Capitola City Council
February 8, 2024

REVISED 2/8/2024 3:30 PM
City of Capitola
City Council Meeting Agenda
Thursday, February 08, 2024 – 6:00 PM
City Council Chambers
420 Capitola Avenue, Capitola, CA 95010
Mayor: Kristen Brown
Vice Mayor: Yvette Brooks
Council Members: Joe Clarke, Margaux Morgan, Alexander Pedersen Regular Meeting of the Capitola City Council – 6 PM
All correspondence received prior to 5:00 p.m. on the Wednesday preceding a Council Meeting will be distributed to Councilmembers to review prior to the meeting. Information submitted after 5 p.m. on that Wednesday may not have time to reach Councilmembers, nor be read by them prior to consideration of an item.

1. Roll Call and Pledge of Allegiance
Council Members Joe Clarke, Margaux Morgan, Alexander Pedersen, Yvette Brooks, and Mayor Kristen Brown.

2. Additions and Deletions to the Agenda

3. Presentations
Presentations are limited to eight minutes.

A. Presentation from the Capitola Recreation Division on the Recreation Strategic Plan B. Presentation from the Police Department on the Police Chief's Advisory Committee C. Presentation from the Regional Transportation Commission Providing an Update on the Zero Emission Passenger Rail & Trail Project

4. Additional Materials
Additional information submitted to the City after distribution of the agenda packet.

A. Item 3B - Correspondence Received
B. Item 8B - Correspondence Received

5. Oral Communications by Members of the Public
Oral Communications allows time for members of the Public to address the City Council on any “Consent Item” on tonight’s agenda, or on any topic within the jurisdiction of the City that is not on the “General Government/Public Hearings” section of the Agenda. Members of the public may speak for up to three minutes, unless otherwise specified by the Mayor. Individuals may not speak more than once during Oral Communications. All speakers must address the entire legislative body and will not be permitted to engage in dialogue. A maximum of 30 minutes is set aside for Oral Communications.

6. Staff / City Council Comments
Comments are limited to three minutes.
1 City Council Meeting Agenda – February 08, 2024
City of Capitola Page 2

7. Consent Items
All items listed as “Consent Items” will be enacted by one motion in the form listed below. There will be no separate discussion on these items prior to the time the Council votes on the action unless members of the City Council request specific items to be discussed for separate review. Items pulled for separate discussion will be considered following General Government. Note that all Ordinances which appear on the public agenda shall be determined to have been read by title and further reading waived.

A. City Council Meeting Minutes
Recommended Action: Approve minutes from the regular meeting on January 25, 2024.

B. Fiscal Year 2024-25 Budget Calendar
Recommended Action: Approve Budget Calendar for Fiscal Year 2024-25.

8. General Government / Public Hearings
All items listed in “General Government / Public Hearings” are intended to provide an opportunity for public discussion of each item listed. The following procedure pertains to each General Government item: 1) Staff explanation; 2) Council questions; 3) Public comment; 4) Council deliberation; 5) Decision.

A. Wharf Resiliency and Public Access Project
Recommended Action: Receive a progress report on the Wharf Resiliency and Public Access Project.

B. Housing Element Update
Recommended Action: Provide preliminary direction to staff regarding amendments to Programs

1.6 and 1.7 of the recently adopted Housing Element that would provide additional incentives for Capitola Mall redevelopment, including a maximum height of 75 feet and an exception for parking garages from the floor area ratio calculation.

C. Strategic Plan Project Overview and Timeline
Recommended Action: Receive a consultant report on the process and workplan for the development of a five-year Capitola strategic plan.

9. Adjournment - Adjourn to the next regularly scheduled City Council meeting on February 22, 2024, at 6:00 PM.
_____________________________________________________
How to View the Meeting
Meetings are open to the public for in-person attendance at the Capitola City Council Chambers located at 420 Capitola Avenue, Capitola, California, 95010.

Other ways to Watch:

Spectrum Cable Television channel 8
City of Capitola, California YouTube Channel
To Join Zoom Application or Call in to Zoom:

Meeting
link: https://us02web.zoom.us/j/83328173113?pwd=aVRwcWN3RU03Zzc2dkNpQzRWVXAydz09 Or dial one of these phone numbers: 1 (669) 900 6833, 1 (408) 638 0968, 1 (346) 248 7799 Meeting ID: 833 2817 3113
2 City Council Meeting Agenda – February 08, 2024
City of Capitola Page 3
Meeting Passcode: 678550
How to Provide Comments to the City Council
Members of the public may provide public comments to the City Council in-person during the meeting.

If you are unable to attend in-person, please email your comments to [email protected] and they will be included as a part of the record for the meeting. Please be aware that the City Council will not accept comments via Zoom.

Notice regarding City Council: The City Council meets on the 2nd and 4th Thursday of each month at 6:00 p.m. in the City Hall Council Chambers located at 420 Capitola Avenue, Capitola.

Agenda and Agenda Packet Materials: The City Council Agenda and the complete Agenda Packet are available for review on the City’s website: www.cityofcapitola.org and at Capitola City Hall prior to the meeting. Agendas are also available at the Capitola Post Office located at 826 Bay Avenue Capitola. Need more information? Contact the City Clerk’s office at 831-475-7300.

Agenda Materials Distributed after Distribution of the Agenda Packet: Pursuant to Government Code §54957.5, materials related to an agenda item submitted after distribution of the agenda packet are available for public inspection at the Reception Office at City Hall, 420 Capitola Avenue, Capitola, California, during normal business hours.

Americans with Disabilities Act: Disability-related aids or services are available to enable persons with a disability to participate in this meeting consistent with the Federal Americans with Disabilities Act of 1990. Assisted listening devices are available for individuals with hearing impairments at the meeting in the City Council Chambers. Should you require special accommodations to participate in the meeting due to a disability, please contact the City Clerk’s office at least 24 hours in advance of the meeting at 831-475-7300. In an effort to accommodate individuals with environmental sensitivities, attendees are requested to refrain from wearing perfumes and other scented products.

Si desea asistir a esta reunión pública y necesita ayuda - como un intérprete de lenguaje de señas americano, español u otro equipo especial - favor de llamar al Departamento de la Secretaría de la Ciudad al 831-475-7300 al menos tres días antes para que podamos coordinar dicha asistencia especial o envié un correo electrónico a [email protected].

Televised Meetings: City Council meetings are cablecast “Live” on Charter Communications Cable TV Channel 8 and are recorded to be rebroadcasted at 8:00 a.m. on the Wednesday following the meetings and at 1:00 p.m. on Saturday following the first rebroadcast on Community Television of Santa Cruz County (Charter Channel 71 and Comcast Channel 25). Meetings are streamed “Live” on the City’s website at www.cityofcapitola.org by clicking on the Home Page link “Meeting Agendas/Videos.” Archived meetings can be viewed from the website at any time. 3 Capitola Recreation
Strategic Plan
February 13, 2020
Prepared by:

BluePoint Planning
1950 Mountain Blvd, #3
Oakland, CA 94611
4 Item 3 A.
5 Item 3 A.

The Strategic Plan
In 2019, the City of Capitola identified the need and opportunity to develop a strategic plan for the Capitola Recreation Division to direct future growth and to explore ways to expand recreation services to the community. This Strategic Plan was developed in collaboration with Division staff, a representative advisory group - “Core Team”, a community survey, and consultant assistance. The Strategic Plan was designed to do the following:
• Create a 5-year roadmap for the Recreation Division to meet community needs • Establish strategies to maximize the use and function of the parks and facilities • Identify which programs the Division should grow or add • Create connections and efficiencies with other City community services • Communicate the Division’s priorities to the community About Capitola Recreation District
The Recreation District serves the residents within the City of Capitola and the Soquel Unified Elementary School District, a population of approximately 25,000 people. The Recreation Division currently offers a robust Class program operating out of the Jade St Community Center and other sites around Capitola and the County. We provide Junior Guard and Camp Capitola summer programs for youth, field rentals, and coed softball. These programs have been the foundation of Capitola’s recreation division.

Process
The Strategic Plan was developed over a six-month period and included four meetings with the Core Team, a diverse group of community representatives, a community survey, and a workshop. Below is a graphic of the process. The next step is to develop the specifics of how and when to enact the Strategic Plan. • Establish Core
Advisory Team
• Gather information
& data
• Review Division
program schedules
August
October
• Division Mission &
Project Goals
• Needs & interests
• Launch Community
Survey
• Review Existing
Conditions
• Vision & Goals
• Initial Needs & Gaps
• Community Meeting
November
December
• Opportunities &
Recommendations
• Strategies
• Community Survey
Findings
• Draft Strategic Plan
• City Council
Presentation
• Final Strategic Plan
January/February
Core Team #1 Core Team #2 Core Team #3 Core Team #4
6 Item 3 A.

S.W.O.T. Analysis
Internal Division
Strengths & Weaknesses
External
Opportunities & Threats
An important part of the Strategic Planning process was to assess Strengths, Weaknesses, Threats and Opportunities (SWOT) of the Division. The staff as well as the Core Team helped to identify and uncover the most critical issues that needed to be considered in the Strategic Plan. The follow is a summary of those findings.

Strengths
Weaknesses Threats
Opportunities
• Junior guards program!
• Instructor model that enables lots of new
adult classes and programs
• Affordable and fun summer camp
• New afterschool program!
• Willingness to explore new ideas and
options
• Community center is used as efficiently as
possible
• Good relationship with the School District
• Potential to add more youth opportunities,
holiday camps, and cooking classes
• Expand Food Truck and similar events
• Build awareness of the programs and
Recreation Division
• Expand access with an updated fee
structure and subsidy program
• Partnerships with School and Library
• Putting parks, events and recreation
programming in one Division
• Potential new development
• The community has a lack of awareness
of the Recreation Division and its
programs
• Kids are “aging” out of the programs
and there are not enough programs for
teens and millennials
• The Division is not recession proof and
long-term economic sustainability
• Ensuring affordability and access for all
families and District residents.
• The community center needs to be
upgraded and its dividing walls aren’t
soundproof
• There are limited programs for youth,
particularly non-competitive ones
• The website is not as accessibility or
usable as needed
• Fee structure and lack of scholarship
program
• Parks and large events are separate from
recreation
• Division organization is not optimized for
best results and operation
7 Item 3 A.

Trends
Technology
Technology and digital access is
everywhere. Parks and recreation can use
technology and create places of respite
from being always on.
>> Creating a more intuitive website
to provide greater access to programs
and activities is a big opportunity as is a
future digital tools to find parks, activities,
rent facilities, or share information about
events.

Build community
Recreation sponsored events and
programs help to build a sense of
community and lasting connections to
fellow residents.
>> Optimizing the park space, and
increasing the number of events, will all
serve to bringing greater awareness to the
Division activities and enhancing the sense
of community.

Nature & Environment
Access to and appreciation of the
natural world and the importance of the
environment are strong trends that can be
amplified by programs and parks.
>> By bringing parks into the Recreation
Division, it offers the potential for classes
related to wildlife viewing, environmental
education classes, and creation of
amenities such as community gardens.

Intergenerational
Programs and activities that encourage
multi-generational activities are growing in
popularity and supporting deeper learning
by sharing experiences across age groups.
>> For Capitola this may mean programs
at the library pairing high schoolers with
older residents to help with computers, or
community events welcoming to all ages.

Health & Wellness
Access to parks and recreation directly
help improve a community’s health and
wellness, combating obesity, heart disease,
mental illness, and much more.
>> For Capitola this means integrating
opportunities for exercise in classes, in the
parks, for all ages and abilities. It also could
mean health related classes, or wellness
camps.

Art & Culture
Parks and recreation department are
integrating arts and culture into their
programming and parks, expanding
participation for all ages.
>> By consolidating Events into
the Recreation Division, there is the
opportunity to connect the Arts and
Culture Commission to the community
recreation community, enhancing both.

The Strategic Planning process included considering major local, regional,and national trends that the Plan should address in establishing a vision and goals. The following are the highlights of those trends 8 Item 3 A.

Currently, the Capitola Recreation District primarily develops and operates programs at the Capitola Recreation Center at Jade Park. In addition, the District manages the rental of fields for sports, summer camps, and the Junior Lifeguard program. Recently, they have started an afterschool program in partnership with the Soquel Elementary School District at the New Brighton Middle School.

Their programs include activities for adults and youth, as well as community events. Programs include youth and adult dance classes, a wide range of arts and crafts, music classes, adult wellness classes such as meditation, pilates and yoga, youth sports including skateboarding, and tennis. Community events include movies in the community center, clothing exchanges, and food truck nights.

District Population Characteristics
The District includes the City of Capitola and extends to the Soquel Elementary School District. Over 60% of the District’s population is within the ages of 25 to 64, with about 22% under the age of 19. The average annual median income of the District is $68,000, with the City of Capitola’s being substantially lower. The median age is 42, with an average household size of 2.43. As with many communities, the District is getting older, with fewer younger people. There are plans in the city for new housing, which will add population and likely attract some younger families.

Who uses the Programs now?
The Districts offers approximately 500 classes annually. The majority of participants are female over the age of 55. During the summer, the Division serves a larger number of youth, particularly with the Junior Guards and summer camp program. There is an opportunity for the District to broaden its appeal and increase the diversity of people who participate.

Program Statistics
District Recreation Programs
9 Item 3 A.

District Parks and Other Providers
Capitola District or City Facility
County or other Government Provider
School District Facility
Commercial Fitness Provider
10 Item 3 A.
11 Item 3 A.

Capitola Recreation & Park Division
Strategic Plan Framework
The Capitola Recreation & Parks Division is committed to providing safe, affordable, intergenerational, and fun recreational activities and facilities to support the health and well-being of people of all backgrounds and ability levels.

We provide recreation programs and facilities that are progressive, evolve, and are responsive to the needs of the entire community.

CommunityOriented
Respond and
anticipate
community needs,
informing and
shaping programs
for all.

Collaborative
Work hand and
hand with city and
regional partners
to provide the best
services possible.

Innovative
Strive to
incorporate
innovative thinking
in all aspects of the
operation of the
division.

Efficient
Use resources,
facilities, and staff
efficiently to get
the greatest benefit
possible.

Affordable
Provide a range of
opportunities for all
residents that are
affordable and fully
accessible.

Our Mission
Our Vision
Our Values
Goal 1: Efficient & Effective Division
By 2022, transform the division into an umbrella organization for programming parks, events, and recreation that is resourced, efficient, and effective.

Goal 2: Affordable & Accessible
Annually update and refine recreation programs and event offerings to ensure they are balanced, relevant, affordable, and accessible to all community members, regardless of age, socio-economic status, or ability.

Goal 3. Maximize Facilities
By 2022, complete an assessment of all city recreation and park facilities and prioritize renovations, additions, and ongoing maintenance to maximize function and flexibility to support the Division’s mission.

Goal 4. Partnerships
In 2020, establish partnership agreements with the school district, library and other city organizations to secure use of facilities and shared use to expand ability to provide a range of services. 12 Item 3 A.
13 Item 3 A.

Key Initiatives
Add Park to the Recreation Division
Currently Capitola Parks are housed under
Public Works. The Strategic Plan has identified
moving Parks in to the Recreation Division
as a key initiative to help better serve District
residents. The proposal would ensure that
parks are continued to be maintained by Public
Works, with the Recreation Division overseeing
their management in support of programs,
programming, and in collaboration with Public
Works identifying future enhancements to
improve function and use. This change would
increase the activation, use, and function of the
parks.

Integrate Events Staff into the
Recreation Division
Major events in Capitola are primarily managed
by a single staff person within the Arts and
Culture Commission that is separate from the
Recreation Division. This move would help to
improve coordination and align with other City
events operated out of Recreation. Further,
uniting these efforts in one Division will allow
for better communications to the community
and awareness of the events.

Streamline Recreation Division
Organization
The Recreation Division has not had a
comprehensive update of staffing titles,
positions, and structure for a long time. The
result has been a reduction in efficiencies
and lack of ability to operate effectively. The
addition of Events and Parks, and the plan for
future growth offers the right time to reassess
the structure and to develop one more in line
with a modern recreation department.
14 Item 3 A.

Goal 1: Efficient & Effective Division
By 2022, transform the division into an umbrella organization for programming parks, events, and recreation that is resourced, efficient, and effective.

Goal 1. Strategies
S.1.1 Plan for the operational needs of City organized events and assure they are appropriately resourced by incorporating into the Division in coordination with the Art & Cultural Commission as appropriate.

S.1.2 Develop a process for Recreation to incorporate programming and enhance community participation in Parks in coordination with the Public Works Department.

S.1.3 Evaluate Division’s role in the issuance of Special Event Permits in coordination with the Police Department.

S.1.4 Build a new Division organization, including incorporating the addition of Events and Parks, clearer job titles, and resources to support activities.

S.1.5 Establish budgetary parameters for a new department structure and needs for fundraising, grants, and general fund allocations. 15 Item 3 A.

Goal 2: Affordable & Accessible
Annually update and refine recreation programs and event offerings to ensure they are balanced, relevant, affordable, and accessible to all community members, regardless of age, socio-economic status, or ability.

Goal 2. Strategies
S.2.1 Establish a cost recovery policy that enables more affordable access to programs for all residents of all ages with reasonable fees, scholarships, and revenue generation targets.

