Agenda — Marina City Council, March 5, 2026

AGENDA

Thursday, March 5, 2026 7:30 P.M. Open Session

ADJOURNED REGULAR MEETING

CITY COUNCIL, AIRPORT COMMISSION,

MARINA ABRAMS B NON-PROFIT CORPORATION, PRESTON PARK

SUSTAINABLE COMMUNITY NON-PROFIT CORPORATION, SUCCESSOR

AGENCY OF THE FORMER MARINA REDEVELOPMENT AGENCY

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 Adjourned City Council Meeting of Thursday, March 5, 2026 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. PUBLIC COMMENT ON CLOSED SESSION ITEMS:

4. CLOSED SESSION:
a. Conference with Legal Counsel, Anticipated Litigation (Govt. Code § 54956.9(d)(4)), 1 potential case. City Council to consider initiation of litigation pursuant to Government Code § 54956.9(d)(4). b. Conference with Legal Counsel: Existing Litigation (Govt. Code § 54956.9(d)(1)), 1 case
i. Knopf, et al. v. Chaparral Country Corporation, Inc., City of Marina, et al., 26CV000910, Monterey County Superior Court
c. Public Employment Appointment (Govt. Code §54957)
Position: City Manager
d. Real Property Negotiation (Govt. Code Section 54956.8) i. Property: Locke-Paddon Park, various parcels, APN Nos.: 033-121-004, 033-121-005-006, 033-132-003, 033-132-003, 033-121-101, 033- 121009, 033-121-002
Negotiating Party: Monterey Peninsula Regional Park District Negotiator(s): City Manager
Terms: Price and Terms

6:30 PM - RECONVENE OPEN SESSION AND REPORT ON ANY ACTIONS TAKEN IN

CLOSED SESSION

5. MOMENT OF SILENCE & PLEDGE OF ALLEGIANCE (Please stand)

6. SPECIAL PRESENTATIONS:
a. Red Cross Month Proclamation

Agenda for Adjourned City Council Meeting of Thursday, March 5, 2026 Page 3

b. March 24, 2026, Community Workshop. From Vision To Action: Shaping Downtown Marina Together.

7. COUNCIL AND STAFF ANNOUNCEMENTS:

8. PUBLIC COMMENT: Any member of the public may comment on any matter within the City Council’s jurisdiction that is not on the agenda. This is the appropriate place to comment on items on the Consent Agenda. Action will not be taken on items not on the agenda. Comments are limited to a maximum of three (3) minutes. General public comment may be limited to thirty (30) minutes and/or continued to the end of the agenda. Any member of the public may comment on any matter listed on this agenda at the time the matter is being considered by the City Council. Whenever possible, written correspondence should be submitted to the Council in advance of the meeting, to provide adequate time for its consideration.

9. CONSENT AGENDA FOR THE SUCCESSOR AGENCY TO THE FORMER MARINA REDEVELOPMENT AGENCY: Background information has been provided to the Successor Agency of the former Redevelopment Agency on all matters listed under the Consent Agenda, and these items are considered to be routine and non -controversial. All items under the Consent Agenda are normally approved by one motion. Prior to such a motion being made, any member of the public or City Council may ask a question or make a comment about an agenda item and staff may provide a response. If discussion or a lengthy explanation is required, the Council may remove an item from the Consent Agenda for individual consideration. If an item is pulled for discussion, it will be placed at the end of Other Action Items Successor Agency to the former Marina Redevelopment Agency.

10. CONSENT AGENDA: These items are considered to be routine and non-controversial. All items under the Consent Agenda may be approved by one motion. Prior to such a motion being made, any member of City Council may ask a question or make a comment about an agenda item and staff may provide a response. If discussion or a lengthy explanation is required, Council may remove the item from the Consent Agenda and it will be placed at the end of Other Action Items.
a. ACCOUNTS PAYABLE: (Not a Project under CEQA per Article 20, Section 15378) (1) Accounts Payable Check Numbers 608629-108700, totaling $592,756.85. b. MINUTES: (Not a Project under CEQA per Article 20, Section 15378) (1) February 18, 2026, Regular City Council Meeting
c. CLAIMS AGAINST THE CITY:
(1) Staff recommend that the City Council reject the following claim and direct sending appropriate notice of rejection to claimant: Courtney Creel, Sea Haven Association for a claim received on January 13, 2026. d. AWARD OF BID: None
e. CALL FOR BIDS: None
f. ADOPTION OF RESOLUTIONS: (Not a Project under CEQA per Article 20, Section 15378) (1) City Council direct Staff to bring forward a Resolution Prohibiting the Use of City -Owned Facilities for Civil Immigration Enforcement Activities.

Agenda for Adjourned City Council Meeting of Thursday, March 5, 2026 Page 4

(2) Adopting Resolution No. 2026 -, approving the purchase of one Prefabricated Restroom Facility from Public Restroom Company of Winden, NV for the Sea Haven Park.
g. APPROVAL OF AGREEMENTS: (Not a Project under CEQA per Article 20, Section 1537 (1) Adopting Resolution No. 2026 -, Approving the Phase 3 South/Residential Public Improvement Agreement between the City of Marina and Shea Homes, LP.
(2) Adopting Resolution No. 2026 -, authorizing an agreement with Dataworks LLC for Street Sign and Streetlight data collection and inventory services.
(3) Adopting Resolution No. 2025 -, approving Amendment No.1 to the agreement between the City of Marina and Shea Homes, LP, for the maintenance of right -of-way improvements within 8 th Street and the Linear Park as shown on the Phase 1B and Phase 2 West Final Maps. h. ACCEPTANCE OF PUBLIC IMPROVEMENTS: None
i. MAPS:
(1) Adopting Resolution No. 2026 -, approving the Phase 3 South/Residential Final Map for The Dunes on Monterey Bay Development Project Subdivision; authorizing the City Clerk to execute the Final Map on behalf of City subject to final review and approval by the City Attorney.
j. REPORTS: (RECEIVE AND FILE): None
k. FUNDING & BUDGET MATTERS: None
l. APPROVE ORDINANCES (WAIVE SECOND READING): None
(1) Read by Title Only and adopting Ordinance No. 2026 -01, adopting the proposed amendments to Section 17.42.040 (Accessory Dwelling Units) of the Marina Municipal Code. This action is exempt from CEQA per Section 15303(a) of the CEQA Guidelines and section 21080.17 of the Public Resources Code.
m. APPROVE APPOINTMENTS: None

11. PUBLIC HEARINGS: In the Council’s discretion, the applicant/proponent of an item may be given up to ten (10) minutes to speak. All other persons may be given up to three (3) minutes to speak on the matter.
a. Open public hearing, hold a Special Election, and conduct related proceedings for the City of Marina Community Facilities District No. 2026 -1 (Marina Station) and an Improvement Area No. 1 Therein and to designate a future annexation area.

12. OTHER ACTIONS ITEMS OF THE SUCCESSOR AGENCY TO THE FORMER MARINA REDEVELOPMENT AGENCY : Action listed for each Agenda item is that which is requested by staff. The Successor Agency may, at its discretion, take action on any items. Members of the public may be given up to three (3) minutes to speak.

Agenda for Adjourned City Council Meeting of Thursday, March 5, 2026 Page 5

13. 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 and final report prepared by the CS UMB Department of Applied Environmental Science Class 660 on, “Locke -Paddon Wetland:

Ecological History, Predictions, and Management Alternatives for the Future.”; and provide direction to city staff.
b. Receive updated information on facility funding options; and provide direction to the City Manager on strategies for the construction and funding options for city facilities including police and fire stations; city hall and council chambers; and community center. Continued from February 18, 2026 c. Review and a ccept the Preferred Conceptual Design Plan for the Fort Ord Dunes State Park Improvement Project and direct staff to proceed to 30% design.
d. Receive a presentation on the comprehensive Local Coastal Program (LCP) update and provide directions to staff on the draft Land Use Plan (LUP) prepared after the November 13, 2025, Planning Commission hearing .

