FREQUENTLY ASKED QUESTIONS
about 1817 Soquel Avenue
COMMUNITY INPUT
Is there a web site?
A. Our web site is under construction. Please check back for updates and current information: www.1817soquel.org
Can we (neighborhood participants) go to City Public Works department to collect information related to the project?
A. When 1817 Soquel Avenue has been formally submitted to the City of Santa Cruz, information related to 1817 Soquel will be available to the public from the City's Planning Department and online at the City's web page (www.ci.santa-cruz.ca.us/pl/) as well as at the 1817 Soquel Avenue web site (www.1817soquel.org).
PROJECT BACKGROUND
Who is involved in the project? Who are the key players?
A. Two nonprofit organizations, Barrios Unidos (BU) and the Resource Center for Nonviolence (RCNV), own the land and are paying for the planning for and will eventually pay for construction of 1817 Soquel Avenue. BU and RCNV have hired Ventura Partners to serve as Project Managers, overseeing and facilitating 1817 Soquel Avenue from conception, design and financing, through construction. Thacher and Thompson are the architects. See the web site for the full project team (www.1817soquel.org). Upon completion of construction, BU and RCNV plan to occupy and utilize the mixed use project on Soquel Avenue for their own activities.
What is on the property now?
A. The property is currently owned by Barrios Unidos, consists of three parcels with a total of 57,466 sq.ft. The property runs from the corner of Trevethan up to but not including the building that houses Community Printers on Soquel. 1817 Soquel Avenue will be built on the north side of Soquel Avenue on the block beginning at Trevethan and Soquel Avenue.
What is the time frame for development?
A. Construction on 1817 Soquel Avenue is currently scheduled to begin in late 2009. The anticipated construction period is 12 to 18 months. This assume that that adequate funding is secured by BU and RCNV to cover costs and that 1817 Soquel Avenue is approved by the City of Santa Cruz in a timely way.
Do any of the development team members live in the neighborhood?
A. No. Scott Farmer of Ventura Partners spent the first 18 years of his life in the neighborhood and his family still lives in the East Morrissey Neighborhood house where he was raised. However BU has owned and managed its property on Soquel for 11 years and RCNV has owned and managed its properties on Broadway for 31 years. The organizations have worked in and served the Santa Cruz community for more than 64 years.
Are Barrios Unidos and the Resource Center for Nonviolence merging into a single organization?
A. No. The two organizations have formed a “limited liability company (LLC) joint venture to develop the site. Each organization will own portions of the housing, program and retail space, all of which will have separate titles under a condominium form of ownership. Proceeds from sale of the market rate housing units will be divided equally between the organizations. After 1817 Soquel Avenue is completed, the joint venture LLC will go out of existence and the percentage ownership in the balance of 1817 Soquel Avenue will be determined by the equity investment made by each party into the project as a whole (currently approximately 55% for BU and 45% for RCNV). The two organizations will operate as next-door neighbors.
What will happen to the Resource Center's building on Broadway?
A. The Resource Center for Nonviolence will sell its two properties at 509/511 and 515 Broadway and become an equity investor in 1817 Soquel Avenue. RCNV’s buildings currently house the Resource Center for Nonviolence and several other organizations and a six-bedroom residence.
Is the Resource Center for Nonviolence leaving its Broadway location no matter what? Is this a done deal?
A. RCNV plans to stay at their Broadway site until 1817 Soquel Avenue is completed. If, for some reason, 1817 Soquel Avenue does not proceed, the Resource Center will remain at their current location and continue to explore other options.
Why does the Resource Center for Nonviolence want to relocate?
A. The possibility of building a new and more sustainable home for its offices and programs and providing workforce housing has been a dream of the Resource Center for many years. Several other options have been explored during the past several years. The Resource Center's current site will not accommodate the housing and program space that the Resource Center envisions. Partnership with Barrios Unidos will support for the next several generations of RCNV work. Funds will be borrowed against the property owned on Broadway for use during construction and the property will be sold upon completion of 1817 Soquel Avenue.
There are three primary motivations for the Resource Center for Nonviolence entering the 1817 Soquel Avenue partnership with Barrios Unidos: 1) The Resource Center’s current facility was not designed or built for its current purposes, is old and expensive to maintain. The second story meeting room is not accessible to people with disabilities. RCNV has long dreamed of designing and building a new home for its offices and programming. 2) As with many nonprofits, RCNV has had difficult hiring new staff due to the high cost of housing in Santa Cruz. RCNV wants to create housing for new staff members. Both of these reasons relate directly and decisively to the sustainability of the Resource Center for Nonviolence over the coming years. 3) Finally, there are many possibilities created by proximity with Barrios Unidos and the synergy of being and working more closely together.
