City of Santa Cruz local coastal program land use and implementation plan

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

CITY of SANTA CRUZ

Local Coastal Program

Land Use and Implementation Plan

HT
16S
-S2
C58

TABLE OF CONTENTS
(Continued)

PAGE

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

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

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

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

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

A
I
"I

-1

---4

I
I
I
I

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

NOW

S A

oCr4*

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

V
Xv
0

A
@'j
atid

0,
SANIPADR
E? ADO,

X.: f

LAVe

:233 0
1@3'k

*Uo AM 4A 0

LL
ACH
Radb

62@, 9 LU)R
s
Re MUNICIPAL <7 Black POInt
60 -60 PIER
0
SANTA Cl? @Z HARBOR
SCALE 1:24000
0
..... .........
E`@Iooo 0 - 20DO 30DO 4000 1 MILE
ST UA 1000
CH SEReATjor 50 DO 6000 7000 FEET
.5 0 1 KILOMETRE
Pt Sonta Cruz

Terrace Pt

2.8

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

"IN

@A'

ITY
rh

q T

g'y
to

CIL! Holy

Fj
400
g-
41

30()

Y-D,

sco
QQ@ELL
BEACH
Hi
50 lack Poln
B
ICIPAL
Re
60
S"TA UZ HARBOR

SCALE 1:24000
1 0 1 MILE
AST GUARD 1000 low 20DO 3WO 4OW 5OW
1p, fiow 7WO FEET
@A SR ATION I KILOMETRE
CH .5 0
5
Pt SOnta Cruz

Terra

2.16

@13 dl)@.Ml A
71

a
I CA If

SAWN, Vl@

ja v IF
00-
j 0.
3-

'411

-30E

F7
Lagoon
S..- H7

im
ERF4
t
t
t
MUNICIPAL B ack Pol.t
60
60 R PIER

SANTA CR Z HARBOR
H6
SCALE 1:24000
0 1 MILE
4fl@ AST GUARD 1000 0 1000 2000 I(= 50DO 6= 70M FEET
ER AnON
A
A 7 -75 0 1 KILOMETRE
H
6 Cruz
6
TO race 2-73

2.17

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

0
0

-S A

Ly A
At,
?IADP

.,lo F

14
Nearys Elm m
Lagoon 4

SeW... BEA
WELL spo.
EACH

MUNICIPAL B1 Int
ER
60

SAN UZ HARBOR
14
SCALE 1:24000
0 1 MILE
.... .......
@@ATU .... .... ... AST GUARD 1000 0 1 2300 3@2=, 6000 7000 FIE
4000 50DO ET
ER ATION @ooo
JACH_@ 1 .5 0
Pt Sonta Cruz I KILOMETRE

Terrace R

2.23

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

Or
Q@ L
10 0- PIAP 21

-p GROUNDWATE
AREAS

I OJT
I N@

-X

A N.' T

A
S. ..
-0

8
54

w
:',J

IN
tit Ovv
4 @12
A' PADHO
7 4'l-GLAD01 J w
r F
10 @00 .0

05
Santa Mar
41
FormationE
*0
ict Potential
charge ArE

V 0A.
A

Nearys Bm
j Z Lagoon
TWii-4,ES
19" T,@, 1 1 a 'A -KSPO
S%..
M. I
OP 1 -4 lerW, I I@
-C@
Li lack Point"
8M 62" UNICIPAL
p
IER
Res"'
,6:A
-6@ HARBOR Source: U.S.Dep
r-- SANTA CRUZ
-V
ior, Geologic Ma
Cruz Area, 1966.
Jill AST GUA"
son, Preliminary
ItMERVATION
KA Pt Santa Cruz gation, Rodrigue
:ACH STLTi ra
J. 2

