Santa Cruz County Unincorporated
City Zoning Code
City Zoning Code
CHAPTER 13
11 SITE, ARCHITECTURAL AND LANDSCAPE DESIGN REVIEW
13.11.010 Purpose.
The purpose of this chapter is to:
(A)
Implement the Santa Cruz County General Plan/Local Coastal Program by providing design guidelines and specific regulations that:
(1)
Promote sustainable development by supporting infill development that reduces dependence on vehicles and encourages alternate modes of transportation to implement climate change reduction strategies.
(2)
Enhance the quality of life in the County with the creation of livable, walkable neighborhoods that balance private spaces with engaging public spaces to create attractive and functional communities.
(3)
Encourage high-quality design of built structures that is compatible with the surrounding neighborhood character, introduces transitions between residential and commercial areas, and supports the creation of inviting urban and rural neighborhoods.
(4)
Support the development of functional and attractive commercial areas that support economic viability of the County's businesses, while reducing impacts on residential neighborhoods.
(B)
Ensure that new development is designed to protect environmental resources including scenic resources, provide access to open spaces, conserve the County's unique resources, and support healthy indoor and outdoor environments.
(C)
Ensure the safety and well-being of county residents and workers by guiding the design of residential, commercial, industrial, and public facility developments to address safety concerns.
(D)
Apply the provisions of this chapter in coordination with the Santa Cruz County Design Guidelines to inform and guide the design of multifamily, mixed-use, and commercial developments to encourage urban infill that considers surrounding neighborhoods and fosters livable, attractive, and economically viable communities.
(E)
Provide landscaping and site design standards that promote sustainable practices and reduce the impact of new development on adjacent properties.
(F)
Establish a site plan, architectural and landscape design review function, and site development permit procedures, and to confer this function upon the Planning Commission, Zoning Administrator, and Planning Department staff. By enactment of this chapter, these reviewing bodies shall be responsible for advising and assisting both applicants and the County in applying design standards and guidelines, and in reviewing proposals for future developments.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5421 § 2, 2022)
13.11.020 Scope.
This chapter applies to all development for which a site development permit is required, and other development where identified in the SCCC. This chapter (1) establishes site development permitting requirements and identifies development projects subject to site development permit approval; (2) provides the procedures for design review and identifies development projects subject to design review; (3) references the Santa Cruz County Design Guidelines and identifies development subject to these guidelines; (4) provides the design standards that apply to the review and approval of projects subject to design review; and (5) provides exceptions.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5421 § 2, 2022)
13.11.025 Applicability.
This chapter shall apply to both private and public activities, including those of the County and such other governmental agencies as are not exempted by State or Federal law. All development projects that require a site development permit pursuant to SCCC § 13.11.037 are subject to this chapter.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5421 § 2, 2022)
13.11.030 Definitions.
As used in this chapter certain terms are defined as follows:
(A)
"Coastal special community"
means an area designated in the General Plan and Local Coastal Program Land Use Maps and SCCC § 13.20.040 as a special community in the Coastal Zone due to its unique scenic characteristics and/or visitor destination qualities. Coastal special communities include Davenport, the Yacht Harbor, East Cliff Village tourist area, residentially zoned parcels within the Pleasure Point Combining District, the Rio Del Mar Flats/Esplanade, and the Seacliff Beach Area.
(B)
"Landscaped area"
means the portion of the development proposed for landscaping, excluding hardscape and nonporous surfaces.
(C)
"Landscape maintenance agreement"
means a written, signed agreement between the title owner of record or their duly authorized agent and the County, ensuring maintenance of landscaping for a minimum period of two years, pertaining to a development project approved by the Planning Director, Zoning Administrator, Planning Commission, or Board of Supervisors. The agreement shall be accompanied by a landscape maintenance security, a cash deposit or other instruments of credit as described in SCCC § 14.01.511 and approved by the County, and shall be signed by duly authorized agents representing the County and the title owner of record for the subject property prior to issuance of a certificate of occupancy or final inspection approval by the Building Official of the County.
(D)
"Landscape maintenance security"
means a performance security paid by the title owner of record or duly authorized agent acting as applicant for a development project approved by the County, issued to the Planning Department in an amount equal to 100 percent of the estimated two-year maintenance cost of landscaping and irrigation systems for the development project.
(E)
"Massing"
is the architectural relationship—proportion, profile, and contour—between the various masses or volumes of a building or landscape. The mass of a building is defined by the roof, walls, and floor. It may be a simple box form, but more often it is a composite of various forms. Plant massing can be used to create architectural forms in the landscape such as screens, canopies, barriers, and floors, and can be used to define edges of open spaces and directional movement.
(F)
"Protected use areas"
means riparian corridors and buffer areas, beaches, floodways, lagoons, wetlands, marshes, fault areas, bluffs, ravines, areas with steep slopes or unstable soil conditions, timberlands, and sensitive wildlife habitat and biotic resource areas as defined in SCCC Title 16.
