Downtown_Plan_Appendix_8.pdf

Appendix 8 South of Laurel Area

May 2025

City of Santa Cruz APPENDIX 8: South of Laurel Area Downtown Plan Page 8-i

Table of Contents

8.1 Introduction

8.1.1 Context and Background

8.1.2 South of Laurel Area Objectives and Guiding Principles

8.2 South of Laurel Area Development Plan

8.2.1 Development Plan Overview

8.2.2 SOLA Redevelopment Parcels

8.3 Private Property Development

8.3.1 Introduction

8.3.2 Allowed Uses

8.3.3 Development Standards and Design Guidelines

8.3.4 Anti-Displacement Policy

8.3.5 Downtown Density Bonus

8.4 Public Spaces

8.4.1 The Role of Public Spaces

8.4.2 Community Spaces

Introduction

Spruce Street Plaza

Santa Cruz Riverwalk

Pacific Avenue

Front Street

Laurel Steet Extension

Pacific Avenue / Front Street Roundabout

Arena

8.4.3 Streetscape and Circulation

Introduction

Pedestrian and Bicycle Circulation

Streetscape Design

Street Types

8.5 Sustainability and Resiliency

8.5.1 Sustainability and Resiliency Policies

Citywide Plans

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Santa Cruz Municipal Code Sections

8.6 Infrastructure and Public Services

8.7 Implementation

8.7.1 Financing Plan

8.7.2 Potential for Special-Purpose Financing Districts

8.7.3 Ongoing Funding for Public Services and Facilities

8.7.4 Land Dedication for Public Realm and Utility Infrastructure

Property Owner Coordination

Timing of Dedication

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List of Figures

Figure 8.1-1 South of Laurel Area District

Figure 8.2-1 SOLA Conceptual Plan

Figure 8.2-2 SOLA Redevelopment Blocks

Figure 8.4-1 Community Spaces

Figure 8.4-2 Existing and Proposed Circulation

Figure 8.4-3 Existing Bike Circulation

Figure 8.4-4 Proposed Bike Circulation

Figure 8.4-5 Proposed Pedestrian Circulation

Figure 8.4-6 Gateways and Nodes

Figure 8.4-7 Beach Connectivity Conceptual Plan

Figure 8.4-8 Cross-Sections Key Map

Figure 8.4-9 Laurel Street Between Cedar Street and Pacific Avenue (1)

Figure 8.4-10 Laurel Street Between Pacific Avenue and Front Street (2)

Figure 8.4-11 Front Street Between Laurel Street and Spruce Street (3)

Figure 8.4-12 Front Street Between Spruce Street and Laurel Street Extension (4)

Figure 8.4-13 Pacific Avenue at Hill (5)

Figure 8.4-14 Center Street at Depot Park (6)

Figure 8.4-15 Pacific Avenue South of Laurel Street (7)

Figure 8.4-16 Spruce Street Between Pacific Avenue and Front Street (8)

Figure 8.4-17 Spruce Street Plaza (9)

Figure 8.4-18 Laurel Street Extension (10)

Figure 8.4-19 Cliff Street Between Third Street and Trinity Street (11)

Figure 8.4-20 Cliff Street Between First Street and Beach Street (12)

Figure 8.4-21 Santa Cruz Riverwalk (13)

Figure 8.5-1 FEMA Flood Hazard in the SOLA

Figure 8.6-1 Existing Infrastructure

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Conceptual Rendering of Spruce Street Plaza, connecting Pacific Avenue and the Santa Cruz Riverwalk.

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8.1 Introduction

This appendix describes the development policies and objectives for the South of Laurel area (the SOLA), the fifth district of the Santa Cruz Downtown Plan. It includes policies, development standards, and design guidelines to guide future planned public space improvements including circulation for cars, bikes, and pedestrians, streetscape and open space, beach connectivity and implementation. Development of housing and commercial structures on private property is governed by the standards, policies and design guidelines for the South of Laurel Area found in Chapter 4 of the Downtown Plan.

8.1.1 Context and Background

As shown in Figure 8.1-1 South of Laurel Area District, the area consists of approximately 29 acres in downtown Santa Cruz and is generally bound by Laurel Street, the San Lorenzo River, Front Street, and Center Street. This neighborhood is located in the Coastal Zone and was formerly part of the Beach and South of Laurel Plan Area.

South of Laurel contains a variety of commercial and multi-family residential land uses. This includes the temporary Kaiser Permanente Arena, various ground-floor commercial retail, food service, and entertainment uses, multi-family housing, and at-grade paved parking lots with associated areas of landscaping.

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Figure 8.1-1 South of Laurel Area District

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The SOLA is also located adjacent to residential uses to the west, including the multi-family Sycamore Street Commons, which are located in the Neighborhood Conservation Overlay District (NCOD, Santa Cruz Municipal Code Chapter 24 Part 31).

Being located between the downtown and the Beach Area, the neighborhood serves an important role in linking these two areas. This link includes Front Street and Pacific Avenue, the Laurel Street Extension, and the steps to Beach Hill from the Santa Cruz Riverwalk toward Cliff Street and down to the Beach Area (including the Santa Cruz Beach Boardwalk, Main Beach, the Santa Cruz Wharf, the Beach Flats, and the neighborhood of Beach Hill).