2.27

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

Z
J-

ati

E
gyp

I (V

PINWIP
I I mew
'SAN IFADRO
qLA

s
LVI a Aw

0 ido

5)
r

Vf
Nearys
Lagoon

J WELL sco.
IIDT
BEACH

L
Black Point
60 4 IE

SANTA C@ UZ HARBOR

0 IL SCALE 1:24000
0 1 MILE
JkATI MA OT GUA I
A "or 1000 0 s 1000 2000 3000 4000 5000 6000
fACH .@A EXZEK-a:t7-- 7000 FEET
.5
0 1 KILOMETRE
Pt Sonta Cruz -1

Terrace Pt

2.29

>
z
A

N,
j,

i,ik 'T

Lj@
lk\

-Iffy
44@4
_62'
Ifack P Int
PIER
A@v
SANTA CR @Z HARBOR
-v-

SCALE 1:24000
40 1 MILE
ST GUARD
@q A MR1 low low 2wo 30()D 40M 9m Gow
ATION 70M FM

Pt sonta Cruz
U44444

Terrace

2.30

Nlo

LiF0 'A
@/A

TO
11,41 014-
@w
U
I; JPJNC b1p
SAN PADRO,,
F,?GLAD0.

.00 \A,
L2
4,

'1-A
0
@2

Palk

Nearys 9M
Lagoon
L 4.:@
. . . . . . 3ewage
OWELL
BEACH

62!! -0
MUNMICIPAL Black Point
60 p

3- SANTA CA UZ HARBOR
it
It
SCALE 1:24000
40 0 1 MILE
AST
[email protected]
ER ATION 000 0 1000 2000 3000 4000 50DO 6000 7000 FEET
Pt Sontat Cruz 1 .5 0 - I KILOMETRE

Terrace Pt

2.32

J)
I T Y`@ Wol it
10

'M A
N T
SAN 0)k

APO,".
'C' RJIN,,
SANIPA

00
A,; se
00

'00 Br arts
jo

.. . .......
oc

BEACH

MUNICIPAL
BI ck Fblnt';@
-60 Res PIER
S697 SA IiFTA CR @Z HARBOR

SCALE 1:24000
0
ART/GUARD - i - I MILE
RA 0 1 2000 3 4
6000 7000 FEET
ACHs ATION 000 5000
U 1 .5 0 1 KILOMETRE
Pt Sonta Cruz

Terrace

2.33

f, 6j

J-
o@
j

4
0

j
-L_2@7
N \N,l

X, MN

SAN PADRO
t VE GLADO

n
v

14-

Olt-
NearYS BM
Lagoon S:A6@

?Xs

A 621!
MUNICIPAL 'Bl..k Pl.t
-60 Res-Jj 60 r PIER
45
SANTA C4UZ HARBOR

SCALE 1:24000
It 0 1 MILL
if if AS GUARD- `j)oo
@ATURI S ESERWTION 0 1 1000 2000 3000 4000 5000 6000 7000 FEET
tACH ST 11A 1 5 0 1 KILOMETRE
Pt Sonta Cruz -4@

Terrace Pt
ie lf@ljl@,
6
@ ` 14@

2.34

I's
@7,
Z

ati

U$IWER@ITI

ANT
7 'A'
th

p
p
p )i
P(14

SAN PADR-
qLAD0
-V
S,h

41 ou

400

earys am L-
',agoon .U BEACS

-ge

ERN me
OUT Black F
MUNICIPAL
@60 60 PIER

SANTA C UZ HARBOR
j@
-D
SCALE 1:24000
1 7 0 1 MILE
17 11 11
..............- 11 1 ", I@ !I @: GUARD 1000 0, 1000 2000 3000 4000 5000 6000
RA R ATION 7000 FEET
CH
TV
S 0 1 KILOMETRE
Sonta Cruz

..........
Terrace Pt

2.35

Z.
.4

Z -

Q.,

lj@
SAN

spt

500/

Veser@tr
G
_@ADO:
r

h
.4 @7?@
J,

@00 .. ..
WW7@0@

S.
Pes g

Lave
N11,

Nearys Bp
Lagoon

to SEA
bWEL
BE@C.
41-f
-7@7 62
olp BI ck Pol t
MUNICIPAL
-60 JE
Re A
E)r
SANTA CRUZ HARBOR

