Santa Cruz Municipal Code Part 42 West Cliff Drive Overlay District

* Editor’s Note: As adopted by Section 6 of Ordinance 2000-27, this part was designated as Part 32 of Chapter 24.10, and the sections numbered as § 24.10.3200, et seq. At the direction of the city clerk, it was editorially renumbered to be Part 42 (§ 24.10.4200 et seq.) to avoid conflict with previously designated section numbers.

The purpose of the West Cliff Drive Overlay District is to promote quality residential development on and adjacent to West Cliff Drive that positively enhances the public space or realm along West Cliff Drive. The West Cliff Drive Overlay District will preserve, protect and enhance West Cliff Drive as an important social and environmental city and community space; reinforce the residential neighborhood character of the north side of West Cliff Drive; preserve the public view toward the ocean from streets which intersect with West Cliff Drive; and enhance the streetscape by requiring landscaping and modulation of building forms on buildings facing West Cliff Drive. This section of the Zoning Ordinance is also part of the Local Coastal Implementation Plan. Please also see Part 25, Sections 24.10.2400 et al for properties lying within the Shoreline Protection Overlay District.

(Ord. 2000-27 § 6 (part), 2000).

The West Cliff Drive Overlay District regulations shall apply to the areas so

designated on the official zoning map of the city (attached hereto) and shall be combined with the underlying zone for such area. This district generally includes all properties with frontage along West Cliff Drive from Bay Street to Swanton Road and properties on intersecting streets lying within 100 feet of the northerly West Cliff Drive right-of way line.

(Ord. 2000-27 § 6 (part), 2000).

All principal permitted and use permit required uses shall be those of the underlying zone.

(Ord. 2000-27 § 6 (part), 2000).

1. Development standards shall be those of the underlying zone, except as modified by this section.

2. Building Height. The maximum permitted height for the principal building shall be two stories and 30 feet. The maximum height for an accessory structure shall be one story and 15 feet. The height shall be measured from the top of the structure to the existing or created finished grade, whichever is lower.

3. Building Envelope. In addition to meeting the building height requirements, no portion of the principal or accessory buildings, with the exception of chimneys not more than six square feet in horizontal dimension, shall encroach in a building envelope plane defined by a line beginning at a point six feet above the lowest point along the front property line and extending over the property at an angle of 35 degrees from the horizontal plane. Architectural elements such as bell towers, spires, turrets, widow walks, cupolas, flag poles, etc. may extend 10 feet above the height limitation, subject to design permit review (see diagram).[Figure]

4. Building Setbacks.

a. Front Yard Setback.

(1) 20 foot minimum front yard setback with no more than 60 percent of the width of the lot at the setback line occupied by the building. The remaining portions of the building must be setback a minimum of five feet from the front setback line (see diagram).[Figure]

(2) If a garage is provided within the front portion of the property, the face of the garage shall be setback a minimum of ten feet behind the closest front facade of the residential building toward the street.

b. Side Yard Setbacks.

(1) Lots 100 feet or less in width:

(i) The combined width of the first floor side setbacks shall be a minimum of 20 percent of the lot width. The minimum interior side yard setback shall be five feet and minimum exterior side yard shall be eight feet;

(ii) The second floor and above, the combined width of the side yards shall be a minimum of 30 percent of the lot width. The minimum interior side yard setback at seven and a half (7.5) feet and minimum exterior side yard shall be 10 feet.

(iii) The setbacks for accessory buildings shall be the same as the principal building.

(2) Lots with more than 100 feet width:

(i) The combined width of the first floor side setbacks shall be a minimum of 30 percent of the lot width. The minimum interior side yard setback shall be ten feet and exterior side yard shall be 20 feet;

(ii) The second floor and above, the combined width of the side yards shall be a minimum of 35 percent of the lot width. The minimum interior side yard setback at 15 feet and the minimum exterior side yard shall be 25 feet.

(iii) The setbacks for accessory buildings shall be the same as the principal building.

c. Rear Yard Setbacks.

(1) 20 feet minimum rear setback for the principal building.

5. Height of First Floor or Grade. The height of the first floor of any structure shall not be greater than five feet above the average elevation of the top of the curb parallel to the front yard property line (see diagram).[Figure]

6. Floor Area Ratio.

a. The gross floor area ratio for lots 12,500 square feet and less located in the West Cliff Drive Overlay District shall be as follows:

.50 – (A x .02)/1000 = B

A is the amount of square footage over 5,000 square feet

B is the gross floor area ratio

b. The gross floor area ratio for lots greater than 12,500 square feet shall be FAR .35.

c. Garages located in the rear 50 percent of the lot shall be granted floor area ratio credit up to 500 square feet.

7. Off-Street Parking.

a. Not more than 25 percent of the lot width can be devoted to driveway access within the front yard setback and in no case may the driveway access be less than 10 feet in width nor exceed 18 feet in width.

b. All driveways shall lead to covered parking equipped with garage doors.

c. No carports are permitted that are visible from the public right-of-way.

8. Landscaping. All unpaved portions of the front and exterior side yards shall be improved and maintained with appropriate landscaping materials. Appropriate landscaping materials include native and/or drought-resistant plant species. Removal of existing invasive species is encouraged. New planting of invasive species is prohibited. Not more than 35 percent of the front and exterior side yard setback area may paved or developed in non-plant materials.

9. Fencing. The maximum height of a fence located within the front setback is three and one-half feet. All fencing within the front yard shall be visually open such as a picket or wrought iron style fence. No opaque walls are permitted unless the fence or wall is setback from the front property line (or exterior side yard) a minimum of six feet and the property between the wall and the property line is fully landscaped.

10. Nonconforming Structures. A reconstruction permit shall not be required to repair or reconstruct a nonconforming structure except if the proposed reconstruction varies in any way in exterior design from the previous building being repaired or replaced.

(Ord. 2003-35 § 1, 2003: Ord. 2000-27 § 6 (part), 2000).

1. All projects involving exterior construction or remodeling resulting in any increase of the floor area developed under this part will require a design permit pursuant to Chapter 24.08 Part 5.

(Ord. 2000-27 § 6 (part), 2000).