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| Project: |
Seaside Highlands
380 unit single family home subdivision |
| Location: |
City of Seaside, within the former Fort Ord |
| Client: |
KB Home South Bay |
| Builder: |
KB Home South Bay |
| Entitlements: |
Zoning and General Plan Amendment, Planned Development Permit, Development Agreement, Environmental Impact Report, Subdivision Map |
| Challenges: |
First private sector project within the boundaries of the former Fort Ord and subject to the Fort Ord Reuse Plan. We assisted the city in preparing zoning and general plan amendments to conform with the Reuse Plan, create new park facilities, create financing and infrastructure plans for police, fire and other city services and complete the review and approval of the city's largest residential project in decades. |
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| Project: |
1010 Pacific
112 unit, 6 story downtown apartment complex with ground floor retail |
| Location: |
City of Santa Cruz
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| Client: |
Pacific Union Apartments |
| Builder: |
Pacific Union Apartments |
| Entitlements: |
Design Permit, Planned Development Permit, Use Permit, Variance, Owner Participation Agreement, Development Agreement |
| Challenges: |
City staff initiated a zoning change that would have lowered the building height limit for the property. We prevented the height change and persuaded the city to accept and provide tax increment financing for the largest single residential building in downtown Santa Cruz. 40% of the units in the project are affordable. |
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| Project: |
Pacific Shores
208 unit apartment complex |
| Location: |
City of Santa Cruz |
| Client: |
Pacific Union Apartments |
| Builder: |
Pacific Union Apartments |
| Entitlements: |
Design Permit, Planned Development Permit, Use Permit, Coastal Permit, Owner Participation Agreement, Development Agreement, Environmental Impact Report |
| Challenges: |
Project is on an old industrial site adjacent to protected watershed, agricultural lands, open space and other environmentally sensitive areas. We resolved the environmental impact issues and persuaded the city to accept and provide tax increment financing for one of the largest apartment complexes in the city. 40% of the units in the project are affordable. |
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| Project: |
Westlake Cottages
16 townhouses and 6 condominiums |
| Location: |
City of Santa Cruz, near University of California |
| Client: |
Brooks Properties, LLC |
| Builder: |
Westlake Cottages, LLC |
| Entitlements: |
Design Permit, Planned Development Permit, Subdivision Map |
| Challenges: |
Neighbors sued and won a lawsuit stopping the prior project, which had been narrowly approved by the city council. After our client got control of the property, we obtained solid neighborhood support for, and persuaded a unanimous city council to accept a different project type. |
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| Project: |
Sunset Cove
112 unit single family home subdivision |
| Location: |
City of Watsonville |
| Client: |
Duc Housing Partners |
| Builder: |
Duc Housing Partners |
| Entitlements: |
Planned Development Permit, Subdivision Map |
| Challenges: |
We assisted with the acquisition and assembly of several parcels. Project was located in an area burdened by several large city impact fees for area infrastructure. To make the project feasible, we worked with the city to obtain significant fee reductions. |
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| Project: |
Branciforte Commons
53 unit apartment complex |
| Location: |
City of Santa Cruz |
| Client: |
Brooks Properties, LLC |
| Builder: |
Brooks Properties, LLC |
| Entitlements: |
Design Permit, Planned Development Permit, Use Permit, Variance |
| Challenges: |
Persuaded city council of benefits of very high density, small unit, in-fill apartment complex despite objections of adjacent health spa/retreat center and nearby anti-development neighborhood. Addressed environmental challenges associated with adjacent creek. |
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| Project: |
Skypark
Mixed Use Specific Plan with 180 home subdivision, public park and future commercial center |
| Location: |
City of Scotts Valley |
| Client: |
City of Santa Cruz, H & L Partners, KB Home |
| Builder: |
KB Home |
| Entitlements: |
Specific Plan, General Plan Amendment, Zoning Ordinance Amendment, Planned Development, Subdivision Map, Annexation |
| Challenges: |
We obtained the cooperation of private and public property owners for the creation of a unified financial and planning process. The largest parcel was a former municipal airport owned by one city but within the sphere of influence of another. Project approval required addressing concerns of the school district, adjacent industrial plant, California Department of Fish & Game, water district and Local Agency Formation Commission, among others. |
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| Project: |
Park Pacific
55 unit, 6 story downtown condominium with ground floor retail |
| Location: |
City of Santa Cruz |
| Client: |
Park Pacific, LLC |
| Builder: |
Not Yet Under Construction |
| Entitlements: |
General Plan Amendment, Zoning Ordinance Amendment, Planned Development, Design Permit, Condominium Map, Development Agreement, Owner Participation Agreement |
| Challenges: |
Persuaded the city to initiate eminent domain and then negotiated the acquisition of this underdeveloped site in prime redevelopment area. One of only five projects on Pacific Avenue in Santa Cruz whose height exceeds 50 feet. We obtained approval of zoning and General Plan amendments necessary for project feasibility. |
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| Project: |
Town Center Homes
46 townhouses |
| Location: |
City of Scotts Valley |
| Client: |
Brooks Properties, LLC |
| Builder: |
Not Yet Under Construction |
| Entitlements: |
Zoning Ordinance Amendment, Planned Development, Subdivision Map |
| Challenges: |
One of the first project applications under the city's recently adopted higher density zoning district and the first project within the boundaries of a newly adopted Specific Plan. We resolved conflicts between Specific Plan design standards, zoning district standards and development goals of client. |
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| Project: |
Seaview Ranch
350 unit single family/townhouse subdivision |
| Location: |
City of Watsonville |
| Client: |
Duc Housing Partners |
| Builder: |
Standard Pacific |
| Entitlements: |
Subdivision Map, Planned Development, Development Agreement |
| Challenges: |
One of the largest housing projects in the city. Located in an area burdened by several large city impact fees and a requirement for a high percentage of affordable housing. To make the project feasible, we worked with the city to obtain significant fee reductions and a feasible mix of attached and detached homes. |
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| Project: |
Reed Way Cottages
18 townhouses |
| Location: |
City of Santa Cruz |
| Client: |
Brooks Properties, LLC |
| Builder: |
Reed Way Cottages, LLC |
| Entitlements: |
Zoning Ordinance Amendment, Planned Development, Design Permit, Subdivision Map |
| Challenges: |
We obtained the support of the adjacent single family neighborhood for this medium density, attached housing project developed on a commercially zoned parcel. |
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| Project: |
Aptos Cottages
24 townhouses and 15 condominiums |
| Location: |
Town of Aptos, unincorporated Santa Cruz County |
| Client: |
Brooks Properties, LLC |
| Builder: |
Not Yet Under Construction |
| Entitlements: |
Zoning Ordinance Amendment, Planned Development, Subdivision Map |
| Challenges: |
One of the first properties in Santa Cruz County to be rezoned to a new high density/high affordable housing district. We negotiated financial agreements with the county to make the affordability level financially feasible and resolved concerns regarding neighborhood impacts and historic and riparian resources. |
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