(G)
"Remodel,"
for the purposes of this chapter, means any alteration of a structure requiring a development permit and/or building permit approval from the County, which effects a change in the original site plan, exterior building elevation, or landscape design.
(H)
"Santa Cruz County Design Guidelines"
means an adopted guidance document providing architectural and site design principles, concepts, and examples to guide the development of the physical environment to be compatible with community goals and the natural environment.
(I)
"Sensitive site"
means any property within a scenic area or coastal special scenic area as identified in the County GIS; located within the rural services line in the La Selva General Plan Area; located adjacent to a scenic road or within the viewshed of a scenic road as recognized in the General Plan; located on a coastal bluff, or on a ridgeline or ridgetop; on a site that contains unique hydrologic, geologic, or paleontological features as defined by the General Plan/LCP; or is in an area where development may impact public views of the ocean, forests, mountain hillsides, open meadows, or other scenic resource as determined by the Planning Director.
(J)
"Village"
means one of the communities for which unique design criteria have been or will be established as part of an adopted specific village, town, or area plan. Examples of villages include Aptos Village, Ben Lomond, Boulder Creek, Felton, Seacliff Village, and Soquel Village.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 4406 § 11, 1996; Ord. 4416 § 11, 1996; Ord. 5421 § 2, 2022)
13.11.035 Site development permits.
(A)
Site Development Permit. A discretionary permit for physical development or improvement of a site is known as a site development permit (SDP). Certain types of development are permitted by right and other types of development require an SDP as indicated in SCCC § 13.11.037, Site development permit chart. Some SDPs require design review as indicated in SCCC § 13.11.040.
(B)
Procedures. All regulations and procedures regarding application, review, findings and conditions of approval, findings for denial, appeal and enforcement and other requirements for an SDP shall be in accordance with the provisions of Chapters 18.10 and 19.01 SCCC. Pursuant to SCCC § 18.10.240, the approving body may apply permit conditions related to the physical development of the site or require off-site improvements commensurate with the scope of the project, to ensure the physical site development complies with all pertinent County policies and ordinances and with the General Plan.
(C)
Modifications to Existing Development. Modification of an existing site or structure with a valid discretionary permit may be processed as an amendment to the existing discretionary permit in accordance with SCCC § 18.10.134. For modifications to a legal nonconforming structure, or modifications to a structure accommodating a legal nonconforming use, see SCCC § 13.10.260, et seq. Modifications to previously unpermitted structures require a new site development permit approved as provided in SCCC § 13.11.037.
(D)
Compliance With Approved Plans, Maintenance, and Enforcement.
(1)
Compliance. All required improvements on approved plans shall be installed or, in some cases, secured, as shown on the plans prior to issuance of a certificate of occupancy.
(2)
Maintenance. All required improvements on approved plans shall be permanently maintained as approved and installed.
(3)
Violation. Failure to comply with this chapter is a violation of the County of Santa Cruz Zoning Ordinance.
(4)
Enforcement. Any violation of this chapter, including failure to comply with additional approved conditions and/or agreements between the County and the permittee for the development and maintenance of the project improvements, is enforceable under the provisions of SCCC § 13.10.280 and Chapter 1.12 SCCC. Enforcement may include, without limitation, permit review, permit amendment, permit revocation, or enforcement of a landscape maintenance agreement and other actions authorized under Chapter 1.12 SCCC.
(E)
Compliance With Adopted Plans, Policies, and Standards.
(1)
Compliance With Development Standards. All required site development standards as set forth in Chapter 13.10 SCCC shall be met as applicable.
(2)
Compliance With Other Applicable Regulations. The project plans shall conform to the provisions of Chapter 13.20 SCCC (if located within the Coastal Zone), SCCC Title 16, and other ordinances and regulations as applicable.
(3)
Compliance With Special Area Plans and Guidelines. In those areas where design standards and guidelines have been adopted for communities, villages, neighborhoods, specific roads, or other areas with specific plans, town plans, or area plans, the project design shall be consistent with those standards and guidelines. Where specific plan design standards or guidelines conflict with requirements contained herein, the specific/area plan design standards and guidelines shall take precedence, unless a finding can be made that a provision in the special area or town plan or guidelines has been made obsolete by overriding policies in the County General Plan, changed on-site conditions, or modernized regulations.
(Ord. 5421 § 3, 2022)
13.11.037 Site development permit chart.
Table 13.11.037-1 below provides SDP requirements for physical site development associated with allowed uses. See use charts in Chapter 13.10 SCCC for uses allowed in each zone district.
Development not identified below may require an SDP where specified in Chapter 13.10 SCCC or in other provisions of the SCCC.
