UPDATE: New Draft Sea-Level Rise Policy Guidance from the California Coastal Commission

In our Spring newsletter we discussed the Draft Sea-Level Rise (SLR) Policy Guidelines being prepared by the California Coastal Commission and what affect they may have on development along the coastline (to read our previous article, click here). This document will outline the Coastal Commission’s guidelines to local jurisdictions and applicants for addressing sea-level rise in coastal planning and regulatory actions, and will affect how projects next to the coast are reviewed in the future. Kevin Kahn, District Supervisor for the Central Coast Coastal Commission office in Santa Cruz, states that once approved the SLR Guidelines will provide the Coastal Commission with “official” guidance regarding SLR, adding that “much of what is being proposed is what we [the Coastal Commission] already recommend applicants do, including using the National Research Council’s 2012 report as the best available science on sea level rise projections.” Back in April, a tentative hearing date had been scheduled for May; however, per Hilary Papendick, LCP Grant Manager and Coastal Program Analyst with the Coastal Commission, the SLR Policy Guidelines are now tentatively scheduled to go to hearing for adoption in December 2014.

How will the adoption of these Guidelines affect you and your coastal project? Properties along coastal bluffs, beaches, floodplains or with shallow wells as a water source will be required to study the effect of sea-level rise on the subject property and design around the resulting, likely more stringent, setbacks and standards. The County of Santa Cruz will be updating their geologic hazards ordinance to incorporate some of the Coastal Commission’s SLR Policy Guidelines. While draft revisions to the ordinance are currently under way, per Kent Edler (County of Santa Cruz Senior Engineer), there is no estimated schedule for when these draft changes will be completed and available for review. We will be watching this very closely and will provide an update in our next newsletter.

Should you like to review the draft SLR Policy Guidelines, a copy of which can be found here. Our office will be keeping up-to-date on all any new developments and will make any final draft available in our next newsletter and on our website. Please feel free to contact our office with any questions or concerns you may have.

UPDATE: Soquel Creek Water District

In our previous newsletter, we discussed the current drought and the moratorium being proposed by the Soquel Creek Water District (SQCWD). On June 17, 2014, the Board held a meeting to discuss the possibility of enacting a moratorium on new water connections in the District. At that meeting, the Board decided that a moratorium would not be in the best interest of the District and have tabled discussions on that topic. However, at the meeting, the Board did declare both a Stage 3 Water Shortage Emergency and Groundwater Emergency.

There are three major issues affecting water supply within the district – drought, the overdraft of the groundwater basin and saltwater intrusion. The declaration of a Stage 3 Water Shortage Emergency aims to lessen the impacts of the drought we currently face with changes to SQCWD water offset program and other conservation efforts. As offset opportunities have become more difficult to find (ie: replacement of toilets with low-flow models), the Board proposed a $55,000 per acre foot (or the annual anticipated water usage of a single family household – approximately 893 gallons per day) offset which would be required to be paid by all applicants looking for new or increased service. Currently, this fee will be used to “retrofit the existing high volume plumbing fixtures at public schools within the District service area to lower volume fixtures that conform to upcoming efficiency requirements” (SQCWD website).

How will this fee impact your project? For a new single family dwelling this new offset fee can range from approximately $16,000 for projects on lot less than an acre, to over $78,000 for lots exceeding an acre. For new Accessory Dwelling Units (ADU), the offset fee ranges from just over $9,000 to in excess $14,000, depending on the size of the unit. Projects with approved Tentative Maps and/or Building Permits will be subject to the pre-existing offset program levels. For more information on SQCWD Offset Program and for fee calculations, please click here.

