AGENDA
Thursday, January 9, 2025 6:00 P.M. Open Session
SPECIAL MEETING
CITY COUNCIL
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 communication with the City Council is by sending an email 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 comments received 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 with 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)
Agenda for Special City Council Meeting of Thursday, January 9, 2025 Page 2
MISSION STATEMENT
The City Council will provide the leadership 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 desirable quality of life, including recreation and cultural 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)
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, Airport Commissioners, Marina Abrams B Non -Profit Corporation, Preston Park Sustainable Communities Nonprofit Corporation, Successor Agency of the Former Redevelopment Agency Members and Marina Groundwater Sustainability Agency)
Jenny McAdams, Brian McCarthy, Kathy Biala, Mayor Pro-Tem/Vice Chair Liesbeth Visscher, Mayor/Chair Bruce C. Delgado
3. PLEDGE OF ALLEGIANCE (Please stand)
4. OTHER ACTION ITEMS: Action listed for each Agenda item is that which is requested by staff. The City Council may, at its discretion, take action on any items. Members of the public may be given up to three (3) minutes to speak.
Note: No additional major projects or programs should be undertaken without review of the impacts on existing priorities (Resolution No. 2006-79 – April 4, 2006). a. Receive a presentation from the City’s consultant, Raimi+Associates (R+A), on the draft “Final” Preferred Alternative Land Use Map (Map) and Land Use policies; and provide direction to staff allowing for the in -depth analysis of growth projections, water needs, and potential traffic and circulation impacts to begin as part of the preparation of the draft Environmental Impact Report (EIR) for the GP2045.
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 Chambers Bulletin Board at 211 Hillcrest Avenue, Monterey County Library Marina Branch at 190 Seaside Circle, City Bulletin Board at the corner of Reservation Road and Del Monte Boulevard on or before 5:30 p.m., Friday, January 3, 2025.
___________________________________
ANITA SHARP, DEPUTY CITY CLERK
Agenda for Special City Council Meeting of Thursday, January 9, 2025 Page 3
City Council, Airport Commission and Redevelopment Agency meetings are recorded on tape and available for public review and listening at the Office of the City Clerk and kept for a period 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 Sunday following the Regular City Council meeting date. In addition, Council meetings can be viewed at 6:30 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 Hillcrest 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 close of the final agenda and through noon on the day of the scheduled meeting will be available for public review at the City Clerk’s Office during regular office hours and in a ‘Supplemental Binder’ at the meeting.
ALL MEETINGS ARE OPEN TO THE PUBLIC. THE CITY OF MARINA DOES NOT DISCRIMINATE AGAINST PERSONS WITH DISABILITIES. Council Chambers are wheelchair accessible. Meetings are broadcast on cable channel 25 and recordings of meetings can be provided upon request. To request assistive listening devices, sign language interpreters, readers, large 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.
U p c o m i n g 202 5 M e e t i n g s o f t h e C i t y C o u n c i l , A i r p o r t C o m m i s s i o n , M a r i n a A b r a m s B N o n - P r o f i t C o r p o r a t i o n , P r e s t o n P a r k S u s t a i n a b l e C o m m u n i t y N o n p r o f i t C o r p o r a t i o n , S u c c e s s o r A g e n c y o f t h e F o r m e r R e d e v e l o p m e n t A g e n c y a n d M a r i n a G r o u n d w a t e r S u s t a i n a b i l i t y A g e n c y R e g u l a r M e e t i n g s : 5 : 0 0 p . m . C l o s e d S e s s i o n ; 6 : 3 0 p . m . R e g u l a r O p e n S e s s i o n s
Tuesday, January 7, 2025 (Cancelled)
*Wednesday, January 21, 2025
Tuesday, July 1, 2025
Tuesday, July 15, 2025 (Cancelled)
Tuesday, February 6, 2025
*Wednesday, February 18, 2025
**Wednesday, August 6, 2025
Tuesday, August 19, 2025 (Cancelled)
Tuesday, March 4, 2025
Tuesday, March 18, 2025
*Wednesday, September 3, 2025
Tuesday, September 16, 2025
Tuesday, April 1, 2025
Tuesday, April 15, 2025
Tuesday, October 7, 2025
Tuesday, October 21, 2025
Tuesday, May 6, 2025
Tuesday, May 20, 2025
Tuesday, November 4, 2025
Tuesday, November 18, 2025
Tuesday, June 3, 2025
Tuesday, June 17, 2025
Tuesday, December 2, 2025
Tuesday, December 16, 2025
Agenda for Special City Council Meeting of Thursday, January 9, 2025 Page 4
* Regular Meeting rescheduled due to Monday Holiday
** Regular Meeting rescheduled due to National Night Out *** Regular Meeting rescheduled due to General Election Day
C I T Y H A L L 202 5 H O L I D A Y S
(City Hall Closed)
New Years Day----------------------------------------------------- Wednesday, January 1, 2025 Martin Luther King Jr. Birthday ------------------------------------ Monday, January 20, 2025 Presidents’ Day ------------------------------------------------------- Monday, February 17, 2025 Memorial Day ------------------------------------------------------------- Monday, May 26, 2025 Juneteenth Day----------------------------------------------------------- Thursday, June 19, 2025 Independence Day (City Offices Closed) ---------------------------------- Friday, July 4, 2025 Labor Day ------------------------------------------------------------ Monday, September 1, 2025 Veterans Day (City Offices Closed) ----------------------------- Tuesday, November 11, 2025 Thanksgiving Day ------------------------------------------------- Thursday, November 27, 2025 Thanksgiving Break -------------------------------------------------- Friday, November 28, 2025 Winter Break ------------ Wednesday, December 24, 2025-Wednesday, December 31, 2025
2025 COMMISSION DATES
U p c o m i n g 202 5 M e e t i n g s o f P l a n n i n g C o m m i s s i o n 2nd and 4th Thursday of every month. Meetings are held at the Council Chambers at 6:30 P.M.
January 23, 2025 May 8, 2025
May 22, 2025
September 11, 2025
September 25, 2025
February 13, 2025 June 12, 2025 October 9, 2025
February 27, 2025 June 26, 2025 October 23, 2025
March 13, 2025 July10, 2025 November 13, 2025
March 27, 2025 July 24, 2025 November 27, 2025 (Cancelled) April 10, 2025 August 14, 2025 December 11, 2025
April 24, 2025 August 28, 2025
U p c o m i n g 202 5 M e e t i n g s o f P u b l i c W o r k s C o m m i s s i o n 3rd Thursday of every month. Meetings are held at the Council Chambers at 6:30 P.M.
January 18, 2025 May 16, 2025 September 19, 2025
February 15, 2025 June 20, 2025 October 17, 2025
March 21, 2025 July 18, 2025 November 21, 2025
April 18, 2025 August 15, 2025 December 19, 2025
U p c o m i n g 202 5 M e e t i n g s o f R e c r e a t i o n & C u l t u r a l S e r v i c e s C o m m i s s i o n
1st Wednesday of every second month. Meetings are held at the Council Chambers at 6:30 P.M.