KEY: P = Site Development Permitted by Right: No discretionary site development permit required. MSP = Minor Site Development Permit: Administrative permit, no public notice. ASP = Administrative Site Development Permit: Administrative permit with public notice. CSP = Conditional Site Development Permit: Permit subject to public hearing with public notice. Hearing is before the Zoning Administrator except where a different hearing body is specified. |
Table 13.11.037-1: Site Development Permit Chart | ||
|---|---|---|
TYPE OF DEVELOPMENT | PERMIT REQUIRED | REFERENCES & NOTES |
SUBDIVISIONS | ||
Land divisions | CSP | 14.01 |
RESIDENTIAL SITE DEVELOPMENT3 | ||
Residential dwellings (<5,000 sf): | *MSP required on sensitive sites or in CA or TP zone district (see 16.50.090). See 13.10.611 for SDP requirements for accessory structures. | |
1—2 units | P/ MSP* | |
3—10 units | ASP | |
11—15 units | CSP | |
More than 15 units | CSP-PC | |
Residential additions > 500 sf on sensitive sites or in coastal special communities | MSP | |
Site development accessory to a residential use, including swimming pools and storage tanks | P | |
Residential dwelling(s) 5,000 square feet or greater | CSP | 13.10.325 |
Accessory dwelling unit (ADU) or junior ADU | P | 13.10.681 |
NONRESIDENTIAL DEVELOPMENT, EXCLUDING AGRICULTURE AND TIMBER3 | ||
New construction | See below for new structures, additions, and remodels related to cannabis. | |
≤ 5,000 sf | ASP | |
> 5,000 sf | CSP | |
Storage building <500 sf | MSP | |
Additions | ||
< 500 sf | MSP | |
≥ 500 sf | ASP | |
Interior remodel or tenant improvement not affecting exterior or adding floor area | P | |
Minor exterior remodels consistent with existing design and excluding straight in-kind repair and replacement | MSP/ASP* | *ASP in residential zone districts |
Major exterior remodels changing the design, character, or substantial portion of materials | ASP | |
New, modified or expanded parking area or site access | MSP* | Chapter 13.16 * MSP also required with multifamily development. |
New structures, additions, and exterior remodels of structures for cannabis cultivation, manufacturing, or distribution | MSP | 13.10.650 See "Agricultural and Timber Production" below for cannabis-related development in agricultural and timber production districts. |
Signs | MSP | 13.10.580—13.10.587 |
Community facilities: | 13.10.312(C), 13.10.314, 13.10.642, 13.10.643 | |
Flood control works and facilities for fish and wildlife enhancement | P | |
Other community facilities, including public water projects and wireless communication facilities; public facility uses; structures and facilities associated with parks and outdoor recreation uses including public or commercial swimming pools, sports fields, golf courses, and tennis courts | CSP | |
AGRICULTURAL AND TIMBER PRODUCTION SITE DEVELOPMENT1, 2, 3 | ||
Agricultural structures and site development including barns, greenhouses (including cannabis), and indoor and outdoor storage of agricultural equipment, and other agricultural development identified under "Agriculture" in the Agriculture Uses Chart: | *ASP required outside the CA District, except for greenhouses. A hoop house does not require an SDP. 13.10.312(D), 13.10.313, 13.10.632—13.10.647, 13.10.650, 13.20.073 | |
<12,000 sf development area | P MSP/ASP* | |
≥12,000 sf development area** | ||
Farmworker housing: | See 13.10.631 for definitions of farmworker housing types *CSP required in Coastal Zone and the -P Combining District. ** Allowed outside the Coastal Zone only. | |
EHA and small farmworker housing projects | MSP/CSP* | |
Streamlined EHA projects** | MSP/ CSP* | |
ARFH projects** | CSP | |
Agricultural support facilities* including agricultural tourism facilities**, offices, agricultural service establishments, agriculture including cannabis inside structures, produce stands and markets, and research and development facilities: | * For wineries, see 13.10.637 ** Agricultural tourism facility buildings limited to a total of 3,500 sf *** P in agricultural districts only **** On CA, see 13.10.312(A)(1) for development area caps 13.10.312(D), 13.10.313, 13.10.632—13.10.647, 13.20.073 | |
<1,000 sf development area | P/MSP*** | |
1,000—10,000 sf | MSP | |
>10,000 sf development area **** | CSP | |
Structures accessory to timber production (TP only) | P | 13.10.372(B) |
1. In the TP Zone District, agricultural use and development is allowed on portions of the parcel not in timber production. |
2. A site development permit is not required for exterior remodels related to agricultural and timber uses with no increase in square footage. |
3. See use charts provided in Chapter 13.10 SCCC to determine if a particular use is allowed within a zone district. |
(Ord. 5421 § 3, 2022)
13.11.040 Projects requiring design review.
(A)
Design review shall be required for the following private and public activities for which a site development or coastal development permit approval is required by the County of Santa Cruz:
(1)
Residential development including:
(a)
New residence(s) or additions involving 500 square feet or more within coastal special communities or on sensitive sites.
(b)
New single-family residences or remodels of 5,000 square feet or larger as regulated by SCCC § 13.10.324.