S.2.2 Explore need and roles of a Committee Advisory Group to provide input and feedback on new programs and activities and to support relevant and valuable services.

S.2.3 Expand and develop relationships with educational organizations outside of the City to promote internships and increase availability of teen programs.

S.2.4 Optimize the use of parks, facilities, and partner locations to pilot and offer programs throughout the City.

S.2.5 Systematically evaluate and update programs and program offerings to ensure that they serve the community as a whole.
16 Item 3 A.

Goal 3. Maximize Facilities
By 2022, complete an assessment of all city recreation and park facilities and prioritize renovations, additions, and ongoing maintenance to maximize function and flexibility to support the Division’s mission.

Goal 3. Strategies
S.3.1. Inventory existing City Recreation and Parks and Facilities, survey the community and conduct a Needs Assessment.

S.3.2 Prioritize facility upgrades to support program offerings, improve efficiencies, and broaden services to the community.

S.3. Identify and help develop additional park facilities and recreation programs associated with new developments or other available resources. 17 Item 3 A.

Goal 4. Partnerships
In 2020, establish partnership agreements with the school district, library and other public organizations to secure use of facilities and shared use to expand ability to provide a range of services.

Goal 4. Strategies
S.4.1 Cooperate with School District to establish a long-term memorandum of understanding (MOU) regarding the shared use and programming of City and District facilities.

S.4.2 Establish a MOU with the library for programming and use of facilities at the new Capitola Library.

S.4.3 Foster relationships with other public and private recreation, event, and park providers to coordinate and amplify opportunities to serve residents.

S.4.4 Pursue grants and other funding with partners, building on the benefits of shared resources and cooperative services.
18 Item 3 A.
19 Item 3 A.

Presentation | City Council | February 13, 2020 to February 8, 2024 Capitola Recreation Division Strategic Plan Report
20 Item 3 A.
2 Background
• FY 20/21 was first year of a five-year plan
• FY 24/25 final year
• Created roadmap for Recreation Division for
what Community wants and needs
• Strategic Plan comprised of Framework, 3 Key
Initiatives and 4 Goals
• 3 to 5 strategies for accomplishment
• COVID-19 Pandemic adjusted strategies and
provided opportunities for growth of Division
FY 20/21 FY 24/25
21 Item 3 A.
3 22
Item 3 A.
4 Goal 1: Efficient & Effective Umbrella Organization
By 2022, transform the department
into an umbrella organization for
programming parks, events, and
recreation that is resourced,
efficient, and effective.

Mandalas class with Michele Faia, Adult classes
23 Item 3 A.
5 Goal 2: Affordable &
Accessible
Annually update and refine
recreation programs and event
offerings to ensure they are
balanced, relevant, affordable,
and accessible to all community
members, regardless of age,
socio-economic status, or ability.

Afterschool program, May 5, 2023
24 Item 3 A.
6 Goal 3. Maximize Facilities
By 2022, complete an
assessment of all city recreation
and park facilities and prioritize
renovations, additions, and
ongoing maintenance to
maximize function and flexibility
to support the Division’s mission.

Food Truck Fridays, Monterey Ave Park
25 Item 3 A.
7 Goal 4. Partnerships
In 2020, establish partnership
agreements with the school
district, library and other public
organizations to secure use of
facilities and shared use to
expand ability to provide a range
of services.
26 Item 3 A.
8 Staff for Art &
Cultural
Commission
Key Initiative:

Kelly Barreto
Community
Center MOU
Treasure Cove
at Jade St
Park
Special Event
Permit review
and Park
Permit
Staff for Art &
Cultural
Commission
Key Initiative:

Kelly Barreto
Community
Center MOU
Treasure Cove
at Jade St
Park
Special Event
Permit review
and Park
Permit
Current
Reflections of
2020 Art
Contest
Coordinated
Sponsorship
Recruitment
Event &
Program
Calendar
Coordination
Recreation
Coordinator
Roles
Reflections of
2020 Art
Contest
Coordinated
Sponsorship
Recruitment
Event &
Program
Calendar
Coordination
Recreation
Coordinator
Roles
Community
Center Needs
Stand alone
program
Staff structure
limited
program
development
Community
Center Needs
Stand alone
program
Staff structure
limited
program
development
Before 2020
27 Item 3 A.
9 Classes, Community Center, and Promotions
Before Current • Expansion of
Recreation
Catalog: Support
City-wide activity
• Youth Classes
• Adult Class (7 days
a week)
• Communityfocused rental
schedule
• JULY IS:

Collaboration with
local P&R
agencies
• CPRS Agency:

Two District Board
Members
• Pandemic ZOOM
classes
• Community
Connection: Build
Social Media,
Virtual Rec Center • Senior
programming/ IT
support • In-house graphic
design: support
City-wide events
• In Person Classes
return Fall 2021
• Adult Classes
(Weekdays)
• Occasional
Community Center
Rentals
• Old recreation
branding/logo
• Seasonal
Recreation
Catalog
28 Item 3 A.
10 Before Current
Off-site Camp Capitola
for Elementary schools
Distance Learning
K-8th grade
Out of School Time
(OST)
Enrollment 67%
670 campers
ACA maintained
Lil campers 4-5yr
Around Town 11-14yrs
~400 campers
6-12yrs
ACA Accreditation
Camp Capitola
30 Jr leaders
Enrollment has doubled
Focused on Professional
development
14-17yr
15 per summer
Camp Capitola
Jr Leader Prog
Serving 1-5th & 6-8th
Over 30 students
Increased enrichment
programs
Soquel & Main St
Elementary
Middle School
students only
Afterschool Rec Club
@ NBMS
K-5th School Break Camps New Camp 2023 grade
29 Item 3 A.
11 Before Current
Summer: 20
Fall-Spring: 8
Afterschool Rec Club,
School break camps &
Parents night out
events
Summer: 10
Fall-Spring: 4
Seasonal
Staff
SUESD Grant
Go Kids & ECYP Fund
RRM
Available to all Youth
Programs
Capitola Foundation
Application Review
Capitola Foundation &
Jr Guard Parents Club
Scholarship
s
Meeting with Library for Camp field trips Afterschool field trips summer programs
Library
Parents Night Out
July Family Fun Day events
4 Food truck events
Movies at CC
Small
Events
30 Item 3 A.
12 Before Current
1 Full Time
3 Seasonal
Admin Staff 1 Seasonal 2 Seasonal
Seasonal Staff 20 Instructors 11 Instructors 32 Lifeguards LG Training Contracted CFD Contracted CFD Ran by City Staff Operated by City
Staff
Beaches Closed
to public use
Contracted to
SCFD
Tower
Operations

USLA, CSLSA, CFD,

SCFD, HBP, CG,
and more
Central Fire, &
Santa Cruz Fire
Central Fire
District
Collaboration &
Partnership
Over 8,000 +
public served, &
community
outreach projects
Beaches Closed
to public use
>1,500 members
of the public
served
Community
Outreach
Capitola Lifeguard Service
31 Item 3 A.
13 Before Current
Junior Guards 1,000 Participants >400 Participants 1,000 Participants Job Skills, Lifesaving
Education, Sport
Dual Purpose
Education & Sport
Curriculum Sports Oriented
Capitola JG
Parents Club,

CBLSA, USLA,
CSLSA, Local JGs
Capitola JG
Parents Club
Capitola JG
Parents Club
Collaboration &
Partnership
Equity Swim
Program,
Scholarship
Virtual Junior
Guards,
Scholarship
Community Scholarship
Outreach
Capitola Junior Guards
32 Item 3 A.
14 What’s left for FY 24/25?
Key
Initiative:

Add Parks
Key Initiative:

Streamline
Organization
Identify Next
Opportunities:

City’s
Strategic Plan
33 Item 3 A.
15 Questions
34 Item 3 A.

CAPITOLA POLICE CHIEF’S ADVISORY

COMMITTEE (CAC) REPORT FOR CITY COUNCIL
Andrew Dally, Chief of Police
35 Item 3 B.

BACKGROUND AND TIMELINE OF CAC
CAPITOLA POLICE CHIEF’S ADVISORY COMMITTEE
 Goal of Developing a Capitola Police Chief’s Advisory Committee  Conducted research, developed a policy (217), application process and began recruitment
 1
st Recruitment in October 2023 – Received 8 applications – realized we needed more outreach & diversity
 2
nd Recruitment – October 2023 through December 2023 - Received 11 new applications
 Policy 217.4 allows for more recruitment
 January 2024 - Conducted Interviews
36 Item 3 B.

RECRUITMENT EFFORTS
CAPITOLA POLICE CHIEF’S ADVISORY COMMITTEE
 Reopened recruitment for another 2 months concentrating on Capitola’s diverse community members
 Broadened the scope of applicants to allow for Capitola’s “sphere of influence” to apply (Capitola, Live Oak, Soquel and Aptos)
 Translated application and promotional materials into Spanish. English and Spanish applications were made available on City website and on all social media platforms.  Published information in local newspapers in English & Spanish  Posted info at City buildings and kiosks, Capitola Community Center, Capitola and Live Oak Libraries, mobile home parks, and service industry locations. 37 Item 3 B.

COMMUNITY GROUPS
CAPITOLA POLICE CHIEF’S ADVISORY COMMITTEE
Staff communicated directly with:

Santa Cruz County Diversity Center
Bay Avenue Senior Center
Service/Construction Union Groups
Latinx Community Groups
NAACP
Cabrillo College
Faith-based Organizations
Family Resource Groups (United Way, First Five)
Mental Health Groups (NAMI, Alcoholics Anonymous, Narcotics Anonymous) 38 Item 3 B.
2024 CAPITOLA POLICE CHIEF’S ADVISORY COMMITTEE
 Enrique Domo – Capitola resident, works at NBMS, coach, drives a school bus, works security in the village
 Heidy Kellison – Capitola resident (part-time) and volunteer  Linda Smith – Capitola resident and volunteer
 Matt Arthur – Capitola resident and business owner
 Robin Lasser – Capitola resident, Brookvale Terrace HOA board member, senior advocate
 Shannon McLeod – Capitola resident, raised family in Capitola, education background (St Francis and Archbishop Mitty), worked at CVS as Pharmacy Tech  JoAnn Segrue – Soquel/Aptos resident, the perspective of LGBTQIA+, served on several boards including the Sheriff Advisory Board
 Elaine Johnson – Live Oak resident, President of Santa Cruz NAACP 39 Item 3 B.

RECOMMENDATIONS AND QUESTIONS
CAPITOLA POLICE CHIEF’S ADVISORY COMMITTEE
Receive report about selection of Capitola Police Chief’s Advisory Committee members
40 Item 3 B.

ZERO EMISSION

PASSENGER RAIL

AND TRAIL PROJECT
Project Update and
Purpose and Need Statement
February 8, 2024
41 Item 3 C.

Background
2 • 2012: RTC acquired the Santa Cruz Branch Rail
Line (SCBRL)
• 2021: Preferred scenario identified high-capacity
zero emission passenger rail with a multi-use
bicycle and pedestrian trail along the SCBRL
• 2022: RTC solicited proposals to develop the
project concept and environmental documentation
• 2023: Contract awarded to HDR team and work
began on the Project Concept Report
42 Item 3 C.

Project Overview
• New high-capacity
passenger rail service
and stations on
approximately 22 miles
of the Santa Cruz Branch
Rail Line (SCBRL)
• 12 miles of Coastal Rail
Trail: Segments 13-20
and the Capitola Trestle
reach (Segment 11,
Phase 2)
43 Item 3 C.
4 44
Item 3 C.

Preliminary Purpose and Need
Statement
Summarizes the needs and constraints that drive the
development of the proposed project and the priorities in the development of project alternatives.
45 Item 3 C.

Preliminary Project Needs
6 Identifies mobility, accessibility and community
concerns, including:
• Diverse transportation needs not fully met
• Slow transit travel times
• Insufficient alternative travel options
• VMT and GHG reduction mandates
• Bicycle and pedestrian linkages
46 Item 3 C.

Preliminary Project Purpose
7 Identifies opportunities to address the needs and benefit the community, including:
• Provide increased access to accessible and reliable public travel options
• Improve transit connections
• Integrate with plans for future land use
• Reduce transit travel times and improve system reliability • Enhance bicycle and pedestrian connectivity and safety • Promote alternative transportation modes
• Reduce vehicle miles traveled and associated GHG emissions 47 Item 3 C.

Upcoming Public Engagement
• Project Information at sccrtc.org/zeprt
• Stakeholder Briefings
• Virtual and In-Person Open House
Meetings
• Presentations at Partner Agency Meetings
in February/March
Feedback will be used to inform purpose
and need and ongoing project
development.
48 Item 3 C.
9 Next Steps
49 Item 3 C.

Thank you!
50 Item 3 C.
1 Gautho, Julia
From: John <[email protected]>
Sent: Monday, February 5, 2024 10:20 AM
To: Goldstein, Jamie ([email protected]); Dally, Andrew ([email protected]); City Council
Subject: Police Committee
Follow Up Flag: Follow up
Flag Status: Flagged
Hello,
I applaud the new Police board. I see it doing great things. The lack of people under 50 on it is depressing but Capitola is what it is.

However, the lack of any renters represented (number might just be zero but that seems unlikely), in a city where the majority of residents are renters and where renters’ voices are historically underrepresented on local boards, imo will be a public percepƟon problem that will be consistently brought up in relaƟon to its efforts.

Add a renter is my suggesƟon. Ideally the board would mirror the city populaƟon and be over 50% renters but that’s a hard pull here with our lack of parƟcipaƟon in local civics. 1-2 renters solves this issue. (2 truly solves it).

Warmly JM
51 Item 4 A.
1 Gautho, Julia
From: michael routh <[email protected]>
Sent: Friday, February 2, 2024 4:09 PM
To: City Council
Subject: MGP Property height limit
Follow Up Flag: Follow up
Flag Status: Flagged
Mayor and Council members,
I have some quesƟons regarding the proposed changes to the Housing Element as it relates to the Capitola Mall site.

MGP claims without the height increase from 50' to 75' it is not economically feasible to develop 853 units on the unencumbered developable land under MGP ownership. They are requesƟng the zoning code be amended to allow this height increase.

Has the city or any city hired consultant completed an economic analysis to determine if the MGP asserƟons are valid? Perhaps this has been done, but if not, it would seem to be a logical step before granƟng a 50% increase in building height that will forever change the character of 41st Ave and open the door to increased densiƟes and height the length of the Avenue.

When current MGP land encumbered by lease agreements becomes free to be redeveloped into other commercial uses or addiƟonal housing, will a 75' height limit also apply to those areas of MGP property? Respecƞully,
Mick Routh
Sent from my iPad
52 Item 4 B.

Capitola City Council
Agenda Report
Meeting: February 8, 2024
From: City Manager Department
Subject: City Council Meeting Minutes
Recommended Action: Approve minutes from the regular meeting on January 25, 2024.

Background: Attached for Council review and approval are the draft minutes from the regular City Council meeting on January 25, 2024.

Attachments:

1. Minutes
Report Prepared By: Julia Gautho, City Clerk
Approved By: Jamie Goldstein, City Manager
53 Item 7 A.

City of Capitola
City Council Meeting Minutes
Thursday, January 25, 2024 – 6:00 PM
City Council Chambers
420 Capitola Avenue, Capitola, CA 95010
Mayor: Kristen Brown
Vice Mayor: Yvette Brooks
Council Members: Joe Clarke, Margaux Morgan, Alexander Pedersen Closed Session – 5 PM
i. CONFERENCE WITH LABOR NEGOTIATORS (Gov. Code § 54957.6) Negotiator: Mark Wilson, Labor and Employment Practice, Burke, Williams, & Sorensen, LLP Employee Organizations: Association of Capitola Employees, Police Officers Association, MidManagement Employees, Confidential Employees, Police Captains, and Management Regular Meeting of the Capitola City Council – 6 PM

1. Roll Call and Pledge of Allegiance – The meeting was called to order at 6:03 PM. In attendance: Council Members Clarke, Morgan, Pedersen, Brooks, and Mayor Brown.

2. Additions and Deletions to the Agenda – None

3. Presentations
A. Amber Rowland, General Manager of the Santa Cruz County Animal Services Authority, provided a presentation on the Santa Cruz County Animal Services Authority.

4. Report on Closed Session – The City Council met and discussed one item on the Closed Session agenda. No reportable action was taken.

5. Additional Materials
A. Item 9B – 7 emails were received & staff corrected Attachments 1 and 3 in the agenda packet.

6. Oral Communications by Members of the Public
 James Whitman, resident, spoke about elections and civil unrest.

7. Staff / City Council Comments
 City Manager Goldstein provided updated information on the state funding for Items 8C, 8D, and 8E.
 Community Development Director Herlihy provided an update on the Housing Element submission.
 Council Member Pedersen inquired about the possibility of including bicycle/pedestrian access enhancements within the proposed Stockton Bridge agreement in Item 8E. City Manager Goldstein confirmed that it was possible to include that in the scope of work.  Council Member Clarke thanked the Public Works Department for their efforts to improve pedestrian safety at the Bay Avenue/Hill Street intersection.

8. Consent Items
54 Item 7 A.

City Council Meeting Minutes – January 25, 2024
City of Capitola Page 2
A. City Council Meeting Minutes
Recommended Action: Approved minutes from the regular meeting on January 11, 2024.

