By Jon Chown
The city of Scotts Valley has released the draft environmental impact report for the 2025 Town Center Plan, a project that would transform 58 acres of mostly vacant land near the center of the city into a walkable, mixed-use downtown district.
The 2025 update replaces the city’s 2008 Town Center Specific Plan. Much of the previously planned commercial space is now designated for sorely needed housing, bringing the plan more in line with the 2023 General Plan and California’s housing and climate goals.
It would allow up to 657 housing units, 82,000 square feet of commercial space, and 35,000 square feet of public or civic uses through 2045.
The draft EIR evaluates the plan’s environmental impacts and proposes mitigation measures for potential effects on air quality, biological resources, traffic and noise. Most impacts were found to be less than significant with mitigation, but three were deemed significant and unavoidable: greenhouse gas emissions during buildout; greenhouse gas emissions during operation; and increased vehicle miles traveled, which would add to traffic congestion, greenhouse gas emissions and air pollution. The EIR notes that while the plan incorporates pedestrian-friendly design and multimodal transportation options, overall emissions would still exceed the state’s 2045 carbon neutrality goal.
Much of the Town Center site is land once used by Skypark Airport. A few developments, such as the Hangar commercial project and nearby Blue Bonnet Lane housing, are there, but most of it is vacant. It’s that land, said Scotts Valley Mayor Derek Timm, that has held up the project for decades. It was owned by the city of Santa Cruz until Scotts Valley was able to purchase it in December for $7.75 million. The $1 million down payment for the purchase came from Community Project Funding secured by Congressman Jimmy Panetta. The city plans to sell portions of the property to developers to further foot the bill.
“For us, it was amazing moment to actually purchase that land,” said Mayor Derek Timm at the State of the City address in September. “We are building it with the city’s vision in mind, not the developers’. So that’s been a real shift in how we do this project.”
The updated plan emphasizes housing, community gathering spaces, and a pedestrian-friendly design. It focuses more on addressing regional housing needs. It also aligns with the reality that a lot of commercial and office space is sitting empty these days.
According to the EIR, officials hope the new plan will spur more investment and create a true town center where residents can live, shop, and gather.
During the State of the City address, Mayor Timm said the community wanted to see open streets, a place for community fairs, easy access around the center and other conveniences.
“It will be a wonderful gathering place for the community,” Timm said. “We are really excited to share it.”
According to the EIR, the plan “would not result in growth-inducing impacts beyond what was envisioned in the city’s General Plan,” because it’s an infill project. It would add local roadways that would improve traffic circulation and “support existing and new businesses, residents, and the overall community.”
To address other concerns, the city proposes measures such as preconstruction wildlife surveys, archaeological monitoring, limits on construction hours and equipment noise, and soil testing for potential contamination. Buildings in one area of the park would be limited to 50 feet in height and just 35-feet in height in others. This is because anything over 55 feet high would impact views of the prominent ridges surrounding the city. The plan also encourages energy-efficient building designs and a connected street network to reduce reliance on cars.
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The draft EIR will be circulated for public comment before a final version and the updated plan are presented to the City Council for consideration. You can view it online at https://scottsvalley.gov/CivicAlerts.aspx?AID=294.