1/9/75; Ord. 76-7; Eff. 5/27/76.)

                                             24.16.440 GENERAL REGULATIONS.

                                               The following requirements will be observed in the R-L District for the
                                             type of use proposed; except as otherwise provided in this Title. (Ord. 77-4;
                                             Eff. 3/24/77.)
                                               1. Open Space Requirements or Regulat W*W. (Ord. 76-9; Eff. 6/10/76.)
                                                                                                   Dwelling Unit Type
                                                                 Provision                      One-Family Two or more
                                               a. Maximum height of buildings                    Detached         Units
                                                    -Principal                 (stories or feet) 21/z or 30     21/2 or 30
                                                    -Accessory                 (stories or feet)   1 or 15       1 or 15

                                         (Santa Cruz 2-28-84)

                                                                                    5.37

                                                                                                                  ZONING 24.16.500

                                                   b. Minimum lot area                   (square feet)       5,000           6,000
                                                   c.  Minimum lot area per dwelling
                                                          unit                           (square feet)          -            3,000
                                                   d.  Minimum lot area width                      (feet)       50             50
                                                   e.  Usable open space per dwelling
                                                          unit                        . (square feet)           -             400

                                                   2.  Setback Requirements.
                                                     a. The minimum front yard setback shall be 15 feet (15'), or one foot
                                               of setback, or portion thereof, for each            three feet 0) of height of a
                                               structure, whichever is greater. "
                                                     b. The minimum rear yard setback shall be 10 feet (101, or one foot of
                                               setback, or portion thereof, for each three feet 0) of height of a structure,
                                               whichever is greater.
                                                     c. The minimum side yard setback shall be five feet (51, or one foot of
                                               setback, or portion thereof, for each three feet W) of height of a structure,
                                               whichever is greater.
                                                   ... (1) There shall be no side yard required for townhouses on interior
                                               lots, except there shall be a minimum side yard setback at the interior end
                                               of a townhouse group of five feet (5), or one foot (1') of setback, or portion
                                               thereof, for each three feet W) of height of a structure, whichever is
                                               greater.
                                                       (2) The n-dnimum exterior side yard setback shall be eight feet (8'),
                                               or one foot W) of setback, or portion thereof, for each three feet (31 of
                                               height of a structure, whichever is greater.
                                                     d. The minimum distance between buildings on the same lot shall be
                                               ten feet (101, or one foot of setback, or portion thereof, for each two feet (2')
                                               of height of a structure, whichever is greater.

                                                   Part 7: R-M MULTIPLE RESIDENCE - MEDIUM RISE DISTRICT
                                                                            (Ord. 74-5, Eff . 3/28/74)

                                               24.16.500 PURPOSE.

                                                   To provide for the development of areas of medium density residential
                                               uses; to stabilize and protect the residential characteristics of the district;
                                               and to promote a suitable environment for the lives of families and single
                                               persons.
                                               I.  Except that the front yard may be reduced to not less than ten feet (10') for a portion not to
                                               exceed fifty percent (50%)of the building frontage, and providing that a total of fifteen (15) square
                                               feet of front yard is provided for each lineal foot of total lot frontage.

                                                                                                                    (Santa Cruz 3-23-82)

                                                                                            5.38

                                             24.16.510-24.16.530 SANTA CRUZ

                                             24.16.510 PRINCIPAL PERMITTED USES.

                                               Single-family dwellings.
                                               Small community care residential facilities.
                                               Small family day-care homes and foster family homes.
                                               Three-family dwellings (triplexes).
                                               Two-family dwellings (duplexes).
                                             (Ord. 81-36; Eff. 10/22/81.)

                                             24.16.520 ACCESSORY USES.

                                               Garages and parking areas, private.
                                               Customary incidental home occupations, as provided in Chapter 24.28, in
                                             single-family, detached dwellings only. (Ord. 76-12; Eff. 6/25/76.)
                                               The providing of board and room for not more than two (2) paying guests
                                             per dwelling unit.
                                               Other uses and buildings customarily appurtenant to a permitted use,
                                             subject to the provisions of Section 24.50.030.

                                             24.16.530 CONDITIONAL USES.

                                               1. The following uses subject to approval of an Administrative Use
                                             Permit:
                                               Boarding, lodging and rooming houses; residence halls.
                                               Incidental services, such as restaurants, prescription pharmacies, and
                                             retail sales intended primarily to serve occupants and patrons of the
                                             permitted uses, when conducted and entered from within the building,
                                             provided there is no display or advertising visible at or beyond the property
                                             lines.
                                               Multiple dwellings, townhouses, townhouse and dwelling groups, nine (9)
                                             units or less.
                                               Temporary structures.
                                               Young farmer projects on sites of twenty thousand (20,000) square feet or
                                             more on which a child may be permitted to raise one kid, lamb, or calf for a
                                             one (1) year period. (Ord. 77-51; Eff. 2/10/78.)
                                               2. The following uses subject to approval of a Special Use Permit:
                                               Cemeteries, crematories, mausoleums, coiumbariums.
                                               Health facilities for in-patient and out-patient psychiatric care and
                                             treatment.
                                               Hotels, motels. (Ord. 76-9; Eff. 6/10/76.)
                                               Institutions for children or the aged.
                                               Large family day-care homes.
                                               Mortuaries, contiguous to cemeteries. (Ord. 76-9; Eff. 6/10/76.)

                                            (Santa Cruz 3-23-82)

                                                                                   5.39

                                                                                                                                                                             0

                                                                                                         ZONING 24.16.532-24.16.540

                                                     Multiple dwellings, townhouses, townhouse and dwelling groups, ten (10)
                                                  units or more.
                                                     Nursing homes. (Ord. 76-9; Eff. 6/10/76.)
                                                     Off-street parking facilities accessory and incidental to a contiguous
                                                  commercial property with said parking not to exceed one hundred (1001
                                                  feet from the boundary of the site it is intended to serve. (Ord. 76-9; Eff.
                                                  6/10/76.)
                                                     Public and private non-commercial recreation areas, buildings and
                                                  facilities such as parks, country clubs, golf courses, swimming and tennis
                                                  clubs. (Ord. 77-51; Eff. 2/10/78.)
                                                     Public and quasi-public buildings and uses of a recreational, educational,
                                                  religious, cultural, or public utility or service nature; but not including
                                                  corporation yards, storage or repair yards, and warehouses. (Ord. 76-9;
                                                  Eff. 6/10/76.)
                                                     Retirement homes or centers.
                                                     Riding stables on parcels at least five (5) acres in size for the boarding of
                                                  horses to serve the neighborhood. (Ord. 77-51; Eff. 2/10/78.)
                                                     Social halls, lodges, fraternal organizations, and clubs, except those
                                                  operated for profit.
                                                  (Ord. 81-36; Eff. 10/22/81.)
                                                  24.16.532 ZONING BOARD DETERMINATION.                                                                                      01
                                                     Any other use or service establishment determined by the Zoning Board
                                                  to be of the same general character as the foregoing uses, and which win not
                                                  impair the present or potential use of adjacent properties, may be allowed
                                                  by Special Use Permit. (Ord. 74-27; Eff. 1/9/75; Ord. 76-7; Eff. 5/27/76.)

                                                  24.16.540 GENERAL REGULATIONS.

                                                     The following requirements will be observed in the R-M District for the
                                                  type of use proposed, except as otherwise provided in this Title. (Ord. 77-4;
                                                  Eff. 3/24/77.)
                                                     1. Open Space Requirements or Regulations. (Ord. 76-9; Eff. 6/10/76.)
                                                                                                         Dwelling Unit Type
                                                                                                     One-                     Three
                                                                    Provision                       Family                  or More
                                                                                                  Detached Duplex             Units
                                                     a. Maximum height of buildings
                                                          -Principal            (stories or feet) 2 1/1 or 30 2 Yz or 30      5 or 55
                                                          -Accessory            (stories or feet) 1 or 15        1 or 15      1 or 15
                                                     b. Minimum lot area           (square feet) 5,000           5,000        8,000

                                                                                                                        (Santa Cruz 3-23-82)

                                                                                           5.40

                                                             24.16.540 SANTA CRUZ.

                                                                  c. Minimum lot area per
                                                                          dwelling unit              (square feet)        5,000         2,500          1,600
                                                                  d. Minimum lot width                         (feet)       50            50             65
                                                                  e. Usable open space per
                                                                          dwelling unit              (square feet)          -             -             400

                                                                  2. Setback Requirements.
                                                                     a. The minimum front yard setback shall be fifteen feet (151 or one
                                                               foot of setback, or portion thereof, for each three feet 0) of height of a
                                                               structure, whichever is greater. 2
                                                                     b. The minimum rear setback shall be ten feet (101, or one foot of
                                                               setback, ori)ortion thereof, for each three feet (T) of height of structure,
                                                               whichever is greater.
                                                                     c. The minimum side yard setback shall be five feet (51, or one foot of
                                                               setback, or portion thereof, for each three feet (31 of height of structure,
                                                               whichever is greater.
                                                                     d. There shall be no side yard required for townhouses, or interior
                                                               lots except there shall be a minimum side yard setback at the interior end of
                                                               a townhouse group of five feet (T) or one foot of setback or portion thereof,
                                                               for each three feet (T) of height of a structure, whichever is greater.
                                                                     e. The minimum exterior side yard setback shall be eight feet (81, or
                                                               one foot of setback, or portion thereof, for each three feet (3) of height of a
                                                               structure, whichever is greater.
                                                                     f. The ntinimum distance between buildings on the same lot shall be
                                                               ten feet (101, or one foot of setback, or portion thereof. for each two feet (21
                                                               of height of a structure, whichever is greater. (Ord. 74-15; Eff. 8/22/74.)

                                                             1. Except that by special use permit, the minimum lot width maybe reduced to not less than fifty
                                                             feet (50'), providing that adequate fencing and landscaping are provided to screen any off-street
                                                             parking from street view and satisfactory compliance v6ith any additional condition of the special
                                                             use permit.

                                                             2. Except that the front yard may be reduced to not less than six feet (6') for a portion not to
                                                             exceed fifty percent (50%) of the build
                                                                                                     ,@,ng Irotn,,T,,e
                                                                                                       lot .      ,providing that a total of ten (10) square feet of
                                                             front yard s provided for each lineal                 t frontage. Such reduction of front yard depth
                                                             BWI not be permitted on a corner lot, within twelve feet (12') of any side street lot line.

                                                           (Santa Cruz 3-23-82)

                                                                                                                5.41

                                                                                            ZONING 24.16.600-24.16.606

                                                      Part 8: R-T TOURIST RESIDENTL41 DISTRICT
                                                                   (Ord. 74-30; Eff. 2/13/75)

                                         24.16.600 PURPOSE.

                                           The purpose and intent of Tourist Residential District is to establish a
                                         zoning district which is specifically applicable to the mix. of residential,
                                         motel, and commercial land uses and will preserve historical buildings and
                                         trees in the district. Recognizing this variety of land uses and the desire to
                                         utilize existing land uses, the R-T District is divided into three subdistricts:
                                         high-density residential, motel residential, and beach commercial. Each
                                         subdistrict is designed to ensure compatibility of uses, upgrade the area by
                                         ensuring a high quality of new developments, and promote a suitable
                                         environment for residential and tourist-oriented uses. Development within
                                         these subdistricts is not intended to significantly change the character of
                                         existing uses, except as provided by this Part.

                                         24.16.602 GENERAL PROVISIONS,.

                                           In the R-T District, no building or land use shall be used or building or
                                         structure erected or structurally altered except in accordance with the
                                         provisions as set forth in the appropriate subdistrict.

                                         24.16.604 R-T(A) SUBDISTRICT 'A - HIGH-DENSITY RESI-
                                                       DENTIAL

                                           1. Purpose. The purpose and intent of Subdistrict A is to establish
                                         standards for high-density residential uses which promote and protect the
                                         residential characteristics of the Subdistrict and provide a suitable
                                         environment for families and single individuals. To preserve the
                                         architectural and historic character of this Subdistrict, all new development
                                         will be reviewed to ensure a high quality design compatible with
                                         surrounding residential uses.
                                         24.16.606 CONDITIONAL USES. (Amended by Ord. 84-07; Eff.
                                                      3/15/84.)
                                           1. The following uses subject to approval of an Administrative Use
                                         Permit:
                                           Boarding, lodging and rooming houses; residence halls.
                                           Foster homes for children.
                                           Garages and parking areas.
                                           Muffiple dwellings, townhouses, townhouse and dwelling groups, and
                                         condominiums, nine (9) units or less.
                                           Storage and equipment structures.

                                                                                                       (,Santa Cruz 2-28-M)

                                                                                 5.42

                                             24.16.608-24.16.610 SANTA CRUZ

                                                Single-famfly and duplex dwellings.
                                                Temporary structures.
                                                The providing of board and room for not more than two (2) paying guests
                                             per dwelling unit.
                                                2. The following uses subject to approval of a Special Use Permit:
                                                Bed-and-breakfast inns, subject to the requirements contained in
                                             Section 24.36.220,
                                                Group-care homes.
                                                Garages and parking areas, private.
                                                Multiple dwelling, townhouses, townhouse and dwelling groups, and
                                             condominiums, ten (10) units or more.
                                                Public and private noncommercial recreation areas, bufldings and
                                             facilities such as parks, country clubs, golf courses, and riding, swimming
                                             and tennis clubs.
                                                Public and quasi-public buildings and uses of a recreational, educational,
                                             religious, cultural, or public utility or service nature; but not including
                                             corporation yards, storage or repair yards, and warehouses. (Ord. 76-9; Eff.
                                             6/10/76.)
                                                Retirement homes or centers. (Ord. 81-36; Eff. 10/22/81; Ord. 82-37;Eff.
                                             10/28/82.)

                                             24.16.608 ZONING BOARD DETERMINATION.

                                                Any other use or service establishment determined by the Zoning Board
                                             to be of the same general character as the foregoing uses, and which will not
                                             impair the present or potential use of adjacent properties, may be allowed
                                             by special use permit. (Ord. 76-7; Eff. 5/27/76.)

                                             24.16.610 GENERAL REGULATIONS.

                                                The following requirements wfil be observed in Subdistrict A for the type
                                             of use proposed, except as otherwise provided in this Title. (Ord. 77-4; Eff.
                                             3/24/77.)
                                                1. Open Space Requirements or Regulations.
                                                                                            Dwelling Unit Type
                                                            Provision                    One-                 Three
                                                                                        Family               or More
                                                                                      Detached Duplex         Units
                                                a. Maximum height of buildings
                                                   -Number of Stories                      2         2          5
                                                   -Principal buildings         (feet)     35        35         55
                                                   -Accessory buildings         (feet)     25        25         25

                                           (Santa Cruz 2-28-84)

                                                                                   5.43

                                                                                                                                   ZONING 24.16.612

                                                         b. Minimum lot area                (square feet) 5,000                5,000         8,000
                                                         c.    Minimum lot area per
                                                                  dwelling unit             (square feet) 5,000                2,500         1,600
                                                         d.    Minimum lot width                      (feet)       50            50.           65 1
                                                         e.    Usable open space per
                                                                  dwelling unit             (square feet)          -             -            400

                                                         2.    Setback Requirements.
                                                         a.    The minimum front yard setback shall be fifteen feet (15'), or one foot
                                                       of setback, or portion thereof, for each three feet W) of height of a
                                                       structure. whichever is greater. I
                                                         b. The minimum rear setback shall be ten feet (101, or one foot of
                                                       setback, or portion thereof, for each three feet (T) of a structure, whichever
                                                       is greater.
                                                         c. The minimum side yard setback shall be five feet (5'), oi one foot of
                                                       setback, or portion thereof, for each three feet (T) of height of i structure,
                                                       whichever is greater.
                                                         d. There shall be no side yard required for townhouses or interior lots,
                                                       except there shall be a minimum side yard setback at the interior end of a
                                                       townhouse group of five feet (5') or one foot of setback or portion thereof,
                                                       for each three feet W) of height of a structure, whichever is greater.
                                                         e. The minimum exterior side yard setback shall be eight feet (8'), or
                                                       one foot of setback, or portion thereof, for each three feet (T) of height of a
                                                       structure, whichever is greater.
                                                         f. The minimum distance between buildings on the same lot shall be ten
                                                       feet (10'), or one foot of setback, or portion thereof, for each two feet (2') of
                                                       height of a structure, whichever is greater.

                                                       24.16.612 R-T(B) SUBDISTRICT B - MOTEL RESIDENTL4L.

                                                         1. Purpose. The purpose and intent of Subdistrict B is to establish and
                                                       control uses to ensure a compatible mixture of permanent and tourist-
                                                       oriented uses, primarily consisting of motel and high-density residential
                                                       uses. To encourage a mixture which is attractive to both permanent
                                                       residents and tourists, emphasis will be placed on compatibility in design,
                                                       landscaping, and a comprehensive review of use siting.
                                                       1. Except that by special use permit the minimum lot width maybe reduced to not less than fifty
                                                       feet (50'), providing that adequate         and landscaping are provided to screen any off-street
                                                       parking rom the street view and =tory compliance with any additional condition of the
                                                       special use permit.
                                                       2,,.Exce
                                                             f,pt that the front yard may be reduced to not less than six feet (S') for a portion not to
                                                       a       ty percent (50%) of the building frontage, providing that a total of ten 10) square fog of
                                                       front yard 13 provided for each lineal foot of total lot frontage. Such reduction ol front yard depth
                                                       shall not be permitted on a corner lot, within twelve feet (12') of any side street lot line.

                                                                                                                                   (Santa Cruz 2-28-84)

                                                                                                     5.44

                                               24.16.614-24.16.618 SANTA CRUZ

                                               24.16.614 CONDITIONAL USES.

                                                  1. The following uses subject to approval of an Administrative Use
                                               Permit:
                                                  Boarding, lodging and rooming houses; residence halls.
                                                  Foster homes for children.
                                                  Garages.
                                                  Multiple dwellings, townhouses, townhouse and dwelling groups, and
                                               condominiums, nine (9) units or less.
                                                  Single-family and duplex dwellings.
                                                  Storage and equipment structures.
                                                  Temporary structures.
                                                  The providing of board and room for not more than two (2) paying guests
                                               per dwelling unit.
                                                  2. The following uses subject to approval of a Special Use Permit:
                                                  Coffee shops.
                                                  Group-care homes.
                                                  Parking Areas.
                                                  Motel, hotel and bed-and-breakfast inn uses, including both permanent
     10                                        residential and transient residential uses.
                                                  Multiple dwellings, townhouses, townhouse and dwelling groups, and
                                               condominiums, ten (10) units or more.
                                                  Public and private noncommercial recreation areas, buildings and
                                               facilities such as clubs, parks, country clubs, golf courses, and riding,
                                               swimming and tennis clubs.
                                                  Public and quasi-pubfic buildings and uses of a recreational, religious,
                                               cultural, or public utility or service nature; but not including corporation
                                               yards, storage or repair yards, and warehouses.
                                                  Retirement homes or centers. (Ord. 81-36. Eff. 10/22/81; Ord. 82-37; Eff.
                                               10/28/82; Ord. 84-07; Eff. 3/15/84.)

                                               24.16.616 ZONING BOARD DETERMINATION.

                                                  Any other use or service establishment determined by the Zoning Board
                                               to be of the same general character as the foregoing uses, and which will not
                                               impair the present or potential use of adjacent properties, may be allowed
                                               by special use permit. (Ord. 76-7; Eff. 5/27/76.)

                                               24.16.618 GENERAL REGULATIONS.

                                                  The following requirements will be observed in Subdistrict B for the type
                                               of use proposed; except as otherwise provided in this Title. (Ord. 77-4; Eff.
                                               3/24/77.)

                                               (Santa Cruz 2-28-84)

                                                                                    5.45

                                                                                                                                    ZONING 24.16.618

                                                         1. Open Space Requirements or Regulations.
                                                                                                                   Dwelling Unit Type
                                                                                                           High Density Residential Motel
                                                                       Provision                        One-                        Three        Motels
                                                                                                       Family                     or.More Hotel
                                                                                                     Detached Duplex                units         units
                                                         a.  Maximum height of buildings
                                                             -Number of Stories                            2            2             5             5
                                                             -Principal buildings              (feet)      35           35            55           55
                                                             -Accessory buildings              (feet)      25           25            25           25
                                                         b. Minimum lot area
                                                               (square feet)                            5,000         5,000         8,000         8,000
                                                         c. Minimum lot area per
                                                               dwelling unit (square feet)              5,000        2,500          1,600         500
                                                         d. Minimum lot width                @ (feet)      50           50            65 1         65 1
                                                         e. Usable open space per
                                                               dwelling unit (square feet)                 -            -           400           150

                                                         2. Setback Requirements.
                                                         a. The minimum front yard setback shall be fifteen feet (15') or one foot
                                                     of setback, or portion thereof, for each three feet W) of height of a
                                                     structure, whichever is greater. 2
                                                         b. The minimum rear setback shall be ten feet (101 or one foot of
                                                     setback, or portion thereof, for each three feet W) of height of a structure,
                                                     whichever is greater.
                                                         c. The minimum side yard setback shall be five feet (51, or one foot of
                                                     setback, or portion thereof, for each three (T) feet of height of a structure,
                                                     whichever is greater.
                                                         d. There shall be no side yard required for townhouses or interior lots,
                                                     except there shall be a minimum side yard setback at the interior end of a
                                                     townhouse group of five feet (5') or one foot of setback or portion thereof,
                                                     for each three feet W) of height of a structure, whichever is greater.

                                                     1. Except that, by %acial use permit, the minimum lot width maybe reduced to not less than fifty
                                                     feet (50') providing t at adequate fencing and landscaping are provided to screen any off-street
                                                     parking from street view and satisfactory compliance with any additional condition of the special
                                                     use permit.
                                                     2.        t that the front yard may be reduced to not less than six feet (W) for a portion not to
                                                     exo=c
                                                             fT
                                                             I t       nt (50%) of the building front a. providing that a total of ten 110) square feet of
                                                     front yard =lded for each lineal       foot of totaa? lot frontage. Such reduction o f rant yard depth
                                                     shall not be permitted on a corner lot, within twelve feet (12') of any side street lot line.

                                                                                                                                (Santa Cruz 2-28-84)

                                                                                                     5.46

                                               24.16.620-24.16.622 SANTA CRUZ

                                                   e. The minimum exterior side yard setback shall be eight feet (8), or
                                               one foot of setback, or portion thereof, for each three feet W) of height of a
                                               structure, whichever is greater.
                                                    f. The minimum distance between buildings on the same lot shall be
                                               ten feet (10'), or one foot of setback, or portion thereof, for each two feet (2')
                                               of height of a structure, whichever is greater.

                                               24.16.620 R-T(C) SUBDISTRICT C - BEACH COMMERCIAL.

                                                  1. Purpose. The purpose and intent of Subdistrict C is to establish
                                               standards for development of commercial, motel, and other tourist-oriented
                                               uses. Recognizing the age and condition of many structures in this
                                               subdistrict, standards are designed both to improve existing uses and
                                               encourage new developments. To encourage the general upgrading of this
                                               subdistrict, permitted uses have been restricted so only those tourist-
                                               oriented uses of a permanent and quality nature are allowed.

                                               24.16.622 CONDITIONAL @USES.

                                                  1. The following uses subject to approval of an Administrative Use
                                               Permit:

                                                  Boarding, lodging and rooming houses; residence halls.
                                                  Foster homes for children.
                                                  Multiple dwellings, townhouses and townhouse and dwelling groups, and
                                               condomipiums, nine (9) units or less.
                                                  Storage and equipment structures.
                                                  Temporary structures.
                                                  The providing of board and room for not more than two (2) paying guests
                                               per dwelling unit.
                                                  2. The following uses subject to approval of a Special Use Permit:
                                                  Any retail business and service establishments, such as grocery, fruit
                                               and vegetable stores, gift and beach equipment store, barber and beauty
                                               shops and the like. supplying commodities or providing services primarily
                                               for residents of, or visitors to, the beach area.
                                                  Art galleries.
                                                  Bars and cocktail lounges.
                                                  Garages and parking areas accessory to other uses allowed in subdistrict.
                                                  Group-care homes.
                                                  Motels, hotels and bed-and-breakfast inns.
                                                  Multiple dwellings, townhouses, townhouse and dwelling groups, and
                                               condominiums, ten (10) units or more.

                                             (Santa Cruz 2-28-84)

                                                                                  5.47

                                                                                                         ZONING 24.16.625-24.16.626

                                                    Public and quasi-public buildings and uses of an administrative, recre-
                                                 ational educational, religious, cultural, or public utility or service nature;
                                                 but not including corporation yards, storage or repair yards, and ware-
                                                 houses.
                                                    Restaurants, theaters.
                                                    Public and private noncommercial recreation area, buildings and
                                                 facilities such as parks, country clubs, golf courses, and riding, swimming
                                                 and tennis clubs.
                                                    Public and quasi-public buildings and uses of a recreational, educa-
                                                 tional, religious, cultural, or public utility or service nature; but not
                                                 including corporation yards, storage or repair yards, and warehouses.
                                                    Retirement homes or center.
                                                    Tea rooms, coffee shops. (Ord. 81-36; Eff. 10/22/81; Ord. 82-37; Eff.
                                                 10/28/82; Ord. 84-07; Eff. 3/15/84.)

                                                 24.16.625 ZONING BOARD DETERN[INATION.

                                                    Any other use or service establishment determined by the Zoning Board
                                                 to be of the same general character as the foregoing uses, and which will not
                                                 impair the present or potential use of adjacent properties, may be allowed
                                                 by special use permit. (Ord. 76-7; Eff. 5/27/76.)

                                                 24.16.626 GENERAL REGULATIONS.

                                                    The following regulations wiU be observed in Subdistrict C for the type of
                                                 use proposed; except as otherwise provided in this Title. (Ord. 77-4; Eff.
                                                 3/24/77.)
                                                    1. Open Space Requirements or Regulations.

                                                                         Provision                                    Requirement
                                                      a.   Height of buildings - maximum                           3 stories or 35 feet
                                                      b.   Lot area                                      (square feet) 5,000
                                                      c.   Front yard                                    (feet)               0
                                                      d.   Rear yard                                     (feet)               0
                                                      e.   Side yard
                                                           -Interior                                     (feet)               0
                                                           -Exterior                                     (feet)               0
                                                      f.   Distance between buildings
                                                             on same lot                                 (feet)               10

                                                 I  Or as determined by the Zoning Board to be adequate for the use proposed. (Ord. 76-7: Eff.
                                                 5@27/76.)

                                                                                                                     (Santa Cruz 2-28-84)

                                                                                           5.48

                                                 24.16.628 SANTA CRUZ

                                                  2. Other Requirements.
                                                     a. In Subdistrict C directly across a street or thoroughfare, not
                                                 including a freeway, from Subdistrict A, parking and loading facilities shall
                                                 be distant at least ten feet (101 from said street, and buildings and
                                                 structures at least twenty feet (20') from said street; said setback space
                                                 shall be permanently landscaped, except like uses shall have same front
                                                 yard setback requirements by adjacent subdistricts.
                                                     b. Motel and hotel uses shall be allowed on the basis of one dwel1ing
                                                 unit per 500 square feet of lot area. For each dwelling unit, the open space
                                                 requirement shall be 150 square feet.
                                                     c. Multiple dweflings, townhouses, and dwelling group uses shall be
                                                 allowed on the basis of one dwelling unit per 1600 square feet of lot area.
                                                 For each dwelling unit, the open space requirement shall be 150 square
                                                 feet.

                                                 U.16.628 SPECIAL PROVISIONS APPLYING TO ALL SUB-
                                                            DISTRICTS.

                                                   1. Special Height Combining 'District - Special Height Combining
                                                 District-55 (SH-55) as set forth in Sections 24.41.010 through 24.41.070 may
                                                 be utilized in Subdistrict C of the R-T District.
                                                   2. Special Density Allowance - The special density allowance is
                                                 applicable as set forth below in this section to Subdistricts A, B, and C of
                                                 the R-T District. When permitted, a minimum lot area of 1000 square feet
                                                 per unit may be permitted for three or more residential units in
                                                 Subdistricts A, B, and C. The special density-allowance shall be subject to a
                                                 use permit reviewed by the Zoning Board and approved by the City
                                                 Council. (Ord. 76-7; Eff. 5/27/76.)
                                                     a. Findings Required - Before recommending approval or modified
                                                 approval of an application for the special density allowance, the Zoning
                                                 Board and the City Council must find that: (Ord. 76-7; Eff. 5/27/76.)
                                                        (1) The site proposed for the special density allowance has
                                                 adequate lot area for a well designed utilization of the increased density.
                                                        (2) The development proposal meets a specialized housing need
                                                 which normally does not require the lot area per unit specified for
                                                 residential use.
                                                        (3) The development proposed is compatible with existing land
                                                 uses of surrounding areas as those proposed in the General Plan.

                                             (Santa Cruz 2-28-84)

                                                                                      5.49

                                                                                                   ZONING 24.16.628

                                                 (4) The streets and thoroughfares are suitable and adequate to
                                          serve the proposed development and the anticipated traffic which will be
                                          generated thereby.
                                                 (5) The public facilties are adequate to serve the anticipated usage
                                          of the development.
                                                 (6) The development is situated in a manner to -be accessible to
                                          public transit.
                                                 (7) The structures of the proposed development are compatible
                                          with the existing scale of the adjacent buildings and the surrounding
                                          neighborhood.
                                                 (8) The proposed development will not constitute a nuisance or be
                                          detrimental to the public welfare of the community.
                                              b. Form ofAppUcation - An application for Special Density Allowance
                                          shall be accompanied by a site plan which shall consist of at least the
                                          following information in written or graphic form:
                                                 (1) The nature of the development proposed.
                                                 (2) The relationship to surrounding land uses within at least five
                                          hundred (500') feet of the proposed development, the General Plan and its
                                          elements, specific or precise plans affecting the areas, and to major and
                                          secondary traffic ways serving the district.
                                                 (3) Topography of land within the district, and any significant
                                          grading or reshaping of land intended.
                                                 (4) Elevations, site, and floor plans.
                                                 (5) A landscaping plan including walls, fences, screening, location
                                          and size, number, and variety of proposed development from the
                                          surrounding neighborhoods and from areas of public significance.
                                                 (6) Expanded section and elevation drawings which include
                                          surrounding topography and structures for a distance of approximately
                                          three hundred feet (300') beyond the property boundaries of the proposal in
                                          order that the scale of surrounding development in terms of height and bulk
                                          can be compared.
                                                 (7) A statement of proposed timing and staging of development.
                                                 (8) Additional information to a reasonable extent as required by
                                          the Zoning Board or the City Council. (Ord. 76-7; Eff. 5/27/76.)
                                           3. Exi8ting Structure8 - That structures in the R-T District may be
                                          reconstructed to their original number of units if destroyed by fire or other
                                          circumstances beyond control of the Owner. The purpose of this section. is

                                                                                                     (Santa Crux 2-28-84)

                                                                            5.50

                                               24.16.630-24.16.632 SANTA CRUZ

                                               to permit reconstruction in those situations where reconstruction would
                                               otherwise be prohibited by the non-conforming use regulations of this Code,
                                               and in those situations this section shall supersede the non-conforming use
                                               regulations. The provisions of this section do not apply to structures for
                                               which a demolition permit has been issued. Any reconstruction shall be
                                               subject to a use permit.
                                                 4. Sign Control - That all signs over 60 square feet be prohibited and
                                               any sign over two square feet in area shall be subject to a use permit and
      k                                        design review. Freestanding signs shall be prohibited in the portions
                                               of Subdistricts B and C which are adjacent to and/or visible from Sub-
                                               district A.

                                               24.16.630 R-T (D) SUBDISTRICT D - BEACH RESIDENTIAL.

                                                 1. Pu7pose. The purpose and intent of Subdistrict D is to establish
                                               standards for beach residential uses which promote and protect the
                                               residential characteristics of the subdistrict and provide a suitable
                                               environment for families and individuals. To preserve the scale and enhance
                                               the historic beach cottage character of this subdistrict, and to ensure that
                                               new residential land uses are of a quality and permanent nature, all new
                                               development will be reviewed and be subject to the issuance of a design
                                               peimii. (Ord. 80-38; Eff. 10/23/80.)

                                               24.16.632 CONDITIONAL USES.

                                                 1. The following uses are subject to approval of an Administrative Use
                                               Permit:
                                                 Boarding, lodging and rooming houses; residence halls.
                                                 Small community care residential facilities.
                                                 Garages and parking areas, public. Small family day-care homes and
                                               foster family homes.
                                                 Multiple dwellings, townhouses, townhouse and dwelling groups and
                                               condominiums, nine (9) units or less.
                                                 Storage and equipment structures.
                                                 Single-family and duplex dwellings.
                                                 Temporary structures.
                                                 The provision of board and room for not more than two (2) paying guests
                                               per dwelling unit.
                                                 2. The following uses are subject to approval of a Special Use Permit-
                                                 Bed-and-breakfast inns, subject to the requirements contained in
                                               Section 24.36.220.
                                                 Day-care nurseries.
                                                 Group-care homes.

                                             (Santa Cruz 2-28-84)

                                                                                        5.51

                                                                                                   ZONING 24.16.632

                                            Garages and parking areas, private.
                                            Multiple dwellings, townhouses, townhouse and dwelling groups, and
                                          condominiums, ten (10) units or more.
                                            Public and private noncommercial recreation areas, buildings and
                                          facilities such as parks, country clubs, golf courses, and riding, swimming
                                          and tennis clubs.
                                            Public and quasi-public buildings, and uses of a recreational, educa-
                                          tional, religious, cultural, or public utility or service nature; but not
                                          including corporation yards, storage or repair yards, and warehouses.
                                            Retirement homes or centers.
                                            Large family day-care homes. (Ord. 80-38; Eff. 10/23/80; Ord. 81-36; Eff.
                                          10/22/81; Ord. 82-37; Eff. 10/28/82; Ord. 84-07; Eff. 3/15/84.)

                                                                                                   (Santa Cruz 2-28-84)

                                                                               5.52

                                                                                                                                ZONING 24.16.840

                                                                                Provisions                                     Requirement

                                                            a.   Height of buildings - maximum
                                                                 -Principal                        (stories or feet)               2 or 30
                                                                 -Accessory                        (stories or feet)               I or 15
                                                            b.   Lot area                              (square feet)                 5,000
                                                            c.   Front yard                                      (feet)                10   1,2
                                                            d.   Rear yard                                       (feet)                o    2
                                                            e.   Side yard.
                                                                 -Interior                                       (feet)                0    2
                                                                 -Exterior                                       (feet)                10
                                                            L    Lot coverage - maximum
                                                                 -Interior lot                              (percent)                  40
                                                                 -Exterior lot                              (percent)                  60
                                                            g.   Distance between buildings
                                                                    on same lot                                  (feet)                40

                                                         2. Other Requirements.
                                                            a. New C-N Districts shall have a minimum area of three (3) acres.
                                                            b. All uses shall be conducted wholly within a completely enclosed
                                                      building, except for service stations and parking facilities. or other outdoor
                                                      uses when appropriately screened and as approved by the Zoning
                                                      Administrator.
                                                            c. In an C-N District directly across a street or thoroughfare, not
                                                      including a freeway, from any R-District, parking and loading facilities shall
                                                      be distant at least ten feet (10') from said street, and buildings and
                                                      structures at least twenty feet (20') from said street; said setback space
                                                      shall be permanently landscaped.

                                                      1. Except that the front yard and the exterior side yard may be reduced to not less than six fee (8')
                                                      for a portion not to exceed f ifty percent (50%) of the building f rontage, and providing that a total of
                                                      ten (10) square feet of front yard Is provided for each lineal toot of total lot frontage.
                                                      2. Except where abutting an R-Di3trict, then not less than the minimum yard required for the
                                                      adjacent yard in the said R-01strict.
                                                      3. Maximum coverage allowed on sites less than 20,000 square feet in area shall be thirty percent
                                                      (W%). Land dedicated for public recreational uses shall be considered as part of the gross lot size
                                                      In determining the lot coverage.

                                                                                                                                  (Santa Cruz 2-28-84)

                                                                                                           5.53

                                        24.16.900-24.16.910 SANTA CRUZ

                                             d. All new C-N Districts shall provide one and seventy-five
                                        hundredths (1.75) square feet of off-street parking area for each one (1)
                                        square foot of gross floor area. Further, each unit within a new C-N District
                                        shall be provided with a loading and unloading area.

                                                  Part 11: C-C COMMUNITY COMMERCIAL DISTRICT
                                                                  (Ord. 74-5; Eff. 3/28/74)

                                        24.16.900 PURPOSE.

                                          To stabilize, improve and protect the commercial characteristics of the
                                        central business district, and of the intermediate and major regional
                                        business centers of the community; also, to provide adequate locations for
                                        stores, shops and offices supplying commodities or performing service for
                                        residents of the City as a whole or of the surrounding community. The C-C
                                        District classification shall be applied only in the general location of such
                                        business centers as designated in the General Plan.

                                        24.16.910 PRINCIPAL PERMITTED USES.

                                          Administrative, executive, and financial offices.
                                          Bars and cocktail lounges, but not including any form of entertainment
                                        other than mechanically produced music or sound.
                                          Business and technical schools; schools and studios for arts and crafts,
                                        photography, music and dance.
                                          Commercial recreation facilities such as bowling alleys, billiard parlors.
                                        skating rinks.
                                          Hotel, motels, boatels, and bed-and-breakfast inns.
                                          Medical and dental offices.
                                          Medical, optical, and dental clinics and laboratories, not including the
                                        manufacture of pharmaceuticals or other (similar) products for general
                                        sale or distribution.
                                          New car dealers sales and service.
                                          Parking facilities.
                                          Plant nurseries and greenhouses.
                                          Professional, editorial, real estate, insurance and other general business
                                        offices.
                                          Restaurants, theaters.
                                          Stores, shops, and offices supplying commodities or performing services
                                        for residents of the City as a whole or the surrounding community, such as
                                        department stores, specialty shops, banks, business offices, and other
                                        financial institutions and personal service enterprises, such as barber
                                        shops, laundry and clothes cleaning establishments. (Ord. 84-07; Eff.
                                        3/15/84.)

                                        (Santa Cruz 2-28-84)

                                                                             5.54

                                                                                            ZONING 24.16.1000-24.16.1010

                                                   b. In any C-C District directly across a street or thoroughfare, not
                                               including a freeway, from any R-District, parking and loading facilities shall
                                               be distant at least ten feet (10') from said street, and buildings and
                                               structures at least twenty feet (20') from said street; said setback space
                                               shall be permanently landscaped.

                                                            Part 12: C-11 BEACH COMMERCIAL DISTRICT

                                               24.16.1000 PURPOSE.

                                                 To provide for commercial uses which are primarily coastal dependent in
                                               nature and which serve tourists and visitors to the Santa Cruz coastal
                                               recreational areas. Also, to provide commodities and services to residents
                                               of such areas. The C-B District shall be applied only in areas designated in
                                               the General Plan and the Local Coastal Program. (Ord. 82-20; Eff. 5/13/82.)

                                               24.1&1010 PRINCII?ALPERMITTEDUSE& (Ord. 74-12; FA 7/25/74; Ord.
                                                            82-20; Eff. 5/13/82; Ord. 84-07; Eff. 3/15/84.)

                                                :-Amusement enterprises, such as penny arcades, shooting galleries, and
                                               the like, conducted wholly within a completely enclosed building.
                                                 Any retail business and service establishments, such as grocery, fruit and
                                               veg!table stores, bakeries, drug stores, liquor stores, gift and beach
                                               equipment stores, barber and beauty shops and the like, supplying
                                               commodities or providing services primarily for residents of, or visitors to,
                                               the beach area.
                                                 Art galleries, souvenir and curio shops.
                                                 Bars and cocktail lounges, but not including any form of entertainment
                                               other than mechanically produced music or sound.
                                                 Business and technical schools; and studios for arts and crafts, photo-
                                               graphy, music and dance.
                                                 Commercial fishing and fish marketing facilities, and retailing and
                                               jobbing of fish only when conducted wholly within a building, or upon a
                                               wharf.
                                                 Commercial recreation facilities such as bowling alleys, billiard parlors,
                                               skating rinks.
                                                 Fabrication, sales and rental, and repair of diving and surfing equip-
                                               ment.
                                                 Handicraft shops and workshops.
                                                 Hotels, motels, boatels and bed-and-breakfast inns,
                                                 Mechanical contrivances for amusement purposes,such as ferriswheels,
                                               and roller coasters.
                                                 Parking facilities.
                                                 Plant nurseries and green houses.

                                                                                                           (Santa Cruz 2-28-84)

                                                                                 5.55

                                           24.16.1020-24.16.1030 SANTA CRUZ

                                             Professional, editorial, real estate, insurance and other general business
                                           offices, only when located above the first story.
                                             Restaurants, theaters.
                                             Tea rooms, coffee shops, and soda fountains, not including the sale of
                                           alcoholic beverages for consumption on the premises.

                                           24.16.1020 ACCESSORY USES.

                                             Uses and buildings customarily appurtenant to a permitted use, subject
                                           to the provisions of Section 24.50.030.

                                           24.16.1030 CONDMONAL USES.

                                             1. The following uses are subject to approval of an Administrative Use
                                           Permit:

                                             Automatic car wash.
                                             Clothing and apparel shops.
                                             Multiple dwellings and dwelling groups.
                                             Temporary structures.
                                             2. The following uses are subject to approval of a Special Use Permit:
                                             Bars, cocktail lounges and night clubs offering public entertainment or
                                           dancing.
                                             Dance halls.
                                             Drive-in refreshment stands, eating places, or any other use involving a
                                           drive-in or drive-through function, subject to performance standards
                                           established in Chapter 24.36 herein.
                                             Helipads.
                                             Heliports.
                                             Mobile home, trailer, boat, motorcycle sales and service.
                                             Outdoor theaters, golf driving ranges, and other similar open air
                                           commercial recreation facilities.
                                           Principal permitted uses permitted in the R-L District, as regulated
                                           therein.
                                             Public and quasi-public buildings and uses of an administrative, or
                                           service nature; but not including corporation yards, storage or repair
                                           yards, and warehouses.
                                             Refreshment stands and vehicles, when located on private property, in
                                           locations clearly incidental and adjacent to beach, park, camp grounds, or
                                           other major recreational and tourist facilities or services.,
                                             Service stations.
                                           (Ord. 78-33; Eff. 10/24/78.)

                                        (Santa Cruz 2-28-84)

                                                                                5.56

                                                                                                        ZONING 24.16.1032-24.16.1040

                                                     24.16.1032 USE DETERMENATION.

                                                       Any other use or service establishment determined by the Zoning
                                                     Administrator to be of the same general character as the foregoing
                                                     principal permitted uses, and which will not impair the present or potential
                                                     use of adjacent properties shall be permitted. If the Zoning Administrator
                                                     determines that the proposed use is more in character with the conditional
                                                     uses for this zone, then a use permit shall be required and processed
                                                     pursuant to Part 5 of Chapter 24.12 of this Title. (Ord. 74-27; Ord. 76-7;
                                                     Ord. 77-27; Eff - 9/8/77.)

                                                     24.16.1040 GENERAL REGULATIONS.

                                                       The following regulations will be observed in the C-B District for the type
                                                     of use proposed; except as otherwise provided in this Title. (Ord. 774; Eff.
                                                     3/24/77.)
                                                       1. Open Space Requirements or Regulations.

                                                                            Provision                                 Requirement

                                                          a.   Height of buildings - aximum                        3 stories or 35 feet
                                                          1.   Lot area                         (square feet)              5,000 1
                                                          c.   Front yard                                (feet)              0
                                                          d.   Rear yard                                 (feet)              0 2
                                                          e.   Side yard
                                                               -Interior                                 (feet)              o 2
                                                               -Exterior                                 (feet)              0
                                                          f.   Distance between buildings
                                                                 on same lot                             (feet)              10

                                                       2. Other Requirements.
                                                          a. All uses shall be conducted wholly within a completely enclosed
                                                     building, except for service stations and parking facilities. or other outdoor
                                                     uses when appropriately screened and as approved by the Zoning
                                                     Administrator.

                                                     1. Or as determined by the Zoning Administrator to be adequate for the use proposed.
                                                     2. @@t where abutting an R-District, then not less than the minimum yard required for the
                                                     adl          in the said R-District.

                                                                                                                        (Santa Cruz 2-28-84)

                                                                                               5.57

                                                                     T
                                          24.16.1100-24.16.1110 SANTA CRUZ

                                             b. In any C-B District, directly across a street or thoroughfare, but
                                          not including a freeway, from any R-District, parking and loading facilities
                                          shall be distant at least ten feet (10') from said street, and buildings and
                                          structures at least twenty feet (20') from said street; said setback space
                                          shall be permanently landscaped.

                                                     Part IS: C-V VISITOR COMMERCIAL DISTRICT

                                          24.16.1100 PURPOSE

                                          To provide for commercial areas catering primarily to tourist and
                                          visitors to Santa Cruz. The C-V District is established to encoura; the
                                          orderly development of areas of attraction and special interest to persons
                                          residing both within and outside the community; and to provide business,
                                          service, lodging, amusement, and entertainment facilities which will
                                          enhance such areas and meet the needs of the visiting public.
                                          24.16.1110. PRINCIPAL PERMITTED USES. (Ord. 74-12; Eff.
                                                       7/25/74; Ord. 84-07; Eff. 3/15/84.)

                                          Aptique shops, import outlets.
                                          Art galleries, souvenir and curio shops.
                                          Bars and cocktail lounges, but not including any form of entertainment
                                          other than mechanically produced music or sound.
                                          Branch banks.
                                          Business and technical schools; schools and studios for arts and crafts,
                                          photography, music and dance.
                                          Commercial recreation facilities such as bowling alleys, billiard parlors,
                                          skating rinks.
                                          Handicraft shops and workshops.
                                          Hotels, motels, boatels and bed-and-breakfast inns.
                                          Medical and dental offices.
                                          Parking facilities.
                                          Plant nurseries and greenhouses.
                                          Professional, editorial, real estate, insurance and other general business
                                          offices.
                                          Restaurants, theaters.
                                          Tea rooms, coffee shops, and soda fountains, not including the sale of
                                          alcoholic beverages for consumption on the premises.

                                      (Santa Cruz 2-28-84)

                                                                           5.58

                                                                                          ZONING 24.16.1120-24.16.1130

                                             24.16.1120 ACCESSORY USES.
                                                Incidental services such as restaurants, prescription pharmacies, and
                                             retail sales.
                                                Other uses and buildings customarily appurtenant to a permitted use,
                                             subject to the provisions of Section 24.50.030.

                                             24.16.1130 CONDITIONAL USES.

                                                1. The following uses are subject to approval of an Administrative Use
                                             Permit:

                                                Ambulance service.
                                                Automatic car wash.
                                                Auto parts and supply stores.
                                                Clothing and apparel shops.
                                                Garages for the repair of automobiles, subject to the performance
                                             standards as set forth in this Title for principal permitted uses in the I-G
                                             District.
                                                Multiple dwellings and dwelling groups.
                                                Temporary structures.
                                                ,Used car sales and service.
                                                2. The following uses are subject to approval of a Special Use Permit:
                                                Amusement enterprises, such as penny arcades, shooting galleries, and
                                             the like, conducted wholly within a completely enclosed building.
                                                Bars, cocktail lounges and night clubs offering public entertainment or
                                             dancing.
                                                Commercial fishing and fish marketing facilities, and retailing and
                                             jobbing of fish only when conducted wholly within a building or upon a.
                                             wharf.
                                                Dance halls.
                                                Drive-in refreshment stands, eating places, or any other use involving a
                                             drive-in or drive-through function, subject to performance standards
                                             established in Chapter 24.36 herein.
                                                Helipads.
                                                Heliports.
                                                Mobile homes, trailer, boat, motorcycle sales and service.
                                                Mortuaries.
                                                Outdoor theaters, golf driving ranges, and other similar open air
                                             commercial recreation facilities.
                                                Principal permitted uses permitted in the R-L District, as regulated
                                             therein.
                                                Public and quasi-public buildings and uses of an administrative,
                                             recreational, educational, religious, cultural, or public service nature, but
                                             not including corporation yards, storage or repair yards, and warehouses.

                                                                                                          (Santa Cruz 4-10-79)

                                                                                5.59

                                                  24.16.1132-24.16.1140 SANTA CRUZ

                                                    Refreshment stands and vehicles, when located on private property, in
                                                  locations clearly incidental and adjacent to beach, park, campgrounds, or
                                                  other major recreational and tourist facilities or activities.
                                                    Service stations.
                                                    Social hafls, lodges, fraternal organizations, - and clubs, except those
                                                  operated for a profit.
                                                  (Ord. 78-33; Eff. 10/24/78.)

                                                  24.16.1132 USE DETERMINATION.

                                                    Any other use or service establishment determined by the Zoning
                                                  Administrator to be of the same general character as the foregoing
                                                  principal permitted uses, and which will not impair the present or potential
                                                  use of adjacent properties shall be permitted. If the Zoning Administrator
                                                  determines that the proposed use is more in character with the conditional
                                                  uses for this zone, then a use permit shall be required and processed
                                                  pursuant to Part 5 of Chapter 24.12 of this Title. (Ord. 74-27; Ord. 76-7;
                                                  Ord. 77-27; Eff. 9/8/77.)

                                                  24.16.1140 GENERAL REGULATIONS.

                                                    The following regulations will be observed in the C-V District for the type
                                                  of use proposed; except as otherwise provided in this Title. (Ord. 77-4; Eff.
                                                  3/24/77.)
                                                    1. Open Space Requirements or Regulations. (Ord. 74-27; Eff. 1/9/75.)

                                                                          Provision                                   Requirement

                                                       a.   Height of buildings - maximum
                                                            -Principal                      (stories or feet)              3 or 35
                                                            -Accessory                                  (feet)             2 or 25
                                                       b.   Lot area                           (square feet)               5,000
                                                       c.   Front yard                                  (feet)              10
                                                       d.   Rear yard                                   (feet)               o 3

                                                  1. For hotels, motels, and boatels: 20,000 square feet.
                                                  2. Except that the front yard and the exterior side yard may be reduced to not less than six feet
                                                  (6'), for a portion not to exceed fifty percent (50%) of the building frontage; and providing that a
                                                  total of ten (to) square feet of front yard is provided for each lineal foot of total lot frontage.
                                                  3. Except where abutting an R-District, then not less than the minimum yard required for the
                                                  adjacent yard in the said R-District.

                                                  (Santa Cruz 410-79)

                                                                                                 5.60

                                                                                                              ZONING 24.16.1200-24.16.1210

                                                            e. Side yard
                                                                 -Interior                                      (feet)                0
                                                                 -Exterior                                      (feet)               101
                                                            f.  Distance betwen buildings
                                                                   on same lot                                  (feet)               10

                                                        2. Other Requirements.
                                                            a. All uses shall be conducted wholly within a completely enclosed
                                                      building, except for service stations and parking facilities, or other outdoor
                                                      uses when appropriately screened and as approved by the Zoning
                                                      Administrator.
                                                            b. In any C-V District directly across a street or thoroughfare, not
                                                      including a freeway, from any R-District, parking and loading facilities shall
                                                      be distant at least ten feet (10') from said street, and buildings and
                                                      structures at least twenty feet (20') from said street; said setback space
                                                      shall be permanently landscaped.
                                                            c. Not more than three (3) persons shall be engaged in the
                                                      manufacture, fabrication, repair, and other processing of goods in any
                                                      establishment.