The San Lorenzo River bends from a southerly to easterly direction here providing particularly scenic views of the San Lorenzo River, the Laurel Street Bridge, the San Lorenzo Riverside Gardens Park and the surrounding neighborhood on the east side of the San Lorenzo River.

Relevant City planning documents that influence future development in this southern-most neighborhood of the Downtown:

General Plan 2030 (2012)

Local Coastal Program (1994)

Downtown Site Furnishing Standards (2022)

Community-wide Climate Action Plan for 2030 (2022)

San Lorenzo Urban River Plan (2003)

Riverfront and Lower Pacific Design Guidelines & Development Incentives (2010)

City of Santa Cruz Active Transportation Plan (2017)

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Santa Cruz Municipal Code

Various infrastructure master/management plans

South of Laurel Today

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8.1.2 South of Laurel Area Objectives and Guiding Principles

The following objectives provide the basis for guiding the future development in the SOLA, consistent with the City’s General Plan.

Increase the total number of housing units that can be built in the City by adding capacity for multi-family housing.

Better connect downtown with the San Lorenzo River and Beach Areas, in order to:

o Give the community better access to the river and beach.

o Help visitors see more of Santa Cruz, including its local businesses and entertainment destinations.

Work with the Santa Cruz Warriors to establish design standards and use allowances that accommodate potential development of a permanent arena.

Generate new tax revenue for the City.

Create new economic opportunities for local businesses and workers.

Create opportunities for public amenities and infrastructure including parks, the Santa Cruz Riverwalk trail, or other spaces for community use.

A street-width plaza is envisioned.

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Based on community and stakeholder feedback, the following guiding principles are designed to re-enforce and further articulate these objectives.

1. Create an active, inviting, safe and comfortable place for residents and visitors of all ages.

2. Encourage the development of affordable housing to the greatest extent feasible.

3. Through creative urban design, distinctive architecture, high-quality urban amenities, and appropriately scaled public gathering spaces, support change in the South of Laurel Area to create a regional destination for residents and visitors.

4. Maximize opportunities for outdoor dining and ground floor retail uses, particularly along Pacific Avenue and Spruce Street.

5. Create an integrated bike and pedestrian network with appropriate wayfinding throughout the neighborhood, helping visitors and residents access the Beach, San Lorenzo River, and downtown.

6. Create a neighborhood with well-designed public spaces and amenities that enhances the pedestrian experience and complements and integrates with the greater downtown and adjacent neighborhoods.

7. Plan for a total of 1,600 residential units.

8. Provide 20% of the total number of units (320 units) built as permanent below market-rate affordable housing, inclusive of a 50% density bonus.

9. To accommodate the City’s future affordable and market-rate housing needs, support and accommodate the construction of higher-density building elements on Blocks A, B, C and D that are strategically designed to relate to the riverwalk and public spaces and create an interesting and varied skyline.

10. Preserve view corridors in building layout and landscaping, particularly in relation to the San Lorenzo River.

11. Use distinctive architectural and design features at key nodal points and gateways to the

SOLA.

12. Create vitality in design that integrates and encourages pedestrian and bicycle connectivity with the downtown and surrounding neighborhoods.

13. Create building transitions, setbacks, landscaping, and other design features to minimize development impacts on existing residential uses in the Neighborhood Conservation Zone.

14. Encourage the use of a development agreement, memorandum of understanding, or other contracts between developers and the City on development applications that include larger parcels and/or more than one block, to help guide future development requirements and plan for community benefits.

15. Maintain and/or improve existing infrastructure commensurate with future development.

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8.2 South of Laurel Area Development Plan

8.2.1 Development Plan Overview

As stated in the Guiding Principles above, the SOLA can be redeveloped over time to achieve community goals relating to housing, mobility, economic development and recreation.

As further described below and illustrated in Figure 8.2-1 SOLA Conceptual Plan and Figure 8.4- 2 Existing and Proposed Circulation, redevelopment of the SOLA creates the opportunity for the realignment and reconfiguration of the circulation pattern to improve connectivity to the Santa Cruz Riverwalk and San Lorenzo River, create an enhanced public streetscape, and improve connectivity to the Beach Area.

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Figure 8.2-1 SOLA Conceptual Plan

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As an anchor to this neighborhood, a new arena for the Santa Cruz Warriors is envisioned on Block C between Front Street and Pacific Avenue or on Block D between Front Street and the Santa Cruz Riverwalk, both south of Spruce Street (See Figure 8.2-2 SOLA Redevelopment Blocks). This arena will have a capacity of approximately 3,200 fixed seats for sporting events and approximately 4,000 fixed and temporary seating for other events such as musical concerts or shows. Ancillary uses include a practice court, locker/team support facilities, food service/merchandising, and administrative support services. Complimenting and supportive of the new arena, a series of public realm improvements are envisioned that will create new significant community gathering spaces, particularly along Spruce Street, Pacific Avenue, and the Santa Cruz Riverwalk.