B. City Check Registers
Recommended Action: Approved check registers dated December 22, 2023, January 5, 2024, and January 12, 2024.

C. Capitola Wharf Resiliency Project Funding
Recommended Action: Adopted Resolution No. 4355 authorizing the acceptance of grant funds from the California Natural Resources Agency for the Capitola Wharf Resiliency and Public Access Project, authorizing the City Manager to execute the grant agreement on behalf of the City, and amending the FY 2023-24 Adopted Budget.

D. Community Center Renovation Project Funding
Recommended Action: Adopted Resolution No. 4356 authorizing the acceptance of grant funds from the California Natural Resources Agency (CNRA) for the Community Center Renovation Project, authorizing the City Manager to execute the grant agreement on behalf of the City, and amending the FY 2023-24 Adopted Budget.

E. Stockton Bridge Debris Mitigation Project Design
Recommended Action: Authorized the City Manager to execute a Professional Services Agreement with CSW/Stuber-Stroeh Engineering Group, Inc. in an amount not to exceed $125,343 to conduct a comprehensive feasibility study and create design documents for mitigating debris on Stockton Bridge in substantially similar form, as approved by the City Attorney, as the attached agreement.

Motion to approve the Consent Calendar: Vice Mayor Brooks Seconded: Council Member Morgan
Voting Yea: Council Members Clarke, Morgan, Pedersen, Vice Mayor Brooks, Mayor Brown

9. General Government / Public Hearings
A. New Brighton Middle School Field Restoration Project Recommended Action: Received presentation regarding New Brighton Middle School Field Restoration Project.

Scott Turnbull, Superintendent of the Soquel Unified Elementary School District, presented the staff report.

B. Conceptual Review for Senior Living Facility at 3720 Capitola Road and 1610 Bulb Avenue Recommended Action: 1) Provided feedback on the conceptual plans for a 93-unit senior assisted-living facility and assessed the community benefits of the project pursuant to Capitola Municipal Code Chapter 17.88; and 2) considered authorizing the Mayor to sign a letter of support for the annexation of 1610 Bulb Avenue into Capitola City limits to the Local Agency Formation Commission.

Brian Froelich, Senior Planner, presented the staff report.

Council Member Pedersen requested that the tree planting mitigation program be brought back before the City Council for discussion at a later date.

Public Comments:
 Shalom Compost, resident, requested that the large trees be maintained in the project.
 The project applicant spoke about why Capitola needs senior living. 55 Item 7 A.

City Council Meeting Minutes – January 25, 2024
City of Capitola Page 3
 Caroline Cuspa, Bulb Avenue resident, voiced concerns about the proposed project and the lack of representation from the Santa Cruz County Board of Supervisors.
 Speaker shared concerns about lack of “local hire” labor requirements for this project.
 Jennifer Gallagher, Bulb Avenue resident, voiced concerns about the project.  Kim Friedland, Bulb Avenue resident, voiced concerns about the project.  Mikey Price, Bulb Avenue resident, voiced concerns about the project and opposed the annexation of the Bulb Avenue property.
 James Whitman, resident, voiced concerns about the cell tower energy at the project location.
 Vic Klauser, Bulb Avenue resident, voiced concerns about the project.  Jason Wagermarsh, Bulb Avenue resident, voiced concerns about the project.  Melissa Pence, project architect, provided clarification about the parking calculations for the project.
 Bulb Avenue resident voiced concerns about the impact of the project on residents.
 Don Mosgard, Bulb Avenue resident, voiced concerns about the project.  Ron Goad, Bulb Avenue resident, voiced concerns about the project.

City Council conceptual design feedback included comments on size of the structure, parking concerns, affordability of the services offered, lack of community benefit, and a request for the application to create a more welcoming environment for senior residents.

C. Transient Occupancy Tax Audit Update
Recommended Action: Received report and provided direction to staff.

Finance Director Malberg presented the staff report.

City Council discussion included deliberation on the merit of assessing penalties on the outstanding taxes and the importance of educating hotel operators of the applicable ordinances.

Motion to direct staff to waive outstanding transient occupancy taxes and work with hotel operators regarding future collections: Vice Mayor Brooks Seconded: Council Member Clarke
Voting Yea: Council Members Clarke, Morgan, Vice Mayor Brooks, Mayor Brown Voting Against: Council Member Pedersen

10. Adjournment – Adjourned at 8:22 PM to the next regularly scheduled City Council meeting on February 8, 2024, at 6:00 PM.
____________________________
ATTEST: Kristen Brown, Mayor
____________________________
Julia Gautho, City Clerk
56 Item 7 A.

Capitola City Council
Agenda Report
Meeting: February 8, 2024
From: Finance Department
Subject: Fiscal Year 2024-25 Budget Calendar
Recommended Action: Approve Budget Calendar for Fiscal Year (FY) 2024-25.

Background: The Capitola Municipal Code requires the City to prepare and disseminate a budget calendar on or before March 1 of any fiscal year. The attached draft calendar provides dates for budget study sessions, hearings, meetings, and other significant budget events.

Discussion: Staff has prepared the attached draft Budget Calendar for FY 2024-25. The budget cycle begins with a City Council Goal Setting Workshop on March 6, 2024. This meeting will focus on establishing the FY 2024-25 Budget Principles and Goals. The budgeting principles and goals will serve to guide staff’s preparation of the Proposed Budget.

Pursuant to this calendar, the Proposed Budget will be distributed on Friday, May 3, 2024, and the presentation of the City Budget is scheduled for a Special Meeting on Thursday, May 16, 2024. This is a tentative schedule that may be changed as necessary by the City Manager and/or City Council. Some meetings may be cancelled if they become unnecessary based on prior sessions.

Fiscal Impact: None
Attachments:

1. FY 2024-25 Draft Budget Calendar
Report Prepared By: Jim Malberg, Finance Director
Reviewed By: Julia Gautho, City Clerk
Approved By: Jamie Goldstein, City Manager
57 Item 7 B.

CITY OF CAPITOLA
BUDGET CALENDAR – 2024-25 FISCAL YEAR
The City Manager and/or the City Council may change this tentative schedule.

NOTE: Some meetings may be cancelled if they become unnecessary based on prior sessions.

Meeting
Date
2024
Week/Day Nature of Meeting Description
March 6 1
st Wednesday *Special
City Council
Establish Budgeting Principles / midyear presentation
March 19 3
rd Tuesday Finance Advisory Committee Finance Advisory Committee to discuss Budget Principles
April 4 1
st Thursday Planning Commission Planning Commission review of the Capital Improvement Program (CIP)
May 3 1
st Friday N/A Proposed budget distribution
May 14 2
nd Tuesday Special Finance Advisory
Committee
Finance Advisory Committee to
discuss proposed Budget and draft
recommendations to Council
May 16 3
rd Thursday *Special
City Council
Presentation of City Operating & CIP
Budgets
May 21 3rd Tuesday Finance Advisory Committee
Finance Advisory Committee to
discuss proposed Budget and make
recommendations to Council
May 23 2
nd Thursday *Regular City Council
May 30 3
rd Thursday *Special
City Council
Finance Advisory Committee
Presentation Council Deliberations
June 4 1st Tuesday
Special
Finance Advisory
Committee (if necessary)
Finance Advisory Committee to
discuss proposed Budget and draft
presentation
June 6 1st Thursday
*Special
City Council
(if necessary)
Council Deliberations
June 13 2
nd Thursday *Regular City Council
Reports from Finance:

Appropriations Limit Resolution and
Investment Policy
June 20 3
rd Thursday
*Special
City Council
(if necessary)
Final City Council Budget
deliberations (If necessary)
June 27 4
th Thursday *Regular City Council Final Adoption of the City Budget and Pertinent Resolutions
NOTE: Regular City Council meetings begin at 6:00 PM. Special meetings may begin earlier and the start time will be listed on each meeting agenda. Meetings with an asterisk (*) are held in the City Hall Council Chambers and will be televised “Live” on Charter Communications Cable Channel 8. The Finance Advisory Committee Meetings begin at 6:00 pm and are scheduled to be held in the Community Room. 58 Item 7 B.

Capitola City Council
Agenda Report
Meeting: February 8, 2024
From: Public Works Department
Subject: Wharf Resiliency and Public Access Project
Recommended Action: Receive a progress report on the Wharf Resiliency and Public Access Project.

Background: The Capitola Wharf is currently undergoing significant improvements through the Wharf Resiliency and Public Access Project. This initiative is focused on key elements, including widening the narrow part of the wharf, fixing failing pilings, replacing the deck, and adding new restroom facilities. The comprehensive plan includes expanding the trestle, making structural repairs, and addressing damages from the storm event on January 5, 2023, all aimed at ensuring the Wharf's long-term resilience.

Construction by Cushman Contracting commenced in September 2023 and has been advancing steadily since then.

Discussion: To date, repair and reconstruction of the existing trestle and the widening of the Wharf has been completed up to Bent 36 (Attachment 1). Completion of widening to Bent 46 is steadily progressing.

Installation of the restroom at the base of the Wharf is scheduled for the coming weeks. The removal of old piles, as required by the project’s mitigation measures, has also been successfully completed.

A storm event on December 28, 2023, resulted in additional damage to the Wharf. The damages include broken piles, exposed drift pins, and splintered timber piles in non-improved sections of the Wharf.

Framing between the newly constructed Bents 27 and 30 experienced damage and deformation from wave uplift forces. Deck boards were lifted and splintered, posing potential hazards. Assessments of the head of the Wharf remain ongoing, presenting challenges primarily due to access issues.

Staff has now completed evaluations at the Wharf House Restaurant and unfortunately the building is severely damaged. The seaward-facing wall is collapsing, compromising structural integrity, and the foundation is compromised. The building is a total loss. Staff is obtaining estimates for building demolition.

The Bait Shop has also sustained significant damage to the foundation and will require repair prior to resuming operation.

Active collaboration with FEMA is underway to assess eligibility and facilitate payment for damages to both the Wharf and the buildings resulting from the January storms. Additional damage from the December storm may be eligible for reimbursement if a disaster is declared in the future.

Weather conditions continue to pose scheduling challenges, with anticipated rainy weather and large swell events expected to persist throughout the winter. Ongoing assessments and adaptive measures remain essential to navigate and address the complexities arising from both the construction project and the impact of adverse weather events. Construction is currently anticipated to be completed in Fall 2024.

Fiscal Impact: Wharf Resiliency and Public Access Project budget and expenses is detailed in Table 1 and described in more detail below.
59 Item 8 A.

Table 1. Wharf Resiliency and Public Access Project Budget Funding
Coastal Conservancy Grant $1,900,000
HUD Grant $3,500,000
Measure F $2,500,000
Insurance from December 2023 Storm Damages $1,000,000
California Natural Resources Agency TBD
Total Project Funding $8,900,000
Expenses
Initial Contract (inclusive of January 2023 Storm
Damage)
$7,740,000
Change Orders $361,000
Storm Damage (December 2023) $213,000
CWEP Allocation $250,000
Building demolition/repair work TBD
Total Project Costs to date $8,564,000
Available funds
Remaining Contingency $336,000
The original construction contract signed with Cushman Contracting amounted to $7.74 million. Before the occurrence of the December storm, change orders were executed totaling $361,000. The subsequent storm damage repairs incurred an additional $213,000, resulting in a cumulative change order of $574,000 and a revised contract amount of $8.31M. Unquantified repairs at the head of the Wharf introduce uncertainty into the project's total cost. $250,000 had also been allocated to the Capitola Wharf Enhancement Project (CWEP) for ancillary improvements on the wharf structure.

The initial budget allocated for this project was $8.9 million, encompassing grants from the California Coastal Conservancy and U.S. Department of Housing and Urban Development, along with anticipated insurance payouts for damages from the January storms. Additionally, the project secured $500,000 in funding from the state budget. However, the funding agency, the California Natural Resources Agency, has informed the City this funding is currently on hold pending the finalization of the state budget.

Unfortunately, the status of this funding may remain uncertain until at least July.

Report Prepared By: Jessica Kahn, Public Works Director Reviewed By: Julia Gautho, City Clerk
Approved By: Jamie Goldstein, City Manager
60 Item 8 A.

WM
GM
1 10 20 30 40 50 60 70
8 46
INDEX: OF
C-103

OVERALL WHARF
8 5/19/2023 AC
AC BP
37 30' 0' 30' 60'
SCALE: 1''=30'
KEYNOTES:

WIDEN EXISTING WHARF TRESTLE. SEE

REMOVE (E) UTILITY LINES AND F&I (N) UTILITY
LINES. SEE FOR (E) UTILITY LINES & &

FOR (N) UTILITY LINES
RELOCATE ENTRY GATE TO START OF TIMBER TRESTLE.

SEE PHOTO 2 ON SHEET G-003.

DEMOLISH (E) SECURITY GATE AND F&I (N) SECURITY
GATE. SEE

F&I FRP PILES IN PLACE OF OR ADJACENT TO

DAMAGED PILES AND REPAIR PILES, AS SHOWN ON
SHEET

REPLACE DAMAGED STRINGERS AND PILE CAPS

IDENTIFIED IN FIELD

REMOVE EXISTING PILE STUB REMNANTS FROM
HISTORIC BLDG. PILE STUBS ARE EXPOSED WHEN BEACH
SAND IS LOW. REMOVE THEM FOR THEIR ENTIRE
LENGTH WHERE POSSIBLE. BID ALLOWANCE - 10 PILES

PILE STUB REMNANTS FROM HISTORIC BLDG THAT
CANNOT BE REMOVED SHALL BE CUT OFF 2 FT BELOW
LOWEST EXPECTED SAND LEVEL. BID ALLOWANCE - 20

PILESDEMOLISH (E) DECKING AND F&I (N) DECKING

OUTSIDE BUILDING FOOTPRINTS
F&I VEHICLE RUNNERS ON TOP OF DECKINGFROM ABUTMENT TO BENT 50F&I FRP PILES OVER (E) FLOATING DOCK STEEL GUIDE PILES. SEE
F&I (N) BENCHES AND RELOCATE (E) BENCHESRELOCATE EXISTING LIGHTING, 3 LOCATIONSREPLACE (E) TIMBER PILE T-STRAPS AND INSTALL

T-STRAPS WHERE THERE IS A PIN OR STRAP

CONNECTION ALONG (E) TRESTLE
REPLACE HANDRAIL THROUGHOUT. SEE NOTE 2.EXPLORATORY DIGGING. SEE NOTE 1.F&I BIRD SPIKES TO PROVIDE FULL COVERAGE OF PILE

CAP BETWEEN STRINGERS
F&I FLOATING DOCK. SEEF&I RESTROOM AT BASE OF WHARF. SEEF&I RESTROOM AT HEAD OF WHARF. SEEF&I STAIR ACCESS GATE FOR PEDESTRIAN ACCESSUSING EITHER ALUMINUM OR GALVANIZED STEELF&I SEWAGE EJECTOR PUMP, SEE 2 1
3 MONTEREY BAY

PILE ROW (BENT), TYP
10 1
2 3
4 5
6 (E) PLASTIC PILE
LEGEND:

WIDEN WHARF REPLACE DECKING
LIGHT

APPROX LOCATION OF PILES
FROM HISTORIC BLDG 7
4 11
12 7
8 Designed by:

Dwn by:

Reviewed by:

Date: Rev.

Ckd by:

Submitted by: Drawing Scale:

Plot scale: MOFFATT & NICHOL
M&N Project No. :

Drawing code:

Description Date Appr. Mark

CAPITOLA WHARF

RESILIENCY AND PUBLIC ACCESS
IMPROVEMENT PHASE 2
Sheet
Reference No.
1:1 (D SHEET)
DRAWING SCALES SHOWN BASED ON 22"x34" DRAWING
9154-01
SEAL
A
1 File: Q:\WC\9154-01 capitola wharf beach\4_CADD\_Active\_Wharf\_sheet set\915401-C-103 ; Plotted: 5/19/2023 11:21 AM by ESTRADA, JUSTIN ; Saved: 5/19/2023 11:15 AM by JESTRADA 2 3 4 5 6
B
C
D
E
1 2 3 4 5 6
A
B
C
D
E
2185 N. CALIFORNIA BLVD.

SUITE 500
WALNUT CREEK, CA 94596
3-31-24
9 10
11 12
5 1
-
PLAN
SCALE: 1" = 30'
1314
13 15
15 6 9 15
1 14
TYP
8 APPROX MHHW

APPROX MLLW
NOTES:1. A MINIMUM OF 5' OF EXPLORATORY DIGGING IS REQUIRED

WITHIN THE FOOTPRINT OF THE HISTORIC BUILDING IN
SEARCH OF HISTORIC PILE STUBS. DIGGING SHALL OCCUR

DURING THE SEASONAL LOW LEVEL OF SAND, TYPICALLY
IN THE MONTHS OF NOVEMBER TO MAY.

2. MEMORIAL PLAQUES SHALL BE MAINTAINED IN THEIR
EXISTING LOCATIONS.
1617
16 17
1 C-104
1 C-124
1 C-105
18 18
19 19
20 1 10 20 30 40 50 60 70 76
1 U-001
1 U-002
1 U-004
1 C-105
1 C-125
1 C-126
8 46
2 C-126
20 12

ABUTMENT
21 21
22 22
1 U-003
61 Item 8 A.

