Agenda — Marina City Council, July 7, 2026 (part 2 of 4)

AMENDMENT TO AGREEMENT WITH CITY

OF MARINA

AND TRIPEPI SMITH AND

ASSOCIATES
THIS AMENDMENT ("Second Amendment") to the Agreement for additional funding pertaining to City community engagement, education and outreach for constructing city facilities and potential funding strategies is made this ___ day of __________________ 2026, by and between the City of Marina, a California charter city ("CITY") and Tripepi Smith and Associates ("CONTRACTOR"). CITY and CONTRACTOR are sometimes referred to herein collectively as the "Parties."
Recitals
A. On June 3, 2025 , CITY and CONTRACTOR entered into the Agreement for General Communications Services (the "Agreement") to provide on-call communications support for strategic marketing, public outreach and engagement and any additional general communications support services identified by the City . The term of the Agreement ends on June 5, 2027 , and compensation to the CONTRACTOR under the Agreement was provided on a time and materials basis not to exceed $175,000.

B. On Oc tober 7, 2025, CITY and CONTRACTOR amended the Agreement through a First amendment to provide additional funding for community engagement, education and outreach for constructing City facilities and potential funding strategies, and in which CITY was authorized $120,000 in additional funds for this purpose, as well as $40,000 to fund an Opinion Survey to assess citizen support and viability of new revenue sources for a potential November 2026 ballot measure (“Revenue Measure Support”).

C. Parties desire to amend the Agreement through a Second Amendment to ensure adequate funding through the remainder of the contract term . At the July 7 City Council meeting, CITY was authorized $50,000 in additional funds for this purpose.

D. Only the numbered Article of the Agreement which is being amended is set forth in this First Amendment.

Terms & Conditions Amended
Now, therefore, the Parties agree to amend the Agreement as follows:

1. Article 3 "Compensation" Section (a) is amended to read in its entirety:
a. "City liability for compensation to Contractor under this Agreement shall only be to the extent of the present appropriation to fund this Agreement. For services to be provided under this Agreement for Revenue Measure Support , City shall compensate Contractor on a time and materials basis in an amount not to exceed Two Hundred Ten Thousand Dollars ($ 210,000.00) in accordance with the

EXHIBIT B
52

Page 3 ends

provisions of this Section and the attached hereto as "Exhibit A" and incorporated herein by this reference."
All other terms and conditions of the Agreement shall remain in full force and effect.

This Amendment may be executed in two (2) counterparts, each of which shall be deemed an original, but both of which together shall constitute one and the same instrument. Counterpart may be delivered by facsimile, electronic mail (including pdf. or any electronic signature complying with the U.S.ESIGN Act of 2000, California's Uniform Electronic Transactions Act (Cal. Civil Code 1633.1 et seq.) or other applicable law) or other transm ission method and any counterpart so delivered shall be deemed to have been validly delivered and be valid and effective for all purposes. This Amendment consists of three (3) pages.

EXHIBIT B
53

Page 4 ends

IN WITNESS WHEREOF, the Parties hereto have executed this Amendment to the Agreement for CONTRACTOR to provide community engagement, education and outreach for the CITY.

CITY OF MARINA TRIPEPI SMITH AND ASSOCIATES

By:

Layne Long
City Manager
By:

Name:

Its:

Date: 2026 Date: 2026
(Attestation & Approval follow)
Council Authorization (date):

Resolution No. 202 6-

ATTEST:

By:

Deputy City Clerk

APPROVED AS TO FORM:

By:

City Attorney
2088900.1

EXHIBIT B
54 July 2, 2026 Item No. 10j(1)
Honorable Mayor and Members City Council Meeting
of the Marina City Council of July 7, 2026

CITY COUNCIL TO RECEIVE AN INFORMATIONAL UPDATE
REGARDING THE STATUS OF THE CITY’S CAPITAL
IMPROVEMENT PROGRAM (CIP) PROJECTS.

REQUEST: Staff requests that the City Council:

1. Receive an informational update regarding the status of the City's Capital Improvement Program (CIP) projects currently being managed by the City. This report is provided for informational purposes only to keep the Ci ty Council apprised of the progression of active and planned capital projects. No action is requested.

BACKGROUND:

The City's Capital Improvement Program (CIP) serves as the primary planning and implementation tool for the construction, rehabilitation, replacement, and maintenance of public infrastructure and municipal facilities. The program provides a structured approach for identifying, prioritizing, funding, and delivering projects that preserve public assets, improve community services, enhance public safety, and support the City's long-term strategic objectives.

Capital projects are identified through a variety of sources, including City Council goals and policy direction, departmental operational needs, infrastructure condition assessments, regulatory compliance requirements, community input, grant funding opportunities, master plans, strategic planning initiatives, and long -range capital planning efforts. As community needs evolve and funding opportunities become available, the CIP continues to be refined to ensure that limited resources are directed toward projects providing the greatest public benefit.

The successful delivery of capital projects requires coordination among numerous City departments, outside consultants, utility providers, regulatory agencies, and funding partners.

Projects typically progress through multiple phases, beginning with initial feasibility evaluations and advancing through design, bidding, construction, and ultimately project completion. The duration of each phase varie s depending upon project complexity, environmental review requirements, funding availability, permitting, utility coordination, and construction scheduling.

To promote transparency and provide the City Council with a comprehensive understanding of the City's ongoing capital investments, staff periodically presents updates regarding the status of all CIP projects. Organizing projects according to their current phase of development allows the Council to better understand where resources are currently focused , monitor the City's overall project portfolio, and remain informed regarding the progression of individual capital investments.

ANALYSIS:

The City's Capital Improvement Program currently consists of projects in varying stages of development and implementation. Organizing projects according to their current status provides a clear picture of the City's capital workload and illustrates the continuous progression of projects from concept through completion.
1 Projects categorized as Feasibility are undergoing preliminary evaluation to determine project viability, scope, funding opportunities, environmental considerations, and overall implementation strategy. Projects identified as Plans, Specifications, and Estimates (PS&E) are actively being designed and prepared for construction bidding. Projects within the Bidding phase have substantially complete design and are being advertised or prepared for competitive procurement. Projects identified as Construction have entered the implementation phase and are actively being built or otherwise executed. Completed projects have successfully reached substantial completion and have fulfilled their intended purpose. The CIP Project Queue identifies projects that have been recognized as future capital needs but have not yet advanced into active development due to funding availability, staffing capacity, prioritization, grant timing, or pending policy direction.