SCALE 1:24000
Ij
40 0 1 MILE
AST GUARD 1000 0 1000 2000 30DO 4000 5000 6000 7000 FEET
ATURA' ER ATION
ACH S ..........
P't Sonta Cruz 1 1 .5 0 1 KILOMETRE

Te .ac 'M-

2.36

t
@A

U v

\-J1

S A IN -'-@ANT

sp't

-17- )7
111A
OC

SANIPADRO
Dp!

"00
'a
Holy

0-aI

(-.1 @\j

Sewage
f A
E
:ACH
IWELL A
62" C,
@plp
MUNICI. 01p Black Point
PIER A@r
SANTA C`jUZ HARBOR

SCALE 1:24000
@0 0
A,- I MILE
... .. .........
@@ATURA 1000 0 1000 2000 300D 4000 6" 000 FEET
dD ATION
0 1 KILOMITRE
Pt Sonts Cruz
Te'rrace

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

N.
If!Mk .
Ulm
A=IL

Iro

I I I L

Mut

AMNON"

ULD
I

8 A Y

A, SENS@ITIV

ARCHA
F+H+H+4-i SENSI
17.

%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

'73
Aft cl

*TJ
A

Mlso*", 9T.Ac"

Poo

Pa J'A-
FRZ SA
ro 3v
6212
AM
.A. OU"D
Ov - I i * I - "Vir-, - 40 Allow
*95
twr
to Cruz
do 4 Pt on

N1
point Santa Cruz Paleon ological Site
-4)
Pt SENS ITT
RE

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
Paft & Recreation 0
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
0

water
ef
e

13
Broadww
L
6-2

ion

K4urrffv

YACHT

Oafmvare Ave NICIPAL

es
CO

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

901)

e
Dril
Ma

iln renzo/I
Twin Lak
Point Site State Bea

t 14
West Ln
Guide COASTAL ZONE BOUN[

. . . . . . . . . .

I X
01-
MAP 116
UCSC Marine Lab SPECIFIC COASTAL AREAS# NEIGHBORH
LRDP

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

Vl' V\
IX

I\VS

x A

A
-SIX;

X1 7

Ell
.4:
'vV
I
Ise.-
pci
\A -------

NNN

\VI

N Be a

(fill

--to-

IPP

I -N

>
Af
@x
'A

(9-m PROF'FkP-rY N-VE:Mi;5:F? -7, lq-,-l
VIFW ZONO: t4
r, S, E: 7%--- WFROM PLUFR F^MILI PWC-LLINS 'M wFGrFKlt4 pizivs
Oo7em,n.^L virw IFUOPEN LS:JF- 'T@A44 SON- -we;m^lm FAIS-I-INC- CURS oWf 4SLrrrg:R '@ITY c-P --^N-r^ @=IFUZ,
MS;LjcV ^@CFSS P4PIN-r 6@L-PF LlMl-r LINE FxlG-mN4-- MUL-nPLG /-SrIC'E:W^LK' 7t' RFM^114
oxisr-ros czom-r-uiz 7@ E-;,cis-riNca- r-AP F^MILY PVVULLIN4S 1V a.=.=- eXIVTIN-.,@ 47URP awy COUTIL-k
FAIrTiOdS 0MRF;-,CF PeAIW^r--5: + FX@VTINCS H<-H FtPIN7- 'RE-K-IN -rO IZFM^IN
ALOUa WFGTrRN Pzvc- O...m ....... .M^Jog PIZ^KA@--S:W^Y Fxl@71Na -:'URS,
SIPFWAL< ll@ ELF RFM-VFP
3.6

alr), "WOF

lk U

ILU

.---T
N

Q1,

114

Px 16 71NO
POSS:10-La PO-P'Mr>@ LINIFF
FX115@TlNai@

V'WW401 C/C

I t

LID I][
cou I

0 lu

190, W

tn
r if

tn
it

0
IW)l
If

X\ N

Ii (INIII

7Q
IfI
In

tit

If
14
14

QD
CD
N, 7-,
Z/

if 1
I

alp__
-lee
601 " V
9@1I
11I@o7

0. 0 1, 1"

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.

