AGENDA
Tuesday, April 11, 2023 6:30 P.M. Open Session
SPECIAL JOINT STUDY SESSION
MARINA CITY COUNCIL AND MARINA PLANNING COMMISSION
THIS MEETING WILL BE HELD IN PERSON AND VIRTUALLY (HYBRID).
Council Chambers
211 Hillcrest Avenue
Marina, California
AND
Zoom Meeting URL: https://zoom.us/j/730251556
Zoom Meeting Telephone Only Participation: 1-669-900-9128 - Webinar ID: 730 251 556
PARTICIPATION
You may participate in the City Council meeting in person or in real-time by calling Zoom Meeting via the weblink and phone number provided at the top of this agenda. Instructions on how to access, view and participate in remote meetings are provided by visiting the City’s home page at https://cityofmarina.org/. Attendees can make oral comments during the meeting by using the “Raise Your Hand” feature in the webinar or by pressing *9 on your telephone keypad if joining by phone only.
The most effective method of co mmunication with the City Council is by sending an emai l to [email protected] Comments will be reviewed and distributed before the meeting if received by 5:00 p.m. on the day of the meeting. All commen ts receive d will become part of the record.
Council will have the option to modify their action on items based on comments received.
AGENDA MATERIALS
Agenda materials, staff reports and background information related to regular agenda items are available on the City of Marina’s website www.cityofmarina.org. Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet will be made available on the City of Marina website www.cityofmarina.org subject to City staff’s ability to post the documents before the meeting.
VISION STATEMENT
Marina will grow and mature from a small town bedroom community to a small city which is diversified, vibrant and through positive relationships w ith regional agencies, self -sufficient. The City will develop in a way that insulates it from the negative impacts of urban sprawl to become a desirable residential and business community in a natural setting. (Resolution No. 2006-112 - May 2, 2006)
MISSION STATEMENT
The City Council will provide the lea dership in protecting Marina’s natural setting while developing the City in a way that provides a balance of housing, jobs and business opportunities that will result in a community characterized by a desi rable quality of life, including recreation and cul tural opportunities, a safe environment and an economic viability that supports a high level of municipal services and infrastructure. (Resolution No. 2006-112 - May 2, 2006)
Agenda for Special Joint City Council & Planning Commission of Tuesday, April 11, 2023 Page 2
LAND ACKNOWLEDGEMENT
The City recognizes that it was founded and is built upon the traditional homelands and villages first inhabited by the Indigenous Peoples of this region - the Esselen and their ancestors and allies - and honors these members of the community, both past and present.
1. CALL TO ORDER
2. ROLL CALL & ESTABLISHMENT OF QUORUM:
City Council Members: Liesbeth Visscher , Brian McCarthy , Kathy Biala , Mayor Pro-Tem/Vice Chair Cristina Medina Dirksen, Mayor/Chair Bruce C. Delgado
Planning Commission Members : Victor Jacobsen , Audra Walton, Hy unsoo Hur, Surinder Rana, Richard St. John, Vice Chair Glenn Woodson, Chair Nancy Amadeo
3. MOMENT OF SILENCE & PLEDGE OF ALLEGIANCE (Please stand)
4. STUDY SESSION:
a. City Council and Pla nning Commission receive a presentation on the final Cypress Knolls Visioning report and provide further direction to staff regarding inclusion of Cypress Knolls in the General Plan Update, and Development of a Specific Plan.
5. ADJOURNMENT:
CERTIFICATION
I, Anita Sharp, Deputy City Clerk, of the City of Marina, do hereby certify that a copy of the foregoing agenda was posted at City Hall and Council Cha mbers Bulletin Board at 211 Hillcrest Avenue, Monterey County Library Ma rina Branch at 190 Seaside Circle, C ity Bulletin Board at the corner of Reservatio n Road and Del Mon te Boulevard on or before 6:30 p.m., Friday, April 7, 2023.
___________________________________
ANITA SHARP, DEPUTY CITY CLERK
City Council, Airport Co mmission and Redevelopment Agency meeti ngs are recorded on tape and available for public review and listening at the Office of the City Clerk and k ept for a per iod of 90 days after the formal approval of MINUTES.
City Council meetings may be viewed live on the meeting night and at 12:30 p.m. and 3:00 p.m. on Cable Channel 25 on the Sund ay following the R egular C ity Cou ncil meeting date. In addition, Council meetings can be viewed at 6:3 0 p.m. every Monday, Tuesday and Wednesday. For more information about viewing the Council Meetings on Channel 25, you may contact Access Monterey Peninsula directly at 831-333-1267.
Agenda items and staff reports are public record and are available for public review on the City's website (www.ciytofmarina.org), at the Monterey County Marina Library Branch at 190 Seaside Circle and at the Office of the City Clerk at 211 Hillc rest Avenue, Marina between the hours of 10:00 a.m. 5:00 p.m., on the Monday preceding the meeting.
Supplemental materials received after the clos e of the final agenda and through noon on t he day of the scheduled meeting w ill be available for public rev iew at the Cit y Clerk’s Office during r egular office hours and in a ‘Supplemental Binder’ at the meeting.
Agenda for Special Joint City Council & Planning Commission of Tuesday, April 11, 2023 Page 3
ALL MEETINGS ARE OPEN TO THE PUBLIC. THE C ITY OF MARINA DOES N OT DISCRIMINATE AGAI NST PERSONS WITH D ISABILITIES. Council Chambers are wheelchair accessible. Meetings are broadcast on cab le channel 25 and recordings of meetings can be provided upon request. To request assistive listening devices, sign language interpreters, readers, la rge print agendas or other accommodations, please call (831) 884 -1278 or e -mail:
[email protected]. Requests must be made at least 48 hours in advance of the meeting.