Continued to March 17, 2026
e. Adopting Resolution No. 2026 -, authorizing the City Manager to issue a Request for Proposals (RFP) to solicit qualified operators for a long -term concessionaire agreement for equestrian programs at the Marina Equestrian Center Park (MEC Park); or alternatively, provide direction to Staff to develop other programming options for MEC Park.

14. COUNCIL & STAFF INFORMATIONAL REPORTS:
a. Monterey County Mayor’s Association [Mayor Bruce Delgado] b. Council reports on meetings and conferences attended ( Gov’t Code Section 53232).

15. 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 2:00 p.m., Wednesday, March 4, 2026.
___________________________________

ANITA SHARP, DEPUTY CITY CLERK
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.

Agenda for Adjourned City Council Meeting of Thursday, March 5, 2026 Page 6

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 2026 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, March 17, 2026

**Wednesday, August 5, 2026
Tuesday, August 18, 2026 (Cancelled)

Tuesday, April 7, 2026
Tuesday, April 21, 2026

Tuesday, September 1, 2026
Tuesday, September 15, 2026

Tuesday, May 5, 2026
Tuesday, May 19, 2026

Tuesday, October 6, 2026
Tuesday, October 20, 2026

Tuesday, June 2, 2026
Tuesday, June 16, 2026

***Wednesday, November 4, 2026
Tuesday, November 17, 2026

Tuesday, July 7, 2026
Tuesday, July 21, 2026 (Cancelled)

Tuesday, December 1, 2026
Tuesday, December 15, 2026

* Regular Meeting rescheduled due to Monday Holiday
** Regular Meeting rescheduled due to National Night Out *** Regular Meeting rescheduled due to City Election Day Agenda for Adjourned City Council Meeting of Thursday, March 5, 2026 Page 7

C I T Y H A L L 202 6 H O L I D A Y S
(City Hall Closed)

Memorial Day ------------------------------------------------------------- Monday, May 25, 2026 Juneteenth Day--------------------------------------------------------------- Friday, June 19, 2026 Independence Day (City Offices Closed) ---------------------------------- Friday, July 3, 2026 Labor Day ------------------------------------------------------------ Monday, September 7, 2026 Veterans Day (City Offices Closed) ------------------------- Wednesday, November 11, 2026 Thanksgiving Day ------------------------------------------------- Thursday, November 26, 2026 Thanksgiving Break -------------------------------------------------- Friday, November 27, 2026 Winter Break ----------------- Thursday, December 24, 2026- Thursday, December 31, 2026

2026 COMMISSION DATES

U p c o m i n g 2026 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.

March 11, 2026 June 10, 2026
June 24, 2026
October 14, 2026
October 23, 2026
March 25, 2026 July 8, 2026 November 11, 2026
April 8, 2026 July 22, 2026 November 25, 2026 (Cancelled) April 22, 2026 August 12, 2026 December 9, 2026
May 13, 2026 August 26, 2026 December 23, 2026
May 27, 2026 September 9, 2026
September 26, 2026

U p c o m i n g 2026 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.

March 18, 2026 June 17, 2026 September 16, 2026
April 15, 2026 July 15, 2026 October 21, 2026
May 20, 2026 August 19, 2026 November 18, 2026
December 16, 2026

U p c o m i n g 2 0 2 6 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, 2026
May 7, 2026
July 2, 2026
September 10, 2026
November 5, 2026

U p c o m i n g 2 0 2 6 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 8, 2026 July 8, 2026 October 14, 2026

March 3, 2026 Item No. 13c
Honorable Mayor and Members City Council Meeting
of the Marina City Council of March 3, 2026

CITY COUNCIL REVIEW AND ACCEPTANCE OF THE PREFERRED

CONCEPTUAL DESIGN PLAN FOR THE FORT ORD DUNES STATE PARK IMPROVEMENT PROJECT.

RECOMMENDATION: City Council consider:

1. Accept the Preferred Conceptual Design Plan for the Fort Ord Dunes State Park Improvement Project and direct staff to proceed to 30% design.

BACKGROUND:

On June 6, 2024 , the City of Marina received a n $800,000 grant from the California Coastal Conservancy to prepare plans, environmental review documents, and permit applications for improvements at Fort Ord Dunes State Park (herein referred to as “the Park”) near the 8th Street parking lot and beach access (see EXHIBIT A, Project Site).

The project site is located in unincorporated Monterey County and is owned by California State Parks.

The City initiated the project to improve ADA access to the beach for people with mobility disabilities.

City staff have been working closely with their consultant team , State Parks and Coastal Conservancy staff to prepare a Preferred Conceptual Plan that is supported by all stakeholders.

The Preferred Conceptual Plan (see EXHIBIT B) reflects extensive coordination with State Parks, the Coastal Conservancy, affiliated Tribes, and community members. Engagement included a multi-agency site visit and a public Community Field Trip, during which participants provided input on access, habitat protection, trail improvements, and overlook design. Feedback received through this process directly informed the selection and refinement of the Preferred Conceptual Plan, now presented to City Council.

DISCUSSION:

The City recognizes Fort Ord Dunes State Park as a critical coastal access location in southern Marina.

The project site is located less than 0.5 -miles from the future all-inclusive park planned for 2 nd Avenue between 8 th and 5 th, the Dunes residential development, and the VA Clinic; approximately 0.5 -miles from the planned SURF! Busway 5 th Street Station; and approximately one mile from CSUMB. The site serves as one of the primary coastal access points for southern Marina residents and regional visitors.

The original goal of the project was to improve ADA access to the beach for individuals with limited mobility. During the process of preparing draft alternative conceptual plans, it was determined by the landowner (State Parks) and grant funder (Coastal Conservancy) that providing ADA access to the beach would result in too large of impacts to natural resources, including special -status species and the sensitive dune habitat. Due to the steep topography leading to the beach, an ADA accessible trail would have required a highly-engineered ramped boardwalk with grading, multiple switch-backs and potential retaining walls. This design was not supported by State Parks or the Coastal Conservancy. The Preferred Conceptual Plan, which is being presented to Council, includes rehabilitation of the existing beach trail using cable steps. While it does not provide ADA access to the beach, it does improve beach access compared to current conditions, and is supported by the landowner (State Parks) and the grant funder (Coastal Conservancy).

The project also includes additional components that improve the visitor experience at the Park. These improvements were developed based on a series of site visits and discussions with stakeholders.

Currently, there is no existing sidewalk or pedestrian pathway along the entrance road between the 8 th Street overpass and the parking lot. During the March 15, 2025 community fieldtrip, City staff, State Parks, and the consultant team witnessed numerous pedestrians walking within the vehicular travel lane to access the Park, creating safety concerns. As a result of this observation, the project team recommended including a sidewalk along the entrance road, between the 8 th Street Overpass and the parking lot. Inclusion of a sidewalk will complete safe pedestrian connections between the FODSP parking lot and the planned all -inclusive park as well as the SURF! Busway 5 th Street Station.

Additionally, t he Park’s existing overlook is subject to erosion and is not ADA accessible. The Preferred Conceptual Plan includes a new ADA overlook which provides individuals who cannot access the beach with benches and ocean views.