Wharf
Resiliency and
Public Access
Project
City Council
February 8, 2024
62 Item 8 A.

Project Overview - Wharf Resiliency and Public Access
• Project Key Elements
• Widening, piling
fixes, deck
replacement,
restroom addition
• Ensure the Wharf's
long-term resilience
• Contractor: Cushman
Contracting
• Commencement Date:

September 2023
63 Item 8 A.

Progress Update
Completed
• Repair of demolished trestle
• Widening progressing,
currently at Bent 41 of 46
• Removal of old piles
64 Item 8 A.

Progress
Update
Completed
• Restroom
installation
65 Item 8 A.

December 28, 2023
Storm Event -
Damages
• Broken Piles
• Framing Damage and Deformation
• Hazardous Deck Conditions
66 Item 8 A.

Building Assessments
Wharf House Restaurant
• Severe Structural
Damage
• Collapsing Seawardfacing Wall
• Total Loss
67 Item 8 A.

Building Assessments
Bait Shop
• Significant Foundation Damage
• Hazmat containment
• Building Code compliance
68 Item 8 A.

Challenges and Ongoing
Assessments
• Challenges
• Head of Wharf assessments
ongoing
• Wharf House Restaurant
demolition and Bait Shop repairs
• Anticipated Weather Conditions
- Rainy Weather and Large Swell
Events
• Ongoing Assessments and Adaptive
Measures
69 Item 8 A.

Fiscal Impact
Uncertainties
• Unquantified repairs at
the head of the Wharf
• Funding from California
Natural Resources
Agency on hold
Funding
Coastal Conservancy Grant $1,900,000
HUD Grant $3,500,000
Measure F $2,500,000
Insurance from December 2023 Storm $1,000,000
Damages
California Natural Resources Agency TBD
Total Project Funding $8,900,000
Expenses
Initial Contract (inclusive of January 2023 $7,740,000
Storm Damage)
Change Orders $361,000
Storm Damage (December 2023) $213,000
CWEP Allocation $250,000
Building demolition/repairs, repair to TBD
Wharf structure*
Total Project Costs to date $8,564,000
Available funds
Remaining Contingency $336,000
*final costs expected range $400k-
$700k
70 Item 8 A.

Next Steps
• Timeline
• Construction completion expected in
Fall 2024
• Next Focus
• Completion of widening to Bent 46
• Coordination with Wharf businesses
• Assessment and mitigation of
damages
• Contingency:
• Remaining Contingency: $336,000
• Separate engagement process following
Wharf Resiliency project to envision
future for Wharf House site
71 Item 8 A.

In Summary
• Progress Amidst Challenges
• Despite setbacks, notable
progress achieved
• Completed repairs and
widening milestones
• Remaining Challenges
• Head of the Wharf
assessments ongoing
• Building removal • Funding uncertainties
• Looking Ahead
• Stay vigilant against weather
events
• Adaptive measures in the
coming months
72 Item 8 A.
4874-6803-6001 v1
Capitola City Council
Agenda Report
Meeting: February 8, 2024
From: Community Development Department
Subject: Housing Element Update
Recommended Action: Provide preliminary direction to staff regarding amendments to Programs 1.6 and 1.7 of the recently adopted Housing Element that would provide additional incentives for Capitola Mall redevelopment, including a maximum height of 75 feet and an exception for parking garages from the floor area ratio calculation.

Background: On November 9, 2021, the City Council unanimously adopted the 6th Cycle Housing Element and authorized staff to submit the document to the State Department of Housing and Community Development (HCD) for Certification. On January 12, 2024, staff received comments from HCD recommending further items be addressed prior to HCD certification (Attachment 1). In addition to requests for clarification and analysis in certain areas, the HCD letter specifically asks the City to “commit to establishing heights that encourage redevelopment” and modifications to Chapter 17.88: Incentives for Community Benefits to “remove governmental constraints to the development of housing.” Program 1.7 (Shopping/Commercial Center Redevelopment): While the element now includes actions to evaluate whether the Capitola Mall site redevelopment is achievable, an evaluation should instead evaluate whether redevelopment will occur in the planning period.

In addition, as part of establishing land use policies, zoning and development standards, the Program should commit to establishing heights that encourage redevelopment.

An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… (Gov. Code, § 65583, subd. (a)(5).)
Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities… (Gov. Code, § 65583, subd. (c)(3).)
Other Locally Adopted Ordinances – Incentives for Community Benefit: While the element now discusses the discretionary process for incentives, it should still evaluate impacts on housing supply and cost. The analysis should particularly address the impacts on costs for providing community benefits and add or modify programs, as appropriate.

Discussion: Capitola Municipal Code Chapter 17.88: Incentives for Community Benefits establishes incentives of additional height and floor area ratio in exchange for community benefits (Attachment 2).

The City’s Municipal Code provides incentives for redevelopment of the Capitola Mall because it qualifies as a community benefit. The current incentives include increasing the maximum permitted building height from 40 to 50 feet and maximum permitted floor area ratio from 1.5 to 2.0 on the Mall site (CMC §

17.88.050.).

The Housing Element identifies 645 housing units on the Capitola Mall sites, 419 of which are affordable. The City’s Housing Element consultants confirmed the development of 645 units can be 73 Item 8 B.
4874-6803-6001 v1
accommodated within a height limit of 50 feet and a floor area ratio of 2.0. However, the Mall redevelopment project may not be economically feasible under the current development standards with 419 of the units required to be affordable. The Mall owner, through public comment letters on the Housing Element, has indicated that an increase in the maximum permitted building height for the mall site to 75 feet would improve project feasibility. A height limit of 60 - 75 feet could result in 1,000 - 1,300 total units.

The Mall owner also requested an exception to the floor area ratio calculation to exclude parking garages.

This modification would incentivize onsite parking. At a time when the state is decreasing/removing parking requirements, having incentives for parking in the code may assist in the development of onsite parking. The visual impacts of parking garages can be mitigated through objective design standards.

On February 1, 2024, the Planning Commission held a work session and discussed HCD input regarding Chapter 17.88: Incentives for Community Benefits. The Commission expressed unanimous support for the request to increase the height limit to 75 feet and add an exception for parking garages from the floor area ratio to encourage redevelopment of the Capitola Mall. The Planning Commission also supported adding design mitigations that include: stepping the massing of the building from the street frontage, wrapping parking garages into the site architecture, and limiting the 75-foot height to the Mall site.

Based on City Council direction regarding how to address HCD’s comments, staff can add further narrative to the Housing Element Resources chapter as well as Programs 1.6 and 1.7 regarding the redevelopment of the Mall site, potentially including a commitment to update the Municipal Code to allow for increased height on the Mall site.

Following the Council's direction, staff intends to publish the updated Housing Element with the latest amendments on the City website for public review and submit the updated version to HCD with a request for expedited, conditional approval. Staff will also provide an update to the Planning Commission and City Council regarding the updated public review draft.

HCD will have up to 60 days to review the updated housing element and provide conditional redlines of recommended changes. Staff will then schedule the updated Housing Element, including the HCD recommended redlines, for review and recommendation by the Planning Commission and adoption by City Council. Adoption is estimated in late spring or early summer due to HCD's 60-day review period and public notice requirements.

Fiscal Impact: None
Attachments:

1. January 12, 2024 HCD Letter

2. Chapter 17.88 Incentives for Community Benefits

3. Merlone Geier letter dated November 8, 2023
Report Prepared By: Katie Herlihy, Community Development Director Reviewed By: Julia Gautho, City Clerk; Samantha Zutler, City Attorney Approved By: Jamie Goldstein, City Manager
74 Item 8 B.

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 12, 2024
Katie Herlihy, Director
Community Development Department
City of Capitola
420 Capitola Avenue
Capitola, CA 95010
Dear Katie Herlihy:

RE: City of Capitola’s 6th Cycle (2023-2031) Adopted Housing Element Thank you for submitting the City of Capitola’s (City) housing element that was adopted November 9, 2023 and received for review on November 15, 2023. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from PerkinsCoie on behalf of Merlone Geier Partners pursuant to Government Code section 65585, subdivision (c).

The adopted element addresses many statutory requirements that were described in HCD’s October 3, 2023; however, revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq). The revisions needed to comply with State Housing Element Law are as follows:

1. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).) Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services…(Gov. Code, § 65583, subd. (c)(1).)
Suitability of Nonvacant Sites and Zoning for Lower-Income Households: The element includes sites in the R-1 zone (with a maximum density of 8.7 du/ac) with existing congregational or educational uses currently listed as sites appropriate to meet the lower-income RHNA. The element mentions that recent legislation (SB 4) would allow development at appropriate densities (at least 20 units per acre). However, densities should be based on locally adopted densities. 75 Item 8 B.

Katie Herlihy, Director

As a result, the element should either provide an analysis based on factors such as market demand, financial feasibility, and development experience within identified zones, remove the sites or add programs to rezone the sites at appropriate densities, including meeting all by right requirements pursuant to Government Code section 65583.2, subdivisions (h) and (i).

In addition, the element must still evaluate the extent existing uses impede additional development. To address this requirement, the element should demonstrate the potential for redevelopment based on current market demand for the existing use, existing leases or contracts that would perpetuate the existing use or prevent additional residential development and other indicators of property turnover such as property for sale, vacancy, abandoned space, structural conditions, expressed interest in residential development, lack of improvements and frequent turnover. This analysis can be done on a site-by-site, corridor, or other planning area basis.

Publicly-Owned Sites: The element now generally discusses why publicly-owned sites were chosen but should still discuss their suitability for development in the planning period, including status, anticipated schedule, and any known barriers to development in the planning period. Based on the outcomes of this analysis, programs should be added or modified to comply with surplus land act requirements, if applicable, target numerical objectives consistent with the inventory and commit to a schedule of actions to facilitate development, including alternative actions, if necessary, by a specified date.

Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. While the City submitted the sites inventory in the appropriate form, any changes to the inventory should be reflected in the form and the form should be re-submitted as part of adoption. The City can reach out to HCD at [email protected] for technical assistance.

Programs: Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised, as follows:
• Program 1.7 (Shopping/Commercial Center Redevelopment): While the element now includes actions to evaluate whether the Capitola Mall site redevelopment is achievable, an evaluation should instead evaluate whether redevelopment will occur in the planning period. In addition, as part of establishing land use policies, zoning and development standards, the Program should commit to establishing heights that encourage redevelopment.
76 Item 8 B.

Katie Herlihy, Director

• Program 1.1 (Adequate Housing Sites): As part of establishing incentives to encourage lot consolidation, the Program should commit to establishing density incentives.

2. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including… …(Gov. Code, § 65583, subd. (a)(5).)
Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities… (Gov. Code, § 65583, subd. (c)(3).) Other Locally Adopted Ordinances – Incentives for Community Benefit: While the element now discusses the discretionary process for incentives, it should still evaluate impacts on housing supply and cost. The analysis should particularly address the impacts on costs for providing community benefits and add or modify programs, as appropriate.

Program 3.4 (Housing for Persons with Disabilities): The Program now appears to limit zoning and permit procedure changes to licensed group homes for seven or more persons. However, the Program should clearly commit to permit group homes for seven or more persons in all zones allowing residential uses and similar to other residential uses of the same type in the same zone. These amendments should be completed regardless of licensing.

The element will meet the statutory requirements of State Housing Element Law once it has been revised, re-adopted, if necessary, submitted and reviewed by HCD to substantially comply with the above requirements pursuant to Government Code section 65585.

Public participation in the development, adoption, and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
77 Item 8 B.

Katie Herlihy, Director

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the hard work and dedication the City’s housing element team provided during the update and review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Jose Ayala, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
78 Item 8 B.

Capitola Municipal Code
Chapter 17.88 INCENTIVES FOR COMMUNITY

BENEFITS

The Capitola Municipal Code is current through Ordinance 1063, passed September 28, 2023.

Chapter 17.88

INCENTIVES FOR COMMUNITY BENEFITS
Sections:

17.88.010 Purpose.

17.88.020 Incentives restricted to added benefits.

17.88.030 Eligibility.

17.88.040 Allowable benefits.

17.88.050 Available incentives.

17.88.060 Relationship to state density bonus law.

17.88.070 Application submittal and review.

17.88.080 Findings.

17.88.090 Post-decision procedures.

17.88.010 Purpose.

This chapter establishes incentives for applicants to locate and design development projects in a manner that provides substantial benefits to the community. These incentives are intended to facilitate the redevelopment of underutilized properties along 41st Avenue consistent with the vision for the corridor described in the general plan and to encourage the development of a new hotel in the Village as called for by the general plan and the local coastal program (LCP). (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.020 Incentives restricted to added benefits.

The city may grant incentives only when the community benefits or amenities offered are not otherwise required by the zoning code or any other provision of local, state, or federal law. Community benefits or amenities must significantly advance general plan and/or LCP goals and/or incorporate a project feature that substantially exceeds the city’s minimum requirements. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.030 Eligibility.

A. Eligibility for Incentive. The city may grant incentives for the following projects:

1. Projects in the regional commercial (C-R) and community commercial (C-C) zoning districts that:
a. Front 41st Avenue; or
b. Front Capitola Road between Clares Street and 42nd Avenue; or c. Are located on the Capitola Mall site.

2. A hotel on the former Capitola Theater site (APNs 035-262-04, 035-262-02, 035-262-11, and 035-261-10) in the mixed use village zoning district.

B. Setback Required – 41st Avenue. Structures on properties fronting the east side of 41st Avenue must be set back a minimum of one hundred feet from the property line abutting a residential property. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.040 Allowable benefits.

A. All Eligible Projects. The city may grant incentives to all eligible projects as identified in Section 17.88.030 (Eligibility) that provide one or more of the following community benefits. The public benefit provided shall be of sufficient value as determined by the planning commission to justify deviation from the standards of the zoning district that currently applies to the property.

1. Public Open Space. Public plazas, courtyards, and other public gathering places that provide opportunities for people to informally meet and gather. Open space must be accessible to the general public at all times.

Provision must be made for ongoing operation and maintenance in perpetuity. The public space must either 79 Item 8 B.

Capitola Municipal Code
Chapter 17.88 INCENTIVES FOR COMMUNITY

BENEFITS

The Capitola Municipal Code is current through Ordinance 1063, passed September 28, 2023. exceed the city’s minimum requirement for required open space and/or include quality improvements to the public realm to create an exceptional experience.

2. Public Infrastructure. Improvements to streets, sidewalks, curbs, gutters, sanitary and storm sewers, street trees, lighting, and other public infrastructure beyond the minimum required by the city or other public agency.

3. Pedestrian and Bicycle Facilities. New or improved pedestrian and bicycle pathways that enhance the property and connectivity to the surrounding neighborhood.

4. Low-Cost Visitor Serving Amenities. New or improved low-cost visitor serving recreational opportunities or accommodations within the Central Village area.

5. Transportation Options. Increased transportation options for residents and visitors to walk, bike, and take public transit to destinations and reduce greenhouse gas emissions.

6. Historic Resources. Preservation, restoration, or rehabilitation of a historic resource.

7. Public Parking. A public parking structure that provides parking spaces in excess of the required number of parking spaces for use by the surrounding commercial district. Excess parking provided as part of a Village hotel may not be located on the hotel site and must be located outside of the mixed use village zoning district.

8. Green Building. Green building and sustainable development features that exceed the city’s green building award status.

9. Public Art. Public art that exceeds the city’s minimum public art requirement and is placed in a prominent and publicly accessible location.

10. Child Care Facilities. Child care centers and other facilities providing daytime care and supervision to children.

11. Other Community Benefits. Other community benefits not listed above, such as entertainment destinations, as proposed by the applicant that are significant and substantially beyond normal requirements.

B. 41st Avenue/Capitola Road Projects. In addition to the community benefits in subsection A of this section, the city may grant incentives to eligible projects fronting 41st Avenue or Capitola Road between Clares Street and 42nd Avenue or on the Capitola Mall site that provide one or more of the following community benefits:

1. Capitola Mall Block Pattern. Subdivision of the existing Capitola Mall property into smaller blocks with new intersecting interior streets. May include the extension of 40th Avenue south into the mall property to form a new pedestrian-friendly private interior street.

2. Surface Parking Lot Redevelopment. Redevelopment of existing surface parking lots fronting 41st Avenue and Capitola Road while introducing new sidewalk-oriented commercial buildings that place commercial uses along the street frontage.

3. Transit Center. Substantial infrastructure improvements to the transit center on the Capitola Mall property that are integrated with a possible future shuttle system in Capitola. The transit center may be moved to an alternative location consistent with the operational requirements of Santa Cruz Metro.

4. Affordable Housing. Affordable housing that meets the income restrictions applicable in the affordable housing (-AH) overlay zone. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.050 Available incentives.

A. 41st Avenue/Capitola Road Projects. The city may grant the following incentives to an eligible project fronting 41st Avenue, Capitola Road between Clares Street and 42nd Avenue, or on the Capitola Mall site:

1. An increase in the maximum permitted floor area ratio (FAR) to 2.0. 80 Item 8 B.

Capitola Municipal Code
Chapter 17.88 INCENTIVES FOR COMMUNITY

BENEFITS

The Capitola Municipal Code is current through Ordinance 1063, passed September 28, 2023.