                                                               Part 14: C-T THOROUGHFARE COMMERCL41 DISTRICT

                                                      24.16.1200 PURPOSE.

                                                        To provide for retail, commercial, service, amusement, and transient-
                                                      residential uses which are appropriate to thoroughfare location and
                                                      dependent upon thoroughfare travel. C-T Districts should be established in
                                                      zones of two acres (2A) or larger, and located only in the immediate vicinity
                                                      of thoroughfares, or the service drives thereof.

                                                      24.16.1210 PRINCIPAL PERMITTED USES. (Ord. 74-12; Eff.
                                                                        7/25/74; Ord. 84-07, Eff. 3/15/84.)

                                                        Art galleries, souvenir and curio shops.
                                                        Bars and cocktail lounges, but not including any form of entertainment
                                                      other than mechanically produced music or sound.

                                                      2. Except that the front yard and the exterior side yard may be reduced to not less than six feet
                                                      (6% for a portion not to exceed fifty percent (50%) of the building frontage; and providing that a
                                                      total of ten (10) square feet of front yard Is provided for each lineal foot of total lot frontage.
                                                      3. Except where abutting an R-District, then not less than the minimum yard required for the
                                                      adjacent yard in the said A-District.

                                                                                                                                  (Santa Cruz 2-28-84)

                                                                                                   5.61

                                          24.16.1220-24.16.1230 SANTA CRUZ

                                            Branch banks.
                                            Carpenter shop; electrical, plumbing or heating shops; furniture uphol-
                                          stering shop.
                                            Commercial recreation facilities such as bowling alleys, billiard parlors,
                                          skating rinks.
                                            Garages for the repair of automobiles, subject to performance standards
                                          as set forth in this Title for principal permitted uses in the I-G District.
                                            Handicraft shopsland workshops.
                                            Hotels, motels, boatels and bed-and-breakfast inns.
                                            Medical and dental offices.
                                            Medical, optical and dental clinics and laboratories, not including the
                                          manufacture of pharmaceuticals or other (similar) products for general
                                          sale or distribution.
                                            Mobile home, trailer, boat, motorcycle sales and service.
                                            New car dealers sales and services.
                                            Parking facilities.
                                            Plant nurseries and greenhouses.
                                            Professional, editorial, real estate, insurance and other generalbusiness
                                          offices.
                                            Restaurants, theaters.
                                            Tea rooms, coffee shops, and soda fountains, not including the sale of
                                          alcoholic beverages for consumption on the premises.
                                            Used car sales and service, Auto parts and supply stores.
                                          24.16.1220 ACCESSORY USES.

                                            Uses and buildings customarily appurtenant to a permitted use, subject
                                          to the provisions of Section 24.50.030.

                                          24.16.1230 CONDITIONAL USES.

                                              1. The foflowing uses are subject to approval of an Administrative
                                          Use Permit:

                                            Ambulance service.
                                            Automatic car wash.
                                            Bakery; soft drink bottling plant; laundry, cleaning and dyeing
                                          establishment.
                                            Clothing and apparel shops.
                                            Garages for the repair of automobiles, trucks and other heavy
                                          equipment, subject to performance standards as set forth in this Title for
                                          principal permitted uses in the I-G District.
                                            Multiple dwellings and dwelling groups.
                                            Temporary structures.

                                          (Santa Cruz 2-28-84)

                                                                             5.62

                                                                                                  ZONING 24.16.1232

                                             Truck, boat, trailer, farm equipment, and other heavy equipment sales,
                                          service and rental.
                                             Veterinary hospitals and clinics.
                                             2. The following uses are subject to approval of a Special Use Permit:
                                             Administrative, executive, and financial offices. .
                                             Bars, cocktail lounges and night clubs offering public entertainment or
                                          dancing.
                                             Business and technical schools; schools and studios for arts and crafts,
                                          photography, music and dance.
                                             Cemeteries, crematories, mausoleums, columbariums.
                                             Commercial fishing and fish marketing facilities, and retailing and
                                          jobbing of fish only when conducted wholly within a building, or upon a
                                          wharf.
                                             Dance halls.
                                             Day-care nurseries.
                                             Drive-in refreshment stands, eating, places, or any other use involving a
                                          drive-in or drive-through function, subject to performance standards
                                          established in Chapter 24.36 herein.
                                             Helipads.
                                             Mobile home parks.
                                             Mortuaries.
                                             Outdoor theaters, golf driving ranges, and other similar opeir air
                                          commercial recreational facilties.
                                             Principal permitted uses permitted in the R-L District, as regulated
                                          therein.
                                             Printing and publishing or lithographic shops and plants.
                                             Public and private non-commercial recreation areas, buildings and
                                          facilities such as parks, country clubs, golf courses, and riding, swimming
                                          and tennis clubs.
                                             Public and quasi-public buildings and uses of an administrative,
                                          recreational, educational, religious, cultural, or public utility or service
                                          nature; but not including corporation yards, storage or repair yards, and
                                          warehouses.
                                             Service stations.
                                             Social halls, lodges, fraternal organizations, and clubs, except those
                                          operated for a profit.
                                          (Ord. 78-33; Eff. 10/24/78.)

                                          24.16.1232 USE DETERMINATION.

                                             Any other use or service establishment determined by the Zoning
                                          Administrator to be of the same general character as the foregoing
                                          principal permitted uses, and which will not impair the present or potential

                                                                                                     (Santa Cruz 4-10-79)

                                                                                 5.63

                                                   24.16.1240 SANTA CRUZ

                                                   use of adjacent properties shall be permitted. If the Zoning Administrator
                                                   determines that the proposed use is more in character with the conditional
                                                   uses for this Zone, then a use permit shall be required and processed
                                                   pursuant to Part 5 of Chapter 24.12 of this Title. (Ord. 74-27; Ord. 76-7;
                                                   Ord. 77-27; Eff. 9/8/77.)

                                                   24.16.1240 GENERAL REGULATIONS.

                                                     The following regulations will be observed in the C-T District for the type
                                                   of use proposed; except as otherwise provided in this Title. (Ord. 77-4; Eff.
                                                   3/24/77.)
                                                     1. Open Space Requirements or ReguIations.

                                                                           Provision                                   Requirement

                                                        a.   Height of buildings - maximum
                                                             -Principal                      (stories or feet)             3 or 35
                                                             -Accessory                      (stories or feet)             2 or 25
                                                        b.   Lot area                           (square feet)               5,000
                                                        c.   Front yard                                  (feet)               0
                                                        d.   Rear yard                                   (feet)               10 1
                                                        e.   Side yard
                                                             -Interior                                   (feet)               0
                                                             -Exterior                                   (feet)               0
                                                        f.   Distance between buildings
                                                               on same lot                               (feet)               10

                                                     2. Other Requirements.
                                                        a. All uses shall be conducted wholly            within a completely enclosed
                                                   building, except for service stations and parking facilities, or other outdoor
                                                   uses when appropriately screened and as approved by the Zoning
                                                   Administrator.
                                                        b. In any    C-T District directly across a street or thoroughfare, not
                                                   including a freeway, from any R-District, the parking and loading facilities
                                                   shall be distant at least ten feet (10') from said street, and buildings and
                                                   structures at least twenty feet (20') from said street; said setback space
                                                   shall be permanently landscaped.

                                                   1. Except where abutting an R-District, then not less than the minimum yard required for the
                                                   adjacent yard in the said R-District.

                                                   (Santa Cruz 4-10-79)

                                                                                                5.64

                                                                                          ZONING 24.16.1300-24.16.1320

                                                         Part. 15: C-H HEAVY COMMERCIAL DISTRICT

                                             24.16.1300  PURPOSE.

                                               To provide a location for the wholesale and heavy commercial uses and
                                             services necessary within Santa Cruz; but not suited to' other commercial
                                             districts, because the types of uses for which this district is designed
                                             normally require large land areas for the storage of equipment and
                                             materials.

                                             24.16.1310 PRINCIPAL PERMITTED USES. (Ord. 74-12; Eff. 7/25/74.)

                                               Automatic car wash.
                                               Bakery; soft drink bottling plant, laundry, cleaning and dyeing
                                             establishment.
                                               Building materials sales yards, but not including concrete mixing.
                                               Carpenter shop, electrical, plumbing or heating shops; furniture
                                             upholstering shop.
                                               Contractor's equipment storage yards, or storage and rental of
                                             equipment commonly used by contractors.
                                               Garages for the repair of automobiles, trucks and other heavy
                                             equipment, subject to performance standards as set forth in this Title for
                                             principal permitted uses in the I-G District.
                                               Medical, optical, and dental clinics and laboratories, not including the
                                             manufacture of pharmaceuticals or other (similar) products for general sale
                                             or distribution.
                                               Parking facilities.
                                               Plant nurseries and greenhouses.
                                               Printing and publishing or lithographic shops and plants.
                                               Railroad yards and freight stations; trucking and motor freight stations
                                             and warehouses.
                                               Truck, boat, trailer, farm equipment, and other heavy equipment sales,
                                             service, and rental.

                                             24.16.1320 ACCESSORY USES.

                                               Light fabricating shops and machine shops necessary to serve, and on the
                                             same premises as, a principal permitted use.
                                               Other uses and buildings customarily appurtenant to a permitted use,
                                             subject to the provisions of Section 24.50.030.

                                                                                                       (Santa Cruz 4-10-79)

                                                                               5.65

                                                24.16.1330-24.16.1332 SANTA CRUZ

                                                24.16.1330 CONDITIONAL USES. (Ord. 74-12; Eff. 7/25/74; Ord. 76-9;
                                                Eff. 6/10/76.)

                                                   1. The following uses subject to approval of an Administrative Use
                                                Permit:

                                                   Ambulance service.
                                                   Incidental services, such as restaurants, prescription pharmacies, and
                                                retail sales intended primarily to serve occupants and patrons of the
                                                permitted uses, when conducted and entered from within the building;
                                                provided there is no display or advertising visible at or beyond the property
                                                lines.
                                                   Kennels.
                                                   Professional, editorial, real estate, insurance, and other general business
                                                offices.
                                                   Restaurants, theaters.
                                                   Temporary structures.
                                                   Veterinary hospitals and clinics.
                                                   2. The following uses subject to approval of a Special Use Permit:
                                                   Bars and cocktail lounges; but not including any form of entertainment
                                                other than mechanically produced music or sound.
                                                   Business and technical schools; schools for arts and crafts, photography,
                                                music and dance.
                                                   Cemeteries, crematories, mausoleums, columbariums.
                                                   Commercial fishing and fish marketing facilities, and retailing and
                                                jobbing of fish only when conducted wholly within a building, or upon a
                                                wharf.
                                                   Commercial recreation facilities such as bowling alleys, billiard parlors,
                                                skating rinks.
                                                   Helipads.
                                                   Mobile home, trailer, boat, motorcycle sales and service.
                                                   Public and quasi-public buildings and uses of an administrative, recrea-
                                                tional, educational, religious, cultural, or public utility or service nature;
                                                including corporation yards, storage or repair yards and warehouses.
                                                   Retail commercial and service uses such as restaurants, branch banks,
                                                and service stations designed primarily to serve uses in the district.
                                                   Service stations.

                                                24.16.1332 USE DETERMINATION.

                                                   Any other use or service establishment determined by the Zoning
                                                Administrator to be of the same general character as the foregoing
                                                principal permitted uses, and which will not impair the present or potential

                                                (Santa Cruz 4-10-79)

                                                                                       5.65

                                                                                                                        ZONING 24.16.1340

                                                   use of adjacent properties shall be permitted. If the Zoning Administrator
                                                   determines that the proposed use is more in character with the conditional
                                                   uses for this zone, then a use permit shall be required and processed
                                                   pursuant to Part 5 of Chapter 24.12 of this Title. (Ord. 74-27; Ord. 76-7;
                                                   Ord. 77-27; Eff. 9/8/77.)

                                                   24.16.1340 GENERAL REGULATIONS.

                                                     The following regulations wU1 be observed in the C-H District for the
                                                   type of use proposed; except as otherwise provided in this Title (Ord. 77-4;
                                                   Eff. 3/24/77.)
                                                     1. Open Space Requirements or Regulations.

                                                                            Provision                                   Requirement

                                                        a.   Height of buildings -- maximum                          5 stories or 55 feet
                                                        b.   Lot area                            (square feet)               10,000
                                                        c.   Front yard                                   (feet)                5
                                                        d.   Rear yard                                    (feet)                10  1
                                                        e.   Side yard
                                                             -Interior                                    (feet)                0 1
                                                             -Exterior                                    (feet)                5
                                                        f.   Distance between buildings
                                                                on same lot                               (feet)                10

                                                     2. Other Requirements.
                                                        a. AD uses permitted in the C-H District, except as otherwise
                                                   determined by the Zoning Administrator, shall be subject to review in
                                                   accordance with the performance standard procedures.
                                                        b. All uses shall be conducted wholly within a completely enclosed
                                                   building, except for service stations and parking facilities, or other outdoor
                                                   uses when appropriately screened and as approved by the Zoning
                                                   Administrator.
                                                        c. In any C-H District directly across a street or thoroughfare, not
                                                   including a freeway, from any R-District, the parking and loading facilities
                                                   shall be distant at least ten feet (101 from said street, buildings and
                                                   structures at least twenty feet (201 from said street; said setback space
                                                   shall be permanently landscaped.
                                                   1. Except where, abutting an R-District, then not less. than the minimum yard required for the
                                                   adjacent yard in the said R-District.

                                                                                                                             (Santa Cru/ 4-10-79)

                                                                                             5.66

                                                                                      ORDINANCE NO. 84-34

                                                                    AN ORDINANCE OF THE CITY OF SANTA CRUZ
                                                                    AMENDING THE ZONING ORDINANCE, CHAPTER
                                                                    24.16, DISTRICT REGULATIONS, PART 16, IL-R
                                                                    INDUSTRIAL LABORATORY AND RESEARCH
                                                                    DISTRICT.                                        A-83-337

                                                                    BE IT ORDAINED by the City of Santa Cruz as follows:

                                                                    SECTION 1. Sections 24.16.1400, 24.16.1410, 24.16.1420, 24.16.1430,

                                                        24.16.1432, and 24.16.1450 of the Santa Cruz Municipal Code are hereby

                                                        amended to read, in words and figures, as follows:

                                                         '124.16.1400 PURPOSE. To provide an environment exclusively for, and

                                                              conducive to the development cnd protection of modern laboratory

                                                              facilities, research institutions, fight fabrication and other appropriate

                                                              mixed uses, all of a non-nuisance, non-manufccturing nature."

                                                         1124.16.1410 PRINCIPAL PERMITTED USES

                                                              Administrative, executive, and financial offices.

                                                              Laboratories and related facilities for research, experimentation,

                                                                 testing, film processing.

                                                              Medical, optical, and dental clinics and laboratories, not including the

                                                                 manufacturing of pharmaceuticals or other (similar) products for
      10                                                         general sale or distribution.
                                                              Printing and publishing or 0hographic shops and plants."

                                                          1124.16.1420 ACCESSORY USES.

                                                              Light fabricating shops and machine shops necessary to serve, and on 'he

                                                                 same premises as, a principal permitted use.

                                                              Uses and buildings customarily cppurtenant or incidental to a principal

                                                                 permitted use, subject to the provisions of Section 24.14.140, including

                                                                 service facilities such as cafeterias, employee recreation centers, and

                                                                 other similar installations; intended solely for use by the occupants of

                                                                 a principal permitted use or uses."

                                                        1124.16.1430 USE PERMIT REQUIREMENT.

                                                              1. The following uses are subject to cpproval of Administrative Use and

                                                                    Design Permits:

                                                                  Business and technical schcols; schools and studios for arts and

                                                                    crafts, pnotography, music and dance.

      1  0
                                                                                          5.67

                                                       14
                                               IRDINA"CENO, 84-34

                                                       Carpenter shop; electrical, plumbing or heoting shops; furniture

                                                          upholstering shop.

                                                       Handicraft shops and workshops.

                                                       Incidental services, such as restaurants, prescription pharmacies, and

                                                          retail sales intended primarily to serve occupants and patrons of

                                                          the permitted uses, when conducted and entered from within the

                                                          building; provided there is no display or advertising visible at or

                                                          beyond the property lines.

                                                       multiple dwellings, townhouses, townhouse and dwelling groups, nine

                                                          (9) or fewer.

                                                       Temporary structures.

                                                    2. The following uses are subject to approval of Special Use and Desig

                                                          Permits:

                                                       Helipads.

                                                       Multiple dwellings, townhouses, townhouse and dwelling groups, ten

                                                          units or more.

                                                       Plant nurseries and greenhouses.

                                                       Public and private non-commercial recreation areas, buildings Grid

                                                          facilities such as parks, country clubs, golf courses, and riding,

                                                          swimming, and tennis clubs.

                                                       Public and private commercial parking,

                                                       Public and quasi-public ou"Idings and uses including administrotive.

                                                          recreational, educational, religious, cultural, puolic utility or

                                                          public service uses; but not including corporation Yards, storage or

                                                          repair yards, and warehouses."

                                               1124.16.1432 USE DETERMINATION. Any other use or service establishment

                                                    determined by the Zoning Administrator to be of the some general

                                                    character as the foregoing princiDal permitted uses, and whic@ will not

                                                    impair the present or potential use of adjacent prcperties may be

                                                    permitted. A use permit shall be required and processed pursuant to

                                                    Part 5, Chapter 24.12 of this Title."

                                                                                 5.68

                                                         ORDINANCE NO, 14-14

                                                         24.16.1450       DISTRICT REGULATIUNS.

                                                          1. General.

                                                                              Provision                                         Requirement

                                                                                                    7-
                                                                    a.   Height of buildings - 1noximurn
                                                                         -Principal                 (stories or feet)                  2 or 302
                                                                         -Accessory                 (stories or feet)                  2 " 30
                                                                    b.   Lot area                   (square feet)                      20,000
                                                                    c.   Front yard                 (feet)                             20
                                                                    d.   Rear yard                  (feet)                             01

                                                                    e.   Side yard
                                                                         -interior                  (feet)                             01
                                                                         -Exterior                  (feet)                             10

                                                                         Total both side yards      (feet)                             10

                                                                    f.   Distance between
                                                                         buildings on some lot      (feet)                             10

                                                            2.  Additional Setback Requirement. In any IL-R District directly across a street

                                                                or thoroughfare, not including a freeway, from any R- or A- District, parking

                                                                and loading facilities shall be GI least twenty feet (201 distant from said

                                                                street, and buildings and structures at least fifty feet W) from said street;

                                                                said setback space shall be permanently landscaped.

                                                                Other Requirements.

                                                                    a. All uses shall be conducted wholly within a completely enclosed

                                                                         building, except for service 'stations and parking facilities, or other

                                                                         outdoor uses when appropriately screened and as approved by the

                                                                         Zoning Administrator.

                                                         1. Except where abutting the boundary of any other zoning district, then not less
                                                             than the minimum yard required for the adjacent yard in said abutting zoning
                                                             district."

                                                        2. With the approVdl of a special use pemit. building height may be increased
                                                             to three    (3) star-tes or 35 feet.

                                                                                                    5.69

                                                                                      ZONING 24.16.1500-24.16.1520

                                             c. In any IL-R District directly across a street or thoroughfare, not
                                        including a freeway, from any R- or A- District, parking and loading
                                        facilities shall be distant at least twenty feet (20') from said street, and
                                        buildings and structures at least fifty feet (50') from said street; said
                                        setback space shall be permanently landscaped.

                                                     Part 17: I-G GENERAL INDUSTRIAL DISTRICT

                                        24.16.1500 PURPOSE,

                                          To encourage sound industrial development by providing and protecting
                                        an environment exclusively for such development, subject to regulations
                                        necessary to ensure the purity of the land, air, and waters in Santa Cruz
                                        County, and the protection of nearby residential, commercial, and
                                        industrial uses of the land from hazards, noise, and other disturbances.

                                        24.16.1510 PRINCIPAL PERMITTED USES. (Ord. 74-12; Eff. 7/25/77.)

                                          Bakery; soft drink..    bottling plant; laundry, cleaning and dyeing
                                        establishment.
                                          Laboratories and related facilities for research. experimentation, testing,
                                        and film processing.
                                          Manufacturing, fabricating, assembly, or packaging of products from
                                        light metals or previously prepared materials such as cloth, plastic, paper,
                                        leather, precious or semi-precious metals or stones.
                                          Manufacturing of electric and electronic instruments, devices, and
                                        equipment.
                                          Manufacturing, processing and packaging of dairy products, non-
                                        alcoholic beverages, confections, pharmaceuticals, and the like; but not
                                        .including production of meat products, sauerkraut, vinegar or the like; or
                                        the rendering or refining of fats or oils.
                                          Printing and publishing or lithographic shops and plants.
                                          Railroad yards and freight stations; trucking and motor freight.

                                        24.16.1520 ACCESSORY USES.

                                          Uses and buildings customarily appurtenant or incidental to a principal
                                        permitted use, subject to the provisions of Section 24.50.030, including
                                        service facilities such as cafeterias, employee recreation centers, and other
                                        similar installations; intended solely for use by the occupants of a principal
                                        permitted use or uses.

                                                                                                     (Santa Cruz 10-12-82)

                                                                            5.70

                                          24.16.1530 SANTA CRUZ

                                          24.16.1530 CONDMONAL USES. (Ord. 74-12; Eff. 7/25/74.)

                                            1. The following uses subject to approval of an Administrative Use
                                          Permit:
                                            Agriculture, as defined herein.
                                            Crop and tree farming.
                                            Incidental services, such as restaurants, prescription pharmacies, and
                                          retail sales intended primarfly to serve occupants and patrons of the
                                          permitted uses, when conducted and entered from within the building;
                                          provided there is no display or advertising visible at or beyond the property
                                          lines.
                                            Parking facilities.
                                            Temporary structures.
                                            2. The following uses subject to approval of a Special Use Permit:
                                            Administrative, executive, and financial offices.
                                            Agricultural processing plant.
                                            Airports and landing strips, private.
                                            Any of the following manufacturing uses involving primary production of
                                          products from raw materials:
                                              a. Aniline dyes, ammonia, carbide, caustic soda, cellulose, chlorine,
                                          carb6n black and bone black, creosote, hydrogen and oxygen, industrial
                                          alcohol, nitrates of an explosive nature, potash, plastic materials and
                                          synthetic resins, pyroxylin, rayon yarn, and hydrochloric, nitric, phos-
                                          phoric, picric and sulfuric acids.
                                              b. Asphalt, cement, charcoal, and fuel briquettes.
                                              c. Coal, coke, and tar products, including use in the manufacturing;
                                          explosives, fertilizers. gelatin, animal glue and size.
                                              d. Flour mill.
                                              e. Rubber; soaps, including fat rendering.
                                              f. Saw and planing mills.
                                              g. Turpentine, matches, paint.
                                            Any of the following processes or uses:
                                              a. Nitrating of cotton or other materials.
                                              b. Reduction, refining, smelting and alloying of metal or metal ores.
                                              c. Refining petroleum products, such as gasoline, kerosene, naphtha,
                                          lubricating oil where not in support of off-shore drilling.
                                              d. Distillation of wood or bones.
                                              e. Storage, curing or tanning of raw, green or salted hides or skins.
                                            Any of the following uses:
                                              a. Automobile and metal appliance manufacturing and assembly
                                          structural steel fabricating shops, machine shops, forges and foundries.
                                              b. Brick, pottery manufacturing, stone or monument works.
                                              c. Bulk plants for the storage and handling of petroleum products.

                                          Junta Cruz 10-12-82)

                                                                                 5.71

                                                                                                   ZONING 24.16.1532

                                             d . Large scale bleaching, cleaning, and dyeing establishments.
                                             e.  Magnesium foundry.
                                             f.  Manufacturing of alcoholic beverages or perfume.
                                             g.  Meat packing.
                                             h.  Stockyards, slaughterhouses for meat or poultry.
                                             i.  Storage of fireworks or explosives except where incidental to a
                                        permitted use.
                                             j.  Sugar refinery.
                                           Caretaker residence. (provided that any use permit for such purpose,
                                        authorizing a mobile home, shall be subject to annual renewal). (Ord. 75-15;
                                        Eff. 8/8/75.)
                                           Helipads.
                                           Heliports.
                                           Mines, quarries. borrow and gravel pits.
                                           Plant nurseries and greenhouses.
                                           Public and private noncommercial recreation areas, buildings and
                                        facilities such as parks, country clubs, golf courses, and riding, swimn-dng
                                        and tennis clubs.
                                           Public and quasi-public buildings and uses of an administrative,
                                        recreational, educational, religious, cultural, or public utility or service
                                        nature; including corporation yards, storage or repair yards and
                                        war0ouses.
                                           Restaurants. (Ord. 74-20; Eff. 9/26/74.)
                                           Retail commercial and service uses such as restaurants, branch banks,
                                        and service station designed primarily to serve uses in the district.
                                           Service stations. (Ord. 82-37; Eff. 10/28/82.)

                                        24.16.1532 USE DETERMINATION.

                                           Any other use or service establishment determined by the Zoning
                                        Administrator to be of the same general character as the foregoing
                                        principal permitted uses, and which will not impair the present or potential
                                        use of adjacent properties shall be permitted. If the Zoning Administrator
                                        determines that the proposed use is more in character with the conditional
                                        uses for this zone, then a use permit shall be required and processed
                                        pursuant to Part 5 of Chapter 24.12 of this Title. (Ord. 74-27; Ord. 76-7;
                                        Ord. 77-27; Eff. 9/8/77.)

                                                                                                    (Santa Cruz 10-12-82)

                                                                               5.72

                                                      24.16.1540 SANTA CRUZ

                                                      24.16.1540 GENERAL REGULATIONS.

                                                        The following regulations will be observed in the I-G District for the type
                                                      of use proposed; except as otherwise provided in this Title. (Ord. 77-4; Eff.
                                                      3/24/77.)
                                                        1.   Open Space Requirements or Regulations.
                                                                        Provision                        IG-10        16-20     IG-40 IG-120
                                                        a.   Height of buildings - maximum
                                                             -Principal            (stories or feet)     2 or 35    3 or 50     3or5O 3or5O
                                                             -Accessory            (stories or feet)     2 or 35    3 or 50     3or5O 3or5O
                                                        b.   Lot area                 (square feet)      10,000,     20,000     40,000 120,000
                                                        c.   Front yard                         (feet)        20       20          .25        35
                                                        d.   Rear yard                          (feet)        0        0  2        0  2       o2
                                                        e.   Side yard-minimum
                                                             -Interior                          (feet)        0        o2          0 2        o 2
                                                             -Exterior                          (feet)        10       15          20         30
                                                             Total both sides                   (feet)        25       30          40         50
                                                        f. _ Lot coverage - maximum
                                                             -Interior lot                  (percent)         50       60          60         60
                                                             -Exterior lot                  (percent)         60       60          60         60
                                                        g.   Distance between building
                                                               on same lot                      (feet)        10       10          10         10

                                                        2.   Other Requirements.
                                                          a. All uses permitted in the I-G District, except as otherwise
                                                      determined by the Zoning Administrator, shall be subject to initial and
                                                      continued compliance with the performance standards designated for such
                                                      uses b. AD uses shall be conducted wholly within a completed enclosed
                                                      building, except for service stations and parking and loading facilities, or
                                                      other outdoor uses when appropriately screened and as approved by the
                                                      Zoning Administrator.

                                                      1. Except as may be approved by Special Use Permit.
                                                      2. Except where abutting the boundary of any other zoning district, then not less than the
                                                      minimum yard required for the adjacent yard in said abutting zoning district.

                                                      (Santa Cruz 10-1242)

                                                                                                      5.73

                                                                                        ZONING 24.16.1600-24.16.1610

                                              c. In any I-G District directly across a street or thoroughfare, not
                                         including a freeway, from any R-district, parking and loading facilities shall
                                         be distant at least ten feet (10') from said street, and buildings and
                                         structures at least twenty feet (20') from said street; said setback space
                                         shall be permanently landscaped.

                                                    Part 18: P-D PLANNED DEVELOPMENT DISTRICT

                                         24.16.1600 PURPOSE.

                                           The purpose and intent of the P-D Planned Development District is to:
                                           1. Recognize that. there are certain lands and areas within the City of
                                         Santa Cruz and its environs of unique or unusual size, shape, topography,
                                         vegetation, natural characteristics, or situation in relationship to surround-
                                         ing lands or waters, or with respect to existing or planned land uses of
                                         adjacent areas.
                                           2. Establish procedures where such uniquely situated lands may be
                                         developed most appropriately and in such a manner as to maintain and
                                         enhance the physical advantages of the site and to promote the long-term
                                         social gpd economic values of the area and the City of Santa Cruz.
                                           3. Provide for greater fle   xibility, privacy, and variety in the location,
                                         arrangement, and type of land uses and their accessory and service
                                         requirements; to encourage more creative and imaginative approaches to
                                         the development of residential, commerical, industrial, and public facilities
                                         which will take fuH advantage of the unique opportunities or special
                                         conditions of a particular site; to encourage a more desirable aesthetic and
                                         efficient use of open space; and to conserve natural or man-made features
                                         and resources of the site such as topography, trees, watercourses,
                                         historical and landmark elements, and the like.
                                           To this end, there may be provided within such areas a combination of
                                         land uses, including variety of residential types, commercial, industrial,
                                         public and semi-public uses and areas arranged and designed in accord with
                                         modern land planning principles and development techniques; and in such a
                                         manner as to properly related to each other, to the surrounding community,
                                         to existing and planned vehicular and pedestrian circulation systems, and to
                                         other public facilities such as water and sewer systems, parks, schools, and
                                         utilities.

                                         24.16.1610 GENERAL PROVISIONS.

                                           The following regulations shall apply to all P-D Districts, which shall
                                         further be subject to other applicable provisions of the Santa Cruz

                                                                                                      (Santa Cru7 4-10-79)

                                                                                 5.74

                                                                                         ZONING 24.16.1700-24.16.1730

                                                                     Part 19: R-S RESIDENTIAL
                                                                       SUBURBAN DISTRICT
                                                                     (Ord. 83-32; Eff. 10/27/83]

                                             24.16.1700 PURPOSE.

                                                 To provide residential living area within the City which allows low
                                             residential densities and provides a transition to rural areas which adjoin
                                             portions of the City.

                                             24.16.1710 PRINCIPAL PERMITTED USES.

                                                 Single family dwelling.
                                                 Small community care residential facilities.
                                                 Family day-care homes and foster family homes.
                                                 Crop and tree farming.

                                              24.16.1720 ACCESSORY USES.

                                                 Customary incidential home occupations as provided in Chapter 24.28.
                                              herein.
                                                 Garages and parking areas, private..
                                                 Living quarters for persons regularly employed on the premises, when
                                              located within principal building.
                                                 One nameplate not more than one (1) square foot in area.
                                                 The providing of room and board for not more than two (2) paying
                                              guests per dwelling unit, when located within principal building.
                                                 Other uses and building customarily appurtenant to a permitted use,
                                              subject to the provisions of Section 24.50.030, Accessory Buildings.

                                              24.16.1730 USE PERMIT REQUIREMENT.

                                                 1. The following uses are subject to approval of an Administrative Use
                                              Permit:
                                                 Swimming pools, hot tubs and associated accessory enclosures, decks
                                              and mechanical equipment.
                                                 Temporary structures and uses.
                                                 Young farmer projects on sites of twenty thousand (20,000) square feet
                                              or more on which a child may be permitted to raise one (1) kid, lamb, or calf
                                              for a one (1) year period.

                                                                                                      (Santa Cruz 10-25-83)

                                                                                      5.75

                                          24.16.1740-24.16.1750 SANTA CRUZ

                                             2. The following uses are subject to approval of a Special Use Permit:
                                             Cemeteries, crematories, mausoleums, columbariums.
                                             Off-street parking facilities accessory and incidental to a contiguous
                                          commercial property with said parking not to exceed one hundred (100')
                                          feet from the boundary of the site it is intended to serve.
                                             Plant nurseries and greenhouses.
                                             Public and private noncommercial recreation areas, buildings and
                                          facilities such as parks, country clubs, golf courses, and riding, swimming
                                          and tennis clubs.
                                             Public and quasi-public buildings and uses including recreational,
                                          educational, reUgious, cultural, or public utility or public service uses; but
                                          not including corporation yards, storage or repair yards, and warehouses.
                                             Retirement homes or centers.
                                             Riding stables on parcels at least five (5) acres in size for the boarding of
                                          horses.

                                          24.16.1740 USE DETERMINATION.

                                             Any other use or service establishment determined by the Zoning Board
                                          to be of the same general character as the foregoing principal permitted
                                          uses, and which will not impair the present or potential use of adjacent
                                          properties, shall be permitted. If the Zoning Board determines that the
                                          proposed use is more in character with the conditional uses for this zone,
                                          then a use permit shall be required and processed pursuant to Part 5,
                                          Chapter 24.12 (Use Permits) of this Title.

                                          24.16.1750 DISTRICT REGULATIONS.

                                             1. General.

                                                                                                     Classilleation
                                                 Provision                                           or Type of Use
                                                                                                  Residential Suburban

                                                                                                       RS-2A       RS-IA
                                          a. Height of Buildings-maximum
                                             -Principal (stories or feet)                            2 or 30     2 or 30
                                             -Accessory (stories or feet)                            I or 20      1 or 20
                                          b. Lot area (acre)                                         2 acres      1 acre
                                          c. Lot width (feet)                                            150          100
                                          d. Front yard (feet)                                            40           40

                                          (Santa Cruz 10-25-83)

                                                                                 5.76

                                                                                                      ZONING 24.16.1760.

                                                                                                            Classification
                                                   Provision                                                or Type of Use
                                              e. Rear yard (feet)                                           30           30
                                              f. Side yards (feet)                                          20            15
                                              g. Distance between buildings
                                                 on same lot (feet)                                         10           10
                                                2. Dwellings Per Lot. Unless otherwise provided, there shall be only one
                                              (1) dwelling per lot.
                                                3. Design Guidelines. Developpent guidelines adopted by the City shall
                                              be used as applicable to provide site design standards to augment the
                                              general district regulations in the development of property in this district.

                                                                                                       (Santa Cruz 10-25-83)

                                                                                     5.77

                                          24.16.1840-24.16.1900 SANTA CRUZ

                                          24.16.1840 REGULATIONS.

                                            Building height limits, budding site area required, yard areas required,
                                          and other regulations for any use shall be the same as those required in the
                                          district within which such use first appears as a principal permitted use,
                                          unless modified by special conditions set forth in the conditional use permit.
                                          If, by the terms of this Title, the use would be permitted in more than one
                                          zoning district, the most restrictive regulations shall prevail.

                                          24.16.1850 SPECIAL FINDINGS.

                                            Prior to the granting of any conditional use permit for a use in any S-U
                                          District, the Zoning Board must find, in addition to the findings required by
                                          other provisions of this Title, the following: (Ord. 76-7; Eff. 5/27/76.)
                                            a. That the proposed use is compatible with the existing uses in the
                                          district, and with any proposed uses, plans or studies which have been
                                          established or approved for the district by the City Planning Department,
                                          the City Planning Commission, or the City Council.
                                            b. That the proposed use has an acceptable relationship to existing and
                                          proposed public facilities, including thoroughfares, parks, schools, and
                                          public buildings and places.

                                          24.16.1860 SAFETY STRUCTURES.

                                            Warning signs, barricades, or other safety devices or structures built or
                                          installed by, or under the direction of, or with the special approval of the
                                          City of Santa Cruz, in furtherance of the public safety, shall not be subject
                                          to the regulations set forth for the S-U District.

                                                             Part 21: COASTAL ZONE DISTRICT

                                          24.16.1900 PURPOSE.

                                            The Coastal Zone District is an Overlay Zone, the boundaries of which are
                                          determined by the California Coastal Act of 1976. The purpose of the
                                          Coastal Zone is to provide a means of carrying out the policies of the Coastal
                                          Act and the City's Local Coastal Land Use Plan. Within the Coastal Zone is
                                          an area which requires further, special consideration. The SP-0 Shoreline
                                          Protection Overlay District is a subdistrict of the Coastal Zone Overlay,
                                          immediately adjacent to the ocean where certain Coastal Act policies are
                                          particularly significant and require special review. (Ord. 82-03; Eff.
                                          4/22/82.)

                                          (Santa Cruz 3-23-82)

                                                                                 5.78

                                                                                             ZONING 24.16.1920-24.16.2010

                                                24.16.1920 GENERAL.

                                                  A coastal permit shall be required of all coastal development in the
                                                Coastal Zone District in addition to other permits required by the Zoning
                                                Ordinance or Municipal Code, except as herein excluded in exception
                                                provisions, Section 24.16.1940. The regulations of the Coastal Zone Overlay
                                                and Shoreline Protection Overlay are in addition to underlying zones and
                                                their regulations. (Ord. 82-03; Eff. 4/22/82.)

                                               24.16.1940 EXEMPTIONS.

                                                 Be-cause not all development in the, Coastal Zone has bearing on the
                                               purpose and goals of the Coastal Act, certain coastal development types
                                               and areas may be exempted from the requirements of a coastal permit.
                                               These exemptions and categorical and/or geographical exclusions shall be
                                               those set forth in a resolution adopted by the City Council, and will go into
                                               effect after approval by the Coastal Commission. (Ord. 82-03; Eff. 4/22/82;
                                               Ord. 82-37; Eff. 10/28/82; Ord. 83-34; Eff. 11/24/83.)

                                                      Part 22. SHORELINE PROTECTION OVERLAY DISTK[CT

                                               24.16.2000 PURPOSE.

                                                 The purpose and intent of the Shoreline Protection Overlay District is to
                                               protect the health, safety and community welfare; and to otherwise
                                               preserve and protect the coastal and environmental resources in the City
                                               of Santa Cruz. It is furthermore intended that the Shoreline Protection
                                               Overlay District accomplish the following- minimize cut, fill, earthmoving,
                                               riprap placement, grading operations, and other such man-made effects in
                                               coastal areas; to control erosion; to protect development ftorn geological or
                                               other coastal related hazards; to protect public views; to protect and
                                               enhance shoreline access for the public; to protect paleontological
                                               resources; to generally implement the policies of the Local Coastal Land
                                               Use Plan. (Ord. 82-04; Eff. 4/22/82.)

                                               24.16.2010 GENERAL PROVISIONS.

                                                 Any proposed exterior construction or remodeling resulting in increased
                                               building height, earthmoving, riprap, or shoreline alteration, or land
                                               alteration activity, or other coastal development activity shall be subject to
                                               a coastal permit. Coastal permit exemptions and categorical exclusions
                                               may be set forth in a resolution adopted by the City Council which reflects
                                               only those developments identified by Coastal Act Section 30610 and
                                               applicable commission regulations; and which will go into effect after
                                               approval by the Coastal Commission. (Ord. 82-04; Eff. 4/22/82; Ord. 82-37;
                                               Eff. 10/28/82; Ord. 83-34; Eff. 11/24/83.)

                                                                                                        (Santa Cruz 10-25-83)
      1 0
                                                                                   5.79

    								ZONING 24.16.2040 - 24.16.2110

    	6. Protect and enhance free public access to or along the beach, and sign
    	such access when necessary.

    	7. Include mitigation measures perscribed in any applicable environ-
    	mental document.

    	8. Be compatible with the establishment physical scale of the area.

    	9. Reconsistent with the design review guidelines of this Title and the
    	policies of any applicable area plan.

    	10. Generally be consistent with the policies of the Local Coastal
    	program, the General Plan, and the California Coastal Act ( Ord. 82-04; Eff.
    	4/22/82)

    	24.16.2040 - APPEALS

    		Coastal development applications within the Shoreline Protection
    			District may be appealed to the State Coastal Commission, after all
    		local appeals are exhausted, in accordance with the coastal appeal
    		procedures established in the Title. (Ord. 82-04; Eff 4/22/82.)

    			Part 23: SC-H SMALL CRAFT HARBOR DISTRICT

    		24.16.2100 PURPOSE

    			To establish a zoning district specifically applicable to marine commercial
    		and recreational uses located in the Port District to provide for the review
    		of proposed uses and new constuction ; to carry out the policies of the
    		General Plan, Harbor Development Plan and Coastal Act, as incorporated
    		in the Port District Coastal Land Use Plan; to migrate flood hazards; to
    		enhance and improve the overall quality, appearence and function of the
    		Port District; to promote the harmonious relationship between harbor uses
    		and adjacent neighborhoods. (Ord. 82-37; Eff. 10/28/82.)

    		24.16.2110 CONDITIONAL USES.

    			The following uses are subject to approval of an Administrative Use
    		Permit:

    		Commercial fish recieving facilities;
    		Construction or alteration of landscaped and parking areas;
    		Construction or alteration of harbor facilities, including boat, docks,
    		restrooms, trash enclosures, walkways, lighting, observation docks;
    		Dry boat storage and launching facilities;
    		Hoist machinery;

    									(Santa Cruz 10-12-82)

    								5.80

                                           24.16.2120-24.16,2130 SANTA CRtTZ
                                                                                 I

                                              Marine or visitor retail services, commercial uses and food establish-
                                           nients;
                                              New construction or remodeling of existing structures;
                                              Sportfishing facilities;
                                              Public or quasi-public buildings of recreational, educational, cultural or
                                           public utility service nature. (Ord. 82-05; Eff. 4/22/82; Ord. 82-37; Eff.
                                           10/28/82.)

                                           24.16.2120 USE DETERMINATION.

                                              Any other uses or service establishments that are determined by the
                                           Zoning Administrator to be of the same general nature as the foregoing
                                           uses; those that will not impair the present or potential uses of adjacent
                                           properties and are consistent with the policies of the Port District
                                           Develooment Plan and the Local Coastal Land Use Plan may be allowed by
                                           special'use permit. (Ord. 82-05; Eff. 4/22/82; Ord. 82-37; Eff. 10/28/82.)

                                           24.16.2130 GENERAL REGULATIONS.

                                              The following requirements shall apply in the SC-H District for all uses
                                           proposed, except as otherwise provided under this Title.

                                              1. " Maximum building heights:
                                                a. Principal: 2 Stories or 35 feet;
                                                b. Accessory: 1 Story or 15 feet.
                                              2. Design guidelines and standards in Section 24.23040 of this Title, and
                                           in the Harbor Development Plan and Port District Land Use Plan.
                                              3. Signs shall be subject to design permit, meeting guidelines
                                           established in the Harbor Master Development Plan;

                                              4. Parking standards. as adopted by the Harbor Development Plan and
                                           Coastal Land Use Plan.
                                              5. Building permit applications shall be reviewed for new construction
                                           or improvements to determine if proposed building sites are reasonably
                                           safe from flooding. If found that a location is subject to flood hazard, as
                                           shown on the map designated, Special Flood Hazard Areas Exhibit "B",
                                           dated March 8, 1974--then new commercial and industrial structures must
                                           be elevated or flood-proofed at this level, as appropriate. (Ord. 82-05; Eff.
                                           4/22/82; Ord. 82-37; Eff. 10/28/82.)

                                            (Santa Cruz 10-12-82)

                                                                                 5.81

    ~0

    	Ordinance # 82-05

    	Exhibit

    							EXHIBIT "8"

    				       SHALL CRAFT HARBOR FLOOD PLAIN

    		SITUATE in the City of Santa Cruz, County of Santa Cruz, State of
    		California.
    			BEING all of the water area of the Santa Cruz Small Craft Harbor,

    		which lies between the East and West bulkheads which divide the water

    		area from the exsisting parking areas. And extending Northernly from

    		the water of the Bay of Monterey approximately 3,000 feet. Average

    		width of said area being approximately 400 feet.

    		DESCRIPTION APPROVED

    		WILSON M. FIEBERLING
    		Director of Public Works

    		Dated 5-9-75

                                                           5.82

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                      DEPARTMENT OF HOUSING A 0 URBAN DEVELOPMENT                                                          APPROXIMATE SCALE
                                 Federal insurance Administration                         500          0                   1000                   2000
                         CITY OF SANTA CRUZ, CA                                                                                                     -
                               (SANTA CRUZ CIO.                                 FIA FLOOD HAZARD BOUNDARY MAP
                                                                                No. H06 087 3450 04

                                                                                        ZONING 24.23.010-24.23.020

                                                                       CHAPTER 24.23

                                                                      DESIGN REVIEW
                                                                  (Ord. 76-27; Eff. 8/26/76)

                                         24.23.010 DESIGN REVIEW REQUIREMENT.

                                           No building or other permit shall beissued by the Building Official for the
                                         structures and uses set forth below until and unless a design permit shall
                                         have been issued therefore:
                                           a. Multiple dwellings containing three (3) or more dwelling units; and
                                         duplexes;
                                           b. Structureg intended for commercial use;

                                           c. Structures intended for industrial use;
                                           d. Commercial or industrial uses of land not involving a building;
                                           e. Accessory structures and uses except those accessory uses or
                                         structures associated with a single-family dwelling;
                                           I.  Any structure or use, including any accessory use, on a lot having a
                                         frontage of thirty-six (36') feet or less on a public street;
                                           g. Any structure or use for which a variance or conditional use permit is
                                         required;
                                           h. Any exterior remodeling or alteration of a value equal to one
                                         thousand ($1,000.00) dollars to any existing commercial or industrial
                                         building or structure;
                                           i. Any freestanding sign over five (5') feet in height, any wall sign
                                         having a sign area greater than thirty (30) square feet, or any sign on a
                                         parcel having signs the aggregate square area of which is in excess of thirty
                                         (30) square feet;
                                           j. Public projects in Coastal Zone including buildings, roads, bridges,
                                         wharf structures, shoreline riprap, and port district projects. (Ord. 82-37;
                                         Eff. 10/28/82.)

                                         24.23.020 APPLICATION FOR DESIGN PERMIT.

                                           Prior to issuance of a budding permit, an application for issuance of a
                                         design permit shall be filed with the Planning Department along with a
                                         preliminary site plan, preliminary exterior elevations, and such other data
                                         as may be reasonably necessary for property design review of the
                                         structures or uses described in the application.

                                                                                                      (Santa Cruz 10-12-82)

                                                                                5.84

                                            24.23.030-24.23.040 SANTA CR17

                                            24.23.030 EXERCISE OF DESIGN REVIEW.

                                              Action on an application for design review shall be taken by the Zoning
                                            Board unless such application shall pertain to a building, site, or use, the
                                            entitlement for which requires action by the Zoning Administrator only, in
                                            which case the Zoning Administrator shall act on the application for a
                                            design permit. The Zoning Administrator or the Zoning Board shall
                                            consider the application consistent with the time required for agenda
                                            planning and preparation, but not to exceed 21 days after its filing date.
                                            The Zoning Administrator or the Zoning Board in its review of the project
                                            shall use the guidelines for design review as set forth in Section 24.23.040.
                                            If. in the judgment of the Zoning Administrator or the Zoning Board, the
                                            application does not conform to said guidelines, the Zoning Administrator
                                            or the Zoning 13oard will disapprove said application or approve the
                                            application with such conditions as will bring the building or structure into
                                            conformity with the guidelines. If an application is disapproved, the Zoning
                                            Administrator or the Zoning Board shall specify in writing the findings as to
                                            the guidelines which are not met.

                                            24.23.040 GUIDELINES FOR DESIGN REVIEW.

                                              An application for Design Review shall be reviewed in relation to the
                                            following guidelines. An application for a design permit shall be approved if
                                            proposed buildings, structures, streets, landscaping, parking, open space,
                                            natural areas, and other components of the site plan conform to the
                                            following guidelines:
                                              a. The site plan shall be consistent with physical development policies of
                                            the General Plan, any required or optional element of the General Plan, any
                                            area plan or specific plan or other City policy for physical development. If
                                            located in the Coastal Zone, a site plan shall also be consistent with policies
                                            of the Local Coastal Program.
                                              b. The exterior design and appearance of buildings and structures and
                                            the design of the site plan shall be compatible with design and appearance of
                                            other existing buildings and structures in neighborhoods which have
                                            established architectural character worthy of preservation.
                                              c. Design of the site plan shall respect design principles in terms of
                                            maintaining a balance of scale, form and proportions, using design
                                            components which are harmonious, materials and colors which blend with
                                            elements of the site plan and surrounding areas. Location of structures
                                            should take into account maintenance of view; rooftop mechanical
                                            equipment shall be incorporated into roof design or screened from adjacent
                                            properties. Utility installations such as trash enclosures, storage units,
                                            traffic control devices, transformer vaults and electrical meters shall be
                                            accessible and screened.

                                            (Santa Cruz 10-12-82)

                                                                                5.85

                                                                                                      ZONING 24.23.040

                                             d. Where a site plan abuts, or is in close proximity to, uses other than
                                          that proposed, the plan shall take into account its effect on other land uses.
                                          Where a nonresidential use abuts or is in close proximity to a residential
                                          use, the effect of the site plan should maintain the residential quality of
                                          adjacent or nearby areas.
                                             e. The orientation and location of buildings, structures, open spaees and
                                          other features of the site plan shall be located appropriately to maintain
                                          natural resources to the extent feasible, maintain a compatible relationship
                                          to adjacent structures, and minimize alteration of natural land forms.
                                          Natural land forms must relate to building profiles, - location and
                                          orientation.
                                             f. The site plan shall be situated and designed to protect views along the
                                          ocean and of scenic coastal areas. Where appropriate and feasible, the site
                                          plan shall restore and enhance visual quality of visually degraded areas.
                                             g. The site plan shall minimize the effect on traffic conditions on
                                          abutting street through careful layout of the site with respect to location,
                                          dimensions of vehicular and pedestrian entrances, exit drives and
                                          walkways; through the adequate provision of off-street parking and loading
                                          facilities; through an adequate circulation pattern within the boundaries of
                                          the development; and through the surfacing and lighting of off-street
                                          parking facilities.
                                             h. The site plan shall encourage alternatives to travel by automobile
                                          where   appropriate, through the provision of appropriate facilities for
                                          pedestrians and bicyclists; public transit stops and facilities shall be
                                          accommodated as appropriate and other incentive provisions considered
                                          which encourage non-auto travel.
                                             i. The site shall provide landscaping and open space which compliment
                                          building and structures. Landscaping shall be used to separate and/or
                                          screen service and storage areas, separate and/or screen parking areas
                                          from other areas, break up expanses of paved areas, define open space for
                                          usability and privacy. Open space should be useful to residents, employees,
                                          or other visitors to the site.
                                             j. The site plan should reasonably protect against external and internal
                                          noise, vibration and other factors which may tend to make the environment
                                          less desirable. The site plan should respect the need for privacy of adjacent
                                          residents.
                                             k. Signs shall compliment the site plan and avoid dominating the site or
                                          overwhelming the building or structures to which they are attached.
                                          Multiple signs on a given site should be of a consistent theme.

                                                                                                         (Santa Cruz 10-12-82)

                                                                                 5.86

                                               24.23.050-24.23.070 SANTA CRUZ

                                                 1.   Building and structures shall be so designed and oriented to make use
                                               of natural elements such as solar radiation, wind, and landscaping for
                                               neating, cooling and ventilation.
                                                 m. The site plan shall incorporate water conservation features where
                                               possible, including in the design of types of landscaping and in the design of
                                               water using fixtures. (Ord. 81-20; Eff 6/25/81; Ord. 82-18; Eff. 5/13/82.)

                                               24.23.050 FEE.

                                                 There shall be a filing fee of ten ($10.00) dollars for an application for
                                               design review, unless such application accompanies another zoning
                                               application requiring a fee, in which case there shall be no fee for design
                                               review.

                                               24.23.060 PERMIT COMPLIANCE.

                                                 It shall be unlawful for any person to construct, erect, alter, or modify
                                               any building or structure for which a design permit is required except in
                                               strict conformity with any permit issues.