March 5, 2025
May 7, 2025
July 2, 2025
September 10, 2025
November 5, 2025
Agenda for Special City Council Meeting of Thursday, January 9, 2025 Page 5
U p c o m i n g 2 0 2 5 M e e t i n g s o f M a r i n a T r e e C o m m i t t e e 2nd Wednesday of every quarter month as needed. Meetings are held at the Council Chambers at 6:30 P.M.
April 13, 2025 July 13, 2025 October 12, 2025
December 19, 2024 Item No: 4a
Honorable Mayor and Members of the Special Meeting Marina City Council January 9, 2025
CITY COUNCIL TO RECEIVE A PRESENTATION ON THE DRAFT
PREFERRED ALTERNATIVE LAND USE MAP AND POLICIES FOR
THE GENERAL PLAN UPDATE (GP2024) AND PROVIDE DIRECTION
TO STAFF . THIS PRESENTATION IS EXEMPT FROM
ENVIRONMENTAL REVIEW PER SEC. 15378 OF THE CEQA
GUIDELINES.
REQUEST:
It is requested that the City Council:
1. Receive a presentation (EXHIBIT A) from the City’s consultant, Raimi+Associates (R+A), on the draft “Final” Preferred Alternative Land Use Map (Map) and Land Use policies; and
2. Provide direction to staff allowing for the in -depth analysis of growth projections, water needs, and potential traffic and circulation impacts to begin as part of the preparation of the draft Environmental Impact Report (EIR) for the GP2045.
BACKGROUND:
Since December 2022, R+A and City staff have been engaging the citizens, business owners, and a variety of stakeholders including, but not limited , to veterans, CSUMB student groups, business owners, and cultural and religious groups, to understand the community’s vision for Marina over the next 25 years . We’ve held five (5) public workshops, nine (9) General Plan Advisory Committee (GPAC) meetings, conducted two (2) online surveys, and tabled at several City events and Farmer’s Markets. We’ve provided updates through the project’s dedicated website 1 and the City’s In The News website.
In November 2023, the City Council received a presentation on draft Vision and Guiding Principles which were then finalized and utilized as a baseline for the creation of the draft Land Use (LU) map.
The draft LU map presented here was created by consolidating several versions of the “vision” for each of the areas into the preferred vision and then translated into the draft regulatory map.
As previously described, there are several factors in Marina that limit the breadth and scope of the GP2045:
• The “Big Three” existing Specific Plans (Marina Station, The Dunes, and Sea Haven) • The Downtown Vitalization Plan, UCSC’s Monterey Bay Education, Science, and Technology Center (MBEST) Specific Plan, Airport Master Plan, CSUMB’s Master Plan • Areas of the City that are located in the Coastal zone and, therefore, subject to the Local Coastal Program (LCP) which is currently underway through a separate process • The large area within Central Marina planned and zoned for single-family residential use
On March 14, 2024, the Planning Commission received a short presentation by Rincon Consulting, the City’s consultant preparing the project Environmental Impact Report (EIR), kicking off the Notice of Preparation of an EIR and Tribal and agency consultation. The main work on the EIR will begin once the City Council finalizes the preferred alternative Land Use map which will inform the development of our growth projections into the 20 -year planning horizon . Growth projections are required to begin the
1 https://www.marina2045.org/about
1 full analysis of how our future growth will impact traffic, the fiscal well -being of the City, and water availability. This is the direction staff is seeking from the City Council at tonight’s meeting.
At its regular meeting on October 24, 2024, the Planning Commission received this presentation on the draft Preferred Alternative LU Map and policies. After a robust discussion, the Preferred Alternative LU Map and policies were unanimously approved and the Commission directed staff to forward the recommended LU map and policies on to the City Council as presented . Comments received at the PC meeting:
• The City’s property where the equestrian center is located has specific deed restrictions that limit future uses to public recreation. Furthermore, future development in the area should consider including paths for continued equestrian access to Fort Ord. Policies should be included to reflect these needs;
• Water analysis is critical for the desired build-out at Cypress Knolls; • Questions about CSUMB jurisdiction;
• Future Parks & Rec. Master Plan efforts and GPU should be complimentary; • Policies should ensure that residents in Preston Park/Abrams housing are not displaced through future in-fill/redevelopment processes; and
• Outreach and engagement activities need to reach American Freedmen who are an important part of Marina’s history given its military past.2
A very high-level conversation about potential changes to the City’s Sphere of Influence (SOI) and the pros and cons relating to the annexation of specific properties has begun and will continue beyond the preferred alternative LU map. Staff and the consultant will provide additional detail on these topics at a future meeting.
In order to stay on time and within the GP2045 budget, it is important to be able to work concurrently on the environmental analysis and the additional policies pertaining to the other Chapters or Elements in the general plan including, but not limited to: Environmental Justice, Utilities & Infrastructure, Climate, Safety & Hazards, etc.
Today’s presentation is substantially the same as was provided on November 19 th with additional background and more description of how staff and the consultant developed the “preferred alternative” for each of the six (6) “Areas of Change” described below. This information was requested by the City Council so that it could better understand the outreach and engagement completed to date as well as the methodology used to convert a general thematic vision for the proposed “Areas of Change” into a formal regulatory map and policies.
The resulting “preferred alternative” land use map combines what staff and the consultant have heard from the public, the GPAC, and the Planning Commission with standard planning principles . The development of the draft land use policies occurred in concert with the mapping as the policies are intended to provide the pathways to ensure that the City’s development rolls out in a way that meets the needs and desires of residents, City leaders, and is compliant with State law.
ANALYSIS:
The draft Map shows the six (6) “Areas of Change” that were identified early in the engagement process. These areas were selected based on the constraints mentioned above as well as having a combination of vacant and/or underutilized land which would lend itself to new and increased density development. This map also includes the introduction of several new (in blue font below) or slightly modified (in orange font) land use designations:
2 A freedman or freedwoman is a person who has been released from slavery, usually by legal means. Historically, slaves were freed by manumission, emancipation, or self-purchase. (Wikipedia) 2 Existing Proposed
Parks & Open Space Uses
Habitat/Open Space UGB Open Space
Open Space
Parks & Recreation Public Parks & Recreation
Agriculture
Residential Uses
Single-Family Res. (SFR) (ave. 5 du/ac) Low Density
Marina Heights (Sea Haven) (ave. 5.5-6.5 du/ac) Medium Density Village Homes (ave. 8 du/ac)
Multi-Family (ave. 15-35 du/ac) High Density
Mixed-Use
Commercial Uses
Multiple Use Neighborhood Commercial
Office/Research Visitor Serving Commercial
Retail/Service Regional Retail
Visitor Serving Office/R&D Low and High
Industrial Uses
Light Industrial/Service Commercial Light Industrial/Flex Public Facilities
Education PF – Education
Education (proposed)
Civic PF – Civic
Other Public Facilities PF – Airfield
Aviation Support Low
Aviation Support High
Specific Plans
Future Specific/Master Plan (Cypress Knolls)
Specific/Master Plan
Creating the preferred alternative Map is the second major step in the process, after the vision and guiding principles. Concurrently with the draft Map, staff and the consultant, with feedback from the GPAC and the general public, have been developing draft policies that will make up the individual Elements or Chapters of the General Plan. For example, the land use designations in the table above will be included not only on the LU Map, but also in the Land Use Element along with a variety of policies, goals, and implementation measures to guide how the City develops in terms of the location and density of allowed uses. This will look similar to the recently approved Housing Element in terms of format.