April 4, 2023 Item No: 4a
Honorable Members Special Meeting of City Council of the Marina City Council and Planning Commission and Planning Commission of April 11, 2023
CITY COUNCIL AND PLANNING COMMISSION RECEIVE A
PRESENTATION ON THE FINAL CYPRESS KNOLLS VISIONING
REPORT AND PROVIDE FURTHER DIRECTION TO STAFF
REGARDING INCLUSION OF CYPRESS KNOLLS IN THE GENERAL
PLAN UPDATE, AND DEVELOPMENT OF A SPECIFIC PLAN.
REQUEST:
It is requested that City Council and Planning Commission:
1. Receive a presentation on the findings and recommendations of the Cypress Knolls Planning and Design P rocess Report ( Report) by the City ’s co nsultant, the California Chapter of the American Planning Assoc. California Planning Assistance Team (CPAT).
2. Consider inclusion of Cypress Knolls in the General Plan update.
3. Consider preparation of a Request for Proposal for a qualified consultant team to develop a Specific Plan for Cypress Knolls; and
4. Provide direction to staff.
BACKGROUND:
A top prio rity of the City Council established in the Fiscal Year 2021/22 and 2022/23 Budget was to begin work on the Cypress Knolls development.
Cypress Knolls is a 188 acre parcel of property owned by the City of Marina in almost the geographic center of the City. The property is a land transfer from the former Fort Ord Army base and has many of the constraints associated with former For t Ord property including over 225 remaining blig hted homes containing lead and asbestos, requirements for prevailing wages to be pa id for any first-generation development of the property ; federally endangered and state - threatened plant s pecies; and the property has been abandoned and infrastructure has been decaying for the last 30 years.
The property has previously been entitled to build 844 residential units and water allocations have been made that are sufficient for this use.
As noted in the Report, Marina staff contacted the CPAT in early 2022 to see if there was any opportunity to assist the City in developing a plan for housing targeting the working class average middle-income worker, middle class family, and diverse worker group . While the City has multiple developments that are under construct ion that will build a n additional 2,000 plus market rate homes that are now starting close to $1 million dollars for a residential unit, and the city has multiple affordable housing projects either under construction now or will begin construction soon for an additional 620 affordable housing units, the City does not have any housing projects that are affordable for the middle income worker or family . These are sometimes called “workforce” or “missing middle” housing. The import ance of this housing is critical for job creatio n, greenhouse gas reduction by reducing long commutes for workers, quality of life, opportunities for children and grandchildren o f existing residents to continue to live in our area and to provide for a greater diversity of housing ty pes rather than just your standard single-family home, apartment, or townhome.
The CPAT was asked by th e City to assist with prioritizing developing the Cypress Knolls property with this “missing middle” or “workforce” housing and to provide a planning an d land use framework with recommendations for facilitating and stimulating the development of the property.
The Report discusses the process for researching the development issues and the results of both the extensive interview process with City leaders a nd the one -day charrette held at the Marina Library on January 7, 2023 , which had over 40 citizens in attendance . The Report also outlines recommendations and next steps for the City to consider toward its goal of developing the Cypress Knolls property.
ANALYSIS:
The key issue identified through leadership interviews and the public workshop was the need to develop a project that contain s a variety of housing options for workforce or missing middle incomes meaning housing types that are affordable to first -time homebuyers, senior s, the local workforce, diverse population groups and families. Other important issues include community connectivity using multiple transportation modes , communi ty amenities like public gathering spaces and parks, economic and fisc al sustainability, environmental sustainability and stewardship through the preservation of trees and sensitive habitats and following the natural contours of the land as much as possible rather than all cut and fill , and a reflection of the cultural diversity of the City.
The following are some of the vision statement/guiding principles resulting from the char rette and interviews.
Housing
• Workforce housing
• Housing Diversity
• Distinctive Neighborhoods
• Local Preference
Community Connection
• Connectivity
• Pedestrian and Bicycle Network
• Marina High School Coordination
Community Amenities
• Public Parks and Open Space
• Community Benefits
• Community Gathering Space
Environmental Responsibility
• Sustainability
• Clean Energy
Financing
• Project Feasibility
• Project Management
Natural Resources
• Visual and Natural Assets
• Tree and Habitat Preservation
History
• Community Context
• Cultural History
The following next steps are recommended actions for the continued development of Cypr ess Knolls.
1. Include Cypress Knolls in the General Plan update.
2. Begin development of a Cypress Knolls Specific Plan by issuing a Request for Proposal for a qualified consultant team to develop a Specific Plan consistent with the vision and guiding principles of the Cypress Knolls Visioning Report.
3. Continue the community ou treach th rough Cypress Knolls Specific Plan deve lopment process.
This Report was prepared to create a community vision for the future development of the site.
This will clear a path for the preparation of a City sponsored Specific Plan for Cypress Knolls .
This Report is not a project and is exempt from environmental review per sec. 15378 of the CEQA guid elines. Environmental review will occur as part of the General Plan update and Specific Plan approval process.
FISCAL IMPACT:
The work completed in preparation of the Report was done on a pro-bono basis with the CPAT members receiving reimbursement for travel expenses.
