FAQ

Yes, but these planned 12 to 20-story towers will not be affordable nor family-size units that the majority of Santa Cruz residents need.  We can create housing without building unaffordable, huge towers!  

Under current zoning dense housing is being built- up to 8 stories and over 1,200 units are allowed in just the South of Laurel area of downtown, behind the Ace Hardware. 

Plus, the City has 45 very large housing development projects in the works throughout the city: CLICK HERE TO SEE THEM.

Also, the State is requiring 3736 units of housing by 2031 and the City has identified space for 8,364 units- more than DOUBLE this requirement!   Eight years ago the State required 749 units, so their number increased 5 times to 3736.

We need housing AND it should be thoughtfully-designed, human-scale, environmentally-sensitive buildings, that includes all income levels!   It should include units that are designed for families, instead of tiny apartments for single tech workers.

• The 12-story towers being proposed are not going to help house Santa Cruz residents, low to moderate income workforce and long-term residents. They will be very expensive housing, affordable to highly-paid tech workers and UCSC students with wealthy parents.

If you want to maintain our diversity by increasing low-income housing, so family members, low and moderate wage earners, youth and elders can continue to live here, sign our initiative! 

• This initiative will increase affordable housing to 25% in all new development with over 30 units-a solution that was researched and recommended by the City Planning Commission.

What type of housing do you want? Unaffordable luxury units that the majority of people cannot afford?  

• If these market-rate units are second homes, they may be empty most of the year -making our local housing crisis worse. 

Adding more market rate housing (which by definition is expensive and unaffordable to the majority of residents) - makes the small percentage of affordable housing less available for those who need and qualify for it.  

A:    No, under current zoning, the city center IS being built up and filled in.  For example, one area, the South of Laurel area, is currently zoned to allow 1,200 units and heights of 5 to 7 stories, up to 8 stories with the State density bonus.

• This initiative will truly protect your neighborhood by requiring a vote of the people when developers try to exceed the current City height and density limits.

Rezoning South of Laurel to allow 12-story buildings will set a precedent to allow taller, unaffordable buildings in the rest of our town. 

• This initiative is about letting the community participate in a democratic way and vote on whether they want their city rezoned to 12-stories or more!

Some areas of downtown are currently zoned for up to 85 feet (or about 8 stories) and now with the State Density Bonus Law, builders are allowed to build even higher.

• The above and below pictures shows the heights of buildings that were under consideration, which originally limited the number of buildings and the location of the building. 

However under the current proposal, there is no limit on the number or location of these tall buildings. 

•  12 stories or 145 feet is more than one and a half times as tall as the tallest structure, the Palomar, which is 86 feet.

The citizens deserve a right to vote when builders want to break the current height limits.

A:   No, under existing zoning, the City has identified plenty of space for housing, a capacity of 8,364 units of space -which is more than DOUBLE the housing goal of 3,736 units that the State requires Santa Cruz to build by 2031 (See table below). Therefore we do not need to build tall, enormous towers to meet the State requirements.  This information is from the draft City of Santa Cruz Housing Element 2023 to 2031 (March 2023, page 280)   This number does not take into account California's recent unprecedented population decline, (to see article click here.)

• Many cities are not reaching these State requirements arguing that these Regional Housing Needs and Allocation (RHNA “Reena”) housing goals are not accurate and over-inflated.  For example, the State required 5 TIMES MORE UNITS compared to the last cycle, increasing from 749 to 3736, which is a huge jump.  Some cities are even suing the State over the RHNA numbers and creating legislation to fight developers for local control.**

This initiative requires a vote for height increases over the existing allowed and increases the affordability rate.  It will increase the number of units for very low, low and moderate incomes by adopting the City Planning Commission’s recommendation that increases the inclusionary (affordable) housing in all new development over 30 units to at least 25%.

** Link for Community Catalysts for Local Control

**Link for Our Neighborhood Voices

NOTICE OF INTENTION TO CIRCULATE PETITION

SUMMARY:

Housing for People- NOT unaffordable towers!  ballot initiative will implement TWO important things: 

• Take back our right to vote on height and density when developers exceed the current zoning limits.
• And it will increase the affordable housing ratio to at least 25% in all new developments of 30 units or more.

1. The Santa Cruz City Council shall not adopt amendments to the City’s General Plan or Zoning Ordinance that increase the allowable height limits or Floor Area Ratios (F.A.R.) for development projects, which are greater than the height limits and F.A.R. in effect in the City’s General Plan as of June 1, 2023 (or the earliest date allowed by law), without a prior vote of the people approving the proposed increase. 

2. The inclusionary (affordable) housing requirements shall be increased from the existing 20% to at least 25% for developments with 30 or more housing units.

INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS 

The City Attorney has prepared the following circulating title and summary of the chief purpose and points of the proposed measure:AN INITIATIVE MEASURE PROPOSING AN ORDINANCE THAT: 

(1) PROHIBITS THE SANTA CRUZ CITY COUNCIL FROM AMENDING THE CITY’S GENERAL PLAN OR ZONING ORDINANCE IN A WAY THAT INCREASES ALLOWABLE HEIGHT LIMITS OR FLOOR AREA RATIOS FOR DEVELOPMENT PROJECTS, WITHOUT A PRIOR VOTE OF THE PEOPLE; AND 

(2) INCREASES THE CITY’S INCLUSIONARY HOUSING REQUIREMENTS TO AT LEAST 25% FOR DEVELOPMENTS WITH 30 OR MORE HOUSING UNITS.

If approved by the voters, this initiative would prohibit the Santa Cruz City Council from amending the City’s General Plan or Zoning Ordinance in a way that increases the allowable height limits or floor area ratios (the gross floor area of all buildings on a lot, divided by the net lot area) beyond what was in effect on June 1, 2023 for development projects, without a prior vote of the people of the City of Santa Cruz approving the proposed increase. 

In order to effectuate this prohibition, the City Council would be required to add the following language to Santa Cruz Municipal Code section 24.06.080:

“Height Limits. No amendments to the General Plan or Zoning Ordinance that would increase allowable height limits or Floor Area Ratios (FAR) for development projects shall be adopted without a prior vote of the people approving the proposed increase.”

The initiative would also increase the City’s inclusionary (i.e., affordable) housing requirements from the existing 20% to 25% for developments with 30 or more housing units. 

Subject to some exceptions, Santa Cruz Municipal Code section 24.16.020 currently provides that, for development projects with five or more units, 20% of those units must be made available to low or moderate income households. (See SCMC 24.16.020(4)-(5).) 

The proposed initiative would require the City Council to amend the Municipal Code so as to require a higher 25% inclusionary rate for developments with 30 or more housing units. 

A simple majority of voters is required to pass the measure.