The Preferred Conceptual Plan is broken into four main project components, as described below:

1. Entry Road Pedestrian Path. Features a sidewalk along the southern edge of the entrance road.

2. Parking Lot. Enhanced entrance sign; dumpster screening; restroom facility with twin -vault toilets.

3. Trailhead & Overlook. Shift trailhead towards beach access location; bike parking ; benches; ADA accessible overlook with seating.

4. Beach Access Trail. Widen the trailhead; implement cable steps ; implement erosion control improvements.

LONG-TERM MAINTENANCE:

On April 16, 2024, City Council adopted a resolution that accepted the Coastal Conservancy grant funding and agreed to all terms and conditions of the grant agreement. The grant requires the grantee to maintain any facilities constructed as part of the grant for up to 20 years. It is possible that State Parks will maintain some of the improvements ; however, this will be worked out during the development of the Operating Agreement.

Components of the project that will require maintenance:
• Sidewalk.
• Twin-Vault Toilet. State Parks has verbally agreed to maintain the twin -vault toilet, since it is replacing the existing portable toilets that they currently maintain. • Dumpster Enclosure.
• Picnic Tables.
• Interpretive signs and wayfinding signs.
• New overlook.
• Dune restoration.
• Beach access trail.

In the coming months, City staff will work with State Parks to determine a maintenance program that identifies City maintenance responsibilities and State Parks maintenance responsibilities. This maintenance program will be memorialized in an Operating Agreement entered into by the City of Marina and State Parks. The Operating Agreement will be brought before the City Council for review and approval prior to execution. Once the maintenance responsibilities are determined, the estimated annual cost of maintenance for the city will be determined.

NEXT STEPS: The grant requires that the City Council accept the Preferred Concept ual Plan prior to the project team moving to preparation of 30% design plans. Once Council accepts the Preferred Conceptual Plan, the City will work out the maintenance responsibilities with State Parks, and will come back to the City Council with the draft Operating Agreement and annual maintenance cost estimates.

FISCAL IMPACT:

There is no cost to the City associated with the planning portion of the project that is currently underway. The construction of the project is anticipated to be fully grant funded as well.

The City will assume long -term maintenance responsibilities as required by the grant. These obligations will be formalized in an Operating Agreement between the City of Marina and State Parks. Annual maintenance will likely include weekly Public Works staff time and annual costs for materials and tools. The Fiscal Impact will be identified once the Operating Agreement between the City of Marina and State Parks is drafted.

ENVIRONMENTAL REVIEW:

Acceptance of the Preferred Conceptual Plan is not a project approval under CEQA and does not constitute a commitment to a definite course of action. Environmental review will be completed prior to consideration of final project approvals.

CONCLUSION:

This request is submitted to the City Council to accept the Preferred Conceptual Plan and direct staff to move forward with 30% design plans.

Respectfully submitted,

Layne Long
City Manager
City of Marina

Site outline and trail location is shown for illustrative purposes only and may not represent the exact location of the proposed site elements.

Coastal access improvements at Fort Ord Dunes State Park with the goal of creating more an inclusive coastal experience for the residents and visitors of the City of Marina.

Site Overview

FORT ORD DUNES STATE PARK

EXHIBIT A
Site Overview

FORT ORD DUNES STATE PARK

EXHIBIT B

FORT ORD DUNES STATE PARK
Entry Road Pedestrian Path
• 6’ wide sidewalk and curb
Pa
rking Lot
• Entry sign
• Vault toilet
Tr
ailhead & Overlook
• Enhanced trailhead
• Accessible overlook
Bea
ch Access Trail
• Trailhead
• Cable steps
• Erosion improvements
Entry Road
Pedestrian Path
Parking Lot
Trailhead
Beach Access
Overlook
Project Areas – Preferred Concepts

EXHIBIT B
Entry Road Sidewalk

FORT ORD DUNES SP

EXHIBIT B
Parking Lot

FORT ORD DUNES STATE PARK
Proposed Entry Sign and Native Planting

EXHIBIT B
Trailhead (Point Lobos)
Trail accessibility information (Point Lobos)
Enhanced Trailhead & Accessible Overlook

FORT ORD DUNES STATE PARK
Accessible Overlook (Carmel-by-the-Sea)

EXHIBIT B
Accessible overlook in relationship to the coastal bluffs

FORT ORD DUNES STATE PARK

EXHIBIT B
Existing conditions
Proposed Cable Steps
& Restoration
Beach Access Trail

FORT ORD DUNES STATE PARK

EXHIBIT B

March 3, 2026 Item No. 13d

Honorable Mayor and Members City Council Meeting of the Marina City Council of March 3, 2026

CITY COUNCIL TO RECEIVE A PRESENTATION ON THE

COMPREHENSIVE LOCAL COASTAL PROGRAM (LCP) UPDATE AND

PROVIDE DIRECTION TO STAFF ON THE DRAFT LAND USE PLAN
(LUP). THE PREPARATION OF LCP AMENDMENTS IS EXEMPT FROM ENVIRONMENTAL REVIEW PER PRC SECTION 21080.9 AND
SECTION 15265(a)(1) OF THE CEQA GUIDELINES.

REQUEST:

Staff Requests that the City Council:

1. Receive a presentation on the comprehensive Local Coastal Program (LCP) update; and

2. Provide directions to staff on the draft Land Use Plan (LUP) prepared after the November 13, 2025, Planning Commission hearing.

BACKGROUND:

The California Coastal Act of 1976 requires that local governments lying within the Coastal Zone prepare a Local Coastal Program (LCP). The LCP is a comprehensive land use planning document that establishes allowable land uses for properties located in the City’s portions of the Coastal Zone and includes resource protection policies for coastal resources such as sensitive habitats, public access, and coastal views. The LCP contains a Land Use Plan (LUP) and an Implementation Plan (IP). The LUP functions similarly to a City’s General Plan, outlying the broad framework and development policies for the area; while the IP contains the regulations that would implement the LUP, such as zoning designations, developments standards, and permitting procedures.

Marina’s portion of the Coastal Zone is approximately 1.5 square miles and represents a relatively small area of the City. Existing uses primarily consist of open space and/or public facilities such as Locke Paddon Park, Marina State Beach, and Marina Dunes Preserve. The vacant developable land in the Coastal Zone is primarily concentrated in the Marina Landing Shopping Center.

The City of Marina’s current LCP (including an LUP1 and IP2) was adopted by the City Council and certified by the California Coastal Commission (CCC) i n 1982, and has been periodically amended through 2013. Since the LCP’s original certification in 1982 the development needs of the City, State laws, and the regulatory setting within the Coastal Zone have changed significantly.

In October of 2023, the City was awarded a CCC grant to undertake a comprehensive update to our LCP. Given the need to update the 1982 LCP, staff and the consultants chose to not only update specific policies to make them consistent with current Coastal Commission guidance, practice, and science; but also to replace the old document with an entirely new layout and format that is easier to read and use for both the public and staff. City staff and consultants discussed this with CCC staff who were very supportive of this methodology.

1 Current LUP: https://marinalcpupdate.org/wp-content/uploads/2024/03/Marina_LUP_Jan2024.pdf 2 Current IP: https://marinalcpupdate.org/wp-content/uploads/2024/03/Marina_IP_Jan2024.pdf 1 The City was awarded a separate grant in 2017 to prepare a Coastal Hazards/Sea Level Rise (Hazards) amendment to our existing LCP. This work was undertaken apart from the comprehensive update. The City Council approved this amendment with modifications from the CCC on December 2, 2025 , and it was transmitted to the CCC for final certification, which occurred on February 4, 2026. The recently adopted Hazards portion of the LCP would be a chapter folded into the LCP once the comprehensive update is complete.