The City Council has already approved $300,000 for the development of a Specific Plan. It ’s expected that an additi onal $900,000 will be needed. Staff believes t he majority if not all the funding for the development of the Cypress Knolls Specific plan can be funded by various grant monies available for housing. Staff is already applying for these grant funds.
This project will take a major commitment of staff time and resources over the next year or two in developing the Cypress Knolls Specific Plan.
CONCLUSION:
This request is submitted for City C ouncil and Planning Commission review. No action is required at this time.
Respectfully submitted,
__________________________
Alyson Hunter, AICP
Planning Manager, Community Development Dept.
City of Marina
REVIEWED/CONCUR:
__________________________
Guido Persicone, AICP
Director, Community Development Dept.
City of Marina
_____________________
Layne P. Long
City Manager
City of Marina
Cypress Knolls Planning and Design Process Report
April 3, 2023
Prepared for:
City of Marina
Prepared By:
California Chapter of the American Planning Association California Planning Assistance Team
In Association with:
RICK Planning + Design CityThinkers
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THE COMMUNITY PLANNING ASSISTANCE TEAM (CPAT) PROGRAM OF
THE AMERICAN PLANNING ASSOCIATION
The California Chapter of the American Planning Ass ociation (APA) created the Community Planning Assistance Team (CPAT) program in 2016 to provide pro bono planning assistance to financially constrained municipalities and community groups in California and Baja California. The program was initiated by the Planners Emeritus Network (PEN), an affiliate of the Chapter which recognizes experienced planners who have made significant contributions to the profession and to the communities they serve. The CPAT program pai rs expert planning professionals from throughout California with residents and other stak eholders from communities with limited resources to solve specific planning problems. The California CPAT program is modeled after the nationwide Community Planning Assistance Team program sponsored by the national American Planning Association. That program was created in 1995 and has since assisted 30 communities.
APA California is eager to empower communities with limited resources to solve pressing planning problems and to gain the confidence necessary to develop and achieve a positive vision for their future. Municipalities or community group s may file applications for California’s CPAT program through the California Chapter website: APA California Community Assistance Program (CPAT) .
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Table of Contents
Introduction 6
Overview of Cypress Knolls Planning Efforts 9
Key Issues Identified 13
Vision Statement/Guiding Principles 13
Housing 13
Community Connection 13
Community Amenities 13
Environmental Responsibility 14
Financing 14
Natural Resources 14
History 14
Visual Preference 14
Residential Projects 14
Community Amenities 17
Concept Plans 18
Neighborhoods 18
Nodes 18
Greenways 22
Green Streets 22
Buffer 22
Overlook Park 22
Gateway Park 26
Neighborhood Gathering Spaces 26
Paseos 26
Recommended Action Priorities 30
Recommended Follow-up Items 31
Housing 31
Community Connection 32
Community Amenities 32
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Environmental Responsibility 33
Financing 33
Natural Resources 34
History 34
Report Preparation 36
Key Contributors 36
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Introduction
The City of Marina currently owns 188 acres of land known as Cypress Knolls. The City received the land in 1995 through the Fort Ord military base closure process. Figure A illustrates Cypress Knolls’ orientation within the City of Marina and t he existing circulation network surrounding it.
Cypress Knolls is partially elevated above the surr ounding area and offers scenic views of the Pacific Ocean and the City of Marina from several vistas. The site is characterized by hilly terrain with a canopy of Monterey Cypress and pine trees an d is habitat for the endangered Sand Gilia plant species. One-story vacant and dilapidated res idential structures are scattered throughout the site that once served as military housing for F ort Ord. Figure B shows how the project area exists today.
In the early 2000s, the City began a planning proce ss, in conjunction with a process established by the Fort Ord Reuse Authority (FORA), to develop the property as senior housing. The planning process resulted in the approval of 570 detached market rate dwelling units, 72 attached dwelling units, 60 assisted living beds, and 142 affordable dwelling units on 160 acres. The remaining 28 acres of the project included a community center and park, RV storage, and support services. The project was ultimately abandoned due to the recession of 2008 and the complications of funding.
In early 2022 the City of Marina staff, with the ap proval of the City Council, contacted the California American Planning Association Community Planning Assistance Team (CPAT) to see if there was any opportunity to plan for a “Missing Mi ddle” development, including an affordable housing residential community, on the 188-acre property. The CPAT Team was asked by the City to assist with prioritizing developing the property with “Missing Middle” housing and to provide a planning and land use framework with recommendati ons for facilitating and spurring the redevelopment of the property.
This report discusses the process for researching the development issues and the results of both the extensive interview process with city leaders a nd the one-day charrette held at the City of Marina Library on January 7, 2023. The report also outlines a series of options for the City to pursue and achieve their goal of redeveloping the Cypress Knolls property. 7 | Page
FIGURE A: VICINITY MAP
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FIGURE B: CYPRESS KNOLLS PROJECT AREA
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Overview of Cypress Knolls Planning Efforts
The Cypress Knolls planning process began with a me eting on July 7, 2022, with California APA CPAT representatives consisting of Brian Mooney FAI CP, Hanson Hom AICP, and David Salazar FAICP, and City of Marina staff including Community Development Director Guido Persicone AICP, Project Manager Alyson Hunter AICP, and City Manage r Layne Long. This meeting concluded with a field visit to the Cypress Knolls property. Shortly after the meeting, background research started with a review of key documents pro vided by the Fort Ord Reuse Authority and City Staff. The documents provided not only include d the City’s General Plan and Zoning Ordinance, but also the planning, engineering, and environmental documents from the previously approved senior housing project.