2. An increase in the maximum permitted building height to fifty feet.

B. Village Hotel. The city may grant the following incentives to a proposed hotel on the former Capitola Theater site (APNs 035-262-04, 035-262-02, 035-262-11, and 035-261-10):

1. An increase in the maximum permitted floor area ratio (FAR) to 3.0.

2. An increase to the maximum permitted building height; provided, that:
a. The maximum height of the hotel (including all rooftop architectural elements such as chimneys, cupolas, etc., and all mechanical appurtenances such as elevator shafts, HVAC units, etc.) remains below the elevation of the bluff behind the hotel;
b. The bluff behind the hotel remains visible as a green edge (i.e., the upper bluff (i.e., below the blufftop edge) and upper bluff vegetation shall remain substantially visible across the length of the project site) when viewed from the southern parking area along the bluff of Cliff Drive (i.e., the parking area seaward of Cliff Drive and closest to Opal Cliff Drive) and from the Capitola wharf; c. Existing mature trees shall be maintained on the site, except that trees that are unhealthy or unsafe may be removed; and
d. The rooftop shall be aesthetically pleasing and shall not significantly adversely affect public views from Cliff Avenue on Depot Hill. In addition to modifications to avoid structural incursions into this view, this can be accomplished through design features on top of the roof as well (e.g., use of a living roof, roof colors and materials that reduce its visual impacts, etc.). Rooftop appurtenances (e.g., elevator shafts, HVAC units, vents, solar panels, etc.) shall be screened from public view and integrated into/within the above-referenced rooftop design features to the greatest extent feasible. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.060 Relationship to state density bonus law.

The incentives allowed by this section are in addition to any development incentive required by Section 65915 of the California Government Code. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.070 Application submittal and review.

A. Request Submittal. A request for an incentive in exchange for benefits shall be submitted concurrently with an application for the discretionary permits required for the project by the zoning code. Applications shall be accompanied by the following information:

1. A description of the proposed amenities and how they will benefit the community.

2. All information needed by the city council to make the required findings described in Section 17.88.080 (Findings), including a pro forma analysis demonstrating that the benefit of the proposed amenities to the community is commensurate with the economic value of the requested incentives.

B. Conceptual Review. Prior to city action on a request for an incentive, the request shall be considered by the planning commission and city council through the conceptual review process as described in Chapter 17.114 (Conceptual Review). Conceptual review provides the applicant with nonbinding input from the city council and planning commission as to whether the request for incentives is worthy of consideration.

C. Theater Site Story Poles. Prior to city action on a proposed hotel on the former Capitola Theater site the planning commission or city council may require the applicant to install poles and flagging on the site to demonstrate the height and mass of the proposed project.

D. Planning Commission Recommendation. Following conceptual review, the planning commission shall provide a recommendation to the city council on the proposed project and requested incentives at a noticed public hearing in compliance with Chapter 17.148 (Public Notice and Hearings). 81 Item 8 B.

Capitola Municipal Code
Chapter 17.88 INCENTIVES FOR COMMUNITY

BENEFITS

The Capitola Municipal Code is current through Ordinance 1063, passed September 28, 2023.

E. City Council Action. After receiving the planning commission’s recommendation, the city council shall review and act on the requested incentives at a noticed public hearing in compliance with Chapter 17.148 (Public Notice and Hearings). The city council shall also review and act on other permits required for the project requesting incentives. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.080 Findings.

A. All Eligible Projects. The city council may approve the requested incentives for all eligible projects only if all of the following findings can be made in addition to the findings required for any other discretionary permit required by the zoning code:

1. The proposed amenities will provide a substantial benefit to the community and advance the goals of the general plan.

2. There are adequate public services and infrastructure to accommodate the increased development potential provided by the incentive.

3. The public benefit exceeds the minimum requirements of the zoning code or any other provisions of local, state, or federal law.

4. The project minimizes adverse impacts to neighboring properties to the greatest extent possible.

5. If in the coastal zone and subject to a coastal development permit, the project enhances coastal resources.

B. Village Hotel. In addition to the findings in subsection A of this section, the city council may approve the requested incentives for a proposed hotel on the former Capitola Theater site only if the following findings can be made:

1. The design of the hotel respects the scale and character of neighboring structures and enhances Capitola’s unique sense of place.

2. The hotel will contribute to the economic vitality of the Village and support an active, attractive, and engaging pedestrian environment.

3. Hotel siting and design will (a) minimize impacts to public views, including views of the beach and Village from vantage points outside of the Village and from Cliff Avenue and Depot Hill behind the hotel; and (b) does not adversely impact any significant public views of the coastline as identified in the LCP’s land use plan.

4. Parking for the hotel is provided in a way that minimizes vehicle traffic in the Village, strengthens the Village as a pedestrian-oriented destination, and protects public parking options. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020)

17.88.090 Post-decision procedures.

Post-decision procedures and requirements in Chapter 17.156 (Post-Decision Procedures) shall apply to decisions on incentives for community benefits. (Res. 4223, 2021; Ord. 1043 § 2 (Att. 2), 2020) 82 Item 8 B.
164396701.4
Matthew S. Gray
[email protected]
D. +1.415.344.7082
November 8, 2023

BY ELECTRONIC MAIL
Mayor Margaux Keiser ([email protected])
Vice Mayor Kristen Brown ([email protected])
Councilmember Yvette Brooks ([email protected]) Councilmember Joe Clarke ([email protected])
Councilmember Alexander Pedersen ([email protected]) Re: Merlone Geier Partners’ Additional Comments on 2023 - 2031 Draft Capitola Housing Element Update
Dear Mayor Keiser, Vice Mayor Brown, and Councilmembers Brooks Clarke and Pederson:

Our firm represents Merlone Geier Partners (“MGP”), the owner of the majority of the Capitola Mall site (the “Mall”) and more specifically Assessor’s Parcel Numbers 034-261-15; -37;- 38; - 39; and -40 (the “Property”), which are collectively targeted for 679 residential units under the City’s November 3rd draft Housing Element for the 2023-2031 planning cycle (“Draft Housing Element”). These 679 units represent more than fifty percent of the City’s entire Regional Housing Needs Assessment (“RHNA”) allocation. Accordingly, we believe it is necessary for the City of Capitola (“City”) to give due consideration to MGP’s concerns regarding the viability of the City’s strategy for delivering these units. Staff still has not addressed the comments detailed in our letter of August 1, 2023, which is attached here as Exhibit A. As further explained below, the Draft Housing Element assumes without any evidence that the Property can support conversion from commercial to residential use at a density of nearly 29-units per acre. Unless the Draft Housing Element is further revised to require specific zoning modifications, the Property will continue to be used solely for commercial use throughout the 2023-2031 planning cycle.

There is No Evidence in the Draft Housing Element to Support the Assumption that the Property Can be Developed at a Density of 29 Units Per Acre Under Current Development Controls
Both our August 1, 2023 comment letter and comments from the Department of Housing and Community Development’s (“HCD”) dated October 1, 2023 advised the City that the Draft Housing Element must evaluate realistic development capacity for nonvacant sites included in the housing sites inventory. Refer to our August 1, 2023, letter for a summary of the Government Code requirements and to HCD’s technical advisory publication describing the acceptable methodologies for performing this analysis.

The Draft Housing Element relies on MGP’s 2019 site redevelopment application and “conversations” with MGP to substantiate its assumption that the Property can support a density of approximately 29 units per acre. This assumption yields a total of 679 units on the 23.42 83 Item 8 B.

November 8, 2023

164396701.4
acres of land included within the Property. Instead of evaluating whether site development controls, including maximum building heights (whether those heights are 40’ or 50’ with the possible discretionary height increase under City Code Section 17.88) or maximum floor area ratio (FAR) (whether at an FAR of 1.5:1 or the possible discretionary FAR of 2:1), the Draft Housing Element merely states that because MGP’s 2019 application requested discretionary approvals for a project at a density of 20 units per acre and MGP has previously expressed an interest in developing the Property at 30 units per acre, that the Property thus supports the density projected in the housing sites inventory analysis (i.e., nearly 29 units per acre).

There is a glaring oversight in the City’s density assumption. As shown in Exhibit B attached hereto, MGP’s 2019 application assumed that building heights would be increased to 75’ to achieve a density of even 20 units per acre. This application was ultimately withdrawn, meaning that the City did not increase the height limit beyond 40’ or 50’ (assuming approval of the discretionary 10’ height incentive under City Code Section 17.88). Thus, the Draft Housing Element assumes a height increase that has not been adopted as a zoning amendment or directed as a future zoning amendment as a policy in the Draft Housing Element. The 2019 MGP application is therefore not representative of the Property’s realistic development capacity per the requirements of Government Code Section 65533.2. Likewise, “conversations” between MGP and the City about possible redevelopment at 30 units per acre, without any accompanying actions by the City to modify the Property’s zoning to achieve that number, are not adequate to satisfy the requirements of Government Code Section 65533.2.

Delaying Identification – Let Alone Implementation – of Necessary Zoning Changes until 2027 Will Not Deliver Housing Within the 2023-2031 Planning Cycle The Draft Housing Element does not include any policy changes designed to actually deliver housing on the Property within the 2023-2031 planning cycle. While the City could, as MGP suggested, include policies directing an increase in maximum building height and FAR or establish a minimum density consistent with projections in the Draft Housing Element, the draft instead defers any analysis to a future study that will “identify[] strategies to initiate mall redevelopment” to be overseen by a “technical committee.” (p. 5-10.) And then, “if by 2027, [it] becomes apparent that redevelopment of the Mall site is not achievable, the City will develop alternative strategies to the 6th Cycle RHNA requirement.” (Ibid.) There is no reason to defer identification of strategies to initiate redevelopment of the Property consistent with the Draft Housing Element’s proposed densities. The very application that the City relies on to support its density assumptions (MGP’s 2019 application) demonstrates that a height increase to 75’ – coupled with other modifications to current development controls -- are necessary to achieve even a lower density than the 29-units per acre projected in the Draft Housing Element. The City can – as other jurisdictions have done across the State – adopt a minimum development density that corresponds with the assumptions in the Draft Housing Element. The City’s proposed deferral of these decisions to a committee provides no assurance that the City will take the zoning actions necessary to enable over 50% of the City’s RHNA allocation.
84 Item 8 B.

November 8, 2023

164396701.4
Moreover, waiting until 2027 to see if the committee’s unspecified strategies work and, if not, to then “develop alternative strategies” is not a strategy. To implement zoning changes in 2027, the City would need to evaluate those changes under the California Environmental Quality Act (Pub. Resources Code, § 21000 et seq., “CEQA”), presumably by preparing and then certifying an environmental impact report. Zoning modifications would need to be approved by ordinance and would be subject to referendum. Even assuming the City were to successfully navigate the legal process to adopt the zoning changes, there would be very little time left within the 2023- 2031 planning cycle to build any of the units, let alone the several buildings that would contain all 679 units presumed in the Draft Housing Element.

MGP continues to insist that the Draft Housing Element should include the following if the City is to rely on redevelopment of the Property for at least 679 units during the 2023 – 2031 planning cycle:
x Increase maximum building heights to 75’ (excluding mechanical features) independent of any kind of discretionary incentive concept as in City Code Section 17.88. x Increase maximum FAR from 1.5:1 to 2:1 and exclude any structured parking from the calculation. Here too, the increase in FAR should not be dependent on the award of any discretionary incentives as in City Code Section 17.88. x Establish a minimum density of 29 units per acre.

The Property Will Only be Redeveloped During the Planning Cycle if MGP Is Willing to Participate in that Process
As HCD noted, the Property is nonvacant and already occupied by ongoing commercial users.

MGP can continue operating the site as a commercial project, including by extending current leases or signing new leases over time. Conversion of some or all of the Property to residential use requires a substantial investment of capital that would need to be justified by the project’s economics. MGP is a leading developer, owner, and operator of mixed-use projects all over the West Coast. MGP – and not a technical committee or any group of consultants that the City might enlist – best understands what is required for an owner to pursue the redevelopment contemplated by the Draft Housing Element.

The zoning changes identified above are essential to any potential redevelopment during the 2023-2031 planning cycle, as those changes would eliminate significant entitlement, development and schedule risk that MGP will not otherwise be willing to assume. That said, if the City were to adopt these minimum changes and certify a corresponding environmental analysis, MGP would evaluate scenarios pursuant to which it would deliver more than 679 units to make even greater progress toward the City’s RHNA allocation. Again, MGP’s willingness to take on this work will depend on the City’s implementation of these specific, objective changes to zoning constraints in the near term, rather than deferring possible changes to future studies or analyses by a committee.
85 Item 8 B.

November 8, 2023

164396701.4
MGP remains willing to collaborate with the City in its efforts to achieve certification of its 2023- 2031 Housing Element. However, we do not believe the Draft Housing Element can or should be certified in its current form for the reasons detailed above. We encourage the City Council to delay action on the Draft Housing Element to incorporate the modifications requested above and to bring the draft back for adoption and subsequent certification by HCD at a later date.

Regards,
Matthew S. Gray
MSG:gjc
cc: Jamie Goldstein, City Manager
Eric Phillips, Burke, Williams & Sorensen LLP
Paul McDougall, HCD
86 Item 8 B.
164396701.4
Exhibit A
August 1, 2023, Letter

87 Item 8 B.
163159545.3
Matthew S. Gray
[email protected]
D. +1.415.344.7082
August 1, 2023
Jamie Goldstein
City Manager
City of Capitola
Capitola City Hall
420 Capitola Ave
Capitola, CA 95010
Re: Capitola Housing Element 2023-2031 (May 2023 Draft) Dear Mr. Goldstein,
Our firm represents Merlone Geier Partners (“MGP”) the owner of Assessor Parcel Numbers 034-261-07; -15; -37;- 38; -39; and -40 (collectively, the “Property”) which comprise approximately 31 acres of the Capitola Mall, and which the City of Capitola (“City”) is relying on to accommodate nearly 64 percent of its Sixth Cycle Regional Housing Needs Allocation (“RHNA”) obligation of 1,336 units. The purpose of this letter is to express MGP’s concerns regarding the May 2023 draft 2023 – 2031 Housing Element (“Draft Housing Element”). In summary, the Draft Housing Element fails to comply with State law, and it must be revised to include policies to address development constraints would undoubtedly prevent development of 853 during the planning cycle as contemplated in the draft.

We note at the outset that MGP has extensive experience as an owner and operator of similarly situated properties all along the West Coast. MGP has successfully redeveloped more than a dozen mall properties for alternative uses, including multi-family residential, and is currently pursuing the redevelopment of several other such projects in Northern California (including in Alameda County, Santa Clara County, and Marin County). Based on this experience, MGP offers the following comments with the goal of informing the Draft Housing Element both so that it conforms with State law and so it can be used to achieve the stated purpose of facilitating actual housing development in Capitola.

The Draft Housing Element Fails to Account for Development Constraints as Required by the Government Code
The Government Code establishes requirements for the evaluation of nonvacant sites included within a housing element, including for purposes of determining realistic development potential.

Additional guidance is provided by the California Department of Housing and Community Development (“HCD”), which is summarized in HCD’s Housing Element Site Inventory Guidebook – Government Code Section 65533.2 dated May 2020 (“HCD Guidebook”). As stated by HCD, “a local government [must] calculate the projected residential development capacity of the sites in the housing element that can be realistically achieved” and this must be done using one of two approved methodologies. (HCD Guidebook, p. 19.) First, the agency 88 Item 8 B.
163159545.3
may use minimum densities, but only if it has adopted a “local law or regulations that require the development of a site at a minimum density.” (Govt. Code, § 65583.2(c)(1).) Second, where the agency has not established a minimum density, the agency can use “factors” to derive realistic development capacity. Under this scenario, the agency “must describe the methodology used to determine the number of units calculated” based on, among other things, the land use controls that govern the property. (Govt. Code, § 65583.2(c)(2).) The HCD Guidebook states as follows:

The analysis must consider the imposition of any development standards that impact the residential development capacity of the sites identified in the inventory. When establishing realistic unit capacity calculations, the jurisdiction must consider the cumulative impact of standards such as maximum lot coverage, height, open space, [and] parking . . . The analysis should consider any development standards or the cumulative effect of development standards that would limit the achievable density on a site. For example, if a mixed-use zone requires commercial on the ground floor and has a height limit of three stories along with lot coverage and other development standards, the density that actually can be achieved on the site might be less than the maximum allowable density.
(HCD Guidebook, p. 20; emphasis added.)
The Draft Housing Element lists the Property as part of the Sites Inventory in Appendix D. Each of the parcels is identified as “nonvacant” and the City projects a minimum of 853 units on the site in the aggregate during the 2023-2031 planning period. (Draft Housing Element, p. 4-28.) These units are anticipated to be built under the Property’s current regional commercial (C-R) zoning without any zoning amendments. (Ibid.) The calculation of 853 units is derived solely from purported “conversations” between MGP and City staff in which “an overall minimum residential density of 29 dwelling units/acre” was discussed. The City then multiplies this conjectural 29-units per acre number by the 29.4 acres that the City believes comprise the Property, to establish a minimum development capacity of 853 units.

The City’s calculation of the Property’s development capacity fails to satisfy the requirements of Government Code Section 65583.2(c). As the City notes in the Draft Housing Element, the Property is not subject to any regulation that establishes a minimum residential density.