Feasibility
The following projects are currently undergoing feasibility evaluation or preliminary project development:

1. Reindollar Avenue & California Avenue Intersection Improvements

2. Sidewalk Gap Infill

3. Vince DiMaggio Playground Improvements

4. Preston Park Upgrades

5. Cardoza Neighborhood Storm Drain Assessment

6. Salinas Avenue Widening

7. Recreation Trail Maintenance

Plans, Specifications & Estimates (PS&E)
The following projects are currently in the design phase, where plans, specifications, engineering documents, permitting, and cost estimates are being prepared prior to construction:

1. 8th Street Extension from 2nd Avenue to Intergarrison Road

2. Del Monte Boulevard Median Landscape Demonstration

3. Dunes Community Facility District (2015-01) Street Resurfacing (2)

4. Reservation Road Culvert Repair

5. Dunes Park Development

6. Traffic Camera Upgrade

7. Traffic Signal ADA Upgrades

8. Traffic Signal Maintenance and Upgrades

9. Replace Arterial Street Name Signs

10. City Hall Generator

11. Del Monte and Reservation Intersection Improvements

12. Downtown Vitalization Implementation (Del Monte Medians)

13. Fort Ord Dunes State Park Trailhead & Coastal Improvements

14. Airport Fuel Farm – Fuel Tank Replacement & Generator Upgrade

Bidding
The following projects have substantially completed design and are currently being prepared for procurement or are actively out for competitive bidding:

1. Del Monte and Beach Roundabout Safety Improvements

2. Fire Station 2 Addition

3. Citywide Street Shaving to Avoid Trip Hazards (Phase 2)

4. Asian American Garden

5. Fire Station 1 Shower Replacement and Laundry Plumbing

6. Aquatic and Sports Center Building Rehabilitation

2 Construction
The following projects are actively under construction or are currently being implemented:

1. Citywide Street Signs (Inventory & Assessment)

2. Imjin Parkway Widening from Imjin Road to Reservation Road

3. Reservation Road Median and Streetlight Electrical Outlets

4. Streetlight Replacement (Ongoing)

5. City Facilities and Parks Maintenance Plan (Inventory & Assessment)

6. Annual Street Resurfacing

7. Arterial Striping

8. Windy Hill Park Playground Upgrades

9. Imjin Parkway & 3rd Avenue Traffic Signal

10. Sea Haven Community Park

11. City Hall and Annex Permit Center Reconfiguration

12. Disc Golf Parking and Access

Completed
The following projects have been completed and are no longer considered active within the City's Capital Improvement Program:

1. Citywide Street Shaving to Avoid Trip Hazards (Phase 1)

2. Marina Drive Storm Drain Improvements

3. City Hall Annex EV Charging Stations

4. Arts Village Building Stabilization

5. Glorya Jean Tate Park Improvements

6. Temporary Fire Shelter

CIP Project Queue
The following projects have been identified as future capital needs but hav e not yet advanced into active project development. These projects remain in the City's Capital Improvement Program for future consideration and will advance as funding becomes available, staffing resources allow, priorities evolve, or policy direction is provided by the City Council.

1. Airport Airfield Safety Improvements

2. Airport Building 514 Improvements

3. Airport Building 533 Improvements

4. Airport Environmental Assessment for Runway Extension and Land Acquisition

5. Airport Gateway Sign

6. Airport Landscape Improvements

7. Airport MAP Grant

8. Airport Pavement Maintenance

9. Airport Police Building Painting (B526)

10. Airport Rehabilitate Taxilane – Design Only

11. Airport Taxiway A Rehabilitation

12. Airport T-Hanger Design

13. Airport T-Hanger Roofing

14. California Avenue Improvements, Imjin Parkway to 8th Street (1)

15. Del Monte Boulevard Extension to 2nd Avenue

16. Imjin Parkway & California Avenue Intersection Improvements

17. Reservation Road Corridor Operations Study

18. Reservation Road Roundabouts at Beach Road and Cardoza Avenue

19. Building Access Control and Security

20. City Hall and City Council Chambers Deferred Maintenance

21. Community Center Deferred Maintenance
3 22. Corporation Yard EV Charging Stations

23. Duplex Housing Renovation

24. Teen Center Deferred Maintenance

25. City Tree Maintenance – Parks, Open Spaces, Facilities

26. Library Landscape Irrigation Upgrades (3)

27. Locke Paddon Pond, Reeds & Trees Maintenance

28. Equestrian Boarding Development

29. Los Arboles Court Resurfacing

30. Community Center Playground Seating and Amenities

31. Equestrian Center Deck

32. Gateway Entry Sign

33. Cypress Knolls Master Plan

34. Cypress Knolls Building Removal

35. Downtown Vitalization Specific Plan Environmental Impact Report

36. Landfill Annexation

37. Public Facility Impact Fees Study Update

38. Administrative Records Management System

39. Maintenance Management System & Public Interface

40. The Dunes on Monterey Bay Traffic Impact Analysis Update

41. Fire Station 1 & 2 Alerting System

42. Police Body and Car Cameras (4)

43. Police Department Staffing Study

44. Police Records Management System (4)

Staff will continue advancing capital projects bas ed upon available funding, staffing resources, regulatory requirements, grant opportunities, and City Council priorities. As projects progress through the various phases of development and implementation, staff will continue providing periodic updates to ensure the City Council remains informed regarding the overall status of the City's Capital Improvement Program.

FISCAL IMPACT:

This report is informational only and does not authorize expenditures, appropriate funding, or commit the City to any future financial obligations.

Each Capital Improvement Program project is funded through its respective funding source, which may include local funds, development impact fees, grant funding, enterprise funds, special revenue funds, or other legally available funding sources. Individual projects are presented to the City Council for approval as required by the Marina Municipal Code, the City's purchasing policies, applicable grant requirements, funding agency regulations, or other governing laws and procedures. Future budget appropriations and project authorizations will continue to be presented to the City Council as required throughout the lifecycle of each capital project.

Respectfully submitted,

_____________________________
Ismael Hernandez
Public Works Director
City of Marina

REVIEWED/CONCUR

Layne Long
City Manager
City of Marina
4 July 7, 2026 Item No. 10k(1)

Honorable Mayor and Members City Council Meeting
of the Marina City Council of July 7, 2026

Chair and Board Members of Corporation Board Meeting
Abrams B Non-Profit Corporation of July 7, 2026

CITY COUNCIL AND ABRAMS B NON-PROFIT COR PORATION BOA RD CONSIDER ADOPTING R ESOLUTION NO. 2026-, AND 2026- (NPC), APPROVING ABRAMS B HOUSING A REA BUDGET FOR F Y 2026-27 AND

AUTHORIZING FIN ANCE DIRECTOR TO MAKE A PPROPRIATE
ACCOUNTING AND BUDGETARY ENTRIES AND APPROVING A RENTER’S INSURANCE REQUIREMENT UPON LEASE RENEWAL FOR ALL TENANTS.

REQUEST:

It is requested that the City Council and Corporation Board consider:

1. Adopting Resolution No. 2026- and Resolution No. 2026- (NPC), approving the Abrams B Housing Area Budget for FY 2026-2027, and;

2. Authorizing Finance Director to make appropriate accounting and budgetary entries; and

3. Approving a renter’s insurance requirement for all tenants upon lease renewal and authorizing corresponding revisions to the terms and conditions of any approved rental agreement forms.

BACKGROUND:

The City of Marina is the owner of the 194-unit Abrams Park Housing Area. Greystar has been retained to provide property management services.

ANALYSIS:

The budget package provided for the City Council’s consideration includes:
• Attachment A Greystar Abrams Park FY 2026/2027 Proposed Budget Memo • Attachment B Abrams Park Budget Summary
• Attachment C Abrams Park Income
• Attachment D Affordable Rents
• Attachment E Abrams Park Expenses
• Attachment F Abrams Park Capital Budget Projections 2026-2027 • Attachment G Market Survey

Information in each of the sections below is intended to highlight each of these pieces of the budget package. Please refer to the attachments themselves for greater details.

Attachment A: Greystar Abrams Park FY 2026/2027 Proposed Budget Memo This document provides larger capital project accomplishments for the year, summary of revenue/rents, summary of expenses, and capital budget spending.

Attachment B: Abrams Park Budget Summary
This document provides an overall summary of the Approved Fiscal Year 202 5-26 Budget and the estimated year-end results; and the Proposed Fiscal Year 202 6-27 Budget. In addition to net income from operations, the worksheet also includes non-operating revenues and expenses, such as ownership distributions, capital/renovation expenses, and contributions from capital reserves. 1 At the close of Fiscal Year 202 5-26, the Abrams Park net income from operations is estimated to be $2.4 million. This is $34,297 or 0.4% less than the original budget . This variance resulted from an uptick in vacancy loss and turnover activity in FY25-26.