The next step was to prepare for the extensive inte rview process with city leaders. The preparation included the development of a questionnaire and interview process to be conducted with members of the City Council and Planning Commission. The questionnaire included six main topics focused on: Project Objective, Cypress Knolls Plan Elements, Housing, Community Benefits, Community Workshop Design, and Community Workshop T opics. Simultaneously, base maps were developed and constraints were defined for the property. The following three constraints were identified:
a. Remediation Cost - Currently, 220 former United States Army barracks are located on the Cypress Knolls property. As was a common practice a t the time, the US Army covered pipes with asbestos and used the toxic mineral as a n ingredient in flooring, roofing, and cement. Service members were exposed to asbestos fi bers in the buildings where they ate, slept, and worked. While the use of asbestos i n new construction ended by the late 1970s, it remained present in Army installations de cades later. The estimated cost to remediate the site is $11 to 15.4 million dollars.
b. Gilia Species - Sand gilia ( Gilia tenuiflora spp. arenaria ), is a federally endangered and state-threatened plant species, which has been iden tified within the project site (see Figure C). Currently, the City is in the process of working with the California Department of Fish and Wildlife to prepare a comprehensive incidental take permit so the Gilia species can be protected throughout the greater part of the Marina area. The City Council will have to decide if mitigation should be done on-site within the development project or if off-site mitigation is feasible to increase the development potential of this property. 10 | Page
FIGURE C: ENDANGERED SAND GILIA
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c. Prevailing Wage - Prevailing wage can be considered a constraint for large-scale development projects. Any future developer or master builder needs to be aware of this requirement and build this into their pro forma financial due diligence reports.
During October, November, and early December the CP AT conducted interviews with the City Council and Planning Commission members. The interv iews supported the need to develop housing for working families that reflected the culture and history of the city. The interviews also supported a sustainable community that included a d iversity of housing types along with open space and amenities that for the entire city includ ing mobility connections and parks. The Team also developed a Land Use Charrette Workshop Logist ics Plan with detail of exercises for a community workshop. The purposes of the half-day charrette were to:
● Present the initial community input obtained throug h research and interviews with members of the City Council and Planning Commission;
● Obtain input through participatory planning exercises on a preferred land use framework and site design concepts that will inform the plann ing and development process for a planned community at Cypress Knolls;
● Provide guidance on creating a Vision Statement and Guiding Principles for the new community.
The community charrette, Envision Cypress Knolls, w as held at the City of Marina Library on January 7, 2023. It was considered a success in bot h the number and diversity of community participants, notwithstanding the notable lack of y oung families. City Manager Layne Long opened the charrette by welcoming participants to t he event and described the opportunity for an innovative residential development that could of fer housing opportunities for Marina residents and the workforce in the Monterey Bay reg ion. He discussed the importance of integrating the future development of Cypress Knoll s into the community with amenities and benefits for all residents while ensuring that the development will be fiscally sustainable. The CPAT then provided a brief presentation on the hist ory of the Cypress Knolls site, an orientation about the property, and the results of one-on-one interviews with Councilmembers and Planning Commissioners. Instructions were then provided for breaking into five small working groups for the planned charrette exercises to be led by the CPAT.
City staff advertised the meeting and the visioning exercise using English, Spanish, and Korean- language flyers posted on City social media account s, the City website, and hard copies in the usual places where meeting agendas and other City-sponsored events are posted.
Envision Cypress Knolls was designed around three k ey exercises for all attendees to participate in. The three activities were:
1. Vision Statement/Guiding Principles: An exercise was designed to evaluate a set of draft guiding principles for the future development of Cy press Knolls. Seventeen (17) draft 12 | Page
guiding principles, which were formulated based on previous conversations with City Councilmembers, Planning Commissioners, and City st aff, were provided to each group to discuss. Participants were requested to mark the principles with a green dot that they felt were most important for guiding the future dev elopment of Cypress Knolls.
Conversely, participants placed a red dot on principles that they felt were least important or that they did not support. Participants also suggested additional guiding principles.
2. Concept Plan: A mapping exercise was conducted where community members interacted with an aerial map of the Cypress Knolls Plan Area. Supplemental maps were also available that showed the site relative to the surr ounding neighborhoods the habitat management area for the endangered Sand gilia plant species. Community members placed development type and open space symbols, whi ch were in the form of stickers and/or sticky notes, onto the aerial Plan Area map. Two (2) tables were set up with the map and materials for this exercise. Project Team facilitators were available at both tables to explain the exercise and answer questions from t he community. The goal of this exercise is to determine what community members env isioned for the potential development layouts of the housing types and commun ity amenities on the site. Each small group rotated among the two tables and five c oncept plans were produced. These concept plans were shared with all participants are the end of the charrette. Common elements were identified in all of the concept plan s and these plans served as the basis for the site framework map prepared by the CPAT and presented later in this report.
3. Visual Preference: An exercise was conducted using a variety of photog raphs that depicted various development types. The Team presen ted images of existing residential projects and community facilities to probe the comm unity’s preferences on different development types, design elements, styles, and ame nities. The images showed a range of residential building types, architectural design s, and possible community/neighborhood amenities such as retail use s, passive and active open space, and neighborhood and project-level common areas. Si milar to the Vision Statement/Guiding Principles Exercise, groups discu ssed the photographs and each participant placed green dots on the images they mo st preferred and red dots on the images they least preferred. CPAT facilitators with the assistance of City staff guided the visual preference exercise to facilitate discussion , answer questions, and document comments from community members.