3o9

V/;Vs

xn@

4: wr

121

All

zll@
I @Iva

3.11

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

977

HWH Pm4PrMFN*T- Z"RW
immlw- "f 4 C=V&
.4 0 Tog ll%r

MOM m m

4.1

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

M M

LIFF
4
T

LORENZO RIVER
--- ---- ----
N
LAUFjE San Lorenzo Levee Bew fication,
S.
T/f
-IrATY10

'A
01

4-
eopik-

FIGURE 4: PROPO
MONIESEy qAy BEACH AREA CIR

F
Direction of

C, Beach Street
Second Street Improvements
Intersection Irn

Beach Street Promenade Intersection B

0000

Mdtel
vkv@iden

veto,
C000e

FIGURE 8:,
PROPOSED LAND Ul

130A. Vtj)\pjALY, Proposed Beach Proposed
Resident Comn

Mm m m

I M = = M

San Lorenzo River Levee.4&

FIGURE
CIRCU
islo Two-Way E
E.ACVA One-Way E
6230 Traff ic
(average daily
at point of measure

Intersection Beautific

LAUREL

khAORE ST.
Ui
>

Nib

0
0
0

0
0
C) 0
4N 0 000 00 00
0

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

&40RE ST.

DO
C'T1

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

CA ORES

T-

0
ID S 0
1P

0
0 0
0
1P 0 0 0 0
0 lB3F-ACVA
0 00 0000
0 0 0
-*0 0
0 % 0
0
0

If
0

MONTER,

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,

fc MORE ST.
A@

IIm

rc,0
S

0
40
13EACH'
0 %
BOAS()VVALK

00 MONTEREY BAY

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

L.4!m Am

mk-'

h'z'

Ou Ld.' Arm
W6vT A*w
W'-6, @,t-
cam"5
4- h'o' ",A, A

...A

-A, C'@

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) ...

(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

V-4
I,& L
An
14
pwa
v
I e

pill

Of
of
2f
7 it
'14
'A

In
A

vi-
! I@,
K4

r -"s

KIM I

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
@IiA

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 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.

3.42

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)...

(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

I R

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

I
i
SANTA CRUZ PORT DISTRICT
I .COASTAL LAND USE PLAN
I
I
I
ft
I
I
:I
i
.I

I
I
II
I
i
;e March 1981
il
I
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'[email protected] 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

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

tl
r

k4ks tact,

,,Of

r
NO

.SAW,r^ C-KO?- "Ar'SOR.

LOCA@-

MMSTIRJAN OIL
MCKLE ACCR!ib MAP 2 -SIAOMUNE ACCFESS
(mSepurnam it)
Tkp,".h%T SIVF

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

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,

[I i I# f I WF

A*- st

L4k,-s

0 Soo two

LOCAL- COAST^%- VbWCXSjRMA

*OAT SkLIS
YA" 600,T SLAPS (WrAL
IL fiw^%IL
3F JsfdWV%-sAtVch OILY sVD"C%s=, MAP e:,oATiNG FACILITIES
T TeAt-AlAq El
p FUEL- LAUtACVjlt4A
W W a SUPPUE5 (WfAIL)
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

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

414 .....

.. .. ....
F-7

.. ...........

oil . .. ..
p 11111 JIFV
. . ...........

L@L

r
" 7 >
tj @ I (r-I
NIC
je
. .........

liq"i
J.:

Lake-,
...... ... ...

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.

