Part 2 — GENERAL SITE DESIGN STANDARDS — Santa Cruz Zoning Code

24.12.100 MINIMUM BUILDING SITE. ¶

Each building site in each zoning district shall be planned and arranged so as to occupy only that portion of a lot not otherwise required as a yard, setback, easement, right-of-way, or other legally established open space; except, that where all other provisions of this title are met, a building site may be established in airspace when created through an approval of a community housing project.

Lot Area Measurement.

a. For purposes of measuring and calculating lot size and area, public and private easements contained within the lot lines, other than street or alley easements, may be included.

b. For purposes of determining net lot area, only contiguous land with less than a thirty-percent slope and not within a Floodplain (F-P) District or within a riparian corridor, as defined in Section 24.08.2110(2)(g), shall be considered.

c. In any zoning district where no public sanitary sewer is accessible, no lot shall have an area less than that prescribed by the Santa Cruz County health department.

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Frontage Requirement. The construction, erection, conversion, establishment, alteration, or enlargement of any structure on any real property is hereby prohibited and declared unlawful, unless the said real property shall have a frontage upon a street improved to the standards of the city of Santa Cruz; or upon a publicly owned parking facility, plaza, mall, or wharf; or upon such other public access facility as may be provided in connection with an approved development plan.

(Ord. 2008-03 § 2 (part), 2008: Ord. 2006-02 § 3 (part), 2006: Ord. 85-05 § 1 (part), 1985).

24.12.110 SETBACK REQUIREMENTS MODIFICATIONS. ¶

Front Yards.

a. Where twenty-five percent or more of the lots fronting on any block in the same zone (exclusive of the frontage along the side of a corner lot) have been improved with buildings

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permitted in said zone and the depth of the front yards on such lots varies not more than ten feet, then the front yard depth required on any lot in said block shall be not less than the median depth of the front yards on the lots on which are located such existing buildings; or

b. In any district where the two adjacent lots on either side of a parcel, neither of which is a corner lot and each of which is in the same zone as the center lot, are already improved with uses permitted in the zone, and the average of the front yards of such adjoining lots is less than that required for the zone, then the required front yard depth for the center lot shall not be less than half the sum of the front yard setbacks of the two adjoining lots; or

c. Where Section 24.12.185(12) applies, required front yard depth shall not be less than twelve feet measured from back of curb.

Corner Lot Yards.

a. Where, on a corner lot, an exterior side yard abuts a front yard of an adjoining lot in an R-District, the corner lot exterior side yard shall have a width of not less than one-half of the required depth of such adjacent front yard.

b. Each corner lot should have one front yard, two side yards, and one rear yard of the depth required by this title. Normally the front yard shall be across the narrow dimension of the lot and the rear yard opposite this; in unusual cases, however, the location and the relationship of such yards to abutting streets and to each other may be determined by the zoning administrator.

c. In any zoning district in which a minimum front yard is established, no obstruction to view between three and one-half feet and eight feet above grade shall be placed within the clear corner triangle as defined in this title.

Double-Frontage Yards. The width of required interior side yard or required rear yard may be reduced or waived when such interior side yard or rear yard abuts an alley or a street (e.g., double-frontage lot), freeway, stream, public utility right-of-way, coastline or other

similar feature which precludes or inhibits construction on or development of the property.

Lots of Record – Required Yards. In any district for which a minimum lot area is established, a lot of record, as defined in this title, having less than the required area and/or width and/or depth may be used for a use permitted in the district, except as provided in Section 24.10.351.

a. In any district or for any use where side yards are required, the minimum side yard width shall be four feet or ten percent of the lot width, whichever is greater, for the first story only. Beyond the first story, the standard side yard setback established in the specific district regulations shall apply.

b. In any district or for any use where a rear yard is required, the depth of the rear yard of any such lot shall be ten feet or twenty percent of the depth of the lot, whichever is greater.

c. A single-family dwelling may be constructed on any lot of record, subject to Section 24.10.351. For residential districts other than single-family, the district requirements for minimum lot and land area per dwelling unit shall apply, except as modified by the density bonus provisions of this title.

(Ord. 2022-19 § 37, 2022; Ord. 2016-11 § 34, 2016; Ord. 91-14 § 4, 1991: Ord. 85-05 § 1 (part), 1985).

24.12.115 SPECIAL STREET SETBACK REQUIREMENTS FOR DESIGNATED STREETS. ¶

General, buildings or other structures erected or located within the city of Santa Cruz shall be set back from a uniform baseline, which is hereby established for each of the principal street classifications of the city of Santa Cruz, in order to serve the public interest, convenience and safety. Setback requirements of each zoning district shall be in addition to special street setbacks.
Unlawful Erection of Buildings in Setback Zones. No building permit shall be issued for the construction or erection of any building

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or structure within special street setbacks or any required setback except as set forth in this title.

Uses Subject to Special Review. Greater setbacks than those set forth herein may be required where special conditions exist.
Secondary Streets. A secondary street is any public street with a fifty-two-foot right-ofway and twenty-six-foot baseline. The baseline for measuring the required setback for all buildings, structures, or improvements as required in each zoning district shall be a line parallel to and twenty-six feet from the centerline of the following designated streets:

Bay Drive: From the southerly line of High Street to the southerly line of Escalona Drive.

Bay Street: From the southerly line of Escalona Drive to the easterly line of California Street;

From the easterly line of California Street to the westerly line of West Cliff Drive. Chestnut Street:

From the southerly line of Locust Street to the northerly line of Laurel Street. Delaware Avenue:

From the westerly line of Laguna Street to the westerly extremity of Delaware Avenue. Elk Street:

From the northerly line of Goss Street to the northerly line of Rooney Street. Goss Street:

From the easterly line of Market Street to the westerly line of Elk Street. Graham Hill Road:

From the easterly line of Ocean Street to the northerly city limits line. High Street:

From the easterly line of Bay Street to the easterly line of Highland Avenue.

From the easterly line of Bay Street to the western city limits line. Laguna Street:

From the northerly line of Santa Cruz Street to the southerly line of Bay Street.

Laurel Street:

From the southerly line of Mission Street to the westerly line of Front Street.

Laurent Street:

From the southerly line of High Street to the westerly line of Escalona Drive. Meder Street:

From the westerly line of Bay Street to the westerly extremity of Meder Street. Mission Street:

From the easterly line of Chestnut Street Extension to the westerly line of Pacific Avenue.

Murray Street:

From the easterly line of East Cliff Drive to the westerly line of Seabright Avenue. Pine Street:

From the southerly line of Soquel Avenue to the northerly line of Buena Vista Avenue. Prospect Heights:

From the easterly line of Park Way to the westerly line of Brookwood Drive. San Lorenzo Boulevard, 3202:

From the southerly line of Barson Street to the westerly line of Bixby Street. Seabright Avenue:

From the southerly line of Soquel Avenue to the northerly line of Murray Street. Walnut Avenue:

From the easterly line of Mission Street to the westerly end of Lincoln Street. Washington Street:

From the southerly line of Laurel Street to the westerly line of Front Street.

Major Streets. A major street is a public street with an eighty-four-foot right-of-way and forty-two-foot baseline. The base line for measuring the required setback from all buildings, structures, or improvements as required in each zoning district shall be a line parallel to and forty-two feet from the centerline of the following designated streets:

Ocean Street:

From the northerly line of Pryce Street to the northerly line of Graham Hill Road;

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From the southerly line of Soquel Avenue to the northerly line of East Cliff Drive.

River Street:

From the northerly city limits line to the westerly line of North Pacific Avenue.

Industrial Streets. An industrial street is a public street with a sixty-foot right-of-way and thirty-foot baseline. The baseline for measuring the required setback for all buildings, structures, or improvements as required in each zoning district shall be a line parallel to and thirty feet from the centerline of the following designated streets:

Coral Street:

From the westerly line of River Street to the northerly line of Evergreen Street.

Encinal Street:

From the Southern Pacific Railroad right-ofway to the westerly line of Dubois Street.

Evergreen Street:

From the easterly line of Coral Street to the easterly line of Harvey West Park.

Mission Street:

From a point nine hundred eighty feet east of the easterly line of Natural Bridges to the westerly extremity of Mission Street. (Ord. 2002-17 § 1 (part), 2002: Ord. 85-05 § 1 (part), 1985).

24.12.120 PROJECTIONS INTO REQUIRED YARD AREAS, SETBACKS AND EASEMENTS. ¶

Projections Into Required Yard Areas. The following are permitted projections into required yard areas. Projections shall not be permitted in yards that are less than the minimum established by district regulations except as provided for in subsection (2), as allowed in certain areas under Section 24.12.185(12), or as allowed for accessory dwelling units under Part 2 of Chapter 24.16.

a. Architectural features such as cornices, canopies, eaves and sills shall be permitted to project into front, rear and side yards two and one-half feet;

b. Steps serving the first floor, and bay windows, chimneys, decks, and porches serving the first floor and above may extend into front, rear and exterior side yards one-half of the required yard or six feet, whichever results in a greater setback. For interior side yards, maximum projection is one foot, eight inches unless the projection meets the requirements of subsection (1)(c). Bay window, deck, porch and step projections are permissible in interior side yards on the first floor only. In all cases, no projection or aggregate of projections listed in this subsection shall be more than one-third of the building wall along which it is located;

c. Unroofed decks, porches, patios and steps of pervious materials twenty inches or less above finished grade may extend into conforming interior side yards without restriction;

d. Guardrails on decks and porches and handrails on stairs projecting into required yards on the first floor shall be considered fences and shall be governed by Section 24.12.160, with the exception of guardrails and/or handrails required for access to the first floor for the physically challenged;

e. Rain retention systems attached to the main residence may extend into side and rear yards one-half the required yard or six feet, whichever results in the greater setback. For interior side yards, the minimum setback shall be three feet. Such encroachment shall be no higher than six feet from finished grade.

Any structure necessary to provide access to the first floor for the physically challenged.
Projections Into Special Street Setbacks. The following uses are permitted within the special street setbacks established in Section 24.12.115:

a. Streetlights, traffic signs and signals and appurtenances necessary to the conduct or operation of a public utility, facility, or purpose;

b. Fences, walks, hedges, landscaping, outdoor merchandise display, platforms, landings, steps and signs, when constructed or installed

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so as to have a maximum height of two and one-half feet above curb grade, except as provided for in subsection (3)(d);

c. Unenclosed porches, cornices, canopies, eaves, and similar architectural features and signs when constructed so that the clearance from curb grade to the lowest portion thereof, except supporting members, is at least eight feet; and further provided, that no supporting member shall have a cross-section of greater than eight inches, nor be located closer than six feet to another supporting member within the setback area;

d. Any structure necessary to provide access to the first floor for the physically challenged.

Projections Into Easements. No structure or projection thereof may extend into a public utility easement.

(Ord. 2024-17 § 32, 2024; Ord. 2022-19 § 38, 2022; Ord. 2016-11 § 35, 2016; Ord. 92-17 § 1, 1992; Ord. 92-01 § 1, 1992; Ord. 91-13 § 3, 1991; Ord. 88-52 § 1, 1988; Ord. 88-19 § 1, 1988: Ord. 85-05 § 1 (part), 1985).

24.12.125 LANDSCAPING REQUIREMENT. ¶

In all districts where yards are required, all portions of each front and exterior side yard, except where improved for pedestrian or vehicular access, or a porch or a patio, shall be landscaped and permanently maintained. Additional landscaping requirements are contained in Section 24.12.185, Objective design standards for multifamily development. (Ord. 2022-19 § 39, 2022; Ord. 85-05 § 1 (part), 1985).

24.12.127 BIRD SAFE BUILDING DESIGN REQUIREMENT. ¶

In all districts where new construction or exterior changes to the facade of buildings or structures requiring a planning permit are located within three hundred feet of any of the following: parcels with a General Plan land use designation of CR, PR, NA, or AG; an open waterway mapped in the City-Wide Creeks and

Wetlands Management Plan; or any area within three hundred feet of undeveloped property likely to provide significant bird habitat, as determined by the zoning administrator, proposed buildings or structures shall be designed in a manner consistent with the published Bird Safe Building Design Standards as maintained by the city planning and community development department and as updated from time to time.