The Planning Commission considered the comprehensive LUP amendment on November 13, 2025 and recommended approval subject to modifications (EXHIBIT A, PC Resolution 2025-16). Key issues that the Planning Commission discussed were the allowable uses within the Open Space and General Commercial (which encompasses the Marina Landing shopping center) land use designations. The commission recommended that active recreation be removed from the open space designation, and that mixed residential and commercial use be allowed within the General Commercial designation. The Planning Commission also discussed a few minor edits including correcting typos and clarifying where dunes are visible from the City. After the Planning Commission recommendation, staff and the consultant prepared a revised draft. All text updates made since the Public Review Draft which was presented to the Planning Commission are reflected in track changes (EXHIBIT B). Additionally, Figures 5-7 and 10 have been updated. Figure 5 was updated to add a proposed public access point at the CEMEX site, Figures 6 and 7 were updated to remove closed cone cypress from the potential sensitive habitat areas, and Figure 10 was revised to update the land use designation of the Sanctuary Beach Resort so that the Visitor Serving designation on the site matches the existing approved development.

There are a few key issues that staff are seeking direction in the LUP draft, particularly whether mixed use should be permitted in the General Commercial district, whether active recreation uses should be removed from the Open Space designation entirely, and whether the prohibition on drive-thru uses in the General Commercial land use designation of the draft LUP should be carried forward. After receiving policy direction on the LUP, the next step in the process would be for staff and our consultants to update the draft LUP based on the Council’s direction and commence preparation of an Implementation Plan (IP) with regulations based on the policies of the LUP .

After a revised IP is drafted, a public review draft of it would be released. Then the entire LCP package (including the LUP and IP) would go to the Planning Commission and City Council for consideration. After approval of the comprehensive LCP package, staff would submit it to the CCC for certification. The updated LCP would not go into effect until the CCC certifies it as consistent with the Coastal Act.

DISCUSSION:

As previously mentioned, the LUP functions similarly to a City’s General Plan, outlying the broad framework and development policies for the area. The draft LUP includes the following sections:

1. Introduction and Framework

2. Public Access and Recreation (PAR)

3. Biological Resources and ESHA (BIO)

4. Marine Resources and Water Quality (MWQ)

5. Coastal Hazards (HAZ) – note that is a placeholder for the Hazards LUP chapter, which has already been certified

6. Land Use and Development (LUD)

7. Scenic and Visual Resources (VIS)

8. Tribal, Cultural and Historic Resources (TCH)

9. Environmental Justice (EJ)

2 Given the length and complexity of the draft LUP, discussion will focus on several ke y issues rather than going through each chapter or section individually. These include the Open Space land use designation , Environmentally Sensitive Habitat Areas, the General Commercial land use designation (Marina Landing Shopping Center), Mixed Use, and Outreach and Engagement.

Open Space Land Use Designation
As indicated on the draft Land Use Map (Fig. 10) the vast majority of lands within the Coastal Zone are proposed to have a land use designation of Open Space. This includes the “North Dunes” property and the majority of Locke -Paddon Park (LPP). The draft plan presented to the Planning Commission principally allowed “ passive” recreational uses and conditionally allowed “ active” recreational uses in the Open Space land use designation . Conditionally allowable uses are those that are allowable only through a conditional use permit and subject to a higher level of discretionary review and consideration. Active and passive recreation were specifically defined as follows:
• “Active Recreation: moderate-intensity recreational uses that are typically offered in a City park, including but not limited to park buildings, community centers, bicycle paths, campgrounds and ancillary uses supporting public agencies.” • “Passive Recreation: low intensity recreational uses such as walking trails, hiking trails, boardwalks, picnic areas, interpretive signage, interpretive centers, botanical gardens, community gardens, and nature observation decks.”

These definitions would be applicable throughout the Open Space designation in the City’s Coastal Zone. Community and botanical gardens are also included in the passive recreation definition, and therefore would be allowable regardless of whether active recreation is included as an allowable use. After deliberation the Planning Commission recommended that “Active Recreation” be removed as an allowable use from the Open Space land use designation while expanding the definition of passive recreation to “Low intensity recreational uses such as walking trails, hiking trails, boardwalks, picnic areas, interpretive signage, interpretive centers, botanical gardens, community gardens, and nature observation decks and other uses that will not result in impacts to wildlife and do not create noise impacts .” (additions underlined). The reasoning behind this change was two -fold. The commission was concerned that the broadness of the original active recreation definition could result in proposed uses in that were incompatible with the intent of open space, and that the conditional use permit process would not be an adequate safeguard against such incompatible uses. The commission also sought to create a definition that was more outcome based rather than attempting to create an exhaustive list of allowable uses.

Staff support the approach of trying to make the definitions more outcome-based and require uses to protect habitat and the peaceful enjoyment of the City’s coastal areas and have made the corresponding changes in the draft LUP ( EXHIBIT B). However, removing active recreation entirely may overcorrect for this issue , precluding uses that would typically be considered along the coastline and support public access and recreation, such as campgrounds. Therefore, staff are seeking input from the City Council on whether to c arry forward the Planning Commission’s recommendation regarding removal of active recreation entirely or draft an alternative more limited definition of active recreation that addresses the Planning Commission’s substantive concerns.

Environmentally Sensitive Habitat Area
The Coastal Act defines Environmentally Sensitive Habitat Areas (ESHAs) as “any area in which plant or animal life or their habitats are either rare or especially valuable because of their special 3 nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments” . In Marina these include wetland areas and coastal dune habitats.

Figures 6 and 7 on pages 3-4 and 3-6 show potential ESHA areas in the City’s Coastal Zone. While these maps are a helpful illustrative tool, BIO-1 specifies that it is the actual presence of sensitive habitat that constitutes ESHA. In accordance with BIO -1 and BIO -5, individual developments would be required to submit a biological report to identify the presence and extent of any ESHA.

Per Coastal Act section 30107.5 and draft policy BIO -2, only uses which are dependent on the resource (e.g. habitat restoration, low-intensity public access and recreation, etc.) are permissible within ESHA. The strong protection of ESHA and restriction on developing in it are one of the ways that the Coastal Act protects these rare ecosystems.

The draft LUP considered by the Planning Commission identified closed -cone cypress areas as a potential ESHA. However, within the City of Marina, closed -cone cypress is limited to planted Monterey cypress strands. After the Planning Commission hearing, it was requested that this issue be clarified. Staff coordinated with our consultant biologist at EMC, and we believe that while ESHA determinations are made on a project by project basis, it would be inappropriate to broadly characterize this habitat area as ESHA. While widely planted and naturalized along the central coast, Monterey cypress are not native to Marina.

Nevertheless, many of the trees are large and contribute to the scenic value of the City’s coastal areas, and its urban forest. Therefore, staff recommend that the closed -cone cypress be removed from potential ESHA in the LUP, but that Monterey cypress trees be included in the definition of “Major Vegetation” that would require a Coastal Development Permit to remove . This would ensure that these trees are not inappropriately characterized as ESHA, while still requiring proposed tree removals go through a C oastal Development Permit process. This permit process allows an additional layer of consideration be given to the impacts of removing any of these trees.

General Commercial Land Use Designation – Mixed Use in Commercial Designations The approximately 5.5 acre vacant property in the northeast corner of the Marina Landing Shopping Center located at the intersection of Del Monte Blvd and Beach Road is currently planned General Commercial (GC) in the City’s 1982 LCP. The owners of the pro perty, Terry Tallen (Monterey Bay Investments, LLC) and the Indiana University Foundation (IUF) have requested that this land use designation be changed to one that allows high -density multi-family housing and/or mixed uses development. The General Commerc ial land use does not allow housing including that associated with a commercial development. The owners have contended that there is a lack of interest in the location by commercial developers, resulting in the site being vacant for decades. However, t he City commissioned a Real Estate Market Analysis & Site Assessment (HdL Companies, April 2025) which studied this site specifically and found that it should be able to support the type of commercial development allowed in the GC designation.