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

U
p rZ3
F)
EL us

EA)
U F-P
ED

y
Categor
lp

LOW

El J

VAN
@n.
(.A) t HIGH

CD r

LIGHT

cit
Coun
L 1@1@1
A@

NOTEs All boandefles Wo apProximele ORIV.

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

@H
@t A, It
EEU
C JR
Or
0
It 0" pit

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

YOUNGER LAGOON.
(SiJ Ref-,)e)

BERM

V00
P. -Q
LEI E3
--Preteiit Cki%j

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

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.

. .. . .. .. . . Wff

nsik
,@N
t"'W' RR
Otte
4_

3.121

I., - A"
Coastal Access

i
i

i
I

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.

ease

loss*
jfvow

*000
%
%

s.
'so'e,

dab

Ise

4.3

W-0 So
44

01#0,6

COA ROO-M-9@7)

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

00 so

FL-ro

C046 rA-L --,&,CCP-

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.

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

tim-4 2A IQ

LW.Ar
-W
75
IL- i@

jtl"
jtl'@

ALI

r--7
All
_/j U@2 L "A
At k

V r

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

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

24.12.420 ADMINISTRATIVE USE PERMITS.

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.

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.

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)

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.

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

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.

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.

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.

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.

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.

(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.

(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.

(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

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

M I IL ----------- L
V SEABRIGHT
O'S1
0
0 SUMNER
2 AV E BRONS ST
=!_Ct? =AVE

FOURTH AVE
1 0 w ST 13A'04001 ST

0
r
0 o
F vt OL14
'a MONIESANO S
.. ..........................
..............
FREOER
-- ---------------------
. ......................... . .

wo
0 KAR Oft OR
0 0
NJ 6
0 0 HALLit. Q.-Zf @AGEIII
107 FIFT A LTA 0 0
E?
Avc 0
..........
A.
C,

C3
CD A&
51;
N T 00
..............
r'j 0
@0

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

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.

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.

(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.

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.

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

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:

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;

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.

7. Executed on this ______ day of _________________, at __________________

8. _____________________, California.

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

......... . ....

U.Z rf

ST.

MARINE PARAD N.

ir
co

TL I
A

LL
Ct c

U.
c

(9@ Al 57k%l U/@9(9199@ DQAP

C= RtQUIRE CONbTNL AUE-55 fAl5EME9T
EMEMENI f'Kf-lAOUbLY T?f-QUIRr--P
CON5715,t- COMMIG`)10@4
Nge4bl. lK CONS,-tk@- ZONE)

0 500 1000
r m

FEET

c A-1

... .. .. ...... . .......

lbout4

DELAWAFtE

W'A-WrAl-

------------ --

MAP 0 500
600NC2;-!--
FEET
REQUIRE CoNt)TNL- UX-E55 fA,5EME9T
EAe7FMf-NT flKlF-V%OUc3LY T;ZF-QUlR5-P D'@(

T I t

C@nA ZT&L i@@(g 9 9 MAP

c FtQUIRE ColstTNL- 94f--55 r-@EMEgT
E EA,5F-MF-Nl PgVIAWDLY TZF-QUIRe-P
COiN5'T4.L COMWS'.)JON

1000

ST
I'n*

ST.

ST
TRINITY

ST.

EC ND

. . . ..........

- -ZZ-

(Mad 5TAIL

r- = REQUI RE CON,

(NL%- Npm IVA
0- 500 1000
LM M -
@n

FEET

AA
Cd

/,7A

IN OR A,,V.Jo(NjW6j
7AE- MOOKF- Cgf-F-K COASTAI-
AUX-S-s,WAY tiploow ft Cow -
@VW-F-P POP, C,0&5-TAL AC.(--

loo'F-iZoM
s AM

0 500

FEET

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

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

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

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.