(Ord. 2022-19 § 40, 2022).

24.12.130 EXTENDED STORAGE OR PARKING IN YARD AREAS. ¶

General. The extended parking or storage of vehicles, trailers, airplanes, boats, building materials or the like within the front and exterior side yard creates a fire hazard; constitutes a nuisance per se; constitutes an attractive nuisance to children; may create a traffic hazard by obscuring vision of cross traffic at corners; may cut off light and air from adjacent buildings; and detracts from the attractiveness of the city and lowers property values therein, defeats the purposes of this title and does not conform with the intent and purpose of the General Plan.
Parking and Storage Prohibited. No motor vehicle, mobilehome, trailer, airplane, boat, parts of any of the foregoing, or the like or building materials or discarded or salvaged materials shall be parked or stored in any front or exterior side yard for more than forty-eight consecutive hours. This regulation shall not apply to:

(i) Building materials for use on the premises and stored therein during the time a valid building permit is in effect for construction on the premises; nor to

(ii) Motor vehicles that are registered for operation and are in fully assembled condition when parked on a paved surface.

(Ord. 2020-22 § 15, 2020; Ord. 85-05 § 1 (part), 1985).

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24.12.140 ACCESSORY BUILDINGS AND STRUCTURES. ¶

In addition to primary structures, it is often useful and convenient to have accessory buildings and structures to provide storage, allow additional usable indoor or sheltered space, or to perform some other function beyond what is included in the primary structure. These spaces can be provided in a building, defined for the purposes of this section as having a roof and walls, or by another accessory structure such as a pergola or a gazebo. Some spaces, such as children’s play equipment, can be classified as either a building (e.g., enclosed playhouse) or a structure (e.g., swing set). The defining characteristic of these buildings and structures is that they are accessory and subordinate to the primary structure and do not detract from the form and function of the primary structure and are complementary to its use.

Accessory Buildings. Accessory buildings are subject to the regulations and permit requirements of the zoning district in which they are located.

a. No setback shall be required for an accessory building except as otherwise provided.

b. No accessory building shall be located in a front or exterior side yard with the exception of buildings used as children’s play equipment that do not create traffic safety hazards, that are less than fifty square feet in plan area at grade, less than fourteen feet in height, and with minimum setbacks of three feet. Such buildings are exempt from the restrictions in this section. Children’s play structures are defined as structures that are designed, made for, and used by children. The vehicle entry side of a garage or other covered parking may not be located closer than twenty feet from front or exterior side yard lot lines; except that the vehicle entry side of a garage or other covered parking may be built to the front and exterior side yard lot lines where the slope of the front half of the lot is greater than one foot rise or fall in a distance of seven feet from the established street eleva-

tion at the property line, or where the elevation of the lot at the street line is five feet or more above or below the established street elevation.

c. Accessory buildings that are less than one hundred twenty square feet in floor area are not required to conform to the distancebetween-buildings requirement set forth in the district regulations, Chapter 24.10; however, such structures are subject to all other standards, regulations, and requirements of this title and other state and local requirements including Title 18 and the California Building Standards Code.

d. Accessory buildings that are less than one hundred twenty square feet in floor area and less than fifteen feet in height are not subject to design permit approval when constructed on substandard lots or when constructed on lots within a residential zone district that requires design permit approval for new structures; however, such structures are subject to all other standards, regulations, and requirements of this title and other state and local requirements including Title 18 and the California Building Standards Code.

t subject to design permit approval when constructed on substandard lots or when constructed on lots within a residential zone district that requires design permit approval for new structures; however, such structures are subject to all other standards, regulations, and requirements of this title and other state and local requirements including Title 18 and the California Building Standards Code.

e. Habitable accessory buildings, not including accessory dwelling units, shall not be located within the front yard nor closer than six feet to the nearest point of the principal building and shall conform to principal building rear and side yard requirements of the district in which they are located. No habitable accessory building shall be used as a separate dwelling unit except accessory dwelling units as described in Part 2 of Chapter 24.16. Guesthouses for nonpaying guests are allowed only if permitted in the zoning district in which they are located.

f. Accessory buildings may not cover an area in excess of thirty percent of any required yard setback area for the primary structure. The footprint of accessory dwelling units shall not count toward the maximum allowable lot coverage by accessory buildings in yard setback areas.

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g. An accessory building attached to a main building by a breezeway is not part of the main building.

h. An accessory building may have one sink installed in it if a building permit is obtained. A property with multiple accessory buildings may have a sink in only one accessory building without approval of an administrative use permit. Any additional plumbing fixtures would require an administrative use permit subject to findings listed in subsection (1)(i) and a building permit for the approved improvements.

i. Accessory buildings may contain a full bathroom only when an administrative use permit is approved in accordance with district regulations and all of the following findings are made:

i. The structure and use are subordinate to the principal use; and

ii. The purpose of the use is incidental to the principal use; and iii. The use is customarily or reasonably appurtenant to the permitted use; and iv. The structure will not be used as a dwelling unit; and

v. A deed restriction will be recorded limiting the use of the structure to that approved under the permit unless otherwise authorized by the city.

Accessory Dwelling Units. Accessory dwelling units are separate and distinct from accessory buildings and are subject to the following regulations:

a. Accessory dwelling units are subject to the regulations in Part 2 of Chapter 24.16.

b. Off-street parking shall be required in compliance with Section 24.12.240.

c. In the Coastal Zone, accessory dwelling units are allowed in any zone that allows residential uses on lots of any size, in conjunction with a proposed or existing residential use. Accessory dwelling units that require approval of a coastal permit shall be sited and designed to avoid adverse impacts to coastal resources, including by conforming with all applicable

LCP policies and standards, including those that govern wetlands, streams, environmentally sensitive habitat areas, public views, and coastal bluffs.

Accessory Structures. Accessory structures are subject to the regulations and permit requirements of the zoning district in which they are located.

a. Accessory structures above eight feet in height shall not be located in a front or exterior side yard with the exception of entry features as described in Section 24.12.160(1). No accessory structure in the front or exterior side yard may be located within the clear corner triangle as defined in Section 24.22.202. Any accessory structures located in the front or exterior side yard must be open in nature and must provide and maintain a minimum of ninety percent visual permeability above the first foot in height.

b. Accessory structures located in the rear or interior side yard that are less than one hundred twenty square feet in floor area and less than fifteen feet in height are not subject to design permit approval when constructed on substandard lots or when constructed on lots within a residential zone district that requires design permit approval for new structures; however, such structures are subject to all other standards, regulations, and requirements of this title and other state and local requirements including Title 18 and the California Building Standards Code. This includes fences within the West Cliff Drive Overlay District that conform to Section 24.12.160.

c. Children’s play structures that do not create traffic safety hazards, that are less than fifty square feet in plan area, less than fourteen feet in height, and with minimum front setbacks of three feet are exempt from the restrictions in this section. Children’s play structures

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are defined as structures that are designed for, made for, and used by children. (Ord 2024-17 § 33, 2024; Ord. 2022-19 § 41, 2022; Ord. 2021-15 § 4, 2021; Ord. 2020-22 § 16, 2020; Ord. 2019-28 § 2, 2019: Ord. 201611 § 36, 2016: Ord. 2015-11 § 21, 2015; Ord. 94-34 § 15, 1994: Ord. 88-60 § 1, 1988: Ord. 85-05 § 1 (part), 1985).

24.12.145 FOOD PREPARATION FACILITY (SPECIAL PURPOSE). ¶

A special purpose food preparation facility may be permitted with an administrative use permit upon the following findings:

a. The applicant has demonstrated a need for a special purpose food preparation facility. Such need cannot be adequately served by the domestic food preparation facility.

b. The design of the facility, in its relationship to the internal floor plan of the dwelling, will not lead to the establishment of a separate dwelling unit.

c. The facility will be removed when the special purpose is no longer required.

d. The applicant has agreed to record a deed restriction limiting the use of the food preparation facility to a special purpose. (Ord. 88-51 § 4, 1988).

24.12.146 THRIFT STORE AND PAWN SHOP REQUIREMENTS. ¶

Purpose. To provide for the regulation of collection and sale of second-hand goods consistent with California state law.
Development Standards. Thrift stores and pawn shops shall conform to the following standards of operation:

a. The sale of second-hand goods is a permitted retail use, and these establishments will be subject to the same standards that apply to other establishments selling new goods of a similar nature.

b. Thrift stores and other stores that accept donations or purchase goods from consumers for sale must limit these activities to no more

than twenty percent of the floor area of the establishment.

c. Donations must be accepted by an employee of the business, and may only be accepted during business hours. Illegal dumping shall be strictly prohibited and managed by the operator of the thrift store, pawn shop, or second-hand goods establishment. (Ord. 2025-15 § 30, 2025).

24.12.150 HEIGHT LIMITS MODIFICATIONS. ¶

The height limitations specified in this title shall not apply to the following uses:

a. Church spires, minarets, belfries, domes; b. Water, fire observation, and lifeguard towers, chimneys, aids to navigation;

c. Buildings and structures intended for agricultural purposes;

d. Fire walls, not extending more than four feet above the height of the building;

e. Cupolas, scenery lofts, or other unoccupied roof structures for the housing of elevators, stairways, or tanks, tanks no more than twenty feet in height. Such structures must be set back from the edge of the building at a ratio of 1.2 feet horizontal for every one foot in height;

f. Ventilating fans, air conditioning, or similar equipment used solely to operate and maintain a building, which are screened from the view of a building of equivalent height by a parapet or other architectural screen;

g. Railings, up to forty-eight inches in height, or the height required by building code, whichever is greater, consistent with the requirements in Section 24.12.185 relating to rooftop decks as applicable.

The height limitations specified in this title may be exceeded for the following uses, subject to a special use permit:

a. Smokestacks, monuments, flagpoles;

b. Mechanical contrivances for amusement purposes, such as Ferris wheels, and roller coasters;

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c. Antennas for radio broadcast and receiving, electric power transmission and distribution lines, poles and towers;

d. Wireless telecommunications facilities;

e. Places of public assembly such as places of worship, schools, and other permitted public and semipublic buildings, the principal activities of which are conducted on the ground floor of such buildings; provided, that for each foot by which the height of such buildings exceed the maximum height permitted, the depth or width of the required side and rear yards shall be increased by one foot.

(Ord. 2022-19 § 42, 2022; Ord. 2004-27 § 17, 2004: Ord. 85-05 § 1 (part), 1985).

24.12.160 FENCING AND SCREENING. ¶

Fencing. Regulations governing the installation, construction and placement of fences and structures in the nature of fences, including hedges, which exceed height limitations contained herein are set forth in Chapter 24.08, Part 7, Conditional Fence Permit.

a. Height Limitations. No person shall erect upon any private property in the city any fence, or structure in the nature of a fence, exceeding the following height limitations:

(1) Within the required front and exterior side yard setback areas established by this title, Chapter 18.04, or other ordinances of the city, fences shall not exceed a height of three feet, six inches from finished grade, except as provided in Chapter 24.08, Part 7.

(2) Within the exterior side yard setback established by this title, Chapter 18.04, or other ordinances of the city, fences outside of the front yard setback or in line with the main building frontage, whichever distance is greater, that are set back a minimum of three feet from the exterior side property line shall not exceed a height of six feet from finished grade, except as provided in Chapter 24.08, Part 7. Fences within the exterior side yard setback that are less than three feet from the side property line or within the front setback area shall not exceed a height of three feet, six

inches from finished grade. Any yard area between a fence and the sidewalk or property line shall be landscaped and permanently maintained. This landscaping shall not include hedges that are higher than three-and-one-half feet.