In Fiscal Year 202 6-27, Abrams Park is anticipated to yield a net income of $2.8 million. This is $330,455 or 13.2% greater than the approved budget, and $360,862 or 14.6% less than the Fiscal Year 2025-26 Estimated Year -End amount. The Fiscal Year 202 6-27 Proposed Budget includes $1.6 million in owner distributions, capital/renovation expenditures of $1.06 million, and transfer-in from capital reserves of $0.

Details and assumptions related to revenues, expenditures, and estimated cash balances are provided within the subsequent sections and attachments.

Attachment C: Abrams Park Income
The Fiscal Year 2025-26 estimated ending income for Abrams Park was $3.9 million. This represents a decrease of $33,352 or .08% less than the Approved Budget. The budgetary variance reflects vacancy loss of $91,698 or 383.6% greater than initially projected, shifting a normal occupancy rate of 99.5% to an average annual occupancy of 97.5% . This net decrease can be primarily attributed to an uptick in tenant turnover.

The Proposed Fiscal Year 202 6-27 revenues are projected to be $4.05 million , which is $116,852 greater than the Fiscal Year 202 5-26 Approved Budget; and $33,358 or .8% less than the Estimated Year-End results. Th e projected decrease is due to elevated vacancy loss. The proposed budget includes a 2.5% increase for all market rate in -place residents at lease renewal; and an estimate to adjust lease rates to reflect market conditions for new occupants.

Supporting line-item details, as well as assumptions are included in Attachment C.

Attachment D: Affordable Rents
The current year affordable rents calculation is included in Attachment E and the Proposed Budget Memo. There are currently 42-Very Low-Income qualifying units, 21-Low/Lower Income, and 3-Low Income qualifying units.

Attachment E: Abrams Park Expenses
The Proposed Fiscal Year 2026-27 expenses are projected to be $1.2 million. This reflects a decrease of $246,566 when compared to the Fiscal Year 2025-26 approved budget; and a decrease of $1,945 or

0.1% less than the estimated year-end amounts. The budgetary variance primarily reflects the removal of insurance costs from the budget as they are paid through an escrow account with the lender

Supporting line-item details, as well as assumptions are included in Attachment F.

Attachment F: Abrams Park Capital Budget Projections
A five-year projection of capital project s is included in Attachment G. The beginning balance of the Capital Reserve set aside funds is approximately $2.9 million. The Proposed Budget includes a transfer out to the replacement fund contribution of $1,069,196 and an escrow replacement contribution of $111,804, with the ending total resource balance of $4,475,444.

Scheduled capital replacement costs are $8,000 for path and pole light fixtures, $4,000 minor concrete and driveway repairs, $54,163 landscaping, irrigation system repair, and tree trimming, $423,917 for breaker panel replacements, $40,810 in full unit renovation, $120,000 in occupied unit refresh expense, $7,954 dishwashers, $11,864 in refrigerators, $18,062 stove, range and microwaves, $3,439 in garbage disposals replacements, $13,061 in hot water heater replacements, $45,000 in carpet replacements, $103,325 in vinyl plank replacements, $66,000 in HVAC furnace replacements, $37,980 in slab leak/major plumbing repairs, $9,150 in washer box replacement.

2 The Capital Reserve is estimated to be $3.2 million at the end of FY 2026-27.

Attachment G: Market Survey

Current market survey for five similar apartment communities in Marina, plus a “shadow market” or non-apartment complex comparable units. This survey is used to determine the rents for new market rate move-in tenants. The survey is updated throughout the year to reflect the most recent market rents of the comparable apartment homes in Marina.

2026-27 Budget Changes and Highlights

The property today has been able to fund much of the initial capital improvements needed when the City acquired the property and is on a stable path for continued ongoing capital improvements and replacements needed going forward. In prior years, an intern al document was developed to serve as the foundation for setting aside reserve funds and maintaining the property. In Fiscal Year 2024-25, a formal Capital Funding Plan was developed to provide a roadmap for setting aside capital reserves, funding capital improvements, and replacing equipment and appliances. Staff has finalized the details of the Plan; and Abrams Park should have sufficient revenues to meet the plan funding requirements.

In Fiscal Year 202 5-26, Phase II of the exterior painting project was completed , which included painting all the exterior of the Abrams Park units.

There is a proposed change in the City’s ownership distribution. The proposed annual distribution of $1.8 million has been reduced to $1.6 million . This includes a $ 335,000 allocation to the General Fund, a $1,335,948 transfer to the Abrams B Debt Service Fund for principal and interest payments on the Abrams B Housing Revenue Bonds; and the remainder apportioned through the debt service escrow process to fund insurance, reserve set-asides, and various administrative fees.

Renter’s Insurance Requirement
Following the six-plex fire on Arnold Court in October 2025, which displaced multiple Preston Park households and resulted in the loss of personal belongings, staff and Greystar developed a renter’s insurance requirement to strengthen resident preparedness and protection. The requirement has been administered for new residents at move -in since February 2026, but has not yet been imposed on existing tenants at lease renewal because such a change to the rental agreement constitutes a material lease term requiring Owner/Board approval under Section 4.2(e)(G) of the Amended Management Agreement. Staff requests that the Council and Board, sitting as the Board of the Abrams B Non- Profit Corporation, formally approve the requirement and authorize corresponding revisions to the terms and conditions of any approved rental agreement forms. Under the proposed requirement, all tenants must maintain a renter’s insurance policy with minimum personal liability coverage of $100,000, with proof of coverage submitted at lease renewal for existing tenants and at move-in for new tenants. Tenants may select any qualifying insurer. Estimated annual cost for liability -only coverage is approximately $129 (approximately $10.75 per month), and approximately $163 for coverage that also includes personal property protection.

FISCAL IMPACT:

Should the City Council and Corporation Board elect to approve the Proposed FY 2026-27 Budget, the owner distribution will be $1,670,948.

CONCLUSION:

This request is submitted for City Council and NPC Corporation Board consideration and possible action.

3 Respectfully submitted,

__________________________
Courtney Lindberg
Assistant City Manager
City of Marina

REVIEWED/CONCUR:

__________________________
Layne P. Long
City Manager
City of Marina

4 RESOLUTION NO. 2026-
RESOLUTION NO. 2026- (NPC)

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA AND

THE ABRAMS B NON-PROFIT CORPORATION APPROVING ABRAMS B
HOUSING AREA BUDGET FOR FY 2026-27 AND AUTHORIZING

FINANCE DIRECTOR TO MAKE APPROPRIATE ACCOUNTING AND

BUDGETARY ENTRIES

WHEREAS, Greystar Real Estate Partners (“Greystar”), as the management agent of Abrams Park Sustainable Community Housing, has submitted a draft FY 2026-27 budget; and

WHEREAS, Greystar submitted a budget letter describing highlights of the proposed Abrams Park Housing Area FY 2026-27 Budget and accompanied by updated proposed budgets; and

WHEREAS, the rental revenues are used to provide funds for debt service payments on the Abrams Park property purchase; and

WHEREAS, City staff has reviewed the budget package for FY 2026-27; and

WHEREAS, the City Council of Marina and the Board of the Abrams B Non-Profit Corporation reviewed and considered the proposed budgets.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Marina and the Corporation Board of the Abrams B Non-Profit Corporation do hereby:

1. Approve the Abrams Park Housing Area Budget for FY 2026-27, and;

2. Authorize the Finance Director to make appropriate accounting and budgetary entries; and

3. Approve the renter’s insurance requirement for all tenants and authorize corresponding revisions to the terms and conditions of any approved rental agreement forms.