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Key Issues Identified
Following the community workshop, the next phase of the CPAT process was to interpret the results of the interviews and the workshop. The thr ee exercises provided key takeaways for the Vision Statement/Guiding Principles, Visual Preference, and Concept Plans for Cypress Knolls.
Vision Statement/Guiding Principles
Based on the voting from participants, the guiding principles have been grouped into general themes. The guiding principles that received the st rongest support are marked with an asterisk (*). However, all listed guiding principles receive d a collective positive response from participants. Several additional principles are als o included that were commonly suggested by participants.
Housing
A. Workforce Housing: Provide neighborhoods and housing that are attainable for first- time home buyers, families, seniors, and local workers. * B. Housing Diversity: Provide a variety of housing types to meet the div erse household and economic needs of the community.
C. Distinctive Neighborhoods: Create a series of unique neighborhoods with quali ty architectural design.
D. Local Preference: Outreach to City of Marina residents about afforda ble and inclusionary housing opportunities.
Community Connection
E. Connectivity: Design a community at Cypress Knolls that is connected to surrounding neighborhoods and is integrated with the rest of the City. * F. Pedestrian and Bicycle Network: Design a community that prioritizes pedestrian and biking activity with trails and bike paths that are connected to the regional system. * G. Marina High School: Coordinate with the School District and connect th e development to Marina High School.
Community Amenities
H. Public Parks and Open Space: Create a park and open space system within Cypress Knolls that can be accessed by the entire City. *
I. Community Benefits: Develop a community at Cypress Knolls that provide s benefits for all residents in the City of Marina.
J. Community Gathering Space: Create a mixed-use town square or community/neighborhood center within Cypress Knolls with commercial uses. 14 | Page
Environmental Responsibility
K. Sustainability: Develop a sustainable community that utilizes arch itectural, site design, and technology solutions to eliminate or minimize environmental impacts. * L. Clean Energy: Design an energy-efficient community with cutting-edge technology for buildings and charging stations for electric vehicl es (e.g., all-electric, no fossil fuel combustion, net zero carbon.) *
Financing
M. Project Feasibility: Ensure that the development will be financially su stainable and will not fiscally burden the City.
N. Project Management: Establish permanent project financing to cover lon g-term management, operations, and maintenance costs.
Natural Resources
O. Visual and Natural Assets: Create distinctive neighborhoods that fit into the landscape and respect the visual and natural assets of Cypress Knolls.
P. Tree and Habitat Preservation: Preserve the unique topography, vegetation, and ecology of the Cypress Knoll site.
History
Q. Community Context: Design an attractive mix of residential, commercia l, parks, and open space land uses that reflect the unique histor y and environment of the City of Marina.
R. Cultural History: Plan, design, and develop a community that reflect s the City’s historic cultural diversity and connection to the f ormer Fort Ord, including acknowledging the site as historic Esselen Tribe Territory.
Visual Preference
The next exercise allowed the CPAT to evaluate the community’s visual preference for building types that could be built on the property. The buil ding types were categorized by either residential projects or community amenities. The key takeaways from the charrette are discussed below by the two categories.
Residential Projects
The majority of the photographs for the Visual Pref erence Exercise were pictures of different residential types and building designs si nce that is the primary use being proposed at Cypress Knolls. Prior discussion with t he City Councilmembers, Planning Commissioners, and City staff suggested that a vari ety of residential types might be acceptable on the property including the following:
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● Mixed-use buildings consisting of residential units be located above ground floor commercial retail uses;
● Multi-family housing characterized by multi-story buildings that are typically three or more stories in height and can be rental apartments or for-sale condominiums; ● “Missing middle” housing consisting of smaller scal e attached and detached housing which includes building forms such as duple xes, fourplexes, courtyard buildings, cottage courts, rowhomes, townhomes, and “tiny homes”; and ● Traditional detached single-family homes.
To gain a better sense of community preferences, pr oject examples for the above residential types were circulated among charrette p articipants. Photographs that received the highest positive response in the dot e xercise are shown in Figure D on the following page. This exercise confirms the interest to plan for a variety of residential types at Cypress Knolls ranging from three to five-story multi-family housing to different forms of “missing middle” housing. While single-family homes were acceptable, the preference was to construct more affordable attached housing. This general consensus reinforces a strong priority expressed in the Guiding Principles Exercise to emphasize the construction of workforce housing for City of Marina residents. Participants suggested creating neighborhoods or “villages” composed of different residential types and building designs.
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FIGURE D: HIGHLY -RATED RESIDENTIAL TYPES
Cottage Court – smaller units facing landscaped
courtyard to provide “missing middle” housing
Multi-family Housing – three-story buildings with
central common area
Multi-family Housing – four-story building with
architectural design to break-up building mass
Multi-family Housing – three-story building with
balconies and different exterior wall finishes
Attached single-family homes or duplexes with
attractive landscaped pathways
Townhomes - attached dwelling units with
ground-level entries
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Community Amenities
In preparing for the community charrette, comments were made that a new residential community should include common areas, amenities, and supporting land uses for future project residents that would also be available to C ity of Marina residents. Photographs were included with the Visual Preferences Exercise to allow participants to indicate the types of amenities and facilities that should be included in the Cypress Knolls community.
The photos included in Figure E were highly rated by participants.