(4) Any fence along a property line adjacent to a street, or in the adjacent required setback, except in the clear corner triangle, may include a gate, trellis or other entry feature exceeding the height limit stated in subsections (1)(a)(1) and (2). Such gate, trellis or entry feature shall be limited to ten feet in width and ten feet in height. Only one such gate, trellis or entry feature shall be permitted per street frontage except as provided in Chapter 24.08, Part 7.

b. Fire Hazard. The erection of any fence which constitutes a fire hazard either of itself or in connection with the existing structures in the vicinity, or which will interfere with access in case of fire by the fire department to buildings in the vicinity, or which will constitute a hazard to street traffic or to pedestrians shall not be permitted.

c. Temporary Fences – Exceptions. Nothing contained in this title shall be deemed to interfere with the erection of temporary fences around construction works, erected or maintained pursuant to Chapter 18.04 and other ordinances of the city.

d. Barbed-Wire Fencing. No barbed-wire fences may be constructed, electrified or otherwise, without a conditional fence permit.

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e. Hedges. Hedges or dense planting in the nature of a hedge in excess of three feet, six inches in height shall not be grown or maintained within the required front or exterior side yard setbacks of the zoning district in which the property is located.

f. Clear Corner Triangles and Clear Vision Areas. Fences or hedges shall not be greater than, nor allowed to exceed, three feet, six inches in height in the clear corner triangle and the clear vision area as defined in Sections 24.22.202 and 24.22.206.

g. Fences Within Watercourse Setback Areas. Fencing within a designated riparian corridor or development setback area of a watercourse shall be consistent with requirements of the watercourse development permit, Section 24.08.2130.

Screening.

a. In any nonresidential district adjacent to any R-District, screening between districts shall be provided.

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. (Ord. 2024-17 § 34, 2024; Ord. 2022-19 § 43, 2022; Ord. 2016-11 § 37, 2016: Ord. 2008-03 § 2 (part), 2008: Ord. 2006-02 § 3 (part), 2006: Ord. 95-33 § 2, 1995: Ord. 91-13 § 4, 1991: Ord. 85-05 § 1 (part), 1985).

24.12.165 LOW-BARRIER NAVIGATION CENTERS. ¶

Purpose. The purpose of this section is to establish development standards for low-barrier navigation centers and to ensure this use is constructed and operated in a manner that is consistent with the requirements and allowances of state law, specifically Article 12 of Chapter 3 of Division 1 of Planning and Zoning Law commencing with California Government Code Section 65660.
Applicability. The provisions of this section shall apply to all low-barrier navigation center uses.
Development and Operational Standards. A low-barrier navigation center development is a principally permitted use in all mixeduse zone districts and as identified in the commercial zones, if it meets the following requirements:

a. Connected Services. The navigation center offers services to connect people to permanent housing through a services plan that identifies services staffing.

b. Coordinated Entry System. It is linked to a coordinated entry system, so that staff in the facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing.

c. Compliant With State Codes. It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code of the State of California.

d. Homeless Management Information System. It has a system for entering information regarding client stays, demographics, income, and exit destination through the local Homeless Management Information System, as defined by CFR 24 Section 578.3. (Ord. 2025-15 § 31, 2025).

24.12.170 OVERHEAD TRANSMISSION LINES. ¶

The routes of proposed electric overhead transmission lines of sixty kV or greater capacity shall be submitted to the planning commission for review and approval or conditional approval prior to the acquisition of the rightsof-way therefor. (Ord. 85-05 § 1 (part), 1985).

24.12.180 COMMUNITY HOUSING PROJECT REQUIREMENTS. ¶

Separate Utilities. A community housing project shall provide for independent services of water, sewer, gas and electricity to each dwelling unit. Separate meters are not required.
Off-Street Parking. A community housing project shall provide off-street parking as required by Part 3 of this chapter.

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Useable Open Space. A community housing project shall provide usable open space in compliance with the requirements of Section 24.12.185 and the underlying zoning district.
Storage Area. A community housing project shall provide a minimum of two hundred 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. 2022-19 § 44, 2022; Ord. 85-05 § 1 (part), 1985).

24.12.185 OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENT. ¶

General.

a. The purpose of this section is to provide a set of clear, objective, and measurable standards for multifamily and mixed-use residential development that is consistent with the character of Santa Cruz while also ensuring that new housing development is economically feasible.

b. The objective standards in this section relate to building design and site design for new development and redevelopment projects (including all multifamily proposals that meet the definition of demolition in the municipal code). Redevelopments that are remodeling below the fifty percent threshold for demolition are not required to bring any part of the building into conformance with the code.

c. The regulations in this section shall apply to new development or redevelopment of residential and mixed-use buildings containing two or more dwellings (excluding any ADUs, junior ADUs, or SB9 streamlined projects), proposed in the city of Santa Cruz in any zone district other than the Central Business District (CBD) or Central Business District, Subdistrict E (CBD(E)). In some cases, standards apply to some zoning districts and not others; where no specific district is indi-

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cated, standards apply to all zoning districts other than the CBD and CBD(E).

Definitions. For the purposes of interpreting this section the following definitions shall apply:

Active Uses. Uses that qualify as uses for active frontage are defined in each zone district where standards for site design require active frontage.

Buffer Landscaping. Landscaping that can be expected to be at least fifty percent opaque from ground level up to a given height within three years of planting. Such planting includes vines, bushes, shrubs, green walls, or evergreen trees with a first branch height of two feet or less.

Corridors. Roadways that support a high level of connectivity and intra-city mobility. For the purposes of this section, these roadways are limited to Ocean Street, Mission Street, Water Street, and Soquel Avenue.

Live-Work. Live-work is a type of residential use that also incorporates commercial uses. The commercial uses allowed in a live-work

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are defined as structures that are designed for, made for, and used by children.

(Ord 2024-17 § 33, 2024; Ord. 2022-19 § 41, 2022; Ord. 2021-15 § 4, 2021; Ord. 2020-22 § 16, 2020; Ord. 2019-28 § 2, 2019: Ord. 201611 § 36, 2016: Ord. 2015-11 § 21, 2015; Ord. 94-34 § 15, 1994: Ord. 88-60 § 1, 1988: Ord. 85-05 § 1 (part), 1985).

24.12.145 FOOD PREPARATION FACILITY (SPECIAL PURPOSE). ¶

A special purpose food preparation facility may be permitted with an administrative use permit upon the following findings:

a. The applicant has demonstrated a need for a special purpose food preparation facility. Such need cannot be adequately served by the domestic food preparation facility.

b. The design of the facility, in its relationship to the internal floor plan of the dwelling, will not lead to the establishment of a separate dwelling unit.

c. The facility will be removed when the special purpose is no longer required.

d. The applicant has agreed to record a deed restriction limiting the use of the food preparation facility to a special purpose. (Ord. 88-51 § 4, 1988).

24.12.146 THRIFT STORE AND PAWN SHOP REQUIREMENTS. ¶

Purpose. To provide for the regulation of collection and sale of second-hand goods consistent with California state law.
Development Standards. Thrift stores and pawn shops shall conform to the following standards of operation:

a. The sale of second-hand goods is a permitted retail use, and these establishments will be subject to the same standards that apply to other establishments selling new goods of a similar nature.

b. Thrift stores and other stores that accept donations or purchase goods from consumers for sale must limit these activities to no more

than twenty percent of the floor area of the establishment.

24.12.150 HEIGHT LIMITS MODIFICATIONS. ¶

The height limitations specified in this title shall not apply to the following uses:

a. Church spires, minarets, belfries, domes; b. Water, fire observation, and lifeguard towers, chimneys, aids to navigation;

c. Buildings and structures intended for agricultural purposes;

d. Fire walls, not extending more than four feet above the height of the building;

The height limitations specified in this title may be exceeded for the following uses, subject to a special use permit:

a. Smokestacks, monuments, flagpoles; b. Mechanical contrivances for amusement purposes, such as Ferris wheels, and roller coasters;

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c. Antennas for radio broadcast and receiving, electric power transmission and distribution lines, poles and towers;

d. Wireless telecommunications facilities;

(Ord. 2022-19 § 42, 2022; Ord. 2004-27 § 17, 2004: Ord. 85-05 § 1 (part), 1985).

24.12.160 FENCING AND SCREENING (effective within Coastal Zone) . ¶

Fencing. Regulations governing the installation, construction and placement of fences and structures in the nature of fences, including hedges, which exceed height limitations contained herein are set forth in Chapter 24.08, Part 7, Conditional Fence Permit.

a. Height Limitations. No person shall erect upon any private property in the city any fence, or structure in the nature of a fence, exceeding the following height limitations:

shall not exceed a height of three feet, six inches from finished grade. Any yard area between a fence and the sidewalk or property line shall be landscaped and permanently maintained. This landscaping shall not include hedges that are higher than three-and-one-half feet.

(3) On any portion of the property outside of the required front and exterior side yard setbacks, fences shall not exceed a height of eight feet from finished grade, with any portion of the fence above six feet consisting of lattice or other similar material that is at least fifty percent open except as provided in Chapter 24.08, Part 7, with any portion of the fence above six feet having an open architectural, decorative, or ornamental feature such as lattice or other similar design or material. “Open” means that no more than fifty percent of the design shall be opaque. This maximum fence height does not apply to fences along an alley or the rail trail associated with an accessory dwelling unit, where fences are limited to three feet, six inches along the alley or rail trail unless a conditional fence permit is approved for greater height.

equired setback, except in the clear corner triangle, may include a gate, trellis or other entry feature exceeding the height limit stated in subsections (1)(a)(1) and (2). Such gate, trellis or entry feature shall be limited to ten feet in width and ten feet in height. Only one such gate, trellis or entry feature shall be permitted per street frontage except as provided in Chapter 24.08, Part 7.

b. Fire Hazard. The erection of any fence which constitutes a fire hazard either of itself or in connection with the existing structures in the vicinity, or which will interfere with access in case of fire, by the fire department to buildings in the vicinity or which will constitute a hazard to street traffic or to pedestrians shall not be permitted.

c. Temporary Fences – Exceptions. Nothing contained in this title shall be deemed to

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interfere with the erection of temporary fences around construction works, erected or maintained pursuant to Chapter 18.04 and other ordinances of the city.

d. Barbed-Wire Fencing. No barbed-wire fences may be constructed, electrified or otherwise, without a conditional fence permit.

Screening.

a. In any nonresidential district adjacent to any R-District, screening between districts shall be provided.

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. (Ord. 2022-19 § 43, 2022; Ord. 2016-11 § 37, 2016: Ord. 2008-03 § 2 (part), 2008: Ord. 2006-02 § 3 (part), 2006: Ord. 95-33 § 2, 1995: Ord. 91-13 § 4, 1991: Ord. 85-05 § 1 (part), 1985).

24.12.160 FENCING AND SCREENING (effective outside Coastal Zone) . ¶

Fencing. Regulations governing the installation, construction and placement of fences and structures in the nature of fences, including hedges, which exceed height limita-

tions contained herein are set forth in Chapter 24.08, Part 7, Conditional Fence Permit.

a. Height Limitations. No person shall erect upon any private property in the city any fence, or structure in the nature of a fence, exceeding the following height limitations:

(4) Any fence along a property line adjacent to a street, or in the adjacent required setback,

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except in the clear corner triangle, may include a gate, trellis or other entry feature exceeding the height limit stated in subsections (1)(a)(1) and (2). Such gate, trellis or entry feature shall be limited to ten feet in width and ten feet in height. Only one such gate, trellis or entry feature shall be permitted per street frontage except as provided in Chapter 24.08, Part 7.

d. Barbed-Wire Fencing. No barbed-wire fences may be constructed, electrified or otherwise, without a conditional fence permit.

Screening.

a. In any nonresidential district adjacent to any R-District, screening between districts shall be provided.

24.12.165 LOW-BARRIER NAVIGATION CENTERS. ¶

Purpose. The purpose of this section is to establish development standards for low-barrier navigation centers and to ensure this use is constructed and operated in a manner that is consistent with the requirements and allowances of state law, specifically Article 12 of Chapter 3 of Division 1 of Planning and Zoning Law commencing with California Government Code Section 65660.
Applicability. The provisions of this section shall apply to all low-barrier navigation center uses.
Development and Operational Standards. A low-barrier navigation center development is a principally permitted use in all mixeduse zone districts and as identified in the commercial zones, if it meets the following requirements:

a. Connected Services. The navigation center offers services to connect people to permanent housing through a services plan that identifies services staffing.

c. Compliant With State Codes. It complies with Chapter 6.5 (commencing with Section

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of Division 8 of the Welfare and Institutions Code of the State of California.