This concept requires closing Spruce Street to vehicular traffic from Front Street if the arena is developed on Block D, and from Pacific Avenue if the arena is developed in Block C, to the Santa Cruz Riverwalk to create a public plaza (Spruce Street Plaza). This would coincide with relocating the Laurel Street Extension to the south, along the base of Beach Hill. Additionally, to strengthen the connection between the downtown and the beach, a number of mobility improvements are identified, including rebuilding the steps from the Santa Cruz Riverwalk up to Cliff Street and improving the streetscape (sidewalks, street trees, lighting) from the top of Cliff Street south to the Beach Area.

A pedestrian plaza connects commercial and residential uses.

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8.2.2 SOLA Redevelopment Parcels

Redevelopment potential is typically understood to be a result of existing building age and intensity of use, parcel size, ownership status. Based on these factors, and to help communicate future development principles and concepts, Blocks A through H have been identified as likely to redevelop within the next 15 to25-years, as shown in Figure 8.2-2 SOLA Redevelopment Blocks. This plan does not dictate the timing of any specific development, and the City cannot require the development of specific uses on specific sites. This plan sets the parameters under which redevelopment may take place and creates allowances for the types of uses and levels of vitality the City wants to encourage.

The amount and type of development allowed in this neighborhood has been planned consistent with the Objectives and Guiding Principles found in Section 8.1.2 of this Appendix.

Increasing the amount of housing and commercial space that can be created, as well as identifying sites appropriate for the development of a multiuse arena are the defining features of private property development in this area. The development regulations that will govern the private development in the area are addressed in Section 8.3 - Private Property Development.

Outdoor gathering spaces.

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Figure 8.2-2 SOLA Redevelopment Blocks

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8.3 Private Property Development

8.3.1 Introduction

Development of the area’s Private Realm will be shaped by the following form-based design standards and design guidelines, defining building form first by maximum height. Setback regulations, followed by a variety of mass reduction strategies shall be used to further define building form. Wide sidewalks are required in building setbacks where active ground floor uses occur to contribute to a neighborhood with vibrant pedestrian zones and gracious, well-framed community spaces.

8.3.2 Allowed Uses

For a description of Prohibited Uses, Accessory Uses, Temporary Uses, and Additional Regulations – Ground Floor Uses, see Chapter 4 Development Standards and Design Guidelines, Section A: All Central Business Districts Land Uses.

8.3.3 Development Standards and Design Guidelines

All buildings shall conform to the development standards and design guidelines as described in Chapter 4 Development Standards and Design Guidelines.

8.3.4 Anti-Displacement Policy

The City is working to expand anti-displacement policies such as the current local preference policy in SCMC 24.16.045 consistent with all relevant state and federal laws, as expanded by SB 649 (2022) with a focus specifically on households at elevated risk of displacement, and development proposals will be subject to those standards from the time they take effect following future City Council action. Additionally, state regulations (i.e., California Health and Safety Code - Section 17975-17975.10 :: Article 2.5. Tenant Relocation Assistance and California Civil Code – Section 1946.2) require one-to-one replacement of existing housing units currently or recently occupied by lower income households, in conjunction with relocation expenses and first right of refusal requirements for existing tenants.

8.3.5 Downtown Density Bonus

For a description of the Downtown Density Bonus available to properties in the SOLA, see Chapter 4 Development Standards and Design Guidelines, Section K: South of Laurel Area Development Standards.

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8.4 Public Spaces

8.4.1 The Role of Public Spaces

The community’s development fabric is composed of two distinct, yet inter-related components: public spaces and private property development. The public spaces consist of the publicly owned street rights-of-way and open space such as parks (i.e., the San Lorenzo Riverfront), and public plazas, courtyards, and alleys. The private property is made up of privately-owned areas, in large part developed with buildings and associated improvements, and can be more limited in accessibility to the public.

Public spaces set a stage on which community life unfolds. The design of streets, the plaza, and other public spaces will help determine much of what this neighborhood becomes over time. With thoughtful design and careful programming, streets and public spaces can address complex challenges relating to mobility, economic vitality, greening strategies, and community activities.

From the perspective of community identity, enhanced public spaces provide a way to establish this area as a neighborhood that is an integral component of the greater downtown. The public spaces and private property development interact and relate to one another, and both components are necessary to create successful, lively, engaging places to meet community needs.

Appropriately scaled pedestrian pathways with landscaping.

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Public space plays a critical role in the SOLA’s character and function, serving overlapping roles, including:

Circulation and Access. The public street rights-of-way provide for circulation within and through the community – accommodating pedestrians, bicycles, and buses, in addition to vehicles.

Development Framework. The public street rights-of-way provide the fundamental structure that contains and organizes incremental redevelopment into a cohesive whole.

Public Open Space. In addition to parks and plazas, public street rights-of-way, including public sidewalks, can play an important role as public open space—allowing for light, air, landscaping within developed areas, and serving as the “living room” for community life—places where people meet, interact, and linger.

Visual Character. The physical design of the public realm and the design elements such as landscaping, art, and infrastructure is critical in generating a sense of place and creating a welcoming atmosphere for all users.

Multi-use plaza for community events.

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For the SOLA, the following section covering ideas and requirements for the public realm is organized accordingly; Community Spaces, Streetscape and Circulation.