FIGURE E: HIGHLY RATED COMMUNITY AMENITIES
Neighborhood and Pocket Parks – children’s
play area; seating; easy bike and pedestrian
access from homes; seating areas.
Community Park and Open Space – site park to
offer scenic views; connect to bike and pedestrian
trail network; set aside open space corridors that
preserve Sand gilia plant habitat and significant
trees.
Mixed-Use Community Center – defining
project feature; “village center” concept;
community-serving retail stores, eateries, and
services; residential uses.
Recreational Facility - passive and active uses with
community gathering space, picnic tables, BBQs,
and swimming pool.
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Concept Plans
The complementing mapping exercise allowed the CPAT to see how the community would like a land use plan organized. This led the Team to certa in conclusions about planning for distinct neighborhoods with connectivity to adjacent areas a nd extensive parks and open space as community benefits.
Neighborhoods
With approximately 188 acres of land area to reimagine, Cypress Knolls has the potential to develop into subareas as suggested in Figure F t hat - over time – can mature into distinct neighborhoods with a unique identity, mix of housing options, and collection of open spaces and gathering areas. Each neighborhood derives its sense of place from the site-specific attributes of the natural landscape, the adjacent uses and their development context, and the topography of the site. For exampl e, areas to the north of the site (sub- areas B and C) may accommodate a smaller and lower scale of development in a more tranquil setting to address the single-family neigh borhood to the north of Patton Pkwy.
Neighborhoods on the southern edges of the property (sub-areas D and E) may offer stronger connections to new residential and commerc ial development south of Imjin Pkwy. On the westernmost edge of the site (sub-area A), the proximity to preserved open space and the coast may provide excellent view oppo rtunities. Additionally, toward the center of the site, the natural dip in topography c reates a meeting spot or node for new commercial activity or a “Main Street.” Including c ommercial activities within the development has the potential to help drive revenue to achieve project goals due to the project’s proximity to Highway 1 and 2 nd Avenue. The precise boundaries and defining characteristics of each neighborhood should be dete rmined through a wider community outreach effort. However, the opportunity for Cypress Knolls to evolve as a community of neighborhoods shaped by the undulating terrain and existing vegetation should be a strong objective.
Nodes
Third Ave. currently bisects the site and forms it into a crescent shape that connects east to west and north to south. This path follows the topography of the site and organizes the flow from the knolls on the edges to the valley in the center. At this confluence of circulation flow, we see the potential for two gathering nodes as shown in Figure G, which can serve as meeting spots for the community and gateways to a small retail center at the base of the site. This center may provide a small-s cale, walkable, “Main Street” experience with mixed-use shops, storefronts, conve nience retail, food and beverage uses, and neighborhood amenities and services. In t his location, community uses – such as a community recreation center, a small plaza, a park, and/or daycare – may help anchor the area as the “centerpiece” of the community. Higher-density mixed-use development with residential units could also be considered alo ng Main Street to further activate the area.
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FIGURE F: DISTINCT NEIGHBORHOODS
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FIGURE G: GATHERING NODES CONNECTED BY A “M AIN STREET ”
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FIGURE H: GREENWAY
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Greenways
The presence of Sand gilia across the site offers a unique opportunity to establish a natural habitat corridor or greenway traversing the site fr om east to west as shown in Figure H.
This greenway may serve multiple valuable functions for the community. It may provide habitat conservation and an open space amenity. It could help define neighborhood boundaries in the area. And it may offer a bike and pedestrian circulation path and trail connection for residents and visitors moving through the site.
Green Streets
Stemming from the greenway, a “green street” may sp linter off and create a new alignment of the site’s circulation to the new subd ivisions off Marina Heights Drive. This “green street” as depicted in Figure I would priori tize pedestrian and bicycle movement and include double rows of trees and stormwater tre atment facilities. For those seeking a less natural but similarly peaceful and safe way to navigate through the community, the “green street” would offer an attractive path.
Buffer
At the northern edge of the Cypress Knolls site, the terrain drops steeply down to Patton Parkway and provides a lush and wooded landscape. T his buffer zone as generally outlined in Figure J creates a distinct edge and vi sual amenity for the surrounding communities and results in a marked sense of containment. While it may be desirable to maintain the buffer in most locations, in a few are as a stronger connection to the surrounding communities is essential for opening up access to the site and stitching together the north and south sides of the city.
Overlook Park
At the highest elevation of Cypress Knolls located at the northernmost edge of the site near Marina High School as shown in Figure K is an exceptional area for both an overlook park and possible expansion of the school facilitie s. With views across the dunes and to the Pacific Ocean, this park can become a significa nt open space amenity in the city. It may take cues from its natural setting and welcome hikers to weave around knolls and clusters of trees and shrubs. It may offer resting places and lookout points. Across the bay. It may offer expansive terrain with fields of flowers and grassy lawns. For the community to enjoy. Whatever its ultimate design, an overlook park will inspire a deeper sense of community pride and a greater connection to nature.
Marina High School
At the northern edge adjacent to the Overlook Park is the existing Marina High School.
Land use and circulation planning for Cypress Knolls should include coordinating with the School District on facilities planning and enhancing circulation connectivity, including bike and pedestrian access to the school.
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FIGURE I: GREEN STREET
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FIGURE J: BUFFERS
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FIGURE K: OVERLOOK PARK
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Gateway Park
To complement the scenic beauty of the Overlook Park, the area may be well served by a second community park, labeled Gateway Park. Locate d at the southern entrance to the site on Third Ave. as shown in Figure L, this park will signal arrival to the community and point of entry to the “Main Street.” It may offer a ctive recreational and community- serving sports and fitness uses as well as spaces f or large community gatherings (such as a concert or festival). It could be a space for pub lic art and a venue for cultural events.