The declaration of a Groundwater Emergency aims to address the more long-term issues of overdraft of the water table and salt water intrusion. As you may know, if the drought ended tomorrow, the issue of overdraft and saltwater intrusion will not simply go away. As Leigh Ann Gessner, Conservation Outreach Coordinator with SQCWD, states “it will take many years of reduced pumping levels and rainy winters for the aquifers to recharge to protective levels that will keep seawater intrusion at bay.” Saltwater intrusion is a direct result of overdraft of the water basin, and is the result of over-pumping by water districts and well users. Per Ms. Gessner, “residential customers use the bulk of the water we [SQCWD] deliver and local government and businesses are second.” The District’s efforts to protect groundwater resources have focused on conservation, groundwater and well management, and securing a supplemental supply of water (including “recycled water, river transfers from neighbors and desalination” per Ms. Gessner). The declaration allows for implementation of Emergency Water Shortage Rates which took effect July 1, 2014. Water bills for the average water-using customers have increased $2 to $7 per month, while high water-users have seen increases of $20 or more a month.

The declaration allows for the continued collaboration between the SQCWD and other “basin pumpers” (such as the Central Water District) as part of the “Groundwater Stakeholder Advisory Committee”. The purposed of this Committee is to openly and transparently explore means of efficient and effective ways to reduce water usage, improve ground water quantity and quality, discuss water rights and propose management solutions. Committee meetings are open to the public and we strongly encourage those interested in our current and future water issues to attend. The next meeting will be held at the Soquel Congregational Church (4951 Soquel Drive, Soquel, CA 95073) on November 25 from 7pm-9pm.
Even with rain this winter, water will continue to be a top concern for all of Santa Cruz County. We encourage you to take part in future meetings and discussion groups which will be shaping what our water solutions will look like moving forward.

FOCUS: County of Santa Cruz New LEGALIZATION ASSISTANCE PERMIT PROGRAM (LAPP)

A new two-year program, deemed the “Legalization Assistant Permit Program, or LAPP, has been unveiled by the County of Santa Cruz. The LAPP program looks to assist property owners with legalizing unpermitted construction, alterations or remodels and applies to the residential, commercial, industrial and agricultural structures in all zoning districts. The LAPP program is restricted to assisting with legalizing structures – the program cannot legalize illegal uses unless the use can be permitted under the current General Plan and Zoning Regulations. The LAPP program is similar to the amnesty program that the County had a few years ago; however, unlike that program, structures under LAPP will be reviewed under current code regulations.

WHAT ARE THE BENEFITS OF LAPP?

• Legalization of unpermitted work!
• Penalties that could apply to unpermitted work are waived – only properties with “Notices of Violation” or “Stop Work Orders” issued after August 27, 2012 may be subject to Construction Unpermitted-Recovery of Enforcement (CUREC) fees to cover the cost of the investigation.
• By legalizing unpermitted work, banks and insurance companies can recognize the structures (or portions of structures) when selling, financing or processing a claim.
• Legalize the structure or work without fear of enforcement repercussions – should you begin the program and later decide not to participate, the County will not pursue enforcement action (unless the structure is considered an eminent danger to life or safety) and will return all records and information that was shared.

WHAT IS THE PROCESS?

• Complete the County application (found here) and submit along with a basic plot plan (an example can be found here). The non-refundable fee for this LAPP Special Inspection is $469.07. Once approved, you may schedule an inspection with a Building Inspector.
• The Building Inspector will conduct a site visit, inspect the unpermitted work/structures, take photographs and return this information to the Planning Department where it will be discussed with members of the LAPP team (current team members include Head Building Official Tony Falcone, County Engineer Kent Edler, Code Enforcement Official Robin Bolster-Grant and Principal Planner Ken Hart). The team will determine whether there is enough information to pursue a permit, and if not, what further information must be provided in order to process the application. Should it be determined that a permit cannot be issued, the team will make recommendations on how to make the structure as safe and legal as possible.
• Typically, additional information can include more detailed site and floor plans, soils and/or geologic reports, septic upgrades, etc.
• Once the application is approved, a Building Inspector will again visit the property to inspect the structure/work – destructive work (ie: removal of areas of drywall, etc) may be necessary to provide the inspector with a clear view of the work that had been completed.
• Once the inspector verifies that the project complies with the approved plans and minimum building codes, the project will be finaled and what was once unpermitted is legal!