8.4.2 Community Spaces

Introduction Community spaces in this neighborhood include existing and planned public streets and the Santa Cruz Riverwalk, all designed to accommodate public gatherings and events such as pre-and post-arena events, holidays and festivals events, and informal gatherings. As shown in Figure 8.4-1 Community Spaces and described below, primary community spaces include Spruce Street (the Spruce Street Plaza), the Santa Cruz Riverwalk, and Pacific Avenue.

Secondary community spaces include Front Street, the Laurel Street Extension, the Pacific Avenue / Front Street Roundabout, and the arena.

Cross-sections for the public rights of way are described and shown in Section 8.4.3 Streetscape and Circulation / Street Types.

Activated and inviting public spaces.

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Figure 8.4-1 Community Spaces

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As shown in Figure 8.4-2 Existing and Proposed Circulation, the following roadway changes are envisioned as part of the creation of the community spaces as shown in Figure 8.4-1 Community Spaces:

Create a new Spruce Street Plaza along Spruce Street by permanently closing Spruce Street to vehicular traffic east of Front Street to the Santa Cruz Riverwalk. Emergency, maintenance, and delivery vehicle access shall be maintained through the use of removable barriers or bollards.

To create better opportunities for the public to engage with the San Lorenzo River, realign the connection to Laurel Street Extension to the base of Beach Hill, just north of the Cliff Street stairs. This improvement can only be initiated after existing residents and support facilities have been relocated, consistent with City policies and State law.

Consider removing the existing surface parking and northern end of the existing Laurel Street Extension, creating a more developable Block B. Permanent access to the City Pump Station No. 1 will be maintained at an alternative location to ensure adequate access.

Construct a new roundabout and associated pedestrian and bicycle improvements at the southern convergence of Pacific Avenue and Front Street.

As redevelopment proceeds, the City will further evaluate and discuss with the community the possibility of closing Spruce between Pacific and Front Street to auto traffic.

A discussion of these public improvements follows. The narrative discussion and associated polices for each area shall be considered in association with the streetscape policies described in Section 8.4.3. Streetscape and Circulation, below.

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Figure 8.4-2 Existing and Proposed Circulation

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Spruce Street Plaza Spruce Street is envisioned to become an active public plaza for community gathering, outdoor dining, and a non-vehicular connection to the Santa Cruz Riverwalk. It will also serve as an important “front door” to the permanent arena. As new development takes place, and as soon as the roadway realignment of Laurel Street Extension is completed, Spruce Street will be closed to automobile traffic east of Front Street and reserved for pedestrians and bicycles.

This concept requires closing Spruce Street to vehicular traffic from Front Street if the arena is developed on Block D, and possibly from Pacific Avenue if the arena is developed in Block C, to the Santa Cruz Riverwalk to create a public plaza (Spruce Street Plaza). This would coincide with relocating the Laurel Street Extension to the south, along the base of Beach Hill. Improvements should include enhanced paving, clustered seating areas, one or more sculptural art features, street trees, bike racks, high-quality trash and recycling receptacles, permanent and removable bollards, and wayfinding signage. If feasible, the Spruce Street Plaza will be designed to meet the top of the levee at grade. Amenities will be incorporated to accommodate outdoor dining and include appropriately spaced electrical outlets and other features supportive of civic activities such as vendor kiosks, tree lighting, etc.

Public space for pre- and post-arena events.

Ground-floor retail that activates the public realm.

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Conceptual rendering of Spruce Street Plaza looking east from Front Street.

The following policies shall apply to future development of the Spruce Street Plaza:

Utilize the public right-of-way and building setbacks to create a seamless and unencumbered pedestrian connection on Spruce Street from Front Street (and potentially from Pacific Avenue if the arena is constructed on Block C) east to the Santa Cruz Riverwalk that is permanently closed to vehicular through traffic. Where not permanently closed, allow temporary street closures for special events.

When the street has been closed to through traffic, create a dynamic public space suitable for pre- and post-arena events and informal congregation, as well as community events such as seasonal festivals and celebrations, outdoor markets, food-truck gatherings, etc. Community events should be prioritized in programming to ensure a lively, activated space throughout the week and year that is available to and used by a broad cross section of the Santa Cruz Community.

When the street has been closed to through traffic, incorporate high-quality hardscape materials and finishes such as pavers or bricks, extensive seating, special lighting, an interactive art feature(s), and other entertainment-focused amenities.

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Prior to development of the Spruce Street Plaza and improvements to the Riverwalk, the City and any adjacent private developers shall collaborate with the community to develop a specific landscape design plan for the plaza and riverwalk in this area, identifying location and design of all relevant infrastructure elements and finishes, as well as the location of any significant features and spaces intended to engage visitors to the space, and assigning maintenance responsibility for all elements.

Include public art in a meaningful way by working with the City Arts Commission. Spaces for performing arts, as well as the installation of interactive art, should be considered as part of a design plan, to be prepared prior to build-out of the Spruce Street Plaza.

Require greater building setbacks at the intersections of the plaza and Front Street and Pacific Avenue to increase the amount of ground-level public gathering space.

Because the intersections of Spruce Street with Pacific Avenue and Front Street serve as important gateways, special design features and space for art could be incorporated at both of these intersections. See also Section 8.4.3. Streetscape and Circulation / Gateways and Nodes, below.

Incorporate appropriate infrastructure (i.e., electrical outlets) located to support a variety of event functions.