The Gateway Park is the community “civic square,” w here the vibrancy and cultural identity of the community is highlighted and celebrated.
Neighborhood Gathering Spaces
A healthy community needs gathering spaces of all s izes to accommodate a variety of social interactions. An array of small, pocket spaces and meeting spots spread throughout the different neighborhoods of the Cypress Knolls w ill ensure that the community has a convenient, comfortable, and inviting space to meet and interact. Whether it is a patio or courtyard with tables and chairs and string lightin g or a corner plaza with a fountain and beautiful sculpture, these spaces offer opportunities for neighbors to spend time together in shared spaces outside their homes. One possible location for a neighborhood gathering space is identified in Figure M; similar locations would be designated to serve each sub- area.
Paseos
Primary circulation roads and trails traverse the s ite and connect across neighborhoods.
However, secondary circulation is needed to connect residents’ homes to shared spaces, parks, and the primary circulation network. Paseos offer “fingers” of greenspace and connecting paths that facilitate and encourage pede strian movement across blocks.
Paseos enhance the spaces between buildings and off er opportunities for small-scale gathering spaces and enhancement of the entrances t o buildings and front doors of homes. Figure N conceptually illustrates two paseos which are shown as north-south routes that traverse the site and connect the sub-a reas. The precise alignment would depend on the site topography and the configuration of the future neighborhoods. 27 | Page
FIGURE L: GATEWAY PARK
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FIGURE M: NEIGHBORHOOD GATHERING SPACES
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FIGURE N: PASEOS
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Recommended Action Priorities
The following are recommended action priorities tha t the City Council should consider for Cypress Knolls.
A. The City Council should direct City staff to include this property in the General Plan Update process and create a land use designation that requ ires the development of a Specific Plan that reflects the Vision, Guiding Principles a nd design concepts identified in this report. A Specific Plan would provide policies and development criteria at a greater level of detail than contained in a General Plan. It typi cally includes an implementation plan that covers development phasing and infrastructure financing and could include zoning standards to create a “zoning overlay district.” (S ee California Government Code Section 65450-65457 for guidance on specific plans.) The benefit of a Specific Plan is that it would provide developers with greater certainty on the co mmunity's goals, priorities, and prerequisites for the property instead of the City reacting to individual development proposals without a policy plan framework.
A Specific Plan for Cypress Knolls could potentiall y accommodate up to 2,000 dwelling units and supporting commercial, parks and open spa ce. The potential units assume a variety of residential development types and that r oughly half of the site would be preserved for parkland, open space, Sand gilia habitat area, and the street, bikeway, and trail system. Land area would also be set aside for commercial uses. However, the precise acreage reserved for these purposes and the designated sites and allowable densities for housing require further site analysis, land use planning, and policy discussion.
B. Concurrent with preparing the General Plan, the Cou ncil should also direct staff to develop the Specific Plan in association with a qua lified consultant team to design a program that is consistent with the Surplus Lands A ct, includes a Water Availability Assessment, provides an economic analysis and fisca l impact assessment of project feasibility, incorporates habitat and tree preservation plans, and expands the community outreach program through the planning process. This process allows for an entirely City- initiated and community-driven effort to create a d evelopment that meets the vision of the community for Cypress Knolls and is not driven by developer influences.
The City would bear the upfront cost for preparing the Specific Plan, environmental impact report, and technical analyses. However, the cost can be recovered at a future date through adoption of a specific plan fee to be collected from future development. The Specific Plan should include a market and financial consultant on the team to ensure the plan is realistic and feasible from a market and financial perspective. Civil engineering and transportation consultants should also be included on the consultant team to address the streets and utilities infrastructure needs for future development. 31 | Page
C. To initiate the Specific Plan process, the City Cou ncil should direct city staff to prepare and release a Request for Proposal to qualified pla nning and urban design firms that can prepare a Specific Plan for development of the prop erty that reflects the Vision, Guiding Principles and design concepts identified during th e Charrette. The selected consultant firm or team should be required to continue the com munity outreach programs exemplified in the Charrette. The scope of services should also include a complete economic analysis to assure development feasibility and an evaluation of financing options to reduce potential fiscal impacts on the City. .
Recommended Follow-up Items
In planning and developing the Cypress Knolls property, important follow-up items are recommended based on the outcomes of the CPAT project. The CPAT considered the comments received from the one-on-one interviews with City Council and Planning Commission members, consultation with City staff, and the excellent insights received through the three interactive exercises at the Charrette. Using the draft Guiding Principles derived from community input as a policy planning framework, the following recommendations and observations are offered by the CPAT.
Housing
● Refine the amount and range of residential types to be allowed at Cypress Knolls with emphasis on the community preference for workforce and “missing middle” housing. Allow for flexibility and innovative desig n solutions as well as changing market conditions that will affect housing affordability and project feasibility. ● Consider the goals in the City’s Housing Element wh ich requires the City to accommodate very low, low, moderate, and above mode rate-income housing units in the community. Consider the housing needs of the community’s special needs populations, such as seniors, persons with di sabilities, large family households, and female heads of households.