WHAT IF THE STRUCTURE CANNOT BE LEGALIZED?

If it is determined that the work or structure cannot be legalized or brought into conformance, the applicant may either withdraw from the program or make efforts to make the structure as conforming as possible. If one decides to withdraw from the program, all records and information shared with the County will be returned to the applicant. The County will not refund the $469.07 application fee. Should the applicant decide to make the structure as conforming as possible, the County can recommend steps a property owner may take to help make the structure as safe as possible. Only structures that are deemed an eminent danger to health, life or safety will be pursued for enforcement and further remediation.

WHAT IF I WANT ASSISTANCE OR HAVE MORE QUESTIONS?

If you have questions about this new LAPP program, are looking to hire someone to assist you with the application or plans, or would like to have someone else prepare and submit your application altogether – we are here to help! Hamilton Swift specializes in managing the preparation, processing, and management of any and all types of land-use applications. We also have a draftsman on staff for plan preparation needs.

Please feel free to contact our office if you have any questions about this Ordinance and/or would like assistance with fulfilling the new requirements.

CHANGES to the County of Santa Cruz Vacation Rental Ordinance

Proposal to Extend Live Oak Designated Area (LODA) Vacation Rental Ordinance into Seacliff/Aptos Area (SADA)

On December 9th, 2014, the County of Santa Cruz Board of Supervisors will deliberate on whether to extend the existing Live Oak Designated Area (LODA) vacation rental regulations into the Seacliff/Aptos Area (SADA) (please click here for our original article on the LODA). The SADA, if approved, will encompass a large area of the County west of Highway 1, from Park Avenue to San Andreas Road and the termini of Dolphin Drive and Sumner Avenue. If approved, these new regulations would limit the number of vacation rentals allowed on any given block within the SADA to a maximum of 20% – exceptions to this rule have been proposed for those parcels along Beach Drive; parcels with vehicular access, or an address on, Cliff Court; parcels along Rio Del Mar Boulevard from its intersection with Beach Drive/Aptos Beach Drive/Esplanade and its intersection with Kingsbury Drive/Cliff Drive/Beach Villa Lane, where the maximum percentage allowed will be increased to 40%. Secondly, similarly to the LODA, the new SADA regulations would limit the total number of vacation rentals allowed to 15% for the entire SADA area.

HOW WILL THIS AFFECT MY EXISTING VACATION RENTAL PERMIT?

Currently, there is no expiration date for vacation rental permits within the area that will be the SADA. County staff have recommended to the Planning Commission and the Board of Supervisors, that any existing permit retroactively be prescribed a 5 year expiration date and that any new permits (issued on or after January 1, 2015) also be given a 5 year expiration date, with right of renewal. This expiration will be inclusive of all areas of the SADA and would not exclude properties along Beach Drive and Rio Del Mar Blvd. Existing or future vacation rental permits outside of the LODA and SADA would continue to have no expiration.

There will also be caps on the number of vacation rentals allowed on block – 20% of the block for areas within the SADA, with the exception of Beach Drive and parts of Rio Del Mar Blvd, which will have a 40% cap – as well as an overall maximum of 15% of all eligible properties within the SADA. There is currently no cap on the number of vacation rentals allowed on a particular block or in the overall Seacliff-Aptos area. Should your block already be at capacity, you will have to wait for a permit to expire before you can be issued a vacation rental permit for your property. Permits are issued on a first come, first served basis.

WHAT IS REQUIRED TO OBTAIN A PERMIT?

The vacation rental permits for the properties within the SADA will be processed administratively, as they are currently for all areas of the County. A public hearing is not required. Application requirements include, but are not limited to:
 Completed application form, available at the County or by clicking here.
 Proof of TOT registration.
 Fee: $665.10. Fees are charged per unit.
The County has specific information which must be demonstrated or included in the items listed above, including (but not limited to) specific parking requirements, occupancy calculations, and how to deal with unpermitted work. Feel free to contact our office to find out more about what is required, and how Hamilton Swift may be able to facilitate your application process.