Whether publicly and/or privately maintained, portions of the plaza space shall be made available for private outdoor restaurant use. Maintenance should prioritize maintaining a safe and clean environment for all members of the community and ensuring a positive civic atmosphere.

Informal and flexible gathering spaces.

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Ongoing maintenance of the plaza and any considerations around access control shall be addressed between the relevant City Departments and any adjacent property owners prior to development entitlements.

Building massing on Spruce Street and adjacent streets could be designed to accommodate special lighting effects (e.g., 3-D image projection) and well as large-screen illumination / projection. As an extension to this theme, the incorporation of interactive lighting through sculptural features, streetscape lighting and furniture, etc. is strongly encouraged.

The City shall retain maintenance access to underground utilities in the existing Right-of- Way. Landscaping, art elements and programming described in the design plan must accommodate needs for sufficient clear space for entry, exit, and operation of necessary equipment for maintenance of these underground utilities.

An appropriately sized plaza that supports community events.

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Santa Cruz Riverwalk Located at the eastern terminus of Spruce Street, the Santa Cruz Riverwalk provides an important public access linkage for non-vehicular access north to the rest of the downtown, and south to the Beach Area.

The policies below guide future redevelopment fronting the Santa Cruz Riverwalk to promote river-oriented mixed-use development that is activated with restaurants, public gather spaces, benches, and other public amenities, and provides direct pedestrian access to the Santa Cruz Riverwalk.

New development adjacent to the Santa Cruz Riverwalk should be consistent with recommendations identified in the River/Front & Lower Pacific Design Guidelines & Development Incentives (May 2010), and the San Lorenzo Urban River Plan (2003), and comply with any applicable U.S. Army Corps of Engineers requirements.

To improve access and better utilize land adjacent to the Santa Cruz Riverwalk, the City’s surface parking lot north of Spruce Street (Block B) and the Laurel Street Extension south of Spruce Street (east side of Block D) should be vacated as part of any future development. This will allow a higher and better use of the land and improve visual and physical connections to the San Lorenzo River.

Creative design solutions should also be considered to create a public space at the northern end of Block B while maintaining equipment access to the crucial infrastructure that is City’s Pump Station No. 1. This could include cooperation between private developers on the southern portion of the block and the City, to negotiate an exchange of land that will allow access to the

Santa Cruz Riverwalk today.

Downtown Plan Page 8-25 pump station from the northern end of the block on the Front Street frontage, in exchange for some portion of the existing City parking facility on the east side of the block, the creation of additional public space which accommodates maintenance access as part of the gateway treatment at the corner of Laurel and Front, enhanced landscaping, murals and other artistic treatments of the equipment, and educational signage about the City’s flood control systems.

Furthermore, building design and pedestrian connection to the adjacent Laurel Street Bridge should be distinctive to create a positive gateway experience into the downtown.

Improvements to the Riverwalk could include enhanced sidewalk paving, viewpoints showcasing the San Lorenzo River, extensive seating, and low-profile landscaping with an emphasis on native plants. Improvements should be designed in coordination with the adjacent private property owners and the U.S. Army Corps of Engineers to provide a coordinated design response with the appropriate level of public benefits and amenities.

Conceptual rendering looking south along the Santa Cruz Riverwalk.

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The following policies shall apply to redevelopment of the Santa Cruz Riverwalk:

Incorporate hardscape and landscape amenities along the Santa Cruz Riverwalk that are inviting and attractive. Features should include seating areas, a small public gathering space at the intersection of the Riverwalk and Spruce Plaza, or adjacent to a new arena (if arena is built on Block D), artwork, and interpretive signage (referencing local history and culture).

Provide pedestrian access to the Santa Cruz Riverwalk from adjacent buildings.

Maintain solar access to the Santa Cruz Riverwalk to the greatest extent feasible.

Through interpretive signage and other means, create awareness and education regarding the natural habitat features of the San Lorenzo River corridor.

Telecommunications and energy utilities shall be located underground. Where other utility structures must be located above ground (i.e., pump station), incorporate aesthetically appropriate screening (e.g., wood fencing, stone wall, etc., no chain link fencing) to minimize their visual presence.

Incorporate wayfinding signage, landscaping, paving and consistent design treatments along the Santa Cruz Riverwalk to create a visual and physical connection to the planned Spruce Street Plaza. See also 8.4.3 Streetscape and Circulation / Signage below.

Conceptual rendering looking west from the east side of the San Lorenzo River.

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Prior to development of the Spruce Street Plaza and improvements to the Santa Cruz Riverwalk, the City and any adjacent private developers shall collaborate with the community to develop a specific landscape design plan for the plaza and riverwalk in this area, identifying location and design of all relevant infrastructure elements including pavers, railings, planters, landscaping materials, benches or other seating, bike, pedestrian, and wheelchair-accessible paths of circulation; location of any significant features such as performance space, water features, sculpture, play equipment, or other elements intended to engage visitors to the space, and assigning maintenance responsibility for all elements.

Reconstruct the stairs and adjacent open space connecting the Santa Cruz Riverwalk and Beach Hill, exploring options for possibly incorporating public art, improving stability on the stair surface, adding pedestrian scale lighting as necessary, and exploring options for seating taking advantage of the public view from the top of the stairs.