● Based on the natural topography, existing vegetatio n, park and open space opportunities, and visual impacts on adjacent neighborhoods, refine the character and general boundaries of the sub-areas or neighbor hoods for residential development. The CPAT concept plan and existing str eet network with several additional connections provide a good foundation fo r organizing the site and preparing a land use plan.
● If a local preference policy for the City of Marina residents and employees is developed for Cypress Knolls, be mindful of compliance with state and federal fair housing laws.
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● Integrate the Cypress Knolls Specific Plan into the General Plan and consider having the plan serve as the “zoning district” or b lueprint for the site with objective development and design standards. Evaluat e a possible form-based code approach for Cypress Knolls.
Community Connection
● Develop a circulation plan that defines the alignment of streets, bicycle paths, and pedestrian trails with connections to the city-wide network. Develop cross- sections for each transportation route that achieve a balanced multi-modal objective.
● Coordinate with the Monterey Peninsula Unified Scho ol District to coordinate facilities planning and provide a safe and convenie nt path for students to get to and from Marina High School.
● Traffic generated from development projects is a ty pical concern of residents in surrounding neighborhoods. Proactively consider tra ffic-reducing measures for Cypress Knolls such as maximum parking standards, unbundled parking, a carshare program, and the establishment of an effective Tran sportation Demand Management (TDM) Plan.
Community Amenities
● Using the CPAT concept plan as a beginning framewor k, create a park and open space plan that defines the hierarchy, location, and design criteria for community parks, neighborhood gathering spaces, and an open space network to serve future residents within Cypress Knolls as well as Marina r esidents. Incorporate limited parking and accessibility measures for seniors and disabled residents. ● During the planning process, discuss other communit y benefits that should be incorporated into Cypress Knolls as development pre requisites such as a branch library of other satellite public facilities; however, the financial impact of required community benefits on project feasibility should be carefully considered.
Environmental Responsibility
● Develop a sustainability plan with development criteria and standards to promote green construction and energy conservation with con sideration of components such as all-electric buildings (no gas appliances), electric charging stations, solar panels, and other measures to minimize carbon emiss ions and promote clean energy.
● As mentioned under Community Connections, establish a TDM Plan for Cypress Knolls to reduce vehicle trips and greenhouse gas ( GHG) emissions. Consider the 33 | Page
feasibility of forming a mandatory Transportation Management Association (TMA) to manage and enforce the TDM Plan.
Financing
● The City’s preference is to maintain site control b y retaining ownership of the property and entering into long-term ground leases with private developers to develop parcels. Since a key goal is to construct m oderate-income workforce housing, a possible option is entering into an agre ement with a community land trust (CLT) or similar entity, which is typically a non-profit organization, to develop a residential project on a portion of the property. Under a CLT model, a homeowner may purchase a home within the project at a more affordable price but does not own the land and resale restrictions apply. The California Community Land Trust Network can assist with evaluating this ownership model. ● Site clean-up and preparation costs are recognized as a development constraint.
If not already funded, explore available state and federal funds for environmental remediation, pre-development, and development costs , such as potentially available from the California Department of Toxic S ubstances Control (DTSC), the California Department of Housing and Community Deve lopment (HCD), or an earmarked appropriation from the State Legislature.
● To understand the potential fiscal impact, obtain a n engineering firm to analyze and estimate the cost of infrastructure improvements for Cypress Knolls. Seek an economic or financial consultant to explore financi ng options for utility infrastructure and roadway improvements such as a d evelopment impact fee program, community benefits district (CBD), or Mell o-Roos Community Facilities District (CFD). The City of Marina has the benefit of experience establishing CFDs in the City which includes bonding capacity.
● Consider a community benefits district or a Landscaping and Lighting Assessment District (LLAD) to substantially cover the cost of maintaining the community parks, open space, and habitat areas within Cypress Knolls . It may be suitable for a project homeowners association to maintain the neig hborhood gathering spaces within the sub-areas.
● Consider designating commercial uses on the portion of Cypress Knolls within proximity to Highway 1 or 2 nd Avenue. Identify commercial uses that can generate property and sales taxes to achieve project goals a s well as enhance the revenue base of the City.
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Natural Resources
● Incorporate the City’s habitat mitigation plan into the Specific Plan to delineate and protect the habitat area for the endangered San d gilia plant species.
Incorporate construction protection and site draina ge measures to avoid impacting the habitat area.
● Obtain a certified arborist to prepare a tree inventory that identifies the location, size, and condition of significant trees on the site in accordance with the City’s tree preservation regulations. Define the trees that are to be preserved and require tree replacement for trees to be removed. Specify g rading and tree protection measures during construction activity.
History
● Incorporate public art and information displays into the development program for Cypress Knolls. Ideal locations for the artwork and displays would be at the community parks and “Main Street.”
● To the extent feasible, incorporate architectural e lements into the objective development and design standards for Cypress Knolls that is reflect the history of the Fort Ord era and the vernacular architecture in the Monterey Bay area. ● Consult with representatives or descendants of the Esselan Tribe to respectfully recognize the indigenous history of Cypress Knolls. Comply with AB 18 and SB 52 tribal consultation requirements as part of the planning and environmental review process.
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Report Preparation
Brian Mooney FAICP, CPAT
Hanson Hom AICP, CPAT
David Salazar FAICP, CPAT
Diego Velasco AICP, CityThinkers
Guido Persicone AICP, City of Marina Community Development Director Alyson Hunter AICP, City of Marina Project Manager
Key Contributors
Julia Hill, RICK Planning + Design
Tyler Jones, CityThinkers