The question of whether housing should be an allowable use at the Marina Landing Shopping center been discussed by the General Plan Advisory Committee (GPAC), at public workshops relating to both the General Plan update (GP2045) and this LCP update, and City Council at their review of the preferred land use alternatives for the GP2045 in January of 2025. At these public venues, the preference has been to keep this location planned and zoned for commercial use. The City has a certified 6th Cycle housing element, and throughout the City a significant number of all types of housing have been recently constructed, are under development, or are subject to approved entitlements. This includes 1,237 units in the Dunes specific plan, 1,050 units in the Sea Haven Specific Plan, and 1,360 units in the Marina Station specific plan.

4 Staff believe retaining a commercial land use designation and encouraging commercial uses in this area is appropriate as:

1. The community outreach performed to date has indicated a desire that the property be retained for commercial use.

2. The market analysis the City has available indicates that commercial could be a feasible use.

3. The specific plans mentioned above were all planned between 2003 and 2008. The City’s land use needs have started to shift over the last twenty years. With all of the residential development occurring throughout the City, commercial areas will be increasin gly important to ensure local access to services and create a balanced integrated distribution of land uses in the City. The Marina Landing sites are some of the few vacant infill commercial sites in this area.

4. To ensure that the continued maintenance of roads and other community services for all the housing units being developed throughout the City, Marina needs revenue through sales tax and/or Transient Occupancy Tax (TOT) that would be provided by commercial use.

However, the Planning Commission considered the length of time the site has been vacant and the owners/their representatives oral and written comments, and recommended that mixed use be allowed on the site. The property owner has also separately submitted a preliminary application for a fully residential townhome development on the 5.5 acre site. In their application they affirmed their commitment to work with the City on a mixed use designation, but also contend that a fully residential project would be allowable under current state law, specifically Assembly Bill (AB) 2011, as amended by AB 2243. This law ministerially allows certain residential projects in commercial zones provided they meet certain prescribed s tandards. Staff have not provided a determination as to whether their preliminary application meets the substantive requirements of AB 20113.

A designation that allows mixed use while requiring a portion of any development be commercial is a potential approach to balance these different policy considerations. Should the council desire, it could carry forward the Planning Commission’s recommendation, in which case staff would recommend modifying both the General Commercial land use designation and LUD -19 on Pg 6- 14 of the plan to allow mixed use developments.

Should the City Council provide direction to carry forward the Planning Commission’s recommendation to allow mixed use in the LUP in General Commercial designation, there are several detailed parameters on what mixed use would allowable that staff and our consultant would need to research. Th ese include 1) whether the mixed use would be allowable on all General Commercial sites or only ones with specific characteristics (e.g. parcel size, location, etc.); 2) the allowable density of residential development; 3) where the residential and commercial uses could be located within a development; and 4) the appropriate portion of residential to commercial development. Staff will come back with recommendations to address these issues in the IP.

General Commercial Land Use Designation - Other Policy Considerations The draft of the LUP considered at the Planning Commission prohibited drive thru uses in both the Visitor Serving Commercial and Coastal General Commercial land use designations, Chapter

6.0 Land Use and Development (LUD). This prohibition was intended to be consistent with the

3 The AB 2011 law is repealed by its own provisions in 2033 5 policy direction of the Downtown Specific Plan, which prohibits them in the Core, Mixed -use Node, and Multi -family residential districts as part of creating a pedestrian friendly downtown environment.

Staff met with the property owners of Marina Landing on January 8, 2026. They had serious concerns regarding this prohibition, and we advised that they provide a comment articulating those concerns so they could be communicated to City Council when they co nsidered the LUP. Staff also received a letter from Rob Riedel, another property owner in the Marina Landing shopping center requesting this draft language be removed (EXHIBIT C). The letter notes that drive-thrus can be beneficial to families and people w ith mobility challenges. The context of the Marina Landing shopping center is also different than the downtown core. The shopping center bounded on three sides by arterial roadways . currently consists of primarily auto -oriented uses, and this prohibition would render the recently constructed Quick Quack carwash a legal non -conforming use.

Considering the public comments received and the geographic context of the Marina Landing shopping center, staff are recommending that the City Council consider allowing drive -thru uses in the General Commercial land use designation. This approach would be similar to our downtown Transition district, which conditionally allows drive-thrus. To make this change, the final sentence of the general commercial designation on pg. 6 -14 “Drive-thru uses are not allowed ,” would be struck from the draft LUP.

Another area of potential interest is Policy LUD-20, which states that “General Commercial uses are a low priority use in the coastal zone and shall be sited to have no impact on sensitive coastal resources.” Much of the discussion on the Marina Landing sites including through the LCP and GP 2045 update has been focused on how this area could serve as a regional retail or visitor serving gateway. However, ultimately the more restrictive resource protection poli cies of the LCP would govern, and the policy is written extremely broadly. Staff recommend that the council consider modifications to LUD -20 that require development to be consistent with coastal resource protection policies, but not have the blanket “no impacts” statement. Example language is included below:
• LUD-20: General Commercial uses are considered a lower priority use within the coastal zone and shall be sited and designed to be consistent with the resource protection policies of this LCP to have no impact on sensitive coastal resources.

Outreach and Engagement
The City conducted extensive outreach to the community to try to ascertain residents’ desires for the future of the City’s Coastal zone. Our consultants prepared an LCP Update Engagement Plan and follow-up summary. In addition to reaching people through online surveys (145 responses), workshops (58 attendees), and tabling at City events, staff conducted formal Senate Bill (SB) 18 Tribal consultation with the Ohlone Costanoan Esselen Nation (OCEN) which resulted in the acknowledgement that all of the Coastal zone is potentially sensitive in terms of Tribal and/or Archaeological Resources and has been mapped accordingly. These outreach efforts were made in accordance with Public Resources Code (PRC) Section 30503 and California Code of Regulations, Title 14, Section 13515.

ENVIRONMENTAL REVIEW:

The preparation of or amendment to an existing certified LCP is not subject to environmental review per PRC Section 21080.9 and Section 15265(a)(1) of the CEQA Guidelines.

6 CONCLUSION:

Respectfully submitted,

_________________________
Phil Angelo
Senior Planner, 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

Exhibits:

Exhibit A – Planning Commission Resolution 2025-16
Exhibit B – Draft Post Planning Commission LUP dated February 23, 2026 Exhibit C – Public Comments

7 EXHIBIT A
8 EXHIBIT A
9 EXHIBIT A
10 Exhibit B
Post Planning Commission Land Use Plan (LUP) Draft dated February 23, 2026 A copy of this document will be made available upon request or can be viewed on the City’s website:
https://marinalcpupdate.org/wp-content/uploads/2026/02/Land-Use-Plan-Post-Planning- Commission-Draft_022326.pdf
11 To: Anita Shepherd Smith – City Clerk of Marina, California; [email protected] My name is Rob Riedel, and I am writing on behalf of the owners of Pad C at the Marina Landing Shopping Center on Beach Road. Our family has owned this vacant parcel for more than ten years, and we recently learned that the City is contemplating a no–drive-thru policy for new development on this site. We believe such a policy would be ill-advised, would significantly diminish the value of our land, and—more importantly—would be a detriment to the Marina community.

The current and longstanding zoning designation is to allow drive-thru and ties in with the Visitor Service Uses. A drive-thru is in absolute total alignment with the property’s well established zoning designation. The zoning was what my family relied upon when we invested and became a stakeholder in this community.