What is Eschaton Foundation?
A. The Resource Center for Nonviolence is the primary program of Eschaton Foundation. Eschaton Foundation is a 501(c)(3) nonprofit foundation that was established in 1970 in Santa Barbara and moved to Santa Cruz in 1976.
What types of activities will occur at the new facility? Will there be drug rehabilitation services and AA meetings held in our neighborhood?
A. 1817 Soquel Avenue will host a variety of activities, from the ongoing work of Barrios Unidos and the Resource Center, to hosting classes and meetings in a new multipurpose room and providing a courtyard space with associated retail for the enjoyment of all. BU will continue the same activities it currently sponsors on the site. Much of the RCNV's programming occurs off site and will not impact the neighborhood. See (www.barriosunidos.org) and (www.rcnv.org) for an overview of the organizations' activities.
OVERVIEW OF 1817 SOQUEL AVENUE
What uses will be included in the development?
A. 1817 Soquel Avenue has several components:
~ 21 units of market race housing on Trevethan Avenue;
~ Adjacent mixed-use buildings owned separately by Barrios Unidos and the Resource Center for Nonviolence that will include:
~ Ground floor retail stores, a cafe and large open courtyard, and meeting space for use by BU, RCNV and the community;
~ Program space for ongoing activities of Barrios Unidos and the Resource Center for Nonviolence; and,
~ 19 residential units owned by Barrios Unidos and the Resource Center for Nonviolence, including workforce housing for employees of each organizations.
RETAIL COMMERCIAL SPACE
How many retail businesses will be operating at the site when completed?
A. We expect there will be a total of 3 retail businesses and a cafe.
What kind of businesses will occupy the retail space?
A. Barrios Unidos plans to operate a retail outlet for their t-shirts and other products and a café on the courtyard, both social enterprises consistent with its mission. The two other future occupants have yet to be determined. The spaces are deliberately scaled so that they will be attractive to small local retailers.
HOUSING
Can you clarify exactly which portion of the housing will be affordable and which portion will be market rate?
A. 19 units will be on the upper floors of the mixed-use building on Soquel Avenue owned by and located above Barrios Unidos and the Resource Center for Nonviolence. We expect that 6 of these 19 units will be deed-restricted as “affordable” housing to meet the City's inclusionary housing requirements. The other 13 units owned by BU and RCNV have no restrictions on rent though the organizations intend to rent them to staff and others associated with their work (retirees, interns, etc.) at less than market rent. 21 for sale units on Trevethan will be market rate and have no affordability restrictions.
Why so many units? Why not build singe family residential at the back portion of the property?
A. 1817 Soquel Avenue is designed to meet the expectations of design for pedestrian-friendly and transit oriented development. The City of Santa Cruz has identified a need for studio and 1-bedroom for-sale housing. These smaller homes provide opportunities for elderly residents who no longer desire the responsibilities associated with single family home ownership and for first-time home buyers who may not have the financial means to purchase a larger home. The intent of the development is to provide these individuals with an opportunity to purchase a new home near public transportation and neighborhood serving businesses. Increasing housing density through in-fill development along transportation corridors helps preserve the integrity of residential neighborhoods and is the only way for Santa Cruz to accommodate additional residents while preserving our Green Belt.
Can there be fewer units? Can the housing component be removed?
A. BU and RCNV view 1817 Soquel Avenue as contributing to the vitality and health of the Soquel Avenue corridor and the City as a whole. The proposed housing helps to meet a great need for people buying their first homes and for employees of the two nonprofit organizations. The City has acquired and permanently preserved a public Green Belt around its perimeter. Additional housing must be provided on in-fill sites. Providing greater density of housing along transportation corridors such as Soquel Avenue helps to preserve the single family neighborhoods such as the East Morrissey neighborhood. Greater density lowers per unit costs for land, infrastructure and other expenses, thereby reducing the cost for individual units and making them more affordable to first time home buyers.
How many people currently live at the site?
A. A total of 8 people currently live in the three houses located on Trevethan Avenue at the site.
What is the unit breakdown for the proposed housing?
A. The current design includes 7 studios, 28 1-bedrooms, and 5 2-bedrooms .
How many people will live at the proposed development?
A. Based on observed occupancy rates at similar housing in other communities, up to 62 occupants are expected to live in the 40 units.
Will the development include government subsidized housing?