This policy discussion will be coming to the Planning Commission soon. See EXHIBIT B for more information on the map and LU designations.
Throughout the engagement process , we heard from participants that the following nine (9) land use goals are the most critical for the GP2045 to address in the coming years . These were honed further by the Planning Commission and Executive staff:
1. Focused and sustainable growth through an infill development lens
2. Building new neighborhoods thoughtfully
3. Creating community gathering places
4. Affordable and high-quality housing
5. Improving existing neighborhoods and creating better connections between them
6. Fostering living wage jobs
7. Enhance our key gateways (already underway!)
3 8. Walkable, thriving downtown (DVSP adopted October 15th)3, 4
9. Sustainable and attractive buildings
As noted above, we will continue to develop more detailed goals, policies, and implementation measures for all of the Chapters in the GP2045 and will be coming to the Planning Commission and City Council as the draft general plan . Additional detail on the draft LU policies can be found in EXHIBIT C.
FISCAL IMPACT:
The development of this draft preferred alternative land use map and policies, including the public outreach associated with these documents, is included in the original contract and budget approved by the City Council on October 18, 2022.
ENVIRONMENTAL REVIEW:
The General Plan Update (GP2045) includes the preparation of an environmental impact report (EIR) under the California Environmental Quality Act (CEQA). The preparation of this staff report and the GP2045 materials to date qualify for a CEQA exemption per § 15378 of the CEQA Guidelines.
CONCLUSION:
Clear direction from the City Council on the preferred alternative LU map and LU policies is needed to begin the detailed analysis of growth projections and associated traffic and circulation impacts, water assessment, and other studies needed for the project EIR. In order for the project to stay on track and within budget, these two (2) activities need to be analyzed concurrently.
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 Long
City Manager
City of Marina
3 Del Monte Medians / Streetscape: https://www.cityofmarina.org/DocumentCenter/View/14897/2024-Sept-CC- City-of-Marina-Del-Monte-Streetscape
4 Approved DVSP: https://www.cityofmarina.org/DocumentCenter/View/14371/Marina -Downtown-Vitalization- Specific-Plan_with_Appendices?bidId=
4 Draft Land Use Designation Map
Update to City Council (Part 2)
January 9, 2025
1 EXHIBIT A
5 1. Finalize draft land use designation map
2. Receive high-level feedback on land use goals and policies T onight’s Objectives
2 Reminders:
1) Tonight is a continuation of the November 19, 2024 City Council meeting
2) Direction needed on land use designation map and goals and policies for the process to move forward
EXHIBIT A
6 Agenda
3 Topic Estimated Time
Introduction and review of agenda 15 minutes
Presentation – review of process and land use
designations
15 minutes
Areas for Land Use Alternatives
• Provide background information
• City Council Discussion
90 minutes (10-20 min per
area for each of 6 areas plus
additional considerations)
Land Use Policy Discussion 30 minutes
Closing and Next Steps 5 minutes
EXHIBIT A
7 4
General Plan Update Process
Review
and
Adoption
Draft
General
Plan and
EIR
Policy
FrameworkAlternativesVisioningExisting
Conditions
Community Engagement
Spring 2023 Fall 2025
WE ARE
HERE
EIR Notice of
Preparation✓
EXHIBIT A
8 Land Use Designation Map:
Review of Process (from Nov 19)
5 EXHIBIT A
9 Areas for Land Use
Alternatives
6 1. Cypress Knolls and 3rd Avenue
2. 8th Street Area
3. UC MBEST Expanded
4. CSUMB Parking Lots
5. Beach Road Gateway
6. Preston/Abrams Park
5 3
4 2
6 1
EXHIBIT A
10 Land Use Alternatives Example
7 Alternative #1: Mixed-Use Center
& Medical
Alternative #2: Missing Middle
Housing Mixed-Use Corridor
Alternative #3: Two
Neighborhoods & Two Centers
Received feedback from the public on conceptual land use alternatives
EXHIBIT A
11 • 4 GPAC Meetings
• GPAC #5 (December 2023): Brainstorm land use ideas for each area of discussion • GPAC #6 (April 2024): Review and discuss land use alternative concepts for these areas • GPAC #7: (June 2024): Build preferred citywide land use alternative • GPAC #8: (October 2024): Confirm and provide final feedback on preferred land use alternative
• 1 Online Survey
• June – July 2024: Solicit public input on 3 land use alternatives by area • 2 Community Workshops
• Workshop #3 (April 2024): Describe and solicit input on 3 land use alternatives • Workshop #4 (September 2024) Confirm the preferred land use alternative and receive feedback on land use policies
• 1 Planning Commission Meeting
• October 2024: Review and provide input on the preferred land use map Land Use Alternatives Community Engagement
8 EXHIBIT A
12 Preferred
Land Use
Vision
9 EXHIBIT A
13 • Establishes what is allowed
on each property
• Sets maximum residential
density (Dwelling Units Per
Acre) and/or commercial
intensity (Floor Area Ratio)
• In some cases, sets
minimum densities
• Sets both for mixed use
• Describes the general
character envisioned
Created and Applied Land Use Designations
10 EXHIBIT A
14 • Updates to Residential designations
• Modify existing designations to align with current zoning (as required by state law)
• Remove designations only present within Specific Plan areas • New “Very High Density Residential” to allow for future higher-density residential and align with Downtown Plan
• New employment and revenue-generating designations (“Office/R&D High” and “Aviation Support Low and High” designations) • Streamline public and parks and open space designations • Designate all Specific Plan areas with new “Specific Plan” designation • New “Future Specific/Master Plan” designation (i.e. Cypress Knolls) Proposed Changes to Land Use Designations
11 EXHIBIT A
15 Draft Land Use
Designation Map
12 Putting it all together
EXHIBIT A
16 Most changes focused in Areas
of Discussion
Minor changes recommended
outside “Areas of Discussion”
• To reflect built conditions
• To reflect Airport Master Plan
Changes from Current Map to Proposed Map
13 EXHIBIT A
17 Questions on the Process?
14 EXHIBIT A
18 Area by Area Discussion
15 EXHIBIT A
19 • Present background on each area
• Alternatives
• Public feedback
• Proposed land use designation
• Additional policy ideas
• Review and discuss each area
• Strive for 10-20 minutes per area
Proposed Flow for City Council Discussion
16 EXHIBIT A
20 Cypress Knolls and 3rd Avenue
Proposed Land Use Direction
17 EXHIBIT A
21 18
Mixed-Use Center & Medical Missing Middle & Mixed-Use Corridor Two Neighborhoods & Two Centers Cypress Knolls and 3rd Ave Alternatives
EXHIBIT A
22 19
GPAC Guidance
Prefer option #1: mixed-use center & medical
Workshop #4 Guidance
Slight preference for option #1: mixed-use center
& medical, with option #2 as a close second
What should be the predominant type of
housing in Cypress Knolls?