24.12.170 OVERHEAD TRANSMISSION LINES. ¶

(Ord. 85-05 § 1 (part), 1985).

24.12.180 COMMUNITY HOUSING PROJECT REQUIREMENTS. ¶

Separate Utilities. A community housing project shall provide for independent services of water, sewer, gas and electricity to each dwelling unit. Separate meters are not required.
Off-Street Parking. A community housing project shall provide off-street parking as required by Part 3 of this chapter.
Useable Open Space. A community housing project shall provide usable open space in compliance with the requirements of Section 24.12.185 and the underlying zoning district.
Storage Area. A community housing project shall provide a minimum of two hundred 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. 2022-19 § 44, 2022; Ord. 85-05 § 1 (part), 1985).

24.12.185 OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY DEVELOPMENT. ¶

General.

d. New buildings on developed sites are required to meet the standards that apply to buildings (neighborhood transition, roof forms, modulation, corridor frontage (as applicable), ground floor design, architectural detail, building materials, lighting, uses for active frontage as applicable), but not the standards that apply to sites (new connections, parking location and screening, landscape and buffering, usable open space, lighting).

(i) Lighting on the building shall comply with the relevant standards, but existing landscape and parking lighting would not need to be

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retrofitted unless it is being removed, replaced, or updated as part of the project.

Definitions. For the purposes of interpreting this section the following definitions shall apply:

Active Uses. Uses that qualify as uses for active frontage are defined in each zone district where standards for site design require active frontage.

Live-Work. Live-work is a type of residential use that also incorporates commercial uses. The commercial uses allowed in a live-work unit are dictated by the uses allowed in the underlying zoning district.

Living Wall. A living wall is an exterior building face covered with plants growing in containers or on special material integrated into and attached to the building exterior. The plants root in a structural support which is fastened to the wall itself, rather than in the ground. The plants receive water and nutrients from within the vertical support or container.

Predominant Building Face. Measured in plan view, the predominant building face is the average plane of the face of the building at any given level. This average includes any legal, enclosed building projections (such as bay windows or dormers), and unenclosed insets (such as inset doorways, balconies, or building notches). See Figure 1.

Figure 1: Predominant Building Face

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Public Frontage. A frontage that faces a street, public right-of-way, publicly accessible pedestrian path, or public open space, such as a river levee.

Public Street Frontage. A frontage that faces a private or public street, exclusive of other types of publicly accessible pedestrian paths, alleys, and public open spaces.

Shielded Luminaire. A luminaire is considered to be fully shielded if it is constructed and installed in such a manner that all light emitted by the luminaire, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal plane through the luminaire’s lowest light-emitting part.

Stacked Flats. A multifamily building type that consists of units stacked vertically with shared circulation and no parking within the building envelope. See Figure 2.

Figure 2: Stacked Flats

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Townhomes. A townhome is a multifamily building type that consists of side-by-side units, each standing on a discrete area of land, which may or may not be a separate legal lot, with parking on the ground floor within the building envelope. See Figure 3. This definition shall not apply beyond this section of the municipal code, and does not supersede the definition of “dwelling, townhouse” in Section 24.22.318.

Figure 3: Townhomes

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Maximum Building Length.

Goal: To incentivize multifamily buildings that are more affordable by design, and more “house-sized” in residential zone districts.

a. In all R-Districts and in the R-T(A), R- T(B), R-T(D) and R-T(E) Districts: The maximum building length shall be as dictated by required setbacks and parcel dimensions. Where the building facade along the public frontage is no greater than seventy-five feet in length and where the proposal meets the definition of a stacked flat building type (as opposed to a townhome building type), the parking requirement shall be reduced by half.

, R- T(B), R-T(D) and R-T(E) Districts: The maximum building length shall be as dictated by required setbacks and parcel dimensions. Where the building facade along the public frontage is no greater than seventy-five feet in length and where the proposal meets the definition of a stacked flat building type (as opposed to a townhome building type), the parking requirement shall be reduced by half.

(i) On lots with multiple public frontages, such as corner lots or double-frontage lots, this requirement applies only to the public frontage requiring the widest sidewalk. Where required sidewalks are of equal width, this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant area plan requirements and the requirements of this chapter and Chapter 15.20. In all

cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.

b. In C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts: The maximum building length shall be as dictated by required setbacks and parcel dimensions.

Walkability.

Goal: To promote pedestrian permeability and walkability through districts as redevelopment occurs over time, particularly for larger sites.

a. Existing Public Connections. (i) In all areas of the city, where a project site includes an existing public street, alley, path, paseo, trail, or other public pedestrian connection, this public connection will be maintained or relocated within the project site.

(ii) Existing frontage improvements including any bike lanes or sidewalks will be maintained, repaired, or upgraded as dictated by any applicable area plan, or, in the case where no area plan applies, the requirements of subsection (13), Ground-Floor Design, or the requirements for sidewalk widths as defined in Chapter 15.20. Where any inconsistency between regulatory documents is present, the widest applicable sidewalk requirement shall apply.

Decorative sidewalks may be required based on area plan standards. Installation of all sidewalks will be based on the standard details provided by the department of public works. (iii)The total number of connections through the site for cyclists and pedestrians shall not be reduced.

b. New Public Connections.

(i) Where a new public street, alley, path, paseo, trail, or other public pedestrian connection is required by an area plan, this connection shall be incorporated into any development or redevelopment proposal for the sites identified by the area plan.

(ii) Where the street frontage length of a site exceeds four hundred feet along a single roadway, and there is not already a public connec-

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tion required by an area plan, the project proposal shall include a minimum of one publicly accessible street, alley, path, paseo, trail, or other public pedestrian connection within the middle fifty percent of the site. See Figure 4.

Where the new street, alley, path, paseo, or trail cannot connect to an existing public way, the owner of the property may

reserve the right to restrict access to the public way until such time as further development allows such a connection to be made. When a connection to another public way is made, clear public access shall be provided, signage indicating that it is a public passage shall be posted, any gates or physical access restrictions shall be removed, and access shall be guaranteed through the granting of a public easement.

Figure 4: New Public Connections

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(iii)New public connections will be required when properties abutting a public street, alley, path, paseo, trail, or other public connection on a side or rear property line also have a street frontage of one hundred feet or greater and no other public connection between the project street frontage and the other public street, alley, path, paseo, trail, etc., exists within three hundred feet of the project. These sites shall incorporate a connection between the project street frontage and that existing public connection with any new development or redevelopment proposal. These connections shall allow clear passage during daylight or business hours as applicable, whichever is longer. This standard shall not apply to projects on corner lots or projects with less than one hundred feet of street frontage. See Figure 4A.

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Figure 4A: New Public Connections – Details

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(iv) All new pedestrian or bicycle connections not including required street-side improvements such as sidewalks and on-street bike lanes shall be at least ten feet wide and a minimum of eighty percent open to the sky. Standards for public or private streets shall be met as required by department of public works design guidelines.

(v) Development or redevelopment proposals on properties with street frontage shall be required to install new or improve existing sidewalks in accordance with the requirements of any area plan, the requirements of subsection (13), Ground-Floor Design, and the requirements for sidewalk widths as defined in Chapter 15.20, as applicable. Where any inconsistency between standards exists, the wider sidewalk standard shall apply.

Public Frontages.

Goal: To ensure that new development is pedestrian-oriented and provides ground-floor uses that activate the public realm.

a. Where a common residential lobby is provided, the lobby shall be accessed from a public frontage.

b. In all MU Zones, the ground floor along any public street frontage shall consist of one hundred percent uses for active frontage as allowed in the underlying zone district, with the exception of lobby space subject to the limitations of subsection (5)(h).

c. In the C-C, R-T(C), C-T, C-N, C-B, and PA Zones, the ground floor along the public street frontage shall consist of no less than fifty percent uses for active frontage as allowed in the underlying zone district.

(i) On lots with multiple public street frontages, such as corner lots or double-frontage lots, this requirement applies only to the frontage requiring the widest sidewalk. Where required sidewalks are of equal width, this requirement shall apply to all frontages. Required sidewalk widths are determined by considering any relevant area plan requirements and the requirements of this chapter and Chapter 15.20. In all cases, where any inconsis-

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tency is present, the required sidewalk width shall be the widest standard applicable.

d. Uses for active frontage shall be subject to the following standards:

(i) Uses for active frontage shall be built to a minimum depth of at least twenty-five feet as measured perpendicular to the predominant building face. The twenty-five-foot minimum depth shall be applied as an average depth of the total depth of all the active frontage spaces along the predominant building face, and shall be calculated by dividing the gross square footage of the active frontage space by the length of the predominant building face. The result of this calculation must be twenty-five or greater.

e. Mechanical rooms shall not be placed along the public frontage and shall be located adjacent to a driveway or parking area, except where no parking is provided. Where no driveway or parking area is provided, mechanical rooms may be located on a public frontage subject to the following standards:

(i) On lots with multiple public frontages, such as corner lots or double-frontage lots, mechanical rooms are prohibited along the public frontage requiring the widest sidewalk of all frontages on the property. Sidewalk widths are determined by considering any relevant area plan requirements and the requirements of this chapter and Chapter 15.20. In all cases, where any inconsistency is present, the required sidewalk width shall be the widest standard applicable.

(ii) When required sidewalks on more than one frontage are of equal width, the prohibition on mechanical rooms shall apply only to the frontage oriented toward the street with the higher traffic volume.

f. Amenities provided to building residents do not qualify as uses for active frontage unless they are also open and available to the general public.

g. Where outdoor dining is an allowed use, the area allotted to outdoor dining does not count towards the percentage of required active use along the frontage.

h. In the C-C, R-T(C), C-T, C-N, C-B, PA, and all MU Zones, the ground floor facing a public frontage shall be subject to the following standards:

(i) On corner lots, the ground floor shall have one hundred percent commercial uses at the corner, extending for at least thirty feet on either side of the corner, or the distance of the frontage of the corner parcel, whichever is less.

(ii) Entries to ground floor uses shall be placed at an average of every fifty linear feet or less of building frontage. The following uses are exempt from this requirement:

Food and beverage stores, medical/ health offices.
Lodging in areas designated MXVC in the 2030 General Plan.

(iii)Residential or commercial lobbies are limited to a maximum of thirty feet of frontage, unless they are combined with an active use, in which case they are limited to fifty feet of frontage.

i. In all R-Districts and in the R-T(A), R- T(B), R-T(D) and R-T(E) Districts, with the exception of flag lots, a parcel’s public frontage shall be comprised of ground-floor residential uses that are oriented toward the public frontage.

j. Ground floor residential units that face a public frontage shall provide an entry facing toward the public frontage that provides access into an entry area, living area, kitchen, or hallway (not a bathroom or bedroom, with the exception of studios).

k. Entries facing a public frontage shall include a minimum of forty-eight square feet of flat, unenclosed, covered area, which may be a projection, or inset, or a combination of the two. (See Section 24.12.120 for allowed projections into setback areas.)

Parking Location and Screening. Goal: To minimize the visual impact of parked cars from sidewalks and streets.

a. Off-street parking and loading facilities, including bike parking requirements, shall be

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provided as required in Section 24.12.200 et seq.

b. For projects including five or more dwelling units, parking shall not be located in the area between the front lot line and a line extended horizontally from the plane of the predominant building face to the edges of the lot. See Figure 5.

Figure 5: Parking Location

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c. Residential parking for projects including five or more dwelling units shall be screened from view in the following ways:

(i) Podium parking facing a public frontage shall be wrapped with uses for active frontage as allowed in the applicable zone district or residential uses on all levels facing a public frontage to a depth of at least eighteen feet average, measured on each level perpendicular from the predominant building face. (Also see subsections (12), Corridor Frontage, and (13), Ground-Floor Design.)

(ii) Tuck-under parking shall be entirely contained within the building and screened by garage doors. Where it faces a public frontage and is set back less than fifteen feet from the public right-of-way, tuck-under parking shall be wrapped with active or residential uses to a depth of at least eighteen feet average, measured perpendicular from the predominant building face. See Figure 6. (Also see subsections (12), Corridor Frontage, and (13), Ground-Floor Design.)