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

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

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

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;

(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

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

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;

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

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

K.,Pr
.a

Z: a
IS
M
*Sae- *a
0:
'Wa

ME
gn--,I
1W

J1\

JZ
B
J. -J1.J--

y
@wm- PACIFIC
Tr OCEAN

S%
00
12 13 #14 is

ZONING MAP
am city-cf-san a- cruz,cc-flifornia
department of 1309 center at. rm 206
planning and santa cruz I ca 95060
community development 408-429-3555
legend
La
OISTRICTS

EA exclusive agricultural FP flood plain a
2: PO planned development OFR ocean front recreational
RB residential suburban SCH small craft harbor
B
RI single family residence
F-1 R L multiple residence low rise OVERLAYS
RM multiple residence medium rise
RT tourist residential GBO greenbelt
CN neighborhood commercial GMO garden mail
CV visitor commercial EM H historic
CT thoroughfare commercial landmark.
CC community commercial CZO coastal zone
CB beach commercial SPO shoreline protection
CH heavy commercial coastal exclusion
PA professional and administrative ..... - ------ coastal commission
jurisdiction
ILR industrial lab and research
U:
113 general industrial
............. city boundary

Ll III I I III I [III I I I I I I III I I I I III III I I 11111111111111 LL-L:

-n G)
E 0 0 In
2
m
ct 0
r
w -n-
tn 2 2 a
ONE IN :0 MEE
0 0 -M!mm@l ,
o"Emommums 0 000
62 mh 2 =
Art, 000 000 000
V 00
0
2 00 000 00100
00000
m 2
r Ct

Ems
0
ims!
Moses
00
0 o

@p
34
ol
vpMuN
uojwd

is
IW

D m
--A 0
cl

-n 0
0 0 m
M 2 MEN I I
M
ct
m 1)
r

m
2 1 1
Ul an*
rr,

.. Lit----

W f;
r
."rr-k
V
m
2 Ll = 0 e. V .
M 0
-f tel
m 2
e%
r
r
Vt

r
x-q-
4L PC - . - . f
r 'efr.'@ . . , it.. i! .
;PCp.. i !,., - iI f.
4

A e
c Z,
Wr
ei 4r;< @; " - i
RN.
13 Mel , C' .......
cf-vO.0-
IC
'Tc
kv
ff
Ar
C@,- @k.-
CL,
"CA c
oil
_n
r er-
14.
13

some
Ir
XN%-
vuh

i4o' v
PI-S) r
.ct@'.x.

c,
C
m

lerr f It fn

...........

-X-N
.......... . .

Ln
I < 13
00 m
41

-- --- ------------- ----------- ON @Illiwmlm
1.01

=mum m m m m m mr m m m m m m m m

W1 11o 1111111111111111111111111111111 1111111111111111111111111 111] HIM

N,
c %
f ;( C,

-q--c

r
C. IM

R-i-10

Uniw,istv of Ca6fornia

sanu Cruz

po orkp,
v
/,-, -,@, @10

00
00

'till

A--

REV.
MAP =DATE
ZONING MAP SECTION
BECTION 5-84
city of santa cruz, california
scale

GENERAL INFORMATION ONLY
0 500 FEET
FOP VERIFICATION PLEASE CALL
40B. 429-3556

maN
ct 0
2 F
w -n -
Z
n 2 1
Ul

m 2
Ald glvA
m 2
---------------------
r ct

fj\vA

N U)

o;vt

Hinos

tA'd
M J)
Do
'da
I

80 M
4@ M

S T

Q7
T

0) TONE
AIE
jq
T

AVE
RL,

-1 MELROSE
t 'p? E

WATER ST

OA
P
M.

ST.
rm AAD
PA
RL

7
R L
7
rc

%0
4@
p"i

P, '34A

R --1V 5

0 0 *'OAlr-"
rx"

ILA
P Lif
...........

- - - - - - - - - -
..............