PASSED AND ADOPTED, by the City Council of the City of Marina and the Corporation Board of the Abrams B Non-Profit Corporation at a regular meeting duly held on the 7th day of July 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Bruce C. Delgado, Mayor
ATTEST:

Anita Sharp, Deputy City Clerk
5 Abrams Park
682 Wahl Court
Marina, CA 93933
July 7th, 2026
Mr. Layne Long
City Manager
City of Marina
211 Hillcrest Avenue
Marina, California 93933
Re: Abrams Park FY 2026/2027 Proposed Budget
Dear Mr. Long:

It has been a pleasure to continue to work with residents and the City of Marina over the last year. With the combination of wonderful residents and effective staff, several positive changes have been seen in Abrams Park:
1) Building Upgrades: Our budgeted exterior re-paint project began in late April, early May. This is a multi-year project in 2025 and concluded in November under the 25/26 budget year. 2) Landscaping/Asphalt Repairs/Preventative Maintenance: Two full unit renovations have been completed.
3) Our annual roof preventative maintenance, tree trimming, gutter cleaning, and irrigation repairs were completed. Gopher abatement has been a continual project year over year with the assistance of ADM. Termite inspections are on schedule for June 2026 with dryer vent cleaning scheduled in July 2026.
4) Units of Long -Term Residents : In a typical year, several long -term residents go through the process to refresh their flooring, paint and appliances. These services are extended to long-term residents upon notification or inspection indicating replacement is necessary based on age or condition.
5) Green Initiatives: In addition to the Marina Coast Water District’s and other utility conservation programs, Greystar purchases and installs water or energy saving devices as replacement fixtures as needed. PG&E continues to work directly with income eligible residents to weatherize their homes at no cost to the resident or the community.

Greystar continues to provide the residents at Abrams Park with a comfortable and quality living experience. Continued capital improvements throughout the community will allow this property to remain a desirable neighborhood for renters, as well as a source of housing that is essential to the general populace of Marina.

ATTACHMENT A

Revenue
The primary source of revenue is rents, Section 8 voucher payments from the Housing Authority of the County of Monterey, and associated charges to residents such as late fees.

The City Council of the City of Marina and the Corporation Board of the Abrams B Non-Profit Corporation adopted rent formulas at a regular meeting held on the 2 nd of June 2010. The formula states that the annual increase in market rents for in-place residents shall be capped at the lesser of three percent (3%) or the Department of Labor’s Consumer Price Index for San Francisco -Oakland-San Jose of (2.5%), All Items, for All Urban Consumers (referred to as CPI-U) Average percentage for the previous year (February to February) to be applied to the next fiscal year, provided that the increased rent for in -place tenants does not exceed the market rent charged to move-in residents.

Proposed Budget – The targeted Rental Increase applies the allowable 2.5% Rental Increase to in -place residents who are currently under the Fair Market Rental Rate as computed by averaging rates from the Monterey County Housing Authority and the HUD Fair Market Rent schedule and is adjusted for a determined amount for the Wate r, Sewer and Garbage that residents pay directly to the provider for those services. A reduced Rental Increase amount proportionate to their current rent would be applied to households that may not qualify for the standard Rental Increase.

Current Market Rent Conditions
The market rent for new move -ins is calculated by comparable market rent levels in the competitive market throughout the year. As shown in the proposed Budget, a year over year increase of 2.8% in overall Total Rental Income from the 25/26 fiscal year reforecast to the proposed 26/27 budget year totals $114,296. This figure includes a budgeted 2.5% increase for all market rate in place residents at lease renewal in addition to new occupant move ins at current market rates, with a turnover ratio of 6.2% annually. This accounts for 63% of the resident population in Abrams Park . Per the Marina City Council approved rent formula in 2010, the market rents for new move -ins are fluid throughout the year and change according to market conditions. Currently, market rents for incoming residents are as follows:

Unit Size Current Rent Range for Incoming
Market Rate Residents
Two Bedroom $2,350
Remodeled – Two BR $2,500
Four Bedroom $3,225- $3,350
Remodeled – Four BR $3,450

* Note: Five 2-Bedroom homes and twelve 4-Bedroom homes have additional features that warrant higher than average rental rates.

HUD announced that 2026 income limits were delayed due to the late release of survey data and were published on May 1, 2026. The Average of HUD Fair Market Rents (FMR) published in May 2026, and the Monterey County Housing Authority Peninsula Payment Standards published in January 2026 are as follows:

ATTACHMENT A

Unit Bedroom Size Fair Market
Rent
Utility
Allowance
Adjusted Rental
Amount
Two Bedroom $2,684.00 $258 $2,426.00
Four Bedroom $3,945.00 $525 $3,420.00

A number of in -place market renters in Abrams Park homes are leasing below the average Fair Market Rent. The Fair Market Rates above include an allowance for utilities paid directly by Abrams Park residents in addition to their monthly rental amount. The two-bedroom average in-place market rent at Abrams Park is $2,016, while the average four-bedroom in-place market rent at Abrams Park is $2,637.

Affordable Rents
Affordable rental rates are derived from median income schedules published by governmental agencies. Rental rates at Preston Park are based upon 50% and 60% and 80% of the median income for Monterey County. The U.S. Department of Housing and Urban Developm ent calculates the maximum household income by family size in Monterey County, generally once a year. As of the date of this memo, the rental rates are based upon families at 50% and 60% and 80% of the Monterey County median income for 2025. Rental increases are not being proposed for the proposed budget year at this time. In addition, as income limits for 2026 were recently posted, they are currently under review with the City of Marina and will be presented separately at a future council meeting for approval. As a result, the 2025 income limits will remain in place until implementation is granted.

Maximum Household Income Limits for 2025 as published in April 2025.

Projected Revenue and Expenses in FY 26/27
FY 26/27 budget includes $4,110,425 in Total Revenue vs. FY 25/26 budget of $4,028,481. Budgeted total income of $4,110,425 reflects a 2.8% increase over the prior year estimated year -end, driven by growth in total rental income, partially offset by a slight decrease in other income.

Expenses
Expenses reflect operating expense projections and key changes from the FY 2025/2026 budget to the proposed FY 2026/2027 budget. Operating expenses generally encompass costs associated with routine property maintenance, unit turnover and redecorating, and the day -to-day operations of the leasing office.

The FY 2026/2027 budget includes $1,283,022 in operating expenses, representing a 16.1% decrease over the prior year’s estimated year -end as a result of removing insurance expenses from the budget which are covered by the lenders escrow impound account and a part of the debt service payment. Additionally, Income
Category
Two
Person
Three
Person
Four
Person
Five
Person
Six
Person
Seven
Person
Eight
Person
50% Very Low $57,850 $65,100 $72,300 $78,100 $86,850 $89,650 $95,450 60%
Low/Lower
$92,600 $104,150 $115,700 $125,000 $134,250 $143,500 $152,750 80% Low $100,300 $112,850 $125,400 $135,450 $145,450 $155,500 $165,550

ATTACHMENT A

contract services increased primarily, driven by higher contract services costs, resulting from the reclassification of preventative maintenance contract expenses from the capital replacement schedule, where they were historically budgeted, to operating expenses. Additionally, the budget refle cts anticipated increases in utility rates.