Drive-thrus are not a relic of outdated, car-centric planning. They are a modern, adaptive response to how people live, work, and move today. Cities that ban them risk undermining economic vitality, ignoring clear consumer behavior trends, and missing opportunities to shape better, more efficient, and more community-friendly designs.

Marina’s drive-thru policy should reflect the lived realities of its residents. Drive-thrus provide essential access for seniors, families, workers, and people with mobility challenges. When designed responsibly, they strengthen local businesses, reduce commercial vacancies, and support the community’s daily needs. A pro-community approach ensures that Marina’s land-use decisions respond to these realities rather than adopting a one-size-fits-all ban.

Marina is a growing, diverse, working-class coastal city where:
• Many residents commute long distances and rely on quick, reliable food access • Seniors and disabled residents benefit from the ability to remain in their vehicles • Families with young children need safe, convenient service options • Fast-food restaurants often serve as informal “third places” for youth, seniors, and working-class families
• Vacant commercial spaces undermine corridor vitality and public safety • Additional tax revenue is needed to support community services For these reasons, drive-thrus should be permitted in existing commercial corridors, especially in areas anchored by major tenants such as Walmart, where additional retail activity is beneficial.

Drive-thrus should be discouraged only in small-parcel, pedestrian-oriented village centers. This targeted approach protects walkability where it matters while preserving access where residents actually need it.

There are also numerous design standards that can address concerns associated with drive-thrus, including:
• High-efficiency layouts that prevent queue spillover
• Lighting and visibility standards
Received February 12, 2026

EXHIBIT C
12 • Shielded speaker systems
• Modern circulation plans that prioritize pedestrian safety From an economic standpoint, a drive-thru is the only viable retail option for this site.

Restaurants with drive-thrus saw only a 4% sales decline from 2019 to 2022, while those without drive-thrus suffered a 50% drop. A dine-in restaurant or small retailer is simply not feasible at this location given current market conditions.

For all these reasons, we respectfully urge the City to support well-designed, community-serving drive-thrus that enhance accessibility, strengthen local businesses, and contribute to safe, vibrant commercial corridors.

Thank you for your consideration.

Sincerely, Rob Riedel
cc:

Terrance Tallen – [email protected]
Daniel Dokhanian – [email protected]
Patrick McAleer – [email protected]
[email protected]
[email protected]
[email protected]
[email protected]

EXHIBIT C
13 From: McAleer, Patrick
To: Anita Shepherd-Sharp
Cc: Terry Tallen; Daniel Dokhanian; Jon Stansbury; Guido Persicone; Philip Angelo Subject: Support for Mixed-Use LCP Amendment – Parcel 1 at Marina Landing (March 3, 2026 - Vote) Date: Friday, February 20, 2026 6:35:04 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe.

February 20, 2026
Marina City Council
City of Marina
211
Hillcrest Avenue
Marina, CA 93933
Re: Support for Mixed-Use LCP Amendment – Parcel 1 at Marina Landing Dear Members of the Marina City Council,
I am writing to respectfully request your support at the March 3rd meeting for the adoption of the proposed Local Coastal Program (LCP) land use amendment to allow mixed-use development, including medium and high-density housing by right, on Parcel 1 at Marina Landing.

Indiana University Foundation, a 501(c)(3) nonprofit organization, whose sole purpose is to raise funds to support scholarships and other charitable activities at Indiana University is interested in maximizing the property’s value. We believe that this land use amendment will not only accomplish that outcome, but it will also positively benefit the residents of Marina.

As you know, the Marina Planning Commission carefully reviewed this matter and voted 6–1 in favor of recommending this additional usage. Their strong support reflects a practical and forward-looking approach to addressing both longstanding vacancy and Marina’s pressing housing needs.

For more than twenty years, Parcel 1 has remained stagnant while waiting for a retail user that has never materialized. Continuing to rely solely on a retail-only designation—particularly considering potential restrictions on drive-thru uses—will further diminish or eliminate the parcel’s market value. The result would be continued inactivity at one of the primary, and most visible, entry points to the city.

Economic reality tells us that what has not worked for two decades is unlikely to succeed without change. By contrast, allowing medium- and high-density housing—including much- needed affordable apartments—creates a viable path forward. Residential development would activate the site, improve aesthetics at this key gateway location, generate tax revenue, and support the need for local housing.

Importantly, housing can catalyze future neighborhood-serving retail. Once a residential base is established, retail (including drive-thru uses where appropriate) becomes far more feasible.

It is clear, retail will not precede housing under current conditions.

This proposal represents a practical, community-oriented solution that benefits Marina’s residents, strengthens the tax base, and aligns with the community’s broader housing

EXHIBIT C
14 priorities.

I respectfully ask for your support in approving this LCP land use amendment on March 3rd. I will be attending the meeting and welcome any opportunity to answer questions in advance or provide additional information which may be needed for your supporting vote.

Thank you for your time, consideration, and service to the Marina community. Please include this letter in the March 3, 2026 packet for distribution.

Sincerely,
Patrick K. McAleer
Indiana University Foundation, Inc.

Associate Vice President – Real Estate + Property
812-855-0204 (Office)

This e-mail message, including all attachments, is private and may contain confidential and privileged information. If you are not the intended recipient, do not use, disseminate, disclose, or copy this information. Please notify the sender by reply e-mail and immediately delete this message.

EXHIBIT C
15 February 25, 2026

Marina City Council Members
Via Anita Shepherd Sharp Via Email
City Of Marina
Deputy City Clerk

Guido Persicone
Economic Developer Director Via Email
City of Marina
Planning and Economic Development Department
211 Hillcrest Avenue
Marina, CA 93933

RE: Terry Tallen Property Marina Landing Shopping Center Mixed-Use Residential, Restaurant & Retail Overview
Retail Leasing Overview/History, 170 Beach Road Marina, CA

Dear City of Marina Team,

We are writing to provide candid feedback on the retail leasing challenges we continue to face at the Marina Landing project.

Retail leasing is our sole focus. Our firm represents national and regional tenants across California, including brands such as Chick-fil-A and Dutch Bros Coffee.

Our firm is deeply embedded in the retail real estate market and represent many of the top retail landlords and retailers, restaurants in northern, CA. We attend every major ICSC conference (ICSC formerly known as the Internation Council of Shopping Centers and currently known as Innovating Commerce Serving Communities) , the longstanding primary trade organization for retail real estate with 70,000 members in over 100 countries and actively track tenant requirements, site selection trends, and capital flows across the West Coast. We as well as Terry Tallen are longstanding ICSC members and we understand that Terry, a current member and has also been a member for nearly 40-years. We control one of the largest shares of active retail listings and tenant representation assignments in the Bay Area, which gives us constant, real-time feedback from retailers making location decisions today. The market feedback we are sharing is not theoretical or isolated. It reflects consistent input from a broad cross-section of national, regional, and emerging retail tenants we work with daily.

Despite extensive outreach, retail tenant response to Marina Landing has been consistently hesitant, and the feedback has been remarkably uniform.

EXHIBIT C
16 The primary challenge is the project’s location relative to Highway 1. The site sits far enough off the highway that it lacks the visibility and immediacy most retail tenants require, particularly those dependent on drive-by exposure and impulse traffic. From the tenant perspective, the site does not read as a natural retail stop for motorists or visitors unfamiliar with the area. This is why a mix of uses as we see at the Dunes and Marina Station is critical to bring this highly regarded mixed-use site into service.

