5701 Soquel Dr. Planning Submittal Package July 19, 2018 To: County of Santa Cruz Planning Department 701 Ocean St. Santa Cruz, CA 95060 Planning Application for: 5701 Soquel Drive Santa Cruz, CA 95073 Planning Staff, We are pleased to present our application for planning approval for a 16 unit townhome complex located at 5701 Soquel Drive (APN 037-113-26). Please see the below Project Write Up, Statement of Design Parameters, how we propose to meet the Design Guideline criteria, and Density Bonus information. We are eager and excited to create new Affordable and Market rate housing for our community, and thank you for your consideration. Statement of Design Parameters and Design Guidelines The proposed project at 5701 Soquel Drive is a townhouse style development consisting of 2 existing single-family homes, and 14 new townhomes. The two existing homes will remain (with one to be relocated on the site), and both will be re-sold as townhomes once Entitlements are secured. The surrounding neighborhood is generally comprised of mobile homes and RV Storage (to the North and East), CID’s and larger townhome projects to the West, and across Soquel Drive to the South, are a mix of Single Family Homes, multi-family residential, and CID’s. The proposed property is zoned RM-4 (multiple-family residential, one unit per 4,000 square feet) and partially RM-6. The zoning in the closest parcels is primarily RM-4, with some RM-2, RM-6 and R1-5. The density proposed on this lot is in alignment with all the adjacent lots on the North side of Soquel Drive. This is the last parcel in the direct area to be developed to its full potential. Site The property located at 5701 Soquel Drive is a multifamily residential lot in Santa Cruz County. The lot is 48,047 square feet, and is currently zoned RM-4, with a small portion zoned RM-6 towards the back of the site. With a rezone of the entire parcel to RM-4, this allows 12 units. We are proposing to use the Density Bonus to provide 4 Moderate affordable, and 12 market rate units, for a total of 16 units on the lot. In order to provide the amount of affordable and market rate units in our design, we are asking for the removal of the RM-6 zoning on the rear portion of the lot, and making the entire lot RM-4. The precedent of removing the RM-6 zoning has been set for the lots around our project. There are only 831.227.2217 129 Bulkhead St. Santa Cruz, CA 95060 5701 Soquel Dr. Planning Submittal Package July 19, 2018 two lots that remain strictly RM-6, and are already built out to their maximum potential, and do not warrant a change to RM-4. In addition, the parcel located directly behind ours, adjacent to the RM-6 zoning, is a mobile home park and is far denser than RM-6. This change is consistent with the context and history of the of the rest of the community, and is necessary to provide desperately needed affordable and market rate housing. Design The existing neighborhood context is a peculiar mix of various architectural styles. There are mobile homes and RV Storage (to the North and East), CID’s and townhome projects to the West, and across Soquel Drive to the South, are a mix of Single Family Homes, multi-family residential, and CID’s. There is not a distinct or cohesive design vernacular that ties the surrounding context together, as there are townhouse, farmhouse, mobile homes, cottage, ranch, and Spanish styles. The neighboring properties range in height from 1-2 stories and appear to reach the maximum height limit of 28’. The new design at 5701 is a traditional townhouse style with a modern aesthetic. The main goal of this project is to provide good design and quality housing that is attainable to families, various young professionals, and teachers. The intent is to tie in to the various qualities and styles surrounding our project, while maximizing the opportunity to provide a unique and modern building for the future residents. In taking design cues from the surrounding context, the predominate element is a gable roof, which is incorporated into the elevation of our buildings to create a similar sense of identity for each home. The sides of the residences are in line with all other townhomes, as they have a zero-lot line, and share demising walls. The back of the units have a horizontal roof line. We believe that this is visually cohesive with the nearby townhouse developments with lower sloped roofs and horizontal elements when viewed from the street. This feature not only contributes to a contemporary continuity throughout the development, but helps to block unwanted heat in the summer, while maximizing light permitted into the building on the western facing façade in the winter. The project is 2 stories, with a max height of roughly 25’ (3’ less than the maximum allowed). We’ve minimized the massing along the front elevation to reduce the visual impact along Soquel Drive and from the main circulation path. In an attempt to reduce the impact of this