All other expense categories show modest year -over-year adjustments consistent with contractual obligations and inflationary pressures. Greystar continues to actively pursue cost -saving initiatives, including the implementation of water - and energy -efficient technologies, to help mitigate rising operating costs.

Owner Distributions
The proposed budget accounts for $1.6 million in annual distributions.

Capital Expenses
Expenses categorized as Capital expenses directly impact the long-term value of the community, including roof replacements, exterior painting, large -scale landscaping improvements, and interior upgrades including appliances and carpeting/vinyl. Note that amounts labeled for interior upgrades in future budget years are placeholders and are anticipated to change based on Annual Inspection findings.

Recommended capital projects include:

1) Non AFCI Breakers - $423,917
2) Path Light Poles and Fixtures - $8,000
3) Landscape Upgrades, Tree Trimming, Irrigation Repairs and Replanting - $54,163 4) Unit renovations x1- $40,810

Capital Reserve Fund
Adoption of the proposed budget will result in a contribution of $5,511 per unit during this fiscal year.

Please note that the replacement reserve only conceptualizes typical replacements. It does not contemplate or allow for unknown expenses which are typical, particularly as a building continues to age.

Furthermore, a Capital Reserve Study was completed by a consulting firm to further assess future costs to maintain the project over a span of 30+ years, which is now in place. This funding approach ensures that essential capital priorities can be addressed without delay, while allowing flexibility to adjust future allocations. (Attachment F).

We will continue to look for new ways to improve our services over the coming year and remain committed to meeting the objectives set by the City of Marina. Please feel free to contact me at (831) 384-0119 should you have additional questions or concerns.

Regards,
Vanessa Gonzales
Regional Manager
Cc: Shawshana Ball, Director of Real Estate, Greystar
Cc: Analily Puckett, Community Manager
Attachments:
• FY 2026/27 Budget Summary

ATTACHMENT A

• F. Capital Improvement Plan/Reserve Withholding

ATTACHMENT A
Var $ / # Var % Var $ / # Var % Var $ / # Var %
TOTAL RENTAL INCOME-RESIDENTIAL 3,976,096$ 3,942,738$ (33,358)$ (0.8)% 4,059,590$ 83,494$ 2.1% 116,852$ 3.0% Other Income-Residential 52,385 53,391 1,007 1.9% 50,835 (1,550) (3.0)% (2,556)$ (4.9)% TOTAL INCOME 4,028,481 $ 3,996,129 $ (32,352)$ (0.8)% 4,110,425 $ 81,944 $ 2.0% 114,296 $ 2.8%

EXPENSES
Payroll & Benefits 442,745$ 442,036$ 709$ 0.2% 457,575$ (14,830)$ -3.3% (15,539)$ (3.5)% Repairs & Maintenance 130,242 113,377 16,865 12.9% 123,779 6,463 5.0% (10,402) (9.2)% Make-Ready / Redecorating 52,433 102,045 (49,612) (94.6)% 100,140 (47,707) -91.0% 1,905 1.9% Contract Services 93,802 94,336 (534) (0.6)% 132,861 (39,059) -41.6% (38,525) (40.8)% Advertising / Marketing / Promotions 3,560 3,553 7 0.2% 3,564 (4) -0.1% (11) (0.3)% Office Expenses 46,456 47,554 (1,097) (2.4)% 47,683 (1,226) -2.6% (129) (0.3)% Other General & Administrative 49,224 49,142 82 0.2% 50,408 (1,184) -2.4% (1,266) (2.6)% Utilities 230,786 182,742 48,044 20.8% 204,093 26,693 11.6% (21,350) (11.7)% Management Fees 99,763 99,931 (169) (0.2)% 102,761 (2,998) -3.0% (2,829) (2.8)% Taxes 59,000 59,000 0 0.0% 60,159 (1,159) -2.0% (1,159) (2.0)% Insurance 323,521 335,872 ( 12,351) (3.8)% - 323,521 100.0% 335,872 100.0% TOTAL OPERATING EXPENSES 1,531,533 $ 1,529,589 $ 1,945 $ 0.1% 1,283,022 $ 248,511 $ 16.2% 246,566 $ 16.1% NET OPERATING INCOME 2,496,948 $ 2,466,540 $ (34,297)$ (1.4)% 2,827,403 $ 330,455 $ 13.2% 360,862 $ 14.6% Less Distributions:

Debt Service and related administration 1,112,220$ 1,089,096$ 23,124$ 2.1% 1,335,948$ (223,728)$ -20.1% (246,851)$ (22.7)% Ownership 670,000 670,000 - 0.0% 335,000 335,000 50.0% 335,000 50.0% Capital / Renovation Expense (1)
1,072,592 - 1,072,592 100.0% - 1,072,592 100.0% - 0.0% Ownership expenses/Prior Year expense - 78,288 (78,288) 100.0% - - 0.0% 78,288 100.0% Capital Transfer In (1,072,592) - (1,072,592) 100.0% - (1,072,592) 100.0% - 0.0% Capital Reserve Contributions (1)
- 544,196 (544,196) - 1,069,196 (1,069,196) 100.0% (525,000) (96.5)% TOTAL NON-OPERATING 1,782,220 $ 2,381,581 $ (599,361)$ (33.6)% 2,740,144 $ (957,924)$ (53.7)% (358,563)$ (15.1)% NET OPERATING CASH 714,728 $ 84,960 $ (629,768)$ (88.1)% 87,259 $ 627,469$ 87.8% 2,299$ 2.7%

(1) In the Fiscal Year 2025-26 Approved Budget, Capital / Renovation Expenses were presented as equivalent revenues and expenses on the Budget Summary page. In Fiscal Year (FY) 2026-27, Abrams Park implemented the Abrams Park Capital Funding Plan. To facilitate that change, the FY 2025-26 and Proposed FY 2026-27 budgets list a capital reserve contribution amount. All capital expenditures, as well as the projected reserve balances are included in Attachment F. The FY 2025-26 contribution of $544,196 represents 50% of the recommended amount, while the $1.1 million contribution in FY 2026-27, is 90% of the recommended contribution.

Fiscal Year 2025-2026 Proposed Fiscal Year 2026-2027
Approved Budget Estimated Year
End
Variance of Estimated Year
End to Approved
Proposed Variance from Fiscal Year 2025-26
Approved
Variance from Fiscal Year 2025-
26 Estimated
Attachment B - Budget Summary
Abrams Park
Budget Year 2026-2027
6 Variance $ Variance % Variance $ Variance %
4,044,186$ 4,099,366$ 55,181$ 1.4% 4,195,647$ 96,281$ 2.3% (18,962) (91,698) (72,736) 383.6% (85,621) 6,077$ (6.6)% (47,928) (48,372) (444) 0.9% (49,236) (864)$ 1.8% (1,200) (16,559) (15,359) 1279.9% (1,200) 15,359$ (92.8)% TOTAL RENTAL INCOME-RESIDENTIAL 3,976,096$ 3,942,738$ (33,358)$ (0.8)% 4,059,590$ 116,852$ 3.0% Other Income-Residential 52,385 53,391 1,007 1.9% 50,835 (2,556) (4.9)% TOTAL INCOME 4,028,481 $ 3,996,129 $ (32,352) $ (0.8)% 4,110,425 $ 114,296 $ 2.8% Budgeted total income of $4,110,425 reflects a 2.8% increase over the prior year estimated year-end, driven by growth in total rental income, partially offset by a slight decrease in other income.

