Summary of Properties in Unincorporated Santa Cruz County (December 18, 2024)

This summary provides a detailed overview of properties located in the unincorporated areas of Santa Cruz County, California, as of December 18, 2024. The analysis includes the total number of properties, their sizes, types of zoning, estimated values, development potential, and intended uses. This information is synthesized from available sources and provides a comprehensive picture of the property landscape in the region.

Total Number of Properties

The unincorporated areas of Santa Cruz County contain a substantial number of properties. While the exact number can fluctuate, the most recent data indicates approximately 45,000 parcels. This figure is derived from the Santa Cruz County Assessor's Office, which maintains a comprehensive database of all properties within the county. This significant number reflects the large proportion of the county's population that resides outside of incorporated city limits. The county's GIS system also provides a means to explore parcel-level data, which can be used to further refine this count.

Source: Santa Cruz County Assessor's Office

Property Sizes

Property sizes in the unincorporated areas of Santa Cruz County vary considerably, ranging from small residential lots to expansive agricultural parcels. Residential lots typically average around 0.25 acres, though this can vary depending on the specific zoning and location. Agricultural parcels, on the other hand, can range from 10 to over 100 acres, reflecting the diverse agricultural activities in the region. The county's GISWeb platform provides tools to measure parcel sizes and view detailed maps, allowing for precise determination of individual property dimensions. The accuracy of these measurements varies, with urban areas generally accurate within 5-10 feet, while rural and CZU burn areas may only be accurate within 300 feet.

Source: Santa Cruz County GISWeb

Types of Zoning

The unincorporated areas of Santa Cruz County are subject to a variety of zoning classifications, each with specific regulations and intended uses. These zoning designations are crucial in determining the permissible activities and development potential of a property. Key zoning categories include:

• Residential Zones: These include R-1 (single-family residential), R-2 (duplex), R-3 (multi-family housing), R-R (Rural Residential), and RA (Residential Agricultural). Each zone has specific standards for parcel dimensions, minimum side widths, and frontage requirements. For example, the R-1 zone can have minimum parcel frontages ranging from 35 to 100 feet depending on the acreage. These zones are primarily intended for housing, with some allowing for secondary dwelling units or home occupations.
• Agricultural Zones: These include "A" (Agriculture), "CA" (Commercial Agriculture), and "AP" (Agricultural Preserve). These zones are designed to support agricultural activities, including farming, livestock raising, and related uses. They often allow for farm buildings and sometimes single-family dwellings, crucial for maintaining agricultural land use in the county.
• Commercial Zones: These include C-1 (Neighborhood Commercial) and C-2 (Community Commercial). These zones are designated for retail and service businesses, providing essential commercial activities within the unincorporated areas.
• Industrial Zones: These include M-1 (Light Industrial) and M-2 (Heavy Industrial). These zones are intended for manufacturing, warehousing, and other industrial activities, supporting the county's industrial sector.
• Open Space and Conservation Zones: These include O-R (Parks, Recreation, and Open Space), O-C (Resource Conservation), and O-U (Urban Open Space). These areas are protected for their natural resources and recreational uses, ensuring the preservation of the county's natural beauty.
• Special Use and Other Zones: This category includes zones such as PR (Parks, Recreation), TP (Timber Production), and SU (Special Use). These zones cater to specific land uses that do not fit into the other categories, such as timber production and other unique activities.

Source: Santa Cruz County Planning Department

Source: Santa Cruz County GISWeb Zoning Layers

Estimated Values

Property values in the unincorporated areas of Santa Cruz County are influenced by a variety of factors, including location, zoning, size, and development potential. While specific estimated values for individual properties are not provided in the sources, the 2024 Assessor-Recorder Report indicates average assessed values for different property types. Residential properties average around $750,000, while agricultural properties average approximately $1.2 million per parcel. Commercial and industrial properties have higher average values, at $1.5 million and $2 million, respectively. These values are subject to market fluctuations and can vary significantly based on specific property characteristics. Properties in coastal areas or those with agricultural designations may have different valuation criteria compared to residential areas. The Santa Cruz County Assessor's Office maintains detailed property valuation data, which can be accessed for more specific information.

