Santa Cruz Municipal Code § 24.10.4300 Purpose

The purpose of the Mission Street Urban Design Overlay District is to regulate future development within the Mission Street commercial district. The goal of the overlay district is to enhance the pedestrian environment while providing for long-term revitalization of the corridor. The intent is to create a corridor that is safe, attractive, economically and socially vibrant which in turn will improve the quality of life for Westside residents.

(Ord. 2002-17 § 1 (part), 2002).

The Mission Street Urban Design Overlay District shall apply to the areas designated on the official zoning map of the City (attached hereto) and shall be combined with the underlying zone for such areas. This district generally includes all properties between the City limit near Shaffer Road/Moore Creek on the west, to Chestnut Street on the east with frontage on Mission Street.

(Ord. 2002-17 § 1 (part), 2002).

All principal permitted and use permit required uses shall be those of the underlying zone. New development and remodels with a cost of more than $10,000 shall be consistent with the Development Standards and Design Guidelines found in the Mission Street Urban Design Plan and shall require approval of a Design Permit.

(Ord. 2002-17 § 1 (part), 2002).

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

2. Prohibited Uses. The uses described in subsections A and B below, are deemed inconsistent with the goals, policies and objectives of the Mission Street Urban Design Plan and are, therefore, prohibited within the Community Commercial (CC) and Professional and Administration (PA) portions of the Mission Street Corridor. Such uses that lawfully existed within the overlay zone prior to the adoption of this provision are deemed non-conforming and may continue in accordance with Chapter 24.18 of the Zoning Ordinance until such time the use shall be completely removed or converted to a conforming use.

a. Uses that are prohibited within the Community Commercial (CC) sub-district of the Mission Street Urban Design Overlay District include the following: The number of existing gas stations shall be capped at current levels, no new drive-through businesses, no new industrial or manufacturing uses, no new ground floor residential uses.

b. Uses that are prohibited within the Professional and Administration (PA) sub-district of the Mission Street Urban Design Overlay District include the following: Single Family dwellings.

(Ord. 2002-17 § 1 (part), 2002).

1. Design regulations within any of the Mission Street Urban Design Overlay District Community Commercial (CC) sub-district.

a. Building Height.

(1) The maximum permitted height for the principal building shall be three stories and 40 feet. For two story buildings the maximum height is 30 feet.

(2) The minimum height for new development shall be 20 feet.

(3) Architectural elements such as bell towers, spires, turrets, cupolas, chimneys, dormers, flag poles, etc. are limited to 15 percent of the roof area and may extend 10 feet above the maximum height limit, subject to Design Permit review. Roof equipment and non-habitable mechanical penthouses are limited to 15 percent of the roof area, may extend 10 feet above the maximum height limit and must be set back 20 feet from the primary facade.

b. Building Design and Orientation. The primary facade of the building shall be oriented to Mission Street with the primary entrance visible and directly accessible from Mission Street.

c. Build-to Lines and Setbacks.

(1) All development shall be built parallel to the Mission Street right-of-way either 15 feet from back of curb or 10 feet from right-of-way line, whichever is less. The resulting setback shall be improved with paving, landscaping and/or pedestrian amenities as recommended the Mission Street Urban Design Plan.

(2) Second stories shall maintain the same build-to line as the ground floor. Third stories may be setback from the first and second stories.

(3) A minimum of 60 percent of the Mission Street frontage of each lot shall be occupied by a building at the required build-to line.

(4) Front facades may contain recessed entries up to one third of the length of the building wall.

(5) For corner parcels, structures shall be placed at the build-to lines along the Mission Street frontage as well as the right-of-way line along the secondary street. The corner of the structure may be recessed from the front and side property lines on a diagonal up to six feet.

(6) Transitions between existing development that does not conform to the build-to line, and proposed development may be achieved by stepping back the facade of the new development with straight segments of wall remaining parallel to the street.

(7) New buildings and major remodels must be built to at least one side property line.

(8) Parcels adjacent to a residential district shall maintain a rear setback of 25 feet for first and second stories, and a 35 foot setback for a third story.

d. Encroachments

(1) Architectural features such as balconies, bay windows, turrets, and special entry features shall be permitted to encroach up to three feet over the front and/or side street build-to lines. All such encroachments shall be at least 12 feet above the sidewalk surface.

(2) Awnings shall be permitted to encroach up to six feet over the front and/or side street sidewalk areas but no less than 12 feet above the sidewalk surface.

(3) Signs shall be permitted to encroach up to four feet over the front and/or side street sidewalk areas but no less than eight feet above the sidewalk surface.

e. Sign Standards

(1) In no case shall signs obstruct sight lines for vehicles or pedestrians. A combination of no more than two types of signs (freestanding, wall or projecting) are permitted per building.

(2) Freestanding signs four feet or less in height:

(a) Shall be permitted on any parcel in the CC zone district.

(b) May be one-half square foot per lineal foot of frontage with a maximum area of 32 square feet.

(c) Shall be located entirely on the same parcel as the business whose sign it is.

(d) Shall not exceed one per parcel.

(e) Shall include landscaping to complement the proposed sign.

(3) Freestanding signs over four feet in height are to be discouraged within the Mission Street corridor, however, freestanding signs over four feet in height may be approved with a Design Permit and:

(a) Shall have a maximum sign area of one square foot per one lineal foot of building wall with a maximum of 100 square feet.

(b) Shall not exceed the height of the roofline of the building and in no case shall be higher than 20 feet above finish grade.

(c) Shall maintain a minimum clearance of eight feet.

(d) Shall not exceed one sign per parcel.

(e) Shall include landscaping to complement the proposed sign.

(4) Wall signs shall:

(a) Not extend above the top of the wall upon which it is painted or attached.

(b) Not extend more than 12 inches from the building face.

(c) Have a maximum area for each building face as indicated in Table 2, Section 24.12.390.

(5) Window signs shall:

(a) Be limited to no more than 25 percent of the window area and shall be considered part of the total allowable wall sign area.

(6) Projecting signs shall:

(a) Have a minimum vertical clearance of eight feet.

(b) Have a maximum height of 15 feet.

(c) Extend no more than four feet from the main wall surface and have a six inch minimum space between the sign and the building.

(d) Not extend above the roof edge or top of parapet.

(e) Have a maximum area of 25 square feet with no single face exceeding 12 square feet.

(f) Not be mounted on wall areas above the first floor or ground level, unless mounted on a parapet extension of a single story.

(g) Be self supporting without use of cable or other supports. Ornamental brackets designed as an integral part of the site design may be allowed if they are complementary with the sign design.

(7) Canopy signs shall:

(a) Be painted directly on the awning material.

(b) Be limited to two awning surfaces (e.g., front, side, top).

(c) Not exceed 50 percent of the total awning/canopy area.

(d) Shall be considered part of the total allowable wall sign area.

(e) Be no more than one foot in height.

(8) Roof signs are prohibited.

(9) Standardized corporate signs are to be discouraged within the Mission Street Corridor, however, they may be approved with a Design Permit only if they comply with the Development Standards and Design Guidelines section of the Mission Street Urban Design Plan.

2. Design regulations within any of the Mission Street Urban Design Overlay District Professional Administrative (PA) sub-district.

a. Signs Standards.

(1) Pole signs are not allowed in the PA sub-district.

3. Design guidelines for architecture, parking, circulation, signage and landscaping in the Community Commercial (CC) and Professional and Administrative (PA) zone districts are set forth in the Development Standards and Design Guidelines section of the Mission Street Urban Design Plan.

(Ord. 2002-17 § 1 (part), 2002).