Survey Guidance
Strong preference for a mix of housing types,
primarily single-family, multiplex, and townhomes.
Cypress Knolls and 3rd Ave
Summary of GPAC and Community Input
EXHIBIT A
23 20
Alternative #1: Mixed
Use Center & Medical
• Low-scale mixed-use
around major public
gathering space
• Mix of housing types,
decreasing in intensity
moving away from the
major public space
• Local-serving retail
where 3rd Avenue
meets major roads
• Institutional, office,
medical campus/nursing
school near MPC
Cypress Knolls and 3rd Ave
Preferred Land Use Vision
EXHIBIT A
24 Cypress Knolls and 3rd Avenue
Preferred Alternative Map
21 EXHIBIT A
25 • Develop at least 1,500 housing units (primarily for-sale) • Develop a variety of housing types, many of which are set aside for missing-middle households (earning 80-120% AMI) and workforce households (120-200% AMI) • Promote sense of community through site design and a central gathering space • Leverage parks, greenways, and managed open spaces as a core design feature • Make walking and bicycling safe, pleasant, and convenient • Minimize visual impacts of development when viewed from Highway 1 • Mitigate sand gilia as set forth in Habitat Management Plans • Require sustainable building practices and efficient use of water & energy Additional Cypress Knolls Policies
22 EXHIBIT A
26 Discussion
23 EXHIBIT A
27 24
Airport and UCSC MBEST
Proposed Land Use Direction
EXHIBIT A
28 25
#1 Aviation Support #2 Visitor & Aviation Manufacturing #3 Student Housing & Mixed-Use Airport and UCSC MBEST
EXHIBIT A
29 26
GPAC Guidance
Prefer option #2: Visitor and aviation
manufacturing.
Workshop #4 Guidance
Slight preference for option #2: Visitor and
aviation manufacturing.
Option #1: Aviation support was a close second.
Survey Guidance
Slight Preference for option #1 Aviation Support. #2
Visitor and Aviation Manufacturing is a close second.
Airport and UCSC MBEST
Summary of GPAC and Community Input
EXHIBIT A
30 27
Option #2: Aviation
Support
• Primarily employment
uses; light & heavy
airport-supporting jobs
(manufacturing, R&D,
industrial, and office)
• Supporting retail center
at Imjin and Reservation
• Visitor/temporary
lodging on west side
• Accommodates aviation
and air commerce
growth while minimizing
safety hazards
Airport and UCSC MBEST
Preferred Land Use Vision
EXHIBIT A
31 28
Airport and UCSC MBEST
Preferred Alternative Map
EXHIBIT A
32 • Require new land uses to be compatible with the Airport Master Plan and Specific Plan • Prioritize development that will provide a revenue stream for long-term operations, maintenance and enhancement of the Airport
• Accommodate growth of aviation and air commerce while minimizing airport-related environmental and safety hazards
• Create an attractive image for the Airport
• Collaborate with UCSC to attract new R&D, industrial, and office uses to the MBEST property east of Imjin Road
• Attract new visitor-serving uses to the UC MBEST property west of Imjin Road • In the Airport North area, develop uses in the “Revenue Support” zone that advance the mission of the airport while maintaining an adequate habitat management buffer Airport and UCSC MBEST Policies
29 EXHIBIT A
33 Discussion
30 EXHIBIT A
34 31
8th Street Area
Proposed Land Use Direction
EXHIBIT A
35 32
#1 New Neighborhood #2 Campus Extension #3 Employment Focused 8th Street Area
Three Proposed Land Use Alternatives
EXHIBIT A
36 33
GPAC Guidance
Prefer option #1: New neighborhood
Workshop #4 Guidance
Clear preference for option #2: Campus
extension.
Survey Guidance
Clear preference for option #2: Campus extension
8th Street Area
Summary of GPAC and Community Input
EXHIBIT A
37 34
Modified Option #2: Campus
Extension
• Extension of CSUMB with
student housing, museum or
visitor center, and walkable
mixed-use center off Imjin
• Neighborhood retail shopping
center in-between current
campus and UCSC area
• Gateway to Fort Ord with
businesses that serve
recreational tourists
• Explore innovative open
space uses such as green
cemeteries
8th Street Area
Preferred Land Use Vision
EXHIBIT A
38 35
• Additional Considerations:
• Large eastern property proposed to
allow mixed use to offer owner
UCSC greater future flexibility
8th Street Area
Draft Regulatory Map
EXHIBIT A
39 • Serve as a gateway to Fort Ord with businesses serving recreational tourists • Build off the adjacent uses/character of the CSUMB campus • Where Imjin Parkway meets Imjin Road, foster a walkable activity center with buildings oriented towards public streets, FORTAG, and gathering spaces. • Allow a mix of uses east of Sixth Street, with a focus on employment- generating uses, student housing, and visitor-serving activity • Explore innovative uses of open space, including green cemeteries 8th Street Area Policies
36 EXHIBIT A
40 Discussion
37 EXHIBIT A
41 38
CSUMB Parking Lots
Proposed Land Use Direction
EXHIBIT A
42 39
#1 Campus Neighborhood #2 Student Village #3 Jobs & Housing CSUMB Parking Lot
Three Proposed Land Use Alternatives
EXHIBIT A
43 40
GPAC Guidance
Prefer option #2: Student village.
Workshop #4 Guidance
Strong preference for option #1: Campus
neighborhood.
Survey Guidance
Slight preference for #2 Student Village. #3 Jobs and
Housing close behind.
CSUMB Parking Lot
Three Land Use Alternatives Community Input
EXHIBIT A
44 41
Modified Option #2:
Student Village
• Student rental housing
close to University
Village
• For-sale faculty
housing, student-
serving retail village,
R&D uses by CSUMB
• Middle-density
student housing
buffers higher-density
CSUMB Parking Lots
Preferred Land Use Vision
EXHIBIT A
45 42
CSUMB Parking Lots
Draft Regulatory Map
EXHIBIT A
46 • Develop the site in a collaborative fashion, benefiting both the City and CSUMB • Allow a variety of land uses, with a mix of student rental housing, for-sale faculty housing, student amenities, and R&D facilities
• Seek for CSUMB to provide housing opportunities for both faculty and students • Work with CSUMB to ensure that the supply of on-campus housing increases approximately as fast as the level of on-campus enrollment. • Provide at least one neighborhood commercial center, preferably at the southwestern corner
• Attract additional investment and economic activity along 2nd Avenue • Enhance transportation connections for CSUMB students to the rest of Marina.
CSUMB Parking Lot Policies
43 EXHIBIT A
47 Discussion
44 EXHIBIT A
48 45
Beach Road Gateway
Proposed Land Use Direction
(Additional discussion will be part of
the LCP)
EXHIBIT A
49 46
#1 Retail Gateway #2 Visitor-Serving Gateway #3 Mixed-Use Gateway Beach Road Gateway
Three Proposed Land Use Alternatives
EXHIBIT A
50 47
GPAC Guidance
Prefer option #1: Retail gateway.
