Santa Cruz Municipal Code Part 27 Mixed Use Overlay District

The purpose of the Mixed Use Overlay District is to promote the General Plan policy for mixed use and live work development opportunities within the city, by establishing an overlay zone that may be applied to multifamily residential districts that are located on arterial streets or in areas appropriate for mixed use developments.

(Ord. 96-07 § 1 (part), 1996).

These regulations may be adopted as an overlay district over existing multifamily zones that are on arterial streets or in more urbanized areas of the city. Implementation of this district will be initiated by the city, to ensure that a logical district is formed. Individual requests will be considered, but adoption of this zone for single parcels will not be granted.

(Ord. 96-07 § 1 (part), 1996).

(1) Residential components of mixed use projects must be the predominant use of the property with at least fifty percent of the buildings’ square footage or lot area to be allocated to residential uses. Within the R-L District, commercial uses shall be limited to the uses in the C-N zoning district (Section 24.10.1000); for the R-M and R-H districts, commercial uses shall be limited to the uses listed in the C-C zoning district (Section 24.10.700). All retail commercial and restaurant uses must be located on the ground floor; service and office uses may occupy the ground and second floors.

(2) A special use permit shall be required for all mixed use projects developed under these guidelines. The project shall establish the mix of uses within the commercial sections of the project. Once the project is constructed, replacement commercial uses must follow the established processes for those uses listed in the appropriate commercial district.

(3) The underlying zoning district shall establish the basic parameters of the building design including setbacks, density, building height and floor area ratio.

(Ord. 96-07 § 1 (part), 1996).

Off-street parking requirements must be fulfilled for each use in accordance with the provisions of Chapter 24.12 Part 3, Off-Street Parking and Loading Facilities. Guest parking spaces required for the residential project may also be counted as required commercial parking. Further parking reductions may be granted mixed use developments by utilizing the cooperative parking provisions listed in subsection (4) of Section 24.12.290, as long as a parking plan described in subsection (3) of Section 24.12.290 is prepared.

(Ord. 96-07 § 1 (part), 1996).

Signage shall be limited to individual wall signs that have a maximum area of twenty-five square feet. Units on corners may have two signs. A monument sign may be constructed for the entire complex, consistent with the city’s sign regulations.

(Ord. 96-07 § 1 (part), 1996).

(1) Projects developed under this part will require a design permit pursuant to Chapter 24.08 Part 5 subject to the following findings:

(a) The design should provide for variety in building height and building design.

(b) The facades of the buildings shall be designed so as to give individual identity to each vertical module of units using techniques such as providing a deep notch (in plan) between the modules; varying architectural elements between units (e.g., window color, roof shape, window shape, stoop detail, railing type); varying color of each individual module within a harmonious palette of colors, etc.

(c) Building design must avoid large, blank or monotonous surfaces; rather, design should include sufficient detailing, texture, color differentiation and three-dimensional articulation to create appropriately scaled, interesting structures. Special architectural features that relieve flatness of facade such as recessed windows with authentic muntins, architectural trim with substantial depth and detail, bay windows, window boxes, dormers, entry porches, etc., are necessary.

(d) Commercial facades of mixed use projects should be divided into shorter segments or modules. Modules along street frontages should be a maximum of fifty feet long and should be separated by changes in building mass or facade treatment, such as projected entrance windows, roof form or other architectural features. Special architectural features such as gables, turrets, and towers, should accent buildings at the main entrance, adjacent to driveways or at building corners.

(e) Commercial facilities in mixed use projects should be oriented to the street, with parking generally located in the rear or side of buildings. The perimeter of parking areas and driveways adjacent to streets and sidewalks shall be screened with an attractive low wall, berm, fence or landscaping. Parking lot entrances shall be minimized as much as possible to minimize conflicts.

(f) Clear pedestrian access shall be provided in the form of walkways; clear access points shall be provided for commercial space and residential units. If pedestrian access ways cannot be separated from parking bays and/or circulation aisle, they must be distinguished by a different paving material. Access should be available through buildings, if the structure is over two hundred fifty feet long.

(g) The building materials and design of the project shall be of long-lasting quality, in order to create a high quality living environment that holds its value over time.

(Ord. 96-07 § 1 (part), 1996).