An example of an activated riverfront adjacent to an urban area.

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Pacific Avenue Serving as an extension to the existing Pacific Avenue retail and entertainment corridor north of Laurel Street, Pacific Avenue is envisioned to be an active and vibrant mix of retail, entertainment and residential uses that serves as linkage between the downtown and the Beach Area and serve as an anchor to the permanent arena and the greater SOLA neighborhood.

The following policies shall apply to future redevelopment of Pacific Avenue:

Incorporate traffic control features (e.g., removable bollards, “curb less” or “flush” curbs) to allow Pacific Avenue to be periodically closed for community events, outdoor dining, and other civic activities.

Incorporate a “shared curb space” on the west side of Pacific Avenue to accommodate drop-off / pickup vehicles (particularly if the arena is located on Block C).

Design sidewalks to accommodate outdoor restaurant use.

Streetscape improvements should include enhanced sidewalk paving, street trees including planting beds surrounded by decorative fencing (as currently present at the north end of Pacific Avenue) benches, bike racks, and high-quality trash and recycling receptacles.

See also Section 8.2.2 Community Spaces / Arena discussion below if the arena is developed on Block C.

Pacific Avenue today.

An example of sidewalk dining.

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Front Street Front Street shall be maintained as a street that accommodates through traffic for automobiles, transit, bicyclist, and trucks travelling between downtown and the Beach Area, with a greater focus on automobile traffic in contrast to the proposed changes to Pacific Avenue.

The following policies shall apply to future redevelopment of Front Street:

Ground floor commercial uses are envisioned to include uses that service the adjacent residents and community at large.

A curb management program should be instituted to provide shared curb space that accommodates drop-off/pickup vehicles near the arena.

Vehicular access to buildings shall be consolidated to locations where turn lanes are available. (see cross section)

See also Section 8.4.2 Community Spaces / Arena discussion, below.

Existing arena and Front Street today.

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Laurel Steet Extension Laurel Street Extension shall be re-aligned to the south end of Block D along the toe of Beach Hill prior to reconstruction of the Spruce Street Plaza. This new street will maintain one-way access from Front Street to Beach Hill and Beach Flats; and will provide “back of house” two-way access to any new development on this block, either the new arena or other mixed-use buildings.

The following policies shall apply to future development of the Laurel Street Extension:

The re-alignment shall occur only after the relocation of residents and closure of the Front Street Residential Care facility (owned by Santa Cruz County and managed by Front St. Inc.), located at 126 Front Street, consistent with all relevant City and state regulations.

At such time that the Front Street Residential Care facility has been successfully relocated, the City and the County shall conduct an interagency transfer to establish the Laurel Street Extension right-of-way, making the remainder public parcel less than one-half acre in size and thereby exempting it from the surplus land act.

Improvements should include sidewalk paving on the north side of the street, street trees, and appropriate lighting.

In coordination with Beach Hill residents and business owners, the City will periodically review options for limiting cut-through traffic from the downtown to Beach Hill.

An example of a narrow one-way street that is amenable to vehicles, pedestrians and bicyclists.

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Pacific Avenue / Front Street Roundabout A new roundabout is envisioned for the intersection of Pacific Avenue and Front. The following policies shall apply to its design and construction:

Provide separated one-way bike lanes and pedestrian crossings.

As a gateway to the SOLA and downtown, incorporate a significant art sculpture, tree, or other monument as a centerpiece of the roundabout.

Incorporate pavers, landscaping, and other design features to create a memorable gateway experience into the SOLA.

The City shall work with adjacent affected private landowners regarding a land dedication trade for the additionally needed right-of-way.

Construction of the new roundabout is envisioned to occur concurrently with redevelopment of the southerly end of Block C, or as Capital Improvement Planning allows.

Conceptual rendering looking north toward proposed Pacific Avenue / Front Street Roundabout.

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Arena As an anchor to the neighborhood a new multipurpose sports and entertainment arena is envisioned on Block C between Front Street and Pacific Avenue and south of Spruce Street or Block D, between Front Street and the Santa Cruz Riverwalk, the site of the current temporary arena . While privately owned and operated, the arena is included as a “public space” based on its unique land use and function.

The new arena is planned to have the capacity of approximately 3,200 fixed seats (e.g., for basketball games), and approximately 4,000 fixed and temporary seating for other entertainment events such as musical concerts. Ancillary uses include a secondary practice court, locker/team support facilities, food service/merchandising, and administrative support services. This would replace the existing 35,000 sf. temporary arena with 2,475 fixed seats and 3,100 fixed and temporary seating for other entertainment events.

The Santa Cruz Warriors will be the main tenant. There will be additional college, high school and youth sporting events and tournaments (e.g., basketball, volleyball etc.), and other similar competitive sport uses.

The new arena may also host the Santa Cruz Symphony as well as other entertainment performances (i.e., musical concerts, comedy shows, etc.). The arena will also have the capability to host conventions, corporate events, trade shows, galas, community and civic events, and other similar events.

Santa Cruz Warriors basketball game.