project on the neighboring parcels, the new buildings have been placed more densely towards the center of the lot, and at the front of the lot neighboring Soquel Drive. The exterior materials on our project will consist of stucco, natural wood siding, and a painted metal panel accent. The two existing houses to remain on the site will be remodeled to match the exterior aesthetic of our new development, with natural wood accents, and new paint. The color scheme of our project will include light grey, white, wood, and natural colors. This is typical in the area, and provides a clean feeling, bright, and visually interesting development. Ingress and egress to the site will be from Soquel Drive. There are currently two curb cuts into the property, however due to the requirement of a 24’ road, one will need to be eliminated. Our current design utilizes the entrance to the East, as it will restrict cars from crossing two lanes of traffic through a break in the median when approaching from the West. Additionally, this access to the site allows one of the existing homes to remain at its current location, and will minimize disruption to the existing frontage along Soquel Drive. Regarding the Existing House 1, the current design involves relocating the building on the site in order to provide adequate and safe access to the units at the back of the lot. 831.227.2217 129 Bulkhead St. Santa Cruz, CA 95060 5701 Soquel Dr. Planning Submittal Package July 19, 2018 Parking We have provided 2 parking spots per unit, as per code 17.12.090. Although not required, we have also allowed for 40% of the required spaces for guest parking, resulting in an additional 8 extra parking spots on the site, for a total of 40 parking spots. Landscaping Proposed landscaping shall consist of drought tolerant, regionally appropriate, non-invasive plant material that will aesthetically compliment the proposed Architecture. Site trees are provided to create seasonal interest and to aid in screening from adjacent properties. Predominately deciduous trees will be placed at south and westerly exposures to provide shade during warm summer months while allowing for greater solar exposure during winter. Plant material suitable for bioretention will aid in filtering particulate matter from runoff, treating storm water prior to leaving the project site. Good neighbor fencing along the north, east and west property lines will allow for screening of adjacent properties. Screen shrubs and trees where feasible will contribute to screening efforts. The design of the irrigation system shall consist of drip irrigation, bubblers and low flow spray heads that will sufficiently irrigate the proposed plant material in compliance with California’s updated Model Water Efficient Landscape Ordinance, County of Santa Cruz and Soquel Creek Water District requirements. Hydrozones will be designated based on solar exposure, plant water use requirements, soil type, microclimates and common and private areas. Low level site lighting will be placed for security and circulation purposes as well as to accent key site features. Selected fixtures will be energy efficient and largely shielded or louvered to minimize light pollution to adjacent properties. Designated common areas will allow for a small gathering space with a large accent tree, specialty paving and seating. A centralized mail depot will be provided for resident’s use. Density Bonus Per County Code 17.12, we are allowed to use the Density Bonus on this project. We are providing 33% of affordable units (based on an assumed rezone, and 12 base units), resulting in 4 Affordable units for sale. This provides us a 28% bonus in the number of units, resulting in 4 extra units, this results in a total of 16 units. See Table 1 below: The two existing homes have been in the previous owner’s family for more than 5 years. Workbench purchased the lot in December of 2017 and is currently renting out both units at Market Rate. There has not been any affordability component to this site at all. While we are utilizing this code to provide additional affordable and market rate housing, it also comes with the ability to use concessions, incentives, and waivers. Based on our affordability 831.227.2217 129 Bulkhead St. Santa Cruz, CA 95060 5701 Soquel Dr. Planning Submittal Package July 19, 2018 component, we are allowed 3 concessions or incentives. The number of waivers is not based on the percentage of affordability as long as we meet the criteria of County Code 17.12.020 and 17.12.025, which our project meets. Based on the previous information, we are requesting the following: Concessions and Waivers Concessions - At this point, we are not requesting any concessions. We request the ability to use these at a later point in time, if there is a need. Waivers - We are requesting 4 waivers at this time. 1. That we are able to group the affordable units together in one location. Per Code 17.10.032(B4), the size of affordable