Therefore, realistic development capacity must be evaluated under Government Code Section 65583(c)(2), which requires an evaluation of applicable land use controls. Further, per Section 65583(c)(1), the City must “demonstrate how the number of units for the site . . . will be accommodated.” The Draft Housing Element does not include an evaluation of how General Plan, C-R zoning, or other Municipal Code provisions limit development on the Property. There is no evaluation of applicable height, floor area ratio, setback, ground-floor commercial use requirements or other limitations that affect the delivery of housing. The City’s assumption that the Property can accommodate 29 units per acre or a minimum of 853 units under applicable 89 Item 8 B.
163159545.3
development controls is not based on substantial evidence that satisfies Government Code requirements.

The Property’s Zoning Must be Modified to Accommodate a Minimum of 853 Units on the Developable Portions of the Site.

MGP evaluated the site to determine whether a minimum of 853 residential units can be developed as part of a mixed-use project during the 2023-2031 Housing Element cycle.

Consistent with State law for nonvacant commercial sites, MGP quantified the portion of the Property that can be redeveloped during the planning cycle. This analysis reflects the following:
x Property subject to long-term leases: Certain MGP-owned property, including existing buildings and portions of the MGP-owned surface parking area, are subject to leases in favor of commercial tenants that extend through the 2023-2031 planning cycle. Of the 1,369,690 square feet of the Property that MGP owns, 442,771 square feet including the Kohl’s building, portions of the existing central mall, and parking fields servicing Target and Macy’s are subject to leases and therefore must be excluded, bringing the developable area down to 926,919 square feet. The areas encumbered by leases and which are ineligible for redevelopment are shown on Exhibit 1 attached hereto, including the cross-hatched areas shown as areas “A” through “D” on the Exhibit. x Retained retail: As MGP understands from its experience on similar projects, successful mixed-use retail and residential projects require a critical mass of retail to achieve a sense of a place. Preservation of a certain amount of the existing retail structures is also necessary from an economic perspective due to land economics and to sustain a portion of existing sales tax revenues flowing to the City. Further, the General Plan and the 41st Avenue / Capitola Mall Re-Visioning Plan call for preservation of retail as part of any redevelopment. As such, we assume that fifty percent of the existing MGP-owned retail building area (excluding Kohl’s which is already excluded due to the lease constraint) will be retained for retail. This amounts to 149,660 square feet. Parking spaces must also be preserved to service the retained retail space. We assume an industry-standard four spaces per 1,000 square feet of retail will be required to attract tenants. Accordingly, we assume 300,000 square feet of surface area would be set aside to build 600 parking spaces of 500 square feet each.

In light of the above site constraints 477,259 square feet of MGP-owned portions of the Property is subject to redevelopment during the 2023-2031 Housing Element cycle. This requires a minimum density of approximately 80 units per acre to achieve a minimum of 853 residential units during the planning period.

Modifications to the Property’s zoning are required if the City intends to make a good faith effort to comply with State law requirements. Specifically, the following changes to the C-R zoning controls are necessary to achieve a minimum density of 80 units per acre on the 477,529 square feet of land eligible for redevelopment and facilitate at least 853 residential units during the Housing Element cycle:
90 Item 8 B.
163159545.3
x Maximum building height should be increased from 40 feet to 75 feet, not counting building mechanical features
x Maximum FAR should be increased from 1.5:1 to 2:1 and should exclude any structured parking from the calculation.
x the prohibition on ground-floor residential use should be eliminated. The prohibition of ground-floor residential provides a further site constraint and obstacle to achieving the desired minimum number of residential units.

Development “Incentives” under Municipal Code Section 17.88 Do Not Constitute Development Controls for Purposes of Calculating Realistic Minimum Development Capacity
Section 17.88 of the Municipal Code authorizes the City Council to grant “incentives” that could partially alleviate the zoning constraints outlined above, namely by marginally increasing maximum height and FAR. These potential incentives should not be misconstrued as if they represent prevailing site controls that permit the minimum development capacity of the Property.

First, an applicant is not entitled to the incentives even if the applicant agrees to provide one of the “benefits” listed in Section 17.88.040(A)(1) – (11). The operative language states: “the public benefit provided shall be of sufficient value as determined by the planning commission to justify deviation from the standards of the zoning district that currently applies to the property.” As such, the Planning Commission must make a subjective determination that the “value” of the benefit is sufficient, which determination is then provided to the City Council in the form of a recommendation. There is no methodology prescribed in the Code for how the Planning Commission determines that the value of an offered public benefit is sufficient to justify an incentive as applied to a given project. Similarly, the City Council must find that the proposal provides a “substantial benefit” to the community. This is a subjective determination, particularly given that the Code contains a list of eligible project benefits under Section 17.88(A).

Second, to obtain an incentive, the applicant must agree to provide public benefits in excess of the types of development exactions that the City could otherwise require by law as a condition of development approval. Section 17.88.020 states that the City may grant incentives only when the “community benefits offered are not otherwise required by the zoning code or any other provision of local, state, or federal law.” Similarly, the Council must find that the offered public benefit “exceeds the minimum requirements of the zoning code or any other provision of state or federal law.” The City cannot lawfully require an applicant to provide the public benefits under Section 17.88.040 to obtain the incentives under Section 17.88.050 as a condition of a development approval in another form, e.g., a variance or condition of use permit, since requiring a public benefit with no relationship to the proposed incentive (as opposed to, e.g., requiring setbacks to offset aesthetic or shadow impacts associated with a building height increase) would constitute an unconstitutional condition. (See Nollan v. California Coastal Commission, 483 U.S. 825 (1987) (there must be a nexus between a permit condition imposed on the specific regulatory interest advanced by the condition); Dolan v. City of Tigard, 512 U.S. 91 Item 8 B.
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374 (1994) (requiring proportionality between the condition imposed and the impact to be addressed by the condition); California Building Association v. City of San Jose 61 Cal.4th 435, 492 (government may not impose a condition on the receipt of a benefit that requires the individual to give up a constitutional right, including the right to demand compensation for a taking of his or her property).) It cannot be assumed that MGP will agree to provide such benefits as a condition of obtaining only partial relief from the zoning standards that will otherwise prevent the development of the minimum 853 units.

Assuming that MGP Chooses to Negotiate a Development Agreement, the Development Agreement Cannot Substitute for Addressing Development Constraints in the Draft Housing Element
The Draft Housing Element incorrectly assumes that any development constraints applicable to the Property will be addressed through a development agreement rather than through zoning amendments. Specifically, the draft states:

The City intends to establish a Development Agreement (DA) that would serve as an added layer to the existing Regional Commercial (C-R) zone that would set forth specific development regulations for the mall site project area to guide future development of residential uses while providing for the redevelopment of retail and commercial uses.
(Draft Housing Element, p. 4-28.)
This is flawed for two reasons. First, the City cannot unilaterally “establish” a development agreement governing the Property. MGP, in its discretion, would choose to apply for a development agreement and the parties would then negotiate the terms at arm’s length each in their sole discretion. (See Govt. Code, §§ 65864 et seq.; see also Municipal Code Chapter

18.04.030(E) (“A development agreement is a contract that is negotiated and voluntarily entered into by city and applicant and may contain any additional or modified conditions, terms or provisions agreed upon by the parties”.) The development agreement would then need to be approved at the City Council’s discretion at the conclusion of the project approval process. (Municipal Code, § 18.04.040(F).) Second, a development agreement is not a mechanism for amending the site development controls that pertain to a particular property. Rather, the development agreement vests the applicant’s rights to complete the project in accordance with “the rules, regulations, and official policies in force at the time of execution of the agreement.” (Govt. Code, § 65866(a).) Therefore, without a prior or concurrent modification of the site controls, any development agreement would only vest MGP’s right to develop the Property in accordance with the C-R zoning constraints described above.

The Draft Housing Element should be amended to incorporate procedures for modifying C-R zoning provisions rather than assuming that a future development agreement will serve that purpose. As outlined above, MGP cannot be compelled to enter into a development agreement.

The City should not assume that delaying State-mandated zoning changes in the Housing Element will bring MGP to the table for future development agreement negotiations. This 92 Item 8 B.
163159545.3
approach does not satisfy Government Code Section 65583(c)(1)’s mandate for the City to demonstrate how it will accommodate its RHNA obligation, particularly given that the development agreement would not on its own address the current site development constraints.

Proposed Affordable Housing Projections for the Property Are Not Realistic Appendix D of the Draft Housing Element indicates that of the 853 units allocated to the Property, 65 percent of those units would be reserved for low or moderate-income households.

While we understand that the City is challenged to find suitable locations to accommodate affordable units within its jurisdiction, it is not realistic to assume that the Property (or any property for that matter) can be redeveloped with only 299 out of 853 units (35 percent) not being subject to income-based restrictions. The Property is currently developed with viable commercial uses, and even for the former Sears building, the site can be repositioned as needed to attract other commercial users. It would be economically infeasible to terminate the current regional commercial land uses and instead devote the Property to a predominantly affordable housing project.

In addition, saddling MGP-owned properties with such a disproportionately high amount of the City’s share of below-market-rate development obligations violates the City’s legal obligations to treat similarly situated properties equally. Moreover, the infeasibility of providing such a disproportionately high amount of affordable housing within any market rate development proposal, coupled with the City’s obligations under the No Net Loss Law to not approve projects providing less than the proscribed amount of affordable housing (unless the affordable units are replanned for another site), would result in an unconstitutional taking of MGP’s property without just compensation. The Draft Housing Element should therefore be revised to reflect more reasonable assumptions for affordable housing at the Property.

We look forward to reviewing the next draft of the housing element and remain willing to engage with the City throughout the update process.

Matthew S. Gray
MSG:gjc
93 Item 8 B.
163159545.3
Exhibit 1
(attached)
94 Item 8 B.

TENANT LEASE

CONTROL AREA
N.A.P. BUILDINGSN.A.P. PROPERTY

MGP OWNEDBUILDINGSMGP OWNED PROPERTY
LEGEND

TENANT LEASE CONTROL AREA
A:B:C:D:
289,211 sf
66,789 sf77,671 sf
9,100 sf
A
C
B
D
442,771 sf TOTAL TENANT LEASE CONTROL AREA:
95 Item 8 B.
164396701.4
Exhibit B
MGP’s 2019 Application Site Plan
96 Item 8 B.

A-04
ScaleJob No.Date
Capitola Town SquareCapitola, California
2019-249
2019-08-26
1” = 80’

OVERALL SITE PLAN
Ground Level
N
A
A
B
C
C
C
C
C

PROGRAM
A
B
C
EXISTING RETAILPROPOSED NEW RETAIL(under residential)PRPOSED NEW RETAILRESIDENTIAL

PROPOSED SIGNAGE
PYLON SIGN(40 ft)TARGET GARAGE SIGNMONUMENT SIGN (20’)
PK1
A-1
A-14e A-12e
Macy’s Target LEVEL 1
Kohl’s
Ross
A-10e A-8
S-10e
Ulta
Chili’s
A-20e
P-10e
P-8e
P-1e
R-A
R-B
P-6
P-5
P-4
P-2
A-3 A-4 A-5 A-2
S-1
S-7
S-8e
A-7
S-2
S-3
S-6
S-5
S-4
PK2 PK3a
PK3b
PK4
PK5
PK6
PK10
PK7
PK7
PK7
PK7 PK9
PK8
Olive
Garden
BoFA
Citibank
R-B

CLARES STREET

CLARES STREET

TOWN SQUARE WAY
38TH STREET 38TH STREET
41ST AVENUE

CAPITOLA ROAD
(NEW)
PARKING AREA-PK8(s)PARKING AREA-PK9(s)PARKING AREA-PK10(s)

PROJECT SUMMARY
SITE INFORMATION TOTAL OVERALL SITE AREADEVELOPMENT SITE AREADEVELOPMENT FLOOR AREA RATIO (FAR)DEVELOPMENT DWELLING UNITS PER ACRE (du/ac)EXISTING BUILDING AREA - DEVELOPMENTPROPOSED RETAIL BUILDING AREA - DEVELOPMENTNET LOSS OF RETAIL BUILDING AREA - DEVELOPMENTMGP CONTROLLED BUILDING AREA RETAIL TOTAL RETAIL BUILDING AREA - MGP DEVELOPMENTRESIDENTIAL RESIDENTIAL UNIT - A RESIDENTIAL UNIT - B TOTAL RESIDENTIAL COUNTTOTAL BUILDING AREA - MGP DEVELOPMENTRESIDENTIAL PARKING SUMMARYPARKING STRUCTURE - PK8(s)PARKING STRUCTURE - PK9(s)TOTAL RESIDENTIAL PARKINGDEVELOPMENT RESIDENTIAL PARKING RATIO square feet
2,010,920 sf1,369,690 sf

0.82 20 du/ac
373,451 sf339,131 sf
34,320 sf
339,131 sf784,074 sf
384 du253 du637 du
1,123,205 sf
453 stall
645 stalls
1,098 stalls

1.72 stalls/du
square feet
30,300 sf
11,300 sf
7,500 sf
11,900 sf
23,000 sf54,100 sf38,600 sf74,131 sf
102,000 sf
93,214 sf50,327 sf
5,500 sf5,800 sf
10,200 sf
180 stalls258 stalls416 stalls
58 stalls
187 stalls413 stalls232 stalls219 stalls
square feet
6,700 sf2,400 sf6,000 sf7,900 sf5,700 sf
18,600 sf
8,729 sf3,700 sf4,800 sf6,800 sf4,200 sf4,910 sf8,000 sf - stalls
166 stalls485 stalls
606,311 sf365,611 sf
240,700 sf
2,614 stalls

3.8 / 1000 sf4.3 / 1000 sf
acres

46.16 ac31.44 ac
OVERALL BUILDING AREABUILDING A-1:BUILDING A-2:BUILDING A-3:BUILDING A-4:BUILDING A-5:BUILDING A-7:BUILDING A-8:BUILDING A-10e (Kohl’s):BUILDING A-12e (Macy’s):BUILDING A-14e (Target):BUILDING A-20e (Ross):BUILDING S-1:BUILDING S-2:BUILDING S-3:TOTAL RETAIL BUILDING AREA - OVERALL:EXISTING RETAIL - OVERALL:PROPOSED NEW RETAIL - OVERALL:RETAIL PARKING SUMMARYPARKING AREA-PK1:PARKING AREA-PK2:PARKING AREA-PK3a:PARKING AREA-PK3b:PARKING AREA-PK4:PARKING AREA-PK5:PARKING AREA-PK6:PARKING AREA-PK7:TOTAL RETAIL PARKING - OVERALLPARKING RATIO - DEVELOPMENT RETAILPARKING RATIO - OVERALL RETAIL BUILDING S-4:BUILDING S-5:BUILDING S-6:BUILDING S-7:BUILDING S-8e:BUILDING S-10e (Mall):BUILDING P-1e (Bank of America):BUILDING P-2:BUILDING P-4:BUILDING P-5:BUILDING P-6:BUILDING P-8e (Citibank):BUILDING P-10e (Olive Garden):

Residential Only Structure(6) Level StructureTwo Floors Retail Only(8) Level StructureExisting Target Structure(8) Level Structure 97 Item 8 B.

A-05
ScaleJob No.Date
Capitola Town SquareCapitola, California
2019-249
2019-08-26
1” = 80’

OVERALL SITE PLAN
Upper Level
PK10
N

PROGRAM
A
B
C
EXISTING RETAILPROPOSED NEW RETAIL(under residential)PRPOSED NEW RETAILRESIDENTIAL

PROPOSED SIGNAGE
PYLON SIGN(40 ft)TARGET GARAGE SIGNMONUMENT SIGN (20’)
R-A
R-B
A-7
PK9
PK8

CLARES STREET

CLARES STREET
41ST AVENUE

CAPITOLA ROAD
LEVEL 2
(NEW

TOWN SQUARE WAY
)
38TH STREET 38TH STREET
A-12e
Macy’s
A-14e
Target
98 Item 8 B.

Scale
Job No.Date
144 North Orange Street, Orange, California 92866
714 / 639-9860
architectsorange.com
Capitola MallCapitola, California
2019-249
2019-08-26
1’-0” = 1/16”
A-19 BUILDING B Elevations
Elevation B-1A
Elevation B-1B
CB CB A3
A3
A3
A3 S1
B4B4
B3
A3
A3
S1
B4
S1
A2A2A2
S1 B3 A2
B1
B3

COURTYARD
A

RETAILRETAIL

LEASING

OPEN TO BELOW
TRASH
ROOM #1 TRASH ROOM #2

6.67% RAMP UP @ 31'-3" = 2'-1"

6.67% RAMP UP @ 120'-0" = 8'-0" 6.67% RAMP DN @ 120'-0" = 8'-0" R4950RR3029R 78 R 43 R
R51 R53 R55 R57 R59 R61 R63 R65 R67 R69 R71 R73 R75 R76 R77 27R 19R 17R 15R 13R 11R 9R 7 EV 5 EV 4R 42 R 79 R 80 R 81 R 82 R 52RR28 54RR26 56RR24 58RR22 60RR20 62RR18 64RR16 66RR14 68RR12 70RR10 R872R R674R R47 R46 R45 R44 41 R 40 R 39 R 38 R 37 R 36 R 32 EV48 EV31R 33R 34R 35R 25R 23R 21R 1 R 2 R 3 R UNITS ABOVE OPEN TO BELOW

OPEN TO
BELOW
CB CB S1
A3
A4
A3
A3
A4
A3
A3
A3
A3
A3
B1 A2 B3 A2
B3

COURTYARD
B
CB CB B1 S1 S1 B3
MEZZANINE22
S1 ABOVE S1 ABOVE
B1 ABOVE
STOR.
2 STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR. STOR. STOR.