Workshop #4 Guidance
Preference for option #2: Visitor-serving gateway.
Survey Guidance (Interim Results)
Slight Preference for option #2: Visitor-Serving
Gateway with #1 Retail Gateway as a close second.
Beach Road Gateway
Summary of GPAC and Community Input
EXHIBIT A
51 4848
Modified Option #2:
Visitor-Serving Gateway
• Emphasis on visitor-
serving uses and
hotels/lodging
• Additional regional
retail and services
adjacent to existing
Wal-Mart
• Mini-park or plaza at
both roundabouts
• Stronger gateway;
enhance/narrow
Beach Road
Beach Road Gateway
Preferred Land Use Vision
EXHIBIT A
52 49
Local Coastal Program Boundary (LCP)
Beach Road Gateway
Draft Regulatory Map
Additional Considerations:
• Property owner of vacant site
interested in mixed-use / multifamily
development
• Land use decisions will be made as
part of the LCP , not the GP
EXHIBIT A
53 • Evolve the area into a more active visitor-serving district, focusing on hotels and lodging supported by retail.
• Enhance the sense of identity with a stronger gateway exiting the 101 • Include a mini-park or plaza in future development on the northwest corner of the Seaside Circle roundabout
Beach Road Gateway Policies
50 EXHIBIT A
54 Discussion
51 EXHIBIT A
55 52
Preston/Abrams Park
Proposed Land Use Direction
EXHIBIT A
56 53
#1 Redevelop most of
area with new, modern
townhouses and
attached housing.
#3 Add one or two
small neighborhood
retail centers.
#4 Build new
townhouses
alongside/amongst a
new athletic and
sports field complex.
#2 Develop one or two
4-story affordable
multifamily apartments
in the neighborhood.
Preston/Abrams Park
Proposed Land Use Concepts
EXHIBIT A
57 54
GPAC Guidance
GPAC members suggested the mixed-use
and sports complex concept (Option #4)
Workshop #4 Guidance
Strong preference for option #4: Build new
townhouses alongside a new sports complex.
Survey Guidance
Clear preference for option #4
Preston/Abrams Park
Summary of GPAC and Community Input
EXHIBIT A
58 5555
Option #4: Sports
Neighborhood
• Gradually infill /
redevelop with new
townhouses &
multiplexes
• Expand Preston park
into sports complex
• Retail node at Imjin
& Abrams Dr
Preston/Abrams Park
Preferred Land Use Vision
EXHIBIT A
59 56
Preston/Abrams Park
Draft Regulatory Map
EXHIBIT A
60 • Gradually redevelop most of the former military duplex housing into modern townhomes and multiplexes
• Avoid displacement of current long-term residents as redevelopment occurs • Build out a sports complex with multiple athletic fields, concessions, viewing stands, and other recreational amenities/facilities
• Support neighborhood retail near Imjin Parkway & Abrams Drive Preston/Abrams Park Policies
57 EXHIBIT A
61 Discussion
58 EXHIBIT A
62 Additional Input
59 EXHIBIT A
63 60
Minor Changes Suggested by Executive Staff
• Change Medium-Density Residential
along 8th Street near CSUMB to
Mixed-Use for greater flexibility
• Change from Public Facility to
Regional Retail for property adjacent
to Shell Station
• Consider changing Las Animas
Concrete Facility designation to
Mixed Use
• Allow agricultural uses in the Airport
North light industrial area
EXHIBIT A
64 Discussion
61 EXHIBIT A
65 Update on Areas Outside City Limits
62 EXHIBIT A
66 Blanco Road Property:
• Development potential
• Study potential growth here as a CEQA
Alternative
Former Landfill:
• No development potential
• Staff currently considering options for
near-term annexation (separate from
General Plan process)
East Campus Housing
• No authority over property, even if the
City annexes
East Garrison:
• No development potential
Update on Areas
Outside City Limits
63 1
2 1
2 3
3 4 4
EXHIBIT A
67 Discussion
64 EXHIBIT A
68 Land Use Goals and Policy Direction
65 EXHIBIT A
69 • Land Use and Complete Community
• Economic Development
• Mobility and Active Transportation
• Parks, Recreation, and Public Facilities and Services • Open Space and Conservation
• Environmental Justice and Healthy Communities
• Safety
• Public Infrastructure
• Noise
General Plan Elements - Goals and Policies
66 Tonight
EXHIBIT A
70 • Focused growth and sustainable infill
• Building new neighborhoods thoughtfully
• Creating community gathering places
• Affordable and high-quality housing
• Improving existing neighborhoods
• Fostering living wage jobs
• Enhancing key gateways
• Walkable, Thriving Downtown
• Sustainable and attractive buildings
Land Use and Complete Community
67 Goals/Topics:
EXHIBIT A
71 Thank you!
Kimley Horn | Rincon | EPS
EXHIBIT A
72 To
Castroville
&
FORT ORD
DUNES
STATE PARK
CSU
Monterey Bay
M o n t e r e y B a y
Monte Road
3rd Ave
3rd St
Imjin Rd
Del Monte Blvd
1st St
Reservation Rd
Abrams Dr
California Ave
Hwy 1
9th St
Patton Pkwy
6th Ave
8th St
Crescent AveReindollar Ave
4th Ave
Imjin Pkwy
Preston Dr
Lake Dr
Seacrest Ave
10th St2nd Ave
De Forest Rd
1st Ave
Bayer St
Beach Rd
University Dr
Cardoza Ave
Vaughn Ave Redwood Dr
Imjin Rd
Cooper Road
Inter-Garrison Road
Lapis Road
Reservation Road
Del Monte Boulevard
West Blanco Road
Abrams Drive
Schoonover Road
Castroville Road
Sherman Boulevard
Light Fighter Drive
°0 0.5 10.25
Miles
Sources:
City of Marina (2023);
County of Monterey (2023);
CPAD(2021);
Urban Footprint (2023);
ESRI (2022);
USGS & NOAA (2016).