On-site residents will be the catalyst to new site down and quick serve restaurants coming to Marina Landing and once the mixed-use residential can be announced we at Econic plan to provide a robust market presentation to our client, Chick-Fil-A to bring them back to the site Letter of Intents were previously negotiated on the site and the current state of the site caused Chick-Fil-A to pause. Concerns included lack of street visibility on the east side of the site, insufficient traffic counts, blighted conditions on the large portion of vacant land, graffiti on the leasing signs and concerns over Walmart’s long-term commitment to the market given the significant amount of retailer competition at the Dunes

Visibility within the trade area is also limited. Retail tenants rely on clear sightlines, strong signage presence, and obvious access points to justify the investment required to enter a new or unproven market. At Marina Landing, those fundamentals are difficult to demonstrate in a way that aligns with current underwriting standards.

We want to be very clear that this feedback is not for lack of effort. We have gone out broadly and repeatedly. At this time, most retailers we speak with are simply not comfortable committing to this location given the combination of visibility constraints, access considerations, lack of on-site housing stock and on-site residents to bolster daily retail and restaurant sales and distance from Highway 1.

Our goal in sharing this feedback is to be transparent and constructive.

If Marina Landing is to succeed as a retail destination, it will require additional support from on-site residential. This all being said the prospects for new sit-down and quick-serve restaurants with drive thru’s on the site would soar with a residential community on site whereas the resident can walk to the restaurants and have a true sense of community on the site. The combination of the fundamental for the Marina Landing are strong, however, the product type has to be in accordance with the market has demonstrated across the country. The retailers and restaurants want a “mix of uses” to allow for their best opportunities to derive strong sales volumes. Drive thru’s for restaurants are critical as historically drive thru’s add an additional 40%-70% in incremental gross sales vs a non-drive thru operation by virtue of the speed and convenience. Also, drive thru’s are key importance as they allow the restaurants to continue to operate during pandemics as we all recently experienced with the Covid-19 outbreak. Drive thru’s are critical to the eventual lease up and operations of the site once the residential component is open and operating.

We understand that the Marina Planning Commission wisely approved the mixed-use designation in November on a 6-1 vote for mixed-use and this common-sense approach should allow for the

EXHIBIT C
17 development of this key property. We will be in town with Terry and his team marketing the site to the attendees at the upcoming Monterey, CA ICSC conference at the Portola Plaza March 23-25, 2026.

We remain committed to working toward a successful outcome and are happy to engage further with the City to discuss realistic paths forward based on what the retail market is communicating today.

Regards,

Mike Conroy
Nicole Lyon
Executive Director

Mobile: (408) 458-0629
CalDRE License #02046912

www.theeconiccompany.com

EXHIBIT C
18 From: Terrence Tallen
To: Guido Persicone; Philip Angelo
Cc: Daniel Dokhanian; McAleer, Patrick; Kellen Clancy
Subject: FW: Marina Landing Tallen & Adjacent Parcel -Mixed Use Zoning - Follow Up Date: Wednesday, February 25, 2026 9:17:19 AM
Attachments: image002.png
CCC LCP Amendment 3.06.23 .pdf
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Good morning Guido,
Hope all is well and following back up with you.

We hear that you plan to go to the City Council without any specific recommendation but instead with three (3) potential options for the LCP Amendment.

We enthusiastically urge you and city leadership to go to the Council with the Planning Commission’s specific approved and recommended plan for mixed-use that recently received a 6-1 vote by the Marina Planning Commission. There is no need for three options and the plan under Task-4 is what is needed to provide the much-needed housing stock for not only the
public at large, Joby’s thriving employment base but also and very importantly our teaches, workers, seniors and other for the pending AFFORDABLE HOUSING COMPONENT of our project. Naturally, with the inclusion of housing then we believe that we can bring Chick-Fil-A with a drive thru back to the site as well as to bring popular sit-down restaurant to the property once there is housing to support the sale for Marina Landing on-site restaurants.

As the Planning Commission’s was very positive vote, we believe that it is most practical and in the best interests of all parties to focus the vote on Task-4 under the LPC and as conceived and drafted for the Coastal Commission and LCP (attached for reference) by the you, Alyson
Hunter and possibly other members of City of Marina’s Planning Department and the City Manager at the time.

Task 4 – Site Rezoning / LCP IP/ LUP
Task 4.1 Analyze sites for potential zoning and land use amendments Three sites have been identified that could benefit from an LCP Amendment to update their zoning to better match the potential and intent of the sites. The first site is the Brown Bulb Ranch site (APN 033-111-035,029). It is an infill site located on

EXHIBIT C
19 the corner of Beach Road and Del Monte Boulevard and adjacent to Walmart (Marina Landing Shopping Center) and Locke Paddon Park. The site is currently zoned Planned Commercial. The City “envisions" mixed-use development here, including a commercial and high-density residential mixed-use project, which would require a zoning designation change to allow for a high-density residential overlay.

Increasing density within the City Center will help the City achieve their housing needs in a more compact sustainable manner that avoids hazardous areas.

As this was our expectation and was duly reinforced by the Planning Commission’s wise vote, there is no need for any further options and it may just confuse the situation. As you are aware, Housing Stock is a key objective of Governor Newson’s agenda and increased housing stock in California much needed especially for teachers, the work force and our seniors and veterans.

We also formally propose that the city trades the dead uses that are allowed and promoted under the exiting “behind the times and primitive zoning codes ” currently in pace on the site
and trade out the following uses and replace them with what is desperately needed for location:

We proposed that you trade out and extinguish the following uses outlined below and Trade
Out the Old for the New by the city for the City Council Hearing including:

REMOVE AND TRADE OUT DEAD USES FROM THE LCP:

Jazzercise.

Millinery Shops. (Hat stores).

Radio Sales Shops
REPLACE AND ADD MODERN USES TO THE LCP AMENDMENT:

Town Homes.

Multifamily Units.

Condominiums.

Apartments.

Affordable Teacher Housing.

Affordable Veteran/Seniot Housing.

Affordable Work Force Housing, etc.

The Dunes and Marina Station are thriving while we are suffering and remain in a blighted condition due to antiquated and yesterday-year zoning regulations. As the Planning Commission understood in the most common sensical way possible, Marina Landing should have the same zoning and development rights as the Dunes and Marina Station. The above suggested removals and replacement can make this happen. Just trade them out to a brighter

EXHIBIT C
20 future for Marina.

The mix of uses at those two sites has allowed for their success and the lack of modern zoning on our site has directly led to and is the culprit establishing and maintaining the blight, homelessness and property crimes. We just nee the same zoning rights as our good neighbors.

Proper zoning
= smart growth and removal of blight.

Clearly the market, planning commission, City leadership (per the attached) and the stakeholders have spooked in this regard, we respectfully request that you pare the LCP recommendation down to Task-4 for the City Council hearing. This is clearly the best path forward for all parties for a brightened future in north Marina.

We look forward to working with hand in hand with you and City Leadership to finally make this a great project and that will benefit and be an amenity to the residents and visitors of Marina alike.

Happy to discuss
Please advise.

All the best,
Terry
Terrence Tallen
Founder & CEO
Tallen Capital Partners, LLC
President

Monterey Bay Investments, LLC
203 Flamingo Road
#362
Mill Valley, CA 94941
(415)-286-0712
www.tallencapital.com

EXHIBIT C
21 February 26, 2026 Item No. 13e
Honorable Mayor and Members City Council Meeting
of the Marina City Council of March 3, 2026
CITY COUNCIL TO ADOPT RESOLUTION NO. 2026 -, AUTHORIZING AND

DIRECTING STAFF TO ISSUE A REQUEST FOR PROPOSALS TO SOLICIT

QUALIFIED OPERATORS FOR A LONTER -TERM CONCESSIONAIRE

AGREEMENT FOR EQUESTRIAN PROGRAMS AT M ARINA EQUESTRIAN

CENTER, OR ALTERNATIVELY, TO CONSIDER AND PROVIDE DIRECTION TO STAFF TO DEVELOP OTHER PROGRAMMING OPTIONS FOR MEC.