(c)
Residential development of three or more units. (Accessory dwelling units are exempt from design review.)
(2)
All minor land divisions, as defined in Chapter 14.01 SCCC, occurring within the urban services line or rural services line, as defined in Chapter 17.02 SCCC; all minor land divisions located outside of the urban services line and the rural services line which affect sensitive sites; and all land divisions of five parcels (lots) or more. For all subdivisions where actual construction of homes is not part of the application, design guidelines for development shall be required as part of the application submittal package. For all subdivisions where actual construction of homes is part of the application, both design guidelines and prototypical house and landscape design plans shall be required as part of the application submittal package. Any major revisions to approved construction prototypes or design guidelines shall be processed pursuant to SCCC § 18.10.134 and shall be subject to the design review process.
(3)
All new commercial, mixed-use, industrial, or public facility construction or remodels involving exterior alterations.
(4)
All County projects including public buildings and associated site development.
(5)
All agriculturally related uses and structures in the CA, A and RA zone districts are exempt from design review.
(B)
Design review requirements may be waived if the Planning Director, or their designee, certifies that the nature of the project is minor or incidental in respect to the purpose of design review as defined in this chapter. Conversely, design review requirements may be imposed on a project if the Planning Director, or their designee, certifies that the nature of the project is significant in respect to the purpose of design review as defined in this chapter.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 4406 § 12, 1996; Ord. 4416 § 12, 1996; Ord. 4496-C §§ 64, 65, 1998; Ord. 5152 § 6, 2013; Ord. 5421 § 4, 2022)
13.11.050 Procedures for design review.
Where required pursuant to SCCC § 13.11.040, design review shall occur during the site development permit review and shall be completed prior to public hearing or approval of a site development permit. Design review shall occur as follows:
(A)
An initial evaluation, to determine consistency of the proposed development project with this chapter, shall occur during the first 30-day completeness review and/or during development review group evaluation, if applicable (see Chapter 18.10 SCCC). Any redesign required as a result of design review can be coordinated with any redesign that may be required as a result of the completeness review of other departments or agencies.
(B)
A second evaluation, to determine consistency of the proposed development project with this chapter, if necessary, shall occur following a submittal of revised plans.
(C)
In the event that an environmental impact report is required under the California Environmental Quality Act, a third evaluation, to determine consistency of the proposed development project with this chapter, shall occur following any redesign necessitated by any required development mitigation measures.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5421 § 4, 2022)
13.11.051 Submittal requirements.
Repealed by Ord. 5421.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994)
13.11.052 Required findings and action.
Repealed by Ord. 5421.
(Formerly 13.11.053; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994)
13.11.053 Exceptions.
Repealed by Ord. 5421.
(Formerly 13.11.054; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 4836 § 110, 2006)
13.11.054 Appeals.
Repealed by Ord. 5421.
(Formerly 13.11.055; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Amended during 9/07 supplement)
13.11.060 Santa Cruz County Design Guidelines.
(A)
Purpose. It is the intent of the Santa Cruz County Design Guidelines to foster new and urban infill development that provides for vibrant, safe, and diverse communities, while integrating with existing neighborhoods and protecting natural resources.
(B)
Applicability. New multifamily residential development of three or more units and commercial and mixed-use developments within the County's urban and rural services lines, including additions and exterior remodels over 500 square feet, shall be consistent with the development and design concepts within the adopted Santa Cruz County Design Guidelines.
(C)
Use. The Santa Cruz County Design Guidelines provide principles and direction for architectural and site development and provide conceptual examples for achieving community design objectives that shall be applied during the design review process.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5421 § 4, 2022)
13.11.070 Design review standards.
The design standards applicable to all projects requiring design review as identified in SCCC § 13.11.040 are provided in this section. These standards are in addition to design guidance provided in the Santa Cruz County Design Guidelines, where applicable.
(A)
Building Design. The Santa Cruz County Design Guidelines provide overarching guidelines for building design, as well as guidance specific to multifamily residential, residential flex, mixed-use, and commercial buildings. Projects that are not subject to the Santa Cruz County Design Guidelines may refer to these guidelines as appropriate in the design of new buildings.
(B)
Environmental Considerations for Building and Site Design. All development for which design review is required shall be designed to be compatible with the natural environment and surroundings, and impacts of new development on the surrounding environment and adjacent properties shall be reduced, in accordance with the following standards:
(1)
Coordinated Development.
(a)
Coordinated site design (including shared parking and circulation systems, sign facilities, landscaped areas, and recycling and garbage storage and collection areas) shall be encouraged on adjacent parcels with similar uses. In such cases, mutual access easements granted to each property owner are necessary. Site plans which allow for future shared use between adjacent parcels are encouraged, where appropriate.
(b)
Clustered commercial use areas with shared facilities, rather than linear commercial use with separate facilities for each site, are encouraged.