units shall be reasonably consistent with the rest of the project, with an affordable unit size not less than 75 percent of the average size of market rate units. While we are able to keep the Affordable units at 75% of the Market Rate, to maximize the potential and spatial efficiency of the site, we have grouped the Affordable Units together adjacent to Existing Unit 2. This location creates a substantially more cohesive site plan, and improved building design. By working within the design constraints set by the existing buildings, as well as by maintaining the required road width of 24’, a reduced building footprint in this location is essential. This smaller building size and yard depth particularly lends itself to be an ideal location for a townhome with a reduced purchase price. Changing one of the units from Affordable to Market rate, in the location shown, will drastically reduce our sale price of these units. Changing one of the units from Affordable to Market rate, in the location shown, will drastically reduce our sale price of these units, and any other distribution of the affordable units will cause the project to be infeasible. 2. Front yard Setback. This is currently set at 20’ for lots zoned RM-4 that are over 5000 square feet. We are requesting that this be reduced to a 15’ setback along Soquel Drive (which is the requirement for lots under 5000 square feet). There has been a similar precedence set in the area, as the townhouse complex to the east of this site has a similar reduced setback. By configuring the new units towards the back of the site to minimize visual impact along Soquel Drive, and by keeping the existing house on the site to minimize changes to the character of the neighborhood from Soquel Drive, the house’s new location overlaps the front yard setback requirement by 5’. A reduced setback in the front of the project will not impact neighboring parcels, but in order to establish a greater buffer between our neighbors of the site, we have provided greater than required side yard setbacks, and meet the requirements for rear yard setback. 3. Floor Area Ratio. The floor area ratio allowed for this project is 0.5 to 1. With our lot size of 48,047 square feet, we are allowed an FAR of 24,023 square feet (based on 0.5 to 1, per the RM zoning). Our proposed project FAR is +/-26,640 square feet. We are requesting a waiver to this standard, as without it, we are physically unable to build the project. 4. Design reviews (13.11, and others). Insomuch as a design review board would preclude the development of this project based on design, or require design changes or alterations, we are requesting that design review requirements and conditions be waivered. Our project is designed in a way to compliment the existing neighborhood, as well as attract buyers, based on 831.227.2217 129 Bulkhead St. Santa Cruz, CA 95060 5701 Soquel Dr. Planning Submittal Package July 19, 2018 the design. This is critical for achieving market rate sale prices on the new homes. Additionally, we believe that this type and style of project is what the market needs and wants, as such, changing the design will limit our potential buyers, and ultimately the sale price. Developing a project with any other aesthetic will preclude us from reaching the sale prices required to make this project work. Finally, thank you for your consideration of our project. We believe that we have met the standards set forth in the County Code and are looking forward to creating new housing for our community. Sincerely, Tim Gordin and Jamileh Cannon 831.227.2217 129 Bulkhead St. Santa Cruz, CA 95060 Assignment #5 (Written Assignment Due Sunday December 9, 2018) Staff Report/Oral Presentations to Planning Commission Email to Christopher.Cheleden@sjsu.edu (No Page Limit but I would expect 5-7 written pages) The purpose of this Assignment is to bring together everything we have learned this semester. As I mentioned in class, I asked the County of Santa Cruz Planning Department to suggest an actual project that has not yet been considered that we could use for our class. Fortunately, a developer has agreed to let us use its Project. Please do not contact the County about this Project. The Project is called the dwellings at Soquel. It consists of a proposed 16 unit project with affordable housing component located at 5701 Soquel Drive, Soquel. Currently the site has two existing dwellings that will be retained. Each student in the class will prepare a staff report for the Project and be prepared to present the Project to the class orally. (The oral presentation may include preparation of a powerpoint presentation). The oral presentation and class discussion will take place on December 10, 2018 and December 17, 2018. The paper is due for all students by midnight on December 9, 2018. In each class I will assign students to present the various parts of the analysis relating to the Project. At a minimum, each student’s staff