WHAT IF I WANT ASSISTANCE OR HAVE MORE QUESTIONS?

If you are unclear on whether or not you are within the SADA, have questions about the requirements, are looking to hire someone to draw your plans, or would like to have someone else prepare and submit your application altogether – we are here to help! Hamilton Swift specializes in managing the preparation, processing, and management of any and all types of land-use applications. We also have a draftsman on staff for plan preparation needs.

For our pricing information and to request our services, please download our order form here

Please feel free to contact our office if you have any questions about this Ordinance and/or would like assistance with fulfilling the new requirements.

Water – An URGENT Concern Throughout The County

The Soquel Creek Water District (SQCWD) is considering enacting a moratorium on all construction that would lead to increased water use. This proposed moratorium would not only affect new development projects, but also remodels to existing structures that could lead to increased water usage (bedroom or bathroom additions for example).

In order to enact a moratorium, a ground water emergency has to be declared by SQCWD Board of Directors, with evidence provided by a hydrologist that “the groundwater overdraft threatens the public health, safety, and welfare of the community.”
SQCWD is holding a Public Hearing on June 3 at 6pm to consider the institution of a water moratorium. The hearing will be held at New Brighton Middle School’s PAC (250 Washburn Ave., Capitola, CA).

Prior to the moratorium hearing, on April 29 the Board will consider whether they will continue issuing Will Serve Letters prior to a decision on the pending water moratorium, a move that many consider a de facto moratorium. This hearing will be held in the Seascape Room at Seascape Resort, One Seascape Resort Drive, Aptos at 7pm.

SQCWD currently as asking customers within their district to voluntarily reduce their usage by 20%. This Fall, they will be implementing water rationing, allocating a water budget of 75 gallons per-person, per day for dwelling units. Separate allocations will be implemented for businesses, vacation rentals and other organizations. Those exceeding their monthly allotment will be subject to financial penalties.

The City of Santa Cruz Water Department is also implementing mandatory water rationing for households within their district. Beginning May 1, 2014, single family dwellings will be allotted 249 gallons per day, with multi-residential units being allotted anywhere from 124-174 gallons per unit depending on the total number of units in the complex. In addition to regular use fees, should a household exceed their allotted usage, fees from $25-$50 per excess cubic foot will be assessed. For more information, please click here.

Water is, and will likely always be, a very important issue, but never more so that during times of drought. We encourage the public to get involved, attend public meetings and voice their opinions on the matter.

Affordable Housing Nexus Study

The County of Santa Cruz is reconsidering the affordable housing requirement for commercial and residential development.

The County has begun to study the impact (nexus) of new commercial and residential development on the generation of new demand for affordable housing. Currently the County requires 15% of new residential units to be designated for people with low incomes. Previously there was no detailed analysis of the relationship between new development and its effects on demand for affordable housing. Recent court cases have invalidated the affordable housing requirements of some jurisdictions that did not complete a study of the nexus between new development and the demand for affordable housing. Commercial development currently is not obligated to pay an affordable housing impact fee. The methodology being used by the consultant to evaluate the nexus starts with an assumption that new low paying jobs that fill new commercial space will generate demand for new low income housing. The study commissioned by the County will evaluate the extent of this nexus and recommend a fee that would theoretically mitigate it.

Undoubtedly this would increase costs for commercial development. Some commercial developers have expressed concern that the creation of new commercial space and new jobs is part of the solution and not part of the problem. A new fee will only provide yet another disincentive for the development of new commercial space and new jobs.

Planning staff has indicated that the study could demonstrate that new housing units at different price points would have different levels of impact on the need for affordable housing. The basic assumption is that occupants of new houses will spend money at drug stores, supermarkets, etc. which pay relatively low wages and thus generate a need for more low income housing. The amount of money spent at stores and services will differ depending on the price of the home and the income level of the residents. Theoretically they argue that the fee or percentage requirement for some types of residential housing could be reduced.