REQUEST:

It is requested that the City Council adopt Resolution No. 2026-:

1. Authorizing the City Manager to issue a Request for Proposals (RFP) to solicit qualified operators for a long-term concessionaire agreement for equestrian programs at the Marina Equestrian Center Park (MEC Park); or

2. Alternatively, provide direction to Staff to develop other programming options for MEC Park.

BACKGROUND:

The Marina Equestrian Center Park (MEC Park) is a 27.235-acre property acquired by the City on April 13, 1998 from the United States of America as surplus property. The property was conveyed pursuant to the Defense Base Closure and Realignment Act of 1990 and the Federal Property and Administrative Services Act of 1949, subject to perpetual restrictions requiring its use exclusively for public park and public recreat ion purposes in accordance with an approved Program of Utilization. The National Park Servic e (NPS) retains oversight authority, and the United States retains enforcement authority, including reversionary rights.

Beginning in December 30, 2022, the City entered into a Concessionaire Agreement with Chaparral Country Corporation for equestrian operations at MEC Park. However, during 2025, the City identified multiple material violations of that Agreement.

The City issued Notices to Cure on September 23, 2025, and November 26, 2025, to Chaparral Country Corporation. Chaparral Country Corporation failed to provide any written response to either notice or to cure the identified breaches within the required timeframes.

On December 18, 2025, pursuant to Section 27.b of the Agreement, the City issued a Notice of Automatic Termination, effective immediately, due to failure to cure material breaches as set forth in the Notices to Cure.

ANALYSIS:

Staff recommends that the City Council authorize the City Manager to issue a Request for Proposals (RFP) to solicit qualified operators for a new concessionaire agreement.

The RFP process will allow the City to:
• Identify qualified operators with demonstrated experience in equestrian facility management;
1 • Evaluate proposals based on operational plans, financial capacity, and alignment with the Property's public recreation mission;
• Ensure compliance with federal conveyance requirements and NPS oversight; • Establish fair and transparent terms for long-term operations; and • Maximize public benefit and appropriate revenue to the City.

Staff anticipates the RFP process will take approximately five to six months, which includes time for developing the RFP, evaluating proposals, and bring ing back recommendations to the City Council to consider the award of a new concessionaire agreement. Any proposed long -term concessionaire agreement will require NPS concurrence pursuant to the Public Conveyance Deed.

As an alternative to the issuance of an RFP for a new concessionaire, Council can provide direction to staff to develop other programming options for MEC Park. In recent discussions with the National Park Service, they have confirmed that the City can operate other park and recreation uses on the property so long as they are compliant with NPS restrictions that the property must be used on ly for public (not private) recreation and park uses. Examples of different uses could include: a cycle park open to th e public that might include a cyclocross course, criterium course, mountain bike pocket park, velodrome, and inline skating course; or zipline, ropes course, and team building course; or park for day and overnight camping; or a par three golf and miniature golf course.

FISCAL IMPACT:

The fiscal impact will be minor, involving staff time preparing and issuing the request for proposals and reviewing the proposals after they are submitted.

CONCLUSION:

This request is submitted for City Council consideration and comment.

Layne P. Long
City Manager
City of Marina

2 RESOLUTION NO. 2026-
(Option 1)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA

DIRECTING AND AUTHORIZING THE CITY MANAGER TO ISSUE A REQUEST

FOR PROPOSALS TO SOLICIT QUALIFIED OPERATORS FOR A LONG-TERM

CONCESSIONAIRE AGREEMENT FOR EQUESTRIAN PROGRAMS AT MEC PARK.

WHEREAS, the City of Marina ("City") owns certain land totaling 27.235 acres known as the Marina Equestrian Center Park ("MEC Park" or "Property"), obtained from the United States of America as surplus property and deeded to the City on April 13, 1998; and

WHEREAS, said conveyance occurred by Quitclaim Deed pursuant to the Defense Base Closure and Realignment Act of 1990, as amended, and the Federal Property and Administrative Services Act of 1949, as amended, and imposes perpetual restrictions requiring use of the Property exclusively for public park and public recreation purposes; and

WHEREAS, the Quitclaim Deed provides that the Property shall not be sold, leased, assigned or otherwise disposed of except to another eligible governmental agency, but permits the City to provide related recreational facilities and services compatible with the ap proved application through concession agreements with third parties, provided prior concurrence is obtained in writing from the Secretary of the Interior or their delegated representative, the National Park Service ("NPS"); and

WHEREAS, on December 30, 2022, the City entered into a Concessionaire Agreement with Chaparral Country Corporation for equestrian operations at MEC Park; and

WHEREAS, during 2025, the City identified multiple material violations of said Agreement by Chaparral Country Corporation, including failure to maintain the property in good condition, failure to comply with applicable laws, lapse in required insurance coverage, unauthorized assignment of the Agreement, and failure to submit required revenue reports and payments; and

WHEREAS, the City issued Notices to Cure on September 23, 2025 and November 26, 2025, and Chaparral Country Corporation failed to provide any written response or cure the identified breaches within required timeframes; and

WHEREAS, on December 18, 2025, the City issued a Notice of Automatic Termination of the Concessionaire Agreement, effective immediately, pursuant to Section 27.b thereof; and

WHEREAS, the City desires to conduct a competitive solicitation process to identify a qualified operator for a long-term concessionaire agreement for equestrian programs at MEC Park; and

WHEREAS, a Request for Proposals process will allow the City to evaluate prospective operators based on experience, operational plans, financial capacity, and alignment with the Property's public recreation mission and federal conveyance requirements.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Marina as follows:

1. The above recitals are hereby incorporated by reference;

2. The City Manager is hereby authorized to issue a Request for Proposals (RFP) to solicit qualified operators for a long-term concessionaire agreement for equestrian programs at the Marina Equestrian Center Park, consistent with the requirements of the Quitclaim Deed and applicable federal regulations.
3 Resolution No. 2026
Page Two

PASSED AND ADOPTED by the City Council of the City of Marina at a reg ular meeting duly held on the 3rd day of March 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

_________________________
Bruce C. Delgado, Mayor

ATTEST:

_________________________
Anita Sharp, Deputy City Clerk

4 RESOLUTION NO. 2026-
(Option 2)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA DIRECTING THE CITY MANAGER TO DEVELOP OTHER PROGRAMMING OPTIONS FOR MEC.

WHEREAS, on December 30, 2022, the City entered into a Concessionaire Agreement with Chaparral Country Corporation for equestrian operations at MEC Park; and

WHEREAS, on December 18, 2025, the City issued a Notice of Automatic Termination of the Concessionaire Agreement, effective immediately, pursuant to Section 27.b thereof; and

WHEREAS, the City desires to consider alternative program options at MEC Park; and

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Marina as follows:

1. The above recitals are hereby incorporated by reference; and

2. The City Manager is directed to develop other programming options for MEC Park consistent with the Quitclaim Deed and other federal or state requirements and bring those options back to Council for further discussion and direction.

PASSED AND ADOPTED by the City Council of the City of Marina at a regular meeting duly held on the 3rd day of March 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:
_________________________
Bruce C. Delgado, Mayor
ATTEST:

_________________________
Anita Sharp, Deputy City Clerk
5

Marina City CouncilMarch 5, 2026

Marina City Council
March 5, 2026