A. No.
MARKET RATE HOUSING
Will the studios/1-bedrooms be sold to individuals who intend to rent them?
A. The 21 for-sale condos have been designed to serve as owner occupied homes. Although the specific wording of the CC&Rs (Conditions, Covenants & Restrictions) governing the use of the for-sale condos has not yet been written, BU and RCNV assume that restrictions governing the ability of the eventual owners to rent their individual units will be included in the home owners association documents.
Will the neighborhood have a say in creating the CC&R's?
A. The 1817 Soquel Avenue Team welcomes suggestions and comments from East Morrissey neighborhood residents for the CC&R's for the condos. As owners and operators of businesses next door BU and RCNV will have a vested interest in the market rate units being well managed.
Will controls be put in place through HOA regarding occupancy and parking? Will the number of cars allowed per unit be monitored?
A. There will be limitations on the number of occupants in a unit included in the C&Rs and/or management documents. This will have a direct impact on the number of vehicles associated with each unit.
How many of the for-sale units are on the first floor? Are they accessible?
A. There are three for-sale units on the ground floor. The rest of the units will be accessible via elevator.
Who will be able to buy the condos?
A. The 21 for-sale condos will be sold at market-rate prices to qualified home buyers. There will be no special requirements associated with purchasing one of the condos. BU and RCNV intend to maintain ownership of the remaining 19 condos and will use them as workforce housing and other uses associated with their programs, e.g., retirees, interns, resource people, on-site property managers.
How will you ensure that the new site is managed in a way that will prevent neglect and disrepair?
A. The homeowner association for the 21 for-sale units will support regular maintenance, long term care and thoughtful management of the properties. The property will be managed by experienced professionals. The homeowners have a vested interest in making sure that the quality of their property is maintained and are also required to provide a professional level of management by the Department of Real Estate, which oversees condominium regulation. Homeowner associations allow for higher quality management and more restrictive controls than typical in a single-family neighborhood.
How much will the for-sale condos cost?
A. The condos will be sold at market rate prices. Due to the wide range of factors affecting home values, it is impossible to predict the future sale prices of the 21 for-sale condos. However, due to the relatively small size and condo structure of the units, we assume that the condos will be priced well below the median cost for a home in the East Morrissey neighborhood.
How will the new structures affect homes currently located on Eastgate?
A. The current design calls for carriage houses (studio or one bedroom apartments above carports) along the rear property lines with Eastgate residences. These new units will serve to buffer noise between homes on Eastgate and the parking lot and Soquel Avenue. The design of the for-sale condominiums on Trevethan closest to Eastgae, begin at a height that is actually lower than heights permitted for single-family homes under current zoning. We think that the condominium homes will provide an effective and appropriate buffer between and transition from the Soquel Avenue traffic and business district to the single family homes on Eastgate and in the East Morrissey Avenue neighborhood.
WORK FORCE HOUSING
What does “affordable” housing mean? What is the breakdown of affordable units?
A. The City of Santa Cruz requires that 15% or 6 of the units in the total project have deed restrictions requiring that they be rented or sold to moderate and low-income households. These income-restricted units will be among the 19 units owned by and located above Barrios Unidos and the Resource Center for Nonviolence. The organizations intend to rent all 19 of their units at even more affordable levels to employees or other individuals associated with their work.
Allowable rents under the City’s inclusionary zoning ordinance are $1,478 for a studio, $1,690 for a 1-Bdrm and $1,900 for a 2-Bdrm. Moderate income for a single person household is $68,300/year and Lower Income is $45,520 as defined by the City of Santa Cruz. For a family of two, Moderate Income is $71,500 per year and Lower Income is $52,000 per year.
The 21 market rate condominiums have no “affordable” housing requirements.
THE PLANNED DEVELOPMENT PROCESS
Is the site zoned for four stories or will you need a variance?
A. 1817 Soquel Avenue will be designated a “Planned Development,” according to existing City regulations. The Planned Development process permits application for the fourth story without requiring a variance.
What are the offsetting benefits supporting Planned Development designation?
A. The neighborhood behind 1817 Soquel Avenue will remain as it is. The character of the development between the neighborhood and Soquel Avenue is designed to provide a transition between the commercial corridor and the single family neighborhood.
We will be identifying the offsetting benefits of 1817 Soquel Avenue in our application to the City as we move forward with the development. Benefits will include the improving the retail businesses at the site; enhancing the pedestrian friendly nature of the area by widening the sidewalks, providing new sidewalks and adding street trees; including a community meeting room; storm drain and other infrastructure upgrades on Trevethan, provision of workforce housing and transit oriented development, Green Building practices and sustainable Green Building operations.