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The new arena is envisioned as a marquee building opening onto a new Spruce Street Plaza and incorporates durable, high-quality materials (e.g., brick, stone, steel, glass, etc.) to serve as a distinctive architectural landmark to the downtown area. The Santa Cruz Warriors could consider the use of large-format digital screens and/or image projection on the arena building façade to promote sporting and other entertainment events. The developers of the arena will be encouraged to incorporate interactive art sculpture(s) located in the Spruce Street Plaza near the entrance of the arena as a component of community engagement. Finally, the arena building should evaluate options for curving, chamfering, or stepping back a corner of the arena building to create a larger public space at the adjacent intersection with either Pacific Avenue Front Street, or the Santa Cruz Riverwalk, to emphasize that space as a destination and gateway.

As a part of event programming, consider opportunities to collaborate with community organizations such as the Bike Church to provide bicycle valet service, in addition to public bike racks adjacent to the arena facility.

See also Section 8.4.2 Community Spaces / Spruce Street Plaza discussion, above, as well as Downtown Plan Chapter 4 Development Standards and Design Guidelines.

An example of an arena using high-quality materials and finishes.

(Washington Mystics Entertainment and Sports Arena)

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8.4.3 Streetscape and Circulation

Introduction The streetscape and pedestrian realm is the community public space where people of all ages move and interact. It is a critical space that supports the pedestrian access to/from the SOLA neighborhood, supports the entertainment and retail focus, and makes it easy for people to navigate the area.

The Downtown Plan area north of Laurel Street, particularly along Pacific Avenue, has a strong sense of place and an appealing pedestrian environment that has been created through streetscape elements like lighting, street trees, wide sidewalks, seating, and outdoor eating areas. The concept for the SOLA is to extend these existing features and create a lively mixed-use neighborhood, with a focus on entertainment and visitor uses, that is anchored by a new arena with a high-quality streetscape that is based on the familiar and beloved elements of Pacific Avenue. These tried and tested street features will help to meet the objective of creating an integrated (inside/outside) entertainment experience that will attract visitors at all times of day, and whether or not they are attending a specific event at the arena. The aim is to create family-friendly environments where users of all ages feel safe and welcome.

Wide pedestrian sidewalk with seating and landscaping.

Urban density with pedestrian- and bike-friendly public realm.

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The streets will be designed to be safe and comfortable for walking, bicycling, and shared mobility; will provide for convenient access to transit and local destinations; and to support community activity. Ample sidewalks will be created that provide continuous path of pedestrian travel and provide space for trees, outdoor dining, bicycle parking, and landscape, as appropriate. Traffic lanes will be designed to accommodate yet slow traffic flows, reduce pedestrian crossing distances, and create human-scaled environments, maintaining ease of flow for all mobility modes and civic activities.

Design of the streetscape will incorporate a “complete streets” approach that prioritizes creation of a truly multi-modal transportation system. This is consistent with the City’s General Plan goals and policies that encourage providing infrastructure and design features into street design that are safe, comfortable, and convenient for walking, bicycling and public transportation.

The following policies apply to all streetscape features:

Assure that new development along Front Street supports transit use and work with Santa Cruz Metro to ensure that roadway improvements are transit compatible.

Accommodate shuttles and ride-share pickup and drop off zones that promote shared-transit options such as shuttles, car share, rideshare, and/or other alternative-mobility options by incorporating designated places for pick-up and drop off, aka shared curb space.

Install high visibility crosswalks on Laurel Street, Front Street, and Pacific Avenue to make the crosswalks more visible to both pedestrians and motorists.

Service driveways should be screened from view from public roadways to the greatest extent possible but of sufficient width and vertical clearance to allow for large vehicle access, such as garbage trucks and delivery vehicles. Driveways are not allowed along Pacific Avenue or within the Spruce Street Plaza east of Front Street.

See also the latest version of the City’s Downtown Site Furnishing Standards.

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Pedestrian and Bicycle Circulation Redevelopment of private property in the SOLA will expand and significantly enhance opportunities for pedestrian and bicycle circulation that is integrated within the broader circulation network.

As shown in Figure 8.4-3 Existing Bike Circulation, the existing bike network consists of bike lanes on the arterial streets with the exception of Pacific Avenue which is designated as a bike route.

As shown in Figure 8.4-4 Proposed Bike Circulation, the bike network within the SOLA will be expanded to include separated bike lanes on Laurel and Front Streets, the Laurel Extension, along Pacific Avenue (south of the new Front/Pacific roundabout), and Center Street.

As shown in Figure 8.4-5 Proposed Pedestrian Circulation, sidewalks will be widened through SOLA, including the creation of a new sidewalk and multi-use path along the realigned Laurel Street Extension. A portion of Spruce Street will become a public plaza, and the Santa Cruz Riverwalk will be improved with wider pathways and gathering spaces to support users of all ages.

Design elements like on-street parking, curb bulb-outs, and lane markings (e.g., sharrows, bike boxes) will encourage safe, mixed vehicle and bike movement.

Examples of pedestrian and bicycle improvements and amenities.

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Figure 8.4-3 Existing Bike Circulation

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Figure 8.4-4 Proposed Bike Circulation

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Figure 8.4-5 Proposed Pedestrian Circulation

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The following policies apply to pedestrian and bicycle circulation:

Provide a network of connections for pedestrian and bicyclist including sidewalks, crosswalks, separated bike lanes, bike lanes, and multi-use consistent with that shown in Figure 8.4-4 Proposed Bike Circulation and Figure 8.4-5 Proposed Pedestrian Circulation.