(c)
Physical barriers (e.g., fences, curbs, or walls) between adjacent parcels with similar uses are discouraged unless needed for drainage, security, screening, or noise attenuation purposes.
(2)
Clustered Design. Clustered site design is encouraged for residential development in rural areas, and may be required as indicated in the following areas:
(a)
Clustered site design in protected use areas and on sensitive sites, as defined in SCCC § 13.11.030, shall be required as appropriate to protect sensitive habitats, natural or scenic resources, or to avoid geologic hazards.
(b)
On sites having natural amenities such as significant groups of trees or other areas of vegetation, wooded arroyos, or other protected use areas, or with views to mountains or the Bay, the cluster design concept shall be employed to incorporate these features into the site plan.
(c)
On sites where medium- to high-density residential development is permitted by the zoning district, cluster design is encouraged and may be required to increase the potential for usable outdoor amenities.
(d)
When the cluster design concept is used, the units should be designed in a manner that incorporates light, air, space, and privacy for the individual units while maintaining quality common open space.
(3)
Infill Development. Infill development within the County's urban services line is encouraged according to the County General Plan. Considerations for neighborhood context and reducing impacts on existing adjacent development shall be accomplished by providing adequate transitions in building massing and rooflines, setbacks, and landscape buffering at property lines shared with lower density development or between commercial/industrial/public facility development and residential properties.
(4)
Natural Site Amenities and Features.
(a)
The site plan shall relate to surrounding topography, and significant natural vegetation of long-term quality shall be retained.
(b)
Existing mature trees, rock outcroppings, riparian corridors, natural site amenities, and other features shall be retained or enhanced and incorporated into the site design and landscaping to the greatest extent feasible.
(c)
Buildings shall be sited and oriented in such a way as to take advantage of, or make connection to, the natural site amenities and features.
(d)
Hilltop and hillside development shall be integrated into the silhouette of the existing backdrop such as the terrain, landscaping, and other structures. Ridgeline protection shall be ensured by restricting the height and placement of buildings and providing landscape screening in order to prevent any projection above the ridgeline. If there is no other building location on a property except a ridgeline, this circumstance shall be verified by the Planning Department with appropriate findings and mitigation measures to ensure that the proposed structure is low profile and visually screened.
(5)
Views.
(a)
Development shall protect the public viewshed with appropriate siting of structures and maintenance of viewshed corridors from the public rights-of-way.
(b)
Development should minimize the impact on private views from adjacent parcels wherever practicable.
(6)
Sustainable Development. Sites shall be designed to encourage sustainable practices that reduce environmental impacts, climate change, and the utilization of resources. Where achievable, measures above and beyond code requirements are encouraged, including:
(a)
Energy conservation measures, such as energy-efficient building design, installation of solar panels and electric vehicle charging stations;
(b)
Water conservation and reuse, such as low-flow fixtures, graywater irrigation, drought-tolerant landscape species and limited use of green lawns requiring watering;
(c)
Stormwater control and surface water features, such as alternative pavements that encourage infiltration, low-impact development, drainage percolation, daylighting of streams and creeks, and rooftop gardens;
(d)
Alternative transportation facilities, such as pedestrian and bicycle facilities that connect to existing facilities and transit corridors, limiting parking to minimum needed, prioritizing location of carpool parking;
(e)
Interpretive signage that features and explains environmental connectivity; and
(f)
LEED or other building and/or site sustainability certification.
(7)
Open Space Design.
(a)
Activities in "protected use areas" shall be limited to those having minimal impacts, such as paths and benches. Where feasible, a path to and/or along the perimeter of the natural areas shall be provided.
(b)
All usable open space requirements for multifamily and mixed-use development shall be satisfied according to SCCC § 13.10.323(D) and § 13.10.334(A).
(8)
Noise.
(a)
Reasonable protection for adjacent properties from noise may be achieved through site planning, building siting, building orientation, physical barriers such as masonry walls, landscaped earth berms, or setback/buffer areas.
(9)
Solar Design.
(a)
Buildings shall be designed so that solar access is reasonably protected for the buildable lot area of adjacent affected properties. A shadow study (plan) may be required when proposed development may impact the solar access of adjacent properties, as determined by the Planning Director.
(b)
Wherever lot size and setbacks permit, the building walls with major window areas shall be appropriately oriented for passive solar heating and cooling, and natural lighting. Building layout should encourage energy conservation.
(c)
Solar devices are protected from shading due to landscaping in the Solar Shade Control Act (Public Resources Code Sections 25980—25986).
(C)
Site Planning Standards.
(1)
Utilities and Rooftop Equipment.
(a)
New utility and service lines shall be installed underground, unless infeasible due to environmental constraints.
(b)
Utility equipment such as electrical and gas meters, electrical panels, and junction boxes on exterior wall elevations facing streets shall be screened from streets and building entries using architectural screens, walls, fences, and/or plant material consistent with the architectural design of the building, unless screening is not allowed for safety purposes.