                                               ..24.23.070 APPEALS.

                                                 The applicant or any interested party may file an appeal from the action
                                               of the Zoning Administrator or the Zoning Board upon an application for
                                               design permit. Appeals from decisions of the Zoning Administrator shall go
                                               to the Zoning Board, and appeals from actions of the Zoning Board shall be
                                               taken to the City Council, as provided in Part 8 of Chapter 24.12 of this
                                               Title.

                                                (Santa Out 10-12-82)

                                                                                       5.87

                                                                                                 ZONING 24.29.240

                                         shall take such course of action under subsection e.    of this Section as it
                                         deems most appropriate in light of the policies and criteria for historic
                                         preservation established in this Chapter.
                                           g. Additional Procedures When Landmark Designation Considered. If
                                         the City Council decides to begin proceedings for designation of the
                                         structure as a historic landmark, then the application for a demolition
                                         permit shall be treated as an application for a landmark alteration permit
                                         under Section 24.29.130 and shall be processed as a landmark alteration
                                         permit simultaneously with the landmark designation proceedings, if the
                                         applicant consents thereto or requests such treatment. Notwithstanding
                                         any other provisions of this Municipal Code, no fee shall be charged of the
                                         applicant in connection with the landmark alteration permit proceedings
                                         under this Section. In considering the matter as a landmark alteration
                                         permit application, the Historic Preservation Commission shall follow the
                                         principles and procedures set forth in Section 24.29.130 and Section
                                         24.29.140, but shall act as a recommending body only; the City Council shall
                                         act as the final decision-making body. With respect to the landmark
                                         alteration permit, the City Council shall take one of the following actions:
                                             1. If the City Council determines not to designate the structure as a
                                         landmark or fads to act within the continuance period established under
                                         subsection e. 3., the application shall thereafter be treated solely as an
                                         application for a demolition permit and such permit shall be issued
                                         according to the procedure established by the Uniform Building Code; or
                                             2. If the City Council decides to designate the structure as a historic
                                         landmark, it shall then take action on the landmark alteration permit under
                                         the appropriate provisions of this Chapter.
                                         (Ord. 78-16; Eff. 6/13/78.)

                                         24.29.240 PROTECTION OF ARCHAEOLOGICAL RESOURCES;
                                                     POLICY AND PURPOSE.

                                           Existing in Santa Cruz are certain deposits and sites of rultural signifi-
                                         cance believed to have been left by Native Americans and other early
                                         inhabitants. These deposits and sites are unique and irreplaceable
                                         phenomena of significance in the history of the City and the understanding
                                         of the cultural heritage of our land and of all humankind. Such sites have a
                                         deep, spiritual significance to all Native Americans, especially the native
                                         peoples of the State of California, and constitute a precious archaeological
                                         and historical heritage which is fast disappearing as a result of public and
                                         private land development. Uncontrolled excavation or modification of these
                                         resources would destroy the cultural integrity of the area. This loss would
                                         affect future generations and must be prevented in the public interest. Such

                                                                                                     (Santa Cruz 3-23-82)

                                                                             5.88

                                              24.29.241-24.29.242 SANTA CRUZ

                                              cultural resources should be preserved in an undisturbed state wherever
                                              possible, for future generations who should be more skilled and have access
                                              to better methods of study. In order to promote the public welfare, it is
                                              necessary to provide regulations for the protection, enhancement, and
                                              perpetuation of such sites. This Ordinance, therefore, is intended to
                                              provide a procedure for preserving the valuable cultural resources in the
                                              City of Santa Cruz. (Ord. 91-40; Eff. 11/12/81.)

                                              24.29.241 DEVELOPER'S ACTION ON DISCOVERY OF ARTIFACTS
                                                          OR REMAINS DURING EXCAVATION OR DEVELOP-
                                                          MENT.

                                                Any person exercising a development 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 resource/
                                              cultural resource, shafl:
                                                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 (10') feet apart forming a circle having a
                                              radius of not less than one hundred (100') 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 shaH 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 afl actions consistent with this Chapter. (Ord. 81-40; Eff. 11/12/81.)

                                              24.29.242 CORONER'S ACTION ON DISCOVERY OF REMAINS.

                                                If human remains are discovered as specified in Section 24.29.241, the
                                              Sheriff/Coroner or his or her representative shall promptly inspect the
                                              remains to determine the age and ethnic character of the remains, and shall
                                              promptly, after making such determinations, nofity the Planning Director.
                                              (Ord. 81-40; Eff. 11/12/81.)

                                              (Santa Cruz 3-23-82)

                                                                                      5.89

                                                                                         ZONING 24.29.2ti-24.29.246

                                         24.29.243 PLANNING DIRECTOR'S ACTION ON DISCOVERY OF
                                                     ARTIFACTS OR REMAINS.

                                            If any artifacts or remain are discovered as specified in Section 24.29.241,
                                         the Planning Director shaU cause an on-site inspection of the property to be
                                         made. The purpose of the inspection shall be to determine whether the
                                         discovery is of an archaeological resource or cultural resource. If remains
                                         have been discovered, the Planning Director shafl consult the Sheriff-
                                         Coroner before making his or her determination. In making a determina-
                                         tion, the Planning Director may also consult with Native American groups,
                                         qualified archaeologists, or others with the necessary expertise. (Ord.
                                         81-40; Effi 11/12/81.)

                                         24.29.244 DISCOVERY NOT AN ARCHAEOLOGICAL/CULTURAL
                                                     RESOURCE.

                                            Upon determining that the discovery is not of an archaeological resource/
                                         cultural resource, the Planning Director shall notify the property owner of
                                         such determination and shall authorize the resumption of work. (Ord. 81-40;
                                         Eff. 11/12/81.)

                                         24.29.245 DISCOVERY AN ARCHAEOLOGICAL/CULTURAL
                                                     RESOURCE.

                                            Upon determining that the discovery is of an archaeological resource/
                                         cultural resource, the Planning Director shaU notify the property owner
                                         that no further excavation or development may take place until a mitigation
                                         plan or other measures have been approved by the Director for the protec-
                                         tion of the site. (Ord. 81-40; Eff. 11/12/81.)

                                         24.29.246 MITIGATION PLAN.

                                            The property owner or his agent shall prepare any required mitigation
                                         plan. The mitigation plan shall include conditions necessary or appropriate
                                         for the protection of the resource including but not limited to conditions on
                                         the resumption of work, redesign of the project, or other conditions deemed
                                         appropriate by the Planning Director. The Director shall review the mitiga-
                                         tion plan and may consult with Native Americans, archaeologists, or other
                                         interested persons, to insure proper protection of the resource. When the
                                         Director is satisfied that the mitigation plan is adequate, the Director shall
                                         authorize the resumption of work in conformance with the mitigation plan.
                                         (Ord. 81-40; Eff. 11/12/81.)

                                                                                                       (Santa Cruz 3-23-62)

                                                                              5.90

                                             24.29.247-24.30.020 SANTA CRUZ

                                             24.29.247 REFERRAL TO ZONING BOARD.

                                               The Planning Director may refer to the Zoning Board the decision
                                             whether the discovery is of an archaeological/cultural resource and the
                                             decision whether the mitigation plan is adequate to protect the resource. If
                                             the Director refers the matter to the Zoning Board, a public hearing shall be
                                             held in conformity with the requirements of this Title. relating to public
                                             hearings. (Ord. 81-40; Eff. 11/12/81.)

                                             24.29.250 ARCHAEOLOGICAL RECONNAISSANCE.

                                               The City may conduct archaeological reconnaissance on any parcel in the
                                             City of Santa Cruz, at the request of or with the consent of the property
                                             owner. The City may also, as a condition of any permit issued pursuant to
                                             this Title or as a condition of any building permit issued pursuant to the
                                             Santa Cruz Municipal Code, require that an archaeological reconnaissance
                                             be conducted on any parcel in the City of Santa Cruz, whenever such
                                             requirement is in furtherance of the purposes of this Chapter. A fee for such
                                             reconnaissance shall be charged to the applicant or property owner as
                                             established by resolution of the City Council. (Ord. 81-39; Eff. 11/12/81.)

                                                                          CHAPTER 24.30
                                             24.30.010 PURPOSE.           MOBILE HOMES

                                               Mobile homes are part of the housing stock of the City of Santa Cruz. It is
                                             the intent of the City to provide opportunities for the placement of mobile
                                             homes in residential districts and in mobile home parks, and to insure that
                                             such mobile homes are designed and located so as to be harmonious within
                                             the context of the surrounding houses and neighborhood. (Ord. 81-37; Eff.
                                             10/22/81.)

                                             24.30.020 GENERAL REQUIREMENT.

                                               Mobile homes shall be used within the City of Santa Cruz only for residen-
                                             tial purposes, and then only under the following circumstances:
                                               a. If such mobile homes are located in an approved mobile home park, in
                                             conformity with the conditions imposed upon development and use of the
                                             mobile home park; or

                                           (Santa Cruz 3-23-82)

                                                                                5.91

                                                                                           ZONING 24.30.070-24.30.110

                                         24.30.070 MOBILE HOMEXARETAKER RESIDENCE.

                                           A mobile home may. be used as a caretaker residence in an industrial
                                         district, only if it has been granted a special use permit. (Ord. 81-37; Eff.
                                         10/22/81.)

                                         24.30.080 CONVERSION OF A MOBILE HOME PARK.

                                           The conversion of an existing mobile home park to another use shall
                                         require a special use permit. An application for such apermit shall include
                                         a description of the proposed new use of the site and a disposition/re-
                                         location plan for existing tenants of the mobile home park Upon filing an
                                         application for conversion, the Planning Director or his/her designee shall
                                         inform the applicant of the requirements of Civil Code Section 798.56 and
                                         Government Code Section 65863.8 regarding notification of the mobile
                                         home park residents concerning the conversion proposal. (Ord. 84-10; Eff.
                                         2/23/84.)

                                         24.30.090 RELOCATION PLAN.

                                           The-relocation plan for tenants of a mobile home park shall be submitted
                                         as part of the application for conversion of a mobile home park to another
                                         use. The standards for the relocation plan shall be separately adopted by
                                         resolution. Standards shall emphasize relocation assistance to full-time,
                                         low and moderate income residents. (Ord. 84-10; Eff. 2/23/84.)

                                         24.30-100 DATE OF CONVERSION.

                                           The date on which the mobile home park is scheduled to be converted to
                                         another use (date of termination of tenancy) shall not be less than ninety
                                         (90) days after approval of the use permit for the new use of this site or the
                                         date of issuance of the building permit for the new use whichever is sooner,
                                         so long as this period is at least one hundred eighty (180) days following
                                         approval of the relocation plan. (Ord. 84-10; Eff. 2/23/84.)

                                         24.30.110 FINDINGS FOR CONVERSION.

                                           A permit for a mobile home park conversion shall not be issued, unless
                                         the following findings have been made.
                                           a. There exist lands zoned for replacement housing or adequate space
                                         in other mobile home parks for the residents who will be displaced.
                                           b. Reasonable mitigation measures are approved in the relocation
                                         plan.

                                                                                                     (Santa Cruz 2-28-84)

                                                                               5.92

                                                 24.30.120-24.31.020 SANTA CRUZ

                                                 c. The relocation plan mitigates the impacts of the displacement of low
                                               and moderate income individuals or households for any reasonable
                                               transition period and mitigates the impacts of any long-term displace-
                                               ment.

                                                 d. The proposed new use of the property is consistent with the General
                                               Plan. (Ord. 84-10; Eff. 2/23/84.)

                                               24.30.120 APPLICABILITY.

                                                 The provisions of Sections 24.30.080 through 24.30.110 prescribe stan-
                                               dards for the conversion of mobile home parks and implement the
                                               requirements of Government Code Section 65590 in the Coastal Zone.
                                               Substantial site plan alterations to an existing mobile home park not
                                               covered by the approved site plan for the mobile home park shaH require
                                               approval for an administrative use permit. (Ord. 84-10; Eff. 2/23/84.)

                                                                            CHAPTER24.31

                                                             GM-O GARDEN MALL OVERLAY DISTRICT

                                               24.31.010 PURPOSE

                                                 It is hereby found and declared that the Pacific Avenue Garden Mau area
                                               is an important economic, historical, architectural, and cultural center of
                                               the city of Santa Cruz. The purpose of this Chapter is to provide for orderly
                                               change and development of the area according to the principles and policies
                                               of the Pacific Avenue Design Plan and the 1990 General Plan. This Chapter
                                               is also intended to provide a means whereby existing buildings and
                                               structures and their sites are evaluated for the reuse potential before
                                               demolition of structures or major alterations thereto are allowed.

                                               24.31.020 GENERAL PROVISIONS.

                                                 a. No demolition permit for structures within the overlay district shall
                                               be issued by the Building Official unless such demolition permit has been
                                               reviewed and approved by the Zoning Board.
                                                 b. No demolition permit for buildings or structures within the overlay
                                               district shall be issued by the Building Official until a valid building permit
                                               has been issued for the replacement project. (Ord. 80-11; Eff. 6/12/80.)

                                               (Santa Cruz 2-28-84)

                                                                                        5.93

                                                                                                ZONING 24.31.030-24.31.050

                                          24.31.030 ZONING BOARD ACTION.

                                            The Zoning Board shall consider the policies of the General Plan and the
                                          Pacific Avenue Design Plan and, specifically, reasonable alternatives for
                                          reuse and cost-benefits to the community before acting on a demolition
                                          permit.
                                            a. Where a replacement development involves a use and/or design
                                          permit, a demolition permit shall be approved only after the replacement
                                          project has been finally approved.
                                            b. The review of new construction or remodeling of structures within
                                          the overlay district, which requires design review under Chapter 24.23 of
                                          this Title, shall take into account the policies and principles adopted in the
                                          Pacific Avenue Design Plan and the General Plan. (Ord. 80-11; Eff.
                                          6/12/80.)

                                          24.31.040 APPLICABILITY.

                                           Th@ regulations of this Chapter are in addition to the underlying zone and
                                          other regulations applicable to the area. (Ord. 80-11; Eff. 6/12/80.)

                                          24.31.050 EXCEPTIONS.

                                            a    None of the provisions of this Chapter shall be construed to prevent
                                          any measures of construction, alteration, removal, demolition, or relocation
                                          necessary to correct the unsafe or dangerous conditions of any structure,
                                          other feature, or part thereof, which condition has been declared unsafe or
                                          dangerous by the Building Official or the Fire Chief, and where the
                                          proposed measures have been declared necessary by such official to correct
                                          the said condition; provided, however. that only such work as is necessary
                                          to correct the unsafe or dangerous condition may be performed pursuant to
                                          this Section.
                                            b.   The Zoning Board may grant a demolition permit without an
                                          approved replacement structure if it finds that the issuance of the
                                          demolition permit is consistent with the purpose of the Chapter. (Ord.
                                          80-11; Eff. 6/12/80.)

                                                                                                       (Santa Cruz 2-28-84)

                                                                                   5.94

                                                24.32.010-24.32.050 SANTA CRUZ

                                                                               CHAPTER 24.32

                                                         OFF-STREET PARKING AND LOADING FACILITIES

                                                24.32.010 PURPOSE.

                                                  To reduce street congestion and traffic hazards in the City of Santa Cruz
                                                and to add to the safety and convenience of its citizens, by incorporating
                                                adequate, attractively designed, and functional facilities for off-street
                                                parking as an integral part of every use of land in the City. (Ord. 81-46; Eff.
                                                12/24/81.)

                                                24.32.020 GENERAL PROVISIONS.

                                                  At the time any building or structure is constructed or erected, there
                                                shall be provided, on the same site, for the use of the occupants,
                                                guests, clients, customers or visitors thereof, off-street parking spaces for
                                                vehicles in accordance with the requirements herein. (Ord. 81-46; Eff.
                                                12/24/81.)

                                                24.32.0.30 EXCEPTIONS.

                                                  Off-street parking and loading requirements set forth in this Chapter
                                                shall not apply to agricultural uses. (Ord. 81-46; Eff. 12/24/81.)

                                                24.32.040 GENERAL REQUIREMENTS.

                                                  A design permit is required for a new or an existing parking lot or
                                                facility. (Ord. 81-46; Eff. 12/24/81.)

                                                24.32.050 NUMBER OF PARKING SPACES REQUIRED.

                                                  Where the computation of required parking spaces produces a fractional
                                                result, fractions of one-half (1/2) or greater shall require one (1) full parking
                                                space.
                                                Automobile or machinery sales           1 for each 1,000 square feet of floor
                                                  and service garages.                  area.
                                                Banks, business, and professional       1 for each 400 square feet of floor
                                                  offices, excluding medical and          area.
                                                  dental offices.
                                                Billiard parlors.                       1.5 for each table.
                                                Boarding homes for the aged.            1 for each 5 beds, plus 1 for each
                                                Children's homes.                         employee.

                                                (Santa Cruz 2-28-84)
      1 0

                                                                                      5.95

                                                                                                                   ZONING 24.32.050

                                               Churches.                                   1 for each 3.5 seats in the            ain
                                                                                             sanctuary.
                                               Dance balls and assembly halls              1 for each 3 persons of design occu-
                                                 without fixed seats, exhibition             pancy load.
                                                 halls, except church assembly
                                                 rooms in conjunction with
                                                 auditoriums.
                                               Foster family homes.                        1 for every 5 guests, plus 1 for the
                                                                                             resident owner or manager.
                                               Funeral homes, mortuaries,                  1 for each 5 seats of the aggregate
                                                 household equipment.                        number of seats provided in all
                                                                                             assembly rooms.
                                               Furniture and appliance stores,             1 for each 800 square feet of sales
                                                 household equipment.                        floor area.
                                               Group care homes.                           I for each 5 guests, plus I for the
                                                                                             manager, plus 1 for each employee
                                                                                             on the shift with the maximum
                                                                                             number of personnel.
                                               Hospitals.                                  1 for each bed, plus 1 for each etn-
                                                                                             ployee on the shift with the maxi-
                                                                                             mum number of personnel.
                                               Hotels, motels.                             I for each unit, plus 1 for the resident
                                                                                             owner or manager.
                                               Institutions for the aged.                  I for every 5 guests, plus 1 for each
                                                                                             employee on the shift with the
                                                                                             maximum number of personnel.
                                               Manufacturing plants, research or           I for each 1,000 square feet of floor
                                                 testing laboratories, bottling              area or I for every two (2) employ-
                                                 plants, processing plants, pack-            ees, whichever is greater.
                                                 aging plants, furniture repair.
                                               Medical and dental clinics and              I for each 200 square feet        of floor
                                                 offices.                                    area; but need not exceed an
                                                                                             average of five (5) per practitioner.
                                               Medical (or convalescent) hospitals.        I for each 5 beds, plus 1 for each
                                                                                             employee on the shift with the
                                                                                             maximum number of personnel.
                                               Mobile homes.                               2 on-lot parking spaces per mobile
                                                                                             home lot; plus I space, which may
                                                                                             be located elsewhere on the site,
                                                                                             for each 5 mobile home lots.
                                               Nursing homes.                              1 for every 5 guests, plus 1 for the
                                                                                             resident manager, plus I for each
                                                                                             employee on the shift with the
                                                                                             maximum number of personnel.

                                                                                                                    (Santa Cruz 2-28-84)

                                                                                           5.96

                                                 24.32.050 SANTA CRUZ

                                              Residential Uses:                               Number of Bedrooms*
                                                 a. Type                      Efficiency     1     2       3     4 or more
                                                 Single-family                   1.0       1.0     2.0     2.0  3+1 for ea.
                                                   (incl. townhouses).                                          add.bedrm.
                                                 Houseboat, duplex,              1.0       1.5     2.0     2.0  3+5 for ea.
                                                   triplex, multiple.                                           add.bedrm.
                                                 Lodging, rooming houses and            2 spaces, plus.1   for each bedroom.
                                                   bed-and-breakfast inns.
                                                 Residence halls, dormitories.          .75 space for each guest or occupant.
                                                 Retirement home or center.             I for each 3 DUs, plus an area of land
                                                                                           equal to the required off-street
                                                                                           parking for apartments, not in-
                                                                                           cluding required usable open
                                                                                           space, which could be converted
                                                                                           to parking should the retirement
                                                                                           center change to a multi-family
                                                                                           residential use.

                                              *Includes rooms which the Zoning Administrator determines are likely to
                                              be used as bedrooms.

                                                 (b) Covered Parking. One-half (1h) of the required spaces for each
                                              residential type use shall be covered, within a carport or a garage.
                                              Restaurants, bars and night-           1 for each 120 square feet of floor
                                                 clubs.                                 area.
                                              Retail stores, shops, service          I  for each 400   square feet of floor
                                                 establishments, other than             area.
                                                 furniture and appliance stores.
                                              Schools - elementary and               I  for each employee
                                                 junior high
                                                 -high                               I for each employee, plus I for each
                                                                                        ten (10) students.
                                                 -colleges (business,                I for each employee, plus I for each
                                                 beauty, etc.) and universities         three (3) students.

                                                 Self-service laundry and dry           1 for each 200 square feet of floor
                                                   cleaning establishments.                area.
                                                 Service stations.                      3 for each lubrication or service bay,
                                                                                           plus 1 for each employee on the day
                                                                                           shift.
                                                 Sports arenas, auditoriums,            1 for each 3.5 seats of maximum seat-
                                                   assembly halls, and meeting             ing capacity.
                                                   rooms.

                                              (Santa Cruz 2-28-94)

                                                                                        5.97

                                                                                                       ZONING 24.32.060

                                           Theaters.                              1 for each 3.5 seats for the first 350
                                                                                    seats; plus 1 for each 5 additional
                                                                                    seats.
                                           Wholesale establishments, ware-        I for each 1,000 square feet of floor
                                             houses, service and maintenance        area.
                                             centers, communications equip-
                                             ment buildings.
                                           Unspecified uses of buildings,         Where the parking requirement for a
                                             structures, or premises.               particular use is not specifically
                                                                                    established in this Section, the
                                                                                    parking requirements for each use
                                                                                    shall be determined by the Zoning
                                                                                    Administrator, and such determi-
                                                                                    nation shall be based upon the
                                                                                    requirements for similar specified
                                                                                    uses.
                                             (c) Covered Parking Exmption.          Exceptions to covered parking re-
                                           quirements may be granted to publicly subsidized units where such
                                           requirements are in conflict with State or Federal regulations or funding
                                           policies. (Ord. 81-46; Eff. 12/24/81; Ord. 82-48; Eff. 12/23/82; Ord. 84-07;
                                           Eff. 3/15/84.)

                                           24.32.060 MISCELLANEOUS REQUUtEMENTS.

                                             a. Parking Limit. The City may establish a maximum parking limit
                                           where the development proposal exceeds City standards for the number of
                                           parking spaces required.
                                             b. Bicycle Parking, Non-Residential Uses. Bicycle parking facilities
                                           shall be provided, in addition to automobile parking spaces, equivalent to
                                           twenty percent (20%) of the automobile parking requirement, where
                                           eleven (11) or more spaces are required. Two (2) bicycle spaces shall be
                                           provided where ten (10) or fewer car spaces are required; except that no
                                           parking for bicycles need be provided where the parking requirement for
                                           cars is four (4) or fewer spaces. Each bicycle parking space shall be no less
                                           than six feet long by two feet (6'x 2') and shall have a parking rack capable
                                           of supporting bicycles of various sizes in a vertical position. Parking racks
                                           shall be securely fastened to the lot surface and shall be of sufficient struc-
                                           tural strength to resist vandalism and theft. Parking spaces shall be
                                           clustered in lots, not to exceed ten (10) spaces each.
                                             c. Compact Car Spaces. Up to forty percent (40%) of the minimum
                                           parking for a development may be designed for compact or small cars.
                                           Compact car spaces shall be sixteen feet long by seven and one-half feet
                                           wide (16'x 7-1/2') and shall be clearly designated for small cars only.

                                                                                                      (Santa Cruz 2-28-84)

                                                                                  5.98

      I

                                               24.32.070 SANTA CRU      Z

                                                d. Facilities for the Handicapped. Parking facilities specifically
                                              designed, located, and reserved for vehicles licensed by the State for use by
                                              the handicapped, shall be provided in each parking facility of ten (10) or
                                              more spaces, according to the following table:
                                                                  Maximum Number of Spaces Required
                                                               Total:                             "Handicapped"
                                                               1 to 9                                     0
                                                              10 to 49                                    1
                                                              50 to 99                                    2
                                                             100 to 199                                   3
                                                            200 or more                                   4

                                              24.32.070 DESIGN REQUIREMENTS.

                                                 a. Development and Maintenance.
                                                   1. Except as may be otherwise permitted in the Municipal Code,
                                              required parking facilities, not including access drives, shall not be pro-
                                              @Ided in the front yard or the exterior side yard areas (required setbacks).
                                                   2. Parking facilities hereafter established and which are located
                                              adjacent to a required front yard in an adjoining A- or R-District shall be

      1  '0                                   (Santa Cniz 2-28-84)

                                                                                       5.99

                                                                                                       ZONING 24.32.070

                                           provided with a clear corner triangle or a clear vision area, as defined in this
                                           Title. Within these areas, no parking spaces shall be established and the
                                           areas shall be suitably and permanently landscaped.
                                             b. Parking Facility Layout. The following diagram, entitled "Sample
                                           Parking Design Standards" shall be used as guide in the development and
                                           arrangement of parking spaces and parking areas.
                                             c. Access to Spaces or Facilities. Where a parking facility does not
                                           abut a public or a private street, alley, or access easement, there shall be
                                           provided an access drive of not less than twenty (201 feet in width; except
                                           as follows:
                                               1. Drives furnishing access to parking facilities containing twenty
                                           (20) or fewer parking spaces shall be not less than twelve (12) feet in width.
                                               2. Where separated one-way drives are proposed, these �haU consist
                                           of two (2) drives, each of which shall be not less than twelve (121 feet in
                                           width.
                                             d. Aisles. Circulation aisles necessary for maneuvering within a park-
                                           ing facility shall be designed so that vehicles do not back out into a street,
                                           sidewalk or other public way, other than a residential alley.
                                             e. Border Barricades. Every parking facility containing angled or
                                           ninety (900) degree parking spaces adjacent to a street right-of-way shall,
                                           except at entrance and exit drives, be developed with a solid curb or barrier
                                           along such street right-of-way line; or shall be provided with a suitable
                                           concrete, asphalt, timber, or other approved barrier, not less than six (6")
                                           inches in height and located not less than two (2) feet from such street
                                           rigbt-of-way line. Such wall, fence, curb, or barrier shall be securely
                                           installed and maintained.
                                             f. Surfacing. All off-street parking facilities shall be surfaced with a
                                           minimum of five (5") inches of concrete, or one and one-half (1-1/2") inches of
                                           asphalt overlying four (4") inches of base rock; except temporary off-street
                                           parking facilities, which may be surfaced by placement of a single
                                           bituminous surface treatment upon an aggregate base, which bituminous
                                           treatment and base shall be subject to the approval of the Director of Public
                                           Works. All off-street parking facilities shall be so graded and drained as to
                                           dispose of all surface water from within the area; in no case shall such drain-
                                           age be allowed to cross sidewalks.
                                             g. Marking. Parking spaces within a facility shall be clearly marked
                                           and delineated.
                                             h. Lighting. Any lights provided to illuminate any parking facility
                                           permitted by this Title shall be arranged so as to reflect the light away from
                                           any adjacent properties, streets, or highways.

                                                                                                         (Santa Cruz 3-23-82)

                                                                                5.100

                                            24.32.080 SANTA CRUZ

                                              i. Landscaping and Screening.
                                                 1. Landscaping shall be provided in new parking-lot construction and
                                            reconstruction. Landscaping is employed to diminish the visibility and
                                            impact of parked cars by screening and visually separating them from
                                            surrounding activities and the street; to provide shade and relief from
                                            paved areas; to channel the flow of traffic -and generally contribute to good
                                            site design.
                                                 2. Every parking facility abutting property locatied in R-Districts
                                            shall be separated from such property by a wall, planter, or a view-
                                            obscuring fence; or a raised landscaped mound of earth, sand, stones. or the
                                            like; or by4a permanently maintained compact evergreen hedge; or a combi-
                                            nation of any of the preceding treatments. Such screening devices shall be
                                            six (6') feet in height, measured from the grade of the finished surface of
                                            such parking facility, along the abutting residential property; except that
                                            such screening shall be not less than thirty (30") inches in height and shall
                                            not exceed forty-two (42") inches in height adjacent to any front or exterior
                                            side yard area. (Ord. 81-46; Eff. 12/24/81.)

                                            24.32.080 VARIATIONS TO REQUIREMENTS.

                                              a. Alternative Provisions. The off-street parking requirements of this
                                            Chapter shall be considered satisfied if:
                                                 1. The property being occupied -is a part of a parking district which
                                            has been duly formed under the provisions of the Municipal Code; or
                                                 2. The required parking spaces and street access are permanently
                                            provided within three hundred (300') feet of the parcel, and a maintenance
                                            and management plan indicating the useful functioning of such parking is
                                            submitted and approved by the Planning Director. Not more than sixty
                                            (60%) percent of the required parking may be provided off the site.
                                                 3. A specific development plan for an area has been adopted and
                                            contains parking standards to supersede those contained in this Chapter.
                                              b. Cooperative Parking Facilities. The requirements for the provi-
                                            sions of parking facilities, with respect to two (2) or more property uses of
                                            the same or different types, may be satisfied by the permanent allocation of
                                            the requisite number of spaces for each use in a common parking facility,
                                            located within three hundred (300') feet of all such participating property
                                            uses and cooperatively established and operated. In the case of a Coopera-
                                            tive parking facility which is designed to satisfy the parking requirements
                                            of:

                                            (Santa Cruz 3-23-82)

                                                                                5.101

                                                                                                    ZONING 24.32.090

                                               1. From two to four (2 to 4) independent property uses, a reduction of
                                          not more than five (5%) percent of the total number of required spaces shall
                                          be allowed.
                                               2. From five to seven (5 to 7) independent property uses, a reduction
                                          of not more than ten (10%) percent of the total number of required spaces
                                          shall be allowed.
                                               3. Eight (8) or more independent property uses, a reduction of not
                                          more than twenty (20%) percent of the total number of required spaces
                                          shall be allowed.
                                            c. SLred Parking Facilities. Parking facilities 'may be shared by two
                                          (2) or more commercial uses if their entrances are located within three
                                          hundred (300') feet of each other and if their hours of operation do not
                                          coincide, provided they:
                                               1. Receive special use and design permits so that design criteria are
                                          met and conditions of use may be established along with periodic review.
                                               2. Submit a written document guaranteeing maintenance, hours of
                                        ..,operation, and specifying length of agreement.
                                               3. Demonstrate how the shared parking arrangement wW fulfill the
                                          intent of this Chapter.
                                            d. Nonconforming Parking; Requirements. In the case of structures in
                                          any district, which are reconstructed, enlarged, structuraUy altered,
                                          changed in occupancy to a more intensive use category, or otherwise
                                          increased in capacity, such off-street parking facilities need to be provided
                                          only for that portion of structures constituting the increase in capacity;
                                          except that no additional parking facilities need be provided for non-
                                          residential uses, if the increased capacity results in a required increase of
                                          four (4) or fewer off-street parking spaces. (Ord. 81-46; Eff. 12/24/81.)

                                          24.32.090 OFF-STREET LOADING FACILITIES.

                                            a. Purpose. To reduce street congestion and traffic hazards and to add
                                          to the safety and convenience of the community by incorporating adequate,
                                          attractively designed, and functional facilities for off-street loading as
                                          necessary in conjunction with new uses of land in the City.
                                            b. General Provisions. For every building hereafter erected, which is
                                          to be occupied by manufacturing, storage, warehouse, retail and/or whole-
                                          sale store, market, hotel, hospital, mortuary, laundry, dry cleaning, or
                                          other uses similarly requiring the receipt or distribution by vehicles of
                                          material and merchandise, off-street loading areas shall be provided in
                                          accordance with the requirements herein.

                                                                                                      15anta Cruz 3-23-82)

                                                                            5.102

                                            24.32.090 SANTA CRUZ

                                               c. Required Areas.
                                                 1. Gross Floor Area                     Required Loading Spaces
                                                 10,000 to 24,999 square feet                         1
                                                 25,000 to 49,000 square feet                        2
                                                 For each additional 50,000                           1
                                                   square feet or major fraction
                                                   thereof.
                                                 2. Each loading space shall be not less than.ten (10') feet in width,
                                            thirty (30') feet in length, and with an overhead clearance of fourteen (14')
                                            feet.
                                                 3. Such space may occupy all or any part of any required yard or
                                            court spase, except front and exterior side yards; and shall not be located
                                            closer than fifty (50') feet to any lot in an R- District; unless inside a
                                            structure or separated from such district by a wall not less than eight (8')
                                            feet in height, provided a conditional fence permit is approved. (Ord. 81-46;
                                            Eff. 12/24/81.)

                                            (Santa Cruz 3-23-82)

                                                                                 5.103

                                                                                                                                        ZONING 24.32.090

                                                                                  SAMPLE PARKING
                                                                               DESIGN STANDARDS

                                                            PAPKING 5RDcE VIMEN-51ON5

                                                                                                                                    goo

                                                                                                                                COPMAPACT
                                                                                    co%mArACT

                                                                         .450                                                  600

                                                                                                                                            (Santa Cruz 3-23-82)

                                                                                                             5.104

                                                                                                      ZONING 24.36.220

                                             24.36.220 BED-AND-BREAKFAST INNS. (Ord. 84-07; Eff. 3/15/84.)

                                              a. In aH cases, bed-and-breakfast inns shall meet the following
                                             requirements:

                                                 1. Bed-and-breakfast inns shall provide breakfast for registered
                                             guests. No other meals may be served and non-guests may not be served
                                             breakfast.

                                                 2. No cooldng facility shall be allowed in guest rooms.
                                                 3. Guest occupancy shall be limited to fourteen (14) days during any
                                             thirty (30) day period.
                                                 4. Guests shall check in and out only between 9:00 A.M. and 8:00 P.M.
                                                 5. Bed-and-breakfast inns shall be managed and occupied by the
                                             owner of the property.
                                                 6. Except as provided in Subsection b, the bed-and-breakfast use
                                             shall comply with all requirements of the Zoning District in whicti it is
                                             located.

                                                 7. Prior to the Zoning Board's public hearing of the application, the
                                             applicant shall provide evidence that written comments have been
                                             solicited from all owners and occupants of lands adjoining the proposed
                                             use. Any written comments received shall be submitted to the Zoning
                                             Board.

                                                 8. A transient occupancy permit shall be obtained prior to activating
                                             the use permit.
                                               b. In addition to the requirements contained in Subsection a above,
                                             bed-and-breakfast inns in the R-1 Single-Family Residence District and
                                             the R-L Multiple Residence-Low Rise District shall meet the following
                                             requirements:
                                                 1. The bed-and-breakfast use shall be restricted to lots having at
                                             least double the minimum area of the district.

                                                 2. There shall be a distance of either three (3) full blocks of fifteen
                                             hundred (1,500) lineal feet, whichever is greater, between bed-and-
                                             breakfast inns.
                                                 3. The structure proposed for a bed-and-breakfast use shall be listed
                                             in the City of Santa Cruz Historic Building Survey. An Administrative Use
                                             Permit is required for any internal renovation incident to the bed-and-
                                             breakfast use to assure long-term preservation of the building's historic
                                             quality and significance.

                                                                                                      (Santa Cruz 2-28-84)

                                                                                  5.105

                                            24.36.220 SANTA CRUZ

                                               4. No Use Permit maybe issued to authorize abed-and-breakfast use
                                          if that use would result in a net loss of multiple dwelling units which have
                                          been occupied as such for two (2) years prior to the application date.
                                               5. Signs shall be affixed to the structure, externally lighted only, and
                                          turned off by l0ft P.M.
                                            c. In addition to the requirements of Subsections a and b above, bed-
                                          and-breakfast inns in the R-1 Single-Family Residence District shall meet
                                          the following requirements:

                                              1. The bed-and-breakfast inn shall be located within three hundred
                                          (300) feet of the boundary of the Zoning District.
                                              2. The bed-and-breakfast inn shall be located on a collector or
                                          arterial street designated by the City of Santa Cruz General Plan.
                                              3. Signs shall not be illuminated.

                                         (Santa Cruz 2-28-84)

                                                                                5.106

                                                                                               ZONING 24.50.140-24.50.190

                                                  f. Patios, covered or uncovered, lath houses, gazebos, and similar
                                               outdoor living areas and structures may be located in any portion of a side
                                               yard or of a rear yard, provided that such facilities are open on two or more
                                               sides.

                                               24.50.140 SCREENING.

                                                  a. In any C- or I-District adjacent to any R-District, screening
                                               between districts shall be subject to site supervision review and approval.
                                                  b. All areas of outdoor storage in any commercial or industrial district
                                               shall be permanently screened from view from any adjacent street, public
                                               way or adjacent private property.

                                               24.50.150 SEPARATE UTILITIES.

                                                  A community housing project will provide for independent services of
                                               water, sewer, gas and electricity to each dwelling unit. Separate meters Are
                                               not required. (Ord. 77-16; Eff. 6/23/77.)

                                               24.50.160 OFF-STREET PARKING.

                                                  A community housing project will meet the requirements of Chapter
                                               24.32 of the Santa Cruz Municipal Code. In addition to the requirements of
                                               Chapter 24.32, a community housing project shall provide one additional
                                               parking space for each four (4) dwelling Units within the project. (Ord.
                                               77-16; Eff. 6/23/77.)

                                               24.50.170 PRIVATE OPEN SPACE.

                                                  A community housing project shall provide a minimum of one hundred
                                               (100) square feet of private open space for each dwelling unit. (Ord. 77-16;
                                               Eff. 6/23/77.)

                                               24.50.180 STORAGE AREA.

                                                  A community housing project shall provide a minimum of two hundred
                                               (200) cubic feet of enclosed storage space within the project capable of being
                                               secured by lock or other means for each unit, in addition to kitchen
                                               cupboards, clothes and linen closets. (Ord. 77-16; Eff. 6/23/77.)

                                               24.50.190 DEVELOPMENT ON KNOWN ARCHAEOLA)GICAL SITES.

                                                  No building permit for any earth-distrubing activity or construction
                                               shall be issued on parcels identified by resolution of the City Council as

                                                                                                       (Santa Cruz 10-25-83)

                                                                                      5.107

                                          24.51.010 SANTA CRUZ

                                          containing known cultural or archaelological resources, without the
                                          owner first obtaining an administrative use permit. The administrative use
                                          permit shall be conditioned with appropriate archaeological survey and
                                          mitigation procedures such as those prescribed in the Historic Preserva-
                                          tion Element and the Local Coastal Land Use Plan. (Ord. 81-40; Eff.
                                          11/,12/81; Ord. 83-34; Eff. 11 /24/83.)

                                                                     CHAPTER 24.51

                                                            CONSERVATION REGULATIONS
                                                                  (Ord. 77-18;Eff. 7/15/77)
                                          24.51.010 PURPOSE.

                                            The purpose and intent of the conservation regulations is to protect the
                                          public health, safety and community welfare; and to otherwise preserve the
                                          natural environmental resources of the City of Santa Cruz in areas having
                                          significant and critical environmental characteristics. The conservation
                                          regulations have been developed in general accord with the policies and
                                          principles of the General Plan, as specified in the Open Space and
                                          Conservation Element, the Seismic Safety and Safety Element, the Coastal
                                          Land Use Plan, and any adopted area or specific plans. It is furthermore
                                          intended that the conservation regulations should accomplish the following:
                                            a. Mininiize cut, fill, earth moving, grading operations, and other such
                                          man-made effects on the natural terrain;
                                            b. Minimize the water runoff and soil erosion problems caused by the
                                          use of the natural terrain for proposed developments;
                                            c. Minimize fire hazard and risks associated with landslides and
                                          unstable slopes by regulating development in areas of steep canyons and
                                          arroyos and known landslide deposits;
                                            d. Preserve riparian areas and other natural habitat by controlling
                                          development *near the edge of ponds, streams, or rivers;
                                            e. Encourage developments which utilize the desirable, existing
                                          features of land such as natural vegetation, climatic characteristics, view
                                          sheds, possible geologic and archaeological features, including any other
                                          features which preserve a land's given identity within the total cityscape.
                                            f. Maintain and improve to the extent feasible existing water quality by
                                          regulating the quantity and quality of runoff entering local watercourses.
                                            g. Maintain and improve to the extent feasible existing air quality by
                                          achieving or exceeding state air quality guildelines. (Ord. 81-23; Eff.
                                          8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                          (Santa Cruz 10-25-83)

                                                                              5.108

                                                                                              ZONING 24.51.020

                                           24.51.020 GENERAL PROVISIONS.

                                              a. Applicability. The following conservation regulations shall apply to
                                           every zoning district within the City of Santa Cruz, except as specifically

                                                                                                 (Santa Cruz 10-25-83)

                                                                                 5.109

                                                                                        ZONING 24.51.030-24.51.030.2

                                           provided herein. Where conflict in regulations occurs, the regulations set
                                           forth in this Chapter shall apply.
                                             b. Relationship to Minor Land Divisions and Subdivisions. To the
                                           greatest extent feasible, no minor land division or subdivision shall create
                                           lots which would necessitate exceptions to these regulations. Where a
                                           division of land would require an exception to these regulations, precise
                                           building envelopes shall be specified on'parcel and tentative maps so that
                                           maximum feasible conformance with this Chapter cafi be attained.
                                             c. Relationship to Environmental Impact Reports (EIRs) and Negative
                                           Declarations. Appropriate measures recommended in EIRs and negative
                                           declarations to mitigate identified environmental impacts shall be
                                           imcorporated in project design. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff.
                                           10/14/82.)

                                           24.51.030 SLOPE REGULATIONS.

                                           24.51.030.1 APPLICABILITY AND PURPOSE.

                                             The following regulations are enacted to minimize the risks associated
                                           with project development in areas characterized by combustible vegetation
                                           :and steep and/or unstable slopes. Such areas include canyons, arroyos,
                                           slopes over thirty (30%) percent and areas susceptible to landsliding as
                                           designated in the Open Space and Conservation Element and/or Coastal
                                           Land Use Plan. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                           24.51.030.2 REQUIREMENTS.

                                             a. Building permit applications for new structures on slopes of ten
                                           (10%) percent or greater shall include an accurate topographic map. The
                                           map shall contain contours at two (2') foot intervals for slopes or twenty
                                           (20%) percent grade or less and at five (5') foot intervals for slopes of more
                                           than twenty (20%) grade.
                                             b. Slopes thirty (30%) percent or greater shall not be considered in the
                                           density determination of a property.
                                             c. Parcels with a portion of the area in slopes of thirty (30%) percent or
                                           greater shall require the minimum lot area of the applicable zoning district
                                           in slopes of less than thirty (30%) percent. The area in slopes of less than
                                           (30%) percent must be contiguous to the proposed building site.
                                             d. Parcels with slopes of thirty (30%) percent or greater for the entire
                                           lot shall require a minimum lot area of 2.5 acres per dwelling unit.

                                                                                                         (Santa Cruz 10-12-82)

                                                                                5.110

                                              24.51.040 SAINTA CRUZ

                                                 e. No structure shall be located on a slope of thirty (30%) percent or
                                               greater, or within twenty (20') feet of a thirty (30%) percent slope or
                                               greater.
                                                 f. Proposed structures on parcels within or adjacent to fire hazard
                                               areas as designated in the Coastal Land Use Plan (Map 15) shall maintain
                                               separation from combustible vegetation as required by the City Fire
                                               Department. Removal of combustible vegetation may also be required as
                                               part of project approval. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff.
                                               10/14/82.)

                                               24.51.040 PERFORMANCE STANDARDS.

                                                 The Zoning Board may, through the special use permit procedure, grant
                                               modifications to Section 24.51.030 paragraphs b. and f. of this Chapter, if it
                                               finds that:  -
                                                 a. Measures have been included within the design of the project to
                                               mitigate impacts on environmental constraint areas identified in the Open
                                               Space and Conservation Element of the General Plan and in the Coastal
                                               Land Use Plan.
                                                 b. Landscaping of an appropriate type, size, and quantity is proposed to
                                               mitigate any adverse environmental effect.
                                                 c. Usable 6pen space is proposed in an amount equal to that normally
                                               required.
                                                 d. Streets, buildings, and other man-made structures have been
                                               designed to conform with existing landform and topography.
                                                 e. Adequate fire safety measures as required by the City Fire
                                               Department have been incorporated into the design of the proposed
                                               development.
                                                 f. The Zoning Board has approved a design permit for the project.
                                                 g. The proposed project employs architectural and design elements
                                               which in total serve to reduce the mass and bulk of structures. Such
                                               elements may include:
                                                 1. Multiple floor levels which follow natural slopes;
                                                 2. Multiple roof lines:
                                                 3. Decks ard balconies;
                                                 4. Foundation types such as poles, piles, or stepped levels whii-.-h
                                               minimize cut-and-fill and need for retaining walls;
                                                 5. Fence lines, walls, and other features which blend with the terrain
                                               rather than strike off at an angle against it.

                                               (Santa Cruz 10-12-82)

                                                                                     ZONING 24.51.050-24.51.050.2

                                            It. If a project proposed for construction is in a designated landslide
                                         area, then the Zoning Board, before granting a modification to Section
                                         24.51.030 paragraph e. must find that mitigation measures necessary to
                                         fulfill the purpose of this Chapter have been incorporated into project
                                         design. (Ord. 82-36; Eff. 10/14/82.)

                                         24.51.050 DRAINAGE CONTROL.

                                         24.51.050.1 GENERAL PROVISIONS.

                                            a. Applicability. A drainage plan shall be provided for all large and
                                         small projects, as defined below, when existing drainage patterns would be
                                         altered by new construction. Drainage plans shall be submitted and
                                         reviewed as part of project approval.
                                            b. Roof Dminage. All roof drains shall be discharged so as to
                                         minimize erosion.
                                            c. Disposition of Storm Waters. Where storm drainage from the
                                         project is to be discharged into natural watercourses, the drainage plan
                                         shall include methods to safeguard or enhance existing water quality.
                                            d. S torm Water Runoff. Storm drainage runoff resulting from project
                                         development should be minimized. To that end, devices such as detention
                                         basins, percolation ponds, or sediment traps may be required, where
                                         appropriate, or as specified in     an adopted area plan or wetlands
                                         management plan.
                                            e. Surface Water. All surface     water shall be directed to a public or
                                         private street, driveway, public    right-of-way, drainage easement, or
                                         watercourse, or as specified in     an adopted area plan or wetlands
                                         management plan (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                         24.51.050.2 SMALL PROJECT DRAINAGE PLAN.

                                            a. Requirement. A drainage plan prepared pursuant to Section
                                         24.51.050.2 paragraph b. herein, shall be required of projects which
                                         involve:
                                            1. Residential, commercial, public or quasi-public, or industrial
                                         6velopment or additions thereto, constructed on slopes of less than ten
                                         (10%) percent, and parking I ots of five (5) or fewer spaces.
                                            2. Minor land divisions involving lands with slopes of ten (10%) percent
                                         or greater.
                                            b. Contents. Drainage plans for small projects as defined above shall
                                         indicate the direction of water flow and the ultimate disposition of surface

                                                                                                    (Santa Cruz 10-12-82)

                                                                                5.112

                                               24.51.050.3-24.51.060.1 SANTA CRUZ

                                               water. This plan shall be reviewed as part of project approval. (Ord. 81-28;
                                               Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                               24.51.050.3 LARGE PROJECT DRAINAGE PLAN.

                                                 a. Requirements. A drainage plan prepared pursuant to Section
                                               24.51.050.3, paragraph b. herein shall be required of projects which involve:
                                                 1. Residential subdivisions or cluster developments when development
                                               potential exceeds four (4) units.
                                                 2. Residential, commercial, public or quasi-public, or industrial
                                               developments or additions thereto, if constructed on lands with slopes in
                                               excess of ten (10%) percent and parking lots of more than five (5) spaces.
                                                 3. Any development adjacent to an environmental constraint area
                                               identified in the Open Space and Conservation Element of the General Plan
                                               or the Coastal Land Use Plan;
                                                 4. Projects for which the Planning Director determines that such a plan
                                               is warranted by existing site conditions.
                                                 1@. Contents. Drainage plans for large projects shall be prepared by a
                                               qualified professional and shall contain at least the following:
                                                 1. A site plan indicating existing and proposed contours;
                                                 2. The direction of water flow:
                                                 3. Details on drainage control facilities such as size and location of all
                                               culverts, pipe drains, drain inlets, berms, ditches, interceptor drains or
                                               swales, and energy dissipators where necessary;
                                                 4. Erosion control methods as outlined in Section 24.51.060. (Ord.
                                               81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                               24.51.060 EROSION HAZARD AREAS.

                                               24.51.060.1 APPLICABILITY.

                                                 An erosion control plan shall be required for all projects located within,
                                               or adjacent to, erosion hazard areas as designated in the Open Space and
                                               Conservation Element or the Coastal Land Use Plan. An erosion control
                                               plan shall also be required for development proposals on slopes in excess of
                                               ten (10%) percent, for all large projects proposals as defined in Section
                                               24.51.050.3 of this Chapter. When required, an erosion control plan shall be
                                               prepared in accordance with Section 24.51.060.4 of this Chapter. (Ord.
                                               81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                               (Santa Cruz 10-12-82)

                                                                                     5.113

                                                                                 ZONING 24.51.060.2-24.51.060.3

                                        24.51.060.2 GENERAL PROVISIONS.

                                           a. Measures shall be employed during construction phases to protect
                                        exposed soils from erosion.
                                           b. Site development shall be fitted to the topography and soil so as to
                                        create the least potential for erosion;
                                           c. Vegetation removal shall be limited to that amount necessary and as
                                        indicated on approved erosion control plans.
                                           d. As the permanent vegetation cover is maturing, temporary
                                        vegetation, sufficient to stabilize the soil, shall be established on all
                                        disturbed areas as needed and as each stage of grading is completed. New
                                        planting shall be pfotected by using jute netting, mulching, fertilizing, and
                                        irrigation.
                                           e. The applicant shall be responsible for replacing destroyed vegetation
                                        and trees planned and approved for retention. Protection of tree crowns
                                        and root zones shall be required for all trees planned for retention.
                                           f. Land shall be developed in increments of workable size which can be
                                        completed in a single construction season. Erosion and sediment control
                                        measures shall be coordinated with a sequence of grading, development, and
                                        construction operations. Erosion control measures shall be put into effect
                                        prior to the commencement of the next inclement period.
                                           g. All on-site erosion control facilities, both temporary and permanent,
                                        shall be properly maintained by the owners so that they do not become
                                        nuisances with stagnant water, odors, insect breeding, heavy algae growth,
                                        debris, and/or safety hazards.
                                           h. Prior to final Planning Department clearance of the development
                                        project, all approved permanent erosion control measures shall be installed.
                                        (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                        24.51.060.3 EROSION CONTROL PLAN.

                                           For major development proposals as defined below, the erosion control
                                        plan shall be propared by registered civil engineer, professional forester,
                                        qualified soil scientist or other qualified erosion control specialist. Major
                                        proposals include, but are not limited to:
                                           a. Residential subdivisions or cluster development projects with a
                                        development potential of four (4) or more lots;
                                           b. Grading in excess of one thousand (1,000) cubic yards;
                                           c. Commercial, public or quasi-public, or industrial developments with

                                                                                                     (Santa Cruz 10-12-82)

                                                                           5.114

                                             24.51.060.4-24.51.060.5 SANTA CRUZ

                                             floor areas greater than ten thousand (10,000) square feet, when
                                             constructed on slopes in excess of ten (10%) percent; or
                                               d. Additions to residential, commercial, or industrial developments
                                             when constructed on slopes in excess of ten (10%) percent;
                                               e.  Any development within an erosion hazard area as identified in the
                                             Open Space and Conservation Element or the Local Coastal Plan. (Ord.
                                             81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                             24.51.060.4 CONTENTS AND PREPARATION.

