(a) It shall be the objective of new development to enhance or preserve the integrity of existing land use patterns or character where those exist and to be consistent with village plans, community plans and coastal special community plans as they become adopted, and to complement the scale of neighboring development where appropriate to the zoning district context. New development, where appropriate, shall be sited, designed and landscaped so as to be visually compatible and integrated with the character of surrounding areas.
(1) Compatible Site Design.
(i) The primary elements of site design which must be balanced and evaluated in relation to the proposed project site and surrounding development in order to create compatible development include:
(A) Location and type of access to the site.
(B) Building siting in terms of its location and orientation.
(C) Building bulk, massing and scale.
(D) Parking location and layout.
(E) Relationship to natural site features and environmental influences.
(F) Landscaping.
(G) Streetscape relationship.
(H) Street design and transit facilities.
(I) Relationship to existing structures.
(ii) Consideration of the surrounding zoning district, as well as the age and condition of the existing building stock, is important in determining when it is appropriate to continue existing land use patterns or character and when it is appropriate to foster a change in land use or neighborhood character.
(iii) Where the existing zoning allows the creation of new land use patterns, applicants are encouraged to provide an analysis of the surrounding neighborhood in support of their proposal for a new type of land use. The analysis would include one block on each side of the proposed site, on each side of the street. Supporting material may include the use of photographs, building elevations, or maps indicating the surrounding land uses, and a written analysis.
(iv) Transitions shall be provided between existing and new projects of different zoning, where appropriate.
(2) Coordinated Development.
(i) 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.
(ii) Clustered commercial use areas with shared facilities, rather than linear commercial use with separate facilities for each site, are encouraged.
(iii) 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.
(b) It shall be an objective to preserve or enhance natural site amenities and features unique to the site, and to incorporate these, to a reasonable extent, into the site design.
(1) Natural Site Amenities and Features.
(i) The site plan shall relate to surrounding topography, and significant natural vegetation of long-term quality shall be retained, where appropriate.
(ii) 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, where appropriate.
(iii) Buildings shall be sited and oriented in such a way as to take advantage of, or make connection to, the site amenities and features, where appropriate.
(iv) 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 insured 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 insure that the proposed structure is low profile and visually screened.
(2) Views.
(i) Development shall protect the public viewshed, where possible.
(ii) Development should minimize the impact on private views from adjacent parcels, wherever practicable.
(c) It shall be an objective of the site plan to incorporate safe and functional circulation, accessible to the disabled, pedestrians, bicycles and vehicles.
(d) It shall be an objective of the site plan to locate, buffer and screen accessory uses and utilities so as to reduce impacts on adjacent properties and on primary site uses.
(1) Accessory Uses.
(i) Accessory uses are defined as recycling and garbage storage and collection areas, exterior storage areas, service yards, loading docks, utility service areas and other non-primary uses.
(ii) Accessory uses which may be visible from public streets and adjacent properties shall be screened.
(iii) Acceptable methods of screening include wood fencing, masonry walls, dense hedges, landscape earth berms, or a combination of these devices. Chain-link fencing will usually not be acceptable.
(iv) Accessory uses shall be integrated into the site design, and grouped together into “service yards” where feasible, in order to minimize on-site and off-site impacts.
(v) Accessory uses shall not be located adjacent to residential properties unless such uses can be screened and buffered to prevent adverse impacts to the adjacent residential property.
(vi) Accessory buildings, walls, storage areas, and fences shall be architecturally consistent with the primary structures of the site and compatible with the surrounding area. Architectural consistency can be achieved by repeating building forms, materials, colors, or detailing.
(vii) Accessory uses shall be located and designed for ease of access by service vehicles and tenants, and in such a way as to minimize conflicts with circulation, parking, and other site uses.
(2) Utilities.
(i) New utility and service lines shall be installed underground, unless inappropriate.
(ii) 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 thick 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.
(e) It shall be an objective of site design to provide for the separate storage and collection of all recyclable materials generated by the on-site uses.
(1) Recycling. The County of Santa Cruz Recycling Design Criteria on file in the Planning Department shall be consulted for all recycling area design guidelines.
(i) Commercial, industrial, institutional and multi- family residential uses shall include areas for 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 as specified by the County of Santa Cruz Recycling Design Criteria.
(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 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.
(v) Maximum distance for the storage area to be no greater than 250 feet from each living unit in a multifamily residential development.
(vi) An exterior sign with the international recycling logo shall be required, including the name and phone number of the responsible person and an interior sign for the types of materials to be recycled as specified by the County of Santa Cruz Recycling Design Criteria.
(vii) The property owner is responsible for arranging with the collector/broker for regular pick up of material. Recyclable materials shall not be allowed to accumulate in such a manner that visual or public health nuisance is created.
(viii) Security shall be provided to prevent theft of recyclable materials by unauthorized persons, however, the enclosure shall also be accessible for deposit of materials by authorized persons.
(f) It shall be an objective of site signage design to provide adequate, attractive identification and direction, consistent with the area and use.
Signage Design.
(1) All sign regulations shall be met according to Section 13.10.580 through 13.10.586, inclusive, of the Santa Cruz County Code.
(2) 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).
(g) It shall be an objective of site design to promote energy conservation and to reduce the impacts of adverse environmental influences.
(1) Solar Design and Access.
(i) Buildings shall be designed and located so that off-site solar access is reasonably protected for the buildable lot area of adjacent, affected properties.
(ii) Buildings shall be sited and designed so that solar access is reasonably protected for benefitting properties currently occupied by a building using a solar energy system.
(2) Noise.
(i) 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.
(h) It shall be an objective of an open space design, whether landscape or hardscape, to relate to building and site design.
(1) Open Space Design.
(i) 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.
(ii) All useable open space requirements for “RM” districts shall be satisfied according to Section 13.10.323(f) of the Santa Cruz County Code.
(i) It is an objective of residential site design, when permitted by zoning, to encourage cluster design for residential development in rural and protected use areas; for sites where natural amenities could be retained or enhanced; or where cluster design could be used to accommodate outdoor amenities for higher density development in urban areas.
(1) Cluster Design. Cluster site design is encouraged in the following areas, when permitted by zoning:
(i) Protected Use Areas. Protected use areas include: 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.
(ii) Amenities. 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 could be employed to incorporate these features into the site plan.
(iii) Urban Areas. On sites where medium to high density residential development is permitted by the zoning district, cluster design is encouraged to increase the potential for useable outdoor amenities.
(2) When the cluster concept issued, 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. (Ord. 4496-C, 8/4/98)