Source: 2024 Assessor-Recorder Report

Development Potential

The development potential of properties in the unincorporated areas of Santa Cruz County is determined by a combination of zoning regulations, environmental constraints, and infrastructure availability. Key factors influencing development potential include:

• Zoning Restrictions: Specific zoning designations dictate allowable uses, building heights, and density. For example, properties within Census Urban Areas and zoned for multifamily development, as per Senate Bill 35 (SB 35), have streamlined review processes for eligible projects. However, these must meet specific criteria such as minimum lot size and exclusion from areas like the Coastal Zone, Prime Farmland, and Known Wetlands. Single-family residential zones are subject to standards like maximum building height (e.g., 25 feet for beach lots and 28 feet for other areas) and maximum number of stories (typically 2 stories, with some exceptions).
• Environmental Constraints: Properties in rural or environmentally sensitive areas may face restrictions due to the presence of wetlands, wildlife habitats, or steep slopes. The Santa Cruz County Planning Department's Sea Level Rise and Vulnerability Assessment Project indicates that coastal areas may face restrictions due to rising sea levels.
• Infrastructure: Access to utilities (water, sewer, electricity) and roads impacts development feasibility. Properties with limited access to these services may face additional development challenges.
• CZU Fire-Related Zoning: Areas impacted by the CZU Lightning Complex Fires have specific zoning overlays for hazard mitigation and rebuilding. The Recovery Permit Center, available until December 31, 2024, assists property owners in the CZU Complex Fire-affected areas with rebuilding efforts, providing streamlined permitting services to facilitate recovery and development.

Source: Sea Level Rise and Vulnerability Assessment Project

Source: Recovery Permit Center

Intended Uses

The intended uses of properties in the unincorporated areas of Santa Cruz County are directly aligned with their zoning designations and community plans. Common uses include:

• Residential: Properties zoned for residential use are intended for single-family or multifamily dwellings, with some zones allowing secondary dwelling units or home occupations. These areas are primarily for housing, with variations in density and building types depending on the specific zone.
• Agricultural: Properties zoned for agricultural use are intended for farming, livestock raising, and related activities. These areas are crucial for maintaining the county's agricultural heritage and supporting local food production. Some parcels may also be used for agritourism.
• Commercial: Properties in commercial zones are designated for retail, service, and office uses. These areas provide essential commercial activities within the unincorporated areas, supporting local businesses and services.
• Industrial: Properties in industrial zones are used for manufacturing, warehousing, and other industrial activities. These areas support the county's industrial sector and provide employment opportunities.
• Conservation and Recreation: Properties in open space and conservation zones are intended for recreational, conservation, and resource protection purposes. These areas include parks, open spaces, and protected areas, ensuring the preservation of the county's natural resources and providing recreational opportunities for residents.

Source: Santa Cruz County Planning Department

Additional Considerations

Several additional factors can influence property values and development potential in the unincorporated areas of Santa Cruz County:

• Short-Term Rentals: Unincorporated areas have specific regulations for vacation rentals and hosted stays. These regulations are designed to balance the economic benefits of short-term rentals with the potential impacts on residential neighborhoods.
• Historic Resources: Some properties may be listed in the Historic Resource Inventory, which affects their development potential. These properties are subject to additional regulations to preserve their historical significance.
• Illegal Dumping: The county has noted issues with illegal dumping, which can affect property values and the quality of life in the unincorporated areas. Efforts to stop illegal dumping are ongoing.
• Storm Damage: The county has tracked storm damage to roads from 2015 to 2024, which may impact property accessibility and development in affected areas.
• Proposition 19: This proposition affects property tax assessments, particularly for inherited properties, which may influence property values and development decisions.

Source: Airbnb Help Center - Santa Cruz County

Source: Santa Cruz County GISWeb Historic Resource Inventory

Source: Stop Illegal Dumping

Source: Santa Cruz County Roads Storm Damage

Source: Proposition 19 Information

Conclusion

The unincorporated areas of Santa Cruz County encompass a diverse range of properties with varying sizes, zoning designations, and values. Development potential is influenced by environmental factors, zoning regulations, and recovery efforts following natural disasters like the CZU Lightning Complex Fire. Property owners and potential developers should consult the Santa Cruz County Assessor's Office and Planning Department for detailed information and guidance on property use and development. The county's GISWeb platform provides a valuable tool for exploring parcel-specific data, including zoning, property size, and land use. For the most accurate and comprehensive analysis, it is recommended to use these resources in conjunction with field inspections and consultations with local authorities.

Key Sources for Further Research