If you are interested in learning more about this study or have input, don’t hesitate to contact the County Planning Department or your County Board of Supervisors. You can also contact John Swift at john@hamiltonswift.com for further information.

New Draft Sea-Level Rise Policy Guidance from the California Coastal Commission

The California Coastal Commission has put forth a draft Sea-Level Rise (SLR) Policy Guidance in an effort to address the important issue of sea level rise. The California Coastal Commission defines SLR as “…a local increase in the level of the ocean relative to the land, which might be due to ocean rise and/or land level subsidence.” In general terms, sea-level rise is the rising of the ocean level due to any number of causes, including the melting of the ice sheath. This guidance provides recommended steps for addressing sea-level rise in coastal planning and regulatory actions, which will affect how projects next to the coast are reviewed in the future.

The guidelines proposed in the Coastal Commission’s document are just that–guidelines. No regulation is being proposed at this time, though this may change as conditions along the coast change and as new science becomes available. These guidelines have been designed to complement existing Coastal Commission regulations. The guidelines are based on the National Research Council’s (NRC) 2012 projections for sea level rise.

What jurisdictions have implemented SLR projections?

Several jurisdictions within the area are already considering SLR when reviewing projects within the Coastal Zone. In a December 2013 letter to an applicant, Kent Edler, County Senior Engineer, indicated that Santa Cruz County has chosen a “mid-range” sea-level rise projection of 41.6-inches. This level falls within the middle of the Coastal Commission’s 17”-66” sea-level rise range for the coastal areas of California. While the County regulations have not yet changed, they are taking sea-level rise into consideration when reviewing current coastal projects. Per Mr. Edler, the County is currently working on revisions to the Geologic Hazards section of the County Code, but that revisions are not yet ready to be shared with the public.

The City of Santa Cruz recently adopted 2012 Climate Adaptation Plan incorporates some aspects of the Coastal Commission’s SLR guidelines. A copy of the Climate Adaptation Plan can be found here. City Senior Planner, Michelle King, states that the City will also be looking to the SLR guidelines when they update their Local Coastal Program (LCP).

How may these policy guidelines affect your coastal project?

General situations when Sea-Level Rise Analysis should be considered—if the project or planning site is:

• Currently in or adjacent to an identified floodplain
• Currently or has been exposed to flooding from waves
• Currently in a location protected from flooding by constructed dikes, levees, bulkheads, etc.
• On or close to a beach, estuary, lagoon, or wetland
• On a coastal bluff with historic evidence of erosion
• Reliant upon shallow wells for water supply

Each project will be evaluated on a case by case basis. For example, a project within the Coastal Zone Bonny Doon area would likely not be required to account for sea level rise, while a project along Beach Drive in Aptos would. Various components, such as the projected life of the project, projected rate of erosion, presence of wave action, geologic stability, etc would contribute to whether or not sea level rise should be part of the analysis for the project. More information on how sea level rise analysis may be triggered can be found in Appendix B of the Draft SLR Policy Guidance document or by clicking here. Calculations for SLR can also be found in this section.

What if your project is within a jurisdiction that does not have an updated LCP to include a discussion of sea level rise?

The project can be evaluated by the regulations of the existing LCP; however, should the project be brought before the California Coastal Commission, they may decide that a SLR analysis needs to be undertaken.

Updates to the Santa Cruz County General Plan and County Code are underway. According to Kent Edler, Environmental Planner with the County of Santa Cruz, the County is “currently in the process of updating our Safety Element and Geologic hazards ordinance and the issue of sea level rise and coastal bluffs will need to be addressed in the County’s regulations, which need to be approved by the Coastal Commission. We expect to hold a stakeholder meeting to discuss revisions of our regulations sometime during early 2014, at which time we will send out a notification”; however, no meeting has yet been scheduled.