                                               Two (2) sets of erosion control plans shall be submitted for each
                                             application. The plans shall be drawn to scale and shall be of sufficient
                                             clarity to indicate the nature and extent of the work proposed. Erosion
                                             control plans shall include the following information:
                                               a. Location and Assessor's parcel number of the proposed site.
                                               b. North arrow, scale, and the name and location of the nearest public
                                             road intersection.
                                               C. Existing contours of the site, as well as finished contours to be
                                             achieved by grading. Contours shall be at two (2) foot intervals for ground
                                             slope areas of twenty (20%) or less and/or at five W) foot intervals for
                                             ground slope areas of more than twenty (20%) percent. Such contours shall
                                             relate to the bench mark system established by the City Engineer.
                                               d. Detailed plans of all surface and subsurface drainage devices, dams,
                                             and other erosion control measures to be constructed with, or as a part of,
                                             the proposed work.
                                               e. Delineation of areas to be cleared during development activities.
                                               f.  Vegetation proposed for all surfaces exposed or expected to be
                                             exposed during development activities, including cut-and-fill slopes.
                                               g. Approximate location and drip line of existing trees or tree stands
                                             with an eight (8-) inch or greater trunk caliper. Any trees proposed to be
                                             removed shall be so indicated.

                                               h. Name and address of the owner.
                                               i.  Name, address, professional status, and phone number of the person
                                             who prepared the plan. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff.
                                             10/14/82.) '

                                             24.51.060.5 EXCEPTIONS.

                                               Applications for activities where no land disturbance is anticipated may
                                             be accompanied by a statement to that effect, for Planning Director

                                             (Santa Cruz 10-12-82)

                                                                                5.115

                                                                                       ZONING 24-51.070-24.51.080.1

                                          approval, in lieu of an erosion control plan. Such activities may include, but
                                          are not limited to:
                                            a. Change of use where there would be no expansion of land-disturbing
                                          activities.
                                            b. Construction within an existing structure. (Ord. 81-28; Eff. 8/27/81;
                                          Ord. 82-36; Eff. 10/14/82.)

                                          24.51.070 SEISMIC HAZARDS.

                                            a. Applicability. This Section shall apply to project sites within areas
                                          identified as having potential for liquefaction as specified on the Coastal
                                          Land Use Plan (Map 8), or as designated in the Open Space and
                                          Conservation Element (Map 4), or the Seismic Safety and Safety Element of
                                          the General Plan.
                                            b. Requirements. A site-specific investigation prepared by a qualified
                                          professional shall be conducted for new residential developments in excess
                                          of four (4) units, new commercial, industrial, public, and quasi-public
                                          structures proposed for construction in areas defined in Section 24.51.070,
                                          paragraph a., herein. This investigation shall assess the degree of potential
                                          for liquefaction and/or seismic disturbance and shall suggest appropriate
                                          and feasible mitigation measures.
                                            c. Action. When reviewing projects located in designated liquefaction
                                          areas, the Zoning Administrator or Board shall find that appropriate
                                          mitigation measures within required site investigation have been in-
                                          corporated into the design of the project. Further, if the Zoning
                                          Administrator or Board finds that proposed mitigation measures, including
                                          engineering techniques cannot reduce identified hazards to acceptable risk
                                          levels, then the location of the proposed project shall be modified and/or
                                          the project disapproved. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff.
                                          10/14/82.)

                                          24.51.080 INTERMITTENT/PERENNIAL STREAMS, WETLAND
                                                      AREAS, AND WILDLIFE HABITATS.

                                          24.51.080.1 APPLICABILITY AND REQUIREMENTS-WILDLUFE
                                                        HABITAT AREAS.

                                            In areas designated as plant communities or wildlife habitat areas within
                                          the text of the Coastal Land Use Plan, in the Open Space and Conservation
                                          Element (Maps 8, 9, 10) of the General Plan and/or the Coastal Land Use
                                          Plan (Maps 2, 3, 4) or designated as part of an environmental review
                                          process, the following regulations shall apply:

                                                                                                      (Santa Cruz 10-12-82)

                                                                              5.116

                                            24.51.080.2-24.51.080.3 SANTA CRUZ

                                                a. The precise boundary of      the habitat shall be determined by a
                                              biologist with relevant academic training and experience.
                                                b. Location of structures shall be determined by the Zoning Board to
                                              minimize impact on identified habitat areas. Structures should not be
                                              located within the identified, sensitive habitat area(s). (Ord. 81-28; Eff.
                                              8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                              24.51.080.2 USES OF HABITAT AREAS.

                                                Only the following uses of identified habitat areas may be permitted:
                                                a. Maintenance and replacement of existing public works facilkies, such
                                              as pipes, cablei, lines or accessways;
                                                b. Maintenance of existing, or restoration of previously dredged,
                                              depths in existing flood control projects and navigational channels,
                                              pursuant to an approved management plan;
                                                C. Pervious, non-motorized vehicular trails;
                                                d. Incidental public services project including, but not limited to, the
                                              burying of cables and pipes, or inspection of piers, and maintenance of
                                              existing intake and outfall lines.
                                                e. Small-scale facilities associated with nature study or other similar
                                              resource-dependent activities.
                                                f. Other..uses similar to the foregoing found by the Zoning Adn-dnis-
                                              trator or Zoning Board as consistent with the intent of this Chapter. (Ord.
                                              81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                              24.51.080.3 APPLICABILITY AND REQUIREMENTS-INTERMIT-
                                                           TENT/PERENNIAL STREAMS ANDWETLANDS AREAS.

                                                The provisions of this Section shall apply to any watercourse designated
                                              by either a solid line or a dash-and-dot symbol on the largest scale USGS
                                              topographic map, to riparian areas designated in the Open Space and
                                              Conservation Element (Map 2), and/or to wetlands, marshes and seasonally
                                              flooded grasslands as specified in the Coastal Land Use Plan.
                                                a. The precise boundary of the riparian, wetland and/or marsh area
                                              shall lie determined by a biologist with relevant academic training and
                                              experience.
                                                b. Construction of main or accessory structures, grading, or removal of
                                              vegetation shall not be permitted within a setback area defined as a point
                                              within twenty (20') feet of the ten (10) year, high-water mark, within
                                              riparian vegetation, or within one hundred (100') feet of wetland areas as

                                              (Santa Cruz 10-12-82)
        '0

                                                                               5.117

                                                                                                   ZONING 24.51.080.4

                                          designated under a. above. In its review of a development proposal, the
                                          Zoning Board may require building setbacks greater than those required
                                          herein, if it determines that the additional setback is necessary to carry out
                                          the intent of this Chapter.
                                             c. The following findings are required for construction in wetlands, and
                                          marshes:
                                             1. That a restoration/management plan has been submitted and
                                          approved;
                                             2. That any construction and/or use is consistent with the approved
                                          plan;
                                             3. That restoration of equivalent areas of off -site marshes has occurred
                                          in areas designated as restoration areas by the approved Coastal Land Use
                                          Plan. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                          24.51.080.4 GENERAL PROVISIONS.

                                             a. ExiSfing vegetation shall be preserved to the maximum extent
                                          possible.
                                                Existing trees or tree stands located on a site for which a
                                          discretionary permit is required shall not be removed untfl such a permit is
                                          approved by the decision-making body.
                                             c. Trees protected under the Heritage Tree Ordinance and other trees
                                          designated for protection by an adopted area plan or a development
                                          proposal shall be permanently protected through the use of barricades or
                                          other appropriate methods during the construction phases. Unless
                                          approved by the Planning Director, no construction or paving or storage of
                                          equipment or material shall be permitted within the drip line of any tree to
                                          be preserved.
                                             d. No grading activities or removal of vegetation shall be permitted
                                          within a setback area, except as part of the approved landscaping plan for
                                          the project.
                                             e. The required setback shall be left in its existing condition or shall be
                                          improved as part of the landscaping plan for the project in order to provide
                                          a natural buffer.

                                             f. Use of such setback areas and the habitat area themselves should be
                                          limited to passive recreation, habitat preservation and restoration, and/or
                                          scientific or educational studies.
                                             g. Landscaping plans for projects within or adjacent to designated

                                                                                                       (Santa Cruz 10-12-82)

                                                                            5.118

                                               24.51.090-24.51.100 SANTA CRUZ

                                               wildife habitats shall include native food-bearing plant species to the
                                               greatest extent feasible. (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff.
                                               10/14/82.)

                                               24.51.090 GROUNDWATER RECHARGE AREAS.

                                                 Development within groundwater recharge areas designated in the Open
                                               Space and Conservation Element shall be planned to minimize adverse
                                               environmental impacts. Structures and other impervious surfaces con-
                                               structed in the R-I, R-L, and R-M zoning districts shall not cover more than
                                               fifty-five (55%) percent of the project site. (Ord. 81-28; Eff. 8/27/81; Ord.
                                               82-36; Eff. 10/14/82.)

                                               24.51.100 DRIVEWAY DESIGN STANDARDS.

                                                 a. Driveways shall be disigned to conform with existing contours to the
                                               maximum extent feasible.
                                                 b. Driveways shall enter public/private streets in such a manner as to
                                               maintain adequate line of sight.
                                                 c. Driveways shall have a maximum grade to twenty-five (25%)
                                               percent as illustrated in the following diagram:

                                                                                                 0_1        garage sl ab
                                                                                                             or landing
                                                                                           '-6e

                                                                             +10%
                                                                             -10%
                                         Public/private   street

                                                                       10.5 t                                       Provide for
                                                                       minimum                                             ge
                                                                                            44        or

                                                                                                            garage slab
                                                                                                   10.5 t    or landing
                                                                                                   minimum

                                                *Back edge of standard City driveway.
                                                "All percentages are measured from the edge of standard City driveway.
                                                (Ord. 81-28; Eff. 8/27/81; Ord. 82-36; Eff. 10/14/82.)

                                               (Santa Cruz 10-12-82)
                                                                                                   0 U-54Z t

                                                                                  5.119

                                                                                           ZONING 24.52.090-24.53.2000

                                           restored or reconstructed and used as before such happening; but if less
                                           than sixty percent (60%) damaged, it may be restored, reconstructed or
                                           used as before, provided that such be initiated within six (6) months and be
                                           substantially completed within twelve (12) months of such happening.

                                           24.52.090 REPAIRS TO NON-CONFORMING USES, LIMITATION.

                                             Such repairs and maintenance work as required to keep it in sound
                                           condition, may be made to a non -conforming building or structure, provided
                                           no structural alterations shall be made except such as are required by law
                                           or ordinance or authorized as permitted herein by the Zoning Administra-
                                           tor.

                                           24.52.100 MODIFICATION OF NON-CONFORMING USE
                                                       PROVISIONS..

                                             Requirements prohibiting restoration or reconstruction, or requiring
                                           discontinuance of non-conforming uses, may be modified by the Zoning
                                           Administrator for a use or structure which is non-conforming only as
                                           regards yards, clear vision area or clear corner triangle, or height
                                           requirements.

                                                                        CHAPTER 24.53

                                                              GREENBELT OVERLAY DISTRICT
                                                                    (Ord. 79-45; Eff. 12/18/79]

                                           24.53.2000 PURPOSE.

                                             The purpose and intent of the Greenbelt Overlay Zone is to maintain
                                           essentially undeveloped lands surrounding existing urban development in
                                           uses that retain the land's physical characteristics and its potential for
                                           future development, until a time when expansion of urban development is
                                           necessary to provide for the residential and economic needs of the citizens
                                           of Santa Cruz. It is further intended that land uses allowed in the Greenbelt
                                           Overlay Zone will be both environmentally and visually compatible with the
                                           existing physical characteristics of the land, and permitted uses cannot
                                           have potential for significant effect on the environment in accordance with
                                           the definition contained in the California Environmental Quality Act
                                           (CEQA). (Ord. 79-45; Eff. 12/18/79; Ord. 80-02; Eff. 2/21/80.)

                                                                                                        (Santa Cmz 4-22-80)

                                                                                 5.120

                                               24.53.2010-24.53.2050 SANTA CRUZ

                                               24.53.2010 CONDITIONAL USES.

                                                 The following uses are subject to a special use permit:

                                                 Timber production and harvesting
                                                 Agriculture, including grazing
                                                 Private recreational uses
                                                 Public recreational uses
                                                 Scientific or educational uses which maintain the open space character of
                                               the land
                                                 Single-family dwellings
                                                 Accessory buildings
                                                 Other uses which maintain the open space character of the land.
                                               (Ord. 79-45; Eff. 12/18/79; Ord. 80-02; Eff. 2/21/80.)

                                               24.53.2020 ZONING BOARD DETERNMNAIUON.

                                                 Any other use or service establishment determined by the Zoning Board
                                               to be of the same general character as the foregoing uses and which will
                                               conform to the purpose and intent of this Ordinance, may be allowed by
                                               special use permit. (Ord. 79-45; Eff. 12/18/79; Ord. 80-02; Eff. 2/21/80.)

                                               24.53.2030 GENERAL REGULATIONS.
                                                 Any" use proposed shall be of a density and shall be so designed and
                                               located as to be both environmentally and visually compatible with the
                                               existing physical characteristics of the site. Evaluation of compatibility will
                                               be based upon environmental constraint data and the capability of the
                                               proposed use to preserve the character of the greenbelt lands. In the event
                                               of a conflict between the provisions of this Chapter and any other zoning
                                               requirement that apply to properties within the Greenbelt Overlay
                                               District, the provisions of this Chapter shall prevail. (Ord. 79-45; Eff.
                                               12/18/79; Ord. 80-02; Eff. 2/21/80.)

                                               24.53.2040 URBAN SERVICES.

                                                 Urban services may be extended into the GBO Zone only upon a finding
                                               that the use is consistent with the Greenbelt Overlay District; and they will
                                               be subject to the approvals of the Departments of Public Works and Water,
                                               as applicable, and be sized to meet the need of the proposed use. (Ord.
                                               79-45; Eff. 12/18/79; Ord. 80-02; Eff. 2/21/80.)

                                                 (Santa Cruz 4-22-80)

                                                                                     5.121

                                                                                           ZONING 24.53.2050-24.54.010

                                            24.53.2050 EXPIRATION.

                                              The GB-O District shall remain in effect in the City of Santa Cruz until
                                            December 31, 1990, unless it is deemed necessary to amend or repeal it at
                                            an earlier date. (Ord. 79-45; Eff. 12/18/79; Ord. 80-02; Eff. 2/21/80.)

                                                                           CHAPTER 24.54

                                                                          ENFORCEMENT

                                            24.54.010 ENFORCEMENT, PENALTIES, ENACTMENT.

                                              All department officials and public employees of the City of Santa Cruz,
                                            vested with the duty or authority to issue permits, shall conform to the
                                            provisions of this Title and shall issue no permit, certificate, or license for
                                            uses, buildings, or purposes in conflict with the provisions of this Title; and
                                            any such permit, certificate, or license issued in conflict with the provisions
                                            of this Title, intentionally or otherwise, shall be null and void. It shall be the
                                            duty of the Building Official and of the Zoning Administrator to enforce the
                                            provisions of this Title pertaining to the erection, construction, reconstrue-
                                            tion, moving, conversion, alteration, or addition to any building or
                                            structure and the use of any land, building or premises.
                                              a. Any building or structure set up, erected, constructed, altered,
                                            enlarged, converted, moved, or maintained contrary to the provisions of
                                            this Title, and any, use of any land, building or premises established,
                                            conducted, operated or maintained contrary to the provisions of this Title,
                                            shall be, and the same hereby is declared to be, unlawful and a public
                                            nuisance; and the City Attorney of the City of Santa Cruz shall, upon order
                                            of the City Council, immediately commence action or proceedings for the
                                            abatement and removal and enjoinment thereof in the manner provided by
                                            law, and shall take such other relief as will abate. and remove such building
                                            or structure, and restrain and enjoin any person, firm, or corporation from
                                            setting up, erecting, building, maintaining, or using any such building@ or
                                            structure, or using property contrary to the provisions of this Title. The
                                            remedies provided herein shall be cumulative and not exclusive.
                                              b. Whenever any person, firm, or corporation is performing, or causing
                                            to be performed, any work in violation of the provisions of this Title, or any
                                            condition of any grant of approval pursuant to this Title, the Zoning
                                            Administrator or the Building Official may order the work stopped by
                                            notice in writing. Such notice shall be served on any person engaged in the
                                            doing or causing of such work, or, in the event that there are no persons on

                                                                                                            (Santa Cruz 10-12-82)

                                                                              5.122

                                                24.56.010 SANTA CRUZ

                                                the site, by posting the premises where the work has been performed and
                                                by mailing a copy of such notice to the owner, or his authorized agent, as
                                                shown on the application for development, if any. Such notice shall become
                                                effective immediately upon service or posting of the notice. No person,
                                                firm, or corporation shall perform any work on such premises, except such
                                                work as is necessary to correct such violation or render the premises safe,
                                                unless and until such violation has been corrected to the satisfaction of the
                                                Zoning Administrator or the Building Official. (Ord. 77-15; Eff. 6/9/77.)
                                                  c. Any person, firm or corporation performing, or causing to be
                                                performed, any work in violation of this Section is guilty of an infraction,
                                                punishable by a'fine of not more than $500.00. Each such person, firm, or
                                                corporation is guilty of a separate offense for each and every day during any
                                                portion of which any work is performed, caused to be performed, or
                                                permitted to be performed in violation of this Section. (Ord. 77-15; Eff.
                                                6/9/77.)
                                                  d. The remedies provided herein shall be cumulative and not exclusive.
                                                (Ord. 77-15; Eff. 6/9/77.)

                                                                             CHAPTER 24.56

                                                       INCLUSIONARY UNITS FOR AFFORDABLE HOUSING
                                                                         [Ord. 80-06; Eff. 3-28-801

                                                24.56.010 DEFINITIONS.

                                                  For the purpose of this Chapter the following words and phrases shall be
                                                defined as set forth in this section, unless it is apparent from the context
                                                that a different meaning is intended.
                                                  a. Affordable Housing Guideline: Guidelines approved by this Council
                                                to carry out the purposes of this Chapter.
                                                  b. Applicant: Any person, firm, partnership, association, joint
                                                venture, corporation, or any entity, combination of entities or consortium
                                                who seek City permits and approval.
                                                  c. At One Location: All adjacent land owned or controlled by the
                                                applicant, the property lines of which are contiguous at any point, or the
                                                property lines of which are separated only by a public or private street,
                                                road, or other public or private right-of-way, or separated only by other
                                                land owned or controlled by the applicant.
                                                  d. Below Average Income Households: Households with annual
                                                incomes that are equal to or below eighty (80%) percent of Western
                                                Regional Median Income as defined periodically by the U.S. Department of

                                              (Santa Cruz 10-12-82)

                                                                                       5 . 1223

                                                      Chapter 24.57: ACCESSORY DWELLING UNITS

                                      :24.57. 100 PURPOSE.      This section is in response to State legislation
                                            regarding second family units on single-family lots (SB 1534 Mello). The
                                            ordinance provides for accessory dwelling units in certain areas and on
                                            lots developed or proposed to be developed with single-family dwellings.
                                            Such accessory dwellings are allowed because they can contribute needed
                                            housing to the community's housing stock.        Thus, it is found that
                                            accessory units are a residential use which is consistent with the General
                                            Plan and zoning regulations.

                                            To ensure that the accessory units will conform to General Plan policy
                                            the following regulations are established.

                                      24.57.110 FINDINGS REQUIRED. Before approval or modified approval of an
                                            application for an accessory dwelling unit, the Zoning Board shall find
                                            that:
                                            1.   There is an existing or a proposed single-family residence on a lot
                                                 meeting minimum size requirements.
                                            2.   There will be only one accessory dwelling unit for each parcel.
                                            3.   No other legally permitted accessory dwelling unit is already
                                                 located within 500 feet walking distance on the same street.
                                            4.   The accessory unit meets all design and development standards
                                                 contained herein.
                                            5.   The accessory unit maintains the scale of adjoining residences and
                                                 blends into the existing neighborhood.
                                            6.   The accessory unit meets the some setbacks as principally
                                                 permitted uses in the district.
                                            7.   No more than 30?o of the required rear yard will be covered oy

                                                 structures.
                                            8.   The accessory unit will not result in excessive noise, traffic and
                                                 parking congestion.
                                            9.   The property fronts on an adequate water Main and will be
                                                 adequately served by a meter sized for single-family use.
                                            10.  The property fronts on an adequate sewer line with capacity to
                                                 serve the accessory unit.
                                            11.  The accessory unit meets the requirements of the Uniform Building
                                                 Code or Housing Code.
                                            12.  The property is and will be the primary residence of the owner.

                                                                                                                                                      01

                                                                  5.124

                                                     24.57.120 LOCATIONS PERMITTED. Accessory dwelling units are permitted
                                                                   in the following zones:
                                                                   1. R-1- 10: On lots of 10,000 sq.ft. or more.
                                                                   2. R-1-7: On lots of 7,000 sq.ft. or more.
                                                                   3. R-1-5. On lots of 5,000 sq.ft. or more.
                                                                   4. R-L, R-M, R-T(A), (B), (C), and (D):   On lots of 5,000 sq.ft. or

                                                                   more.
                                                                   5. Non-residential districts which permit residential uses: on lots of
                                                                   5,000 square feet or more.

                                                      24.57.125    AREA LIMITATIONS.          No more than 5 accessory units are
                                                                   permitted in any one census tract during any one year.

                                                     24.57.130 DESIGN AND DEVELOPMENT STANDARDS.                          in addition to
                                                                   meeting applicable requirements of this Title, all accessory dwelling
                                                                   units must conform to the following standards:
                                                                   1. Parking. One (1) parking space, covered or uncovered, shall be
                                                                   provided on site for each accessory unit, in addition to the required
                                                                   parking for the modified primary residence.
                                                                   2. Unit Size. The floor area for accessory units shall not exceed 500
                                                                   square feet.
                                                                   3. Unit Design. Exterior alterations should be held to the minimum
                                                                   necessary, blend with the existing residence on the lot and
                                                                   neighborhood residences by architectural use of building forms,
                                                                   height, materials, colors, landscaping, etc.
                                                                   4. Compatibility. The exterior design shall be in harmony with the
                                                                   immediate neighborhood.       Construction materials and methods
                                                                   shall conform to modern construction practices.

                                                       24.57.140   AFFORDABILITY REQUIREMENTS.
                                                                   1. Occupancy. Accessory units shall be limited to seniors of low- and
                                                                   moderate- income, and other persons of low income, in accordance
                                                                   with inclusionary zoning guidelines set   forth by the City;
                                                                   2. Rents. Rents for accessory units shall not exceed amounts
                                                                   established by City Council resolution;
                                                                   3. Relatives. Income and rent limitations shall not apply to family
                                                                   members occupying accessory units.
                                                                   4. Allowance for Vacancy: A landlord shall be allowed to keep an
                                                                   accessory unit vacant, under the condition that each time it is
                                                                   inhabited, it shall be occupied by a household meeting the
                                                                   affordability requirement.

                                                        24.57.150  PERMIT PROCEDURES. Application for accessory dwelling units
                                                                   shall be made by a special use permit before the Zoning Board.

                                                                                          5.125

                                        24.57.160 DEED RESTRICTIONS. Before obtaining a building permit for an
                                              accessory dwelling unit, the property owner shall file with the County
                                              Recorder a Declaration of Restrictions containing a reference to the
                                              deed under which the property was acquired by the present owner Gnd
                                              stating that.
                                              1.    The accessory unit shall not be sold separately-
                                              2.    The unit is restricted to the approved size.
                                              3.    The use permit for the accessory unit shall be in effect only so long
                                                    as either the main residence, or the accessory unit is occupied by
                                                    the owner of record as the principal residence.
                                              4.    Occupancy of unit is restricted to persons meeting City-income'
                                                    limitations, and ren ts are limited to levels esiablished by the City.
                                              5.    The above declarations om binding upon any successor in ownership
                                                    of the property; lack of compliance shall revoke the special use
                                                    permit.
                                              6.    The special use permit and restrictive conditions shall lapse upon
                                                    removal of the accessory unit.

                                                    SECTION 11. Amend Chapter 24-10 Definitions of the Santa Cruz
                                        Municipal Code by amending the definition of Accessory Dwelling Unit, to
                                        read as follows;

                                        24.10.012 ACCESSORY DWELLING UNIT - A dwelling unit accessory to a
                                              main single-family dwelling on a parcel of land and which meets the
                                              requirements of Chapter 24.57 of this title.    Accessory dwelling unit is
                                              limited to 500 square feet

                                                                             5.126

                                               1.12.050   AUTHORITY TO ISSUE NOTICE TO APPEAR AND

                                           RELEASE CITATIONS. (a) Pursuant to the provisions of

                                           Section 336.5 of the Penal Code of the State Of

                                           California, certain officers and employees of the City

                                           of Santa Cruz are autho rized to issue written notice

                                           to aPPear and release citations for misdemeanor or

                                           infraction violations of ciTY ordinances which such

                                           officers or employees have the duty, to enforce.

                                               (b) The following officers and employees of the

                                           City of Santa Cruz are hereby designated and authorized

                                           to issue said citations:

                                               Fire..

                                               (1) Chief of Fire Department

                                               (2)  Fire Marshal

                                               (3) Chief Supervising Officer

                                               Public Works:

                                               (1) Parking Control Deputy

                                               (2)  Industrial Waste Inspector

                                               Planning:

                                               (1)  Director of Planning and County Development

                                               (2)  Senior Planner

                                               (3)  Assistant Planner

                                               (4)  Chief Building Official

                                               (5)  Building Inspector

                                               Health Department:

                                               (1) Santa Cruz County Health Officer and his delegated

                                                    subordinates

                                               Water Department:

                                               (1)  Director of water Department

                                               (2)  Recreation Area Ranger and Chief Recreation

                                                    Area Ranger

                                               (3)  Water Production Supervisor

                                               (4)  Maintenance Worker III (Water Patrolman)

                                               The  foregoing designated positions under the capton

                                           Water Department are hereby designated by this Council to

                                           be Park Rangers regularly employed as such for the pro-
                                           tection of the Loch Lomond Recreational Area, water shed

                                           lands, water intakes and souzces of supply and are

                                           required to preserve the peace therein.
                                                                5.127

                                                            RESOLUTION \10. NS-14,427

                                                RESOLUTION OF' THE CITY COU`NCIL OF THE CITY OF
                                                SANTA CRUZ DESIGNATING ARCHAEOLOGICALLY SENSI-
                                                TIVE SITES WITHIN THE CITY OF SANTA CRUZ

                                       WHEREAS:

                                       1.   On March 17, 1981, the City Council adopted an amend-

                                 ment  to the City of Santa Cruz General Plan, relating to pro-

                                 cedures   for the protection of archaeological resources in the

                                 City of   Santa Cruz; and

                                       2. This procedure calls for the designation of archaeo-

                                 logically sensitive sites and for the development of more specific

                                 procedures for the protection of such sites; and

                                       .3. Under the City of Santa Cruz guidelines for the imple-

                                 mentation of the California Environmental Quality Act, certain

                                 rpojects having an impact on these archaeologically sensitive

                                 sites will nevertheless be categorically exempt from environmental

                                 review unless the sites are specifically designated by official

                                 action as archaeologically sensitive sites; and

                                       4. The Director of Planning has prepared a list of archaeo-

                                 logically sensitive sites in the City of Santa Cruz, based upon

                                 information obtained from persons and organizations familiar

                                 with the archaeological resources of the Santa Cruz area;

                                       NOW, THEREFORE, BE IT RESOLOVED by the City Council of the

                                 City of Santa Cruz as follows:

                                       1. The parcels listed by Santa Cruz County Assessor's

                                 Parcel Number in Exhibit "A", attached hereto and incorporated

                                 herein by reference, are hereby designated as archaeologically

                                 sensitive resource areas.

                                       2. For the protection of archaeological resources in these

                                 areas, all City departments shall take whatever steps are appro-
                                 priate and consistent with adopted City regulations and procedures.
                                       PASSED AND ADOPTED this 14rh        day of     bil-i       1981, by

                                 the following vote:

                                 AYES:      Councilmember - Rotkin, "uhly, Edler, Van Allen, 'Tellis;

                                 NOES;      Councilmember -   Mayor Ghio.

                                 ABSENT:    Councilmember -   Mahaney.

                                 .Attest   City CleiO-                -APPROVED
                                                                                           @!AYOR

                                                                     5.128

                                                                          E X H I B I T " A "
                                                           l(.N0',,N-A,R!'HAECLCGlCA'L SITES IN THE CITY OF SANTA CRUZ

                                                                          ASSESSOR'S PARCEL NUMPERS

                                                       1-122-10      5-011-35     5-183-14      6-121-34       6-132-10
                                                            -12           -36     5-192-18            -35            -11
                                                            -16      5-012-07     5-204-04            -36            -12
                                                       1-171-10           -09     5-451-02            -37            -13

                                                            -11           -10           -03           -38            -14
                                                       1-172-05           -12           -04     6-122-01             -15

                                                            -06           -16           -05           -02            -16

                                                            -07           -13           -06           -03            -17
                                                            -08           -19           -07           -04            -18
                                                       1-191- A           -22           -08           -05            -19

                                                            -08           -26           -09           -06            -20

                                                            -09      5-022-13           -10           -07            -21

                                                            -10           -14           -11           -08            -22

                                                            -11           -15     5-521-09            -09            -23

                                                            -12           -16     6-062-16            -10      6-134-01

                                                            -13           -17           -20           -11            -22

                                                       4-220-01           -22     6-063-03            -12      6-172-01
                                                       4-223-03           -24     6-101-01            -26            -02

                                                            -04           -33           -02           -27            -03

                                                            -05           -35           -03           -28            -04

                                                            -C9           -36     6-102-05            -29            -05

                                                            -10           -37           -08           -30            -06

                                                            -11           -44           -15           -31            -07

                                                       4-231-01           -49           -16           -32            -08

                                                            -02           -50           -17           -33            -09

                                                            -03           -51           -21           -34            -10

                                                            -04      5-023702           -24           -35            -11

                                                            -j')7         -03           -25           -36            -14

                                                            -08           -04     6-121-01      6-131-01             -16

                                                            -09           -05           -02           -02            -17

                                                       5-011-04           -07           -03           -03      6-173-01

                                                            -05           -08           -04           -04      9-012-03

                                                            -07      5-113-10           -05           -05            -15

                                                            -09      5-114-01           -06     6-131-06             -24

                                                            -11           -04           -07           -07      9-012-26

                                                            -12           -05           -08           -08            -27

                                                            -13           -06           -09           -09            -29

                                                            -14           -07     6-121-10      6-132-01       10-012-45

                                                            -i5           -08           -il           -02      10-271-09

                                                            -16           -09           -25           -03            -10

                                                            -20           -10           -26           -04            -11

                                                            -21      5-183-05           -27           -05            -12

                                                            -22           -06           -28           -06            -13

                                                            -23           -07           -29           -07
                                                            -31           -08           -30           -08
                                           TRfW             -32           -13           -31           -09
                                           6/12/31

                                                                                   5.129

                                                    RESOLUTION No. NS-14,835

                                        RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
                                        SANTA CRUZ DESIGNATING ADDITIONAL ARCHAEOLOGICALLY
                                        SENSITIVE SITES WITHIN THE CITY OF SANTA CRUZ

                                  WHEREAS:

                                  1. on March 17, 1981, the City Council adopted an amendment to

                             the City of Santa Cruz General Plan, relating to procedures for the

                             protection of archaeological resources in the City of Santa Cruz; and

                                  2. This procedure calls for the designation of archaeologically

                             sensitive sites and for the development of more specific procedures

                             for the protection of such sites; and

                                  3. Under the City of Santa Cruz guidelines for the implementa-

                             tion of the California Environmental Quality Act, certain projects

                             having an impact on these archaeologically sensitive sites will

                             nevertheless be categorically exempt from environmental review

                             unless the sites are specifically designated by official action as

                             archaeologically sensitive sites; and

                                  4. On July 14, 1981 the City Council adopted Resolution No.

                             NS-14,427, which resolution designated certain parcels as archaeo-

                             logically sensitive resource areas; and

                                  5. The Director of Planning has prepared a list of additional

                             archaeologically sensitive sites in the City of Santa Cruz, based upon

                             information obtained from persons and organizations familiar with

                             the archaeological resources of the Santa Cruz area;

                                  NOW, THEREFORE, BE IT RESOLVED by the City Council of the City

                             of Santa Cruz as follows:

                                  1. The following.parcels listed by Santa Cruz County Assessor's

                             Parcel number are hereby designated as archaeologically sensitive

                             resource areas in addition to those previously designated:

                                      Assessor Parcel Nos. 41-021-17, 18, 19, 24, 25, 30 a-34.

                                  2.  For the protection of archaeological resources in these

                                                             ,5.130

                                         CITY OF SANTA CRUZ
                                                   CALIFORNIA

                                                                     Date August 27, 1981
          TO          CURRENT PLANNING STAFF

          FROM        C. EADIE

          SUBJECT     ARCHAEOLOGICAL RESOURCE PROTECTION PROCEDURES

                      In 'adraft is an ordinance which deals with the discovery of
                      "archaeological" or "cultural" resources during the course of con-
                      struction of a project.

                      The ordinance is intended to safeguard against the a ccidental destruction
                      of resources which may have gone undetected during the project plan-
                      ning and review process.

                      The procedure for halting construction after discovery of previously
                      unknown cultural material is as follows:

                      1.   Upon discovery, applicant/contractor notifies the sheriff/
                           coroner and the planning director of the find.

                      2.   All construction is stopped by order of the planning director
                           and the area-aroundthe site of the discovery is staked.

                      3.   The coroner determines whether the remains are of recent origin
                           and whether the site is a cemetary.

                      4.   If the remains are of recent origin, the coroner advises the
                           planning director as to when work may resume, and the planning
                           director issues the start work order.

                      5.   If the remains are of non-recent origin, the planning director
                           begins his investigation. (If the site is a cemetery--that is,
                           six or more bodies' remains--state law regarding the disposition
                           of such sites goes into effect).

                      6.   The planning director investigates whether the site is culturally
                           significant and whetherthere are appropriate mitigation measures
                           or conditions to be deployed.   He may consult with the City's
                           on-call archaeologist, native american groups, and any other
                           interested or expert people in the field.

                      7.   The planning director May schedule a hearing in front of the
                           Zoning Board to determine what to do about the find. This is
                           not mandatory, but is advised where there appears to be conflicting
                           opinions or some amount of controversy.

                                                     5.131

                                                                           August 27, '1981
                                                                           Page -2-

                   8.    The planning director (or Zoning Board) makes a decision on
                         conditions of resumption of work in an expeditious manner. When
                         the director decides on a course of action that is consistent
                         with city policy to-protect archaeological resources, he may
                         order the resumption of work, imposing whatever conditions he deems
                         necessary.

                   9.    Work resumes under the revised conditions of approval.

                   A record amendment to the general provisions, modifications and excep-
                   tions section to thecrdinance has been added in order to extend
                   environmental review to any project which is located on a site identi-
                   fied as having possible archaeological material (known sites). Presently
                   there is no environmental review of construction activities which are
                   categorically exempt from CEQA or are ministerial projects.       These ,
                   activities--such as construction of a single family house, a swimming
                   pool, an accessory building, a deck--have the potential to disturb
                   cultural,or archaeological resources. Therefore it is important that
                   some kind of environmental review take place to make sure that conditions
                   can be placed on development on parcels which preliminary reconnaissance
                   reveals contain cultural midden,

                   The amendment to do this is to require an administrative use permit
                   for any construction activity on the City's adopted list of known
                   sites.

                   The   proc..edure to be followed is:

                   1.    Applicant brings in plans for building permit.

                   2. -  Planning staff review plans   for zoning conformity and then
                         checks the parcel number of the project.

                   3.    If the project is located on a parcel which has been adopted
                         as one of the "known sites" in the city,,staff advises that
                         an administrative use permit is required.

                   4.    Applicant then files the application for the administrative
                         use permit, including the pertinent environmental forms.

                   5.    The item is scheduled for public hearing by the zoning
                         administrator.

                   6.    Propr to the zoning administrator hearing, staff reviews the
                         reconnaissance information and figures out any conditions, redesign,
                         or othermeasures which would be necessary to safeguard the resource.

                   7.    The zoning administrator then approves the application for.the
                         use permit as conditioned, and construction proceeds.

                                                  5.132

                        ARCHAEOLOGY

                   INTRODUCTION AND PURPOSE

                   In the event that archaeological resources - Indian artifacts, human
                   remains, or other cultural.material is uncovered during the course
                   of construction, the following procedure goes into effect. The
                   Archaeology Discovery Ordinance, is intended to protect cultural
                   resources by allowing the Planning Director to halt temporarily
                   any construction in progress which threatens these procedures.

                   PROCEDURE

                   1 .  Applicant brings in plans for building permit.

                   2.   Planning staff review plans for zoning conformity and then
                        checks the parcel number of the project.

                   3.   If the project is located on a parcel which has been adopted
                        as one of the "known sites" in the city, staff advises that
                        an admi-nistrative use permit is required.

                   4.   Applicant then files the application for the administrative
                        use permit, including the pertinent enviromental forms.

                   5.   The item is scheduled for public hearing by the Zoning
                        Administrator.

                   6.   Prior to the Zoning Administrator Hearing, staff reviews the
                        reconnaissance information and figures out any conditions,
                        redesign, or other measures which would be necessary to safeguard
                        the resource.

                   7.   The Zoning Administrator then approves the application for the
                        use permit as conditioned, and construction proceeds.

                                                5.133

                                ARCHAEOLOGICAL DISCOVERY PROCEDURE

                    [Archaeological artifacts uncovered during construction

                                            Work Stops

                           Contractor/owner notifies Sherriff/Coroner
                                      and Planning Director

                             Contractor/owner stakes find; Coroner
                             determines whether remains are recent

                                                       ins are not recent
                =Remains are recent               Ee:ma
                           .T.
                 Coroner completes                 Planning Director determines
                 investigation; notifies           whether find is culturally
                 Planning Director                 significant and determines
                                                   proper mitigation measures
                            --   -                           I                                        I
                  Planning Director                Public Hearing by Zoning
                  allows resumption                Board may be called by
                  of work                          Planning Director to reac
                                                   his decision

                                                       gation Plan is adopted
                                                   Mit' ite is determined
                                                   or
                                                 [inssignificant

                                                   Planning Director issues
                                                   okay for resumption of
                                                   work under revised
                                                   conditions (if any)
               I          I   I          I       %- ft-      I         I    ."                    0,
                                   ]n                                        h

                                            5.134

                                              ARCHAEOLOGICAL PROTECTION

                                                    OF KNOWN SITES

                                               Applicant applies for
                                                Building Permit

                                              If parcel no. is on known
                                              sites list, applicant
                                              informed of required
                                              Administrative Use Permit

                                                 Public Hearing by
                                                 Zoning Administrator

                                          Mitigation measures incorporated
                                           into project design are approved

                                              Building Permit issued
                                              with mitigation condition

                                                      5.135

     I
     10
     I
     I
    .I                            EXCERPTS OF
     I                     SUBDIVISION ORDINANCE
     I                         TITLE 23 OF THE
                               MUNICIPAL CODE
     I
     I
     10
     I
     I
     I
     I
     I
     I
     I
     10
     1                              5.136

                      23.04.030         CONFORMITY. No lands shall be subdivided and developed
                            for any purpose which is not in conformity with the General Plan, any
                            specific plans for the City of Santa Cruz, or specific plans authorized by
                            the Zoning Ordinance of the City of Santa Cruz. Subdivision procedures
                            shall adhere to the requirements of the Growth Management Program as
                            adopted by the City of Santa Cruz in conjunction with the 1990 General
                            Plan. The type and intensity of land use shown on the General Plan, the
                            Zoning Ordinance, or any specific plan shall determine the type of
                            streets, roads, highways, utilities, and public services that shall be
                            provided by the subdivider..

                       23.16.020.3

                            (c)   Engineering Geology and/or Seismic Safety Report. If the subdivi-
                                  sion lies within a I'liquifaction potential area", as shown on maps in
                                  the "Seismic Safety and Safety Element" of the General Plan, a
                                  preliminary engineering geology and/or seismic safety report shall
                                  be prepared in accordance with guidelines established by the
                                  Department of Planning and Community Development.

                                  If the preliminary enginee ring geology and/or seismic safety report
                                  indicates the presence of geologic hazards or seismic hazards
                                  whichY if not corrected, would lead to structural defec        'ts, an
                                  engineering geology and/or seismic safety report shall accompany
                                  the final map and shall contain an investigation of each lot within
                                  the subdivision.

                                                     5.137

                          23.16.050.3       Approval of Tentative Map.

                                (a)   In approving or conditionally approving a tentative subdivision map,
                                      the City Council shall find thnt the proposed subdivision, together
                                      with its provisions for its design and improvements, is consistent
                                      with applicable general and specific plans adopted by the City of
                                      Santa Cruz.

                                M     The City Council may modify or delete any of the conditions of
                                      approval recommended by the Zoning Board in its report (except
                                      conditions required by ordinance relted to public health and
                                      safety), or may add requirements as a condition of its approval.

                                (c)   Approval of the tentative map shall in no way relieve the subdivi-
                                      der of the responsibility to comply with the requirements of this
                                      Title and to provide the improvements and easements necessary to
                                      meet all City standards, whether or not the some are set forth in
                                      the approval of the tentative map.

                          23.16.050.4       Findings for Denial. The tentative subdivision map may be
                                denied by the City Council on any of the grounds provided by City
                                ordinances  or the Stte Subdivision Map Act. The City Council shall deny
                                approval of the teatative map if it makes any of the following findings:

                                (a)   That the proposed tentative map is not consistent with applicable
                                      .general and specific plans.

                                (b)   That the design or improvement of the proposed subdivision is not
                                      consistent with applicable general and specific plans.

                                (c)   That the site is not physically suitable for the type of development
                                      proposed.

                                (d)   That the site is not physically suitable for the proposed density of
                                      development.

                                (e)   That the design of the subdivision or the proposed improvements
                                      are likely to cause substantial environmental damuge or substan-
                                      tially and avoidably injure fish or wildlife or their habitat.

                                M     That the design of the subdivision or the type of improvements is
                                      likely to cause serious public health problems.

                                (g)   That the design of the subdivision or the type of improvements will
                                      conflict with easements acquired by the public at large for access
                                      through, or the use of, property within the proposed subdivision.

                                                              5.138

                                 (1)   Exception. In this connection, the City Council may approve
                                       a map if it finds that alternate easements for access or for
                                       use will be provided, and that the easements will be substGn-
                                       tially equivalent to ones previously acquired by the public.
                                       This provision shall apply only to easements of record or to
                                       easements established by judgement of a court of competent
                                       jurisdiction. No authority is hereby granted to a legislative
                                       body to determine that the public at large has acquired
                                       easements for access through, or the use of, property within
                                       the proposed subdivision.

                     23.16.050.5       Waste Discharge Determination.         The City Council shall
                           determine  whether the discharge of waste from the proposed subdivision
                           into an existing community sewer system would result in violation of
                           existing requirements prescribed by the California Regional Water
                           Quality Control Board.     In the event the City Council finds that the
                           proposed waste discharge would result in, or add to, the violation of the
                           requirements of such Board, it may disapprove the tentative map or
                           maps of the subdivision.

                     23.16.070.4(c)

                           (5) :--GeolOgiC and Soils. A certificate of soils report or geologic report
                                 or soils and geologic reports. If said report or reports have been
                                 required for the subdivision, such fact shall be noted on the final
                                 map together with the date of such report or reports. The name of
                                 the engineer making the soils report or of the geologist making the
                                 geologic report shall be noted on the final map, also the location
                                 where the reports are on file with the City.

                                                                                                                     40, 1

                                                           5.139

                          23.16.070.4

                                (k)   Easements.    Easements for roads or streets, paths, storm water
                                      Trainage, sanitary sewers, or other public use as may be required
                                      shall be offered for dedication to- the public for acceptance by the
                                      City or other public agency, and the use shall be specified   on the
                                      map. If at the time the final map is approved, any streets, paths,
                                      alleys, or storm drainage easements are not accepted by the City
                                      Council, the offer of dedication shall remain open and the City
                                      Council may, by resolution at any later date, accept and open the
                                      streets, paths, alleys, or storm drainage easements for public use,
                                      which acceptance shall be recorded in     the office of the County
                                      Recorder.

                                (1)   All easements of record shall be shown    on the map, together with
                                      the name of the grantee and sufficient    recording data to identify
                                      the conveyance, e.g., County Recorder's   serial number and date, or
                                      book and page number of Official Records.

                                (2)   Easements not disclosed by the records in the office of the County
                                      Recorder and found by the surveyor or the engineer to be existing
                                      shall be specifically designated on the map, identifying the appar-
                                      ent dorninant tenements for which the easement was created.

                                (3)   The sidelines of all easements of record shall be shown by dashed
                                      lines on the final map with the widths, lengths, and bearings of
                                      record.   The width and the location of all easements shall be
                                      approved by the City Engineer.
                          23.16. 8
                                (8) "@reliminary Soil Report. A preliminary soil report prepared by a
                                      civil engineer registered in this State, and based upon adequate
                                      test borings, shall be submitted to the City Engineer for every
                                      subdivision. A preliminary soil report may be waived by the City
                                      Engineer providing tht s/he finds that because of the knowledge the
                                      City has as to the qualities of the soils in the subdivision, no
                           23.20.020.9 preliminary analysis is necessary.

                                (6)   A soils and/or engineering geology report.

      1'0
      1                                                        5.140

                       23.24.020.2       Minimum Requirements.          The subdivider shall improve or
                             agree  to improve all streets, thoroughfares, public ways, or easements
                             in, or adjacent to, the subdivision. No permanent improvement work
                             shall be commenced until one complete set of construction plans and
                             specifications has been       submitted to, and approved by, the City
                             Engineer.    Improvements shall be installed to final line and grade
                             satisfactory to the'City engineer and in accordance with the current
                             standard specifications.        The minimum improvements which the
                             subdivider shall make, or agree to make, prior to acceptance and
                             approval of the final map by the City are:
                                   (a)   Curbs, gutters, sidewalks, paving, grading, drainage, and the
                                         structures necessary for the proper use and drainage of
                                         streets, highways, and other public ways.
                                   (b)   Site grading and drainage, taking into consideration the
                                         drainage requirements of adjacent improved and unimproved
                                         properties, and treating appropriate upstream areas as fully
                                         improved land.
                                   (c)   A Water system of mains, outlets, fire hydrants, and other
                                         facilities required to serve and protect the subdivison ade-
                                         quately.
                                   (d)   Sanitary sewer facilities and connections for each lot.
                                   (e)   Street name and traf f ic control signs and devices.
                                   (f)   Gas, electric, and communication facilities.
                                   (g).  Street lighting facilties.

                                   (h)   Street trees.

                                   (i).  Survey monuments.
                                   (j).  Railroad crossings as required to provide access to, or
                                         circulation within,   the proposed subdivision. The crossings
                                         shall comply with     the requirements of the California State
                                         Public Utilities Commission.

                       23.24.020.3       Street Trees and Landscaping. A street tree and landscaping
                             plan shall be-prepared for the entire subdivison. The plan shall include a
                             statement describibg plant species, planting, installation location,
                             maintenance, and other pertinent information.                Street trees and
                             landscaping shall be selected, installed, and maintained in accordance
                             with the approved street tree and landscaping plan for the entire
                             subdivison.

                                   (a)   Provision shall be made by the subdivider for the
                                         maintenance and the replacement of such plants for a period
                                         of      ninety      (90)     days       f rom      City       Council
                                         improvement -acceptance date.

                                                                 5.141

                    23.24.030.3   Existing Trees. The subdivision shall be designed to preserve
                          the greatest amount of existing veqetation, including trees with a
                          trunk caliper of eight inches (8") or greater.    Native or ornamental
                          trees required to be preserved, as shown on the tentative map, shall
                          not be damaged.   Trees damaged, destroyed, or removed without prior
                          authorization of  the Director of Planning shall be replaced by the
                          subdivider. The   size and species of the replacement trees shall be
                          determined by the Director of Planning.

                                                          5.142

                                                               ORDINANCE NO.82-19

                                                   AN ORDINANCE OF THE CITY OF SANTA CRUZ ADDING
                                                   CHAPTER 23.28 TO THE SANTA CRUZ MUNICIPAL CODE
                                                   PERTAINING TO DEDICATIONS, ACCESS TO PUBLIC
                                                   RESOURCES AND RESERVATIONS

                                         BE IT ORDAINED by the City of Santa Cruz as follows:

                                         SECTION 1. Chapter 23.23 is hereby added to the Santa Cruz

                                    MUNICIPAL Code to read, in words and figurEs, as follows:

                                                               "CHAPTER 23.28

                                                       DEDICATIONS, ACCESS TO PUBLIC
                                                           RESOURCES, RESERVATIONS

                                         23.28.010    DEDICATION. As a condition of approval of a final

                                    map or parcel maP, THE SUBDIVIDER shall dedicate or make an irre-

                                    vocable offer of dedication of all parcels of land witHin the sub-

                                    division that are needed for streets, alleys, and including access

                                    rights and abutters' rights, drainage, public greenwavs, scenic ease-

                                    ments, public utility easements, coastal access easement or dedicator,

                                    and other public easements or rights-of-way. In addition, the

                                    subdivider shall improve or agree to improve all streets and alleys,

                                    including access rights and abutters' rights, drainage, public utility

                                    easements, and other public easements. Improvements shall be in

                                    accordance with Chapter 23.24 of this

                                         23.28.020   PARK LAND AND OPEN SPACE DEDICATION. GENERAL.

                                    This section is enacted  to the authority granted by the Map

                                    Act. The park and recreational facilities, for which delication of

                                    land and/or payment of a fee is required by this Title, -are in accord-

                                    ance with the Open Space and Conservation Element of the General

                                    Plan, adopted by the City on December 18, 1973, Packs Plan adopted

                                    march 27, 1973, and Coastal Land Use Plan certified July 8, 1981.

                                         231.28.020.1 REQUIREMENTS. As a condition of approval of. a final

                                    subdivision map or parcel map, the subdivider shall dedicate land,

                                    pay a fine in lieu there of the City, for park

                                    or recreational purposes, at the time and according to the standards and

                                    formula contained in this Title. The land, fees, or combinations thereof,

    									5.143

                            a=e to be used only for the purpose of providing park or recreational
                            facilities to serve the'subdivision. Usable open space shall be

                            composed of land that offers natural advantages for 'the type of facili-
                            ties to serve the subdivision. Usable open space shall be composed
                            of land that offers natural advantages for the-.type of far-ilities proposed
                            to serve the area. Except in the case of condominium conversions, which

                            shall be exempt from dedication requirements, the subdivider shall

                            provide one of the following:

                                 (a) Dedication of all'lands to be provided for usable open space.

                                 (b) The dedication of any portion of proposed usable open space

                            lying with in the boundaries of the subdivision@ plus a fee to fulfill

                            the requirements of this Title as herein described.

                                 (c) A fee in lieu of such dedication shall be required, when no

                            portion of the proposed usable open space is planned to be located within

                            the limits of the subdivision.

                                 (d) Only the payment of a fee may be required in the case of a sub-

                            division of fifty (50) or fewer parcels.