1817 Soquel will also strengthen the program and sustainability of two nonprofit organizations that provide a range of programs serving the neighborhood and the wider community.
How will you be planning for the flooding on Eastgate that happens every year?
A. Flooding on Eastgate has been studied in the past by the City. Green Building construction will reduce or eliminate the storm water run off from the property at 1817 Soquel Avenue into the public storm water system. 1817 Soquel Avenue will pay its share of costs for adding a storm drain on Trevethan Avenue.
Will the four-story building create precedent for future development along Soquel Avenue?
A. The City of Santa Cruz already permits higher density mixed-use developments along the major corridors (Mission Street, Ocean Street, Soquel Avenue). Greater density is evident in projects completed or under construction along Soquel Avenue. Taller buildings, including four story structures, are permitted under current zoning regulations through the Planned Development process and may be built along Soquel Avenue whether or not this specific development is completed. No variance is required.
What will happen to the character of the neighborhood?
A. The neighborhood behind 1817 Soquel Avenue will remain as it is. The character of the development between the neighborhood and Soquel Avenue is designed to provide a transition between the commercial corridor and the single family neighborhood.
What does four stories look like and how will it affect the neighborhood?
A. The only four-story buildings will be on Soquel Avenue and not adjacent to the neighborhood.
How tall will the highest point of the development be? How many feet?
A. The current design shows a height of 48 feet at the tallest point of the fourth story on Soquel Avenue.
The current design for the for sale condominiums on Trevethan have a lower height than permitted for a single family resident that could be constructed on the same parcel.
What are the benefits of four story development for the neighborhood?
A. The benefits of the four story development are focused on Soquel Avenue, where it is located, not on the neighborhood. Increased mixed-use construction with housing above offices and retail is a proven way to minimize impact on the environment. Higher density housing in close proximity to workplaces and other neighborhood amenities encourages people to get out of their cars and walk. The mixed-use housing will support the businesses and nonprofit organizations.
The for sale condominiums are designed to create a sound buffer and transition from the four story construction on Soquel Avenue to the single family neighborhood.
Can we build three stories instead of four? Two stories?
A. The current design for 1817 Soquel Avenue takes into account the space needs of the two nonprofit organizations paying for 1817 Soquel Avenue (office, program space and housing), the identified housing needs for the City of Santa Cruz (both opportunities for first time home buyers and housing for employees proximate to their work place), and what has been learned in Santa Cruz and elsewhere about supporting a vibrant pedestrian friendly retail district. We think the four story buildings are appropriate to Soquel and that the mixed-use design with much-needed housing above offices and retail uses is suitable for the Soquel Avenue business district and transportation corridor.
Trees are a very important part of this neighborhood. What will the landscaping look like?
A. The current design calls for 15 Trees along Soquel and Trevethan, as well as additional landscaping.
How will the four stories affect solar shading of neighborhood?
A. As designed, the four story buildings will not impact solar shading of the neighborhood. A full assessment of solar impacts related to shading will be conducted and subject to public review as part of the public process for 1817 Soquel Avenue by the City. The results of the solar and other studies will be made available to the public once complete on the 1817Soquel.org and City web sites (see top of this page for addresses).
How will the development affect property values in the surrounding neighborhood?
A. We expect that the investment of $22 million dollars into the commercial corridor adjacent to the neighborhood, construction of new buildings to replace dilapidated existing structures, and change to more neighborhood friendly businesses will support increased value of nearby homes and businesses.
Will a study be done to determine the impact on surrounding schools?
A. There is no such study required or planned. However, due to the small size of the units, it is likely that the number of families with school-aged children occupying the site will be very limited. 1817 will be paying a significant amount in impact fees to the local Schools District.
What are safety factors related to fire and earthquakes?
A. Current California building standards far surpass the earthquake and fire safety elements of the existing buildings on the site. The development will be engineered to meet or exceed all current California earthquake and fire safety requirements. All buildings including the residential buildings will be sprinklered.
How will we acknowledge Villa Branciforte as one of the first 3 settlements in California?
A. We will be looking for opportunities to acknowledge the history of the neighborhood and welcome suggestions.
FUNDING
How will the development be funded?
A. The funding will be provided through a combination of sale of the property now owned by the Resource Center for Nonviolence and individual and foundation gifts, grants and loans. A minor portion of the development cost will be offset by the sale of the 21 condo units.
PROCESS
How aware is the City of the project as it currently stands?