STOR. STOR.

CLUBHOUSE

OPEN TO BELOW
S1 ABOVE
22S1 ABOVE
B1 CB CB 2

MOVE-IN

OPEN TO
S1 ABOVE
BELOW
A2
A3
A3
A3
A3 S1
B4B4
B3
A3
A3
S1
B4
S1
A2A2A2
S1 B3 A2

PASSAGEWAY MAIL ROOM PARKING ENTRY
A1

COURTYARD
A TRASH ROOM #2 TRASH ROOM #2 TRASH
ROOM #1 TRASH
ROOM #1

6.67% RAMP UP @ 120'-0" = 8'-0"

LEASING
DOUBLE VOLUME S1
A3
A4
A3
A3
A4
A3
A3
A3
A3
A3
A2 B3 A2
B3

COURTYARD
B
S1 S1 B3
22 S1 ABOVE
B1 ABOVE
2 STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR.

CLUBHOUSE

DOUBLE VOLUME
S1 ABOVE S1 ABOVE
1 22B1 ABOVE
A1
PASSAGEWAY A1PASSAGEWAY
1 A2 ABOVE
1B3 ABOVE
STOR. STOR.

STOR. STOR.

STOR. STOR.

METERS
STOR.

6.67% RAMP UP @ 31'-3" = 2'-1"
METERS

5.0% RAMP DN @ 62'-11" = 3'-1"
S1 ABOVE

PASSAGEWAY

PEDESTRIAN PATHWAY
2 MOVE-IN
S1 ABOVE
DOUBLE
VOLUME

PASSAGEWAY

METERS COURTYARD
A
A3
A3
A3
A3
B3
B3
S1
A2
A1
S1S1S1
A2

PARKING
ENTRY
B4 B4

TRASHROOM
#1 TRASH ROOM #1 MAIL ROOM

TRASHROOM
#2 TRASH ROOM #2
20% SPEED RAMP UP @ 97'-6" = 18'-10"
S1

6.67% RAMP UP @ 76'-3" = 5'-0"

LEASING

DOUBLE VOLUME
S1 S1 S1 S1 A5

PASSAGEWAY MOVE-IN
2 B1 ABOVE
2 2 2 1A2 ABOVE A2 ABOVE S1 ABOVE S1 ABOVE
1B3 ABOVE
1A2 ABOVE
2B3 ABOVE

6.67% RAMP DN @ 76'-3" = 5'-1"
STOR. STOR.

STOR. STOR.

CC C C C C C C C CC C CARTS CARTS CARTS CARTS
20% SPEED RAMP UP
@ 97'-6" = 18'-10"

COURTYARD
A
A3
A3
A3
B3
B3
S1
A2
S1S1S1
A2
B4 B4 TRASH ROOM #1 TRASH ROOM #2 20 22 24 26 28 29 56 54 52 50 48 46 44 42 14 16 18 19 21 23 25 27 3031323335363738 49 47 45 43 41 40 68 66 2 4 74 72 70 101 103 105 C78 76 97C 99 C93 94 1 3 102 104 106 96 98 100 82C 81 67 65 73 71 69 79 77 75 9089888786858483 C 91 CCCC C CCC C C C C C C C C CC C CC C C C CC CC CC CC CC CC CC C C C C C C C C CC CC CC C CC C C C C C C CC C C CC CCCCCCC S1 95CC80 CB CB B1 13 15 17 C C C 7 9 11 C C C C65CC64 62 60 58 8 10 12 CC C C C C 63C 61 59 C C 57C 55 53 C C 51C B2 6.67% RAMP DN @ 76'-3" = 5'-0"

OPEN TO
BELOW

6.67% RAMP DN @ 76'-3" = 5'-1"
S1 S1 S1 S1 A5 B3 S1
2 2 2A2 ABOVE A2 ABOVE S1 ABOVE

LEASING

OPEN TO BELOW
2B3 ABOVE
STOR. STOR.

STOR. STOR.

A2 MOVE-IN

OPEN TO
BELOW
2 B1 ABOVE STOR. STOR.

STOR.

OPEN TO
BELOW

2.6K

3.6K

1.7K1.7K1.8K

1.1K

3.3K

1.8K
1K1K
2K

2.2K

2.5K

2.8K
2K

1.3K
2K

2.9K

5.7K
2K1K1K

1.3K 37.7K

10.6K

7.1K

22.4K 11.7K 7.3K 11.2K 30K

4.1K

2.2K 2.2K 2.3K

3.6K

2.4K

2.2K
ELEV
+83'-0"
ELEV
+85'-0"
ELEV
+79'-0"
ELEV
+72'-0"
ELEV
+77'-0"
ELEV
+81'-0"
ELEV
+81'-0"
ELEV
+85'- 6"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+85'-6"
ELEV
+86'-0"
ELEV
+85'-0"
ELEV
+85'-6"
ELEV
+83'-0"
ELEV
+84'-0"
ELEV
+85'-0"
ELEV
+80'-0"
ELEV
+75'-0"
ELEV
+77'-0"
ELEV
+76'-0"
ELEV
+80'-0"
ELEV
+80'-0"
ELEV
+75'-0"
ELEV
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ELEV
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ELEV
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ELEV
+84'-0"
ELEV
+86'-0"
ELEV
+83'-0"
ELEV
+83'-0"
ELEV
+83'-9
3/4"
ELEV
+85'- 1/4"
ELEV
+85'- 9
1/2"
ELEV
+70'-0"
ELEV
+78'-0" ELEV +75'-0"
ELEV
+69'-0"
ELEV
+73'-0"
ELEV
+80'-0"
ELEV
+73'-0"
ELEV
+79'-0"
ELEV
+75'-0"
ELEV
+72'-0"
ELEV
+77'-0"
ELEV
+76'-0"
ELEV
+85'-6"
ELEV
+86'-0"
ELEV
+84'-0"
ELEV
+85'- 4"
ELEV
+85'- 11"
ELEV
+85'- 11"
ELEV
+86'- 0"
ELEV
+86'- 3"
ELEV
+85'-6"
ELEV
+79'-0"
ELEV
+77'-0"
ELEV
+73'-6"
ELEV
+83'- 6"
ELEV
+85'- 0"
ELEV
+84'- 0"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+84'- 6"
ELEV
+84'- 6"
ELEV
+85'-6"
ELEV
+85'- 0"
ELEV
+84'-0"
ELEV
+85'- 6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+75'-0"
ELEV
+71'-0"
1 TOP OF PARAPET +81’ - 1”TOP OF PARAPET +78’ - 1”
TOP OF PARAPET +24’ - 0”TOP OF PODIUM +20’ - 0”
TOP OF PODIUM +20’ - 0” TOP OF PODIUM +20’ - 0”TOP OF PARAPET +24’ - 0” TOP OF PARAPET +56’ - 11”TOP OF PARAPET +24’ - 0”
TOP OF PARAPET +54’ - 11”
+00’ - 0”
+00’ - 0”

SEAM LINE

SEAM LINE
Parking Garage
Residential
99 Item 8 B.

Scale
Job No.Date
144 North Orange Street, Orange, California 92866
714 / 639-9860
architectsorange.com
Capitola MallCapitola, California
2019-249
2019-08-26
1’-0” = 1/16”
A-21 BUILDING B Elevations
Elevation B-3A
Elevation B-3B
CB CB A3
A3
A3
A3 S1
B4B4
B3
A3
A3
S1
B4
S1
A2A2A2
S1 B3 A2
B1
B3

COURTYARD
A

RETAILRETAIL

LEASING

OPEN TO BELOW
TRASH
ROOM #1 TRASH ROOM #2

6.67% RAMP UP @ 31'-3" = 2'-1"

6.67% RAMP UP @ 120'-0" = 8'-0" 6.67% RAMP DN @ 120'-0" = 8'-0" R4950RR3029R 78 R 43 R
R51 R53 R55 R57 R59 R61 R63 R65 R67 R69 R71 R73 R75 R76 R77 27R 19R 17R 15R 13R 11R 9R 7 EV 5 EV 4R 42 R 79 R 80 R 81 R 82 R 52RR28 54RR26 56RR24 58RR22 60RR20 62RR18 64RR16 66RR14 68RR12 70RR10 R872R R674R R47 R46 R45 R44 41 R 40 R 39 R 38 R 37 R 36 R 32 EV48 EV31R 33R 34R 35R 25R 23R 21R 1 R 2 R 3 R UNITS ABOVE OPEN TO BELOW

OPEN TO
BELOW
CB CB S1
A3
A4
A3
A3
A4
A3
A3
A3
A3
A3
B1 A2 B3 A2
B3

COURTYARD
B
CB CB B1 S1 S1 B3
MEZZANINE22
S1 ABOVE S1 ABOVE
B1 ABOVE
STOR.
2 STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR. STOR. STOR.

STOR. STOR.

CLUBHOUSE

OPEN TO BELOW
S1 ABOVE
22S1 ABOVE
B1 CB CB 2

MOVE-IN

OPEN TO
S1 ABOVE
BELOW
A2
A3
A3
A3
A3 S1
B4B4
B3
A3
A3
S1
B4
S1
A2A2A2
S1 B3 A2

PASSAGEWAY MAIL ROOM PARKING ENTRY
A1

COURTYARD
A TRASH ROOM #2 TRASH ROOM #2 TRASH
ROOM #1 TRASH
ROOM #1

6.67% RAMP UP @ 120'-0" = 8'-0"

LEASING
DOUBLE VOLUME S1
A3
A4
A3
A3
A4
A3
A3
A3
A3
A3
A2 B3 A2
B3

COURTYARD
B
S1 S1 B3
22 S1 ABOVE
B1 ABOVE
2 STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR.

CLUBHOUSE

DOUBLE VOLUME
S1 ABOVE S1 ABOVE
1 22B1 ABOVE
A1
PASSAGEWAY A1PASSAGEWAY
1 A2 ABOVE
1B3 ABOVE
STOR. STOR.

STOR. STOR.

STOR. STOR.

METERS
STOR.

6.67% RAMP UP @ 31'-3" = 2'-1"
METERS

5.0% RAMP DN @ 62'-11" = 3'-1"
S1 ABOVE

PASSAGEWAY

PEDESTRIAN PATHWAY
2 MOVE-IN
S1 ABOVE
DOUBLE
VOLUME

PASSAGEWAY

METERS COURTYARD
A
A3
A3
A3
A3
B3
B3
S1
A2
A1
S1S1S1
A2

PARKING
ENTRY
B4 B4

TRASHROOM
#1 TRASH ROOM #1 MAIL ROOM

TRASHROOM
#2 TRASH ROOM #2
20% SPEED RAMP UP @ 97'-6" = 18'-10"
S1

6.67% RAMP UP @ 76'-3" = 5'-0"

LEASING

DOUBLE VOLUME
S1 S1 S1 S1 A5

PASSAGEWAY MOVE-IN
2 B1 ABOVE
2 2 2 1A2 ABOVE A2 ABOVE S1 ABOVE S1 ABOVE
1B3 ABOVE
1A2 ABOVE
2B3 ABOVE

6.67% RAMP DN @ 76'-3" = 5'-1"
STOR. STOR.

STOR. STOR.

CC C C C C C C C CC C CARTS CARTS CARTS CARTS
20% SPEED RAMP UP
@ 97'-6" = 18'-10"

COURTYARD
A
A3
A3
A3
B3
B3
S1
A2
S1S1S1
A2
B4 B4 TRASH ROOM #1 TRASH ROOM #2 20 22 24 26 28 29 56 54 52 50 48 46 44 42 14 16 18 19 21 23 25 27 3031323335363738 49 47 45 43 41 40 68 66 2 4 74 72 70 101 103 105 C78 76 97C 99 C93 94 1 3 102 104 106 96 98 100 82C 81 67 65 73 71 69 79 77 75 9089888786858483 C 91 CCCC C CCC C C C C C C C C CC C CC C C C CC CC CC CC CC CC CC C C C C C C C C CC CC CC C CC C C C C C C CC C C CC CCCCCCC S1 95CC80 CB CB B1 13 15 17 C C C 7 9 11 C C C C65CC64 62 60 58 8 10 12 CC C C C C 63C 61 59 C C 57C 55 53 C C 51C B2 6.67% RAMP DN @ 76'-3" = 5'-0"

OPEN TO
BELOW

6.67% RAMP DN @ 76'-3" = 5'-1"
S1 S1 S1 S1 A5 B3 S1
2 2 2A2 ABOVE A2 ABOVE S1 ABOVE

LEASING

OPEN TO BELOW
2B3 ABOVE
STOR. STOR.

STOR. STOR.

A2 MOVE-IN

OPEN TO
BELOW
2 B1 ABOVE STOR. STOR.

STOR.

OPEN TO
BELOW

2.6K

3.6K

1.7K1.7K1.8K

1.1K

3.3K

1.8K
1K1K
2K

2.2K

2.5K

2.8K
2K

1.3K
2K

2.9K

5.7K
2K1K1K

1.3K 37.7K

10.6K

7.1K

22.4K 11.7K 7.3K 11.2K 30K

4.1K

2.2K 2.2K 2.3K

3.6K

2.4K

2.2K
ELEV
+83'-0"
ELEV
+85'-0"
ELEV
+79'-0"
ELEV
+72'-0"
ELEV
+77'-0"
ELEV
+81'-0"
ELEV
+81'-0"
ELEV
+85'- 6"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+85'-6"
ELEV
+86'-0"
ELEV
+85'-0"
ELEV
+85'-6"
ELEV
+83'-0"
ELEV
+84'-0"
ELEV
+85'-0"
ELEV
+80'-0"
ELEV
+75'-0"
ELEV
+77'-0"
ELEV
+76'-0"
ELEV
+80'-0"
ELEV
+80'-0"
ELEV
+75'-0"
ELEV
+75'-0"
ELEV
+77'-0"
ELEV
+82'-0"
ELEV
+84'-0"
ELEV
+86'-0"
ELEV
+83'-0"
ELEV
+83'-0"
ELEV
+83'-9
3/4"
ELEV
+85'- 1/4"
ELEV
+85'- 9
1/2"
ELEV
+70'-0"
ELEV
+78'-0" ELEV +75'-0"
ELEV
+69'-0"
ELEV
+73'-0"
ELEV
+80'-0"
ELEV
+73'-0"
ELEV
+79'-0"
ELEV
+75'-0"
ELEV
+72'-0"
ELEV
+77'-0"
ELEV
+76'-0"
ELEV
+85'-6"
ELEV
+86'-0"
ELEV
+84'-0"
ELEV
+85'- 4"
ELEV
+85'- 11"
ELEV
+85'- 11"
ELEV
+86'- 0"
ELEV
+86'- 3"
ELEV
+85'-6"
ELEV
+79'-0"
ELEV
+77'-0"
ELEV
+73'-6"
ELEV
+83'- 6"
ELEV
+85'- 0"
ELEV
+84'- 0"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+84'- 6"
ELEV
+84'- 6"
ELEV
+85'-6"
ELEV
+85'- 0"
ELEV
+84'-0"
ELEV
+85'- 6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+75'-0"
ELEV
+71'-0"
3 TOP OF PARAPET +85’TOP OF PARAPET +56’ - 1”
TOP OF PARAPET +24’ - 0”TOP OF PODIUM +20’ - 0”TOP OF PARAPET +32’ - 9”TOP OF PODIUM +25’ - 1” +00’ - 0” +00’ - 0”

SEAM LINE

SEAM LINE
Parking Garage
Residential
100
Item 8 B.

Scale
Job No.Date
144 North Orange Street, Orange, California 92866
714 / 639-9860
architectsorange.com
Capitola MallCapitola, California
2019-249
2019-08-26
1’-0” = 1/16”
A-09
Elevation A-1A
Elevation A-1B

BUILDING A
Elevations
CB CB A3
A3
A3
A3 S1
B4B4
B3
A3
A3
S1
B4
S1
A2A2A2
S1 B3 A2
B1
B3

COURTYARD
A

RETAILRETAIL

LEASING

OPEN TO BELOW
TRASH
ROOM #1 TRASH ROOM #2

6.67% RAMP UP @ 31'-3" = 2'-1"

6.67% RAMP UP @ 120'-0" = 8'-0" 6.67% RAMP DN @ 120'-0" = 8'-0" R4950RR3029R 78 R 43 R
R51 R53 R55 R57 R59 R61 R63 R65 R67 R69 R71 R73 R75 R76 R77 27R 19R 17R 15R 13R 11R 9R 7 EV 5 EV 4R 42 R 79 R 80 R 81 R 82 R 52RR28 54RR26 56RR24 58RR22 60RR20 62RR18 64RR16 66RR14 68RR12 70RR10 R872R R674R R47 R46 R45 R44 41 R 40 R 39 R 38 R 37 R 36 R 32 EV48 EV31R 33R 34R 35R 25R 23R 21R 1 R 2 R 3 R UNITS ABOVE OPEN TO BELOW

OPEN TO
BELOW
CB CB S1
A3
A4
A3
A3
A4
A3
A3
A3
A3
A3
B1 A2 B3 A2
B3

COURTYARD
B
CB CB B1 S1 S1 B3
MEZZANINE22
S1 ABOVE S1 ABOVE
B1 ABOVE
STOR.
2 STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR. STOR. STOR.