Marina Municipal AirportFORT ORD
NATURAL RESERVE
Salinas River
City of Seaside
Salinas River
SALINAS RIVER
NATIONAL
WILDLIFE REFUGE
City Limits
Sphere of Influence
Urban Growth Boundary
Local Coastal Zone
Rail_Regional
Specific Plan Area
Parks Outside the City
Waterbody
Low Density Residential
Medium Density Residential
High Density Residential
Neighborhood Commercial
Visitor Serving Commercial
Regional Retail
Office/R&D Low
Office/R&D High
Mixed Use
Future Specific/Master Plan Area
Specific/Master Plan Area
Light Industrial/Flex
Aviation Support Low
Aviation Support High
Public Facility - Airfield
Public Facility - Education
Public Facility - Civic
Parks & Recreation
Open Space
UGB Open Space
Dunes SP
CSUMB
Master Plan
Sea Haven
Master Plan
Marina
Station SP
MBEST/Airport
Business
Park SP
Downtown
Vitalization SP
Proposed General Plan
Land Use Map
EXHIBIT B
73 Map Color Designation Types of Uses Supporting Visual Density/ Intensity
Low Density
Residential
Single family homes and
accessory dwelling units
(ADU)
Up to 7.5 du/ac
Medium Density
Residential
Duplexes, multiplexes, and
townhomes
7.6 - 15 du/ac
High Density
Residential Multi-family apartments
15.1 - 35 du/ac
Very High
Density
Residential
Dense multi-family
apartments (no parcels
currently designated)
35.1-50 du/ac
Residential
Map Color Designation Types of Uses Supporting Visual Density/ Intensity
Neighborhood
Commercial
Retail, restaurants,
entertainment, office, and
other services
0.2-0.5 FAR
Visitor Serving
Commercial
Hotels, restaurants, retail,
and other visitor-serving
uses
Up to 0.9 FAR
Regional Retail
Big-box retailers,
restaurants, auto-sales, and
related uses
Up to 0.4 FAR
Office/R&D Low
Offices, business parks, and
research and development
space
0.25-0.6 FAR
Office/R&D High
Higher intensity offices,
business parks, and
research and development,
and service commercial
Up to 1.2 FAR
Commercial
Marina 2045 Land Use Designations
EXHIBIT B
74 Map Color Designation Types of Uses Supporting Visual Density/ Intensity
Future
Specific/
Master Plan
Area
Types of uses detailed in
a Specific Plan or Master
Plan
Defined in
Specific/Master
Plan
Specific/
Master Plan
Area
Types of uses detailed in
a Specific Plan or Master
Plan
Defined in
Specific/Master
Plan
Map Color Designation Types of Uses Supporting Visual Density/ Intensity
Light
Industrial/Flex
Maker space,
warehousing, PDR,
service commercial,
medical, small laboratory
space, and R&D
Up to 0.4 FAR
Aviation
Support Low
Aviation light industrial,
warehouse, PDR, aviation
office, and low intensity
R&D
Up to 0.7 FAR
Aviation
Support High
Aviation, general
industrial, PDR, high
intensity high, airport-
related uses
Up to 7.0 FAR
Special Uses
Industrial
Map Color Designation Types of Uses Supporting Visual Density/ Intensity
Mixed Use
Vertical or horizontal
mixed-use with
residential and/or
commercial (including
retail, restaurants,
services, office, hotels)
Up to 0.9 FAR
15-35 du/ac
Mixed Use
EXHIBIT B
75 Map Color Designation Types of Uses Supporting Visual Density/ Intensity
Public Facility
- Airfield
Marina Municipal airport
runway None defined
Public Facility
- Education
Public and private
educational facilities None defined
Public Facility
- Civic
Public facilities including
civic center, library, police
and fire stations, and post
office
None defined
Parks &
Recreation
Public parks and
recreation facilities None defined
Open Space Preserved open space or
farm land None defined
UGB Open
Space
Preserved open space
south of the Urban
Growth Boundary (UGB)
None defined
Public Uses
EXHIBIT B
76 Proposed Changes to the
General Plan Land Use
Designations
Attachment to City Council Staff Report
November 19, 2024
1 EXHIBIT B
77 Current General Plan
Designations
Proposed General
Plan Designations Rationale
Residential
Name and Maximum Density
Action Taken, Name and
Maximum Density Rationale
Single Family Residential
Average 5 du/ac
Low Density Residential
Up to 7.5 du/ac Change density to align with zoning
Neighborhood Edge
Average 5 du/ac Remove designation
This designation only applies to part of the Marina Station Specific Plan - this area is designated "Specific Plan"
Marina Heights Residential
Average 5.5-6.5 du/ac Remove designation This designation is part of the Sea Haven Specific Plan - this area is designated "Specific Plan"
University Village Residential
Average 8 du/ac Remove designation This designation is part of the Dunes Specific Plan - this area is designated "Specific Plan"
Neighborhood General
Average 9 du/ac Remove designation
This designation only applies to part of the Marina Station Specific Plan - this area is designated "Specific Plan"
-- Medium Density Residential
7.6-15 du/ac New designation that aligns with zoning (R-2 and R-3) Neighborhood Center
Average 25 du/ac + retail Remove designation
This designation only applies to part of the Marina Station Specific Plan - this area is designated "Specific Plan"
Village Homes High Density
30 du/ac Remove designation Only applies to 1 parcel, collapse this designation into the proposed "high density residential" currently called "multi-family"
Multi-Family Residential
15-35 du/ac
High Density Residential
15.1-30 du/ac
Renamed and modified to have no overlap with Medium Density Residential designation
-- Very High Density Residential
35.1-50 du/ac
New designation that aligns with Downtown Vitalization Plan and allows for future very high residential (no parcels currently designated)
EXHIBIT B
78 Current General Plan
Designations
Proposed General
Plan Designations
Rationale
Commercial
Name and Maximum Density
Action Taken, Name and
Maximum Density Rationale
Regional Sales and Service
0.25 – 0.4 FAR
Regional Retail
Up to 0.4 FAR Rename and modify FAR for clarity
Multiple Use Commercial
0.25 – 0.9 FAR
Mixed Use
Up to 0.9 FAR and 15-35 du/ac Rename and modify FAR for clarity Mixed Use/Service Low Retail/Service Neighborhood Commercial
0.2-0.5 FAR Rename and modify FAR for clarity, remove residential component Visitor-Serving
0.15 – 0.4 FAR
Visitor Serving Commercial
Up to 0.9 FAR Rename and modify FAR for clarity
Office/Research
0.25 - 0.6, varies by area
Office/R&D Low
0.25-0.6 FAR (0.9 FAR with bonus) Rename and modify FAR for clarity -- Office/R&D High
Up to 1.2 FAR New designation to allow higher intensity employment uses Office Remove designation This designation is part of the Marina Station Specific Plan - this area is designated "Specific Plan" Industrial
Name and Maximum Density
Action Taken, Name and
Maximum Density
Rationale
Light Industrial/Service Commercial Light Industrial/Flex Up to 0.4 FAR Rename and modify FAR for clarity
Industrial Remove designation This designation only applies to part of the Marina Station Specific Plan - this area is designated "Specific Plan"
-- Aviation Support Low
Up to 0.6 FAR New designation align with the Aviation Master Plan -- Aviation Support High
Up to 7.0 FAR New designation align with the Aviation Master Plan
EXHIBIT B
79 Current General Plan
Designations
Proposed General Plan
Designations Rationale
Public
Name and Maximum Density Action Taken & Name Rationale
Public Facility - Civic Public Facility - Civic No change Public Facility - Education Public Facility - Education No change -- Public Facility - Airfield New designation for airport runway Public Facility - Proposed Education Remove designation Collapsed into "public facility - civic" Public Facility - Other Remove designation Collapsed into "public facility - education" Parks and Open Space
Name and Maximum Density
Action Taken & Name Rationale
Agriculture Agriculture Applied to land outside the city's planning area (no parcels designated in City) Public Parks and Recreation Parks and Recreation No change Habitat and Open Space Open Space No change
UGB Open Space UGB Open Space No change
Golf Course OS Remove designation The formerly designated area has been changed to be consistent with the Airport Master Plan
Specific/Master Plan
Name and Maximum Density Action Taken & Name Rationale
-- Specific/Master Plan Area New designation for all adopted specific/master Plan areas -- Future Specific/Master Plan Area New designation to identify areas that require a future specific/master plan
EXHIBIT B
80 To
Castroville
&
FORT ORD
DUNES
STATE PARK
CSU
Monterey Bay
M o n t e r e y B a y
Monte Road
3rd Ave
3rd St
Imjin Rd
Del Monte Blvd
1st St
Reservation Rd
Abrams Dr
California Ave
Hwy 1
9th St
Patton Pkwy
6th Ave
8th St
Crescent AveReindollar Ave
4th Ave
Imjin Pkwy
Preston Dr
Lake Dr
Seacrest Ave
10th St2nd Ave
De Forest Rd
1st Ave
Bayer St
Beach Rd
University Dr
Cardoza Ave
Vaughn Ave Redwood Dr
Imjin Rd
Cooper Road
Inter-Garrison Road
Lapis Road
Reservation Road
Del Monte Boulevard
West Blanco Road
Abrams Drive
Schoonover Road
Castroville Road
Sherman Boulevard
Light Fighter Drive
°0 0.5 10.25
Miles
Sources:
City of Marina (2023);
County of Monterey (2023);
CPAD(2021);
Urban Footprint (2023);
ESRI (2022);
USGS & NOAA (2016).