                                 (e) The reservation of permanently maintained private usable

                            open spaces which meet the requirements of this Title.

                                 23.28.020.2 DEDICATION AND FEE SCHEDULE. The subdivider shall

                            dedicate usable open space, pay a fee in lieu thereof, or both, as speci-

                            fied by the City in conformance with an adopted neighborhood or sub-

                            division plan and -according to a fee schedule of Eighty Dollars ($80.00)

                            per bedroom. Where the number of bedrooms is not specified as part

                            of the plans for the project, the subdivider shall pay a fee of Two

                            Hundred Forty Dollars ($240.00) per lot.

                                 (a) Any fee in lieu of dedication of usable open space collected by

                            the City shall be credited to a separate fund; and the disbursement of

                            said monies shall be specifically confined and limited to the benefit

                            of the subdivision for which said fee was paid.

                                 23.28.020.3 NATURAL AREAS. Natural ravines and natural waterwavs

                            or other natural areas within the boundaries of a subdivision shall be

                            reserved for public purposes, such as recreation, storm water disposal,

                                                  5.144

                                    etc., as provided by the General Plan and Coastal Land

                                    Use Plan through dedications or easements for public use. The City

                                    Council, upon the recommendation of the Zoning Board, shall determine

                                    in 3ach instance whether such reservations shall satisfy the dedica-

                                    tion requirements of this Title for usable open space or shall be in

                                    addition to, or part of, such requirements.

                                         23.28.020.4 MAINTENANCE AND IMPROVEMENT. On or before the

                                    City Council improvement-acceptance date, the City shall establish a

                                    program of permanent maintenance of usable open space lands dedicated

                                    under the provisions of this Title. At the time the final map is

                                    approved, the City Council shall designate the date when the development

                                    of the usable open space facilities shall be commenced and completed.

                                         23.28.030 SCHOOL SITE DEDICATION. GENERAL. As a condition

                                    of approval of a final subdivision map, a subdivider who develops or

                                    comnletes the development of one or more subdivisions within a school

                                    district shall dedicate to the school district such lands as the City

                                    Council shall deem to be necessary for the purpose of constructing

                                    thereon schools necessary to assure the residents of the subdivision

                                    adequate elementary school service, in accordance with the provisions

                                    of Section 66478 of the Map Act.

                                         23.28.030.1 PROCEDURE. The requirement of dedication shall be

                                    imposed at the time of approval of the tentative map. If within

                                    thirty (30) days after rhe requirement of dedication is imposed by

                                    the City, the school district does not offer to enter into a binding

                                    commitment with the subdivider to acceot the dedication, the require-

                                    ment shall be automatically terminated. The required dedication may

                                    be made any time before, concurrently with, or up to sixty (60) days

                                    after the filing of the final map on any portion of the subdivision.

                                         23.28.030.2 PAYMENTS TO S UBDIVIDER. The school district shall,

                                    if it accepts the dediodtion, reoay to the subdivider or his successors

                                    the original cost to the subdivider of the dedicated land, plus a

                                    sum equal to the total of the following amounts:

                                                                  5.145

                                   (a) The cost of any improvements to the dedicated land since

                             its acquisition by the subdivider.

                                   (b) The taxes assessed against the dedicated land from the date

                             of the school district's offer to enter into the binding commitment

                             to accept the dedication.

                                   (c   Any other costs incurred by the subdivider in maintenance

                             of such dedicated land, including interest costs incurred on any loan

                             covering such land.
                                   23.28.030.3 EXEMPTIONS. The provisions of j23.28.030       shall not

                             be applicable to a subdivider who has owned the land being subdivided

                             for more than ten (10) years prior to the filing of the tentative map.

                                   23.28.040 PUBLIC ACCESS. Pursuant to, and in accordance with, the

                             provisions of Article 3.5 of the Subdivision Map Act, the General Plan,

                             and Coastal Land Use Plan, the City shall increase public access to

                             the public natural resources in conjunction with the review of subdivi-

                             sions of land. The Citv Council shall not approve either a tentative

                             or a  final map of any proposed subdivision which does not provide reason-

                             able access to and public easement for, use of streams, waterways, rivers,

                             coastlines, shorelines, lakes, and reservoirs and provided in the Map

                             Actias cited herein.

                                   23.28.050 RESERVATIONS. GENERAL. As a condition of approval of

                             a map, subdivider shall reserve sites, appropriate in area and location,

                             for oarks, recreational facilities, fire stations, libraries, or other

                             public uses according to the standards and formula contained in this

                             Chapter.

                                   23.29.050.1 STANDARDS. Where a park, recreational facility, fire

                             station, library, or other public use is   shown on an adopted specific

                             plan or an adopted general plan containing a community facilities ele-
                             ment, a recreation and park element, and/or a public building element,

                             the subdivider may be required by the City to reserve sites as so deter-
                             mined by the City, in accordance with the definite principles and

                             standards contained in the foregoing specific plan or general plan.

                                                        5.146

                                          (a) The reserved area must be of such size and shape as to permit

                                     the remainder of the property within which the reservatio n is located

                                     to develop in an orderly and efficient manner.

                                          (b) The amount of land to be reserved shall not make development

                                     of the remaining land held by the subdivider economically unfeasible.

                                          (c) The reserved area shall conform to the adopted specific plan

                                     or general plan and shall be in such multiples of streets and parcels

                                     as to permit an efficient division of the reserved area in the event

                                     that it is not acquired within the prescribed period.

                                          23.28.050.2 PROCEDURE. The public agency for whose benefit an

                                     area has been reserved shall, at the time of approval of the final

                                     map or parcel map, entere into a binding agreement to acquire such

                                     reserved area within two (2) years after the completion and acceptance

                                     of all improvements, unless such period of time is extended by mutual

                                     agreement.

                                          23.28.050.3 PAYMENT TO SUBDIVIDER. The purchase price shall be

                                     the market value thereof at the time of the filing of the tentative

                                     map, plus the taxes against such reserved area from the date of the

                                     reservation, and any other costs incurred by the subdivider in the

                                     maintenance of such reserved area, including interest costs incurred on

                                     any loan covering such reserved area.

                                          23.28.050.4 TERMINATION. If the public agency for whose benefit an

                                     area has been reserved does not enter into such a binding agreement, the

                                     reservation of such area shall automatically terminate.

                                          23.28.060 WAIVER OF ACCESS. The City may require, as a condition

                                     of approval of any subdivision, the waiver of direct access rights to

                                     proposed or existing streets from any property within the subdivision

                                     and abutting thereon. Any such waiver shall become effective in accor-

                                     dance with its provisions and shall be contained in the owner's certificate

                                     of the final map or the parcel map."

                                          SECTION 2. This ordinance shall be in force and take effect

                                                               5.147

    ~0

                               thirty (30) days after its final adoption.

                                     PASSED FOR PUBLICATION this 23rdday of        March            1982,

                               by the following vote:

                               AYES:    Councilmember - ~ilellis, Wormhoudt, Laird, 1-iahaney, Ghio,
                                                         Van.Allen; Mayor Rotkin.
                               N0ES:   Councilmember - None.

                               ABSENT:  Councilmember - None.

                               DISQUALIFIED: Councilmember - None.

                                                                  APPROVED
                                                                                MAYOR

                               Attest     Patricia
                                          city clerk

                                     PASSED FOR FINAL ADOPT ON this 13thday of         April            1982,

                               by the following vote:

                               AYES:    Councilmember - Mellis, Wormhoudt, Laird, Mahaney, Chio,
                                                          Van Allen; Mayor Rotkin.
                               NOES:    Councilmember - None.

                               ABSENT: Councilmember - None.

                               DISQUALIFIED: Councilmember      None.

                                                                  APPROVED
                                                                                 MAYOR

                               Attest
                                         Patricia

                                                    city clerk

                                                          5.148

                        City of Santa Cruz
                        Administrative Procedure Order
                        Section   (Effective

                        TO:         All Department Heads

                        SUBJECT: OBTAINING COASTAL ACCESS EASEMENTS OR DEDICATIONS

                        PURPOSE

                        When a land development project is proposed in a location designated in
                        General Plan or Coastal Plan policy for public access, the following procedure
                        will be used to secure a land offer (dedication or easement) as a condition of
                        development approval.       The Department of Planning and Community
                        Development will be primarily responsible for administering the procedure
                        with the assistance of the Public Works Department and City Attorney.

                        GENERAL

                        Described on subsequent pages are the Coastal Access Policy Guidelines and
                        the procedure to be followed in obtaining access offfers. A sample access
                        offer to dedicate is provided for reference.

                                                                5.149

                                                                                     AGENDA REPORT
                                                                       CITY PLANNING COMMISSION
                                                                                    June 17, 1982, Pg. I

                                     ADMINISTRATIVE PROCEDURES FOR OBTAINING
                                     COASTAL ACCESS AS CONDITION OF APPROVAL
                                               FOR COASTAL DEVELOPMENT

                       The General Plan and Coastal Land Use Plan requires that public coastal
                       access be enhanced, protected, and provided. The General Plan/Coastal Land
                       Use Plan, proposed pedestrianways map, attached, shows a citywide as well as
                       coastal pathway system.       The Coastal Land Use Plans, Coastal Access
                       Component, pp 3-1 to 3-35 Map 2 on page 13 of Port District Coastal Land
                       Use Plan and Map 8 on page 45 of the Western Drive Master Plan, describe the
                       coastal access.program.

                       The Coastal permit requirements, The Shoreline Protection Overlay District
                       (SP-O) and revisions to the Subdivision Ordinance implement Coastal access
                       policies. Section 24.12.14.50 of the Coastal Permit Ordinance requires that
                       flaccess easements maybe required of developments which could curtail
                       existing public access to the beach of Coastal Areas or as required by Coastal
                       Plan Policy. Section 24.16.2030 (6) of the Shoreline Protection District states:
                       ,"Protect and enhance free public access to or along the beach and sign such
                       access when necessary". Section 23.28.040 Public Access of the subdivision
                       ordinance states in part, "Pursuant to'  and in accordance with, the provisions
                       of Article 3.5 of the Subdivision Map Act, the General Plan and Local Coastal
                       Land Use Plan, the City shall increase public access to public natural
                       resources in conjunction with the review of subdivisions of lands". Both of
                       these ordinances will be administered through the following procedures.

                       When public access is required, before a building permit can be issued, or final
                       map approved, it is necessary to prepare the public access offer cis detailed
                       below. The access offer, after completed with Santa Cruz, will be reviewed
                       by the Coastal Commission as required by Article 16, Section 2, Subsection 6
                       of the Local Coastal Program Regulations@.

                       Prior to recording the signed and notarized OFFER, a preliminary title report
                       and subordination agreements (ire to be submitted to the Planning Department,
                       City of Santa Cruz, 809 Center Street, Santa Cruz, CA 95060, for final
                       approval.   The coastal development permit will not be issued prior to
                       submission of the proper documents and completion of the steps outlined
                       below.

                       A. IRREVOCABLE OFFER TO DEDICATE

                       In most cases, the public access condition requires permit applicants to record
                       a document called (in IRREVOCABLE OFFER TO DEDICATE an easement
                       over portions of the property for public use. The OFFER is irrevocable for a
                       period of twenty-one years from the date of recordation. A sample form is

                                                             5.150

                                                                                      AGENDA REPORT
                                                                         CITY PLANNING COMMISSION
                                                                                            6/17/82, Pg.2

                         attached to this memo wi     th instruments for filling in the blanks.        The
                         document must be signed by all record owners of the property and notarized.

                         B.    TITLE REPORT

                         The permit condition requires the OFFER to be recorded free of all liens and
                         encumbrances except tax liens. If the Title report shows that the property is
                         subject to a deed of trust or mortgage, for example, the banks or individuals
                         holding the encumbrances must execute an agreement subordinating their
                         claim to the OFFER.

                         Although some banks and I-ending instituti7ons will prefer to execute
                         subordination agreements using their own forms, a copy of the sample
                         agreement and instructions are attached for your information. Determinations
                         regarding the encumbrances which must be subordinated to the OFFER will be
                         made by the City Planning Department on the basis of the preliminary title
                         report. To expedite receipt of the permit, if the property is encumbered,
                         early submission of the preliminary title report is suggested so that the signed
                         and notarized subordination agreements may be submitted to the City staff
                         along with the executed OFFER.

                         In certain permits involving large access corridors of offered land not clear of
                         encumbrances, ALTA insurance will be required lo insure that the OFFER is
                         an enforceable option. Title insurance will be specifically required by the
                         terms of the permit, if required at all..

                         C. 'RECORDING

                         The State staff will review the applicant's submittals and certify satisfactorily
                         completed documents for recording.        The OFFER, and SUBORDINATION
                         AGREEMENTS, where applicable, will then be returned to the applicant with
                         an acknowledgement form for the Recorder's office. The applicant will have
                         the responsibility for recording the documents.

                         The original documents, with copies for the applicant's files, if desired, must
                         be submitted to the County Recorder's office in which the property is located.
                         Each OFFER, where more than one is required by the permit, and each
                         SUBORDINATION AGREEMENT, must be recorded as a separate document.
                         The original documents will be retained by the Recorder's office for indexing
                         and will be returned to the City Planning Department within 10-30 days.

                         In order to obtain the permit as quickly as possible after recording, the
                         applicant should immediately return the Recorder's acknowledgement form,
                         noting the date and page of the recordation, in the stamped, addressed

                                                                 5.151

                                                                                  AGENDA REPORT
                                                                     CITY PLANNING COMMISSION
                                                                                        6/17/82, Pg.3

                     envelope that will be p rovide d by the Planning Department. As a final step in
                     the procedure, the applicant must submit an updated title report to the
                     Planning staff, showing the recorded documents in the chain of title.

                     When all of these steps have been commpleted, the Planning Department will
                     issue the permit or approve the final map.

                     A sample OFFER TO DEDICATE follows.

                     Attachments

                     Sample of OFFER TO DEDICATE
                     Sample Subordination Agreement

                     SR:sh:mn
                     1.6.60.6

                                                       5.152

                                      SAMPLE IRREVOCABLE OFFER TO DEDICATE

                    Explanation of Blanks on Form.

                    Page 1

                    Lines 7    8:  Date and Ow ner. These lines require the date that.the
                                   document       ing executed and the legal owner of the pro-
                                   perty. The legal owner is the record owner exactly as shown
                                   in the title report. In some c@_ses, the owner of the pro-
                                   perty may not be the same person as the permit applicant.
                                   If a lessee or optionee has obtained approval of a project
                                   subject to an access condition which must be executed by an
                                   owner, the permit will not be issued until the owner executes
                                   the offer to dedicate. If the property is in escrow, escrow
                                   instructions are to be submitted with the executed offer.

                    Line 11:       The county in which the property is located.

                    Line 12:       Exhibit A. Attach a copy of the full legal description of
                                   the property, which can be obtained from a grant deed or the
                                   title report for the property, and mark as Exhibit A.

                    Line 4:        County in which property is located.

                    Line 26:       Coastal Permit Number (same as appeal number).

                    Line 27:       Date of final action.

                    Page 2
                    Line 2':       Exhibit B. Attach a copy of the final staff recommendation
                                   and findings as adopted by the City and mark as Exhibit B.

                    Line 4:        Permit Condition. Copy the exact wording of the permit con-
                                   dition relating o public access, as adopted by the City.
                                   Occasionally, the City will adopt more than one condition
                                   affecting access. A separate document must be executed for
                                   each separate access condition.

                    Page 3

                    Line 6:        Coastal Permit Number (same as appeal number).

                    Line 9:        The approved uses of the easement as set forth in the permit
                                   condition, e.g., an easement for "public access and passive
                                   recreational use along the shoreline."

                    Line 12:       Narrative description of the location and width of the ease-
                                   ment as set forth in the permit condition. The description
                                   of the easement should be as specific as possible.

                                                        5.153

                                                                       Sample Irrevocable
                                                                       Offer to Dedicate
                                                                       Page Two

            Line 14:       Exhibit C. Attach an official surveyor's or acces'sor's
                           map showing the exact location of the easement on the sub-
                           ject property, or a metes and bounds description prepared by
                           the Title Company, if available, and mark as Exhibit C.

            SR:sh
            1.6.60.6
            CPC Mtg.    2/2/82.

                                                      5.154,

                      Recording Requested by and
                      When Recorded, 'tail To:
                    !City of Santa Cruz Planning Dept.
                    809 Center Street
                    Santa Cruz, CA 95060
                  2

    				IRREVOBABLE OFFER TO DEDICATE PUBLIC ACCESS EASEMENT

                  4                                     AND

                   5                      DECLARATION OF RESTRICTIONS

                             THIS IRREVOCASLE OFFER AND DEDICATION OF PUBLIC ACCESS EASEMENT AND

                  7   DECLARATION OF RESTRICTIONS (hERAINAFTER "Offer") is made -:This        day of

                  8                            19      by

                 9     (hereinafter referred to as "Grantor"

                 10   I.   WHERES, Grantor is the legal owner of a fee interest of certain real

                 11   properties located in the County of                                        State of

                 12   California, and described in the attached Exhibit A (hereireferred to

                 13  as ::the "Property") ; and

                 14  II.  WHEREAS, all of the Property is located within the coastal zone as

                 15   defined in 30103 of the California Public Resources Code (which code)

                 16   is hereinafter referred to as the "Public Resources Coda"); and

                 17   III.  WHEREAS ,the City of Santa Cruz Coastal Plan (herein referred to as
                 18    the "Plan") requires that any development approved by the City must be
                 19   consistent with the policies of the Plan.

                 22   Iv.    WHEREAS, Pursuant to the  Plan, Grantor applied to the City

                 23    for a permit to undertake development Local Coastal Pro-
                 24 gram within the  coastal zone of                  county (hereinafter
                 25   the "Permit") ; and

                 26  v.   WHEREAS, a coastal development permit (Permit Nc.
                 27   was granted on                            19                 by the City in

                                                              5.155

                  1  accordance with the provision of the Staff Recommendation and Findings,

                  2  Exhibit B, attached  hereto and hereby incorporated by reference, subject to

                  3  the following condition:

                  4

                  5

                  7

                  8

                10

                11

                12

                13

                14

                15

                16

                17   VI	WHEREAS,   the subject property is'a parcel located between the first

     		18 public road and the shoreline; and

    		19 VII. WHEREAS, under the policies of Sections 30210 through 30212 of the

    		20 California Coastal Act of 1976, public access to the shoreline and along the

    		21 coast is to be maximized, and in all new development projects located between

    		22 and first public road and the shoreline shall be provided; and

    		23 VIII. WHEREAS, the City found that but for the imposition of the above

    		24 condition, the proposed development could not be found consistent with the

    		25 public access policies of the Coastal Land Use Plan, and that before therefore in

    		26 the absence of such a condition, a permit could not have been granted;

    		27

    COURT PAPER
    STATE OF CALIFORNIA

    									5.156

    1. TX.	WHEREAS, it is intended that this Offer is irravocable and shall con-

    2. stitute enforceable restrictions within one meaning of Article XIII, Section 3

    3. of the California Constitution and that said Offer, when accepted, shall there-

    4. by qualify as an enforceable restriction under the provision of the California

    5. Revenue and Taxation Code, Section 402.1;

    6. 		NOW THEREFORE, in consideration of the granting of Permit No. ________

    7. to the owner(s) by the City, the owner(s) hereby offer(s) to dedicate to

    8. the People of California an easement in perpetuity for the purposes of

    9. _______________________________________________

    10. _____________________________________________

    11. _____________________________________________

    12. located on the subject property ______________________________

    13. _____________________________________________________________

    14. and as specifically set forht by attached Exhibit C hereby incorporated by

    15. reference.

    16. 		1. BENEFIT AND SCREEN. This offer shall run with and burden the Pro-

    17. perty and all obligations, terms, conditions, and restrictions hereby imposed

    18. shall be deemed to be covenants and restrictions running with the land and

    19. shall be effective limitations on the use of the Property from the date of

    20. recordation of this document and shall bind the Grantor and all successors and

    21. assigns. This Offer shall benefit the State of California.

    22. 		2. DECLARATION OF RESTRICTIONS. The Grantor is restricted form inter-

    23. fering with the use by the public of the area subject to the offered easement

    24. for public access. This restriction shall be effective from the time of

    25. recordation of this Offer and Declaration of Restrictions.

    26. //

    27. //

    COURT PAPER
    STATE OF CALIFORNIA

    								5.157

    1.		3. ADDITIONAL TERMS, CONDITIONS, AND LIMITATIONS. Prior to the opening

    2. of the accessway, the Grantee, in consultationwith the Grantor, may record

    3. additional reasonable terms, conditions, and limitations on the use of the

    4. subject property in order to assure that this Offer for public access is

    5.effectuated.

    6.		4. CONSTRUCTIONOF VALIDITY. If any provision of these restrictions

    7. is held to be invalid or for any reason becomes unenforceable, no other provi-

    8. sion shall be thereby affected or impared.

    9.		5. SUCCESSORS AND ASSIGNS. The terms, covenants, conditions, exceptions,

    10. obligations, and reservations contained in this Offer shall be binding upon

    11. and inure to the benefit of the successors and assigns of both the Grantor

    12. and the Grantee, whether voluntary or involuntary.

    13. 		6. TERM. This irrevocable offer of dedication shall be binding for

    14. a period of 21 years. Upon recordiation of an acceptance of this Offer by the

    15. Grantee, this Offer and terms, conditions, and restrictions shall have the

    16. effect of a grant of access easement in gross and perpetuity that shall run

    17. with the land and be binding on the parties, heirs, assigns, and successors.

    18. //

    19. //

    20. //

    21. //

    22. //

    23. //

    24. //

    25. //

    26. //

    27. //

    COURT PAPER
    STATE OF CALIFORNIA

    									5.158

    1.		Acceptance of the Offer is subject to a cevenant which runs with the

    2. Land, providing that the first offeree to accept the easement may not abandon

    3. it but must instead offer the easement to other public agencies or private

    4. associations acceptable to the City Manager for the duration of the term of

    5. the original Offer to Dedicate.

    6.

    7. Executed on this ______ day of _________________, at __________________

    8. _____________________, California.

    9.

    10. Dated: __________________    Signed __________________________
    							Owner
    11.
    						__________________________
    12.						Type or Print

    13. 					Signed ___________________

    14. 					__________________________
    					Type or Print
    15.

    16. STATE OF CALIFORNIA                )
    						   )
    17. COUNTY OF _________________________) SS

    18.

    19. 		On ________________, 19 _____, before me, the undersigned Notary Public,

    20. personally appeared _______________________________________________ and

    21. ______________________________ , known to me to be the persons whose names

    22. are subscribed to the foregoing instrument and acknowledged to me that they

    23. executed the same.

    24. 		Witness my hand and official seal the day and year in this certificate

    25. first above written.

    26. 									_________________________
    									Notary Public, in and for the
    27.
    									County of_________________

    									State of California

    COURT PAPER
    STATE OF CALIFORNIA

    									5.159

    	1.	This is to certify that the Offer to Dedicate set forth above dated

    	2.	_______________________, 19______, and signed by ______________________

    	3. ____________________________, owner(s), is hereby acknowledged by the under-

    	4. singned officer on behalf of the City of Santa Cruz pursuant to

    	5. authority conferred by the City Council when it granted

    	6. Coastal Development Permit No. _______________on, ______________

    	7. and the City of Santa Cruz consents to recordination thereof by its

    	8. duly authorized officer.

    	9. Dated: ____________________

    	10.								______________________

    	11.								______________________
    									City of Santa Cruz
    	12.

    	13. STATE OF CALIFORNIA

    	14. COUNTY OF SAN FRANCISCO

    	15. 	On ____________________, before the underdesigned, a Notary Public in

    	16. and for said State, personally appeared _____________________________,

    	17. ________________, known to be the ___________________________________
    		Title
    	18. ___________________ of the City of Santa Cruz and known to me

    	19. to be the person who executed the within instrument on behalf of said City,

    	20.		and acknowledged to me that such City execute the same.

    	21. 		Witness my hand and official seal.

    	22.

    	23.							_____________________________________
    								Notary Public in and or said County and State
    	24.

    	25.

    	26.

    	27.

    COURT PAPER
    STATE OF CALIFORNIA
    									5.160

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                                                                                                                      Are

                                                                 ORDINANCE NO. 84-16

                                                 AN ORDINANCE OF THE CITY OF SANTA CRUZ
                                                 ADDING CHAPTER 18.04 OF THE SANTA CRUZ
                                                 MUNICIPAL CODE TO ESTABLISH A NEW BUILDING
                                                 CODE FOR THE CITY OF SANTA CRUZ.

                                                 BE IT ORDAINED by the City of Santa Cruz as follows:
                                                 Section 1. Chapter 18.04 of the City of Santa Cruz Municipal Code
                                      is hereby superseded and amended to read in words and figures as follows:

                                                                     Chapter 18.04
                                                                   BUILDING CODE
                                      18.04.010 BUILDING CODE OF THE CITY OF SANTA CRU'-.. This Chapter
                                           constitutes the Building Code of the City of Santa Cruz.
                                      18.04.020 DEFINITIONS. The following definitions apply to this Chapter:
                                           1. Uniform Building Code. Any reference in this Chapter to the Uniform
                                             Building Code shall refer to that edition of the Uniform Building Code
                                             adopted in Section 18.04.030.
                                           2. Uniform Building Code Standards. Any reference in this Chapter to the
                                             Uniform Building Code Standards shall refer to that edition of the Uniform
                                             Building Code Standards adopted in Section 18.04.030.
                                           3. Uniform Administrative Code.     Any reference in this Chapter to the
                                             Uniform Administrative Code shall refer to that edition of the Uniform
                                             Building Code adopted in Section 18.04.030.
                                           4. Uniform Code for the Abatement of Donoerous Buildings. Any reference in
                                             this Chapter to the Uniform Code for the Abatement of Dangerous
                                             Buildings shall refer to that edition of the Uniform Code for the
                                             Abatement of Dangerous Buildings adopted in Section 18.04.030.
                                           5. Uniform Housing Code. Any reference in this Chapter to the Uniform
                                             Housing  code shall refer to that edition of the Uniform Housing Code
                                             adopted in Section 18.04.030.
                                           6. Dwelling Construction under Uniform Building Code. Any reference in this
                                             Chapter  to the Dwelling Construction under Uniform Building Code shall
                                             refer to that edition of the Uniform Building Code adopted in Section
                                             18.04.030.
                                           7. "Annual Supplements of the Uniform Codes" of the above-named Codes -
                                             any reference in this Chapter to the Annual Supplt@ments of the Uniform
                                             codes shall refer to that edition of the Annual Supplements of the Uniform
                                             Codes adopted in Section 18.04.030.
                                           8. "This Chapter". Any reference to "this Chapter" includes the provisions of
                                             the Santa Cruz Municipal Code that are codified in this Chapter and also
                                             includes any document adopted in Section 18.04.0*130.
                                           9. Interpretation as a Whole. Any documents adopted in this Chcpter sh(311,
                                             wherever possible, be interpreted together as a whole. (Ord. 8111 t, 198 1).
                                      18.04.030 ADOPTION OF UNIFORM CODES. The following documents,
                                           published by the International Conference of Building Officials, are
                                           hereby adopted as part of the Building Code of the City of Santa Cruz:
                                           1.    The Uniform Building Code, 1982 edition, including Appendices;
                                           2.    The Uniform Building Code Standards, 1982 edition;

                                      Ordinance 84- 16

                                            3.    The Uniform Administrative Code, 1982 edition;
                                            4.    The Uniform Code for the Abatement of Dangerous Buildings, 1982
                                                  edition;
                                            5.    The Uniform Housing Code, 1982 edition;
                                            6.    Dweding Cons   truction under the Uniform Building Code, 1982
                                                  edition.
                                            7.    Annual Supplements of the Uniform Building Codes.
                                            8.    One copy of each of the above documents is and shall be
                                                  maintained on file in the Office of the City Clerk, for use and
                                                  examination by the public.       Except as otherwise specifically
                                                  provided herein, each and every provision, section, table, diagram,
                                                  illustration, figure, phrase and paragraph thereof is hereby adopted
                                                  in the some manner as if set forth here in full.
                                      18.04.040   BUILDING CODE - DELETIONS. The following sections of the
                                            Uniform codes as adopted in Section 18.04.030 are deleted:
                                            1.    The Uniform Building Code, 1982 edition, Chapter 12, Section 1202
                                                  of the appendix concerning the adoption of the One- and Two-
                                                  Family Dwelling Code, 1979 edition, as promulgated jointly by the
                                                  International Conference of Building Officials (ICBO), the Building
                                                  Officials and Code Administrators International (BOCA) and the
                                                  Southern Building Code Congress International Incorporated
                                                  (SBCCI).
                                      18.04.050   PERMIT FEES. The Chief Building Official shall charge and
                                            receive such fees for services, inspections and permits relating to any
                                            -work subject to this Chapter as set forth in Chapter 3, Table 3A of the
                                            Uniform Administrative Code as adopted in Section 18.04.030.
                                      18.04.060 PENALTIES. Except as provided in Section 18.04.070, any person,
                                            firm, or corporation violating any provisions of this Chapter shall be
                                            subject to the penalties provided in Chapter 1.08 "Penalty Provisions" of
                                            the Santa Cruz Municipal Code.
                                      18.04.070 UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS
                                            BUILDINGS - PENALTIES. Any person, firm, or corporation who vio-
                                            lates any of the provisions of the Uniform Code for the Abatement of
                                            Dangerous Buildings shall be guilty of a misdemeanor.
                                      18.04.080 ESTABLISHMENT OF INSPECTION SERVICES.
                                            There is hereby established in the City of Santa Cruz, as part of the
                                            Department of Planning and Community Development, a Division known
                                            as Inspection Services, which shall be under the jurisdiction of the Chief
                                            Building Official designated by the City Manager. The Chief Building
                                            Official shall, for (311 purposes, including enforcement procedures, be
                                            charged with the duties of the "Building Official" described in this
                                            Chapter.

                                                                             5.167

                                                      Ordinance 84- 16

                                                      18.04.090 DUTIES OF THE BUILDING OFFICIAL - REPORTS AND
                                                               RECORDS. The Chief Building Official shall submit a report to the
                                                               City Manager not less than once a year, covering the Work of inspection
                                                               services during the preceding period. He shall incorporate, in said
                                                               report, a summary of his recommendations as to desirable amendments
                                                               to this Chapter and succeeding Chapters of Title 18 of the Santa Cruz
                                                               Municipal Code. The The Chief Building Official shall keep a permanent
                                                               accurate account of all fees or other monies collected and received
                                                               under this Chapter, the names of the persons upon whose account the
                                                               some were paid, the date and amount thereof, together with the location
                                                               of the building or premises to which they relate.

                                                                      Section 2. This Ordinance shall be in force and effect thirty (30)
                                                      days after its final adoption.

                                                                      PASSED FOR PUBLICATION this 28th day of February , 1984,
                                                      by the following vote:

                                                      AYES:           Councilmember - Mellis, Weed, Rotkin, Sears-williams,
                                                                                                     Levine, Wormhoudt; mayor Laird.
                                                      NOES:           Councilmember -                None.
                                                      ASSENT:         Councilmember -                None.

                                                                                                     APPROVED
                                                                                                               Mayor
                                                      Attest
                                                                                     City Clerk

                                                                      PASSED FOR FINAL ADOPTION, this 13th day of March,
                                                      1984, by the following vote:

                                                      AYES:           Councilmembers -               Mellis, Weed, Rotkin, Sears-williams,
                                                                                                     Levine, Wormhoudt; Mayor Laird.
                                                      NOES:           Councilmembers - None.

                                                      ABSENT:         Councilmembers - None.

                                                                                                     APPROVED
                                                                                                              Mayor

                                                      ATTEST
                                                                                     City Clerk

                                                                                                                                   This is to certify that the above and
                                                                                                                                   foregoing is the original document
                                                                                                                                   Ordinance to 84-16 and that has
                                                                                                                                   been published or posted in accordance
                                                                                                                                   With the Charter of the  City of Santa Cruz

                                                                                                                                                   City Clerk
                                                                                                     5.168

                                                         ORDINANCE NO. 78--;15

                                          AN ORDINANCE OF THE CITY OF SANTA  CRUZ AMENDING SECTION
                                          6.20.020 OF THE SANTA CRUZ MUNICIPAL CODE PERTAINING TO
                                          SEPTIC TANKS AND CESSPOOLS.

                                       BE Ir ORDAINED by the City of Santa Cruz as follows:

                                       SECTION 1. Section 6.20.020 of the Santa Cruz Municipal Code

                                is hereby amended to read as follows:

                                       "6.20.020 SEPTIC TANKS AND CESSPOOLS. Except as otherwise
                                provided in this code, the further maintenance or use of septic tanks

                                or cesspools is found and declared to be a public nuisance, and every

                                separate dwelling, store, restaurant, hotel, roominghouse, apartment

                                house, manufacturing establishment, or other building inhabited or used

                                by human beings shall have a separate connection to the public sewer

                                system. No person shall hereafter construct or maintain any cesspool,

                                nor any septic tank, except as provided as follows in this section:

                                       (1) An existing septic tank, properly maintained and in use

                                on May 1, 1972, may be continued in use, if maintained to the satis-

                                faction of the health officer, until such time as a public sewer

                                becomes available for connection at a point not more than two hundred

                                feet from any buildings located on the premises inhabited or used by

                                human beinl@s and in which any sewage is produced. Upon a public sewer

                                becoming so available, all buildings on said premises shall be connected

                                with the sewer system not more than ninety days thereafter, or such

                                longer period of time as the City Council may, for good cause shown,

                                allow.

                                       (2) Upon the recommendation of the Director of Public Works,

                                and if the nearest place of connection to a public sewer is located

                                more than two hundred feet from any buildings inhabited or used by

                                human beings in which any sewage is produced, the City Council may

                                issue a perM4t for the construction and installation of a septic tank
                                of a design and located to meet the approval of the health office'r,

                                if the Council finds that the denial of such a permit would impose

                                                               5.169

                                   ORDINANCE NO. 78-15

                                   an undue and unreason-able hardship.

                                         (3) An existing septic tank, properly maintained and in. use

                                   at the time of annexation of territory tothe City, may be continued

                                   in use, for a period of two (2) years after said annexation. Thereafter,

                                   said septic tank may be continued in use only in accordance with and

                                   subject to the remaining provisions of this Section.

                                         SECTION 2. This ordinance shall be in force and take effect

                                   thirty (30) days after its  final adoption.

                                         PASSED FOR PUBLICATION this 23rd day of May 1978, by the

                                   following vote:

                                   AYES:    Councilmen - DE PALMA, MUHLY, MAHANEY, HAMMOND, GHIO, MELVILLE;
                                                           MAYOR EDLER
                                   'NOES    Councilmen - NONE.

                                   ABSENT:  Councilmen - NONE.

                                                                         APPROVED
                                                                                 MAYOR
                                   Attest
                                              CITY CLERK

                                         PASSED FOR  FINAL ADOPTI  ON this l3th day of  June  1978 by the

                                   following vote:
                                   AYES:    Councilmen -    Muhly, Hammond, Ghio, Melville; Mayor Edler.

                                   NOES:    Councilmen -    De Palma, Mahaney.

                                   ABSENT:  Councilmen -    None.

                                                                         APPROVED
    													MAYOR

                                   Attest
                                            City Clerk

                                                                  5.170

                                                                    RESOLUTION NO. NS-15,824

                                                      A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
                                                      SANTA CRUZ AMENDING RESOLUTION NO. NS-14,941,
                                                      PERTAINING TO THE CITY OF SANTA CRUZ PROCEDURE
                                                      FOR IMPLEMENTING THE CALIFORNIA ENVIRONMENTAL
                                                      QUALITY ACT OF 1970 (CEQA).

                                                      WHEREAS, on July 13, 1982., the Santa Cruz City Council adopted
                                          its Resolution No. NS-14,941, entitled "A Resolution of the City Council
                                          of the City of Santa Cruz superseding Resolution NS-14,175A and establish-
                                          ing a new procedure for implementing the California Environmental Quality
                                          Act of 1970;" and

                                                      WHEREAS, the State of California has adopted amendments to its
                                          state guidelines requiring further amendments to the City of Santa Cruz
                                          Guidelines; and

                                                      WHEREAS, it is appropriate to make additional amendments to the
                                          City Guidelines in order to clarify the procedures set forth therein;

                                                      NOW, THEREFORE, BE IT RESOLVED by the Santa Cruz City Council
                                          as follows:

                                               1.     The procedure for implementing the California Environmental
                                                      Quality Act of 1970, as adopted by the Santa Cruz City Council
                                                      in its Resolutiun No. NS-14,941, is amended as set forth in
                                                      Exhibit "A", attached hereto and incorporated herein by refer-

                                                      ence.

                                                      PASSED AND ADOPTED this "2ndday of May, 1984, by the following
                                          vote:

                                          AYES:       Councilmember - Mellis, Eeed, Rotkin, Sears-Williams,
                                                                         Levine, Wormhoudt; mayor Laird.
                                          NOES:       Councilmember - None.

                                          ABSENT:     Councilmember - None.

                                                                             APPROVED

                                                                                                  Mayor

                                          ATTEST
                                            Deputy      City Clerk

                                                                 5.171

                                                                                                       61

                                                        ORDINANCE NO. 71-10

                                          AN ORDINANCE  OF ME CITY OF SANTA CRUZ ADDING
                                          CHAPTER 5.72  TO THE SANTA CRUZ MUNICIPAL CODE,
                                          PROVIDING FOR THE IMPOSITION OF AN EXCISE TAX
                                          ON THE CONSTRUCTION OF BEDR0014S WITHIN DWELLING
                                          UNITS AND MOBILEHOMES FOR THE PURPOSE OF PROVID-
                                          ING PARK AND RECREATION FACILITIES.

                                       BE IT ORDAINED by the City of Santa Cruz as follows:
                                       SECTION 1. Chapter 5.72 entitled "Park and Recreation
                                 Facilities Tax" is hereby added to the Santa Cruz Municipal

                                 Code, to read, in words and figures as follows:
                                                            "Chapter 5.72

                                                    PARK AND RECREATION FACILITIES TAX

                                       5.72.010. Purpose and Intent. It is the purpose and in-

                                 tent of the City Council that there be an excise tax imposed on

                                 the privilege of constructing bedrooms within residential dwell-

                                 ing units and mobilehomes in the City of Santa Cruz for the

                                 pvx-pose of raising revenue. Said tax shall be called the parks

                                 and recreation facilities tax.

                                       5.72.020. Bedroomi As used in this Chapter, a "bedroom'

                                 shall mean an enclosed division of a dwelling unit or mobilehome

                                 containing at least ninety square feet of floor area and commonly
                                 used, for, or with reasonable potential for, sleeping purposes,

                                 but not including halls, closets, living rooms, kitchens and

                                 utility rooms.

                                       An enclosed division is  an area bounded along more than

                                 seventy-five percent of its perimeter by vertical walls or parti-

                                 tions which serve to define the boundaries of division.

                                       5.72.030. Dweliing Unit. As used in this Chapter, a
                                 "dwelling unit" shall mean a structure of permanent character,

                                 placed in a permanent location, which is planned, designed or used

                                 for residential occupancy, including one-family, two-family, and

                                 multi-family dwellings, apartment houses and complexes, but not

                                 including hotels, motels, and boarding houses for transient

                                 guests.

                                                              5.172

                                                                                                        63

                                   Ord. 73-10

                                        5.72.040.,Mobilehome. As used in this Chapter, "mobilehome"
                                  shall mean any portable structure or vehicle, other than a motor

                                  vehicle, designed or used for residential purposes so as to permit

                                  occupancy thereof for dwslling or sleeping purposes, and for

                                  being drawn by a motor vehicle.
                                        5.72.050 Mobilehome Lot. As used in this Chapter, "mobile-

                                  home lot" shall mean any area or portion of a mobilehome park

                                  designated, designed or used for the occupancy ofcne mobilehome

                                  on a temporary, semi-permanent or permanent basis.
                                        5.72.060. Person. As used in this Chapter "person" shall

                                  mean any domestic or foreign corporation, firm, association, syn-

                                  dicate, jcint stock company, partnership of any kind, joint venture,

                                  club, Massachusetts business or common law trust, society or

                                  individual.

                                        5.72.070. Parks and Recreation Facilities Tax Imposed.

                                  An excise tax is hereby imposed on the privilege of constructing

                                  in the City of Santa Cruz any mobilehome lot or residential dwell-

                                  ing unit, and every person to whom a permit to construct any resi-

                                  dential dwelling unit in th e City is issued, and every person to

                                  whom a permit to construct and install electrical and plumbing

                                  equipment to service a mobilehome lot in a mobilehome park in the

                                  City is issued, shall pay to the City such tax at the following

                                  rates:

                                                 The sum of eighty dollars for each bedroom
                                              within a residential dwelling unit to be con-
                                              structed;

                                                 The sum of one hundred and sixty dollars
                                              for each mobilehome lot to be constructed in a
                                              mobilehome park.

                                        5.72.080. Time of Payment. The parks and recreation

                                  facilities tax herein required to be paid shall be due and pay-
                                  able upon issuance by the City of a building permit for the

                                  construction of any residential dwelling unit, or prior to con-

                                  nection to the City sewer to service a mobilehome lot in a

                                                                5.173

                                                                                                     65

                                 Ord. 73-10

                                mobilehome park expires, within the meaning of Section 302(d)
                                of the Uniform, Building Code, 1970 EditionVolume 1, within thirty
                                days after the date of such expiration, upon written application
                                for such refund by the person who paid such tax setting forth
                                in full the facts showing that such permit has expired.
                                      5.72.090. Place- of Paymen . The parks and recreation
                                facilities tax shall be paid to the City Building Official of the
                                City or his authorized agent at the office of the City Building
                                Department.
                                      5.72.100. Exemptions. The tax imposed by this Chapter
                                shall not apply to the following:
                                          (a) Nothing in this Chapter shall be construed as
                                      imposing a tax upon any person when imposition of such tax

                                      upon that perpon would be in violation of the Constitution

                                      of the United States or that of the State of California.
                                          (b) Reconstruction of a building which was damaged or
                                      destroyed by earthquake, fire, flood, or other cause over
                                      which the owner had no control (provided that compliance
                                      with any building code or other ordinance requirement of

                                      the City of Santa Cruz or of any other applicable law shall

                                      not be deemed a cause over which the owner has no control),
                                      but only if the number of bedrooms in the building is not

                                      increased. If the number of bedrooms is increased the;.-i the

                                      tax imposed under this Chapter shall apply to such increased

                                      number of bedrooms.

                                          (c) Enlargement, remodeling or alteration of a building

                                      but only if the number of bedrooms in the building is not

                                      increased. If the number of bedrooms is increased then the

                                      tax imposed under this Chapter shall apply to such increased

                                      number of bedrooms.

                                          (d) The construction of a dwelling unit or a mobilehome

                                      lot for which and only to the extent that said dedication

                                                                5.174

                                                                                                       67

                                        Ord. 73-10

                                        of land or payment of a fee, or a combination thereof,

                                        has been required and paid pursuant to Chapter 23.16

                                        of this Code (as adopted June 15, 1968 or as thereafter

                                        amended.)

                                        5.72.110. Use of Tax for Acgubition, Improvement and

                                 Expansion of Public Park, Playground, and Recreational Facilities.

                                 All of the parks and recreation facilities taxes collected pursuant

                                 to the provisions of this Chapter shall be placed into a special

                                 fund which is hereby created and established for such purpose and

                                 which shall be known as the Parks and Recreation Facilities Tax

                                 Fund. The fund shall be composed of a separate revenue and expense

                                 account for each park district in the City as designated on the

                                 park district map set forth in Section 5.72.120 of this ordinance.

                                 Taxes collected pursuant to this Chapter shall be deposited in the

                                 revenue and expense account of the park district from which the
                                 taxes were collected, and shall be used and expended solely for

                                 the acquisition, improvement and expansion of public park, play-

                                 ground and recreational facilities of the City located within

                                 the park district in the city from which they were collected. It

                                 shall be the policy of the City to expend such taxes within the park

                                 district from which they were collected as close to the residential
                                 dwelling units or mobilehome lots for which they were collected as

                                 is reasonably practicable and feasible.

                                        Under exceptional circumstances and upon resolution by the

                                 City Council, the tax may be used in an adjoining park district so
                                 long as the area from which taxes originated is still benefited.

                                        5.72.120. Park District Map. The boundaries of park districts

                                 established for the administration of this Chapter are as shown on

                                 the park district map of the City of Santa Cruz. The map and all
                                 amendments, changes and extensions thereof, and all legends, sym--
                                 bols, notations, references and other matters shown thereon shall
                                 be a part of this Chapter and shall constitute Section 5.72.120

                                 hereof.

                                                                 5.175

                                                                                                                      69

                                   0rd. 73-10

                                             SECTION 2.    If any section,- sub-section, subdivision, para-

                                     graph, sentence, clause or phrase of this Chapter or any part,

                                     hereof is for any reason held to be unconstitutional, such decision

                                     shall not affect the validity of the remaining portions of this

                                     Chapter or any part thereof. The City Council hereby declares that

                                     it would have passed any section, or sub-section, or subdivision,

                                     paragraph, sentence, clause or phrase thereof irrespective of the

                                     fact that any one or more sections, sub-sections, subdivisions,

                                     paragraphs, sentences, clauses or phrases may be declared uncon-

                                     stitutional.

                                             SECTION 3. This ordinance shall be in force and take affect

                                     thirTy days after its final adoption.

                                             PASSED FOR PUBLICATION this 27th day of MArch          1973,

                                     by the following vote:

                                     AYES:     Councilmen -       Jones, Wood, Werner, Smith; Mayor Castagnola

                                     NOES:     Councilmen -       Wicklund

                                     ABSENT:   Councilmen -       Grof f

                                                                     APPROVED-
                                                                                        MAYOR

                                     Attest
                                                City Clerk
                                             PASSED FOR FINAL ADOPTION this 10th day of Aprii                   1973,

                                     by the following vote:
                                     AYES:     Councilmen -       Jones, Wood, Werner, Smith; Mayor Castagnola

                                     NOES:     Councilmen -       Groff, Wicklund

                                     ABSENT:   Councilmen -       None

                                                                      APPROVED
                                                                                       MAYOR

                                     Attest
                                               City CLerk

                                                                                                  THIS IS TO CERTIFY THAT THE ABOVE AND FOREGOING IS A
                                                                                                  TRUE                               NO. 73-10
                                                                                                               ON
                                                                                                  10 th         April       73 AND HAS

    																				CITY CLERK
                                                                       5.176

                                                                                                         27

                                                          ORDINANCE NO.- 76-43

                                            AN ORDINANCE OF THE CITY OF SANTA CRUZ ADDING
                                            CHAPTER 9.56 TO THE SAINTA CRUZ MUNICIPAL CODE,
                                            PERTAINING TO HERITAGE TREES

                                      WHEREAS, the City of Santa Cruz has actively encouraged the
                                 development of a safe, healthy and attractive environment in which
                                 its residents can live and work; and

                                      WHEREAS, a portion of.the effort to achieve these goals has been

                                 the City's recognition of the substantial economic, environmental,

                                 and aesthetic importance of its large tree population consisting of

                                 many different species; and

                                      WHEREAS, this outstanding tree population has been, and continues

                                 to be, an invaluable asset in contributing to the economic,

                                 environmental and aesthetic stability of the community; and

                                      WHEREAS, it is recognized that the preservation of heritage trees

                                 on pri vate property is important for the following reasons:

                                      (a) To protect property values;

                                      (b)  To encourage and assure the continuance of quality
                                           development;

                                      (c)  To protect and conserve the attractiveness and aesthetic
                                           and scenic beauty of the City;

                                      (d   To protect the environment of the City of Santa Cruz;

                                      (e)  To aid in the reduction of air pollution by protecting
                                           the known capacity of trees to produce oxygen and ingest
                                           carbon dioxide, thereby contributing to the protection of
                                           air quality;

                                      (f)  To help reduce potential damage from wind;

                                      (g)  To act as a noise buffer;

                                      (h)  To assist in the absorption of rain waters into the ground,
                                           thereby protecting against potential damage from soil
                                           erosion and flooding, as well as the reduction of cost
                                           of handling storm waters by artificial means; and

                                      WHEREAS, for the above-mentioned reasons, in order to  promote the

                                 health, safety and general welfare of the City of Santa Cruz, while

                                                                 5.177

                                                                                                    29

                               ORDINANCE NO. 76-43

                               simultaneously recognizing the individual rights to develop., main-

                               tain, and enjoy private property to the fullest possible extent,

                               consistent with the public interest, convenience and necessit-, it
                                                                                            Y

                               is necessary to enact regulations preserving trees on private and

                               public property within the City.

                                   NOW, THEREFORE, BE IT ORDAINED by the City of Santa Cruz as

                               follows:

                                   SECTION 1. Chapter 9.56 is hereby added to the Santa Cruz

                               Municipal Code, to be entitled "Preservation of Heritage Trees",

                               to read as follows:

                                                  "PRESERVATION OF HERITAGE TREES

                                   9.56.010 DEFINITIONS. For the purposes of this chapter, the

                               following words shall have the meaning ascribed to them in this

                             -section:

                                   (1) "City" means the City of Santa Cruz, acting by and through

                               its authorized representatives.

                                   (2) "Director of Parks and Recreation" means the Director of

                               Parks and Recreation of the City of Santa Cruz, or his designee.

                                   (3) "Heritage Tree" means any one of the following:

                                        (a)  A tree which has a trunk with a circumference of

                                             fifty (50) inches (approximately 16 inches in diameter)

                                             or more measured at-twenty-four (24) inches above

                                             natural grade,

                                        (b)  A tree or grove of trees designated by resolution of

                                             the City Council to be of special historical value or

                                             of significant community benefit.

                                   (4) "Owner" means the owner of the real property on which the

                               tree is situated as shown on the most recent county assessor's roll.

                                                            5.178

                                                                                                      31

                                ORDINANCE NO. 76-43

                                     (5) "Person" means.individuals, firms, associations and

                                corporations, and agents, employees or representatives thereof.

                                     (6) "Private Property" includes all property not owned by the

                                City of Santa Cruz or any other public agency.

                                     (7) "Public Property" includes all property owned by any

                                governmental agency, except those specifically exempt by law, within

                                the contiguous boundaries of the City and excluding those non-

                                contiguous areas of the City.

                                     9.56.020 COUNCIL DESIGNATION OF HERITAGE TREES. Prior to

                                adoption of a resolution designating a tree or grove of trees on

                                private property to be heritage trees as defined in Section 9.56.010, not

                                less than ten (10) days written notice shall be given personally or

                                by certified mail to the owner.

                                     9.56.030 PERMIT REQUIRED TO REMOVE OR DESTROY TREES. No person

                                shall cut down, destroy, remove, or move any heritage tree growing

                                on private property within the City Limits or on public property,

                                without a permit except as herein provided.

