Zoning Review
Review No:1
Application #:   B-263780 APN: 032-203-05  Zoning First Review

Please provide, correct, or clarify the following standard zoning plan check requirements.  Please refer to the complete list of standard Application Requirements for Residential Structures SCC ePlan Home - SCCePlanReview Application (santacruzcounty.us).

Cover Sheet and/ or Site Plan corrections:
1. Correct the zoning designation.  The parcel is within the R-1-5-PP zone.
2. Lot Coverage
  •   Correct and/ or clarify lot coverage per current SCCC 13.10.700-L, “lot coverage”.  Per the R-1-5-PP zone, 40% maximum lot coverage is allowed without a variance. Sheet A0 indicates lot coverage at 42%, however, the calculation is not correct.  As the proposed development is very near the maximum lot coverage, be sure to clearly indicate included and excluded areas in a table.  
  •   Lot Coverage is measured to the exterior of the outside walls.
  •   Lot coverage shall include all onsite structures >/=18” in height.  See 13.10.700-S, “structure”.  Be sure to subtract 225 sq ft of the garage.  Be sure to include the covered entry porch.


3.  Floor Area Ratio (FAR)
  • Include the FAR per current calculation SCCC 13.10.700-F (floor area definitions).  Provide a table clarifying areas included and/ or excluded from the calculation.  Lot coverage and FAR do not completely correspond.

4.  Setbacks 
  • As indicated, do not correspond to 13.10.323 and 13.10.446 (Pleasure Point Combining District) standards of 20’ at the front, 15’ at the rear, 5’ at each side for structures up to 15’ in height, 10’ at each side for any structure exceeding 15’ in height.  
  • Indicate setbacks from existing and proposed structures to parcel boundaries and edges of mapped rights of way. Setbacks shall not be +/-.  Be sure to indicate the actual proposed setbacks from property boundaries and edges of mapped rights of way from all existing and proposed development, including the chimney.

Floor Plans:
1.  Provide existing and proposed floor plans separately, including the dimensions and arrangement of all rooms and partitions.
  • Update the use of each room per County Code 13.10.700-B (Bedroom) and label rooms accordingly.  Additional rooms, such as “mud room” will be considered bedrooms for Zoning purposes.
  • Be advised:  “Unconditioned” or “unheated” spaces that open directly off of other habitable spaces that have a compliant headroom of >/= 7’ in height will also be considered habitable spaces with the exception of an attached garage (see definition 13.10.700-G).

Elevations/ Structural Height
The height of a structures is the vertical distance between the existing or finish grade, whichever is lower, to the uppermost point of the structure.  Please see Measuring Height information online at Measuring Height for more information.
1. Provide both existing and proposed structural elevations clearly labeled at each side (N, S, E, W).
2. Clarify the height of the proposed development within 10’ of the side yard setbacks.  Development >15’ in height within 10’ of the side property boundaries will require approval of a Pleasure Point Design Exception.

Non-conforming Worksheet Required
The existing structure is non-conforming to allowed height within required setbacks per the PP Combining district.  Please provide a structural modification worksheet.  This worksheet, as well as information regarding calculation of structural modifications, may be found online at Modification Evaluation (santacruzcountyca.gov .

Responses must include an annotated copy of these comments and indicate the specific sheet/drawing numbers where revisions are located for all correction comments.

Be sure to clearly respond to all corrections as requested comments upon resubmittal.  Additional fees apply to each review beyond the first two.

If you have any questions regarding Zoning plan check comments, please contact elizabeth.hayward@santacruzcountyca.gov .
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