Marina Municipal AirportFORT ORD
NATURAL RESERVE
Salinas River
City of Seaside
Salinas River
SALINAS RIVER
NATIONAL
WILDLIFE REFUGE
Areas of Discussion
Low Density Residential
Medium Density Residential
High Density Residential
Neighborhood Commercial
Visitor Serving Commercial
Regional Retail
Office/R&D Low
Office/R&D High
Mixed Use
Future Specific/Master Plan Area
Specific/Master Plan Area
Light Industrial/Flex
Aviation Support Low
Aviation Support High
Public Facility - Airfield
Public Facility - Education
Public Facility - Civic
Parks & Recreation
Open Space
UGB Open Space
City Limits
Sphere of Influence
Urban Growth Boundary
Local Coastal Zone
Rail_Regional
Specific Plan Area
Parks Outside the City
Waterbody
Dunes SP
CSUMB
Master Plan
Sea Haven
Master Plan
Marina
Station SP
MBEST/Airport
Business
Park SP
Downtown
Vitalization SP
Map of Proposed
Land Use Changes
EXHIBIT B
81 Draft Citywide Land Use Policies
1 EXHIBIT C
82 • Focused growth and sustainable infill
• Building new neighborhoods thoughtfully
• Creating community gathering places
• Affordable and high-quality housing
• Improving existing neighborhoods
• Fostering living wage jobs
• Enhance key gateways
• Walkable, Thriving Downtown
• Sustainable and attractive buildings
Land Use and Complete Community
2 Goals/T opics:
EXHIBIT C
83 Goal 1: Focused growth and sustainable infill
3 a. Focus all new growth as infill within the
Urban Growth Boundary through 2040
b. Mitigate impacts of development within
the UGB on biological resources, balancing
growth with habitat conservation
c. Prohibit or restrict development where
natural conditions present a serious threat
d. Separate major new developments from
existing neighborhoods with open space
EXHIBIT C
84 Goal 2: Build new neighborhoods thoughtfully
4 a. Integrate new housing into the City fabric
b. Prohibit or limit gated communities
c. Limit block lengths or use mid-block alleys
to break up long blocks
d. Require connecting pedestrian and bicyclist paths at all cul-de-sac s e. Require new parks, indoor/outdoor recreation, open space, and/or FORTAG or
other greenways/trails
f. Require new “missing middle” housing
g. Pr
ovide setbacks or open spaces between existing neighborhoods and new higher-density developments
h. Ensure new developments pay their share of additional public service costs
EXHIBIT C
85 Goal 3: Creating
community
gathering places
5 a. Support the development of
public gathering places in:
1. Downtown destinations
2. Arts/Civic Village in U.V.
3. “Promenade” in U.V.
4. Public gathering place in the
heart of Cypress Knolls
5. Civic Center
6. Dunes Park & Sports Center
7. Marina Equestrian Center
8. Preston Park sports complex
EXHIBIT C
86 Goal 3: Creating community gathering places
6 b. Attract new sit-down dining and entertainment uses c. Allow mixed-use buildings in multiple land use
designations
d. Enforce standards for retail and active uses in
gathering places (that prioritize pedestrians)
e. Include public gathering places and active &
passive recreation in the Civic Center
f. Avoid “strip” commercial; promote “park once”
places where multiple activities can be
accessed without driving
EXHIBIT C
87 7
h. Enhance public spaces and major streets in Marina
through branding, landscaping, and façade revitalization i. Design the City’s major corridors with a consistent
streetscape appearance and prioritize public realm
improvements, mobility enhancements, and
pedestrian amenities along these corridors
j. Highlight and preserve public views of the coastline k. Construct memorials that pay homage to Military past l. Expand the urban tree canopy along major corridors and in gathering places
m. Require developments to use walkable design practices Goal 3: Creating community gathering places
EXHIBIT C
88 Goal 4: Improving existing neighborhoods
8 a. Establish a distinctive identity for neighborhoods in Central & North Marina - Add traffic calming & widen/complete sidewalks
- Establish more mini-parks in Central Marina
b. Promote the development of ADUs by:
- Providing pre-approved ADU plans
- Allowing ADUs to be sold separately from the primary residence c. Streamline approval of “missing middle” infill that meets objective standards d. Ensure appropriate setbacks, landscaping, and transitions between single-family neighborhoods and higher-density infill housing e. Maintain attractive buffers between residential and non-residential uses
EXHIBIT C
89 Goal 5: High quality and affordable housing
9 a. Expand where missing-middle housing is allowed
(esp. in Cypress Knolls, 8th Street, & Preston Park)
b. Support infill in Central Marina that meets
objective standards
c. Encourage and attract housing geared towards
veterans, seniors, and low income-households
d. Ensure pedestrian/bicycle connections to new
and planned parks, open space, and trails
EXHIBIT C
90 Goal 6: Foster living wage jobs
10 a. Attract R&D, light industrial, niche manufacturing, & medical office uses
b. Expand existing & attract new innovative and
complementary airport-oriented uses
c. Facilitate development of jobs related to science
and technology to leverage CSUMB + UC MBEST
d. Promote hotels, long-term temporary lodging, and
other visitor-serving uses
EXHIBIT C
91 Goal 7: Enhance key gateways
11 a. Design major entry points with
subdued commercial signage,
clear wayfinding, special design
treatments, complete sidewalks,
landscaping, mini-parks or plazas
b. Reflect the historical significance
of Fort Ord in development near
entrances to the State Park
Currently Implementing
through Gateways Project!