Bad Debt
Non Revenue Units
Vacancy Loss
Potential Rent
INCOME
$50,835 in other income, a modest 4.9% decrease from the prior year estimated year- end. Budgeted line items include interest income ($2,428/mo), late charge fees ($1,150/mo), damages ($452/mo), application fees ($105/mo), pet rent ($75/mo), NSF fees ($25 every other month), and miscellaneous income. Income items such as vendor rebates are not guaranteed and therefore remain unbudgeted.

Budget assumes a 2.3% overall increase in potential rent, driven by a 2.5% CPI-U annual increase applied to existing market-rate residents and a projected turnover ratio of 6.2%, based on 12 budgeted move-outs across 194 units, reflecting a stable resident base with limited anticipated turnover. Physical occupancy is budgeted at 97.5% across all months and reflective of strong ongoing occupancy performance.

Budget assumes $85,621 in vacancy loss, reflecting a 97.5% physical occupancy target across all months. The year-over-year increase from the prior year estimated year-end is consistent with the uptick in projected turnover activity and occupancy assumptions for FY 2026/2027.

Budget assumes $49,236 in non-revenue units, reflecting one (1) employee unit and the shared Community Center and Leasing Office with Preston Park. The modest year-over- year increase from the FY 2025/2026 approved budget is attributable to scheduled rent increases applied to the employee unit value in line with the community rent increase schedule.

Budget assumes $1,200 in bad debt, consistent with the FY 2025/2026 approved budget at $100 per month. The significant year-over-year decrease from the prior year estimated year-end reflects an anomaly as a result of three evictions balances written off for non- payment of rent year to date.

Budgeted total rental income of $4,059,590 reflects a 3% increase over the prior year estimated year-end, driven by the projected increase in net potential rent net of vacancy loss, non-revenue units, and bad debt assumptions outlined above.

Attachment C - Income Budget Summary
Detailed Budgetary Comparison - Abrams Park
Fiscal Year 2025-26 Fiscal Year 2026-27
Approved Budget Estimated Year End
Variance of Estimated Year End to
Approved Proposed
Variance From Fiscal Year 2025-26
Estimated Year-End Fiscal Year 2026-27 Budget Assumptions and Notes 7 1 3 5 7 8
Very Low (50% of AMI) 54,750 70,400 84,500 97,000 103,250 Low (80% of AMI) 87,600 112,600 135,150 155,150 165,150 2 Bedroom
25/26 24/25 24/25 24/25
Very Low (50% AMI) 1,091 1,091 1,260 1,406
Less Utilities (202) (202) (264) (328)
Monthly Rent Net of Utilities 889 889 996 1,078
Low (60% AMI) 1,310 1,310 1,512 1,688
Less Utilities (202) (202) (264) (328)
Monthly Rent Net of Utilities 1,108 1,108 1,248 1,360
1,512 1,688
(264) (328)
1,248 1,360
1,260 1,406
(264) (328)
996 1,078
Source: California Department of Housing and Community Development, 2026 3 Bedroom (Preston Only) 4 Bedroom
25/26 25/26
62,600 78,200 90,750
100,100 125,100 145,150
Attachment D - Affordable Rent Amounts
Affordable Unit Calculations - FY 26-27 Rent Levels
(A) MAXIMUM HOUSEHOLD INCOME LIMITS (ANNUAL)
HUD AMI Limit Number of Persons
2 4 6
8 Variance $ Variance % Variance $ Variance %

EXPENSES
442,745$ 442,036$ 709$ 0.2% 457,575$ (15,539)$ (3.5)% 130,242 113,377 16,865$ 12.9% 123,779 (10,402)$ (9.2)% 52,433 102,045 (49,612)$ (94.6)% 100,140 1,905$ 1.9% 93,802 94,336 (534)$ (0.6)% 132,861 (38,525)$ (40.8)% 3,560 3,553 7$ 0.2% 3,564 (11)$ (0.3)% 46,456 47,554 (1,097)$ (2.4)% 47,683 (129)$ (0.3)% 49,224 49,142 82$ 0.2% 50,408 (1,266)$ (2.6)% 230,786 182,742 48,044$ 20.8% 204,093 (21,350)$ (11.7)% 99,763 99,931 (169)$ (0.2)% 102,761 (2,829)$ (2.8)% 59,000 59,000 0$ 0.0% 60,159 (1,159)$ (2.0)% 323,521 335,872 (12,351)$ (3.8)% - 335,872$ 100.0% TOTAL OPERATING EXPENSES 1,531,533 $ 1,529,589 $ 1,945 $ 0.1% 1,283,022 $ 246,566 $ 16.1% Insurance
Office Expenses
Other General and Administrative
Utilities
Management Fees
Taxes
Budgeted total operating expenses of $1,283,022 reflect a 16.1% decrease from the prior year estimated year-end, driven almost entirely by the removal of insurance from the operating budget per client direction. Excluding insurance, operating expenses reflect a modest increase of approximately 3% year over year, consistent with contractual obligations, inflationary pressures, and the property's ongoing maintenance needs.

Fiscal Year 2025-26
Variance of Estimated Year
End to Approved ProposedApproved
Budget
Variance From Fiscal Year 2025-26
Estimated Year-EndEstimated Year
End
Fiscal Year 2026-27
Budget assumes $100,140 in make-ready and redecorating expenses, consistent with the prior year estimated year-end and reflective of the 6.2% projected turnover rate. Budget includes paint contractor, painting supplies, carpet repair, blinds and drapes, housekeeping services, and other make-ready expenses based on historical per-unit cost averages. The year-over-year increase from the approved budget is attributable to higher-than-anticipated turnover activity in the prior year carrying forward into FY 2026/2027 projections.

Budget assumes $132,861 in contract services, reflecting a 40.8% increase over the prior year estimated year-end. The variance is primarily driven by the reclassification of annual preventative maintenance services, including gutter cleaning, roof maintenance, dryer vent cleaning, and termite inspections, from capital to operating, consistent with the nature of the work performed and updated budgeting methodology. Minor contractual rate increases for monthly services also contribute to the year- over-year variance.

Budget assumes $102,761 in management fees, a 2.8% increase over the prior year estimated year-end, consistent with the fee structure applied to budgeted total income. Management fees are calculated as a percentage of collected income per the management agreement.

Budget assumes $60,159 in taxes, reflecting a 2.0% increase over the prior year estimated year-end. Budget is based on the current assessed tax obligation of approximately $5,013/mo. No significant reassessment or supplemental tax adjustments are anticipated at this time.

Per the City Director of Finance's request, the insurance payment has been removed from the operating budget for FY 2026/2027. Insurance premiums are paid through an impound account held by the lender. This accounts for the full year-over- year decrease of $323,521 from the prior year approved budget and is the primary driver of the overall reduction in total operating expenses.

Budget assumes $47,683 in office expenses, a 0.3% increase over the prior year estimated year-end. Budgeted line items include business and leasing automation software, office equipment rental and repair, office supplies, cellular phones, postage and delivery, telephone expense, resident screening, and answering service. The year-over-year variance is attributable to modest cost increases across technology and communication expenses.

Budget assumes $50,250 in other general and administrative expenses, a 2.6% increase over the prior year estimated year-end.

Recurring budgeted items include eviction fees, compliance fees, bank charges, computer expense, employee recruitment, training and seminars, and miscellaneous general and administrative costs. The modest year-over-year variance reflects stable administrative operations.