(c)
Pad-mounted transformers (as part of the underground electrical service distribution system) shall not be located in the front setback or area visible from public view, unless they are completely screened by walls and/or dense landscaping, and shall not obstruct views of traffic from tenant spaces or driveways, or views to monument signs. Underground vaults may be located in the front setback area for aesthetic purposes. Exceptions may be allowed where required for safety purposes.
(d)
All rooftop mechanical and electrical equipment shall be designed to be an integral part of the building design and shall be screened.
(2)
Waste Management and Recycling. All commercial, industrial, public facility, and multifamily developments shall provide for the separate storage and collection of all waste and recyclable materials generated by the on-site uses.
(a)
Recycling and Waste Storage Standards. All waste collection and recycling areas shall be designed according to guidance provided by the Department of Public Works and shall meet the following subsections, and criteria in the Santa Cruz County Design Guidelines where applicable.
(i)
Commercial, industrial, institutional and multi-family residential uses shall include areas for waste and recycling storage and collection adequate in capacity, number and distribution to serve the development where the project occurs.
(ii)
Access into the storage area shall be provided with adequate vertical and horizontal clearances for collection vehicles.
(iii)
Provisions shall be made to protect the recyclable materials from weather by covering the storage area or by the use of covered receptacles.
(iv)
Recycling and waste storage areas should be adjacent to or within the same enclosures as the garbage area or at least as convenient as the location for garbage storage. Waste and recycling storage containers shall be of sufficient size to accommodate all waste and recycling generated.
(v)
Maximum distance for the storage area shall be no greater than 250 feet from each living unit in a multifamily residential development.
(3)
Signage Design.
(a)
All requirements relating to signs set forth in SCCC § 13.10.580 through § 13.10.587 shall be met.
(b)
All signage shall be consistent with the design principles and concepts in the adopted Santa Cruz County Design Guidelines, where applicable.
(c)
Freestanding signage shall be an integral part of the site or landscape design, or shall be similar to, or consistent with, the design of the proposed building(s).
(4)
Lighting.
(a)
All site, building, security, and landscape lighting shall be directed onto the site and away from adjacent properties. Light sources shall not be visible from adjacent properties. Light sources can be shielded by landscaping, structure, fixture design, or other physical means. Building and security lighting shall be integrated into the building design.
(b)
All lighted parking and circulation areas shall utilize low-rise light poles or light fixtures attached to the building. Light poles to a maximum height of 15 feet are allowed.
(c)
Area lighting shall be high-pressure sodium vapor, metal halide, fluorescent, or equivalent energy-efficient fixtures.
(5)
Parking areas shall be subject to the design standards in SCCC § 13.16.060.
(D)
Landscaping Standards.
(1)
It shall be an objective of landscape design to relate to the building and site design, the proposed use, and to site conditions. In addition to the standards in this subsection, landscaping design shall meet the intent of the relevant principles and concepts provided in the Santa Cruz County Design Guidelines where applicable, landscape requirements for parking lots in Chapter 13.16 SCCC, and the water-efficient landscape standards of Chapter 13.13 SCCC.
(a)
Site Landscaping.
(i)
The required yard (setback) adjoining a street shall incorporate appropriate landscape and/or hardscape. Landscaping shall be required where noted below and shall be required in all other setbacks along streets where feasible. Appropriate landscape elements may include trees, shrubs, and groundcover. Appropriate hardscape materials may include brick or other modular pavers; stamped or textured concrete; or colored concrete and shall create usable exterior space appropriate to the site and buildings.
(ii)
Front yards of each single-family residential parcel in new subdivisions shall contain at least one tree with a minimum canopy diameter of 15 feet at maturity, where the existing tree canopy covers less than 25 percent of the required front yard.
(iii)
Front yards of all newly created multifamily developments shall contain at least one tree with a minimum canopy diameter of 15 feet at maturity for every 50 feet of linear footage.
(iv)
Where a commercial or industrial use is located adjacent to a residential district, the following landscaped buffers shall be applied at the property line:
A.
Commercial and industrial buildings under 5,000 square feet shall provide a minimum five-foot net planted landscape strip to screen development and a six-foot-high solid wood fence or masonry wall.
B.
Commercial and industrial buildings between 5,000 square feet and 10,000 square feet shall provide a minimum five-foot net planted landscape strip to screen development with a six-foot-high masonry sound wall.
C.
Commercial and industrial buildings between 10,000 and 20,000 square feet shall provide a minimum five-foot net planted landscape strip to screen development plus an additional one-foot width for each additional 1,000 square feet of building over 10,000 square feet, up to 20,000 square feet, and a six-foot-high masonry sound wall. Trees are encouraged in landscaped areas with adequate space to allow for healthy tree growth. The landscaping which is required in excess of the minimum five-foot-wide strip may be modulated to provide additional buffer, where appropriate. The balance may not be less than the required total square footage of landscaping.