report shall contain the following areas of discussion (however, all students should feel free to expand on these topics or add other topics they feel are relevant). Carefully read the information provided by the developer including the planning submittal narrative and the Plans. There is no exact format for the staff report but if you want you can look at sample staff reports at: http://www.sccoplanning.com/PlanningHome/ZoningDevelopment/AgendasHearings/PlanningC ommission.aspx You will need to click on a few agendas to find a similar item and then click on the staff report for that item. The class should independently confirm the information provided by the developer. Go to: http://sccounty01.co.santa-cruz.ca.us/PlanningApplicationStatus/Report enter the Assessor Parcel No. 037-113-26. This will provide you with a Parcel Status Report. In addition, in order to complete the assignment, the students should consult: Santa Cruz County General Plan: http://www.sccoplanning.com/PlanningHome/SustainabilityPlanning/GeneralPlan.aspx Santa Cruz County Zoning Ordinance https://www.codepublishing.com/CA/SantaCruzCounty/#!/SantaCruzCounty13/SantaCruzCount y13.html Santa Cruz County Subdivision Ordinance https://www.codepublishing.com/CA/SantaCruzCounty/#!/SantaCruzCounty14/SantaCruzCount y14.html At a minimum, each student’s staff report will contain the following discussion topics (please use subject headings, summaries, etc.): 1. Executive Summary. This will be one paragraph approximately 3/4 page in length that will summarize everything a decision-maker needs to know about the Project including the staff recommendation, i.e. whether to approve or deny the Project. 2. Project Description/Project Setting. This narrative section will state the location of project, parcel size, all requested permits/approvals for the Project and describe the site and surrounding neighborhood. (Consult google maps to evaluate the site, street and surrounding neighborhood) (about ½). This will also state the existing General Plan/Zoning for the property. 3. CEQA Compliance. Using the class texts, you will evaluate the appropriate CEQA compliance for the project. Is there an applicable exemption? Either recommend yes or no regarding an exemption. This discussion will be about ½ page. Then assume no exemption applies. Please consult the Initial Study Checklist at: http://resources.ca.gov/ceqa/guidelines/Appendix_G.html. Analyze at least the following impact areas based upon the questions in the checklist: Aesthetics, Land Use/Planning, Population/Housing, Transportation/Traffic. This will be about 1 page. Decide if negative declaration can be prepared based upon answers to questions. 4. General Plan/Rezoning. Describe the existing general plan and zoning categories for the site based upon reviewing the zoning/general plan. This will include two or three sentences summarizing each category. The Project includes a rezoning from RM-6 to RM-4 for a portion of the site. In order to approve the rezoning the Project has to meet the findings below. Please review the findings requirement and apply them to the Project. This will be about 3/4 page. 5. Development Standards/Parking/Etc. Review the project plans/particularly the first two pages and the Site Plan located on A1.01. Describe the Project’s compliance with the various applicable development standards, including but not limited to: lot coverage, floor area ratio, setbacks, parking, etc. (About 3/4 page) You can consult with the County Code on these topics: https://www.codepublishing.com/CA/SantaCruzCounty/#!/SantaCruzCounty13/SantaCru zCounty1310.html#13.10.323 6. Density Bonus. The Project seeks a density bonus to build 4 additional affordable units on the home per County Code 17.12 and is asking for some concessions. Review the County Code provisions and the Barclay text book: https://www.codepublishing.com/CA/SantaCruzCounty/#!/SantaCruzCounty17/SantaCruzCount y1712.html#17.12 The developer is seeking a number of waivers including front yard setback, FAR and design reviews. Review the County Code and the developer’s requests and explain the density bonus regulation and evaluate and make a recommendation as to whether or not the density bonus should be granted (about one page). 7. Design/Landscaping. Summarize the design/landscaping parameters for the project. Evaluate it and express your opinion regarding the choices made by the developer. Include a discussion of the following findings (about 3/4 page): 8. Public Comments. Assume that the neighbors have stated that the project is too dense, not compatible with the neighborhood, and will cause too much traffic. Do you think the Project as designed responds to these concerns? What would you do to revise the Project to meet these concerns? What conditions of approval would you oppose? (about ½ page) 9. Other issues. Please discuss any other issues that would you like to discuss. Thanks. Please contact me with questions!