EXHIBIT C
92 Goal 8: WalkableThriving Downtown
12 a. Create a destination in Downtown through a catalytic site project or programming
b. Attract entertainment, live-work units, and retail/services - Concentrate retail, personal services, and business
services along Del Monte and Reservation Road
c. Transform Downtown into a pedestrian-oriented shopping environment by reducing driveways & curb cuts
d. Upgrade Del Monte Boulevard’s streetscape and image
e. Prohibit drive-through uses along Del Monte and Reservation f. Build neighborhood-serving mini-parks and plazas
g. Encourage outdoor public spaces/plazas in new developments Currently Implementing
through Downtown Plan!
EXHIBIT C
93 Goal 9: Sustainable + Attractive Development
13 a. Adhere to new Objective Design Standards
b. Promote a diversity of architectural styles
c. Promote green building practices
EXHIBIT C
94 Monterey Bay Investments, LLC
December 31, 2024
Alyson
Hunter, AICP Via Email and US Mail
Planning Services Manager
City of Marina
209 Cypress Avenue
Marina, CA 93933
RE: Tallen Marina Landing GDU and LCP Amendment
Dear Alyson,
Per our productive conversation of December 18, 2024, I am writing to the City of Marina to respectfully request that you distribute this communication to the Advisory Board Members, City Council and Planning Commission, Raimi & Associates (GPU), EMC (LCP) and others as appropriate to include my property (APN: 033-111-040-000) and the property owned by the Indiana University Foundation (IUF) (APN: 033-111-039-000) (parcels 1 and 2 on the attached parcel map) into your Local Coastal Permit Update and Amendment with a residential property overlay to allow for both medium density housing and high density housing for these two parcels. Parcel 1 is the IUF parcel and Parcel 2 is the Tallen parcel.
We have not been included in any of the GPU outreach efforts to date and as such we also ask that you include me, Daniel Dokhanian and Partick McAleer in any and all local and neighbor outreach or discussions about the properties and allow us to provide our perspectives and to speak at the upcoming City Special Session City on January 9, 2025. The purpose of this request is to allow for the utilization of our 5.11- acre property as well the IUF’s 29,500 SF parcel under the Local Coastal Permit Amendment in the very near term. Please confirm that we will be included in 100% of all of the outreach processes and communications in regard to the GPU and LCP Amendment.
In regard to the GPU, our request is to either categorize our property with a new designation to be either an “Urban Village” or a “Mixed-Use” designation for the site. For the residential, we are seeking entitlements for the option to develop: i.) up to 82-90 town homes, a version of which is attached and/or ii.) 265-unit luxury multifamily project or some variety of each. In any regard, each project would have a 20% affordable component by law with a 20% density bonus by right. We are thinking that “Teacher Housing” or Veteran Housing would be ideal for this site. 95 Raimi & Associates suggested that the property be considered a “Gateway Project” and we believe that that highly unusual zoning designation would be a kiss of death for the project. No one knows what Gateway means and for retail, restaurants and housing, all would steer clear of such an unpopular and rarely used zoning designation.
Based upon our many conversations with the you and other City leaders, we understand that our properties are controlled by the LCP, however, we don’t want to have any future obstacles with the General Plan as we enhance the zoning to the property to allow it to finally be useable after 18-long years of investment in the community as a long awaited amenity for the residents and visitors alike in Marina.
We are also confirming that the LCP is the one and only Regulatory body with any jurisdiction over the use and operation of our properties.
Project History:
As you are aware in 2006, via a long-term ground lease, I brought Walmart, the largest Retailer in the World to Marina on my property as we were able to convince Walmart that Marina is a viable retailing destination for their specific offerings. We were correct in our assumptions and now Walmart is one of the paramount sales tax producing businesses in Marina.
Now over the last 18-years, with the exception of the Quick Quack Car Wash, no other retailers or commercial users of “any type” except for residential investors and developers have made offers to join our 180-Beach Road property for the following reasons:
• The choppy and odd configuration of the site does not lead to retail development. • The site is below grade on 100% of del Monte and below grade on most of the rest of our properties.
• Retailers and restaurants feel that it is “down in a hole” with limited access and visibility. • Very low traffic counts on Beach Road.
• Small population.
• Weak demographics due to the proximity Monterey Bay, i.e ”fish don’t shop.” The bay kills the retailers demographic analysis.
• Poor configuration and limitations on my relatively small 5.11-acre parcel. • Walmart sells everything that most other retailer’s sell and for much less money. • Walmart is known as the displacer of small
businesses: https://www.bloomberg.com/news/articles/2012-09-14/radiating-death-how- walmart-displaces-nearby-small-businesses
• The “Walmart Effect” means that Walmart forces other retailers out of business and puts downward pressure on wages” Link: https://www.investopedia.com/terms/w/walmart- effect.asp#:~:text=The%20Walmart%20Effect%20is%20a,reducing%20wages%20for%2 0competitors%27%20employees.
• The huge success of the Dunes and the significant amount of peripheral retail that has been developed at the Dunes. Retailers seek to locate near other retail and with the much larger land mass available for retail at the Dunes, the success at the Dunes has virtually killed and retail in north Marina.
96 • Not only has my site been damaged by the success of the Dunes and peripheral retail but also the retail along Reservation and Del Monte is suffering as well as all of the critical mass and draw is at the enormous Dunes project.
• The City steered Trader Joes to the Dunes and never worked with us or any other property owners in north Marina to bring Trader Joe’s to this part of town. Why? Because the leadership knows that Trader Joes would never come to this site and would only go to the Dunes.
• My site can bring in the much-needed middle market housing opportunities, market rate and affordable housing that is so desperately needed in CA. Affordable teacher housing would be a good start.
• The two outparcels that we discussed with El Pollo Loco and the Padrick brokers a few weeks have been on the market for 20+ years still don’t have a single tenant due to these reasons and the pathetically low traffic counts on Beach Road. These parcels owners will need my and Walmart’s formal approval to develop in their parcels and I am willing to provide them with the necessary approvals once we are entitled for residential. • No interest, whatsoever, in the property from any retailers. • We know that the Downtown Revitalization Plan is very important to the City and it will never get off the ground unless we provide housing in this part of town to provide the consumer base to fuel future retail sales.
We can assure you that this is a residential site and not a retail site. If it were a retail site then it would have been developed as retail My land with the exception of the Brown Build Farm has been vacant since the beginning of time. Think about this aspect of underutilized land in a growing City. The over zoning of retail at the Dunes has taken all of the retail demand and will continue to do so. The over zoning of residential uses at Sea Haven and Marina Station now creates the need for more sales tax revenue and our properties are being unduly burdened by “antiquated zoning” for our Beach Road properties.
I have personally invested over $10,000,000 in this great community and even brought Walmart, the largest retailer in the world (and one of Marina’s highest sales tax providers) to Marina in 2007. Now due to these reasons outlined above, I need something in return. I’ve done my part and ask that you grant our practical requests to cure these zoning abnormalities and logistical and to allow this great mixed-use coastal development site to get off the bench after 18-years of the unproductive and futile attempts of chasing commercial uses and allow us to make the property a wonderful amenity to the residents, students, teachers and visitors of Marina.
Best regards,
Monterey Bay Investments, LLC
Terrence Tallen
Founder & CEO
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