Facilitate pedestrian circulation within and adjacent to the SOLA to minimize automobile trip generation.

Improve walkability by Incorporating mid-block crossings where block length exceeds 300’.

In the event of significant redevelopment on redevelopment Block C, incorporate a pedestrian lane connecting Pacific Avenue and Front Street , in line approximately with Sycamore St and the relocated Laurel Street Extension.

Provide short-term bicycle parking at grade level that is conveniently located near key destinations to serve bicyclists.

Provide long-term bicycle parking in parking lots and parking structures that serve employees and others who generally stay for longer periods of time.

Consider options for event-based bike valet service, potentially in collaboration with local community organizations such as the Bike Church.

Create a bike circulation network connected to the existing and planned greater downtown bicycle network.

Dedicate sufficient space to rights of way to support sidewalk-separated bike lanes where appropriate, as indicated in the roadway cross sections below. Additional dedication may be required at intersections.

Create and seamless connection between the levee path and roadway bike and pedestrian facilities. Ensure that bikes and pedestrians can pass one another in a safe manner.

Example of a separated bike lane.

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Future Pedestrian, Bike, and Transit Enhancements

The SOLA will continue to change over time. As properties redevelop and as transportation modes shift, or as the City seeks to further promote active transportation and discourage single-occupant vehicles, the conceptual cross sections included in the plan may need to shift.

The City will continue to assess how to support transit, bicycle, and pedestrian travel through a variety of means, such as:

Enhancing transit service along the Font Street/Pacific Avenue corridor by adding features such as in-lane boarding islands, queue jump lanes, or transit signal priority in place of the on-street parking or center turn lanes provided in the cross sections;

Including transit-priority corridors, such as on Front Street;

Creating pedestrian-only or bicycle/pedestrian shared use segments, such as on Pacific Avenue or Spruce Street; or

Further enhancing the visibility of, and pedestrian and bike connections between, the Beach Area and SOLA.

The assessment of these changes will need to evaluate implications for the broader transportation network, and it should also consider implications for access to Beach Hill by residents and businesses.

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Streetscape Design In addition to community spaces policies described above, the following streetscape design polices are required to make streets suitable for pedestrians and bicyclists with the same care given to motorists. They shall be incorporated where appropriate as part of future development projects or through the City’s Capital Improvement Program.

Streetscape treatments and street furnishings should be designed to create a sense of place and encourage public gathering and interaction. Streetscape furnishings on Pacific Avenue and Front Street will follow the recommendations identified in the City’s Downtown Site Furnishing Standards. Furnishings, lighting, and landscape elements in the Spruce Street Plaza may also conform to these existing standards or may incorporate other furnishings to create a unique identity; based on review and approval by the City.

As shown in the respective street sections described below in Street Types, the use of curb zones shall be incorporated into the streetscape. The curb zone is generally a four-foot-wide buffer on the sidewalk at the curb edge. In addition to accommodating streetscape infrastructure such as light poles, seating, signage, trash receptors, landscaping, etc., they provide a buffer from vehicles and thereby improve pedestrian safety, while also creating a sense of enclosure to the roadway, potentially helping to calm automobile traffic and reduce speeds.

The curb zone also provides room for vehicular driveways to slope up gradually from the street to the sidewalk without the use of accessibility ramps in the sidewalk.

ADA parking standards shall be required for all public streets, consistent with City standards.

Example of a curb zone (Matthew Thompson Architect).

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The following polices shall apply to all streetscapes:

Street Furnishings

Locate street furnishings in the curb zone and adjacent to buildings to maintain a minimum 8-foot pedestrian clear zone for walking.

Outdoor dining shall be permitted in outdoor extension areas in the sidewalk and/or curb zone, in accordance with the allowances of

SCMC 24.12.192.

Use removable outdoor dining furnishings that are coordinated in their design and are made of durable high-quality materials that can withstand constant use and exposure to the elements. Furnishing may include, but not limited to; seating, tables, trash/recycle receptacles, service carts and pedestrian barriers.

Umbrellas and outdoor heating devices are permitted on sidewalks provided they do not obstruct pedestrian mobility.

Use high quality free-standing planters that will withstand adverse weather and attempts at vandalism.

Bicycle parking should be placed frequently and located to avoid conflicts with pedestrian flow.

Examples of traditional wood & steel, wood slat, and metal powder coated benches.

Example of raised landscape planter on Pacific Avenue today.

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Provide innovative, efficient, and attractive designs for bike parking areas such as stacked racks etc.

Evaluate the efficacy of porous pavers, pervious paving techniques, or other viable Low Impact Development (LID) techniques for stormwater infiltration in this neighborhood.

In compliance with the Street Tree Master Plan, provide adequate soil volume in all tree planting spaces to foster healthy root growth for street trees. Innovative use of subgrade structural elements and suspended paving is encouraged to provide sufficient soil volume while accommodating pedestrian traffic.

Consider use of accent paving to highlight important places such as building entrances, tree planting spaces, pedestrian street crossings, and separation between bicycle and pedestrian uses.

Construc…