Figure 6: Tuck-Under Parking Screening

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d. The entire perimeter of a surface parking area that fronts onto a side or rear yard, except the width of the access, shall be screened by buildings, evergreen buffer landscaping to a minimum depth of three feet, or fences that are at least seventy-five percent opaque. Fences or hedges shall not be greater than nor allowed to exceed eight feet in height on an interior side yard or rear yard, or three and one-half feet in height in a front or exterior side yard. (Also see Section 24.12.280.)

width of the access, shall be screened by buildings, evergreen buffer landscaping to a minimum depth of three feet, or fences that are at least seventy-five percent opaque. Fences or hedges shall not be greater than nor allowed to exceed eight feet in height on an interior side yard or rear yard, or three and one-half feet in height in a front or exterior side yard. (Also see Section 24.12.280.)

e. In any multi-level parking structure, the exterior shall be fully screened, and automobile headlamps shall be shielded so as to not be visible from adjacent parcels, streets, public parks, publicly accessible outdoor space, or designated open space area.

f. Driveways and approaches shall comply with the standards set forth in Section 24.12.280 and Chapter 15.20 and the driveway approach standard detail included with the public works standards in effect at the time of design review and shall be designed in accordance with AASHTO Green Book sight distance standards. Ingress/egress to driveway approaches may be limited based on the results of a transportation study.

Landscape and Buffering.

Goals: To enhance the urban forest, provide shade for buildings and sidewalks, incorporate landscape, and provide visual buffering into new development in a way that is visually appealing and consistent with the character of Santa Cruz.

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In R-Districts and in the R-T(A), R-T(B), R- T(D) and R-T(E) Districts, the goal of landscape is also to soften the massing of buildings as they front the street. In commercial and mixed-use districts, the goal is also to create a landscaped edge to sidewalks and encourage the incorporation of terraces and balconies for usable outdoor space (livability), architectural interest (modulation), and access to outdoor space for public health and passive cooling (resilience).

a. In all R-Districts and in the R-T(A), R- T(B), R-T(D) and R-T(E) Districts:

(i) All open spaces in the front setback (excluding areas for driveways and sidewalks), shall be at least seventy-five percent landscape (planted materials) that are selected to comply with WELO standards as found in Chapter 16.16 that are current at the time of design review. The selected planted materials shall be WELO compliant even when the formal requirements of the WELO do not apply to the project.

(ii) Selected plant species for the site shall incorporate a mix of trees, shrubs, and ground cover.

(iii)Turf areas shall include no more than twenty-five percent of the total irrigated area on the site.

b. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Zones:

(i) All public frontages shall incorporate 0.4 square feet of planted area for each linear foot of building frontage. In no case shall the planted area be less than twelve square feet in size.

(ii) The planted area may be provided in small, individual pockets of planting, or in larger consolidated planted areas, and must occur within the property line. This standard applies regardless of ground-floor use.

(iii)A landscaped buffer of at least five feet in depth and the length of the property line shall be provided at the rear property line on sites that are one hundred feet or greater in depth and

abut a residentially zoned parcel at the rear property line.

(iv) Plants shall be selected to comply with WELO standards found in Chapter 16.16 that are current at the time of design review.

(v) Street trees shall be planted in the public right-of-way, or within five feet of the public right-of-way, at a rate of one tree per each thirty feet of site frontage. Spacing of trees shall be sufficient to accommodate the mature canopy of each specimen, and installation shall be in compliance with the planting requirements of the parks and recreation and public works departments, including the street tree master plan, and the requirements of Chapters 13.30 and 15.20 and Section 24.12.186 as applicable at the time of design review. (vi) Any plantings or landscaping materials within surface parking areas are required to comply with the city’s low-impact development (LID) standards, storm water best management practices, and storm water management program.

c. Refuse/Recycling Storage Facility. Enclosures for refuse bins or dumpsters are required of all new multifamily and mixed-use residential projects with three or more housing units or any commercial development as set forth in the City of Santa Cruz Department of Public Works Refuse Container Storage Facility Standard Design Policy.

Usable Open Space. Goal: To enhance the livability of new residential buildings with well-designed, functional open spaces with landscaping and amenities for residents to enjoy.

a. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts; and in any district without an underlying zone district open space standard:

(i) At least forty square feet of private open space and at least twenty square feet of common open space shall be provided per dwelling unit.

(ii) Common open space may be substituted for private open space at a ratio of 2:1 (e.g.,

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eighty square feet of common open space may be substituted for forty square feet of private open space).

b. In all R-districts and in the R-T(A), R- T(B), R-T(D) and R-T(E) Districts: the amount of required open space shall be determined by the underlying zone district standard.

c. In all districts where residential uses are an allowed use:

(i) Private usable open space must be at least four feet in any horizontal dimension and common usable open space must be at least fifteen feet in any horizontal dimension.

(ii) There shall be no limit to the percent of the required open space that may be assigned to private balcony or patio areas.

(iii)No less than twenty-five percent of the total common open space area shall be permanently landscaped with live plant material incorporating trees, shrubs, and ground cover.

(iv) A minimum of three of the following features shall be incorporated into common open spaces and maintained on the site:

Fixed or movable seating.
Picnic-style tables.
Shade trees (see allowances under Section 24.22.586, Open space, usable) or shaded canopy.

if rooftop structures comply with Section 24.12.150, Height limits modifications.

e. Up to thirty percent of required common open space may be provided as publicly accessible open space that supports a retail or restaurant use, such as a courtyard, outdoor dining area, or other active use (i.e., not auto or bike parking), which is open to the sky, and is not less than fifteen feet in any horizontal dimension, so long as the space is freely accessible to building residents without requirements to patronize the business use. Areas that are reserved exclusively for customers will not count toward required open space.

Neighborhood Transition. Goal: To create a transition between new development and existing neighborhoods, provide privacy for current and future residents, and minimize potential shading on neighboring residents.

a. In the C-C, R-T(C), C-T, C-N, C-B, PA, and all MU Districts: along property lines that abut an R-District:

(i) Buildings shall not intercept a forty-fivedegree neighborhood transition plane inclined inward from the underlying setback, starting at a height of thirty-five feet above grade. See Figure 7.

Community garden.
Flowering plants.
Native habitat.
Play area for pets.
Educational or interpretive information

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

Outdoor kitchen equipment or fire pit. 10. Children’s play equipment.
Sports courts.
Public art or interactive art, such as a

life-size chess game, sculpture, or murals. 13. Spa, pool, or hot tub.
d. Common open space may be provided
on building rooftops as roof decks. Such usable open space is not counted as an additional story

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Figure 7: Neighborhood Transition Plane

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(ii) Private or shared balconies and decks shall not extend into an underlying setback.

(iii)The occupiable area of roof decks, including any deck on roof area falling under the neighborhood transition plane, shall be set back at least three feet from the building edge and any railings, shade structures, or accessory structures shall not intersect the required neighborhood transition plane. Rooftop lighting shall also comply with lighting requirements of subsection (16).

Roof Form.

Goal: To ensure that the tops of buildings are designed with architectural interest, and to reduce the bulk of buildings as they meet the sky.

a. Buildings shall be designed with variation in roof form. The number of required roof forms shall be calculated at a ratio of at least one roof form for every thirty feet of frontage for buildings three stories or fewer in height; and at least one roof form for every fifty feet of frontage for buildings more than three stories, and shall be located within fifteen feet of the predominant building face on all building frontages. On corner lots or double-frontage lots, standards for variation in roof form will apply to all frontages. See Figure 8.

(i) “Roof form” is defined as a geometric plane or set of planes which form the top enclosure of a volumetric area below it/them. Com-

mon types of roof forms are gabled, hipped, sloped, flat, and flat with a decorative parapet. Examples of roof forms are illustrated in Figure 9.

(ii) A change in roof form must be combined with a change in height of at least three feet, a horizontal change in plane of at least four feet, or a change in roof pitch. See Figure 10 for examples. Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district.

(iii)Smaller roof forms that cover enclosed space (such as dormers and bay windows) count as individual roof forms if they are at least thirty-six square feet in horizontal surface area. Bay windows located on a wall below another roof form will not count as individual roof forms regardless of size.

(iv) Unenclosed space (such as balconies, terraces, porticos, and belfries) count as individual roof forms if they are at least forty-eight square feet in horizontal area. Balconies should also conform to the standards for usable open space in subsection (8).

b. For the purposes of calculating the number of required roof forms on a building, for buildings of three stories or fewer, each increment of thirty feet of building frontage requires an additional roof form, counted by rounding down to the next whole number. For buildings more than three stories, each increment of fifty

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feet of building frontage requires an additional roof form, counted by rounding down to the next whole number. For example, on a building of three stories, a frontage of thirty-one feet would be required to provide one roof form. However, there is no maximum dimension for any one roof form, nor are roofs required to be designed in thirty- or fifty-foot increments.

Figure 8: Applying Roofline Standards

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Figure 9: Roof Forms

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c. Combining Roof Forms.

(i) The required number of roof forms may intersect to create more complex roof forms or may be organized in a hierarchy. Examples of combined roof forms are illustrated in Figure 10.

(ii) Roof forms may be repeated, as with a flat roof that steps up or down, or a sawtooth.

(iii)Where two or more forms intersect or combine to create more complex forms, each is counted as an individual roof form. For example, two hipped forms may intersect to create a hip and valley form, which would count as two roof forms.

(iv) Where two or more roof forms are organized in a hierarchy, each is counted as an individual roof form. For example, the dominant roof form may be a hipped roof, which has two

dormers with open gable roofs, which would count as three roof forms. Another example is a flat roof on a building that has two bay windows with flat roofs, each at least thirty-six square feet in area. See Figure 10 for examples.

(v) For flat roofs and flat roofs with decorative parapets, changes in roofline for buildings three stories or fewer must be accompanied by a minimum eighteen-inch change in height relative to the adjacent roof form. For buildings that are more than three stories, the minimum change in height shall be three feet. This change in height shall be measured to the top of the parapet, where present.

(vi) For buildings three stories or fewer, a stepback of at least four feet in depth and thirty feet in length can fulfill one of the roof form requirements. For buildings more than three

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stories, a stepback of at least four feet depth and fifty feet in length can fulfill one of the roof form requirements. See Figure 11.

(vii)Changes in roof form shall not exceed allowed building heights, as defined by the underlying zone district.

Figure 10: Combining and Counting Roof Forms

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Figure 11: Stepback Roof Form Example

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Building Modulation.

Goal: To break up large building faces and create visual interest for pedestrians, neighbors, and visitors.

a. Where no other modulation controls apply (e.g., an area plan), building faces shall be articulated in the following ways:

(i) For buildings three stories or fewer in height, provide at least one horizontal change in plane for every thirty feet of building face, rounded down to the next whole number (e.g., one to twenty-nine feet, no change in plane required; thirty to fifty-nine feet, one change in plane required, etc). This requirement only applies to the public street frontages. The changes in plane must be at least two feet deep and six feet apart and must be open to the sky with allowances for eaves. Such changes in plane may contain balconies as long as the railing is at least seventy percent see-through or transparent. See Figure 12.

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Figure 12: Modulation for Buildings Three Stories or Fewer

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(ii) For buildings more than three stories, provide at least one horizontal change in plane for every fifty feet of building face, rounded down to the next whole number (e.g., one to forty-nine feet, no change in plane required; fifty to ninety-nine feet, one change in plane required, etc.). This requirement applies to all faces of the building that meet the length requirement for modulation (i.e., all faces fifty feet or more in length). The changes in plane must be at least four feet deep and six feet apart.

building face, rounded down to the next whole number (e.g., one to forty-nine feet, no change in plane required; fifty to ninety-nine feet, one change in plane required, etc.). This requirement applies to all faces of the building that meet the length requirement for modulation (i.e., all faces fifty feet or more in length). The changes in plane must be at least four feet deep and six feet apart.

Such changes in plane may contain balconies, as long as the railing is at least seventy percent see-through or transparent. See Figure 13.