STOR. STOR.

CLUBHOUSE

OPEN TO BELOW
S1 ABOVE
22S1 ABOVE
B1 CB CB 2

MOVE-IN

OPEN TO
S1 ABOVE
BELOW
A2
A3
A3
A3
A3 S1
B4B4
B3
A3
A3
S1
B4
S1
A2A2A2
S1 B3 A2

PASSAGEWAY MAIL ROOM PARKING ENTRY
A1

COURTYARD
A TRASH ROOM #2 TRASH ROOM #2 TRASH
ROOM #1 TRASH
ROOM #1

6.67% RAMP UP @ 120'-0" = 8'-0"

LEASING
DOUBLE VOLUME S1
A3
A4
A3
A3
A4
A3
A3
A3
A3
A3
A2 B3 A2
B3

COURTYARD
B
S1 S1 B3
22 S1 ABOVE
B1 ABOVE
2 STOR.

STOR. STOR.

STOR. STOR.

STOR. STOR.

CLUBHOUSE

DOUBLE VOLUME
S1 ABOVE S1 ABOVE
1 22B1 ABOVE
A1
PASSAGEWAY A1PASSAGEWAY
1 A2 ABOVE
1B3 ABOVE
STOR. STOR.

STOR. STOR.

STOR. STOR.

METERS
STOR.

6.67% RAMP UP @ 31'-3" = 2'-1"
METERS

5.0% RAMP DN @ 62'-11" = 3'-1"
S1 ABOVE

PASSAGEWAY

PEDESTRIAN PATHWAY
2 MOVE-IN
S1 ABOVE
DOUBLE
VOLUME

PASSAGEWAY

METERS COURTYARD
A
A3
A3
A3
A3
B3
B3
S1
A2
A1
S1S1S1
A2

PARKING
ENTRY
B4 B4

TRASHROOM
#1 TRASH ROOM #1 MAIL ROOM

TRASHROOM
#2 TRASH ROOM #2
20% SPEED RAMP UP @ 97'-6" = 18'-10"
S1

6.67% RAMP UP @ 76'-3" = 5'-0"

LEASING

DOUBLE VOLUME
S1 S1 S1 S1 A5

PASSAGEWAY MOVE-IN
2 B1 ABOVE
2 2 2 1A2 ABOVE A2 ABOVE S1 ABOVE S1 ABOVE
1B3 ABOVE
1A2 ABOVE
2B3 ABOVE

6.67% RAMP DN @ 76'-3" = 5'-1"
STOR. STOR.

STOR. STOR.

CC C C C C C C C CC C CARTS CARTS CARTS CARTS
20% SPEED RAMP UP
@ 97'-6" = 18'-10"

COURTYARD
A
A3
A3
A3
B3
B3
S1
A2
S1S1S1
A2
B4 B4 TRASH ROOM #1 TRASH ROOM #2 20 22 24 26 28 29 56 54 52 50 48 46 44 42 14 16 18 19 21 23 25 27 3031323335363738 49 47 45 43 41 40 68 66 2 4 74 72 70 101 103 105 C78 76 97C 99 C93 94 1 3 102 104 106 96 98 100 82C 81 67 65 73 71 69 79 77 75 9089888786858483 C 91 CCCC C CCC C C C C C C C C CC C CC C C C CC CC CC CC CC CC CC C C C C C C C C CC CC CC C CC C C C C C C CC C C CC CCCCCCC S1 95CC80 CB CB B1 13 15 17 C C C 7 9 11 C C C C65CC64 62 60 58 8 10 12 CC C C C C 63C 61 59 C C 57C 55 53 C C 51C B2 6.67% RAMP DN @ 76'-3" = 5'-0"

OPEN TO
BELOW

6.67% RAMP DN @ 76'-3" = 5'-1"
S1 S1 S1 S1 A5 B3 S1
2 2 2A2 ABOVE A2 ABOVE S1 ABOVE

LEASING

OPEN TO BELOW
2B3 ABOVE
STOR. STOR.

STOR. STOR.

A2 MOVE-IN

OPEN TO
BELOW
2 B1 ABOVE STOR. STOR.

STOR.

OPEN TO
BELOW

2.6K

3.6K

1.7K1.7K1.8K

1.1K

3.3K

1.8K
1K1K
2K

2.2K

2.5K

2.8K
2K

1.3K
2K

2.9K

5.7K
2K1K1K

1.3K 37.7K

10.6K

7.1K

22.4K 11.7K 7.3K 11.2K 30K

4.1K

2.2K 2.2K 2.3K

3.6K

2.4K

2.2K
ELEV
+83'-0"
ELEV
+85'-0"
ELEV
+79'-0"
ELEV
+72'-0"
ELEV
+77'-0"
ELEV
+81'-0"
ELEV
+81'-0"
ELEV
+85'- 6"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+85'-6"
ELEV
+86'-0"
ELEV
+85'-0"
ELEV
+85'-6"
ELEV
+83'-0"
ELEV
+84'-0"
ELEV
+85'-0"
ELEV
+80'-0"
ELEV
+75'-0"
ELEV
+77'-0"
ELEV
+76'-0"
ELEV
+80'-0"
ELEV
+80'-0"
ELEV
+75'-0"
ELEV
+75'-0"
ELEV
+77'-0"
ELEV
+82'-0"
ELEV
+84'-0"
ELEV
+86'-0"
ELEV
+83'-0"
ELEV
+83'-0"
ELEV
+83'-9
3/4"
ELEV
+85'- 1/4"
ELEV
+85'- 9
1/2"
ELEV
+70'-0"
ELEV
+78'-0" ELEV +75'-0"
ELEV
+69'-0"
ELEV
+73'-0"
ELEV
+80'-0"
ELEV
+73'-0"
ELEV
+79'-0"
ELEV
+75'-0"
ELEV
+72'-0"
ELEV
+77'-0"
ELEV
+76'-0"
ELEV
+85'-6"
ELEV
+86'-0"
ELEV
+84'-0"
ELEV
+85'- 4"
ELEV
+85'- 11"
ELEV
+85'- 11"
ELEV
+86'- 0"
ELEV
+86'- 3"
ELEV
+85'-6"
ELEV
+79'-0"
ELEV
+77'-0"
ELEV
+73'-6"
ELEV
+83'- 6"
ELEV
+85'- 0"
ELEV
+84'- 0"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+86'-0"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+84'- 6"
ELEV
+84'- 6"
ELEV
+85'-6"
ELEV
+85'- 0"
ELEV
+84'-0"
ELEV
+85'- 6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+85'-6"
ELEV
+75'-0"
ELEV
+71'-0"
1 TOP OF PODIUM +20’ - 0”
+00’ - 0”
TOP OF PARAPET +24’ - 0”
TOP OF PARAPET +54’ - 6”TOP OF PARAPET +38’ - 0”
TOP OF PARAPET +75’ - 1”
TOP OF PARAPET +78’ - 1”
TOP OF PARAPET +24’ - 0”TOP OF PODIUM +20’ - 0”
+00’ - 0”

SEAM LINE

SEAM LINE
101
Item 8 B.

City of Capitola
City Council Meeting
February 8, 2024
102
Item 8 B.

Background
6th Cycle Housing Element
• Adopted on November 9, 2023
• Comments from HCD on January 12, 2024
• Not certified
• Commitment for 75’ Height and FAR exception
parking garage
103
Item 8 B.

Mall Redevelopment – Incentives
Section 17.88: Incentives for Community Benefits
• Establishes incentives in exchange for community
benefits
• Mall redevelopment qualifies as community benefit
• Current incentives:
• Height increased from 40 to 50 feet
• FAR from 1.5 to 2.0 on the mall site
Proposed
Height: 75 Feet
FAR: Add
Exemption for
Parking Garage104
Item 8 B.

Housing Element
• Identifies 645 housing units on MGP portion of mall
sites.
• 419 units are affordable.
• Consultants confirm 645 units feasible within 50 feet height limit and FAR of 2.0
Economic Feasibility
• Project may not be economically feasible with 419
affordable units
• Additional development necessary for economic
feasibility 105
Item 8 B.

Request from Mall Owner
Increase Height
• Mall owner requests 75 feet height limit
• 60 - 75 ft results in 1,000 - 1,300 units.

Floor Area Ratio (FAR) Exception for Parking Garage
• Incentivize onsite parking amid state's
decreasing/removing parking requirements.
106
Item 8 B.
50 Felker Street
63 feet
5 stories
35 units
107
Item 8 B.
150 Felker Street
63 Feet
5 stories
35 units
63’
57’
46’
35’
24’
13’
108
Item 8 B.
130 Center Street
74 feet
6 stories
233 units
109
Item 8 B.
74’
65’
55’
45’
35’
25’
15’
130 Center Street
74 feet
6 Story
233 Units
110
Item 8 B.
324 Front Street (Cruz Hotel)
75 Feet
6 Stories
232 Rooms
111
Item 8 B.
324 Front Street (Cruz Hotel)
75 Feet
6 Stories
232 Rooms
75’
69’
57’
47’
37’
27’
12’
112
Item 8 B.

Capitola Mall (2019 Conceptual Review)
75 Feet
6 Stories (1 commercial)
637 units
113
Item 8 B.

Capitola Mall (2019 Conceptual Review)
75 Feet
7 Stories
637 Units
114
Item 8 B.
820 Pacific Avenue
80 Feet
7 Stories
85 units
115
Item 8 B.
820 Pacific Avenue
80 Feet
7 Stories
85 units
80’
78’
68’
58’
48’
38’
28’
16’
116
Item 8 B.
100 Laurel Street
82 feet
7 stories
205 units 117
Item 8 B.
100 Laurel Street
82 feet
8 stories
205 units
82’
75’
72’
62’
52’
41’
31’
21’
10’
118
Item 8 B.
530 Front Street
89 feet
8 stories
276 Units & 6,865 sf commercial 119
Item 8 B.
530 Front Street
89 feet
8 stories
276 units & 6,865 sf Commercial
89’
84’
73’
63’
54’
44’
34’
25’
15’
120
Item 8 B.

Floor Area Ratio (FAR) Exception for Parking Garage
121
Item 8 B.

Floor Area Ratio:

Gross Building Floor Area
Area of the Lot
122
Item 8 B.
123
Item 8 B.

Building is Not Wrapped Entirely
Around Parking Structure
124
Item 8 B.

Building is Wrapped Entirely
Around Parking Structure
125
Item 8 B.

Wrapped
Not Wrapped
126
Item 8 B.
2/1/2023 Planning Commission Work Session
• Support 75’ Height and FAR exception for Mall
Redevelopment
• Visual impacts of height and parking garages
can be mitigated through objective standards
127
Item 8 B.

Recommended Action
• Provide Feedback on Height and FAR at the
Capitola Mall
128
Item 8 B.

Capitola City Council
Agenda Report
Meeting: February 8, 2024
From: City Manager Department
Subject: Strategic Plan Project Overview and Timeline
Recommended Action: Receive a consultant report on the process and workplan for the development of a five-year Capitola strategic plan.

Background: During the 2023-24 goal-setting session, the City Council directed staff to develop five-, ten, and 15-year strategic goals for the City of Capitola; at that time, staff recommended using a professional consultant to complete this project. The City Council adopted the Fiscal Year 2023-24 Budget on June 22, 2023, which included an allocation of $50,000 for the development of long-term strategic goals.

On September 14, 2023, the City Council provided feedback on strategic planning. On October 20, 2023, staff published a Request for Proposals for the development of a strategic plan for the City of Capitola.

Seven proposals were received by the November 10, 2023, deadline. Staff selected the top three proposals for interviews. On December 11 and 12, 2023, staff and Council Members Brooks and Pedersen conducted interviews and recommended the selection of BerryDunn as the consultant, based on the firm’s high level of experience, dedication to community outreach, and overall approach to the project.

On December 14, 2023, the City Council authorized a Professional Services Agreement with BerryDunn to develop a five-year City of Capitola strategic plan.

Discussion: In early January, City staff met for a successful kickoff with BerryDunn staff and committed to a bi-weekly meeting schedule to prioritize this project with the goal of City Council adoption in early fall. Between now and then, the consultant will conduct community outreach, workshops, visioning, stakeholder interviews, and collect additional information.

During the meeting on February 8, 2024, BerryDunn staff will present an overview of their work plan and highlight key deliverables and milestones to ensure that the City Council and the Capitola community are informed of the project’s proposed process.

Fiscal Impact: None, the Fiscal Year 2023-24 Budget included a $50,000 allocation for developing a strategic plan; the contract with BerryDunn is in an amount not to exceed $50,000.

Report Prepared By: Chloé Woodmansee, Assistant to the City Manager Reviewed By: Julia Gautho, City Clerk
Approved By: Jamie Goldstein, City Manager
129
Item 8 C.

City of Capitola Strategic Plan Overview
City Council Presentation
February 8, 2024
130
Item 8 C.
2 Introductions
Strategic Plan Overview
Project Approach and Timeline
Agenda
131
Item 8 C.
3 Michelle Kennedy
Project Manager and
Lead Facilitator
Maddison Powers
Spencer
Facilitator and Research
Analyst
Seth Hedstrom
Project Principal
On-call, as-needed support
Internal and external
connections to DEI expertise
Access to broad
specialization
A comprehensive
complement to anything the
City may need
BerryDunn’s
300+ Government
Consultants
Karen Whichard
Facilitator
Project Team
132
Item 8 C.
4 Project Phases
1 2
3 Project Planning
Community
Engagement and
Environmental Scan
Develop the
Strategic Plan
133
Item 8 C.
5 What is a Strategic Plan?
1 Defines WHAT, not HOW
• What we want the City to become?
• What we are going to prioritize and focus on
so we can achieve the vision
• What we will measure so the City can
evaluate progress
2 3
A LIVING DOCUMENT that guides the City’s
decision-making about:
• Budgets
• Long-range capital investments
• Economic and community development
• City services
A tool for government transparency and
accountability
• Residents, taxpayers, and the public know
how the City is investing resources, why,
and to achieve what results/benefits for the
community
The Strategic Plan
defines WHAT the City
will prioritize and focus
on.

HOW the City carries out
its strategy to reach the
vision, priorities, and
goals is defined in an
implementation plan. This implementation plan
is developed by staff
AFTER the Strategic
Plan is complete.
• Budget development
• services
Dd
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Item 8 C.
6 An environmental scan presents current and anticipated events and their relationships within an organization's internal and external environments. The scan serves as a basis of determining the future direction of the organization.

Project Approach: Community Engagement and Environmental Scan Identify potential opportunities,
challenges, and trends that
can drive the City's focus and
effectiveness.

Provide everyone involved in
strategic planning with a
shared understanding of the
City’s current environment.

Help City leaders successfully
navigate the forces and
obstacles that can hinder the
achievement of a shared
vision.
135
Item 8 C.
7 Project Approach: Facilitation Methodology
Our facilitation methodology emphasizes structured participation that creates a clear intention, helping members of the group align with one another and reach consensus. 136
Item 8 C.
8 Project Approach: Plan Development
City Council
• Develop
• Mission
• Vision
• Guiding Principles
• Strategic Priorities and Goals
City Leadership and Staff
• Refine the Council’s work
• Develop
• Strategic Objectives
• Performance Measures
• Implementation plan
Capitola Community
• Identify priorities for City focus
• Assist in Capitola vision
137
Item 8 C.
9 Project Approach: Key Activities
• Social Pinpoint
• Community survey
• Interviews and focus groups with community leaders, elected officials • Interviews with staff
• Virtual community workshop
Community and Staff Engagement
• City Council
• Leadership and Staff
Plan Development Sessions
• Graphically Designed Version of the Strategic Plan
Final Strategic Plan
138
Item 8 C.
10 What Sources Inform the Strategic Plan?
Information from various sources will be used to identify the community’s priorities:

Interviews with
diverse community
members, and
community
workshop
Social Pinpoint
Community
Engagement
Platform
Community survey
results
Demographic and
economic data
Current existing
City plans
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Item 8 C.
11 Strategic Priorities
Mission
Mission, Vision, Guiding Principles, and Strategic Priorities How are they connected?
140
Item 8 C.
12 How Does It All Fit Together?
Mission Statement
Strategic
Priority 1
Goal
Statement
Objective
1 Measure
Objective
2 Measure
Objective
3 Measure
Strategic
Priority 2
Goal
Statement
Objective
1 Measure
Objective
2 Measure
Objective
3 Measure
Strategic
Priority 3
Goal
Statement
Objective
1 Measure
Objective
2 Measure
Objective
3 Measure
Strategic
Priority 4
Goal
Statement
Objective
1 Measure
Objective
2 Measure
Objective
3 Measure
Guiding Principles
Vision Statement
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Item 8 C.
13 Project Approach: Timeline
January 2024 September 2024
Phase 1:

Project Planning
Phase 2:

Community
Engagement and
Environmental Scan
Phase 3:

Develop the Strategic
Plan
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Item 8 C.
14 Questions and Comments
143
Item 8 C.