.... ..... ....
IG

a .As

S REV.
MAP !DATE
ZONING MAP SECTION
SECTIONM 5-84
city of santa cruzq california
scale

GENERAL INFORMATION ONLY
0
500 FEET
FOR VERIFICATION PLEASE CALL
408- 429-3555

33
AM
fit
uoo m N
M 2
41,cw, "It
m
< m ct I
Z '2-
r
QV,
(A) vo
10,
yk@
J 7:7
-h 2 1 - - .1- . ..J

m 2
Ct

r
r

oNIM

?D
?D

ma
14
%;

L
m
m ma

NUL
Ul m m/,,N,E
00 m
1@04

Yt,
L
RM 1

w %.o ......

@A C,
HWY

..................... ...
..........
............
...........

miss,,
........ ST.
....................

*me
44 . .........

.. ...............
.......... .... ..
........... .....
............
........ ... .. ...............
........................... ................

................ ...... ...
..... .......... ........ . . . .
.... . . .......
.. ............ .
.. . ...... ..................
...........

........... ..........
............
...................
........ ..... ...... ... ...............
................... .... ....... .
........... . . ..... .
................. . ..... . .
..................
..................

..........
..........
5::: ..........
...........
................. ..
......................

..........

........ ..
'12
...........
...............
...........

............
@. . ........... ... :........ .....
...........
. ..... . ............
................ ............
....... ...
.............
............ .....
... ........

..... ... ........ .......
1w .. ...... .......
%AD
GA.), ............... .. ....... ......
:X::*::x.
L.C., ....... ......
...........
...... ....
X. ..............

... ........ .....
................. ..

................... ...

ICA,
........... .... .. ...
...........
..........
.......... .....
...............

PACIFIC OCEAN

=REV.
MAP =DATE
ZONING MAP SECTION
BECTION1 1-81
city of santa cruz, california
SCalB

ONLY
GENERAL INFORMATION r%.rtm
0 500 FEET
FOR VERIFICATION PLEASE CALL
408- 429 - 3555

L
p

s rA T-1
-..WY 'k
"SON

- - ------- ---

P.40k

S'
pVE

FkE %
DfLA*

yE.

K"ARE
X,@ 1-13

.........
............
SO
...........

\0
CA .........

. ...........
............. ....

PACIFIC OCEAN

REV.
MAP NOATE
ZONING MAP SECTION
'a BECTION=9 5-84
city of santa cruzv california
scale 9
GENERAL INFORMATION ONLY 12
n=
a 600 FEET
FOR VERIFICATION PLEASE CALL
408- 429-3555

IM @R
C

............
SI)
..............................

X:
.. .............. ....

..........

...............
......... . .................... ................. *.-".,*.*.-,..,..,.,.,.,..,..,.'-'.-"-*.-*.-.--.-.-.-.
..................... .. ....
... . . . . . ... ..
....................
. . .........
..................

................
.. .............
R T

A T
T

p.fR ft.

GHARK
EJ 0 o

NTE Y
OFR
ED-
LAS'

12 X.- ...... . 14
..........
t

. ........
NO
..........

LJFR

PACIFIC OCEAN

E REV.
MAP DATE
ZONING MAP SECTION 5-84
BECTION=
city of santa cruz,, california
scale

UENERAL INFORMATION ONLY
+n 13
Boo FEET
FOR VERIFICATION PLEASE CALL
408- 429 - 3555

A 'n
0 0

m
<
M M t,
r E E
-n
2 2
o 13 1 E

Ila
r
m 2
M C)
m
it

I E
N

... ..........

00 1
2 1

. . . . . . . . . . . . . . . . . .

2 E E

Ln M
OD M

961'S

A n 11
D 0
m M 2
ones
m now
an an
. . . . . . . .. . . . .
. . . . . .. . . . . .
ct 0
N m 1)

w -n-
2
En 'm
M
0
E

mr2 FfTH

r
r
ED
C4

N
tA

MIN
0 0

0 33
-4
4@ M

Ma,,,-,,^,

Itt# I &
10 .4%

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

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