(v)
Landscaping shall be planted in the ground. If this is not feasible, planter boxes of an appropriate size are acceptable.
(b)
Existing Trees.
(i)
Mature trees over six inches in diameter at five feet above ground level shall be incorporated into the site and landscape design unless other provisions of this subsection allow removal.
(ii)
Circumstances where tree removal may be appropriate include: an appreciably better project design not possible without the tree removal; retention of solar access to adjacent properties; dead, dying, or diseased trees; nuisance trees; and trees which threaten adjacent development due to instability. Any proposal to remove more than 50 percent of the healthy trees on a site may require the submittal of an alternate design to evaluate the feasibility of retaining additional trees while meeting the project objectives. (See also Chapter 16.34 SCCC, Significant Trees Protection.)
(iii)
An evaluation and recommendation by a landscape architect or a licensed arborist shall be required to substantiate the removal of any mature tree based on a claim that the tree is unhealthy or poses a nuisance or threat to adjacent development.
(iv)
The applicant shall be required to replace any mature trees which are permitted to be removed to the greatest extent feasible, as determined through the design review process.
(v)
The decision-making body may waive the requirement of removal of invasive species in order to protect visual amenities or where trees provide habitat value.
(c)
Street Trees.
(i)
Where required pursuant to the County Design Criteria or as a condition of project approval, street trees (or private yard trees providing similar effect) shall match any existing street tree species and spacing; shall implement any proposed street tree program; and complement any existing trees in the area, if a street tree program does not exist for the street. Street trees installed within County rights-of-way shall be chosen from the "Recommended Santa Cruz County Right-of-Way Trees" list in the Santa Cruz Urban Forestry Master Plan, where applicable. (See also Section H of the County Design Criteria.)
(d)
Screening, Fences and Walls.
(i)
When landscaping is required to screen views of a site or site uses, the plant material shall be appropriately sized and spaced so that a dense screen grows in a short period of time and views of objects on the opposite side are effectively screened. In narrow planting areas, trellises and vines may be used to screen development.
(ii)
All shrubs used for screening purposes shall be a minimum five-gallon size when planted.
(iii)
A fence or wall, when required as a screening device, shall be of solid wood or masonry, or other material, modulated and landscaped where appropriate to provide visual relief from continuous wall or fence surfaces. Fencing shall comply with SCCC § 13.10.525.
(2)
It shall be a landscape design objective to select plant material appropriate to the design and site conditions. Site conditions which affect the selection of appropriate plant material include soil conditions, microclimate, maintenance, and solar access. Factors which affect the landscape design include the growth pattern, color, and texture of the plant material.
(a)
Plant Material Type, Size and Growth.
(i)
Invasive species such as acacia, pampas grass, broom, etc., should not be used and should be eliminated if already present.
(ii)
Landscaping shall be provided in sufficient size and quantity to adequately screen and soften the effect of new building planes and asphalt within the first year of growth.
(iii)
All trees planted shall be a minimum of 15-gallon size. Larger specimens may be required, e.g., 24-inch box or field specimens, depending upon the scale of the proposed project. The trees shall have been grown to the minimum nursery standards for tree height, caliper and canopy for the container size and tree species specified.
(iv)
Landscape plans prepared by a landscape architect or designer shall be required for all projects with new construction square footage of 2,000 square feet or greater. The plans shall specify appropriate plant species, spacings and locations, given the plant types and characteristics, type of soil, availability, watering needs and similar considerations, so that the plantings will achieve their purpose and mature size within a reasonable time.
(b)
Landscape Maintenance.
(i)
All required vegetation shall be maintained free of physical damage or injury from lack of water, excess chemical fertilizer or other toxic chemical, blight, or disease. Any vegetation which shows signs of such damage or injury at any time shall be replaced by the same, similar, or substitute vegetation of a size, form, and character which will be comparable at full growth.
(ii)
Required landscaping shall be kept free from weeds and undesirable grasses. One means of preventing weed growth is to plant dense ground covers; another is by mulching. This subsection does not apply to private yard areas of single-family dwellings other than large dwellings as defined in SCCC § 13.10.324(C).
(iii)
The decision-making body shall, as a condition of approval of an SDP including any landscaping or landscaped area, require the execution of a landscape maintenance agreement and security as defined in SCCC § 13.11.030, or other acceptable surety, for the maintenance of any or all landscaping on a building site. A landscape maintenance security shall not be required for commercial, industrial, or residential projects where a property owners' association is established to ensure that landscape maintenance of common areas is satisfactorily accomplished. Proof of the formation of the property owners' association shall be supplied to, and approved by, the Planning Department before the landscape maintenance bond requirement is waived.
(3)
It shall be an objective of the landscape design to conserve water and to maximize water use efficiency through plant selection, soil conditioning and irrigation management.