Changes in plane must continue through the ground floor on the public street frontages, but are not required to continue through the ground floor on the other building faces. Changes in plane on all faces must continue through all floors above the ground floor and all changes in plane shall be open to the sky with allowance for eaves.

Figure 13: Modulation for Buildings More than Three Stories

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Public street frontages one hundred feet or more in length shall incorporate a notch. As

shown in Figure 14, the notch must be at least six feet deep and twelve feet wide. The notch

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fulfills two of the required changes in plane. The notch may contain balconies, as long as the railing is at least seventy percent see-through or

transparent. The notch must be open to the sky, with allowances for eaves. The notch is not required to continue through the ground floor.

Figure 14: Notch Example

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A project may waive the change in plane requirement if the window inset depth (as described in subsection (14)(e)) is at least six inches for all windows above the ground floor and if the facade material is either tile, brick, concrete, stone (engineered or natural), or a living wall (as defined). The intent is to create a highly textured surface. If the project frontage is one hundred feet or more in length it must still include a notch as described in subsection (11)(a)(ii)(2).

(iii)Projections from the building face including balconies, awnings, signs, and decorative elements are not considered to be changes in plane.

Corridor Frontage.

Goal: To ensure that buildings in denser, mixed-use districts are designed with functional, human-scaled ground floors that promote walkability and provide space for local businesses.

a. Unless otherwise dictated by an area plan, the ground floor frontage facing a corridor shall be set back at least twelve feet from the face of the curb. See Figure 15.

portion of the proposed building extend into or over the public right-of-way, except that awnings and balconies at the second story or above may extend into the right-of-way no more than three feet. No projection shall be closer than eight feet to the centerline of an alley, driveway, or path of automobile circulation except with the approval of the city engineer based on considerations of public safety and welfare (e.g., utility considerations, emergency access, etc.).

y, except that awnings and balconies at the second story or above may extend into the right-of-way no more than three feet. No projection shall be closer than eight feet to the centerline of an alley, driveway, or path of automobile circulation except with the approval of the city engineer based on considerations of public safety and welfare (e.g., utility considerations, emergency access, etc.).

(ii) This setback area shall not be counted toward the requirement to incorporate uses for active frontage, and the area shall be used as a twelve-foot-wide sidewalk over at least eighty percent of the frontage.

(iii)In no case shall the passable sidewalk width be less than eight feet without approval of an administrative use permit and revocable license as allowed under Section 24.12.192 for outdoor extension areas, in which case the passable sidewalk width shall not be less than six feet.

(i) This may be achieved by setting back only the ground floor, but in no case shall any

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Figure 15: Corridor Frontage

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Ground-Floor Design.

Goal: To ensure that buildings in commercial districts are designed with ground floors that support walkability with functional commercial or live-work frontages. Also, where residential units are allowed, to ensure welldesigned frontages that strike a balance between privacy for the resident and activation of the sidewalk.

a. In the C-C, R-T(C), C-T, C-N, C-B, PA and all MU Districts, commercial ground floors shall be designed as follows:

(i) In development projects that include market-rate housing at a rate of more than fifty percent of total units, a minimum ground floor height of fifteen feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is included. Minimum ground floor frontage transparency of seventy percent is required between a height of two feet and twelve feet measured parallel above sidewalk grade. Views of the interior shall be maintained to a minimum depth of five feet with an allowance for window displays.

(ii) In development projects that include below-market-rate housing at a rate of fifty percent or more of total units, a minimum ground floor height of no less than twelve feet, measured from the top of the floor to the top of the floor of the next level, or ten feet if a mezzanine is included. Minimum ground-floor frontage

transparency of seventy percent is required between a height of two feet and ten feet measured parallel above sidewalk grade. Views of the interior shall be maintained to a minimum depth of five feet with an allowance for window displays.

(iii)In a commercial space, any mezzanine shall be set back at least thirty feet from the building frontage and shall occupy no more than one-third of the area of the ground floor.

(iv) Entries shall be inset from the building face at least three feet as shown in Figure 15. Entry areas may contain landscaping within the property line as described in subsection (7).

b. In the C-C, R-T(C), C-T, C-N, C-B, PA, and C-B Zones where residential development is allowed, ground floor residential units shall not occupy more than fifty percent of a public frontage. Residential units on the ground floor may be designed as live-work units or may be exclusively residential units.

c. Any live-work units shall be designed as follows:

(i) Live-work units are only permitted on the ground floor.

(ii) Minimum ground floor height and frontage transparency as defined for commercial ground floors in subsections (13)(a)(i) and (13)(a)(ii).

In a live-work unit any mezzanine shall be set back at least eighteen feet from the building frontage and shall occupy no more than one-half of the area of the ground floor.

(iii)Minimum ground floor depth of eighteen feet.

(iv) Minimum unit/storefront width of twelve feet.

(v) Minimum ground floor frontage transparency of fifty percent between a height of two feet and twelve feet measured parallel above sidewalk grade.

(vi) Entries as defined for commercial ground floors in subsection (13)(a)(iv).

d. In the C-C, R-T(C), C-T, C-N, C-B and PA Zones where residential units other than

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live-work units are located at the ground floor, the following standards shall apply:

(i) Where units are individually accessed, the entry must be set back at least six feet from the property line; this setback may be reduced to four feet if the unit is elevated at least two feet from the sidewalk (as with a stoop). See Figure 16.

This may be a setback of the ground floor only, or a setback of the entire building face.
This setback area may include an architectural feature indicating private space includ-

ing but not limited to a railing, gate, entry landing, or doorstep.

This area may include landscaping or private open space for an individual unit. In order to qualify as private open space, the area must be separated from the sidewalk by one of the following mechanisms intended to indicate the privacy of the space:

An increase in elevation of at least two feet;
A railing or gate;
Clustered landscaping, as in a hedge or other dense planting, not exceeding forty-two inches in height.

Figure 16: Ground Floor Residential Entry Setback

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e. Where a unit does not have individual access to the sidewalk, active living areas (including living rooms, dining rooms and kitchens, but excluding bedrooms, bathrooms, and hallways) are required at the building frontage, and must be set back at least four feet from the sidewalk; this setback may be reduced to two feet if the unit is elevated at least two feet above the sidewalk. See Figure 17.

(i) This may be a setback of the ground floor only, or of the entire building face. (ii) This setback area shall incorporate landscaping or planters.

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Figure 17: Ground Floor Residential – Without Individual Access

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Architectural Detail.

Goals: To highlight the prominence of corner buildings along corridors, ensure that buildings have an appropriate level of detailing, and ensure that building facades convey the qualities of substantiality and depth.

a. Buildings that are mixed-use shall visually differentiate the ground floor from the floors above by one or more of the following: (i) A change in material; and/or

(ii) A change in plane; and/or

(iii)A cornice line, belly band, or similar horizontal element.

b. Buildings at the intersection of a corridor and another street (including another corridor) shall implement at least one of the following corner features:

(i) Increased height of the corner roofline of at least three feet above the adjacent roofline; and/or

(ii) A chamfered corner with a diagonal cut at least six feet on either side of the corner. See Figure 18. This may be at the ground floor only, or for the entire height of the building; and/or

Figure 18: Chamfered Corner

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c. A public open space of at least thirty square feet in area, and not less than four feet in any dimension, which may be designed to look like an extension of the sidewalk. Where the depth of this space is less than six feet, it may be open only at the ground floor. Where the depth of this space is greater than six feet it must be open to the sky. See Figure 19.

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Figure 19: Public Open Space at Corner

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d. Buildings in the C-C, R-T(C), C-T, C-N, C-B, PA and MU Zones shall apply at least two categories of the following architectural features to each building face and to each level above ground floor. Buildings may incorporate different features on each face and level or may use the same two features on each face and level, so long as each face and level includes features from at least two categories.

(i) Category 1 – Terrace, balcony, or Juliette balcony with a minimum projection of ten inches and a minimum width of three feet (at least one per level; see also subsection (9), Neighborhood Transition).

(ii) Category 2 – Windows detailed with a lintel, sill, or arch.

(iii)Category 3 – Awnings, louvers, or shutters.

(iv) Category 4 – Decorative cornice or decorative lighting sconces (see also subsection (16), Lighting).

e. Windows shall be inset such that there are at least two inches between the plane of the glass and the plane of the building face for all windows above the ground floor; this depth shall be increased to four inches for buildings more than three stories, for all windows above the ground floor.

f. Walls or portions of walls that are unfenestrated (without windows, balconies, or glass doors) that extend from grade up to the roofline are limited to a maximum horizontal

width of fifteen feet, with the exception of elevator towers.

Building Materials.

Goal: To ensure that buildings look like a series of volumes, giving them a sense of depth and substantiality, and that materials are highquality, durable, convey a sense of permanence, and reflect the existing character of buildings in the urban environment.

a. Building materials shall be selected according to the following criteria:

(i) The following materials are acceptable for use on building faces: tile, brick, glass, metal (except as prohibited below), painted or sealed wood, concrete, stucco, plaster, adobe, and stone (engineered or natural), and living walls (as defined).

(ii) Unarticulated or flat panelized materials (such as metal, cement board, or GFRC panels) are prohibited on public frontages but may be incorporated on other building faces. Panels for modular and prefabricated construction are allowed (including sandwich panels).

(iii)Any materials that are not explicitly listed here require an administrative design review permit to ensure that approved materials conform to the goal of this section.

b. Vinyl windows are prohibited in the following circumstances:

(i) Any mixed-use or residential buildings more than three stories.

(ii) On a building face oriented toward a public street other than an alley of a mixed-use or residential building three stories or fewer.

c. At building corners, except for living walls, soffits, and insets for balconies, materials shall wrap around the corner to a depth of at least four inches. This includes outside corners of changes in plane that are four inches or greater in depth as well as outside corners of bay windows. See examples shown in Figure 20.

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d. Living walls shall meet the following standards:

(i) The living wall shall be permanently integrated into the exterior design of the building face upon which it is planted.

(ii) The living wall shall not be located on a north- or northeast-facing building face.

(iii)The living wall shall include an integrated irrigation system.

(iv) The living wall shall be created using materials specifically designed for the purpose

of installing and maintaining plants within the intended context (considering sun, shade, fog, rain exposure, and any other relevant environmental factors) on an exterior building face.

(v) Components of a living wall shall be considered with other landscape elements, and are subject to the requirements of the city’s WELO.

(vi) Nothing in this section shall regulate or require the installation of living walls on the interior of any building.

Figure 20: Material Application

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Lighting.

Goal: To ensure that public areas of buildings are lit for wayfinding and safety, while minimizing impacts of glare, light trespass, and light pollution in order to help make new development dark sky friendly.

a. Individual exterior luminaires shall be shielded to direct light downward and shall not exceed one thousand two hundred sixty lumens. Exterior light fixtures shall utilize light sources with a color temperature that does not exceed three thousand Kelvin.

i. A luminaire is considered to be fully shielded if it is constructed and installed in such a manner that all light emitted by the luminaire, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal plane through the luminaire’s lowest light-emitting part.

b. Outdoor lights shall not blink, flash, flicker, or change intensity (excluding motiondetecting lights).

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c. Lighting shall be provided at parking lots, pedestrian paths, outdoor gathering spaces, building entries, and any other pedestrian-accessible areas.

d. Lighting of outdoor service, loading, and storage areas shall not be visible from the street or adjacent properties.

e. Rooftop lighting shall be set back at least twelve feet from the edge of any building face that is oriented towards any R-District.

f. The height of luminaires shall not exceed fifteen feet above grade for all luminaires other than those in parking areas or decorative sconces as allowed under subsection (14), Architectural Detail.

g. Building faces shall be illuminated such that surfaces located at least ten horizontal feet away from building entries shall have at least sixty-six percent less luminance than surfaces within ten horizontal feet of building entries. Compliance shall be demonstrated with a lighting plan. (Ord. 2025-15 § 32, 2025; Ord. 2022-19 § 45, 2022).