Budget assumes $204,093 in utilities, a increase of 11.7% from the prior year estimated year-end. The year-over-year variance is driven primarily by projected rate increases in water and sewer charges, which represent the largest utility line items at approximately $16,414/mo. Additional budgeted utilities include electric and gas for common areas and vacant units. The water and sewer utility expense is the primary driver of the overall increase and is subject to rate adjustments by the City of Marina.

Attachment E - Expense Budget Summary
Detailed Budgetary Comparison - Abram Park
Budget assumes $3,564 in advertising, marketing, and promotions, essentially flat compared to the prior year estimated year- end. Budget includes traditional printing costs and other advertising expenses. The minimal variance year over year reflects stable marketing activity with no significant new campaigns planned.

Budget assumes $457,575 in total payroll and benefits, reflecting a 3.5% increase over the prior year estimated year-end. The year-over-year variance is primarily driven by scheduled merit increases and benefit cost adjustments. Budgeted positions include management, assistant management, leasing, and maintenance staff. Payroll taxes, 401(k) contributions, workers' compensation, and group insurance are included in the total.

Budget assumes $123,779 in repairs and maintenance, reflecting a 9.2% increase over the prior year estimated year-end. The year-over-year variance is driven by the age of the property and an increased need to address maintenance items in FY 2026/2027, including plumbing, electrical, HVAC, and miscellaneous repairs. Recurring monthly line items include appliance repairs, plumbing, electrical supplies, HVAC maintenance, landscape supplies, locks and keys, cleaning supplies, and miscellaneous repairs.

Fiscal Year 2026-27 Budget Assumptions and Notes
Contract Services
Make-Ready / Redecorating
Repairs and Maintenance
Payroll and Benefits
Advertising / Marketing / Promotions
9 Abrams Park
Capital Replacement and Renovation Attachment F
Expenditures - 2026/2027
Project Detail
Completed
2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 2030-2031 Projected replacement reserve fund balance Abrams GL 11080-000 $2,639,899 $2,154,529 $2,257,000 $2,576,337 $3,133,947 $2,825,794 Escrow reserve fund balance City GL 1225.300 1,049,199 8 39,916 9 51,720 1 ,063,524 1 ,175,328 1 ,287,132 Total Beginning Available Balance 3,689,098$ 2,994,444$ 3 ,208,719$ 3 ,639,861$ 4 ,309,275$ 4 ,112,926$ Additional contributions
Projected Replacement Reserve Fund Contribution 544,196 1,069,196 1,069,196 1,069,196 1,200,116 1,200,116 Escrow Replacement contribution 111,804 111,804 1 11,804 1 11,804 1 11,804 1 11,804 Total Resources 4,345,098 4,175,444 4 ,389,719 4 ,820,861 5 ,621,195 5 ,424,846 Capital Costs
Common Area
320 - Pole Light Fixture - Replace -$ -$ -$ -$ -$ -$ 321 - Light Poles - Replace - - - - - - 322 - Bollard Lights - Replace - - - - - - 323 - Path Light Fixtures - Replace - 2,000 - - - - 329 - Path Light Poles - Replace - 6,000 - - - - 403 - Mailboxes - Replace - - - - - - 409 - Metal Benches/Trash Cans - Replace - - - - - - 1403 - Monument Signs - Replace - - 1 0,000 - - 1 3,390 1404 - Bulletin Boards - Replace - - - - - - Paved Surfaces
202 - Asphalt (Brostrom) - Overlay - - - - - 3 18,800 202 - Asphalt (Court) - Overlay - - - - - - 203 - Asphalt (Brostrom) - Seal/Repair 2024/2025 - - - - - 2 02,873 203 - Asphalt (Courts) - Seal/Repair - - 1 69,950 - - - 205 - Concrete Walkways - Repair Completed walkways repair 1/2026 29,800 - 2 9,175 - 3 0,951 - 206 - Concrete Driveways - Repairs Completed driveways repairs 1/2026 55,000 4 ,000 7 0,019 - 7 4,284 - Fences/Gates
502 - Chain Link Fencing - Replace Completed at 2984C 9/2025 7,952 - 1 0,175 5 ,356 5 ,544 5 ,738 505 - Wood Fencing - Replace - - - - - -

BUILDINGS
101 - Balcony Deck - Inspection - - - - - 3 ,630 106 - Balconies - Replace/Rebuild - - - - - - 110 - Entry Landings - Reseal/Repair - - - 3 9,200 - 4 5,444 111 - Entry Landings - Repair/Rebuild - - - - - 2 20,262 112 - Entry Landing Railings - Replace - - - - - 6 6,659 114 - Entry Stair Railings - Replace - - - - - 3 9,416 115 - Entry Stairs/Stringers - Replace - - - - - 2 56,634 324 - Wall Lights - Replace 24 Photo Cells, 03/2026 3,550 - - 1 5,000 - - 326 - Solar Flood Lights - Replace - - - - - - 332 - Address Lights - Replace Address lights, 01/2026 4,036 - - - - - 701 - Exterior Doors - Replace - - - - - - 703 - Garage Doors - Replace - - - - - - 712 - Sliding Glass Doors - Replace - - - - - - 6/16/2026
10 Abrams Park
Capital Replacement and Renovation Attachment F
Expenditures - 2026/2027
Project Detail
Completed
2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 2030-2031 6/16/2026
1115 - Building Surfaces - Repair/Repaint
Repaint of exterior buildings, 2 yr project. Completed
11/2026. 308,630 - - - - - 1190 - Windows - Replace - - - - - - 1303 - Comp Shingle Roof - Replace - - - - - - 1312 - Gutters/Downspouts - Replace - - - - - - Mechanical Systems
705 - Garage Door Operators - Replace - - - - - - 1811 - Plumbing - Replace/Reline/Repair - - - - - - 1840 - Cable - Rewire - - - - 9 53,951 - Landscape
1001 - Backflow Devices - Replace Two backflows replacements in 26/27 FY due to failure - 19,000 - - - - 1006 - Irrigation System - Repair/Replace
Property wide valve replacements and irrigation repairs 7/2025 - 5/2026. 27,155 6,556 6,556 6,556 6,556 6,556 1008 - Trees - Trim/Remove 14,300 12,407 1 2,407 1 2,407 1 2,407 1 2,407 1009 - Landscaping - Replenish - 16,200 8,196 8 ,196 8 ,196 8 ,196 Special Projects
Lighting - Replacement & Additions - Solar - - - - - - Playgrounds - - - - - - Non-AFCI Breakers Replacements - Lender Required 194 Non-AFCI Breaker Repl (prevailing wage) - 4 23,917 - - - - UNITS
Full Unit Renovations
$40k each (Budget 1 per yr based on scope and as needed).