A. The architect and Project Manager have met with City of Santa Cruz Planning and Public Works staff members. Representatives of Barrios Unidos and the Resource Center for Nonviolence have met with all seven city council members and provided a preliminary briefing on the current project concept. 1817 Soquel Avenue has not yet formally submitted an application to the City and the formal public review process by the Planning Commission and City Council has not yet begun.
Will the development team be willing to meet with a neighborhood committee to discuss design and impacts? Will committee comments influence design?
A. Yes, we initiated contact with the East Morrissey Neighborhood Association and distributed 600 fliers to nearby businesses and residents in order to describe what is planned and to get the feedback of local residents and businesses. We will take the views and opinions of neighborhood residents into account in continuing design of 1817 Soquel Avenue.
Has an Environmental Impact Report been conducted?
A. No.
Has an environmental assessment of the site been conducted?
A. An environmental assessment was conducted when Barrios Unidos originally purchased the property in 1997. Barrios Unidos completed necessary mitigation processes in order to remediate environmental damages that had occurred at the site prior to their ownership of the property.
Will an Environmental Impact Report be required?
A. We do not anticipate that impacts to the site will trigger an Environmental Impact Report according to the California Environmental Quality Act. However studies regarding traffic and parking impacts and proposed mitigation will be studied and subject to public review and comment.
TRAFFIC
What will the traffic impact be?
A. A traffic consultant has been hired and is currently assessing the probable traffic impacts associated with the current design. The study will be shared with the public when complete. made available to the public when complete.
The 1817 Soquel Avenue Team intends to work closely with neighbors to look at options for minimizing traffic in the neighborhood.
What kind of traffic abatement will be proposed?
A. We haven't yet identified the appropriate methods for minimizing the traffic impacts on the neighborhood. A traffic consultant has been hired and is currently assessing the traffic impacts associated with the design. We intend to work closely with neighbors and the City of Santa Cruz to look at options for minimizing traffic impacts in the neighborhood.
What will be the delivery traffic impact on Trevethan and the surrounding neighborhood?
A. Delivery traffic is expected to decrease due to the proposed changes in commercial use associated with the current design. The development team intends to work closely with neighbors to look at options for minimizing traffic in the neighborhood, including delivery traffic.
How can the Soquel/Trevethan intersection be improved? Will the development team be working with the City to address the slow light at Trevethan and Soquel intersection?
A. In conjunction with the proposed new buildings and neighbor input, the City of Santa Cruz will make decisions regarding the traffic signal at Trevethan and strategies for improving the intersection.
Did you consider a Soquel entrance/exit? If no, why not?
A. No. The City discourages any more entrances or exits onto Soquel Avenue in an attempt to avoid impeding the flow of traffic and as a traffic safety measure.
Can the parking spaces in front of Wilson's be turned into a “feeder lane” onto Soquel like they have done for the Nissan/Volkswagen dealership?
A. Traffic control options at the intersection will be studied. The City of Santa Cruz provides final decisions regarding requirements for the intersection. Neighbor input is welcome as part of this process.
PARKING
Where will people park?
A. The current design provides 84 onsite parking spaces . THere are also 12 parking places along Soquel Avenue for parking associated with the retail space.
How does mixed-use parking work? How is housing and commercial parking demand accounted for?
A. Residents are not typically parked at their home during the peak hours of operation for the retail and office businesses. The Institute of Traffic Engineers allow for a reduction in required parking based on studies of actual use patterns observed at mixed use developments. The Resource Center for Nonviolence current office and program uses share parking with 7 residents based on the same principle. They have found that the uses complement one another in terms of daytime and night time need for parking.
Where can interested neighborhood participants find examples of successful shared parking?
A. The Resource Center for Nonviolence and adjacent residence: 509/511 and 515 Broadway have had a successful shared parking arrangement for more than 30 years.
LEADERS IN ENERGY & ENVIRONMENTAL DESIGN (LEED) CERTIFICATION
How will LEED certification benefit the neighborhood?
A. The stringent environmental requirements necessary to obtain LEED certification will ensure that 1817 Soquel Avenue has minimal impact on the surrounding neighborhood, especially in relation to water and energy use. The project will also serve as a model mixed-use Green development, and in doing so, will attract positive attention to the neighborhood. Additionally, we will be implementing and supporting alternative transportation programs in order to reduce automobile dependency. The City of Santa Cruz has recently adopted its own Green Building requirements and the public at large is increasingly concerned about Global Warming and the impact of the built environment. Green Building is beneficial to the neighborhood, those working in and visting the buildings, and the environment.