                                     9.56.040   APPLICATION FOR, AND GRANTING OF, TREE REMOVAL PERMIT.

                                Any person desiring to cut down, destroy, move or remove orw or more

                                heritage trees on any private property or public property in the City

                                may apply, in writing, to the Director of Parks and Recreation. Said

                                application shall contain the number, species, size and location of

                                the tree or trees involved, a brief statement of the reason for the

                                requested action, as well as any other pertinent information the

                                Director of Parks and Recreation may require. Within fourteen (14)

                                days of receipt of the application, the Director of Parks and Recrea-

                                tion shall inspect the premises and tree or trees, and shall issue a

                                proposed decision determining which, if any, trees may be cut down,

                                destroyed, moved or removed, and setting forth the conditions, if any,

                                                                5.179

                               ORDINANCE NO. 76-43                                                  33

                              to be imposed; provided, however, that failure to act within such

                              time shall not be deemed approval. Such determination shall be based

                              upon the following standards:

                                        (a)  The condition of the tree with respect to disease,

                                             general health, damage, public nuisance, danger of

                                             falling, proximity to existing or proposed structures,

                                             and interference with utility services; and whether or
                                             not the' tree acts as host-for a plant which is parasitic

                                             to another species of tree which is in danger of being

                                             infested or exterminated by the parasite;

                                        (b)  The necessity of the requested action to construct

                                             improvements or otherwise allow economic or other

                                             enjoyment of the property;

                                        (c)  The topograptyof land and effect of the requested

                                             action on erosion, soil retention, water retention,

                                             and diversion or increased flow of surface waters;

                                        (d)  The number, species, size and location of existing

                                             trees in the area and the effect of the requested action

                                             in terms of providing shade, noise buffers, protection

                                             from wind damage, air pollution, historic value, and

                                             scenic beauty upon the health, safety, prosperity,

                                             historic values and general welfare of the area and

                                             the City as a whole; and

                                       (e)   Good forestry practices such as, but not limited to,

                                             the number of healthy trees a given parcel of land

                                             will support.

                                  The Director of Parks and Recreation may refer the application

                             to another department, committee, or person for report and recorrmen-

                             dation.

                                                               5.180

                                                                                                           35

                                   ORDINANCE NO. 76-43

                                        In his proposed decision on an application for a permit, the

                                   Director of Parks and Recreation may attach reasonable conditions

                                   to insure compliance with the content and purpose of this ordinance

                                   such as, but,not limited to, requiring replacement of the tree or

                                   trees removed with planting acceptable to the Director of Parks and

                                   Recreation. If a permit is to be denied or conditions attached,

                                   the Director of Parks and Recreation shall provide the applicant with

                                   a written statement of the reasons for said denial or conditions,

                                   based upon the foregoing standards.

                                        The Director of Parks and Recreation shall give priority to

                                   those applications based upon danger of disease or hazard to person

                                   or property.

                                        9.56.050. EMERGENCIES. (a) In case of emergency caused by

                                                    the hazardous or dangerous condition of a tree re-

                                                    quiring immediate action for the safety of life or

                                                    property, a tree may be removed upon the order of

                                                    the Director of Parks and Recreation or any member

                                                    of the police or fire department without the necessity

                                                    of an application hereunder.

                                             (b)    Public utilities subject to the jurisdiction of the

                                                    Public Utilities Commission of the State of California

                                                    may also take such action as may be necessary to comply

                                                    with the safety regulations of said commission and as

                                                    may be necessary to maintain a safe operation of their

                                                    facilities without the necessity of applying for a

                                                    permit hereunder.

                                        9.56.060.   PRESERVATION AND MAINTENANCE OF EXISTING HERITAGE TREES.

                                             (a)    When proposed developments encroach into the dripline

                                                    area of any heritage tree, special construction to

                                                                       5.181

                                 ORDINANCE No.  76-43                                                   37

                                                allow the roots to breathe and obtain water, as deter-

                                                mined by the Director of Parks and Recreation, may

                                                be required with respect to any application for a

                                                building permit.

                                            (b) The existing ground surface within four (4) feet

                                                (measured horizontally) of the base of any heritage tree

                                                shall not be cut, filled, compacted or pared. Tree

                                                wells may be used where advisable. Excavation adja-

                                                cent to any heritage tree shall not be permitted

                                                where material damage to the root system will result.-

                                      9.56.070  BUILDING PERMITS. When any building or zoning permit

                                is applied for  pursuant to the Santa Cruz City Code and a Proposed struc-

                                ture would require the cutting down, destruction, moving or removal

                                of a heritage tree or trees, the official issuing said permit shall

                               !..take into consideration the provisions of this ordinance in -the granting

                                or denying of such permit, and where appropriate, the applicant shall

                                be required to obtain a permit under this chapter for the removal or

                                destruction of any heritage tree.

                                     9.56.080 NOTICE OF ACTION ON PERMIT AND APPEALS. Notice of the

                                Director of Parks and Recreation's proposed decision on the application

                                for such permit shall be made by posting on the tree (or if -relating to

                                a grove of trees, by posting upon one of the trees) and by personal

                                delivery or certified mail to the owner and by personal delivery

                                or first class mail to any person who has filed with the Director

                                of Parks and Recreation a written request for such notice, which

                                request includes his mailing address. Any person aggrieved or

                                affected by such decision, including a member of the City Council,

                                may appeal th e decision to the City Council by filing a written notice

                                                                 5.182

                                                                                                       39
                                 ORDINANCE 76-43

                                 of appeal with the City Clerk and paving an appeal fee of $15.00
                                 within ten (10) days,' excluding Saturdays, Sundays and holidays,

                                 after the posting and mailing of such notice. If no appeal is filed

                                 within such time, the Director of Parks and Recreation shall prt)mptly

                                 issue or deny such permit as indicated in the foregoing notice of

                                 proposed decision. An appeal shall automatically stay issuance or

                                 denial of the permit until the appeal has been completed and the

                                 City Council has acted thereon. A member of.the City Council shall

                                 be exempt from the appeal fee when acting in his official capacity.

                                 The City Council shall fix a time and place for hearing such appeal

                                 and shall cause or direct the City Clerk to give notice thereof in

                                 writing to such person at least five (5) days prior to the hearing by

                                 serving it personally or by depositing it in the United States mail,

                                 postage prepaid, addressed to such person at the address appearing in

                                 the notice of appeal. The City Council shall determine all questions

                                 raised on such appeal, and the decision of the City Council shall be

                                 f inal.

                                      SECTION 2.

                                      (a) If any section subsection, paragraph, sentence, clause or

                                 phrase of this ordinance, or any part thereof, is for any reason held

                                 to be unconstitutional or invalid or ineffective by any Court of

                                 competent jurisdiction, or other competent agency, such decision shall

                                 not affect the validity or effectiveness of the remaining portions of

                                 this ordinance, or any part thereof. The City Council hereby declares

                                 that it would have passed each section, subsection, paragraph, sentence,

                                 clause or phrase thereof irrespective of the fact that any one or

                                 more sections, subsections, paragraphs, sentences, clauses or phrases

                                 be declared unconstitutional or invalid or ineffective.

                                                                   5.183

                                ORDINANCE NO. 76-43                                                        41

                                      (b) If the application of any provision or provisions of said

                                ordinance to any person, property or circumstance is found to be

                                unconstitutional or invalid or ineffective in whole or in part by any

                                Court of competent jurisdiction or other competent agency, the effect

                                of such decision shall be limited to the person, property or circum-

                                s tances immediately involved in the controversy, and the application

                                of any such provision to other persons, properties and circumstances

                                shall not be affected.

                                      SECTION 3. This ordinance shall be in force and take effect

                                thirty (30) days after its final adoption.

                                      PASSED FOR PUBLICATION this 14th, day of December, 1976,

                                by the following vote:

                                AYES:   Councilmen - De Palma, Muhly, Melville, Di Girolamo, Ghio.

                                NOES:   Councilmen - Edler; Mayor Mahaney.

                                ABSENT: Councilmen - None.

                                                                    APPROVED
                                                                                 MAYOR

                                Attest
                                         City Clerk

                                      PASSED FOR FINAL ADOPTION this 28th day of     December        197 6

                                by the following vote:

                                AYES:   Councilmen - De Palma, Muhly, Melville, Di Girolarao, Ghio

                                NOES:   Councilmen -    Edler, Mayor Mahaney

                                ABSENT: Councilmen - None

                                                                    APPROVE
                                                                                MAYOR

                                Attest
                                         City Clerk

                                                                                 THIS IS TO CERTIFY THAT THE ABOVE AND FOREGOING IS A
    													TRUE AND CORRECT COPY OF ORDINANCE NO. 76-43
    													PASSED AND ADOPTED BY THE CITY COUNCIL ON
    													THE 28TH DAY OF DECEMBER 1976 AND HAS
    													BEEN PUBLISHED IN ACCORDANCE WITH THE CITY CHARTER.

    																		CITY CLERK

                                                             5.184

                                                                           AGENDA REPORT
                                                                            Planning Corrmission
                                                                            February ', 1982

                                            MONITORING THE LCP

                   In order to track development that occurs in the Coastal Zone, to help
                   meet the LCP State review requirements (Public Resource Code Section
                   30519.5), and to monitor progress and the effectiveness of the LUP policy
                   (H-1, Housing Demolitions and OC-9, Tourist Accommodations Conversion),
                   the following monitoring program is a part of the LCP.

                   The Planning Department will maintain a list of development that occurs
                   in the Coastal Zone boundary.  The list will be organized by type of de-
                   velopment (categorically exempt, non-appealable, or appealable), location
                   (assessor's parcel number and street address), description of development
                   (AUP, OP, SUB, etc.), date of final City action, and an indication if the
                   development was appealed to the State Commission.  Within the description
                   of the development, demolition, or conversions of housing or visitor accom-
                   modations will be specifically noted.

                   The results of coastal development activities will be periodically reported
                   to the City Council and Planning Commission.

                   SR:sh

                   1.6.60.6

                                                      5.185

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                                                                      SANTA CRUZ COASTAL LAND USE PLAN/IMPLEMENTATION GUIDE

                                                Introduction

                                                The Coastal Land Use Pion/Implementation Guide lists all Coastal Land Use policies as they appear in the Coastal
                                                Land Use Plan then describes how the policies are implemented through zoning or othe methods.              The guide is
                                                organized under six headings: Policy Statement, Land Use Policy, Map Reference, Coastal Subject, Implementation
                                                Regulations, and Comment.
                                                The Policy Statement column lists the land use policy as it appears in the Coastal Land Use Plan. The second
                                                column, Land Use Policy, shows where the policy appears in the Coastal Land Use Plan (section and page). The
                                                next column, h aded Map Reference, indicates any maps that are referred to in the Land Use Policy. The Coastal
                                                Subject heading provides a short subject reference for the Coastal Land Use policy.               The lmplemt@r;tation
                                                Regulation column lists regulations that implement the Coastal Land Use Policy. if no implementing regu lotions is
                                                required (in 'In/all is indicated in the column. The final column, entitled "Comments", lists additional editorial notes
                                                on the Coastal Land Use policies to clarify their application, to add key information assisting in implementation, to
                                                cross-reference related policies, or to describe special procedures or exceptions that may be necessary to
                                                implement the Coastal Land Use Policy.
                                                Maps listed under the second column are at the end of the guide along with special procedures for obtaining offers
                                                of coastal access easements or dedications, and a City-Attorneys opinion regarding coastal review of
                                                City-initiated development in the Coastal Zone. General procedures for administering in the coastal zone are not
                                                referenced in the guide but listed as a final attachment.

                                                                                                    6.1

                                                                     SANTA CRUZ COASTAL LAND USE PLANAMPLEMENTATION GUIDE

                                GENERAL PLAN COASTAL LAND USE POLICY

                              COMMUNIT Y FORM AND SIZE

                                                                                   LUP             Map Ref -       Coastal        Implementing
                                                                                   Policy          erence          Subject        Regulation                    Comment

                              POUCYB:
                                  Provide and preserve open space                  GP              GP LU           Open Space        N/A                        Outside City of Santa Cruz
                                  around the City of Santa Cruz to                 Policy          Map                                                          Coastal jurisdiction,         No
                                  inhibit urban sprawl and maintain                                                                                             implementing         regulation
                                  the Citys identity.                                                                                                           necessary.
                              Program 1: Encourage the infilling                   GP              GP LU           Infill         Zoning Map                    No comment.
                                  and the intensification of land use              Policy          MAP                            designations
                                  consistent       with         existing                                                          in Coastal Zone
                                  neighborhood patterns        in    the
                                  already developed areas of the
                                  City     currently     served       by
                                  municipal services.

                              Program 3: Recognize Wilder Ranch                    GP              GP LU           Ultimate          N/A                        Outside City of Santa Cruz
                                  and     Beaches      State       Park,           Policy          Map             Rural/Urban                                  Coastal     Jurisdiction.     No
                                  University of California        lands,                                           Boundary                                     implementing         regulation
                                  Henry Cowell State Park,      and De                                                                                          necessary.
                                  Laveaga Park        as   the City's
                                  permanent greenbelt.
                              Program 4: Recognize and          protect            GP              GP LU           Open Space        N/A                        Outside City of Santa Cruz
                                  the Pacific Ocean and Monterey                                                                                                Coastal     Jurisdiction.     No
                                  bay as valuable open space and                                                                                                implementing         regulation
                                  naturalresources.                                                                                                             necessary.
                              Program 5:        Maintain the lands                 GP              GP LU           Open Space Zoning: E-A-20                    Williamson Act contracts and
                                  between the western branch of                                                                   R-1-5; G-B-O                  open easements agreements
                                  Moore Creek Canyon and the                                                                                                    are ways to control open
                                  Wilder Ranch and Beaches State                                                                                                space.    Much of the area
                                  Park in open space uses, through                                                                                              referred to in thi-s policy Is
                                  agricultural zoning, Williamson                                                                                               outside      City        Coastal
                                  Act contracts, and open space                                                                                                 jurisdiction.
                                  easement agreements.
                                  LUP = Coastal Land Use Plan; GP         General Plan; OSCE = Open Space and Conservation Element;
                                  WDMP = Western Drive Master Plan; BAP = Beach Area Plan; PDCLUP = Port District Coastal Land
                                  Use Plan. Page references refer to page number within the Coastal Land Use Plan contained in
                                  this document.                                                                6.2
                     Isom = M.= = M = I M = M = = M

                                                                                    LUP            Map Ref-         Coastal         Implementing
                                                                                    Policy         erence           Subject         Regulation                    Comment
                             Program 6:        Class I and 11 soils                 GP                 N/A          Ag. Land        Zoning: E-A-20,               Applies only to Wolfsen lands
                                 currently zoned for agricultural                   Policy                          Conversion      R-1-5, GB-O                   in West Side Study Area.
                                 use and in agricultural production
                                 should not be converted to                                                                                                       90% figure has been or will
                                 residential     uses      until     the                                                                                          shortly be reached (1-82)
                                 following findings are made: that
                                 development of the land will                                                                                                     Condition of project review
                                 contribute to the establishment of                                                                                               is the establishment of a
                                 a stable urban limit; and that 90%                                                                                               stable urban limit.
                                 of the land designated in the City
                                 for residential uses has been
                                 developed.

                             POLICY C:
                                 Generally maintain the pattern of                  GP             GP LU            Urban de-       Zoning: R-T(A),               Commercial Zones allow
                                 development within the existing                    Policy         Map              velopment       R-T(B), R-T(C)                mixed residential commercial
                                 City; and, in undeveloped areas in                                                                 C-B, C-V                      uses.
                                 and outside the City, encourage
                                 new development patterns that                                                                                                    This policy provides direction
                                 would allow for a residential mix                                                                                                for future westside special
                                 by type and income, combined                                                                                                     area (Wolf sen/Swenson) land
                                 with neighborhood shopping and                                                                                                   uses.
                                 job opportunities.

                             Environmental Resource numagernent

                             POLICY A.-
                                 Regulate development in unsafe                     GP             LUP              Natural         Zoning: Conservation          Same as LUP Policy NH-1
                                 areas identified in the Open Space                 Policy         Maps 7,          Hazards         Ordinance
                                 and Conservation Element and the                                  8,9,11,
                                 Seismic     Safety      and      Safety                           12,13,14
                                 Element of the General Plan.
                             Program 1:       Preserve unprotected                  GP             LUP              Flood           Zoning: Flood                 Related policy: LUP NH-14
                                 flood plains in the flood zone.                    Policy         Map 14           Plain           Plain Ordinance
                             Program 2: Preserve arroyos             and            GP             LUP              Natural         Zoning: Conserva-             Related      policies:     NR-I,
                                 canyons cis natural areas to                       Policy         Maps 7           Areas           tion Ordinance,               NR-2, NR-4, NR-5, NR-8,
                                 prevent erosion of soils            and                                                            Grading (UBC)                 NR-11.
                                 sedimentation of streams, and to
                                 provide for public enjoyment.
                                 Portions of the Westside Study Area were not approved by the Coastal Commission and are a white area where the State Coastal
                                 Coastal Commission retains jurisdiction.
                                                                                                                    6.3

                                                                                     LUP            Map Ref -        Coastal         Implementing
                                                                                     Policy         erence           Subject         Regulation                   Comment
                              Program 3: Regulate development on                     CP             LUP              Natural         Zoning: Conservation        Related      policies:      NH-1,
                                  or near unstable slopes by                         Policy         Maps 7,          Hazards         Ordinance,    Grading       NH-6, NH-7, NH-8, NH-9,
                                  applying       the       conservation                                                              11, 12,(UBC), Design        NH-12
                                  regulations     to     ensure      that                                                            Review Ordinance
                                  development is     either safe and
                                  attractive or prohibited.
                              Program 4:       Prohibit development                  GP             LUP              Natural         Zoning: Shoreline           Related      policies:      NH-I,
                                  along ocean bluffs subject to                      Policy         Map 13           Hazards         Protection                  NH-13, Does not provide
                                  wave action.                                                                                       Ordinance, (SP-0)           shoreline              protective
                                                                                                                                                                 structure.
                              Program 5: Regulate development in                     CP             LUP              Natural         Zoning: Conservation        Related      policies:      NR-I,
                                  wildlife areas.                                    Policy         Maps 2,          Resources       Ordinance, Grading          NR-2, NR-3, NR-5, NR-6,
                                                                                                    3,4                              (UBC)                       NR-7, NR-8, NR-11, NR-15

                              POLICY B:
                              Preserve open space within the City                    GP             GP               Natural         Zoning Map designa-         No Comment.
                                  to meet recreational, social,                      Policy         LU Map           Areas/Open      tion in Coastal Zone
                                  economic,      and     environmental                                               Space           GB-O, F-P, Conser-
                                  needs of the community.                                                                            vation Ordinance
                              Program 1:       Maintain the existing                 GP             GP               Parks           SP-0, Public Deve-          This policy is implemented
                                  park system and add facilities                     Policy         LU Map                           lopment, Coastal Re-        through      Coastal       Permit
                                  commensurate           with        new                                                             view (Coastal Per-          Review.
                                  development.                                                                                       mit)

                              Program 2: Provide for maintained,                     GP             GP               Access          Sub. Ord., Parks            No comment.
                                  safe pedestrian access to Santa                    Policy         LU Map                           & Rec. Facil. Tax,
                                  Cruz beaches.                                                                                      Public Devel.,
                                                                                                                                     Coastal Review,
                                                                                                                                     (Coastal Permit)
                                                                                                                                     SP-0 Shoreline Pro-
                                                                                                                                     tection Ordinance

                              Program 3: Prepare a design plan for                   GP             GP LU            Son Lorenzo Zoning: Coastal De-              City needs to prepare and
                                  the San Lorenzo River corridor                     Policy         Map              River           lopment Review               adopt design plan for Son
                                  that    provides     guidelines      for                                                           (Coastal Permit)             Lorenzo River.         Until the
                                  sensitive landscape treatment and                                                                                               plan    is prepared,       design
                                  accessways, so that people can                                                                                                  review will be required.
                                  enjoy this significant resource.

                                                                                                                     6.4
                     =0

                                                                               LUP          Map Ref -        Coastal       Implementing
                                                                               Policy       erence           Subject       Regulation                 Comment
                           Program 4- Develop greenways and                    GP           GP LU            Coastal       Zoning: SP-0, Public       See APO on Coastal offers of
                               pathways along the San Lorenzo                  Policy       Map,             Access        Development Review         dedication/easements.
                               River, the Ocean and Bay                                     Proposed                       (Coastal Permit),          (Exhibit 1), see p. 5.149
                               frontage, within De Laveaga                                  pathways                       Subdivision Ordi-
                               Park, along canyons and arroyos                              Map p. 5.161                   nance
                               including Arona Gulch, Reinelt
                               Canyon and Moore Creek Canyon,
                               proceeding with a work program to
                               be completed within the planning
                               period.
                           Program 5: Preserve the character                   GP              N/A           Natural       Zoning: OF-R, SP-0         No comment.
                               and quality of natural features,                Policy                        Areas         Conservation, Grad-
                               such as creeks, ponds and natural                                                           ing (UBC)
                               bluffs in the City of Santa Cruz.

                           POLICY C:
                           Program 1: Discourage the use of                    GP              N/A           Air and       Zoning: Parking            Same as policy D-I below.
                               automobiles through increased                   Policy                        Water         Ordinance Design
                               public transit opportunities, the                                             Quality       Review Ordinance
                               encouragement for rail service,
                               the provision of pedestrian and
                               bicycle     paths,      and      the
                               establishment     of    car     pool
                               incentives.

                           POLICY 13:
                               As one contributor to the air and               GP              N/A           Air and       Zoning: Conserva-          No comment
                               water quality of the region, the                Policy                        Water         tion Ordinance,
                               City of Santa Cruz shall ensure                                               Quality       CEQA
                               that the highest air and water
                               quality standards are sought in
                               the implementation of the City's
                               General Plan and land use
                               regulations.
                           Program 1: Discourage the use of                    GP            Proposed        Air and       Zoning: Parking             This policy supports Santa
                               automobiles through increased                   Policy        pathways        Water         Ordinance, Design           Cruz Bikeways Plan.
                               public transit opportunities, the                                             Quality       Review Ordinance
                               encouragement of rail service, the
                               provision   of    pedestrian     and
                               bicycle     paths,      and      the
                               establishment     of    car     pool
                               incentives.                                                                   6.5

                                                                                      LUP             Map Ref -        Coastal         Implementing
                                                                                      Policy          erence           Subject         Regulation                     Comment
                              Program 2: Regulate development in                      GP              GP LU            Water           Zoning: Conserva-              No Comment.
                                  proximity to streams, creeks, and                   Policy          Map              Quality         tion Ordinance,
                                  other water bodies to maintain                                                                       CEQA, Subdivision
                                  and possibly exceed            regional                                                              Ordinance Section
                                  water quality standards.                                                                             23.16.050.5

                              Program 3: Discourage offshore oil                      GP                 N/A           Of f shore      Zoning: I-G                    No Comment
                                  drilling in the Monterey Bay Area                   Policy                           oil
                                  by prohibiting commercial and
                                  industrial land uses connected
                                  with drilling opportunities.

                              Residential Opportunities

                              POLICY A:
                                  Require that new residential                        GP              GP LU            Housing         Zoning Map:                    Residential            Allocation
                                  development provide a choice in                     Policy          Map                              Residential designo-           Permit      Project       Review
                                  housing type and density suited to                                                                   tions in Coastal               Criteria also promotes this
                                  the needs of the locally employed,                                                                   Zone, R-1-5, R-L               policy.
                                  the elderly, and students.                                                                           R-M

                              Program 4: Use specific plans and                       GP                 N/A           Natural           N/A                          This policy suggests zoning
                                  planned        unit       development               Policy                           Resources                                      processes         to         guide
                                  regulations to refine land use                                                                                                      environmentally          sensitive
                                  policy      and      to      encourage                                                                                              residential development that
                                  residential development sensitive                                                                                                   could be used in the future.
                                  to unique environmental setting.

                              POLICY B-

                              Program 7: With new development,                        GP                 N/A           Public          Subdivision                    No Comment.
                                  require developers to shore with                    Policy                           Facilities      Ordinance Recrea-
                                  the community the responsibility                                                                     tion Facilities Tax
                                  of    ensuring     adequate       public
                                  facilities will be provided to serve
                                  the increased community need.

                                                                                                                            6.6

                                                                                 LUP             Map Ref -       Coastal         Implementing
                                                                                 Policy          erence          Subject         Regulation                   Comment

                            Econornic Opportunities

                            POLICY A:
                                Designate land for commercial                    GP              GP LU           Commercial      Zoning: commercial           No comment.
                                and     industrial   uses     properly           Policy          Map             development     and industrial desig-
                                located and times to provide for                                                                 nations in Coastal
                                projected economic development.                                                                  Zone

                            POLICY B:
                            Program 1: Use beach area planning                   GP              Beach           Tourist-        Zoning: designations         No comment.
                                efforts to designate land for                    Policy          and land        Commercial      for beach area
                                tourist/commercial uses, including                               use map         develop-        R-T(A), R-T(B),
                                recreation/commercial facilities                                                 ment            R-T(C), and R-T(D)
                                and visitor accommodations; such                                                                 and C-B
                                planning efforts need to take into
                                account and be compatible with
                                desirable               neighborhood
                                characteristics.
                            Program 4: Encourage agricultural                    GP              GP LU           Agriculture       N/A                        No implementation necessary
                                land uses on the north coast by                  Policy          Map             land use                                     lands outside of the City
                                coordinating city/county land use                                                                                             Coastal Jurisdiction
                                policy, and encouraging use of
                                Williamson Act contracts and open
                                space easements agreements.

                            Community Design

                            POLICY A:
                                Maintain the natural featues of                  GP              GP LU           Design Re- Zoning: Conserva-                 No comment.
                                Santa Cruz to ensure that its                    Policy          Map                             tion Ordinance, De-
                                community        design       contains                           (Natural                        sign Review Ordi-
                                elements of its unique natural                                   areas)                          nance
                                setting.                                                         Natural
                                                                                                 Resources
                                                                                                 Maps

                                                                                                               6.7

                                                                                   LUP            Map Ref -        Coastal        Implementing
                                                                                   Policy          erence          Subject        Regulation                    Comment
                             Program 1: Develop techniques to                      CP                N/A           Design         Zoning: Conserva-             Related      policies:     NR-I,
                                 protect and enhance unique                        Policy                          Review         tion Ordinance, De-           NR-2, NR-3, NRA, NR-5,
                                 natural areas including, but not                                                                 sign Review Ordi-             NR-6, NR-7, NR-8, NR-9,
                                 limited to, Arana Gulch, the San                                                                 nance Flood Plain             NR40, NR-11, NR-12, NR-15.
                                 Lorenzo River, Neary's Lagoon,                                                                   Ordinance
                                 Antonelli's Pond, and Moore
                                 Creek Canyon.
                             Program 2: Protect natural views of                   GP                N/A           Design         Zoning: Design                No comment.
                                 the coast, Pogonip, the for west                  Policy                          Review         Review Ordinance,
                                 side, UCSC, De Laveaga Park and                                                                  SP-0 Ordinance
                                 other areas of scenic importance,
                                 through development regulaitions,
                                 landscape plans and sensitive
                                 location of buildings and public
                                 facilities.
                             Program 3: Protect views of natural                   GP                N/A           Design         Zoning: Design                Identified on Maps 2, 3, and 4
                                 areas from Highway #1, west of                    Policy                          Review         Review, Zoning
                                 Western Drive.                                                                                   Dist. regula-
                                                                                                                                  tions, zoning
                             POLICY B:                                                                                            map designation               No comment.
                                 Retain    Santa Cruz' appearance                  GP                N/A           Design         Zoning: Design
                                 and character (is a small coastal                 Policy                          Review         Review, Zoning
                                 town which also serves as an                                                                     Dist. regula-
                                 economic, tourist, governmental                                                                  tions, zoning
                                 and      cultural     center,       by                                                           map designation
                                 maintaining the scale and balance
                                 of residential and commercial
                                 development.
                             Program 4:        Identify and protect                GP                N/A           Design         Zoning: Design                No comment.
                                 entrances to the City,              by            Policy                          Review         Review Ordinance
                                 preserving the views of natural
                                 areas,    by     recognizing       and
                                 preserving       the      rural/urban
                                 4-ansl: tion   areas,               Uy
                                 landscaping    city entrances       to
                                 visually screen cluttered land
                                 uses.

                                                                                                                   6.8

                                                                                  LUP             Map Ref -        Coastal        Implementing
                                                                                  Policy          erence           Subject        Regulation                    Comment
                           Program 7:        Intensify the tourist                GP              Beach Area       Access         Zoning: land use              No comment.    .
                               activity in the beach area by                      Policy          Plan Land        Tourist-       map, R-T(D), C-B
                               improving accessibility to the
                               area,           especially            by                           Use Map          Commercial
                               non-automobile         means,       and                                             Development
                               expanding commercial activity
                               consistent         with        existing
                               neighborhood characteristics.

                           Transportaticin aid Public Facilities

                           POLICY A:
                               Provide          efficient          and            GP                               Public           N/A                         Genera) policy statement, no
                               environmentally                   sound            Policy                           Facilities                                   implementation necessary
                               transportation                facilities
                               consisting of roads, bikeways, rail
                               lines,    transit     systems,      and
                               pedestrian paths.
                           Program        4:          Major       road            GP              GP LU            Public           N/A                         Improvements out of coastal
                               improvements         necessary        to           Policy          Map              Facilities                                   zone.
                               accommodate expected auto and
                               transit use to 1990 inctude
                               improvements             to         the
                               Highway 9/Highway I intersection
                               to provide for existing traffic
                               volumes, as well as trips expected
                               as the result of North Pacific
                               Avenue                   development;
                               improvements to Mission Street to
                               such standards as those used for
                               the improvements to Ocean Street
                               (a divided four-lone road with
                               lef t-hand        turn        pockets);
                               improvements to the Morrissey
                               Boulevard/Highway I interchange;
                               and improvements to Soquel
                               Avenue, between Capitola Road
                               and Seabright Avenue.

                                                                                                                     6.9

                                                                                LLP            Map Ref-        Coastal        Implementing
                                                                                Policy         erence          Subject        Regulation                   Comment

                            Program 7:           The siting and                 GP             GP LU           Public         Zoning: Public devel-        No comment.
                                development of new major roads                  Policy         Map             Facilities     opment, Coastal re-
                                should be sensitive to natural                                 Natural                        view (Coastal per-
                                resources and scenic views.                                    Resource                       mit), CEQA
                                                                                               Maps 2-4
                            POLICY B:
                                Emphasize alternatives to the                   Gp               N/A           Public           N/A                        Goal statement.
                                auto, especially public transit, in             Policy                         Transporta-
                                planning      and       programming                                            tion
                                transportation                 system
                                improvements. Attain a city goal
                                of 30% of all trips in non-auto
                                modes by 1990.
                            Program I- Develop a comprehensive                  GP               NIA           Public         Zoning: Parking              Program            implemented
                                program      of    public      transit          Policy                         Tronspor-      Ordinance, Design            through     SCMTD        5-year
                                incentives and auto disincentives                                              tation         Review Ordinance             Transit            Improvement
                                to encourage public transit use.                                                                                           7-F-09ram.
                                Support the transit district in
                                development       programs        that
                                upgrade the level of transit
                                service. Programs could provide
                                shorter headways, express routes
                                for work trips, van pooling,
                                subscription    bus service,       and
                                expanded park-and-ride service
                                for beach use.

                            Program 6: Develop a new transit                    GP               N/A           Transit          N/A                        New transit center being
                                center in the downtown area to                  Policy                         Center                                      developed.
                                serve both local and long distance
                                bus travelers.
                            Program 7: Promote the provision of                 GR               N/A           Transit          N/A                        Policy direction for transit
                                efficient and reasonably priced                 Policy                         Center                                      improvement.
                                public transportation to and from
                                Monterey, Son Francisco, and San
                                Jose airports and train terminals.

                                                                                                               6.10

                                                                                   LUP            Map Ref -        Coastal         Implementing
                                                                                   Policy          erence          Subject        Regulation                     Comment
                            POLICY C:
                                Provide tourist access to the                      GP                N/A           Coastal           N/A                         General policy statement,
                                Santa Cruz beaches, the harbor,                    Policy                          Access                                        implemented below.
                                and Wilder Ranch and Beaches
                                State Park, while providing for
                                public      safety,        maintaining
                                neighborhood         integrity,     and
                                protecting        unique       natural
                                resources.

                            Program 1: Promote weekend and                         GP                N/A           Coastal           N/A                         No zoning implementation,
                                summer tourist bus service from                    Policy                          Access                                        City policy.
                                the Santa Clara Valley and
                                weekend and summer tourist rail
                                service via Watsonville to the
                                Santa Cruz         recreational     and
                                commercial areas.

                            Program 2: Improve beach access                        GP                N/A           Coastal           N/A                         Summer        beach       shuttle
                                within Santa Cruz through the use                  Policy                          Access                                        program helps implement
                                of park-and-ride         and beach                                                                                               program.
                                shuttle programs, as well as
                                making improvements to lower
                                Ocean Street and the Beach
                                Street-Riverside               Avenue
                                connection.
                            Program 3: Oppose Highway 17 road                      GP                N/A           Coastal           N/A                         city          policy,          no
                                improvement projects that could                    Policy                          Access                                        implementation necessary.
                                increase vehicular capacity.
                            Program 4: Expand park-and-ride                        GP                N/A           Coastal           N/A                         SCMTD Program.
                                service to recreation areas.                       policy                          Access
                            Program 5:        Use publicly owned                   GP                N/A           Coastal           N/A                         No zoning implemen-
                                parking      lots     for      weeked              Policy                          Access                                        tation/City       park-and-ride
                                park-and-ride service.                                                                                                           policy support.

                                                                                                                      6.11

                                                                               LUP           Map Ref -      Coastal       Implementing
                                                                               Policy        erence         Subject       Regulation                 Comment
                              Program 6- Use the Son Lorenzo                   GP             N/A           Coastal        N/A                       Related policies: CD, A-1,
                                  River levees for pedestrian,                 Policy                       Access                                   ERM, B-3, NR-8, NR-9.
                                  bicycle, and people-mover access                                                                                   City    obtained       Coastal
                                  between the beach area, the                                                                                        Conservancy     grant      for
                                  downtown, and remote parking                                                                                       bicycle paths on SLR.
                                  facilities.

                              Program 7:       Promote a shuttle               GP             N/A           Coastal        N/A                       SCMTD provides service.
                                  service between coastal beach                Policy                       Access
                                  areas, downtown Santa Cruz, and
                                  inland tourist accommodations.

                              Program 8-        Explore providing              GP             N/A           Coastal       Zoning: public dev-        Study      program,         no
                                  low-fare shuttle service to the              Policy                       Access        elopment coastal re-       implementation      necessary.
                                  beaches, in conjunction with                                                            view (coastal permit)      Closure of streets is coastal
                                  closing selected vehicular access                                                                                  development requires coastal
                                  points during the peak tourist                                                                                     permit.
                                  season.

                              Program 9:       Designate Seabright             GP            GP/LU          Coastal        N/A                       Signing coastal access route
                                  Avenue, Murray-Eaton Streets,                Policy        Map            Access                                   CA-1 should be coordinated
                                  Atlantic    Avenue,       Chestnut                                                                                 with access designations.
                                  Street/Washington Street, Ocean
                                  Street/Riverside Avenue, Natural
                                  Bridges Drive/Swanton Boulevard,
                                  and Bay Street as coastal access
                                  routes.

                              POLICY D:
                                  Phase the provision of public and            GP             N/A           Public        Subdivision                City has growth management
                                  quasi-public     facilities     and          Policy                       facilities    Ordinance, Park            system to guide population
                                  services with population growth.                                                        deficiency tax             growth.
                              Program 3: Continue to participate               GP             N/A           Wastewater     N/A                       No       Zoning        coastal
                                  in the 201 Wastewater Facilities             Policy                       Planning                                 implementation      necessary,
                                  planning process.                                                                                                  coordinate planning with 201
                                                                                                                                                     process.

                                                                                                               6.12

                                                                                                                                    Now-

                                                                                   LUP             Map Ref -        Coastal         Implementing
                                                                                   Policy          erence           Subject         Regulation                    Comment
                            Program 12: Continue to cooperate                      GP                N/A            Coastal           N/A                         City has growth management
                                with the Coastal Commission to                     Policy                           Planning                                      system to guide population
                                plan and preserve our coast for                                                                                                   growth.
                                the benefit of local as well as
                                state    residents     through       the
                                implementation of the Santa Cruz
                                Local Plan.

                            POLICY E:
                                Natural and developed resources                    GP LU             N/A            Public          Zoning: Public deve-          No comment.
                                should be considered in the siting                 Policy                           facilities      lopment, Coastal Re-
                                and     construction       of    public                                                             view (Coastal Per-
                                facilities     to     ensure       that                                                             mit), CEGA Design
                                development relates both visually                                                                   Review
                                and       functionally      to       the
                                surrounding environment.
                            Program 1: If the sewage treatment                     CP LU           Neary's          Public          Zoning: Public Pro-           Any expansion of treatment
                                plant remains in Neary's Lagoon,                   Policy          Lagoon           facility        ject, Coastal Devel-          plant should be reviewed with
                                any expansion plan should provide                                                                   opment Review (Co-            Neary's Lagoon LUP policy
                                for the preservation          of the                                                                stal Permit), CEQA            pp. 3.118.
                                Lagoon as a unique natural
                                habitat.
                            Program 2: A reclamation plan for                      GP LU             N/A            Public          Zoning: Public Pro-           Refer to Policy OC-8, of
                                the sanitary landfill should be                    Policy                           facility        ject, Coastal Devel-          LUP for further direction.
                                developed to guide City actions.                                                                    opment Review (Co-
                                                                                                                                    astal Permit), CEQA
                            Program 4: Develop a cooperative                       GP LU             N/A            Park              N/A                         Currently working on a plan
                                plan with the county and the state                 Policy                                                                         for Lighthouse field.          The
                                for Lighthouse Field that remains                                                                                                 plan when approved             will
                                unique scenic coastal and natural                                                                                                 amend the Coastal Plan.
                                resources, and provides coastal
                                recreation opportunities.
                            Program 5:        Urge the state, in                   GP LU             N/A            Park              N/A                         Outside         of         coastal
                                planning     Wilder     Ranch       and            Policy                                                                         jurisdiction of City.
                                Beaches State Park to pay special
                                attention to its unique natural and
                                historical resources.          Existing
                                agricultural      uses    should      be
                                maintained, and non-auto access
                                alternatives developed.

                                                                                                                      6.13

                                                                                  LUP            Map Ref -        Coastal        Implementing
                                                                                  Policy         erence           Subject        Regulation                    Comment
                            Program 6: Integrate the planning of                  GP LU          Proposed         Coastal        Zoning: Coastal
                                Lighthouse Field and Wilder                     - Policy         pathway          access         Development Review
                                Ranch and Beaches State Park                                     Map p. 5.161                    (Coastal Permit)
                                with improvements to roads and
                                paths along the Santa Cruz coast,
                                for   the    purpose     of     linking
                                recreational     and     educational
                                facilities such as the   Santa Cruz
                                Beach and Boardwalk, Natural
                                Bridges State Park, and the
                                University of California Marine
                                Lob, and for the purpose of
                                developing and maintaining a
                                designated               ocean-front
                                recreational and educational area.

                            Natural Resources

                            NR-I: Preserve and renew unique                       LUP            LUP              Natural        Zoning: Conser-               Generally refer to natural
                                plant and animal communities of                   P.2.25         Natural          Resources      vation Ordinance,             area land use designations on
                                aesthetic,       scientific        and                           Resource                        Subdivision Ordi-             LUP      map     and      Natural
                                recreational value (Open Space                                   Maps 2-4                        nance                         Resource      Maps     2.4     for
                                Conservation Element, 1973).                                                                                                   natural     resource     policies,
                                                                                                                                                               p.2-7 through 2.22 of the
                                                                                                                                                               Land Use Plan describe plant
                                                                                                                                                               and animal communities

                            NR-2:      Regulate development in                    L UP           GP LU            Natural        Zoning: Conser-               No Comment.
                                proximity to streams, creeks and                  P. 2.25        Map              Resources      vation Ordi-
                                other water bodies to maintain,                                  Natural                         nonce, Grading
                                and possibly exceed,          required                           Areas                           Ordinance, Sub-
                                water quality standards (General                                                                 division Ordi-
                                Plan, 1980).                                                                                     nance, CEGA
                            NR-3- Protect perennial           streams,            LUP            LUP              Natural        Zoning: Conser-
                                marshes and estuaries        and the              P.2.25         Natural          Resources      vation, Grading
                                related vegetation and wildlife                                  Resource                        Ordinance. Subdi-
                                for their aesthetic, scientific and                              Map 2-4                         vision Ordinance,
                                recreational value (Open Space                                                                   CEQA
                                and Conservation Element, 1973).

                                                                                                                6.14

        =logo= M M M M M M                                                                                       M M                                       M

                                                                            LUP            Map Ref -       Coastal       Implementing
                                                                            Policy         erence          Subject       Regulation                   Comment
                         NR-4: Require environmental review                 LUP            LUP             Natural       CEQA                         No CEQA exclusion for
                             of all development in or directly              P.2.25         Map             Resources                                  development     adjacent     to
                             adjacent     to    natural     areas                                                                                     natural areas.
                             (California Environmental Quality
                             Act).
                         NR-5: Protect the public health,                   LUP            GP LU           Natural       Zoning: Conser-              No Comment.
                             safety and community welfare,                  P.2.25         Map             Resources     Ordinance
                             preserve natural environmental
                             resources, minimize man-made
                             effects on the terrain, preserve
                             riparian areas and encourage
                             development in harmony with the
                             natural vegetation and land forms
                             by regulating (Zoning Ordinance,
                             Chapter 24.51).
                         NR-6: Santa Cruz has adopted a tree                LLP            NA              Natural       Zoning: Conserva-            Tree cutting is allowed in all
                             ordinance to regulate the cutting              P.2.25                         Resources     tion Ordinance,              land use areas subject to
                             of trees for their aesthetic,                                                               Heritage Tree Or-            regulations of the heritage
                             heritage    and    habitat     value                                                        dinance, SP-0 Or-            tree ordinance.     In natural
                             (Municipal Code 6.56).                                                                      dinance                      areas,    significant      plant
                                                                                                                                                      communities,     and     animal
                                                                                                                                                      habitats, tree cutting will be
                                                                                                                                                      controlled     through       the
                                                                                                                                                      conservation regulations.

                         NR-7: Santa Cruz has adopted a                     LUP            NA              Natural       Zoning: Conser-              No Comment.
                             grading ordinance to control                   PI-25                          Resources     vation (Erosion
                             grading and minimize the effects                                                            Control Ordi-
                             of    grading      particularly    in                                                       nance, Grading
                             sensitive natural areas.                                                                    (UBC)
                         NR-8: Develop techniques to protect                LUP            GP LU           Natural       Zoning: Conser-
                             and    enhance     natural     areas           P.2.25         Mcip            Resources     vation Ordi-
                             including, but not limited to,                                                              nance, Grading
                             Arana Gulch, the Son Lorenzo                                                                (UCC), CEQA
                             River, Neary's Lagoon, Antonelli
                             Pond, and Moore Creek Canyon
                             (General Plan, 1980).

                                                                                                        6.15

                                                                              LUP           Map Ref -      Coastal        Implementing
                                                                              Policy        erence         Subject        Regulation                 Comment
                           NR-9: Prepare a design plan for the                LUP           GP LU          Natural         N/A                       Related policies:        NR-8,
                               San Lorenzo River that provides                P.2.25        Map            Resources/                                T&PF, C-6, CP, A-1, ERM,
                               guidelines      for        sensitive                                        Son Lorenzo                               3-3, NH-16.      Prepare Son
                               landscaping treatment and access                                            River                                     Lorenzo River design plan.
                               ways, so that people can enjoy
                               this significant natural resource
                               (General Plan, 1980).

                           NR-10:       Develop an ordinance                  LUP           GP LU          Natural        Zoning: SP-0 Coas-         See APO on coastal offers of
                               requiring the dedication of or                 P.2.25        Map            Resource/      tal Development Re-        dedication    of    easements.
                               granting an easement to natural                                             Easements      view (Coastal Per-         Page 5.149
                               areas appropriate for passive                                                              mit) Subdivision
                               recreation or open space uses.                                                             Ordinance

                           NR-11: Develop an erosion control                  LUP           GP LU          Natural        Zoning: Conser-            No Comment.
                               ordinance to minimize conditions               P.2.25        Map            Resource/      Ordinance     (erosion
                               of accelerated erosion that have                                                           control)
                               led to, or could lead to, the
                               degradation of water quality, loss
                               of aquatic habitat, damage to
                               property, loss of top soil and
                               vegetation cover, and increased
                               flooding danger.

                           NR- 12:          Prepare       wetlands            LUP           GP LU          Natural        Zoning: Coastal            This      policy        requires
                               management plans for Younger                   P.2.26        Map            Resource/      Development Review         preparation of a management
                               Lagoon, Antonelli Pond, Neory's                                                            (Coastal      Permit)      plan for the areas described
                               Lagoon    and     possibly    Jessie                                                       Conservation               in NR-8 or as a result of
                               Wetland (see Policy NR-17) to                                                              Ordinance.                 related development activity.
                               preserve and enhance the habitat
                               value of these wetlands as a
                               requirement for inclusion in any
                               coastal   permit     involving    or
                               adjacent to these sites.

                           NR - 13:       Revise      Conservation            LUP              N/A         Natural          N/A                      Conservation Ordinance is
                               Ordinance to more adequately                   P.2-26                       Areas                                     revised.
                               protect natural resources.

                                                                                                           6.15A

                                                                                LUP             Map Ref -       Coastal         Implementing
                                                                                Policy          erence          Subject         Regulation                   Comment

                          NR-14:        New development in                      LUP             OSCE            Natural         Zoning: Conserva-            The recharge area as marked
                              groundwater recharge areds (Map                   P.2.26          Map 21          Areas,          Ordinance                    in the map is questionable
                              21 of the Open Space and                                          Page 62         Groundwater                                  based     on    more       recent
                              Conservation Element) shall be                                                    Recharge                                     environmental data from the
                              designed and sited to minimize lot                                                                                             county.
                              coverage and impervious surface,
                              and to maximize the retention of
                              stormwater runoff.
                          NR-15: Tree cutting in significant                    LUP             GP LU           Natural         Zoning: Conserva-            This policy is aimed at
                              plant or animal communities shall                 P.2.26          Map             Areas/          Ordinance, SP-0              limiting tree cutting for
                              be    reviewed     and      controlled                            Natural         Trees           Design Review                habitat reasons.
                              through       the        conservation                             Areas/                          Ordinance, Subdi-
                              ordinance to require preservation                                 Natural                         vision Ord;
                              of maximum extent of vegetation.                                  Resource                        Sec. 23.24. 030. 3
                                                                                                Map 2-4
                          NR-16:          Require      any       new            LUP                N/A          Natural         City Code Section            Mainly occurs in Medar
                              development with a septic system                  P.2.26                          Area/           6.20.020 Coastal             Street area coastal policy
                              to meet the standards of the                                                      Septic          Permit                       limits new lot size for septic
                              County Health Officer, including                                                                                               to a minimum size of one
                              minimum new lot size of one                                                                                                    acre.
                              acre, and the requirement of the
                              Public Works Director regarding
                              future connection to the City
                              sewer system.
                          NR-17: Require a management plan                      LUP             LUP             Natural         Zoning: Conser-              Some as policy ERM-A.
                              for remaining open space areas or                 P.2.22          Map 7,          Hazard          Ordinance, CEQA
                              off-site mitigation before the                                    7,8,9,
                              development of the Jessie Street                                  11,12
                              Marsh area.      If there is off-site                             13,14
                              mitigation, then it must follow
                              the criteria of the Resources
                              Agency's Wetlands Policy.

                                                                                                              6.16

                                                                           LLIP           Map Ref -      Coastal       Implementing
                                                                           Policy         erence         Subject       Regulation                 Comment

                          Natural Hazard*

                          NH-I:      Regulate development in               LUP            LUP            Natural       Zoning: Conservation       No Comment.
                              unsafe areas indentified in the              P.2.28         Map 8          Hazard        Ordinance, CEGA
                              Open Space and Conservation
                              Element and Seismic Safety and
                              Safety Element of the General
                              Plan (General Plan, 1980).

                          NH-2:        Require     environmental           LUP            LUP            Natural       Zoning: Conserva-          Some as policy ERM-A
                              assessment of development in                 P.2.28         Map 7,         Hazard        Ordinance, CEQA
                              sia-ismic   hazard     areas,     GS                        8,9,11,
                              identified in the General Plan                              12,13,
                              (CEQA).                                                     14

                             Refer to Maps 7-15

                                                                                                            6.17

                                                                                                    12                 M M MIM                                           M141M

                                                                                   LUP             Map Ref -         Coastal          Implementing
                                                                                   Policy          erence            Subject          Regulation                    Comment

                           NH-3: Require site specific geologic                    LUP             LUP               Natural          Zoning: Conserva-            No Comment.
                                investigation for new residential                  P.2.28          Map 8             Hazard           vation Ordinance,
                                development in excess of four                                                                         CEQA: Subdivision
                                units,    and   new commercial,                                                                       Ordinance Sections
                                industrial, public and semi-public                                                                    23.15.020.3(c),
                                structures in known potential                                                                         23-16.070.4(c)5,
                                liquefaction areas as specified in                                                                    23.16.080.1(b),
                                the Seismic Safety and Safety                                                                         23.20.020.9c(6)
                                Element of the General Plan
                                (Seismic     Safety     and     Safety
                                Element).           Site       specific
                                investigations should assess the
                                potential for I iquefact ion- induced
                                ground     failures    and      suggest
                                measures to mitigate the hazards
                                from vertical and/or horizontal
                                displacement. If it is found that
                                engineering     techniques cannot
                                mitigate the hazards to within
                                acceptable          risk         levels,
                                appropriate with the intended
                                land use, the location of the
                                proposed development should be
                                denied.    Although site specific
                                investigations     would     not     be
                                required     on   applications       for
                                building permits for three or more
                                dwellings, applicants should be
                                informed of the hazard and
                                encouraged to consult qualified
                                professional.

                            NH-4: Santa Cruz first adopted the                      LUP               N/A             Natural         Earthquake provision           No Comment.
                                UBC      in   1927, including its                   P.2.28                            Hazard          (LJBC)
                                earthquake provisions, and has
                                adopted each subsequent revision.

                            NH-5: Santa Cruz has adopted the                        LUP               N/A             Natural         Abatement of Dan-              No Comment.
                                LJBC for the Abatement of                           P.2.28                            Hazard          gerous Buildings
                                Dangerous Buildings, resulting in                                                                     (UBC)
                                the     abatement       of      several
                                hazardous structures.
                                                                                                                       6.18

                                                                             LUP           Map Ref -       Coastal       Implementing
                                                                             Policy        erence          Subject       Regulation                 Comment

                           NR-6: Santa Cruz has adopted a                    LUP             N/A           Natural       Grading (UBC)              No Comment.
                               revised Excavation and Grading                P.2.28                        Hazard
                               Ordinance        that      controls
                               excavation and grading on steep
                               and unstable    slopes in areas
                               susceptible   to    environmental
                               damage such as some of the
                               seismic hazard areas (Zoning
                               Ordinance Chapter 24.57)

                           NH-7: Regulate development on or                  LUP           LUP             Natural       Zoning: Conserva-          Some as policy ERM A-3
                               near unstable slopes to ensure                P.2.28        Maps            Hazard        tion Ordinance,
                               that development is either safe                             7,11,12                       Grading Ordinance
                               and attractive, or prohibited                                                             (UBC) Design Re-
                               (General Plan, 1980)                                                                      view Ordinance

                           NH-8:      In erosion hazard areas                LUP           LUP             Natural       Zoning: Conservation       No Comment.
                               identified in the Open Space and              P.2.28        Maps 7,         Hazard        Ordinance, CEGA
                               Conservation Element of the                                 8,9,11,
                               General         Plan,        control                        12,13,14
                               development    by the siting of
                               structures, minimizing removal of
                               vegetation, minimizing grading,
                               requiring    temporary       erosion
                               prevention        devices        and
                               techniques,  and require   drainage
                               plans (Zoning Ordinance     Chapter
                               24.51).