As for the Coastal Commission, per Hilary Papendick (Statewide LCP Grant Manager and Coastal Program Analyst for the California Coastal Commission), “the CCC [sic] sea level rise team is currently working on compiling comments and updating the draft. Our tentative schedule is to release a final draft for public review in April and to take it to the Commission in May.”

Should you like to review the draft document, a copy of which can be found here. Our office will be keeping up-to-date on all any new developments. Please feel free to contact our office with any questions or concerns you may have.

Changes to the County of Santa Cruz Code & the Large House Ordinance Amendment

 

 

Several notable changes are underway to the Santa Cruz County zoning ordinance. The Board of Supervisors reviewed and heard the several changes at their most recent meeting on April 9, 2013. Some more significant than others, the majority of the items were approved as recommended by the Planning Commission and Planning Staff.

 

Changes to the ordinance include:

 

• Reducing the threshold for discretionary review of large dwellings from 7,000 square feet to 5,000 square feet (staff report and ordinance language here);

 

The Board approved as recommended by Staff and the change is now effective for properties located outside the Coastal Zone. The amendment still needs to be considered by the Coastal Commission to become effective inside the Coastal Zone.

 

•  Establishing permit requirements for agricultural hoop-houses as a type of greenhouse and modifying standards for greenhouses/hoop-houses by reducing zoning setbacks (staff report and ordinance language here);

 

The Board approved as recommended by Staff and the requirements are now effective for properties located outside the Coastal Zone. The amendment still needs to be considered by the Coastal Commission to become effective inside the Coastal Zone.

 

The ordinance amendments above (those approved at the April 9^th hearing) are effective immediately for properties outside of the Coastal Zone; in order to become effective for parcels inside the Coastal Zone, the amendments must first be approved by the Coastal Commission. The timing of Coastal approval depends on various factors including workload. According to the Ordinance, the amendments are not applicable to project applications that were deemed complete by Staff before the date of adoption (4/9/13).

 

Additional changes to the ordinance that are still in the works include:

 

• Introducing an Administrative Coastal Development Permit for minor development that is consistent with the County’s Local Coastal Program, requires no discretionary approvals other than a coastal development permit, and has no adverse effect on coastal resources or public access to the shoreline or along the coast. Also included are modifications to Coastal Development Permit requirements, exemptions, and exclusions (staff report and ordinance language here);

 

The Board continued this item to their next agenda, to be heard on May 21, 2013. Feel free to call our office after 5/21 for updates on the status of these changes.

 

• Reducing the inclusionary housing requirement from 40% to 25% for residential projects with more than four units, when the land is rezoned from non-residential to residential. Additionally, removing the inclusionary requirement for multi-family apartment rental housing (staff report and ordinance language here);

 

The Board approved Staffs recommendations to prepare amendments to the Ordinance reflecting these changes. Community meetings are expected to be part of this process. Once prepared, the amendments will need to go back to the Board for approval.

 

If you would like to know more about the ordinance amendments or are curious how the changes may affect your project, feel free to contact our office.

Santa Cruz County Water Efficient Landscape Ordinance (WELO)

In March 2013, the County of Santa Cruz Board of Supervisors adopted the Water Efficient Landscape Ordinance (WELO) in an effort to comply with State law which requires all local jurisdictions to enforce water efficiency standards for landscaping. The County explains that the overall goal of the WELO is to lower the County’s demand for water, particularly during the months of April through October, when water needs are at their highest.

Simply put, the WELO mandates that all landscapes installed with new buildings comply with the new water efficiency standards for landscaping (see exemptions below; most single-family residential infill projects will be exempt). Requirements include (but are not limited to) the preparation of a landscape plan by a certified/licensed professional, limits on high-water plants and turf, invasive plant control requirements, specifications for irrigation systems, and special requirements for streetscaping. The WELO also limits the quantity of water that may be used to irrigate landscaping.

The WELO applies to both residential and commercial projects. In order to obtain a building permit for new construction, a detailed Landscape Plan or a Water Efficient Landscape Application Checklist & Certificate must be submitted (Application Checklist & Certificate can be found here and here). To assist with calculating your irrigation water allowance, the County has developed an estimator (via Excel spreadsheet), which can be found here.