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24.12.186 REQUIREMENTS FOR STREET TREES. ¶

When new development or redevelopment is proposed that triggers the requirement for a sidewalk greater than or equal to seven feet in width based on requirements of Section 15.20.060, 24.12.185(12), or any applicable area plan, street trees shall be provided by the owner or developer either within the public right-of-way along any site frontage or within five feet any site frontage immediately adjacent to the required public sidewalk. The street trees shall be permanently maintained in the approved location by the owner or successor in interest of the property whose project triggered the tree planting requirement.

a. The street trees shall conform to the public works department tree planting details and tree sidewalk program policy. Except when otherwise provided in those guidelines, the street trees provided shall be a minimum of one tree for each thirty feet of frontage of the property along each street frontage, with any remaining fraction of ten feet or more of frontage requiring an additional tree. For example, a lot that is no more than thirty feet in width is required to provide a minimum of one street tree, and a lot of fifty feet in width is required to provide a minimum of two street trees.

i. If closer spacing is recommended by an applicable area plan the spacing in the area plan shall govern.

ii. The rates above govern the number of trees to be provided but do not establish a minimum spacing. Trees may be grouped at the recommendation of the landscape architect or project certified arborist.

b. The street trees shall conform to all city of Santa Cruz policies including but not limited to the street tree planting details and the tree sidewalk program policy, and all the standards of Chapter 13.30.

i. Planting wells may incorporate alternative technologies to enhance root development and promote tree growth. Where existing soils beyond the tree well are not conducive to tree

growth, as determined by the city of Santa Cruz urban forester, techniques including but not limited to structural soils and suspended pavement may be conditioned.

c. Street trees newly planted in the public right-of-way or within five feet of the public right-of-way shall not be planted:

i. Within a clear vision area required by the city.

ii. Within three feet of a parking sign unless the department of public works agrees to relocate the sign at the expense of the project.

iii. Within five feet of a gas or water meter, or underground electrical conduit.

iv. Within five feet of a fire hydrant.
v. Within ten feet of a sewer lateral.

vi. Within ten feet of an electrical utility pole.

vii. Within ten feet of a driveway. viii. Within fifteen feet of a crosswalk.

ix. Within twenty feet of a traffic signal.

x. Within fifteen feet of existing trees unless the location is recommended by a landscape architect or project certified arborist, as approved by the city of Santa Cruz urban forester, who will base their determination on site and tree species, to prevent mature tree canopies from conflicting.

d. Utility infrastructure shall be consolidated if necessary in order to accommodate the siting of street trees.

e. Where location criteria eliminate all options for locating the required number of street trees within the public right-of-way or within five feet of the public right-of-way, and utilities cannot be further consolidated to allow for installation of street trees as demonstrated in a landscaping plan, the requirement to provide street trees shall be met in the following alternative method:

i. Incorporation of trees on the development site at a rate of one and one-half trees per one street tree that is not provided, with fractional requirements rounded up to the next whole number.

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These trees may be located anywhere on the site, including but not limited to a buffer at the rear of the property, in a permanent rooftop garden (not in a standalone planter), or as a shade tree within a parking area.
Trees placed within five feet of any paved area shall be installed consistent with the public works department tree planting details. (Ord. 2022-19 § 46, 2022).

24.12.190 OUTDOOR STORAGE, DISPLAY, OR SALE OF MERCHANDISE. ¶

All merchandise storage, display, or sales areas shall be wholly within a completely enclosed building or structure or shall be screened so as not to be visible from an adjacent public street or publicly operated parking lot, except that the area within a completely roofed street alcove or entryway may be utilized for merchandise display; provided, that such merchandise is displayed inside the line of the building face and does not present a hazard to pedestrians or encroach on a required building exit.

Exceptions. The following outdoor sales and commercial activities shall not be subject to the provisions of this section:

a. Automobiles, boat, trailer, camper, motorcycle, and motor-driven vehicle sales and rentals;

b. Building material and supplies areas in the I-G District;

c. Fish markets and beach, surfing, and fishing equipment in the C-B and OF-R Districts;

d. Fruit and vegetable stands;

e. Horticultural nurseries;

f. Vending machines, when located in service stations, motels and other drive-in businesses;

g. Gasoline pumps, oil racks and accessory items when located on pump islands; h. Vending carts and stands; i. Parking lot sales not to exceed three days during any six-month period;

j. Sidewalk sales, when sponsored by business or civic organizations, not to exceed three days during any six-month period;

k. Garage sales when conducted on residentially used property, for a period not to exceed three days during any six-month period;

l. Private property outdoor seating associated with eating and/or drinking establishments, subject to the requirements of Section 24.12.191;

m. Outdoor extension areas for commercial uses, including outdoor sidewalk cafes or retail areas on public property, subject to approval of an administrative use permit and a revocable license per Section 24.12.192;

n. Temporary circus or carnival activities, subject to approval of an administrative use permit;

o. Cut flowers;

p. Activities similar to the above, as determined by the zoning administrator. (Ord. 2024-12 § 18, 2024; Ord. 2020-22 § 17, 2020; Ord. 2015-10 (part), 2015: Ord. 2012-06 § 4 (part), 2012: Ord. 85-05 § 1 (part), 1985).

24.12.191 PRIVATE PROPERTY OUTDOOR SEATING. ¶

The purpose of outdoor seating areas on private property associated with eating and/or drinking establishments is to allow flexibility in how eating and drinking establishments serve their patrons while enhancing the streetscape on the city’s corridors by introducing uses attractive to pedestrians into the pedestrian environment, configured and arranged in ways which activate and enliven the view from the public right-of-way. This section is applicable citywide.

Definitions. For the purposes of this section, the following definitions shall apply: a. Business Establishment. The business that is operating in the building associated with the outdoor seating area and to which the outdoor seating area is appurtenant.

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b. Design Standards. The design standards applicable to the outdoor seating area as set forth in subsection (4).

c. Operating Standards. The operating standards applicable to the outdoor seating area for their operation and maintenance as set forth in subsection (3).

d. Operator. The individual or entity responsible for operating the business establishment.

e. Private Property Outdoor Seating or Outdoor Seating Area. An outdoor patio area located on private property associated with eating and/or drinking business establishments that provides seating for patrons of the establishment.

f. Patio Cover. An overhead structure, such as a pergola, that consists of rafters that are open to allow sunshine and the elements to come through.

g. Property. The parcel in which the business entity and outdoor dining area is located. h. Property Owner. The owner of the property where the business establishment is located.

i. Roof. An overhead structure that is constructed of a solid material that does not allow sunlight or the elements to come through.

Private Property Outdoor Seating. Private property outdoor seating is principally permitted when accessory to an eating and/or drinking establishment unless an administrative use permit is required pursuant to subsection (3).
Operating Standards. Outdoor seating areas shall comply with the following operating standards, as may be amended, unless the property owner obtains an administrative use permit permitting any deviation from the operating standards.

a. The hours of operation shall be consistent with the business establishment’s regular hours of operation, and in no event earlier than 8:00 a.m. and no later than 10:00 p.m. seven days a week.

b. The outdoor seating area shall be permitted only in conjunction with the business establishment that is operating in the associated building and to which the outdoor seating area is appurtenant.

c. The outdoor seating area and all its contents shall at all times be maintained in a clean, sanitary, and attractive condition.

d. The use of the outdoor seating area shall comply with the standards established by Chapter 24.14 as to the emission of noise, odor, smoke, dust, vibration, wastes, fumes, or any public nuisance arising or occurring incidental to the establishment or operation of the outdoor seating area.

e. The outdoor seating area and any surrounding property under the control of the operator shall be maintained free of litter, refuse and debris.

f. No “live entertainment” or “incidental live entertainment” as defined in Section 24.12.1100(a)(4) and (a)(5) is allowed unless expressly permitted through another process such as an entertainment permit or use permit. Limited outdoor live entertainment may be permitted for no more than three consecutive days or five days per year subject to the provisions of Section 24.12.195(5).

g. All uses of the outdoor seating area shall operate in conformance with Chapter 9.36 (Noise).

h. Amplified sound shall be set to a volume that does not exceed the volume of normal conversational speech.

i. Barbeques, grills, stoves, or other outdoor cooking appliances are prohibited within the outdoor seating area.

j. The outdoor seating area shall be closed to the public when the business establishment is closed to prevent trespassing and/or criminal behavior.

k. Prior to issuance of a building permit for the outdoor seating area, the owner of the business establishment, in conjunction with the property owner, shall submit a maintenance and management plan to address potential nui-

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sance impacts associated with interior/exterior areas adjacent to the business establishment and associated outdoor seating area and shall outline measures to address trash/litter removal, graffiti, landscape maintenance, abandoned vehicles, and noise and loitering, subject to approval by the planning director or their designee. The management plan shall assign a “neighbor liaison” staff to provide a single point of contact between the business establishment and neighbors and city staff.

l. Unless otherwise authorized by the city, all parking spaces and delivery zones shall be continuously maintained on the site in a condition that allows access by customers, vendors, and employees to the outdoor seating area and business establishment.

m. Prior to occupancy of the outdoor seating area, and annually thereafter, the property owner shall file a trespass letter of authority with the Santa Cruz police department.

n. Final building plans for the outdoor seating area shall include exterior security lights that provide coverage for the entire outdoor seating area while meeting the performance standards of Part 2 of Chapter 24.14.

o. Final building plans for the outdoor seating area shall include exterior security cameras that provide three-hundred-sixtydegree coverage around the perimeter of all egress and ingress into the outdoor seating area. The security camera system shall have the capability to provide the recordings to police within twenty-four hours and have the

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four hours and have the capacity to store video for a minimum of thirty days.

p. The following standards are required for business establishments that are approved to serve alcoholic beverages pursuant to Part 12 of Chapter 24.12:

i. All local, state, and federal laws, rules, and regulations applying to the sale and consumption of alcohol shall be complied with. ii. Alcoholic beverages shall only be consumed on alcohol licensed premises under the control of the licensee(s).

iii. At all times when the premises are exercising the privileges of their alcohol license, an employee of the premises shall enter and monitor the activity within the outdoor seating area on a regular basis, but no less than once every thirty minutes.

q. A sign shall be posted in a conspicuous space at the entrance/exit points of the outdoor seating area onto any public area(s), which shall state, “NO ALCOHOLIC BEVERAGES BEYOND THIS POINT.” Said sign shall measure no less than seven inches by eleven inches and contain lettering no less than one inch in height.

Design Standards. Outdoor seating areas shall comply with the following design standards, as may be amended, unless the property owner obtains a design permit permitting any deviation from the design standards:

a. Perimeter Fencing.

i. The outdoor seating area facing a public right-of-way and within twenty feet of the public right-of-way or located between the building line and the public right-of-way shall be delineated from the public right-of-way by a barrier consisting of railings, fences, planter boxes, or a combination of railings, fences, or planter boxes that are three feet six inches in height (forty-two inches).

Exception: a wind barrier may be installed on top of the perimeter fencing facing a public right-of-way and may extend above the three-foot-six-inch height limitation up to six feet from grade. The entire enclosure fence/

wall shall be set back from the property line at least three feet.

ii. For seating areas approved to serve alcohol, the top of the perimeter fencing facing a public area shall be topped with a surface that is not flat or that is narrow enough to prevent alcoholic beverage placement.

iii. The perimeter fencing for any portion of an outdoor seating area facing the public right-of-way and located more than twenty feet from the right-of-way, behind the front line of the building, in the exterior side yard, or in the rear frontage of a double frontage lot described above shall have a height no greater than eight feet, with any portion of the fencing above three and a half feet having an open architectural, decorative, or ornamental feature such as lattice or other similar design or material. “Open” means that no more than fifty percent of the design shall be opaque.

iv. The perimeter fencing for any portion of an outdoor seating area located behind the building and not facing the public right-of-way shall have a height no greater than eight feet, with any portion of the fencing above six feet having an open architectural, decorative, or ornamental feature such as lattice or other similar design or material. “Open” means that no more than fifty percent of the design shall be opaque.

g for any portion of an outdoor seating area located behind the building and not facing the public right-of-way shall have a height no greater than eight feet, with any portion of the fencing above six feet having an open architectural, decorative, or ornamental feature such as lattice or other similar design or material. “Open” means that no more than fifty percent of the design shall be opaque.

v. Perimeter fencing within the Coastal Zone shall comply with subsections (4)(i) through (4)(iv), with the exception that the perimeter fencing shall be visually transparent above three feet six inches when within the public line of view of the ocean.

b. Furniture.

i. An outdoor seating area shall include appropriate outdoor furniture including seating, tables, and trash and recycling receptacles.

ii. All furniture shall be durable, well maintained, and of a high quality, suitable for outdoor use.