                           NH-9: Santa Cruz has adopted a                    LUP             N/A           Natural       Zoning: Conservation       No Comment.
                               Grading Ordinance to control                  P.2-28                        Hazard        Ordinance, Grading
                               alterations to existing land forms                                                        (UBC)
                               and minimize erosion problems
                               (Zoning Ordinance Chapter 24.27).

                                                                                                            6.19

                                                                                  LUP            Map Ref -        Coastal        Implementing
                                                                                  Policy          erence          Subject        Regulation                    Comment

                            NR-10:        Require site specific                   LLP               N/A           Natural        Zoning: SP-0 Ordi-            No Comment.
                               geologic investigation for all                     P.2.28                          Hazard         nance Coastal Deve-
                               developments within 100 feet of                                                                   lopment Review
                               existing coastal bluff retreat                                                                    (Coastal Permit),
                               areas, as identified in the Open                                                                  CEQA
                               Space and Conservation Element
                               of the General Plan (Seismic
                               Safety and Safety Element, 1976).
                            NR-11:     Santa Cruz had adopted                     LUP               N/A           Natural        Zoning: Conserva-             No Comment.
                               regulations which do not allow                     P.2.28                          Hazard         tion Ordinance,
                               density credit for development of                                                                 Grading,         (UBQ1
                               lands with 30% or greater slope                                                                   CEQA
                               (Zoning Ordinance Chapter 24.51).

                            New Policy:

                            NR-12: Adopt an Erosion Control                       LUP               N/A           Natural        Zoning: Conserva-             No Comment.
                               Ordinance to minimize alterations                  P.2.28                          Hazard         tion Ordinance, Gra-
                               to existing land forms, require                                                                   ding (L)BC), CEGA
                               vegetation of natural areas, and
                               provide drainage systems and
                               erosion control methods           (New
                               Ordinance.)
                            NR-13: Adopt a Shoreline Protection                   LLP               N/A           Natural        Zoning: SP-0 Ordi-            No Comment.
                               Ordinance to control development                   P.2.28                          Hazard         nance
                               of shoreline structures.           The
                               ordinance shall require a review
                               of    all   shoreline      structures,
                               including       rip-rap,        groins,
                               seawalls,  or any other structures
                               designed   to after the impacts of
                               the ocean and to assure stability
                               and structural integrity of the
                               shoreline structure as well as of
                               adjacent areas.       The ordinance
                               will consider and minimize the
                               effects      of     the     shorel ine
                               development on public access,
                               visual    qualities,   and      marine
                               resources (New Ordinance).
                                                                                                                   6.20

                                                                                   LUP            Map Ref -        Coastal        Implementing
                                                                                   Policy         erence           Subject        Regulation                    Comment

                             NR-14: The City has adopted an F-P                    LUP            LUP              Natural        Zoning: Flood Plain           No Comment.
                                  Flood Plain District and applied it              P.2.28         Map 14           Hazard         Ordinance
                                  to two unprotected flood plains
                                  (Moore Creek and Arana Gulch).
                                  This flood plain district was
                                  adopted as part of the City's
                                  participation in the national Flood
                                  Insurance     Program     and      was
                                  designed to regulate development
                                  in flood plains, thereby reducing
                                  the risk of life and property
                                  (Zoning Ordinance Chapter 24.16)

                              NH-15. Santa Cruz participates in                    LUP               N/A           Natural           N/A                        No Comment.
                                  development and carrying out the                 P.2.28                          Hazard
                                  County-wide               Emergency
                                  Response plan coordinated by the
                                  County Office of Emergency
                                  Services.        The      Emergency
                                  Response Plan covers all forms of
                                  disaster including flooding and
                                  major fire events.      The County
                                  Civil    Defense     and      Disaster
                                  Response Plan is approved by the
                                  State    Off ice    of     Emergency
                                  Service.                                                                                                                      City needs to develop a
                              NH-16:      A channel maintenance                    LUP            GP LUP           Natural          N/A                         channel           maintenance
                                  program for the Son Lorenzo                      P.2.28         Map              Hazard                                       program and design plan
                                  River should be developed and                                                                                                 (NR-9)
                                  implemented       to    ensure      the
                                  maintenance        of     f lood-flow
                                  capacity of     the levee system,
                                  with consideration given to the
                                  natural    environment       to    t h e
                                  maximum extent possible (Seismic
                                  Safety and Safety Element, 1976).

                                                                                                                      6.21

                                                                              LUP           Map Ref -       Coastal        Implementing
                                                                              Policy        erence          Subject        Regulation                  Comment

                          NH-17:             Fire       preventive            LUP           OSCE            Natural        Zoning: Conservation        No Comment.
                              accountability should be required               P.2.28        Map 7,          Hazard         Ordinance, CEQA
                              for     new      development         in                       P. 19
                              neighborhoods    susceptible to wild
                              fires (Seismic   Safety and Safety
                              Element, 1976).
                          NH-18: Where preservation of fire                   LUP           OSCE            Natural        Zoning Conservation         No Comment.
                              prone vegetation in currently                   P.2.28        Map 7,          Hazard         Ordinance, CEGA
                              undeveloped areas is deemed                                   P. 19
                              desirable      and      appropriate,
                              development    setbacks should be
                              required as    determined by the
                              Fire      Department       on        a
                              proj ec t-by -project basis (Seismic
                              Safety and Safety Element, 1976).
                          NH-19:    In fire hazard areas with                 LUP           OSCE            Natural        Zoning: Conservation        No Comment.
                              slopes greater than 30%, require a              P.2.28        Map 7,          Hazard         Ordinance, CEGA
                              20-foot setback from the top                                  P. 19
                              edge     of  the    slope    (Zoning
                              Ordinance Chapter 24.51).

                          Archaeological Resources
                          Policy:   The City shall take such                  LUP              N/A          Archaeolo- Resolution, list of             City surveyed potential sites
                              action as is necessary to identify              P.2.38                        gical          known sites                 and retains records on those
                              and obtain information on the                                                 Resources                                  sites.
                              existence and significance of
                              archaeological sites.
                          Policy:   The City shall encourage                  LUP             N/A           Archaeolo-     Resolution, list of         City surveyed potential sites
                              early identification of sensitive               P.2.38                        gical          known sites; imple-         and retains records on those
                              sites in the land-use planning                                                Resources      menting regulations         sites.
                              and/or development of an area, in                                                            include implementa-
                              order       that      archaeological                                                         tion procedures
                              resources      can     be      given
                              consideration       during        the
                              conceptual design phase       of a
                              project.

                                                                                                             6.22

                                                                                 LUP            Map Ref-         Coastal        Implementing
                                                                                 Policy          erence          Subject        Regulation                  Comment

                            Policy: The City shall evaluate in                   LUP               N/A           Archaeologi- N/A                           Evaluation            completed
                                 archaeological ly sensitive areas               P.2.38                          cal Resources                              through              preliminary
                                 such discretionary project, as set                                                                                         reconnaissance.
                                 forth in California Environmental
                                 Quality Act guidelines, as to the
                                 extent of the resource prior to
                                 approval of any project which
                                 may adversely impact the site.

                             Policy;    The City shall determine                 LUP               N/A           Archaeolo-     Zoning: Use Permit          (Known Sites) - All projects
                                 proper site disposition prior to                P.2.38                          Cal            Section 24.50.190           on     known       sites      are
                                 approval of any project which                                                   Resources      (Known Sites) Section       non-exempt from CEQA and
                                 may adversely impact the site.                                                                 24.50.190, 24.12.480        require a use permit which
                                                                                                                                and       - Resolution-     can-     be   conditioned      to-
                                                                                                                                NS-14,427 and 14,825;       mitigate       the       impact;
                                                                                                                                Historic           Plan     (Unknown        Site)       Upon
                                                                                                                                Element of General          discovery          of          an
                                                                                                                                P [on (Unknown Sites)       archaeological resource      work
                                                                                                                                Sec.         24.29.240;     must halt on a project and a
                                                                                                                                (Sensitive       Areas)     mitigation plan be developed;
                                                                                                                                Resolution NS-14,175        (Sensitive Areas) Projects
                                                                                                                                and     14,941,     and     which are not exempt from
                                                                                                                                Section 24.24.240           CEQA may be required to
                                                                                                                                                            perf arm      a      preliminary
                                                                                                                                                            archaeological
                                                                                                                                                            reconnaissance                and
                                                                                                                                                            conditions may be attached
                                                                                                                                                            to mitigate any impacts. The
                                                                                                                                                            provision of the discovery
                                                                                                                                                            ordinance Section 24.29.240
                                                                                                                                                            apply to CEQA exempt
                                                                                                                                                            projects and can lead to
                                                                                                                                                            mitigation , conditions         if
                                                                                                                                                            necessary on discovery of an
                                                                                                                                                            archaeological resource.

                             Policy: The City shall provide for the              LUP                N/A          Archaeolo- Zoning: Historic                No Comment.
                                 evaluation and proper disposition               P.2.38                          Cal            Preservation, Arch-
                                 of archaeological resources which                                               Resources      aeological
                                 are discovered in the course of a                                                              24.29.241-247
                                 project.

                                                                                                                  6.23
                    =Om                                                                                    n2                   m m M.m m m mini m

                                                                                  LUP             Map Ref -        Coastal        Implementing
                                                                                  Policy           erence          Subject        Regulation                    Comment

                            Policy: The City shall follow the                     LUP               N/A            Archaeolo-     Zoning: Historic              No Comment.
                                procedures adopted as a part of                   P.2.38                           Cal            Preservation,
                                the Historic Preservation Plan for                                                                Archaeological
                                the preservation of archaeological                                                                24.29.241-247
                                resources     for      all    projects
                                proposed on city-held properties.

                            Policy: The City shall set aside a                    LUP               N/A            Archaeolo-       N/A                         Money       set     aside     for
                                yearly allocation for expenditures                P.2.41                           Cal                                          Archaeological assistance.
                                relating to the preservation of                                                    Resources
                                archaeological resources.

                            Policy:    On or in the vicinity of                   LUP               N/A            Archaeolo- Zoning: Historic                  Money       set     aside     for
                                known sites, the City shall                       P.2.41                           Cal            Preservation (Section         Archaeological assistance.
                                arrange to have an archaeological                                                                 24.29.246)
                                observer on site for all Class I or
                                2 projects (CEQA) that intorduce
                                a new impact via earth-moving
                                activities. Furthermore, for such
                                projects on or in the vicinity of
                                known burial or sacred sites, the
                                City   shall     arrange    for     the
                                participation     of     Q      native
                                American         observer       during
                                earth-moving activities.

                            Policy:    The City shall provide a                   LUP               N/A            Archaeolo-        N/A                        Archaeological file
                                central repository for artifactual                P.2.41                           Cal                                          estab I ishe&-
                                materials discovered within the                                                    Resources
                                City limits.        All artifGctual
                                materials taken on public lands
                                shall be placed therein.       Owners
                                of private properties shall be
                                encouraged      to    donate      such
                                materials to this facility.

                                                                                                                      6.24

                                                                                     LUP            Map Ref -        Coastal         Implementing
                                                                                     Policy         erence           Subject         Regulation                    Comment

                              Paleontological Resources

                              Policy:    The City shall encourage                    LUP            LUP              Paleonto-       Zoning: SP-0 Ordi-            LUP policy, procedures, and
                                  consideration of paleontological                   P.2.41         P.2.42           logical         nance                         mitigation included in LUP
                                  resources during the conceptual                                                    Resources                                     policy below.
                                  design      phase      of      coastal
                                  development         in       sensitive
                                  paleontological resource areas (see
                                  Sensitivity map).

                              Procedure: Site Specific impacts will
                                  be identified as part of the initial                              LUP              Paleonto-       ZoninT. SP-0                  No Comment.
                                  environmental              assessment                             P.2.42           Cal             Ordinance, CEQA
                                  required for such projects under                                                   Resources
                                  CEQA.

                              Other Coastal Policies

                              OC-1:     Maintain the existing park                   LUP            LUP              Parks           City Code: Park               Expansion of Sewer Plant
                                  system      and     add       facilities           P.2.43         P.2.44                           Facilities Tax,               into Neary's Lagoon not
                                  commensurate           with        new                                                             Sub. Ord., Zoning:            approved        by        Coastal
                                  development (General Plan, 1980).                                                                  Coastal Develop-              Commission.
                                                                                                                                     ment Review
                                                                                                                                     (Permit)

                              OC-2:        Implement a park and                      LUP               N/A           Parks           City Code: Park               No Comment.
                                  recreation facilities tax for new                  P.2.43                                          Facilities Tax.
                                  development to raise revenues for
                                  acquisition, improvement, and
                                  expansion of public parks within
                                  the district of new development.

                              OC-3:         Require      through      the
                                  subdivision      regulations,       the
                                  provision of park facilities by     the
                                  Ucuicat ion of land, the granti-I of
                                  a    recreation      easement,        or           LUP                N/A          Parks           Subdivision park
                                  payment of an in-lieu fee.                         P.2.43                                          dedication                    No Comment.
                                                                                                                                     requirements.

                                                                                                                     6.25

                                                                                LLP            Map Ref-         Coastal        Implementing
                                                                                Policy         erence           Subject        Regulation                   Comment
                           OC-4:        Maintain Moore Creek                    LUP               N/A           Design         Zoning: Design               Moore        Creek         design
                               Canyon as open space feature;                    P.2.43                          Review         Design Review                guidelines      detailed        in
                               encourage        the       California                                                           Ordinance                    Western Drive Master Plan,
                               Department       of    Parks       and                                                                                       Wilder State Park outside of
                               Recreation to maintain the North                                                                                             City    coastal     jurisdiction.
                               Coast benchlands in agricultural                                                                                             Development along Mission
                               use; encourage the California                                                                                                Street entrance to Santa
                               State    Parks    Department        to                                                                                       Cruz requires design review.
                               develop trhe Wilder State Park                                                                                               Eastern                 entrance
                               with minimum changes visible                                                                                                 (Eaton/Murray            Streets)
                               from    Highway       1,   and      by                                                                                       covered by      Port District
                               establishing design guidelines in                                                                                            Master        Plan        Design
                               the Community Design Plan for                                                                                                Guidelines.
                               the entrances to the City (Scenic
                               Highway Element, 1976).

                           OC-5: Maintain views to and along                    LUP               N/A           Design         Zoning: SP-0 Ord.,           Height limit and setbacks in
                               the Coast in Scenic Coastal Areas                P.2.43                          Review         Design Review                zoning districts along the
                               (along West Cliff Drive Beach                                                                                                coastal    shoreline     (OF-R,
                               Street, and East Cliff Drive) and                                                                                            R-T(B), C-B, R-1-5, R-L,
                               require new development to be                                                                                                SC-H) also ensure view
                               compatible with the character of                                                                                             protection.
                               the surrounding area.

                          OC-6--Parking Policy:             Require             LUP               N/A           Parking        Zoning: Parking              The reduction of public or
                               parking for new development in                   P.2.43                                         Ordinance                    private parking is a part of
                               the Coastal Zone so that parking                                                                                             coastal development review.
                               demands for new development
                               will not significantly impact
                               coastal parking.
                          OC-7--Seabright        Area       Parking:            LUP               N/A           Parking        Zoning: Parking              The reduction of public or
                               Maintain the existing level of                   P.2.43                                         Ordinance,      Public       private parking is a part of
                               public access, including parking,                                                               Development Coastal          coastal development review.
                               to Seabright Beach, while limiting                                                              Review        (Coastal
                               or reducing impacts on residential                                                              Permit)
                               areas, and encourage alternatives
                               to the automobile.

                                                                                                             6.26

                                                                                          LUP              Map Ref -         Coastal          Implementing
                                                                                          Policy           erence            Subject          Regulation                      Comment

                                OC-8--Sanitary Land Fill Land Use                         LUP                 N/A            Design           Zoning: Design                  This      policy       Will       be
                                    Policy: The management of the                         P.3.114          Review            Review Ordinance                                 implemented                through
                                    landfill should be consistent with                                                                                                        development review process.
                                    the best landfill practices (e.g.,
                                    those described in the Lonq-Rance
                                    Development Plan for-Sanitary
                                    Landf i I I  5ite     such     as     soil
                                    compaction,               revegetation,
                                    permanent drainage and Regional
                                    Water Quality Control Board
                                    Standards). Future use of the site
                                    should minimize impacts on
                                    surrounding park use and should be
                                    used for recreational purposes.

                                OC-9:        Conversion of overnight                      LUP                 N/A            Tourist          Zoning: Coastal
                                    tourist accommodations to a                           P.2.45                             Accom-           Permit                          The LUP policy provides
                                    non-v 1 sitor- serving use shall not                                                     moda-                                            limitations on development
                                    be permitted unless the number of                                                        tions                                            that        reduces          visitor
                                    rooms being lost is less than 20,                                                                                                         accommodation.              Coastal
                                    or a comparable number of                                                                                                                 monitoring program will keep
                                    accommodations            are       being                                                                                                 track of reductions.
                                    constructed in other areas of the
                                    City. .

                                OC-10:         Minimize tree cutting                      LUP                 N/A            Trees            Zoning: SP-0 Ord.,
                                    between the nearest through                           P.2.26                                              Ord., Pub.Devel.                No Comment.
                                    public road and the coast.                                                                                Coastal Review
                                                                                                                                              (Coastal Permit)

                                Coastal Access

                                Existing Access Points: Maintain                          LUP              LUP               Coastal          Zoning: SP-0
                                existino access points.                                   P.4.10           P.4.10            Access           Ordinance
                                                                                                           Port Dis-
                                                                                                           rict
                                                                                                           Coastal
                                                                                                           Land Use
                                                                                                           P Ion
                                                                                                           P.3.64                                                                N/A

                                                                                                                               6.27

                                                                           LLP            Map Ref -      Coastal        Implementing
                                                                           Policy        erence          Subject        Regulation                 Comment

                         CA-1--Signing: The first proposal in              LUP              N/A          Coastal          N/A                      Develop City Coastal signing
                            the coastal access component is to             P.4.10           N/A          Access/                                   program.
                            develop     a   coordinated      and                                         Signing
                            standardized      signing   program
                            relative to coastal and beach
                            access. This would include signs
                            showing the way to major beach
                            access points within the City on
                            all   of    the    access      routes
                            designated in the General Plan
                            (Transportation       and     Public
                            Facilities section of the General
                            Plan, Policy C, Program 9). This
                            would     make     available     and
                            encourage public exposure to those
                            primary and safe access points
                            along the Santa Cruz coastline.

                            This      comprehensive       signing
                            program would have a second
                            component, and that would be to
                            sign even more rigorously than is
                            currently the case those areas
                            where beach access is dangerous.
                            In conformance with Coastal Act
                            Policy, access to these points
                            would not be physically prohibited
                            by fences or other mechanisms,
                            but all such areas which are
                            dangerous would be so posted and
                            signed to direct people to the
                            closest improve access.

                                                                                                              6.28

                                                                                      LUP             Map Ref -         Coastal         Implementing
                                                                                      Policy          erence            Subject         Regulation                     Comment

                              CA-2--Bikeways Plan: The adopted                        LUP                N/A            Coastal         Zoning: Parking                Coastal                  Bi  keway
                                   City Bikeways Study (Plan) is part                 P.4.27                            Access/         Ordinance,       Design        improvements will be made
                                   of an ongoing effort to reduce the                                                                   Review Ordinance               as    part    of     development
                                   reliance on the automobile for                                                                                                      review and the ongoing
                                   transportation.     The plan maps
                                   proposed bikeways and makes
                                   recommendations          for       plan
                                   implementation.       Many of the
                                   proposed bikeways are in the
                                   Coastal Zone or link Coastal Zone
                                   areas to other areas, improving
                                   the access to the coast by bicycle.
                                   The                   implementation
                                   recommendations          will       GISO
                                   contribute to safe coastal access
                                   by making bikeway improvements,
                                   providing locking posts, signing,
                                   and    other    support      facilities,
                                   acquiring easements for pathway
                                   construction and publicizing the
                                   City bicycle program. A complete
                                   summary of recommendations
                                   follows:

                              CA-3--New Access Point: One new                         LUP               N/A             Coastal         Zoning: OF-R                   Coastal Conservancy grant
                                   major access point is planned                      P.4.10                            Access          Ordinance, SP-0                received fron Cowell Beach
                                   along the City of Santa Cruz                                                         points          Ordinance                      Accessway. Lighthouse Field
                                   coastline. The City has a grant                                                                                                     state    park     may      provide
                                   from the Coastal Conservancy to                                                                                                     second new access.
                                   build an improved access to the
                                   west end of Cowell Beach.           this
                                   will be a telescopic wooden step
                                   edifice providing access to the
                                   beach at low tide, and to the
                                   water's edge at high tide. It       will
                                   nNn cprvi- thp -aerfinn r-nmrntinitv,
                                                             - ------------I
                                   providing access to Steamer Lane.
                                   This improvement will likely be
                                   implemented during 1980, and no
                                   later than 1981.        Other access
                                   point improvements (new or
                                   improved) shall be considered on a
                                   case basis.
                                                                                                                           6.29

                                                                         M = = V M = M M M M

                                                                             LUP *          Map Ref -       Coastal        Implementing
                                                                             Policy         erence          Subject        Regulation                  Comment

                         CA-4--unproved Access Point: The                    LUP              N/A           Coastal          N/A                       Coastal conservancy project
                             major access to Secbright Beach,                P.4.10                         Access                                     approved     to   improvement
                             at the foot of Mott and Cypress                                                Improvements                               access to Seabright Beach.
                             Avenue, is subject to very high
                             use levels--and resulting refuse
                             problems. This access point should
                             be upgraded by relocating and/or
                             screening of the state dumpsters,
                             rebuilding the entry walls, and
                             redesigning the entryway with the
                             possible addition of landscaping.
                             These      improvements        should
                             ameliorate physical problems and
                             encourage the public to use trash
                             receptacles rather than littering.

                         CA-5--Moore Creek/Western Drive                     LUP            LUP             Coastal        Zoning: SP-0 Ordi-          APO on Coastal offers of
                             Coastal    Access: A         proposed           P.3.76-3.8     Western         Access         nance, CZ-0 Ordi-           dedication/easements
                             coastal access trail is shown along                            Drive           Moore          nance                       includes Moore Creek.
                             Moore Creek linking the Western                                Map A&B         Creek
                             Drive area with Natural Bridges                                3.7-3.8
                             and the Coastal Trail System.
                             The City currently has policy
                             (Council Policy #26.2) to      obtain
                             public       easements         where
                             appropriate       along        creeks
                             wherever possible as part      of the
                             project review process.          This
                             approach was used in the Reinhold
                             Canyon area, east of Western
                             Drive, providing land          for a
                             pathway linking Meder Street to
                             Mission Street. This policy may
                             need to be strengthened in the
                             form of a City ordinance as part
                             of the LCP           Implementation
                             Program.

                                                                                                              6.30

                                                                                 LUP             Map Ref -       Coastal        Implementing
                                                                                 Policy          erence          Subject        Regulation                   Comment

                             CA-6--Westside Study Area Access:                   LUP             LUP Map         coasta[        Zoning- SP-0 Ordi-
                                 The West Side Study area                        N/A             N/A             Access/        nance Coastal                West Side Study Area Land
                                 (Wolfsen-Swenson property) is                                                   Westside       Development                  Use Guideline. Not included.
                                 another component of the City's                                                                Review (Coastal
                                 Local Coastal Land Use Plan. This                                                              Permit)
                                 work item discusses potential
                                 development parameters for the
                                 subject property, including a mix
                                 of industrial, residential and open
                                 space uses.           One of the
                                 development guidelines, stipulates
                                 direct coastal access along the
                                 entire cliff frontage as well as
                                 providing a segment of coastal
                                 trail linking Natural Bridges with
                                 Wilder Ranch State Park.          This
                                 will be a new coastal access point
                                 within the City limits of the City
                                 of Santa Cruz, across private
                                 property.    The coastline in this
                                 location will not permit access to
                                 the water's edge; there is a
                                 coastal    cliff   and     significant
                                 drop-off.    Thus, access at the
                                 West Side Study Area will be akin
                                 to those other points along the
                                 Santa Cruz City coastline where
                                 sight-seeing, ocean viewing and
                                 related activities will be able to
                                 take place, but where access to
                                 the beach/water will not be
                                 possible. At present, the coastal
                                 access point is envisioned to be as
                                 close as possible to the cliff edge,
                                 considering environmental and
                                 safety concerns, and providing
                                 maximum viewing potential.

                                 Portions of the Westside Study area were not approved by the Coastal
                                 Commission and are a white area where the State Coastal Commission retains
                                 jurisdiction.                                                                        6.31

                                                                                  LUP            Map Ref -        Coastal         Implementing
                                                                                  Policy         erence           Subject         Regulation                    Comment

                           CA-7--Other           Access          Point            LUP                             Coastal         Zoning: SP-0 Ordi-            See pp. 14-25 of PDC LUP
                               Improvements: Improvements to                      P.4.10                          Access          nance                         for specific improvements
                               existing     access     points      and                                                                                          recommended for access to
                               connections between points may                                                                                                   Port District.
                               be needed to provide maximum
                               safe access to the coast. Such
                               improvements as stairways, paths,
                               facilities     for      handicapped,
                               fencing,    signing,    vista     point
                               enhancements, planting, benches,
                               litter   receptacles, signs,        and
                               other support facilities may be
                               called for at some access points
                               described in the Coastal Access
                               Component of the Local Coastal
                               Program.
                           CA-8--Lighthouse         Field      Access             LUP                             Coastal           N/A                         Planning for Lighthouse Field
                               Planning: Finally, development of                  P.4-10                          Access/                                       is currently underway.        The
                               Lighthouse Field State Park may                                                    Lighthouse                                    resulting plan will amend the
                               produce additional access points                                                   Field                                         LUP for the Lighthouse Field
                               along West Cliff Drive. These                                                                                                    area.
                               possibilities are discussed in the
                               LCP      Work       Item    (#7)     on
                               Lighthouse Field.        The nature,
                               location, and implementation of
                               these potential access points are
                               contingent upon future planning
                               and development of Lighthouse
                               Field.
                           CA-9--Other           Access         Points            LUP                             coastal           N/A                         The City of Santa Cruz is
                               Improvement       Program:         Seek            P.4.10                          Access                                        active     in    the      Coastal
                               funding     for    detailed      access                                                                                          Conservancy Coastal Access
                               improvement plans for West Cliff                                                                                                 Program.
                               Drive, East Cliff Drive and the
                               San Lorenzo River Levee.

                                 The Coastal Land Use Plan for Lighthouse Field has not been approved by the
                                 Coastal Commission; the State Coastal Commission retains jurisdiction.

                                                                                                                    6.32

                                                                                  LUP            Map Ref-         Coastal        Implementing
                                                                                  Policy          erence          Subject        Regulation                   Comment

                             Westem Drive Master P Ian

                             A.  IMPROVE         THE         EXISTING
                                 RIGHT-OF-WAY

                             1.  Maintain the street width at two                 LUIP              N/A           Public Works Coastal Public                 Policies 1-8 should be used
                                 (2) travel [ones, 24-28, maximum                 WDMP                            Project/       Development Review           for        reviewing        road
                                 width varying to accommodate                     P.3.8                           Design         (Coastal Permit),            improvements to Western
                                 terrain and landscape.        Parking                                            Review         Design Review                Drive.
                                 shall    be    accommodated           in                                                        Ordinance
                                 occasional bays north of Western
                                 Court. For the more southerly
                                 section of the street, one parking
                                 lane shall be provided, with bays
                                 where     feasible,    creating       G
                                 maximum street width of 32, for
                                 all    newly     developed      street
                                 sections.

                                 At the intersection with High                    LUP               N/A           Public         Zoning: Coastal              No Comment.
                                 Street and at the intersection of                WDMP                            Project/       Devel. Review
                                 Highway #1, as far as Beachview                  P.3.8                           Design         (Coastal Permit),
                                 Avenue, the street shall be 40' in                                               Review         Design Rev. Ord.
                                 width to accommodate turning
                                 movements. At the Meder Street
                                 intersection, the street shall be
                                 32' within 100' of the intersection.

                             2.  Improve      Western     Drive        by         LUP               N/A           Public Works Zoning: Coastal                No Comment.
                                 repaving us a modified ruralized                 WDMP                            Project/       Devei. Review
                                 roadway, with an attractively                                                    Design         (Coastal Permit),
                                 designed exposed aggregate' curb                                                 Review         Design Rev. Ord.
                                 and gutter.

                             3.  Establish a local drainage system                LUP               N/A           Public Works Zoning: Coastal                No Comment.
                                 which returns water into the soil                WDMP                            Project.       Devel. Review
                                 and/or canyons.                                  P.3.8                           Design         (Coastal Permit)
                                                                                                                  Review         Design Review
                                                                                                                                 Ordinance

                                                                                                                     6.33

                                                                           LUP           Map Ref -      Coastal       Implementing
                                                                           Policy        erence         Subject       Regulation                  Comment

                         4. Establish   a    pedestrian     path,          LUP              N/A         Public Works  Coastal Public              Policies 1-8 should be used
                            preferably along the westerly side             WDMP                         Project/      Development Review          for       reviewing       road
                            of the street, surfaced with                   P.3.8                        Design        (Coastal Permit),           improvements     to   Western
                            asphalt, to provide for pedestrian                                          Review        Design Review               Drive.
                            circulation and to accommodate                                                            Ordinance
                            occasional cyclists.     The path
                            should be designed to incorporate
                            curvature and vary in its distance
                            from the curb as is appropriate to
                            specific locations.

                         5. Realign the road, where possible,              LUP           LUP            Public Works Zoning: Coastal              No Comment.
                            as indicated on the Master Plan                WDMP          WDMP           Project/      Public Project Re-
                            Map to gain a more open, scenic                P.3.8         P.3.6-3.7      Design        view (Coastal Per-
                            corridor, to reduce speed and to                                            Review        mit), Design Review
                            provide a safer intersection at                                                           Ord.
                            High Street.       At designated
                            intersections, provide lighting and
                            install stop signs for safety.

                         6. Improve         the         Western            LUP           LUP            Public Works Zoning: Coastal              No Comment.
                            Drive/Highway #1 intersection                  WDMP          WDMP           Project/      Development Re-
                            and cul-de-sac at the western end              P.3.8         P.3.6-3.7      Design        view (Coastal
                            of Grandview Street.                                                        Review        Permit), Design
                                                                                                                      Review Ord.

                         7. Underground        the     overhead            LUP           LUP            Public Works Zoning: Coastal              No Comment.
                            utilities.                                     WDMP                         Project/      Review (Coastal
                                                                           P.3.8                        Design        Permit), Design
                                                                                                        Review        Review Ord.

                         8. Retain the landscape quality of                LUP              N/A         Public Works Zoning: Coastal
                            Western Drive by preserving trees              WDMP                         Project/      Development Re-
                            in the public domain.                          P.3.8                        Design        view (Coastal
                                                                                                        Review        Permit) Design
                                                                                                                      Review Ord. Heri-
                                                                                                                      tage Tree Ord.
                                                                                                                      Conservation Ord.

                                                                                                         6.34

                                                                            LUP           Map Ref -       Coastal       Implementing
                                                                            Policy        erence          Subject       Regulation                 Comment

                           13. Retain The Rural Guality of the
                              Western Drive Area
                           9. Minimize      the    number       of          LUP           LUP             Western Dr./ Zoning: Design              Policies 9-22 should be used
                              driveways and streets          along          WDMP          WDMP            Design        Review Ordinance           as special design criteria for
                              Western Drive.                                P.3.8         P.3.6-3.7       Guidelines    Subdivision                coastal            development
                                                                                                                        Ordinance.                 inclusionary subdivisions, in
                                                                                                                                                   the Coastal Zone portion of
                                                                                                                                                   Western Drive Master Plan
                                                                                                                                                   Study Area.
                              9A.   In areas designated on the              LUP           LUP             Western Dr./ Zoning: Design Re-          No Comment.
                                    Master Plan Map, require                WDMP          WDMP            Design        Ordinance, Subdi-
                                    multiple      owners        to          P.3.8         P.3.6-3.7       Guidelines    vision Ordinance
                                    participate       in       the
                                    development of a specific
                                    plan, so that subdivided
                                    properties will be served by
                                    cul-de-sac or loop roads.
                              9B.   In other areas, minimize                LUP              N/A          Western Dr./ Zoning: Design Re-          No Comment.
                                    entrances by maintaining                WDMP                          Design        Ordinance, Subdi-
                                    one driveway for each                   P.3.8                         Guidelines    vision Ordinance
                                    existing lot and allowing                                                           Sections 23.040.030,
                                    only one additional entrance                                                        and 23.16.050.3-4
                                    for any number of newly
                                    created parcels.
                           10. Streets and driveways, including             LUP              N/A          Western Dr./ Zoning: Design Re-          No Comment
                              cul-de-sac and loop roads shall be            WDMP                          Design        Ordinance, Subdivi-
                              designed so cis to maintain a rural           P.3.8                         Guidelines    sion Ordinance
                              character.
                           11. Preserve existing and establish              LUP              N/A          Western Dr./ Zoning: Design Re-
                              additional view corridors.                    WDMP                          Design        Ordinance, Subdivi-
                                                                            P.3.8                         Guidelines    sion Ordinance.

                                                                                                             6.35

                                                                              LUP            Map Ref-        coastal        Implementing
                                                                              Policy         erence          Subject        Regulation                   Comment

                          12. Establish relatively large lots                 LUP              N/A           Western Drd Zoning: Design Re-              No Comment.
                             adjacent to Western Drive in                     WDMP                           Design         view Ordinance, Sub-
                             future subdivisions.                             P.3.8                          Guidelines     division Ordinance.

                          13. Establish    a    varied    building            LUP              N/A           Western Drd Zoning: Design Re-              No Comment.
                             setback line for all properties                  WDMP                           Design         view Ordinance, Sub-
                             adjacent to Western Drive.                       P.3.8                          Guidelines     division Ordinance.

                          14. At the rear property lines and/or               UP               N/A           Western Dr./ Zoning: Design Re-             No Comment.
                             at the varied setback lines, plant               WDMP                           Design         view Ordinance, Sub-
                             naturalized hedges or trees to                   P.3.8                          Guidelines     division Ordinance.
                             screen and reduce the impact of
                             subdivided areas.      The location
                             and variety of trees should
                             respect the spatial framework and
                             character    established     by    the
                             canyons.

                          15. Establish hedge and tree rows                   LUP              N/A           Western Dr./ Zoning: Design Re-             No Comment.
                             along    selected     segments      of           WDMP                           Design         view Ordinance
                             Western Drive to reduce the                      P.3.8                          Guidelines
                             impact of existing subdivided
                             areas.

                          16. Preserve existing trees and prune               LUP              N/A           Western Dr./ Zoning: Design Re-             No Comment.
                             selected groves to create distant                WDMP                           Design         view Ordinance, Sub-
                             views. Retain the integrity of the               P.3.8                          Guidelines     division Ordinance.
                             landscape in all areas.

                          17. Rehabilitate disturbed areas by                 LUP              N/A           Western Dr./ Zoning: Design Re-             No Comment.
                             planting        trees,         shrubs,           WDMP                           Design         view Ordinance
                             groundcover and natural grosses                  P.3.8                          Guidelines
                             to reduce the visual impact of
                             road widths and cut banks.

                                                                                                                 6.36.'.

                                                                           LUP           Map Ref -      Coastal       Implementing
                                                                           Policy        erence         Subject       Regulation                 Comment

                           18. Employ and      monitor design              LUP             N/A          Western Dr./ Zoning: Design Re-          Monitoring program.
                              criteria to continue the rural               WDMP                         Design        view Ordinance
                              character in newly developed and                                          Guidelines
                              existing areas.

                           19. Refer to a plant materials list to          LUP             N/A          Western Drd Zoning: Design Re-           List attached to Western
                              develop landscape plans that                 WDMP                         Design        view Ordinance             Drive Master Plan.
                              maintain the existing spatial                P.3.8                        Guidelines
                              framework established by the
                              canyons.

                           20. Designate appropriate bus stop              LUP             N/A          Western Dr./ Zoning: Design Re-          No Comment.
                              locations, and design shelters,              WDMP                         Design        view Ordinance
                              benches, path and street sections,           P.3.8                        Guidelines
                              street signs, lighting and fencing
                              that retain the rural character of
                              the area.

                           21. Initiate on-site drainage planning          LUP             N/A          Western Dr./ Zoning: Design Re-          No Comment.
                              to return water to the soil and/or           WDMP                         Design        view Ordinance,
                              into canyons away from Western               P.3.8                        Guidelines    Conservation
                              Drive in newly subdivided areas.                                                        Ordinance

                           22. Develop standard for maximum                LUP             N/A          Western Drd       N/A                    Direction      for       future
                              lot standard coverage, including             WDMP                         Design                                   implementing          program.
                              driveway and on-site parking                 P.3.8                        Guidelines                               Policy objective covered by
                              area.                                                                                                              Conservation Ordinance.

                           C. Protect The Quality Of The
                              Adjacent Canyons and Provide
                              Access To Canyon Areas
                           23. Preserve existing trees and groves          LUP           WDMP*          Western Dr./,Zoning: Design Re-           No Comment.
                              that demarcate adjacent canyons.             WDMP          P.36-37        Design        Ordinance, Con-
                                                                           P.3.8         P.45-46        Guidelines    servation Ordinance,
                                                                                                                      Subdivision
                                                                                                                      Ordinance.

                           24. Require a varied building setback           LUP                          Western Drd Zoning: Design Re-           No Comment.
                              from steep slopes for new                    WDMP          WDMP*          Design        view Ordinance,
                              development.                                 P38           P36-37         Guidelines    Conservation
                                                                                         P45-46                       Ordinance, Sub-
                           *Page reference to Western Drive Design Plan                                    6.37       division Ordinance.

                                                                                  LUP             Map Ref -        Coastal         Implementing
                                                                                  Policy          erence           Subject         Regulation                    Comment

                           25.    No     structures      shal I      be
                                  constructed on the steep slopes                 LUP                              Western Dr./ Zoning: Conservation             No Comment
                                  in        accordance            with            WDMP            WDMP             Design          Ordinance
                                  Conservation Regulations.                       P.3.8           P36-37           Guidelines
                                                                                                  P45-46
                           26.    Provide public access to Moore                  LUP                              Coastal         Zoning: SP-0                  See APO on Coastal offers of
                                  Creek Canyon and Arroyo Seca                    WDMP            WDMP             Access          Ordinance: Coastal            dedication/easements
                                  greenbelts.                                     P.3.8           P36-37                           Overlay Dist.                 (Exhibit 1).
                                                                                                  P45-46                           Ordinance

                           27.    Establish trails to the canyons                 LUP                              Coastal         Zoning: SP-0 Ord.,            See APO on Coastal offers of
                                  as part of the City's greenbelt                 WDMP            WDMP             Access          Coastal Overlay Dist.         dedication/easements
                                  system      connecting     to    the            P.3.8           P36-37                           Ordinance, Subdivi-           (Exhibit 1).
                                  Natural Bridges Coastal Trail.                                  P45-46                           sion Ordinance

                           28.    Establish relatively large lots                 LUP                              Western Dr./ Zoning: Design Re                No Comment.
                                  adjacent to the Moore Creek                     WDMP            WDMP             Design          view Ordinance, Sub-
                                  Corridor in future subdivisions,                P.3.8           P36-37           Guidelines      division Ordinance
                                                                                                  P45-46

                           Beach Area Plan

                           Policy: Encourage the development                                                       Land Use        Zoning: R-T(A)                No Comment.
                               of commercial uses in the Beach                    BAP**           BAP**
                               Area which have year-round as                      P17             P38**
                               well as seasonal potential.
                           Policy: Ensure residential stability                                      N/A           Public            N/A                         No Comment.
                               and    encourage       the     physical            BAP                              Facilities
                               improvement         of      residential            P17
                               structures in the Beach Area
                               through implementing programs
                               which provide adequate public
                               facilities     and    services      and
                               rehabilitation opportunities for
                               improving housing conditions.

                               Page refer to Beach Area Plan.

                                                                                                                        6.38

                                                                                     LUP            Map Ref -         Coastal         Implementing
                                                                                     Policy          erence           Subject         Regulation                    Comment

                              Policy: Given the configuration of                                       N/A            Land Use        Zoning: RT(D),                No Comment.
                                  parcels in the Beach Area, the                     BAP                                              RT(A)
                                  existing development pattern, and
                                  the need for housing, develop the
                                  remaining residential area (Beach
                                  Hill and Beach Flats) at existing
                                  dens ities--approximately        20-25
                                  dwelling units per acre.
                              Policy: Encourage non-automobile                                         N/A            Coastal         Zoning: Parking               Direction for non-automobile
                                  modes of transportation in the                     BAP                              Access          Ordinance, Design             travel in Beach Area.
                                  overall Beach Area.                                                                                 Review Ordinance

                              Policy: Create more attractive and                     LUP               N/A            Public          Zoning: Public Cous-          Direction for improvement
                                  functional pedestrian facilities in                BAP                              Works           tal       Development         program for Beach Street and
                                  the overall Beach Area, especially                                                                  Review         (Coastal       other areas of the Beach
                                  those connecting the Municipal                                                                      Perm), Design Re-             Area.
                                  Wharf with the beach                and                                                             view Ordinance
                                  Boardwalk.

                              Policy: Alter the direction of traffic                                                  Coastal         Zoning: Coastal               Direction for ongoing street
                                  flow     and     configuration        of           BAP             BAP              Access          permit                        improvements.
                                  intersections in the Beach Area to
                                  facilitate    ef f icient     vehicular
                                  movement, and to help segregate
                                  tourist     traf f ic   from       local
                                  residential traffic.
                              Policy: Lessen the impact of tourist                                     N/A            Parking         Zoning: Parking               City is exploring park and
                                  activity in the Beach Area by                      BAP                                              Ordinance                     ride      alternatives,        S.O.
                                  providing      additional       parking                                                                                           property, wharf employee
                                  spaces     for    the    public     and                                                                                           parking and wharf shuttle
                                  additional parking opportunities                                                                                                  service.
                                  reserved for area residents.

                                                                                                                         6.39

                                                                                  LUP            Map Ref -         Coastal        Implementing
                                                                                  Policy         erence            Subject        Regulation                     Comment

                           Policy: Improve public services and                    LUP                N/A           Public            N/A                         Direction for Public Works
                           facilities to adequately handle the                                                                                                   project.        Water       mains
                           unique pressures which are found in                                                                                                   replacement              program
                           the Beach Area.           This includes                                                                                               underway and Beach Flats
                           addition to and upgrading of the                                                                                                      park developed.
                           existing infrastructure (water and
                           sewer system), improvement to public
                           services    (police    protection,      fire
                           protection, refuse collection), and
                           improvement to amenities in the area
                           (street lighting and landscaping, parks
                           and recreational facilities).
                           Policy:      Provide for residential                                                    Land Use       Zoning: RTO                    New uses of Seaside pkg. lot
                               stability and improved residential                 BAP            BAP                                                             must be compatible with adj.
                               quality by adopting development                    P37            P38                                                             neighborhood,        recreational
                               standards for residential uses in                                                                                                 uses of levee, and existing
                               the Beach Flats.                                                                                                                  circulation system.
                           Policy: Retain the unique "cottage                                        N/A           Beach Flats/ Zoning: Design Re-               No Comment.
                               city" character of the area while                  BAP                              Design         view Ordinance
                               accommodating new construction                     P39                              Guidelines
                               and    renovation       to     upgrade
                               physical conditions.
                           Design Guidelines:        The following                                   N/A           Beach Flats/ Zoning: Design Re-               The following guidelines will
                               guidelines     are     intended       to           BAP                              Design         view Ordinance                 be used to guide and review
                               preserve and enhance the scale                                                      Guidelines                                    development in the Beach
                               and flavor of the Beach Flats;                                                                                                    Flats Area. All development
                               they are not intended to preserve                                                                                                 in    the     R-T(D)      District
                               substandarT physical conditions                                                                                                   requires      conditional      use
                               which exist in the area.                                                                                                          permits which automocitically
                                                                                                                                                                 require design review.

                               --Attempt to accommodate a
                               variety of architectural styles,
                               ref lective    of     the      existing
                               diversity of the subarea.

                                                                                                                      6.40

                                                                               LUP           Map Ref -       Coastal        Implementing
                                                                               Policy        erence          Subject        Regulation                  Comment

                                --New construction should be
                                consistent   with     the     major            BAP
                                architectural elements and design              P39
                                features existing in the area.
                                These include;

                                -varying   setbacks    f rorn    the
                                street:
                                -varying      orientation        and
                                entrances; and
                                -appropriate colors and materials;

                                Because of the existing diversity
                                of architectural elements, careful
                                study must be given to design
                                requirements on a site-specific
                                basis.

                                Retain a scale appropriate to
                                existing development and street                BAP
                                widths. This can be accomplished               P40
                                by:

                                - keeping      building      heights
                                  compatible      with       existing
                                  development;
                                - stepping        beck         larger
                                  development from      the street,
                                  keeping a one-story segment
                                  toward the sidewalk; and
                                -breaking up larger buildings into
                                small architectural segments.

                                Use materials compatible with
                                existing development.          These           BAP
                                include:                                       P40

                                - stucco;
                                - horizontal wood siding; and
                                - other painted wood.

                                                                                                                  6.41

                                                                             LUP            Map Ref -       Coastal        Implementing
                                                                             Policy         erence          Subject        Regulation                  Comment

                             Compatible materials do not
                             include those of a contemporary
                             character, such as:
                             -  shingles;
                             -  sustained siding; or
                             -  diagonal siding; or
                             -  highly   reflective     materials,
                                such as aluminum or mirrored
                                glass.

                             Use colors and details consistent
                             with existing development. These                BAP
                             include:                                        P40

                             -  pale, light colors for buildings
                                with bright colored trim;
                             -  colored roofs or composition
                                shingles; and
                             -  small balconies and decorative
                                railings.

                             Use    landscape     materials      to
                             provide accent       color,   def ine           BAP
                             spaces and break up large mosses.               P40
                             Such materials may include:

                             -  bright annuals or perennials in
                                window boxes;
                             -  color accents and flowering
                                shrubs as foundation plantings;
                             -  formal central accents in entry
                                courts;
                             -  shade trees in conjunction with
                                seating areas; and
                             -  low formal hedges at property
                                lines and along walkways.

                                                                                                                 6.42

                                                                                    LUP             Map Ref -        Coastal         Implementing
                                                                                    Policy          erence           Subject         Regulation                    Comment

                                  Use architectural       features to
                                  provide continuity and sense of
                                  community        involvement         by
                                  relating to the pedestrian space.
                                  Such features may include:
                                  - various types fenestration; and
                                  - porches and entryways.

                                  Attempt to screen automobiles
                                  from pedestrian view. This can be
                                  achieved by:
                                  - avoiding front yard parking
                                    areas;
                                  - favoring closed garage storage
                                    to open carports; and
                                  - use of intense landscaping for
                                    screening.

                                  Attempt to retain the integrity of
                                  the design of the older units by
                                  renovating or adding units of
                                  COMPGtible design.

                                  Attempt      to    avoid     artificial
                                  memicry of older units in new
                                  construction.

                             Policy: Develop a circulation system                                     N/A            Beach Area/       N/A                         See Figure 9, page 44 of
                                  and accompanying street pattern                   BAP                              Circulation                                   Beach          Area          Plan
                                  which    routes     tourist    traf f ic          P43                                                                            (implemented 6-81)
                                  around the perimeter of the Beach
                                  Flats rather than through it.
                             Policy: Evaluate the possibility of                                      N/A            Beach Area/       N/A                         Policy provides direction for
                                  providing parking for Beach Flats                 BAP                              Parking                                       parking study.
                                  residents.                                        P43

                                                                                                                       6.43

                                                                             LUP            Map Ref-        Coastal       Implementing
                                                                             Policy          erence         Subject       Regulation                   Comment

                          Policy:     Pursue an        acquisition                            N/A           Beach Area/      N/A                       Parking      acquired        and
                             program to acquire land for a                   BAP                            Circulation                                developed.
                             neighborhood park.                              P43

                          Policy:   Develop a street lighting                                 NIA           Beach Area/      N/A                       Provide direction for public
                             configuration to improve lighting               BAP                            Public Works                               improvements.
                             to meet the special needs of the                P45
                             area.

                          Policy: Develop a plan for street                                   N/A           Beach Area/ N/A                            Provide direction for public
                             trees, pathways and sidewalk                    BAP                            Public Works                               improvements.
                             improvements to upgrade the                     P45
                             general    appearance      of    area
                             streets.

                          Policy: Coordinate improvement of                                   NIA           Beach Areal      NIA                       Provides direction for public
                             the Son Lorenzo levee to provide                BAP                            Public Works                               improvements.
                             non-auto pathway access between                 P45
                             the Pacific Avenue Garden Mail
                             and the Beach Area.

                          Policy:    Improve police and fire                                  N/A           Beach Area/      N/A                       Provides      direction       for
                             protection to respond to the                    BAP                            Public Works                               improved public services.
                             unusual pressures and problems                  P47
                             which result in the Beach Flats
                             subarea from tourist activities.

                          Policy: Provide public services to                                  N/A           Beach Areal      N/A                       Provide       direction       for
                             increase litter patrol and other                BAP                            Public Works                               improved public services.
                             problems          caused           by           P47
                             beach/boardwalk users.
                          Policy: Upgrade the existing water                                  N/A           Beach Area/      N/A                       Improvement program under
                             and sewer system to alleviate                   BAP                            Public Works                               way.
                             problems resulting from system                  P47
                             inadequacies.

                                                                                                                 6.44

                                                                                       LUP             Map Ref -         Coastal        Implementing
                                                                                       Policy          erence            Subject        Regulation                      Comment

                              Policy: Monitor the improved refuse                                         N/A            Beach Area/       N/A                          Improvemewnt              program
                                   collection system implemented by                    BAP                               Public Works                                   under way.
                                   the Public Works Department and                     P47
                                   maintained by the Parks and
                                   Recreation Department.                 if
                                   additional receptacles are needed,
                                   implement                    necessary
                                   improvements.

                              Policy: Recognize the Beach Area's                                          N/A            Beach Area/ Zoning: R-T(A)                     Difficult      to       achieving
                                   draw    as    a    regional     tourist             BAP                               Visitors       R-T(B), R-T(D),                 alternative           approaches.
                                   attraction and develop programs                     P49                                              Design Review Ord.,             Besides     zoning      will     be
                                   to    minimize      this      activity's                                                             Parking Ordinance.              considered.
                                   adverse impact on local residents.

                              Program:        Develop a circulation                                       N/A            Beach Area/        N/A                         See Figure 9, page 44 of
                                   system which diverts tourist                        BAP                               Circulation                                    Beach Area Plan for specific
                                   traffic around the Beach Flats                      P49                                                                              proposal (implemented 6/81).
                                   rather than through it.

                              Program: Evaluate the possibility of                                        N/A            Beach Area/        N/A                         Provides direction for further
                                   providing restricted parking for                    BAP                               Parking                                        study.
                                   Beach Flats residents during peak                   P49
                                   summer weekends and holidays.
                              Program:          Provide       areas     for                                              Beach Area/ Zoning: R-T(A), C-B                No Comment.
                                   commercial/recreational uses in                     BAP             BAP               Land Use
                                   the Beach Area including the                        P47             P38
                                   periphery of the Beach Flats.