An eligible inspector (certified or licensed professional) must also be commissioned prior to landscaping installation and will inspect the process through completion.

The ordinance does, however, allow for projects to be exempt from the WELO if they meet certain criteria. Exempt projects include (Ordinance 13.13.030):

• Residential remodels, additions, and Second Units
• New residential buildings on parcels smaller than 10,000 square feet
• Landscaping area smaller than 2,500 square feet for a residential project
• Agricultural crops
• Edible plant areas within family or community gardens
• Ecological restoration projects
• Plants cultivated by botanical institutions
• Stormwater treatments
• Paddocks or pastures
• Artificial turf

For more information about the WELO, whether it applies to your project, and/or the requirements, feel free to contact our office.

County of Santa Cruz Updates: New Fees, New Procedures, New Website

New County of Santa Cruz Fees in Effect!

The County of Santa Cruz Planning Department has slightly modified their fees for the 2012-2013 fiscal year, which became effective at the end of August. While various fees have increased or remained the same, many fees have slightly decreased, though the differences are fairly insignificant. The biggest change or addition to the Planning Department’s Fee Schedule is the new “CUREC” fees (Construction Unpermitted-Recovery of Enforcement Costs), which are being enforced as of August 27, 2012.

According to the County, “Any person, who commences work which requires a building permit and is issued a stop work order or notice of violation, shall be subject to the CUREC (Construction Unpermitted-Recovery of Enforcement Costs) fee. This means that 100% of the Building and/or grading permit, processing, plan check and inspection fees shall be added to the basic fees associated with permitting the construction. Additional fees may be added as warranted for zoning and environmental permits, county counsel time, court costs and other non-building permit costs related to the resolution of the violation”.

The fee is enforceable by California Building Code (CBC) Section 109.4, which states that “any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee established by the Building Official that shall be in addition to the required permit fees.”

In other words, CUREC fees apply to projects that are issued a violation or stop-work order on or after August 27, 2012. Applications that are made to recognize unpermitted work on good faith, which do not have a violation or stop work order, are not subject to these fees.

If you own or are interested in a property which has unpermitted work, it may be beneficial to assess the cost of applying to either un-do or legalize the unpermitted work on “good-faith”, to avoid paying double fees if a violation (“red-tag”) or stop work order is ever issued. Please contact our office for additional information.

County Expedited Plan Check and Over-the-Counter Permits

In an effort to better serve the public and ease the permitting process for small projects, the County of Santa Cruz is now offering various over-the-counter permits and expedited plan checking for certain projects. Over-the-counter permits are permits that can be obtained without plan check or zoning review, and typically do not require plans (just the applicable form and payment of fee). Projects which qualify for expediting plan checking typically require three (3) sets of plans, and take 1-5 days to process.

Over-the-counter permits are available for:

• Re-roofs, replacement of windows, siding, sheetrock, and certain remodels that do not involve alteration of walls
• Decks less than 18” above grade (decks 18” – 12’ above grade require a site plan and review by zoning to check setbacks)
• Electrical, mechanical, plumbing
• Demolition
• Special Inspections

Expedited plan checking is available for:

• Small sheds, gazebos, trellises, sunrooms, and greenhouses less than 500 s.f.
• Residential remodels (with altered walls and no engineering)
• Photovoltaic (PV) systems (solar energy installations)
• Solar hot water systems
• Electrical vehicle charging systems
• Small residential additions, less than 500 s.f. (not requiring a soils report)
• Small tenant improvements (TI), less than 3,000 s.f. with no structural alterations

Feel free to contact our office if you have questions about these services and/or if your project may qualify.

New County Planning Department Website!

Launching sometime in the next week, the County Planning Department has designed a new website with some great new features, including a Building Permit Fee Estimate Worksheet for estimating your project fees online! The Planning Departments website can be found at: http://www.sccoplanning.com/ We look forward to the upgrades!