By Frank Barron
As many are aware, the city of Santa Cruz is proposing to significantly upzone 29 acres in the south of Laurel Street area (SOLA). This “Downtown Plan Expansion” is intended to redevelop SOLA to accommodate 1,600 new housing units, with 20% net being “affordable,” and a new Santa Cruz Warriors arena.
Originally it was thought that this could only be accomplished by allowing the construction of an unspecified number of 12-story (i.e., 140-foot) buildings (for context, the Palomar is seven stories and 86 feet tall). However, back in early March it was reported that the Warriors said they only need to go up eight stories (85 feet) to achieve their 1,600 units and new arena goals.
This means that there is no longer a need to raise the current height limits in SOLA, which, when combined with the new 100% state density bonus, will allow for eight or more stories now. The current height limits in that area range between 35 and 48 feet. Using the 100% density bonus, buildings double those heights (i.e., 70-96 feet, or seven to nine stories) can be built in SOLA already.
Considering that the Clocktower Center developers are using the new 100% density bonus law to propose a 16-story, 192-foot building in a 35-foot height limit area next to the Town Clock, think of how tall they might go in the existing 48-foot height limit part of SOLA. Now the city wants to increase existing height limits to between 50 and 85 feet, which will result in buildings double that size or more when the 100% density bonus is applied.
Using the Clocktower Center’s density bonus model, an 85-foot height limit in SOLA could potentially result in 25-story, 250-foot skyscrapers being built there. Let’s keep the height limits where they are … especially since state law (SB 330) prohibits cities from ever lowering them.
There is no need to upzone and raise SOLA’s height limits as the Downtown Plan Expansion is proposing. The project goals of 1,600 new housing units (with 20% “affordable”) and a new Warriors arena can easily be met under our existing height limits (plus the density bonus).
If you agree, tell the mayor and your City Council representatives. Go to the city’s Downtown Plan Expansion web page to comment. While initial comments were supposed to be filed by Wednesday this week there will be an environmental impact report prepared and released (probably in the fall), allowing for additional comments. The City Council won’t make their final decision until after that … let them know how you feel every step of the way!
Frank Barron is a Santa Cruz resident and retired land use planner.