                              Program: Provide adequate priblic                                           N/A            Beach Area/ N/A                                Additional       services       and
                                   services     and      facilities     for            BAP                               Public Works                                   facilities     being      provided
                                   tourists, to minimize impacts on                    P49                                                                              (garbage pickup, circulation
                                   surrounding areas.                                                                                                                   system)

                              Program:         Pursue transportation                                      N/A            Beach Area/ N/A                                Beach       shuttle       provides
                                   programs elsewhere in the City                      BAP                               Access                                         alternative to auto beach
                                   and region which would lessen                       P50                                                                              access. Monitor and improve
                                   impacts on the Beach Area.                                                                                                           system as needed.

                                                                                                                             6.45
                    =ISM M                                                    M M                                 m2                                M M'M M M M M

                                                                                     LUP             Map Ref -         Coastal         Implementing
                                                                                     Policy          erence            Subject         Regulation                     Comment

                            Beach Hill

                            Policy: Reduce the volume of traf f ic                                                     Beach Area        N/A                          No Comment.
                                through Beach Hill; redirect                         BAP             BAP               Coastal
                                beach-oriented          parking        to            P57             Fig. 4            Access
                                expanded public parking sites;                                       P22
                                improve pedestrian accessibility,
                                safety and circulation in the
                                Beach Hill subarea.

                            Policy:      Develop entry points to                                                       Beach Area/     Zoning: Public                 No Comment.
                                Beach Hill that will visually                        BAP             BAP               Design          Coastal Development
                                identify      this     subarea       and             P57             Fig. 12           Guidelines      Review (Coastal
                                discourage through automobile                                        P56                               Perm), Design Re-
                                traffic.                                                                                               view Ord.

                            Program: Implement special design                                           N/A            Beach Area/     Zoning: Public                 No Comment.
                                treatments at major entries to                       BAP                               Design          Coastal Development
                                the Beach Hill subarea and at                        P57                               Guidelines      Review (Coastal
                                major intersections.                                                                                   Perm), De-
                                                                                                                                       sign Review Ord.

                            Policy: The scale, height, bulk and                                         N/A            Beach Area      Zoning: Design Re-             No Comment.
                                color of new or expanded physical                    BAP                               Plan/Design     view Ordinance
                                development should reflect and                       P57                               Guidelines
                                strengthen      the    best     existing
                                examples       in   the      immediate
                                vicinity.

                            Policy:     New development on the                                          N/A            Beach Area Zoning: Design Re-                  No Comment.
                                bluffs of the Beach Hill subarea                     BAP                               Plan/Design view Ordinance
                                should visually emphasize and                        P58                               Guidelines
                                enhance this natural topographic
                                resource.

                            Policy: Preserve existing landscaping                                       N/A            Beach Area Zoning: Design Re-                  No Comment.
                                and encourage new landscaping                        BAP                               Plan/Design view Ordinance
                                which will emphasize the visual                      P58                               Guidelines
                                prominence       of     Beach       Hill.
                                Emphasis should be placed on
                                indigenous forms.

                                                                                                                           6.46

                                                                                     LUP            Map Ref -        Coastal        Implementing
                                                                                     Pol icy        erence           Subject        Regulation                     Comment
                              Policy:    Protect and enhance the                                      N/A            Beach Area     Zoning: Historic Pre-          A combination of these, but
                                  unique historical, archaeological,                 SAP                             Plan/Design    Preservation                   ordinances will implement
                                  architectural      and       aesthetic             P58                             Guidelines     Archaeological Re-             the policy.
                                  qualities which are present in the                                                                source Protec-
                                  Beach Hill subarea.                                                                               tion and Design Re-
                                                                                                                                    view Ordinance

                              Program:         Implement a street                                     N/A                              N/A                         Policy direction for further
                                  beautification                program              SAP                                                                           improvement.
                                  coordinated         with          those            P58
                                  recommendations specified for
                                  the Beach Flats.

                              Program: Upgrade the Cliff Street                                       N/A            Coastal           N/A                         Stairway improved.
                                  stairway and the Front Street                      SAP                             Access
                                  pathway.                                           P60

                              Program:         Convert        Cormelita                                              Visitor        Zoning: R-T(A)                 Tourist use of Cormelita
                                  Cottages   to a recreation facility                SAP            SAP              Serving        Coastal Permit                 Cottages under consideration
                                  serving both local residents and                   P60            F ig.  13        Land Use                                      by City.
                                  tourists.                                                         P59

                              Program: Adopt the following design                                     N/A            Beach Area     Zoning: Design Re-             The following guidelines will
                                  guidelines to positively influence                 SAP                             Plan/Design    view Ordinance                 be      used      to       review
                                  further physical development in                    P60                             Guidelines                                    development in the Beach
                                  the Beach Hill subarea:                                                                                                          Hill area. Design review is
                                                                                                                                                                   required in connection with
                                                                                                                                                                   all use permits in the R-T
                                                                                                                                                                   Districts. All development in
                                                                                                                                                                   R-T requires a use permit.

                                  The siting, scale, and design of
                                  new development should               be            SAP
                                  consistent with the immediate                      P60
                                  surrounding      development          to
                                  continue to established pattern
                                  and character of the street.

                                                                                                                           6.47
                    MOM M M                                                 M M M                             st M M                                       M'M NNW mlem'm

                                                                              LUP            Map Ref -       Coastal        Implementing
                                                                              Pol icy        erence          Subject        Regulation                   Comment

                                New development or major                      BAP
                                renovation to existing building               P60
                                forms and exterior building
                                design    should       incorporate
                                broken-up massing to simulated
                                the width and spacing of
                                existing residences immediately
                                surrounding the proposed site;
                                building   features      such    as
                                windows, railings and stairways,
                                should reflect the established
                                rhythm of both          residential
                                examples.     Variations in the
                                height and orientation of roof
                                plans should be carried out such
                                that ci large single building can
                                seem to be a cluster of
                                detached residences.

                                The height and width of new                   BAP
                                development        or       major             P60
                                renovation      should,     where
                                practical, avoid blocking   ocean
                                views and panoramic views of
                                the City from various vantage
                                points.    Height and width of
                                the structures should be used to
                                reinforce the form of Beach
                                Hill, especially on bluffs where
                                the visual emphasis should be
                                expressed as vertical rather
                                than horizontal lines.      Again,
                                height and width should be seen
                                as part of the total street
                                scene, and structures should be
                                avoided    which      appear     as
                                individual monuments with no
                                relationship   to    the overall
                                image of the street.

                                                                                                                   6.48

                                                                                 LUP            Map Ref -       Coastal        Implementing
                                                                                 Pblicy         erence          Subject        Regulation                   Comment

                                 Front     setbacks      of       new            BAP
                                 developments should be situation                P61
                                 so that opposing setback lines
                                 achieve visual variety along the
                                 street. Front setbacks should not
                                 be occupied by exposed off-street
                                 parking.    Retaining walls and
                                 stone    curbing      should       be
                                 constructed to match the existing
                                 features, providing a visually
                                 unifying element in the Beach Hill
                                 subarea.

                                 Access    to new development                    BAP
                                 should be located to minimize the               P61
                                 number of curbs, gutters, and
                                 driveways into the site.        These
                                 entires should be compatible with
                                 the proposed street beautification
                                 scheme.

                                 New development should provide                  BAP
                                 landscaping that complements the                P61
                                 area    by    continuing       locally
                                 dominant species, supplementing
                                 street    trees     with      private
                                 landscaping,      and       retaining
                                 significant existing trees and
                                 shrubbery wherever possible.

                                                                                                                    6.49

                                                                                        LUP              Map Ref-          Coastal         Implementing
                                                                                        Policy           erence            Subject         Regulation                       Comment

                             Beach Commercial

                             Policy: Minimize traffic conflicts                                            N/A             Coastal           N/A                            Some     improvements have
                                 within the Beach Commercial                            BAP                                Access                                           been    made        (circulation),
                                 subarea;     identify a       site for                 P67                                                                                 others         are           under
                                 peripheral     parking       opportunity                                                                                                   consideration (parking).
                                 and a beach shuttle service to the
                                 Beach Area.

                             Policy:        Create a visual and                                                            Coastal         Zoning: Public                   Policy provides direction for
                                 functional      link    between the                    BAP              BAP               Access/         Coastal Develop-                 public improvements.
                                 Boardwalk and the Municipal                            P67              Fig. 15           Guidelines      ment Review
                                 Wharf, along the length of Beach                                        P66                               (Coastal Perm),
                                 Street.                                                                                                   Design Review
                                                                                                                                           Ord.

                             Policy: As part of the overall traffic                                                        Coastal         Zoning: Public                   This         policy           being
                                 improvement program in the                             BAP              BAP               Access          Dev. Coastal Review              implemented        with      wharf
                                 Beach       Area,      improve         the             P67              Fig. 15                           (Coastal Permit)                 expansion.
                                 appearance and traffic flow of
                                 the Beach/Street Municipal Wharf
                                 intersection.

                             Policy: Create visual and pedestrian                                                          Coastal           N/A                            Provides direction for public
                                 links      between        the      Beach               BAP              BAP                                                                improvements.
                                 Commercial subarea and Beach                           P68              Fig. 15
                                 Hill.                                                                   P66

                                                                                                                            6.50

                                                                                    LUP            Map Ref -        Coastal         Implementing
                                                                                    Policy         erence           Subject         Regulation                   Comment
                             Policy: Encourage commercial uses                                                      Land Use        Zoning: R-T(C)               Visitor-serving uses should be
                                  in  the    subarea whch have                      BAP            BAP                              Coastal Permit               encouraged         on        the
                                  year-round as well as seasonal                    P68            Fig. 16                                                       opportunity sites.
                                  potential.     This is especially                                P70
                                  relevant to the three remaining
                                  opportunity    sites   fronting on
                                  Beach Street.

                             Policy: The scale, height, bulk, and                                     N/A           Beach Area Zoning: Design Re-
                                  color of new or expanding                         BAP                             Plan/Design view Ordinance
                                  development in the subarea should                                                 Guidelines
                                  be evaluated in terms of the
                                  design guidelines which appear in
                                  the   recommendations          section
                                  which follows.

                             POLICY:       Excessively garish and                                                   Beach Area Zoning: Design Re-                No Comment.
                                  gaudy     signs,   billboards,     and            BAP            BAP              Plan/Design view Ordinance
                                  building colors should be replaced                P68            Fig. 15          Guidelines
                                  over time, with graphics and
                                  colors consistent with the design
                                  guidelines articulated in this plan.

                             Policy:       Landscaping should be                                      N/A           Beach Area Zoning: Design Re-                No Comment.
                                  required      to    enhance        new            BAP                             Plan/Design view Ordinance
                                  development of public and private                 P68                             Guidelines
                                  projects, and should be of an
                                  indigenuous type compatible to
                                  the area;      existing    attractive
                                  landscaping should be protected
                                  and preserved.

                             Program:        Implement the Beach                                                    Coastal         Zoning: Public               Policy provides direction for
                                  Street promenade.                                 BAP            BAP              Access          development                  public improvements.
                                                                                    P69            Fig. 16                          Coastal review
                                                                                                                                    (coastal permit)

                             Program:         Improve the Beach                                                     Beach Area        N/A                        This         policy         being
                                  Street/Municipal                Wharf             BAP            BAP              Plan/Design                                  implemented        with    wharf
                                  Intersection.                                     P69            Fig. 16          Guidelines                                   expansion.
                                                                                                   P70

                                                                                                                      6.51

                                                                                                                                                                                           M0
                                                                                                                                    M

                                                                             LUP            Map Ref -       Coastal        Implementing
                                                                             Policy         erence          Subject        Regulation                  Comment

                         Program: The three opportunity sites
                             fronting    on     Beach       Street                                          Beach Area     Zoning: Design Re-
                             (especially the site at the foot of             BAP            BAP             Plan/Design    view Ordinance
                             the wharf at the intersection of                P69            Fig.  16        Guidelines
                             Beach and Front Streets, and the                               P70
                             larger site on Beach Street,
                             directly across from the Ideal
                             Fish Restaurant), should be given
                             special attention.
                         Program:      Initiate special street                                 N/A          Beach Area     Zoning: Public              Policy provides direction for
                             paving techniques consistent with               BAP                            Plan/Design    Dev. Coastal Re-            public improvements.
                             the program for the overall Beach               P69                            Guidelines     (Coastal Permit)
                             Area.

                         Program: Adopt the following design                                   N/A          Beach Area     Zoning: Design Re-          These guidelines will be used
                             guidelines to positively influence              BAP                            Plan/Design    view Ordinance              to review development in the
                             further physical development in                 P71                            Guidelines                                 Beach Commercial area. All
                             the Beach Commercial subarea:                                                                                             development in the R-T(C)
                                                                                                                                                       District require a use permit
                                                                                                                                                       which automatically requires
                                                                                                                                                       design review.

                             New development and extensive
                             renovation in the subarea should                                  N/A
                             feature variations in height and                BAP
                             orientation of roof planes, so that             P71
                             � single building will appear to be
                             � cluster of smaller structures; in
                             addition, new development should
                             incorporate parking below grade
                             so as to sceen parking from view
                             as much as possible, and also take
                             full advantage of sloping ground
                             which offers maximum views to
                             the beach and ocean.

                                                                                                                 6.52

                                                                           LUP           Map Ref-       Coastal       Implementing
                                                                           Policy        erence         Subject       Regulation                 Comment

                              Development     and      renovation          BAP
                              along Beach Street should utilize            P71
                              physical   elements,     such    as
                              awnings, canopies, trellis work,
                              etc., to emphasize the pedestrian
                              scale   of   the   Beach     Street
                              promenade     (these    should   be
                              located approximately 8 feet
                              above    the    sidewalk     level).
                              Development along Beach Street
                              should utilize materials and colors
                              which give uniformity to the
                              entire streetscape. Seating areas
                              and     landscaping    should    be
                              compatible with the proposed
                              Beach Street promenade concept
                              and avoid, where possible, blocking
                              ocean views. Signing along Beach
                              Streets should be of a subdued
                              nature, suggesting an overall
                              theme rather than individual
                              competition.

                              Development along Second Street            BAP
                              should incorporate the established         P71
                              residential character and design
                              features which appear on the
                              Beach Hill side of the street.
                              Off-street   parking should      be
                              located below grade, or be
                              screened        by        extensive
                              landscaping.   Signing on Second
                              Street should be of a decorous
                              nature.

                                                                                                          6.53

                                                                                                   12        M                   M         M, M

                                                                            LUP           Map Ref -       Coastal        Implementing
                                                                            Policy        erence          Subject        Regulation                 Comment
                             Development along Main Street                  BAP
                             and Cliff Street should reflect the            P71
                             character of the best architectural
                             examples    in    the     immediate
                             vicinity. The number of curb cuts
                             and driveways into specific sites
                             should be minimized as much as
                             possible, utilizing underground or
                             highly screened parking areas.
                             Stark, blank walls facing the
                             street should be avoided, and
                             architectural features should be
                             incorporated    which    create    a
                             human scale at pedestrian level.
                             Development or major renovation
                             here should be of a height and
                             width as to be seen as part of the
                             total scene and avoid appearing as
                             an individual monument with no
                             relationship to the overall image
                             of the street.     Front setbacks
                             should continue to be used for
                             private     landscaping       where
                             appropriate.        Other     street
                             improvements        should        be
                             compatible with the proposed
                             street beautification scheme for
                             the overall Beach Area.

                             Landscaping throughout the Beach                               N/A           Design         Heritage Tree                N/A
                             Commercial       subarea      should           BAP                           Guidelines     Ordinance
                             continue to emphasize locally                  P72
                             dominant species. Heritage trees
                             and       sign if icant     existing
                             vegetation should be preserved and
                             private landscaping should adhere
                             to the same standards as those
                             landscaping improvements created
                             in the public right-of -way.

                                                                                                            6.54

                                                                                   LUP           Map Ref -       Coastal         Implementing
                                                                                   Policy        erence          Subject         Regulation                   Comment

                            Municipal Wharf

                             Major Recommendations

                             While this plan        includes      many                                           Land Use        Zoning: Public               Redevelopment and use of
                                 specific proposals to guide the                   BAP           BAP                             Coastal Develop-             the wharf will be reviewed
                                 wharf's development, its major                    P76           Fig. 22                         ment Review                  with the following policies
                                 recommendations          can        be                                                          (Coastal Perm),              and guidelines.
                                 summarized as follows:                                                                          Design Review Ord.

                                 A more attractive pedestrian                      BAP
                                 environment must be created. A                    P77
                                 major reorganization of vehicular
                                 and pedestrian areas is proposed;
                                 main elements of the wharf plan
                                 include a widened "pedestrian
                                 promenade" along the western
                                 side of the wharf and increased
                                 public commons space throughout
                                 the wharf.    In order to facilitate
                                 individual access, there is to be
                                 an open tram, small enough to run
                                 along the pedestrian promenade,
                                 linking the wharf with the parking
                                 and amusement areas of the
                                 beach and Boardwalk.          A new
                                 lighting     system,        increasing
                                 illumination levels in pedestrian
                                 areas and using IOW-SCGled poles
                                 and fixtures, is recommended.

                                 The         preservation           and            BAP
                                 enhancement of initimate scale                    P77
                                 and local character is essential to
                                 future growth, and therefore must
                                 be encouraged in any renovation
                                 or expansion. No development at
                                 all is preferable to development
                                 which     destroys     the     wharf's
                                 uniqueness.

                                                                                                                          6.55

                                                                                    LUP             Map Ref -         Coastal          Implementing
                                                                                    Policy          erence            Subject          Regulation                     Comment
                              The City must be willing to                           BAP
                              assume a major role in managing                       P77
                              the development of the wharf and
                              in    undertaking        an      ongoing
                              solicitation of desired uses and
                              available     monies.          This      is
                              necessary in order to achieve the
                              goals and policies and to enforce
                              the design criteria set forth in the
                              wharf plan.

                          Use Criteria
                          The development of the wharf into a                       BAP               N/A            Land Use         Zoning: Public                 Development and use of the
                              prosperous          and         pleasant              P 104                                             Coastal Project                wharf will be reviewed with
                              environment depends GS much on                                                                          Review (Coastal                the following use criteria.
                              the activities which occur there                                                                        Permit)
                              as    it does on the physical
                              characteristics it possesses.         The
                              following use criteria have been
                              developed concurrently with the
                              site     plan    Grid      architectural
                              guidelines      that      this      study
                              proposes, and their evolution from
                              more general issues and goals can
                              be traced in the study's design
                              matrix.

                              There are five general criteria
                              which can be abstracted from the
                              more specific criteria in the
                              Matrix:
                              1) appropriateness to the marine
                                 environment;
                              2)contribution to the pedestrian
                                 scene;
                              3)broGdened public appeal and
                                 service;
                              4) compatibility       with      existing
                                 uses;
                              5) intense and diverse activity.

                                                                                                                         6.56

                                                                                 LLIP           Map Ref -       Coastal        Implementing
                                                                                 Policy         erence          Subject        Regulation                  Comment

                                 Each of these five have been
                                 further clarified with a set of
                                 guidelines and, where applicable,
                                 a set of actions. The actions are
                                 steps which should be taken by
                                 the City and by existing tenants
                                 in order to generate the kinds of
                                 activity beneficial to the wharf.
                                 The guidelines are intended to
                                 direct the City in an aggressive
                                 solicitation       of       desirable
                                 businesses and      uses which it
                                 should undertake as a manager
                                 and developer of the wharf.
                                 They are also to serve as means
                                 to    evaluate      proposals      for
                                 development put        forward      by
                                 private interests, and to ensure
                                 that     such      proposals       are
                                 compatible with the wharf's
                                 long-range plan.
                             AppropriateneM           to        Marine           BAP
                             Environment                                         P104
                             Guidelines:

                                 -  Businesses should    be    leisure-
                                    and/or marine-oriented (e.g.,
                                    sail-maker, chandlery, fishing
                                    supply store, snack bar).
                                 -  Activities should be chosen for
                                    their compatibility with the
                                    atmosphere of a working wharf.
                                    Extremes of overrelegance and
                                    of cheap honky-tonk are both
                                    to be avoided.
                                 -  Activities w hich are potentially
                                    harmful to marine life should
                                    be avoided.

                                                                                                                   6.57

                             MR

    law MMIMMMMMI MM MIMI M

                                                                                 LUP            Map Ref -        Coastal        Implementing
                                                                                 Policy         erence           Subject        Regulation                    Comment

                                  Private uses should have public
                                  areas   that   can    serve     the
                                  purpose of a maritime museum,
                                  displaying         wharf-oriented
                                  artifacts and memorabilia (e.g.,
                                  Spengees        Restaurant        in
                                  Berkeley.

                           Actions:

                                - Improve existing fishing and
                                  crabbing areas.

                                - Build additional deck space for
                                  fishing and crabbing.

                                - Build additional public landing
                                  space.

                                - Establish          semi-protected
                                  mooring     area     at    wharf's
                                  leeward side for commercial
                                  and recreational boaters.

                           Contribution to Pedestrian Scene:                     BAP
                                                                                 P105

                           Guidelines:
                                - Businesses which can contribute
                                  directly to sidewalk activity
                                  (e.g.,  sidewalk      cafe,   open
                                  market stalls, walk-up snack
                                  bars, etc.) (ire desirable.
                                - Businesses should be able to
                                  display merchandise, activities
                                  and        processes          (e.g.,
                                  candymaking) to passersby.

                                                                                                                      6.58

                                                                                    LUP            Map Ref -        Coastal         Implementing
                                                                                    Policy         erence           Subject        Regulation                    Comment

                                     Proposals to adopt existing
                                     buildings, particularly between
                                     Wharf Headquarters and Looks
                                     Den, to uses oriented toward
                                     pedestrian traffic should be
                                     encouraged.

                              Actions:

                                     - Widen sidewalk serving wharf
                                     businesses, creating a spacious
                                     pedestrian promenade.

                                     - Introduce   more      pedestrian
                                     .amenities, such as benches,
                                     auto-free     common        spaces,
                                     pedestrian      drop-offs       and
                                     low-scale lighting system.

                                     -Improve low-cost and free
                                     activities    associated        with
                                     experiencing       the       marine
                                     surrounding- -fishing, crabbing,
                                     picnicking,      strolling      and
                                     viewing.

                              Broadened Public Appeal and Service                   BAP
                                                                                    P105

                              Guidelines:

                                     -Businesses should be chosen for
                                     their appeal and service to the
                                     local                  community;
                                     establishments      which       rely
                                     exclusively on tourist trade
                                     should be avoided.

                                                                                                                       6.59

                                                                                  LUP            Map Ref -        Coastal        Implementing
                                                                                 Policy          erence          Subject         Regulation                    Comment

                                - Businesses should be chosen for
                                  their    potential    to     attract
                                  customers in the off-season and
                                  during evening hours when the
                                  wharf is presently under-used.
                                - Eating     and       entertainment
                                  facilities less formal than those
                                  presently existing on the wharf
                                  (e.g., delicatessen, snack bar,
                                  coffee house) are needed.
                                - Shops selling marine-related
                                  merchandise such as nautical
                                  antiques, books, charts, models,
                                  and toys would provide a
                                  balance in commercial activity.
                                - Businesses whose location and
                                  activity would attract beach
                                  visitors onto the wharf should
                                  be encouraged.
                            Actions:
                                - Introduce     added     attractions
                                  into already existing businesses
                                  (e.g.,        after           dinner
                                  entertainment in restaurants)
                                  to extend the hours of use.

                                - Add a "Wharf Agora" along
                                  pedestrian     promenade        near
                                  shore to bring commercial
                                  activity closer to the foot of
                                  the wharf.

                                - Build open market stalls on
                                  Wharf Agora to introduce a
                                  variety of small vendors and
                                  businesses.

                                                                                                                      6.60

                                                                               LUP           Map Ref-       Coastal        Implementing
                                                                               Policy        erence         Subject        Regulation                 Comment

                            Compatibility with Existing Uses                   BAP
                                                                               P106

                            Guidelines:

                                 - Businesses should be chosen
                                   which can contribute to the
                                   wharf community by serving
                                   visitors and reinforcing existing
                                   businesses (e.g., small bakery,
                                   candy shop, ice cream parlor,
                                   tackle repair shop).
                                 - Small-scale businesses should
                                   be encouraged. No food service
                                   establishment is to exceed
                                   7,000 gross square feet, and no
                                   more      than     four      such
                                   establishments are to exceed
                                   4,000 square feet. Restaurants
                                   under 2,000 square feet are
                                   particularly appropriate to the
                                   scale of the wharf. No other
                                   business is   to exceed 2,500
                                   square feet;  businesses of less
                                   than 1,200    square feet are
                                   preferred.
                                 - Amusement    functions such (is
                                   penny arcades, rides or carnival
                                   games are to be restricted to
                                   the Boardwalk       and     Beach
                                   Street.
                                 - Large,             franchise-type
                                   operations should be avoided.
                                 - Businesses which are locally
                                   owned     and    managed       are
                                   preferred.
                                 - A honky-tonk atmosphere is not
                                   desired.

                                                                                                                 6.61

                                                                                                                                                                    M         =0m                  M

                                                                                 LUP            Map Ref -        Coastal         Implementing
                                                                                 Policy         erence           Subject         Regulation                   Comment

                           Intense and Diverse Activity:
                           Guidelines-                                           BAP
                                                                                 P106
                                - Business should be chosen to
                                  complement        rather        than
                                  duplicate    existing    activities;
                                  too many businesses of the
                                  some sort are to be avoided.
                                - In choosing and maintaining
                                  new businesses, particular care
                                  must be taken not to threaten
                                  the over economic health of the
                                  wharf.
                                - In any portion of the wharf, a
                                  mix of uses is desirable.
                                - Efforts must be made to
                                  nurture     the     richness      of
                                  experience        offered         by
                                  small-scale      activities      and
                                  places.
                           The following policies are a part of
                           the Beach Area Plan wharf sections.
                           Future wharf expansion shall be
                           phased so that:                                                      NA               Land Use        Zoning: Public               Wharf development will be
                           1.   Intensified use of-existing decking              BAP                                             Coastal Develop-             reviewed with the following
                                including expansion in the locker                PA-1                                            ment Review (Cous-           development guidelines and
                                area, if needed to support public                                                                tal Permit)                  Use Criteria.
                                access improvements and second
                                stories. This phase would include
                                at least two major pedestrian
                                improvements:       a      continuous
                                sidewalk and improved access to
                                pedestrian      improvements:         a
                                continuous sidewalk and improved
                                access to the west side of the
                                wharf, in areas of new or
                                intensified development.

                                                                                                                     6.62

                                                                              LUP            Map Ref -       Coastal       Implementing
                                                                              Policy         erence          Subject       Regulation                  Comment

                            2.  Expansion of deckina in the
                                wharflagora area.       This phase
                                would include two major vehicle
                                access improvements: installation
                                of a transit system and redesign
                                of the Beach/Washington Street
                                intersection.        One      major
                                pedestrian access improvement
                                would also be included: a stairway
                                from the west side of the wharf
                                to the beach.
                            2.  Any future decking expansions
                                (unspecified) will be contingent
                                upon reliance on the transit
                                system    and     alternatives     to
                                vehicular access to absorb the
                                intensified parking need.
                            3.  Any future decking expansion
                                (unspecified) will be contingent
                                upon reliance on the transit
                                system     and     alternatives    to
                                vehicular access to absorb the
                                intensified parking need.
                            Future wharf uses shall be selected
                            using the following guidelines:
                            1.  Areas needed for public access                BAP
                                shall be set aside prior to the               PAI
                                leasing of wharf space not
                                currently occupied and approval
                                of adjacent development.
                            2.  Existing    space    available    for
                                commercial fishing, recreational
                                fishing, fish sales, boat launching,
                                or chartering, public access, and
                                public safety shall not be reduced,
                                but may be relocated if it better
                                serves those uses.

                                                                                                                   6.63

                                                                              LUP           Map Ref -       Coastal        Implementing
                                                                              Policy        erence          Subject        Regulation                  Comment

                           3. Existing   space    available     for
                              coastal related and visitor serving
                              uses, such as restaurants, wharf
                              administration,     public   parking,
                              and small shops, shall be retained
                              on    the   wharf,     and     where
                              appropriate, intensified   to meet
                              increased visitor needs.
                           4. New decking areas which will be
                              leased for private development
                              shall be offered to any acceptable
                              tenant who requires a locntion
                              adjacent to the sea in order to
                              conduct business and which are
                              compatible with other planned or
                              existing uses of the wharf, except
                              where this may conflict with
                              existing agreements.
                           S. Expansion of uses which require
                              physical access to the water, such
                              as boating and fishing, snail be
                              provided as part of any wharf
                              decking extension.          Adequate
                              support    area   for    such    uses
                              (parking, boat hoist, fish cleaning
                              areas) shall be assured.
                           The following design guidelines shall              BAP
                           be used to guide new construction.                 PA-2

                           1. All new structures, including
                              wharf decking, rails and signs,
                              shall be designed to preserve the
                              whGrf'S    Visual     and    physical
                              relationship to the sea.

                                                                                                               6.64

                                                                                      LUP             Map Ref -        Coastal         Implementing
                                                                                      Policy          erence           Subject         Regulation                     Comment

                               2.  Access to new viewpoints and
                                   improvements (such as benches
                                   and walkways) shall be provided
                                   as part of any new wharf
                                   development which decreases the
                                   area of decking open to ocean
                                   views or increases the height of
                                   any structure.
                               This improvement would likely delete                                      N/A           Parking         Zoning: Coastal                Def inition      of       Coastal
                               seven parking spaces from the center                   BAP                                              Development Review             Development includes loss of
                               of the intersection.      In response to               P 114                                            (Coastal Permit)               parking.
                               Coastal       Commission          concerns
                               regarding existing parking, the Beach
                               Area Plan assumes a "floor figure" of
                               3,350 parking spaces in the overall
                               Beach Area. There are 3,480 spaces
                               currently available (refer to page 14);
                               no       improvements         will        be
                               implemented which would reduce this
                               number below the floor figure
                               (3,350).    Future implementation of
                               the Seaside Companys proposed
                               parking by approximately 700 spaces.
                               The "floor figure" is an interim
                               protection, allowing flexibility for
                               implementing various improvements
                               prior to major parking expansion.

                               Natural Bridges State Park
                               NB-l: Vegetation management that                       LUP
                                   may be practiced in this unit to                   3.38
                                   maintain the natural ecological
                                   associations may include various
                                   methods of encouraging desired
                                   plants    and     discouraging       less
                                   desirable     species,    pest     plant
                                   control, reestablishing vegetation
                                   in depleted areas, and general
                                   habitat improvement.

                                                                                                                               6.65

                                                                                                                                                                                                MOM                    M

                                                                                 LUP            Map Ref -        Coastal        Implementing
                                                                                 Policy         erence           Subject        Regulation                    Comment

                               Methods of vegetation control
                               may include mechanical physical
                               removal, the use of herbicides as
                               allowed by the Department's
                               pesticide manual, or biological
                               control.
                               Planting suitable nectar producing
                               plants to supplement the food
                               supply for the over-wintering
                               Monarch         butterflies      could
                               enhance this population.
                           NB-2: Marsh management will be                        LUP
                               practices     in    this    unit     in           3.38
                               accordance with the State's policy
                               for the preservation of wetlands
                               in perpetuity.    It will be done in
                               cooperation with knowledgeable
                               county,     state,     and     federal
                               agencies, and other informed
                               sources.
                           NB-3: Dune      management is needed
                               in this unit to preserve the sand
                               resources and to keep it from
                               encroaching upon other valuable
                               natural          resources         and
                               developments.
                               Dune management will include                      LUP
                               stabilizing      the     dunes       by           P.3.38
                               establishing        plant       cover,
                               protecting the vegetative cover
                               from noncompotible uses, and
                               providing well-placed walkways
                               or trails.

                           NB-4:        Erosion    control    is    an
                               :mportant                management
                               I
                               consideration within this coastal
                               area, and a continuing program is
                               mandated to protect the fragile
                               resources found in this zone.

                                                                                                                       6.66

                                                                                     LUP            Map Ref -        Coastal         Implementing
                                                                                     Policy         erence           Subject         Regulation                   Comment

                              NB-5:     If archaeological sites are
                                  located in the unit, they will need                LUP                                             Some as above
                                  protection and preservation. The                   P.3.39
                                  Department        of    Parks       and
                                  Recreation shall endeavor to
                                  preserve     intact     any     Native
                                  American cultural resource in the
                                  State Park System.
                              Twin Lakes State Beach
                              TL-l: Vegetation management may                        LUP              N/A            Land Use/       Zoning Map/OF-R              State      Parks      has       not
                                  be practiced in this unit to                       P3.47                           Coastal         District Regula-             developed plans for expanded
                                  maintain the natural ecological                                                    Recreation      tion/SP-O Ordi-              park facilities.         Proposed
                                  associations and may include
                                  various methods of encouraging                                                                     nance/Design Re-             park development will be
                                  desired plants and discouraging                                                                    view Ordinance               reviewed with the        following
                                  less desirable species, pest and                                                                                                general policies and other
                                  exotic plant control, replacement                                                                                               applicable policies in the
                                  of exotics with native species,                                                                                                 Santa Cruz LUP. (Parts of
                                  reestablishing      vegetation        in                                                                                        Twin Lakes are           in    the
                                  depleted     areas,    and      general                                                                                         County.)
                                  habitat improvement.
                                  Methods of vegetative control
                                  may include mechanical physical
                                  removal, the use of herbicides as
                                  allowed by the Department's
                                  pesticide manual, or biological
                                  control.
                              TL-2: Marsh management will be                         LUP
                                  practiced      in    this    unit     in           P.3.47
                                  accordance with the Stat4es policy
                                  for the preservation of wetlands
                                  in perpetuity.
                                  it      will      include       habitat
                                  improvement that will increase
                                  the productivity of both the plant
                                  and. animal populations, especially
                                  where the marsh has been
                                  degraded by former practices.

                                                                                                                         6.67

                                                                                LUP            Map Ref -        Coastal        Implementing
                                                                                Pal icy        erence           Subject        Regulation                   Comment

                               Facilities for visitors will be
                               provided where they will be
                               compatible with maintaining and
                               preserving the march ecosystem.
                           TL-3: There is a need to control and                 LUP                                            Same as above
                               remove domestric waterfowl that                  P.3.47
                               are releaseed in the lagoon to
                               prevent     the      possibility    of
                               introducing duch    disease to wild
                               migratory bird populations.
                           TL-4:       Erosion control is an                    LUP              N/A            Land Use/      Zoning: Shoreline              N/A
                               important               management               P.3.47                          Coastal        Protection Ordi-
                               consideration within this coastal                                                Recreation     nance SP-O, Archae-
                               area, and a continuing program is                                                               ological Protec-
                               mandated to protect the fragile                                                                 tion Ordinance,
                               resources found in this zone.                                                                   Conservation Ordi-
                                                                                                                               nance

                               Shoreline protection will be      done
                               in accordance with the State's
                               policy on this subject.

                               If archaeological sites are located
                               in the unit, they will need
                               protection and preservation. The
                               Department       of     Parks      and
                               Recreation shall endeavor to
                               preserve     intact     any    Native
                               American cultural resource in the
                               State Park System.

                                                                                                                    6.68

                                                                              LUP           Map Ref -       Coastal       Implementing
                                                                              Policy        erence          Subject       Regulation                  Comment

                           Port District Land Use P Ian

                           A-1: Surplus parking spaces in the                 LUP            N/A            Coastal       Zoning: SC-H,              This policy can be monitored
                                upper harbor, 31 spaces in the                PDCLUP                        Access        Coastal Development        through project review.
                                west lower harbor, and 21-26                  P. 3.60                                     Review (Coastal
                                spaces in the east lower harbor,                                                          Permit)
                                should be clearly signed and
                                located appropriately for beach
                                and harbor-visitor use.
                                                                              LUP             N/A           Coastal         N/A                       Policy provides direction for
                            A-2: Since few off-street parking                 PDCLUP                        Access                                    city Port district and State
                                opportunities for the Seabright-                                                                                      Parks to explore parking
                                West Jetty portion of Twin Lakes              P. 3.60                                                                 alternatives.
                                State   Beach    appear     to    be
                                available, the Port District should
                                explore potential lease of the
                                west parking lot by the State
                                Parks Department and closing or
                                reconfiguration of lower Atlantic
                                Avenue to provide more beach
                                parking.
                            A-3:    The City and Port District                 LUP              N/A          Coastal         N/A                       Policy provides direction for
                                should 'investigate, and implement             PDCLUP                        Access                                    future study of transit use.
                                cis  funds    become      available,           P. 3.60
                                innovative transit systems which
                                would enhance recreational use of
                                Santa Cruz Harbor while reducing
                                reliance of such traffic on the
                                Murray Street bridge.

                                                                                                               6.69

                                                                                     LUP             Map Ref -         Coastal         Implementing
                                                                                     Policy          erence            Subject         Regulation                    Comment
                             A-4: Continuous lateral pedestrian                      LUP                N/A            Coastal         Zoning: SC-H                   No Comment.
                                 access is an important element of                   PDCLOP                            Access          Coastal Development
                                 the Harbor for visitors, and shall                  P. 3.6 Z                                          Review (Coastal
                                 be retained.       Minor exceptions                                                                   Permit), Design
                                 (such as the boatyard), where                                                                         Review Ordinance
                                 conflicts                      between
                                 immediate-shoreline access and
                                 coastal -dependent uses would be
                                 severe, should be made, but new
                                 development should preserve this
                                 lateral access. Areas where the
                                 Draft Harbor Development Plan
                                 does not discuss access, but shows
                                 new development on existing
                                 accessways, include the Upper
                                 Harbor     (new    restaurant      over
                                 revetment, new launch area) and
                                 Lower Harbor-East (Crow's Nest
                                 expansion      over     jetty,      new
                                 commercial landing area). Lateral
                                 access should be designed into
                                 these projects in a way that will
                                 minimize or remove use conflicts.
                                 In the case of the restaurants,
                                 which are not coastal -dependent
                                 uses, accessways have priority for
                                 the immediate waterfront strip.
                                 An     excellent      example         of
                                 continuous access design is found
                                 at Tom's Bait Shop in the fuel
                                 dock area of the Lower Harbor.
                            B-1: in providing new and improved                      LUP               N/A            Boating         Zoning: SC-H,                  Policy can be monitored
                                 Harbor     facilities,    the      Port            PDCLUP                           Facilities      Coastal Project                 through review of specific
                                 District will maintain at least 900                P. 3.79                                          Review (Coastal                projects.
                                 wet berths, shall minimize losses                                                                   Permit)
                                 of wet berthing opportunities due
                                 to provision of new shoreline uses
                                 and shall seek to increase such
                                 opportunities where feasible by
                                 reconf iguring berths.

                                                                                                                         6.70

                                                                                      LUP           Map Ref -         Coastal        Implementing
                                                                                      Policy        erence            Subject        Regulation                     Comment

                              B-2: The Port District shall continue                   LUP             N/A             Boating        Zoning: SC-H,                  Policy provides direction for
                                  to encourage the forms of                           PDCLUP                          Facilities     Coastal Permit                 future service improvements.
                                  increased access to Harbor and                      P. 3.79                                        Review (Coastal
                                  Bay      waters       and      boating                                                             Permit)
                                  opportunities        provided        by
                                  teaching programs, commercial
                                  group fishing trips, and shared
                                  bout or slip ownership.
                              B-3: The overall launching capability                   LUP              N/A            Boating        Zoning: SC-H,                  No Comment.
                                  of the Harbor shall be maintained                   PDCLUP                          Facilities     Coastal Permit
                                  at a level limited only by demand                   P. 3.79                                        Review (Coastal
                                  and       safety       considerations;                                                             Permit)
                                  restrictions on parking associated
                                  with use of       individual Harbor
                                  lounchihg     facilities    shall     be
                                  designed to mitigate against
                                  localized traffic impacts only.

                              B-4: A catamaran dry storage area
                                  may be provided within the Port                     LUP              N/A            Boating        Zoning: SC-H,                  No Comment.
                                  District      boundaries      for      a            PDCLUP                          Facilities     Coastal Project
                                  MGXiMUM of 80 bOGts. The           area             P. 3.81                                        Review (Coastal
                                  for boat storage shall be clearly                                                                  Permit)
                                  marked and managed to minimize
                                  conf I icts with other beacu users.
                              C-1: Santa Cruz Harbor shall be                         LUP            GP               Natural           N/A                         This policy amends Santa
                                  identified and mapped under                         PDCLUP         LU               Resources                                     Cruz Coastal Land Use Maps
                                  "Ocean and Bays" and "Marine"                       P. 3.90        MAP                                                            2 and 4 for designated
                                  habitat types in the Santa Cruz                                                                                                   habitat areas.
                                  LCP Land Use Plan.

                                                                                                                        6.71

                                                                           LUP            Map Ref -      Coastal        Implementing
                                                                           Policy         erence         Subject        Regulation                  Comment

                         C-2: Permanent adverse impacts on                 LLP              N/A          Natural        Zoning: SC-H,               No Comment.
                             marine habitat within the Habor               PDCLUP                        Resources      Coastal Project
                             shall   be    avoided     by     the          P. 3.90                                      Review (Coastal
                             investigation     and     use      of                                                      Permit)
                             least-environmentally     damaging
                             construction techniques (such as
                             pilings instead of fill), mitigation
                             of adverse impacts by marine
                             resource enhancement within the
                             City of Santa Cruz to the
                             satisfaction of the California
                             Department of Fish and Game,
                             and by the avoidance of projects
                             that would require dredging or fill
                             unless they are necessary to the
                             effective       functioning        of
                             recreational     or     commercial
                             boating.
                                                                           LUP              N/A          Natural          N/A                       Policy provides direction for
                         C-3: The Port District should work                PDCLUP                        Resources                                  Port District program
                             with the California Department                P. 3.90
                             of Fish and Game (CDFG) and
                             local marine scientists to devise
                             methods to mitigate the periodic
                             anchovy kills.       One     possible
                             technique       could         involve
                             harvesting of anchovies    prior to
                             their confinement in the Harbor,
                             based on reasonable certainty of
                             that     happening     and      with
                             permission of CDFG.

                                                                                                               6.72

                                                                                       LUP             Map Ref -        Coastal         Implementing
                                                                                      Policy           erence           Subject         Regulation                     Comment
                               C-4:      The Port District shall                      LUP               N/A            Natural          Zoning: SC-H                   Port District has prepared a
                                   undertake a mitigation project for                 PDCLUP                           Resources                                       mitigation plan and timetable
                                   the 1972-73 loss of Woods Lagoon                   P. 3.90                                                                          for completion of this plan.
                                   wildlife habitat. A detailed work                                                                                                   The      progress      in       the
                                   program containing a timetable                                                                                                      completion of these measures
                                   for       commencement               and                                                                                            will be a factor considered in
                                   completion, and description of                                                                                                      processing                  future
                                   construction phases, approved by                                                                                                    applications     in   the Port
                                   the City, Department of Fish and                                                                                                    District.
                                   Game, and U.S. Fish and Wildlife
                                   Service shall be submitted to the
                                   City within 180 days of LUP
                                   certification (or assumption of
                                   coastal permits authority by the
                                   City whichever comes             f i rst).
                                   Issuance of coastal permits for
                                   future Port District development
                                   shall be contingent on compliance
                                   with all the time limits established
                                   through this policy.            Habitat
                                   restoration on all         lands will
                                   precede sedimentation or access
                                   improvements. The entire project
                                   will     be     completed         before
                                   January 1, 1984.
                               C-5:     AnnUGI or periodic dredging                     LUP               N/A            Natural         Zoning: SC-H                   Controlled       through     State
                                   required to maintain the boating                     PDCLUP                           Resources        Coastal Permit                Coastal         Commission/U.S.
                                   functions of Santa Cruz Harbor                       P. 3.91                                                                          Corps of Engineers.
                                   shall be carried out in a manner
                                   protective of the public health
                                   and safety and right to enjoy the
                                   use of downcoast beaches.                In
                                   this regard,
                                   a) Spoils     shall     be      sampled
                                       periodically to determine their
                                       continuing compatibility with
                                       public recreational use. Toxic
                                       spoils shall not be deposited in
                                       the litoral cell.

                                                                                                                              6.73

                                                                            LUP            Map Ref -       Coastal       Implementing
                                                                            Policy         erence          Subject       Regulation                  Comment

                             b) Installation of any disposal
                                system on land or offshore shall
                                minimize visual and physical
                                disruption of recreational beach
                                use. Piplelines shall be buried
                                at all times.

                             c) Maximum       use   of     eroding
                                downcoast beaches that will
                                benefit from deposition of sond
                                shall   be made       for spoils
                                disposal.
                          D-1: Support the implementation of                LUP            LUP             Land Use      Zoning: SC-H                No Comment.
                             the shoreline use proposals of the             PDCLUP         PDCLUP
                             December 1980 Santa Cruz Harbor                P. 3.95        Map 5
                             Development Plan.
                          D-2: Allow land uses in the Habor                 LUP            LUP             Land Use      Zoning: SC-H                No Comment.
                             that     provide      marine-related           PDCLUP         PDCLUP
                             services     or     goods       which          P. 3.96        Map 5
                             contribute to the pedestrian and
                             beach scene and     are compatible
                             with existing uses and represent
                             intense and diverse activities.

                          D-3: Allow marine-oriented retail                 LUP            GP              Land Use      Zoning: C-N, I-G            Commercial District within Y2
                             uses in  commercial zones within               PDCLUP         LU                                                        mile of Port District.
                             Y2-mile  of the harbor and boat                P. 3.9 6       Map
                             building  and storage in industrial
                             zones.

                                                                                                            6.74

                                                                                  LUP             Map Ref -        Coastal        Implementing
                                                                                  Policy         erence            Subject       Regulation                    Comment
                             D-4: Provide non-boater recreational
                                  opportunities throughout Santa                  LUP            LUP              Land Use       Zoning: SC-H                  As Coastal Permit 3-83-217
                                  Cruz Harbor in G parklike setting               PDCLUP         PDCLUP                                                        specifies the Harbor District
                                  as set forth in the December J980               P. 3.49.1      Map 5                                                         is required to submit -a
                                  Santa Cruz Harbor Development                                                                                                schedule       for        access
                                  Plan. Phase development of these                                                                                             improvements       prior      to
                                  facilities so that recreational                                                                                              issuance of the Crow's Nest
                                  improvements are in place prior                                                                                              expansion.
                                  to  occupancy      of     intensified
                                  commercial leasehold uses or
                                  according        to         facilities
                                  improvement program
                              D-5:     Require design review of                   LUP             N/A           Land Use       Zoning: SC-H
                                  harbor development to ensure                    PDCLUP                                                                       The Santa Cruz- Harbor
                                  that scenic and visual qualities of             P. 3.50                                                                      Design C7ri-teriGwill be used
                                  the Santa Cruz Harbor are                                                                                                    To    eva-ruRaffe    proposed
                                  protected, public views to and                                                                                               development.
                                  along the water of the Harbor and
                                  Twin Lakes Beach are protected
                                  and development is compatible
                                  with the architectural character
                                  of surrounding developed areas.
                             D-6:      Control water runoff by                    LUP              N/A           Land Use       Zoning: SC-H,                  No Comment.
                                  minimizing the quantity of runoff               PDCLUP                                        Conservation Regu-
                                  through use of drainage retention               P. 3.50                                       lations, CEQA
                                  measures   and    protecting      the
                                  water quality through necessary
                                  means to meet Water Quality
                                  Control Board Standards.
                            D-7: Require each development in                      LUP             N/A           Land Use       Zoning: SC-H                    No Comment.
                                  Santa Cruz Harbor to be served                  PDCLUP
                                  by adequate vehicular parking                   P. 3.50
                                  according to the standards of the
                                  City, with the following additions:
                                  one space for every 85 sq. f t. of
                                  restaurant in the Lower Harbor,
                                  one visitor space for every five
                                  car-trailer spaces at a boat
                                  launching area, seven spaces for
                                  every 20 boats in dry storage, six
                                  spaces for every 10 boats berthed.
                                                                                                                      6.75

                                                                                                           0
                  MOM                                         M M M M                                    M                     M M M

                                                                                                                                                                               MON

                                                                                 LUP            Map Ref -        Coastal        Implementing
                                                                                 Policy         erence          Subject         Regulation                    Comment

                           Coastal Sites
     17
                           1. BAY       STREET/WEST            CLIFF
                               DRIVE SITE                                       LUP             LUP             Land Use        Zoning: R-T(B)                This site will have specific
                           ER@a:        Designate the northern                                                                  Coastal Develop-              coastal review to ensure
                               portion of the Bay/West Cliff site                                                               ment Review (Coas-            development      is consistent
                               for visitor-serving uses (visitor                                                                tal Permit)                   with following policy.
                               lodging   facilities,    restaurants,
                               retail business and services, art
                               galleries, cultural, recreational or
                               educational uses catering to the
                               coastal visitor). The design of the
                               visitor-serving    uses    shall    be
                               visually compatible with, and
                               buffered      from,       surrounding
                               residential areas. Designate the
                               southern    portion     multi-family
                               residential with     the following
                               development guidelines:

                               - Require     that     15%   of     all
                                 residential units be provided for
                                 low-    and     moderate-income
                                 persons       consistent        with
                                 inclusionary requirements.

                               - Require     that     10%   of     all
                                 residential uses be available as
                                 short-term rentals or available
                                 as "time-share" units.

                               - The development should be
                                 compatible with the best design
                                 of residential structures in the
                                 Beach Area.

                               - Drainage from this site should
                                 be controlled so as not to
                                 affect significantly the quality
                                 or     quantity     of      existing
                                 predevelopment runoff.

                                                                                                                      6.76

                                                                                  LUP            Map Ref-         Coastal        Implementing
                                                                                  Policy         erence           Subject        Regulation                    Comment

                              -  Require the provision of a bus
                                 stop or bus pullout with shelter to
                                 meet the specifications of the
                                 Metropolitant Transit District.
                              -  Encourage the use of native,
                                 drought-resistent plant species in
                                 landscape plans.
                              2. NEARYIS LAGOON SITE*

                              Policy:   If the sewage treatment                   LUP            LUP              Natural        Zoning: Public                This site will have special
                                 plant remains in Neary's Lagoon,                 P. 3-118       P. 3118          Resource/      Coastal Develop-              coastal review to ensure
                                 any expansion plan should provide                               Neary's                         ment Review                   development is consistent
                                 for the preservation of the                                     Lagoon                          (Coastal Permit),             with    the    following     four
                                 Lagoon as a unique natural                                      Park                            Design Review                 policies.
                                 habitat (General Plan, 1980).                                   P. 3-111                        Ord., Conserva-
                              Policy: Provide at least a 100-foot                                                                tion Ord., CEGA
                                 buffer between land uses (parking,               LUP
                                 housing, sewage treatment plant)                 P.3-118
                                 and the lagoon.

                              Policy: Reserve adequate site area                  LUP
                                 for   sewage     treatment       plant           P.3-118
                                 expansion including replacement
                                 wetlands and wetlands buffer
                                 area.
                              Policy: Prepare Management Plan                     LUP
                                 for Neary's Lagoon and Wetland                   P.3-118
                                 habitat.
            0)                If lands adjacent to and east of
            0)                Neary's    Lagoon      are      available
            0)                designate area      for multi-family
                              residential 20-25 dwelling units per
                              acre and allow for parking facility
                              next to railroad tracks if adequately
                              screened from residential and other
            00                uses as shown on Map 2.
            CD
            r_J
                               The expansion area toward Neary Lagoon on Map p2-47 was not approved by Coastal
                              Commission and is a white area where the State Coastal Commission retains jurisdiction.

                                                                                                                      6.77