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c. Overhead Structures.

i. Overhead structures shall be constructed of durable materials including but not limited to wood or metal.

ii. Overhead structures shall be overhead only without sides in order to allow full visibility into the outdoor seating area.

iii. Patio covers shall preserve and maintain visibility through the outdoor seating area and allow some passage of light from the open sky to the outdoor seating area.

iv. Temporary membrane structures, including but not limited to tents and canopies, are prohibited.

v. The height of the overhead structure shall not exceed fifteen feet and shall maintain a minimum of eight feet clearance from grade to the bottom of the overhead structure.

vi. Overhead elements such as support posts for lighting, string lights, portable heaters and umbrellas shall provide a minimum vertical clearance of seven feet.

d. Lighting.

i. Outdoor seating areas shall be lit.

ii. Lighting, if overhead, shall be a minimum of ten feet overhead, no taller than the height of the building, and no more than fifteen feet above grade.

iii. Lighting shall be downlit, fully shielded, and shall not be directed off the property. Lighting shall illuminate only the outdoor seating area. iv. Lighting shall not blink, flash, flicker, or change intensity.

v. Individual exterior luminaires shall not exceed one thousand two hundred sixty lumens. Exterior light fixtures shall utilize light sources with a color temperature that does not exceed three thousand Kelvin.

vi. Posts for overhead lighting shall be adequately secured and can be incorporated into perimeter fencing. e. Materials.

i. Materials and colors of paving, perimeter fencing, chairs, tables, display stands, lighting, umbrellas, awnings, and other furniture

and fixtures shall be compatible with the exterior materials and colors of the building to which the outdoor seating area is appurtenant.

ii. Materials for outdoor seating areas located within an area or specific plan shall be consistent with all applicable design standards of that plan and outdoor seating areas on sites subject to the objective design standards pursuant to Section 24.12.185 shall be consistent with the standards pursuant to Section 24.12.185(15)(a).

iii. Materials shall be specifically intended for outdoor use or that are proven durable. 1. Use materials that can withstand wind, rain, and solar exposure.

Utilize noncorroding metals or protective coatings.
Wood, if used, shall be finished. iv. Lightweight materials that appear temporary and will deteriorate quickly such as plastic chains, plastic buckets and other similar materials are prohibited.

v. Barbed wire, razor wire, and chain link fences shall not be permitted.

vi. Perimeter fencing adjacent to parking stalls shall include reflective materials.

vii. A wind barrier shall be constructed of transparent materials, such as acrylic or plexiglass.

f. Signage or other advertising matter shall not be installed on or within the outdoor seating area except for the following required signage:

i. For establishments approved to serve alcohol pursuant to Chapter 24.12, Part 12: 1. Signage as required by the California Department of Alcoholic Beverage Control.

A sign shall be posted in a conspicuous space at the entrance/exit points of any outdoor patio area(s) onto any public area(s) that shall state, “NO ALCOHOLIC BEVERAGES BEYOND THIS POINT.” Said sign shall measure no less than seven inches by eleven inches and contain lettering no less than one inch in height.

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ii. Signage providing notice of private property/no trespassing with a size no greater than one square foot in area.

g. Landscaping.

i. On sites subject to the objective design standards pursuant to Section 24.12.185, placement of an outdoor seating area facing any public frontage shall not reduce landscaping along that frontage to less than twelve square feet of planted area for each thirty linear feet of building frontage counted by rounding up to the next increment of planted area, consistent with Section 24.12.185(7)(b).

ii. Consistent with objective design standards for mixed use projects pursuant to Section 24.12.185, the outdoor seating area shall be set back at least five feet from the rear property line when the site is one hundred feet or greater in depth and abut a residentially zoned parcel at the rear property line to allow for a landscaped buffer, consistent with Section 24.12.185(7)(b)(iii).

iii. Where the enclosure fencing exceeds three and a half feet in height to provide for a wind barrier, the entire fence shall be set back at least three feet from the public right-of-way and the setback shall be fully landscaped.

iv. Where possible, utilize existing site landscaping for shade and to add visual interest.

v. Trees or hedges shall not be located within perimeter walls when adjacent to a public right-of-way.

vi. Any planter boxes or permanent landscape elements shall be integrated into an outdoor seating area by: 1. Adding landscaping to the perimeter enclosure, or

Adding freestanding plantings within an outdoor seating area, or
Adding landscaping to a building wall that frames an outdoor seating area.

h. Parking and Driveway.

i. When an outdoor seating area includes conversion of any part of an existing parking lot, the following shall apply:

The resulting parking lot shall meet all parking and driveway design standards pursuant to Section 24.12.280 and all applicable offstreet loading facilities standards pursuant to Section 24.12.295.
The site shall provide required bicycle parking spaces pursuant to Section 24.12.250 in addition to any required replacement bicycle parking spaces pursuant to Section 24.12.290(6).

i. The outdoor seating area shall not be located within the clear corner triangle as defined in Section 24.22.202. No structure, fixture, or furniture associated with an outdoor seating area shall exceed a height of three feet six inches within a clear vision area, as defined in Section 24.22.206.

Compliance With Applicable Laws. The construction, operation and use of the outdoor seating area shall comply with all applicable state and federal laws, including the federal Americans with Disabilities Act of 1990 (42 U.S.C. Section 12101 et seq.) or successor statute, applicable state and local building codes and regulations, applicable labor laws, and all applicable health and safety requirements.
Enforcement. Violations of this section are hereby declared to be public nuisances and any violation of this section may be remedied or prosecuted pursuant to Title 4. (Ord. 2024-12 § 19, 2024).

24.12.192 OUTDOOR EXTENSION AREAS. ¶

The purpose of outdoor extension areas is to enhance streetscape on the city’s corridors by introducing uses attractive to pedestrians into the pedestrian environment, configured and arranged in ways which activate and enliven the public street. These uses include outdoor eating areas, retail areas and landscaping. In this section the term “adjacent business” shall apply to the business using the extension area. If the sidewalk width allows it, the adjacent business may be separated from the extension area by the public walkway. This section is

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applicable citywide, except for areas within the Downtown Plan which are subject to Section 24.10.2340.

Administrative Use Permit and Revocable License. No person shall use an extension area unless an administrative use permit and revocable license are obtained pursuant to this section.

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Outdoor Extension Area Application. Application for an outdoor extension area shall be made jointly by the property owner and the business operator of the business located on the property adjacent to the extension area, and shall be filed with the planning department on the appropriate application form, accompanied with the following information:

a. Name and address of the property owner and business operator. Both parties and/ or their authorized representatives shall sign the application.

b. The expiration date of the business license of the business intending to operate the extension area.

c. A drawing showing the extension area in its relationship to the building, sidewalk and street, for the extension area and thirty feet along the sidewalk in either direction. The drawing shall show dimensions of the extension area, locating doorways and access points, show width of sidewalk (distance from curb to building face and property line), existing and projected pedestrian traffic movements, location of utilities that might affect or be affected by the application proposal, parking meters, bus stops, benches, trees, landscaping, trash receptacles and other street furniture, or any other potential sidewalk obstruction. The drawing of the extension area shall show its intended use, any furniture or display stands, fixtures, signs, canopies and other overhead appurtenances, landscaping and planters, trash receptacles, and any other matter to be placed in the area.

Location and Design Requirements. a. The extension area may extend no more than ten feet from the property line into the public right-of-way, and in no cases shall an extension area result in an unobstructed walkway of less than six feet.

b. The elevation of the extension area shall be the same as the public sidewalk, and shall meet ADA accessibility standards outlined below.

c. No permanent structures will be allowed within the public right-of-way, with the exception of ADA complying barriers.

d. If a separation between the cafe and the public walkway is desired, this shall be achieved through low planters or fencing; the maximum height of such planters (including the planting) shall be no more than four feet in order to maintain the public view of the extension area. Wind block types of clear fencing can exceed four feet.

e. A canvas awning will be permitted to extend over the full depth of the cafe extension area; no columns or supporting poles will be permitted within the public right-of-way.

f. The use of removable umbrellas within sidewalk extension areas is also encouraged; provided, that seven feet of clearance is provided from the sidewalk.

g. Removable wind screens that are of a transparent material and that are an integral part of the planter may be permitted to extend the seasonal use of the cafe area. Such screens shall not exceed a height of six feet and shall be separated from the awning to provide for air movement.

h. Extension areas that include a “takeout” or service window shall submit a management plan that includes specifics on outdoor trash collection and disposal, security and customer queuing. The management plan will include designated staffing and will be designed to ensure that the site is kept clean, trash is managed, that the outdoor area is attractive and that customer queuing does not impede access to the sidewalk.

Conditions of Approval. The administrative use permit and revocable license may be conditioned to achieve the purpose of this part. In addition to any other appropriate conditions, standard conditions shall include:

a. The approval for this use shall be issued to the operator of the adjacent business, and shall not be transferable.

b. The extension area shall be permitted only in conjunction with the establishment

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which is operating in the adjacent building and to which the extension area is appurtenant.

c. The applicant shall notify the planning department and police department at least three working days in advance of the date work is to begin to establish the outdoor use.

d. The applicant shall take actions to assure that the use of the extension area in no way interferes with pedestrians or limits their free and unobstructed passage.

e. The extension area and all its contents shall at all times be maintained in a clean and attractive condition; all landscaping and planting shall be maintained in a presentable and healthy condition.

f. The extension area shall be operated in conformance with the hours specified in the approval.

g. The extension area shall be operated in conformance with any applicable city, county or state laws.

h. Use of the extension area is approved for an indefinite term, except as it may be limited as a condition of the approval, but shall be subject to termination at any time on thirty days’ prior written notice upon a determination by the city that the public interest requires vacating the extension area, or as provided in Section 24.10.2340(4)(g).

i. The licensee shall meet the liability and insurance requirements of the city’s risk manager. A certificate of insurance shall be furnished to the city prior to the use of an extension area.

Denial, Revocation or Suspension of License. The zoning administrator may deny, revoke, or suspend a license for use of an extension area if it is found:

a. That the provisions of this part or conditions of approval have been violated; or

b. Any necessary health permit has been suspended, revoked or canceled; or

c. The licensee does not meet the insurance requirements of the license; or

d. The city determines that the public interest requires vacating the extension area. (Ord. 2022-19 § 47, 2022; Ord. 2015-10 (part), 2015: Ord. 2012-06 § 4 (part), 2012).

Editor’s Note: Ord. 2012-06 adds this section as 24.12.200. It has been editorially renumbered to avoid duplication of numbering.

24.12.195 LIVE ENTERTAINMENT. ¶

Live entertainment is considered incidental to the primary use where the indoor stage/performance area does not exceed eighty square feet and customer dancing does not occur. Incidental live entertainment is a permitted use with the following uses:

a. Eating and drinking establishments (including fast food restaurant) (280).

b. Specialty retail stores such as coffee houses, music and book stores (290E and 290G).

c. Any other commercial use determined by the Zoning Administrator as not impacting adjacent properties.

Incidental live entertainment shall be reviewed and approved by the Police Department through an Entertainment Permit prior to commencement.
If incidental live entertainment violates any provision of this title or Chapter 5.44, the Zoning Administrator may order that the said entertainment immediately be stopped as per Section 24.04.221.
Where the indoor stage/performance area exceeds eighty square feet and/or customer dancing is provided the primary use shall be classified as a nightclub/music hall (630).
Any outdoor live entertainment on private property not exceeding three consecutive days or five days a year may be allowed by the Police Department through the sound permit requirements of the Municipal Code. Any outdoor live entertainment exceeding the above days shall be reviewed through an administrative use permit except where otherwise stated.

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All live entertainment shall comply with the noise requirements of Section 24.14.260 and all applicable building and fire regulations. (Ord. 2005-30 § 14, 2005).