(a)
Applicability. The landscape water conservation requirements set forth in this subsection (D)(3) apply only to the common landscape areas of land divisions and of residential developments of three or more units; to commercial, industrial, or institutional construction or remodels 2,000 square feet in size or larger; and to all County projects including, but not limited to, public buildings, parks and open spaces, streets, and streetscapes.
(b)
Turf Limitation and Plant Selection.
(i)
The turf area shall be limited to no more than 25 percent of the total landscaped area. This limitation shall not apply to projects such as public parks, cemeteries, and recreation areas where water use efficiency is evaluated on a regular basis through a landscape irrigation audit or to any project that uses reclaimed or recycled water for irrigation purposes.
(ii)
Turf shall be of low to moderate water-using varieties, such as tall fescue. Turf shall be used in a practical manner for high use or aesthetically desirable areas. Turf should not be used in median strips, on slopes greater than 33 percent or in areas less than eight feet wide.
(iii)
At least 80 percent of the plant materials selected in non-turf areas (equivalent to 60 percent of the total landscaped area) shall be well suited to the climate of the region and require minimal water once established. Up to 20 percent of the plant materials in non-turf areas (equivalent to 15 percent of the total landscaped area) need not be drought tolerant; provided, that they are grouped together and can be irrigated separately. The use of trees and native plants is encouraged in appropriate locations.
(c)
Soil Conditioning.
(i)
In new planting areas, soil shall be tilled to a depth of six inches and amended with six cubic yards of organic material per 1,000 square feet to promote infiltration and water retention.
(ii)
After planting, a minimum of two inches of mulch shall be applied to all non-turf areas to retain moisture, reduce evaporation, and inhibit weed growth.
(d)
Irrigation Management.
(i)
All required landscaping shall be provided with an adequate, permanent, and nearby source of water which shall be applied by an installed irrigation or, where feasible, a drip irrigation system.
(ii)
Irrigation systems shall be designed to avoid runoff, overspray, low head drainage, or other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways, or structures.
(iii)
Appropriate irrigation equipment, including the use of a separate landscape water meter, pressure regulators, automated controllers, low volume sprinkler heads, drip or bubbler irrigation systems, rain shutoff devices, and other equipment shall be utilized to maximize the efficiency of water applied to the landscape.
(iv)
Plant materials having similar water requirements shall be grouped together in distinct hydrozones and shall be irrigated separately.
(v)
An irrigation plan and an irrigation schedule for the established landscape shall be submitted with the building permit application. The irrigation plan shall show the location, size, and type of components of the irrigation system, the point of connection to the public water supply and designation of hydrozones. The irrigation schedule shall designate the timing and frequency of irrigation for each station and list the amount of water, in gallons or hundred cubic feet, recommended on a monthly and annual basis.
(vi)
Whenever possible, landscape irrigation should be scheduled between 6:00 p.m. and 11:00 a.m. to reduce evaporative loss.
(4)
Site Furniture and Fixtures. Outdoor furniture and fixtures such as lighting, freestanding signs, trellises, raised planters, benches, trash receptacles, newspaper racks, bus stops, and fencing shall be compatible with project architecture, shall be integral elements of the building and landscape design, and shall be included in, and shown on, all site and landscape plans.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5421 § 4, 2022)
13.11.071 General.
Repealed by Ord. 5421.
(Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994)
13.11.072 Site design.
Repealed by Ord. 5421.
(Formerly 13.11.073; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 4496-C § 66, 1998; Ord. 5202 § 4, 2015)
13.11.073 Building design.
Repealed by Ord. 5421.
(Formerly 13.11.074; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 5119 § 41, 2012)
13.11.074 Access, circulation and parking.
Repealed by Ord. 5425.
(Formerly 13.11.075; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994; Ord. 4836 §§ 111–115, 2006)
13.11.075 Landscaping.
Repealed by Ord. 5421.
(Formerly 13.11.076; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994)
13.11.076 Preparation of Design Review Standards and Guidelines Manual.
Repealed by Ord. 5421.
(Formerly 13.11.056; Ord. 4133 § 1, 1991; Ord. 4286 § 3, 1993; Ord. 4312 § 3, 1994)
13.11.080 Exceptions to design review standards and Santa Cruz County Design Guidelines.
(A)
Flexibility in the application of design standards in Chapter 13.11 SCCC and the Santa Cruz County Design Guidelines may be permitted based on the following factors: (1) due to special site circumstances or existing site uses, or (2) the objectives of this chapter are better achieved by allowing flexibility when considering the design standards and guidelines.
(B)
Exceptions to the design standards and the principles in the Santa Cruz County Design Guidelines shall be based upon the circumstances of the individual application. Any decision on an exception shall not establish a precedent for future applications.
(C)
Any proposed exception to the design standards and the Santa Cruz County Design Guidelines shall be described as part of the design review application and shall be subject to recommendation by the Planning Department and final action by the decision-making body(ies).
(Ord. 5421 § 5, 2022)