Includes CM fee. (Two 4 bedroom reno's completed in 2026) 97,308 40,810 40,810 40,810 40,810 40,810 Occupied Unit Refreshes
Paint, reglaze and repair of tubs, kitchen countertops, bathroom vanity. 136,609 120,000 115,000 100,000 100,000 100,000 Dishwasher Replacement (assume 10 year life). Represents 12 units. 7,231 7,954 1 0,000 1 0,000 1 0,000 1 0,000 Refrigerators Replacement (assume 15 year life). Represents 12 units. 11,785 11,864 1 0,000 1 0,000 1 0,000 1 0,000 Stove/Rangehood/Microwave
Replacement (assume 15 year life). Represents 13 units
Stoves, 13 Rangehoods & 13 Microwaves. 16,420 18,062 15,000 15,000 15,000 15,000 Garbage Disposal Replacement (assume 10 year life). Represents 22 units 3,126 3,439 3 ,500 3 ,500 3 ,500 3 ,500 Hot Water Heaters Replacement (assume 15 year life). Represents 12 units. 11,874 13,061 1 5,000 1 5,000 1 5,000 1 5,000 Carpet Replacement (assume 10 year life). Represents 15 units. 41,890 45,000 3 0,000 3 0,000 2 0,000 2 0,000 Vinyl and/or Vinyl Plank Replacement (assume 10 year life). Represents 25 units 103,549 103,325 9 5,000 9 5,000 9 5,000 9 5,000 HVAC Furnace Replacement (assume 15 year life). Represents 12 units. 66,574 66,000 6 6,000 6 6,000 6 6,000 6 6,000 11 Abrams Park
Capital Replacement and Renovation Attachment F
Expenditures - 2026/2027
Project Detail
Completed
2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 2030-2031 6/16/2026
Plumbing Repairs-Major (Water Intrusion) As needed basis only - emergencies 37,980 37,980 2 0,000 2 0,000 2 0,000 2 0,000 Plumbing Repairs-Major (Washer Boxes Replace) Replacement (Assume 30 year life). Represents 12 units. 8,905 9,150 9 ,571 9 ,571 9 ,571 9 ,571

PROPERTY MANAGEMENT & PM PROJECTS
Resident Business Center (Preston Park- shared) Resident Business Center - - - - - - Leasing Office (Preston Park - shared) Leasing Office - - - - - - New Office Computers Purchase New 819 - 3 ,500 - 3 ,500 - Maintenance Vehicles Purchase New - - - - 8 ,000 - Roof Preventative Maintenance Project (1) Annual 15,750 - - - - - Gutter Cleaning - Preventative Maintenance Project (1) Annual 7,500 - - - - - Dryer Vent Cleaning - Preventative Maintenance Project (1) Annual (starting in 25/26 FY) 6,015 - - - - - Termite Inspection - Preventative Maintenance Project (1) Annual 5,808 - - - - - Reserve Study Expense Every three (3) years - - - 9 ,990 - - Escrow reserve fund Disbursement 321,087$
Capital Expenses - uninflated (included as Capital Assets in the Standard Budget) 1,350,654$ 966,725$ 7 49,859$ 5 11,586$ 1 ,508,270$ 1 ,604,886$ Ending Replacement Reserve Fund Balance 2,994,444$ 3,208,719$ 3 ,639,861$ 4 ,309,275$ 4 ,112,926$ 3 ,819,960$ (1) In Fiscal Year 2025-26 Annual Preventive Maintenance Costs were included as Capital Replacement and Renovations. In Fiscal Year 2026-27, Abrams Park implemented the Abrams Park Capital Funding Plan. These recurring annual costs were moved to the operating budget to align with on-going funding needs. 12 EXHIBIT G
13 July 7, 2026 Item No. 10k(2)

Honorable Mayor and Members City Council Meeting
of the Marina City Council of July 7, 2026

Chair and Board Members of Corporation Board Meeting
Preston Park Sustainable Community Non-Profit Corporation of July 7, 2026

CITY COUNCIL AND PRESTON PARK SUSTAINABLE COMMUNITY NON - PROFIT CORPORATION BOARD CONSIDER ADOPTING RESOLUTION NO. 2026-, AND 2026- (PPSC-NPC), APPROVING PRESTON PARK HOUSING AREA BUDGET FOR FY 202 6-27, AUTHORIZING FINANCE DIRECTOR TO MAKE

APPROPRIATE ACCOUNTING AND BUDGETARY ENTRIES, AND
APPROVING A RENTER’S INSURANCE REQUIREMENT AND REVISIONS TO

THE TERMS AND CONDITIONS OF APPROVED RENTAL AGREEMENTS

REQUEST:

It is requested that the City Council and Corporation Board consider:

1. Adopting Resolution No. 2026-, and Resolution No. 202 6- (PPSC-NPC), approving the Preston Park Sustainable Community Non-Profit Corporation Preston Park Housing Area Budget for FY 2026-27;

2. Authorizing Finance Director to make appropriate accounting and budgetary entries; and

3. Approving a renter’s insurance requirement for all tenants and authorizing corresponding revisions to the terms and conditions of any approved rental agreement forms.

BACKGROUND:

The City of Marina purchased the 354-apartment unit community of Preston Park in 2016. Greystar Residential has been retained to provide property management services.

ANALYSIS:

The budget package provided for the City Council’s consideration includes:
• Attachment A — Greystar Preston Park FY 2025-26 Proposed Budget Memo • Attachment B — Preston Park Budget Overview
• Attachment C — Preston Park Income
• Attachment D — Affordable Rents
• Attachment E — Preston Park Expenses
• Attachment F — Preston Park Capital Budget Projections 2026-27 • Attachment G — Preston Park Cash Allocations
• Attachment H – Market Survey

Information in each of the sections below is intended to highlight each of these pieces of the budget package. Please refer to the attachments themselves for greater details.

Attachment A: Greystar Preston Park FY 2025-26 Proposed Budget Memo This document provides larger capital project accomplishments for the year, summary of revenue/rents, summary of expenses and capital budget spending.

1 Attachment B: Preston Park Budget Overview
This document provides an overall summary of the Approved Fiscal Year 2025-26 Budget and the estimated year -end results; and the Proposed Fiscal Year 202 6-27 Budget. In addition to net income from operations, this worksheet also includes non-operating revenues and expenses, such as ownership distributions, capital/renovation expenses, and contributions from capital reserves.

At the close of Fiscal Year 202 5-26, the Preston Park net income from operations is estimated to be $6.3 million. This is $1,455 or 0.02% less than the original budget. This is due to a reduction in interest income.

In Fiscal Year 202 6-27, Preston Park is anticipated to yield net income of $6. 0 million. This is $355,160 or 5.6% less than the originally approved budget; and $ 445,284 or 81.7% less than the Fiscal Year 2025-26 year-end estimate. The Fiscal Year 202 6-27 Proposed Budget includes $2.3 million in owner distributions, annual debt service costs of $ 1.7 million , and a transfer out to capital reserves of $1.8 million.

Details and assumptions related to revenues, expenditures, and estimated cash balances are provided within the subsequent sections and attachments.

Attachment C: Preston Park Income
The Fiscal Year 202 5-26 estimated ending income for Preston Park was $ 8.09 million. This represents a n increase of $63,319 or 0.8% greater than the originally approved budget. The budgetary variance reflects rental income that was $62,541 or 0.8% higher than initially projected due to increased market rents associated with new move -ins. Other income receipts are expected to be approximately $70,000 less than the budgetary projections, or 12% less due to a decrease in interest income.

The Proposed Fiscal Year 2026-27 revenues are projected to be $8.3 million or $201,548 less than the Fiscal Year 2025-26 approved revenues; and $6,849 or 0.1% less than the estimated year-end amounts. This primarily reflects a $ 255,244 or 2.1% increase in rental income revenues and a $445,284 decrease in interest income. The Fiscal Year 2026-27 Budget includes a 2.5% increase for all market rate in-place residents at lease renewal; and an estimate to adjust lease rates to reflect market conditions for new occupants.

Supporting line-item details, as well as assumptions are included in Attachment C.

Attachment D: Affordable Rents
The current year affordable rents calculation is included in Attachment E and the Proposed Budget Memo. There are currently 18 Very Low-Income qualifying units, 27 Low/Low Income, and 2 Low Income qualifying units.

Attachment E: Preston Park Expenses
In Fiscal Year 2025-26, the estimated amount of ending operating expenses for Preston Park w as $2.1 million. This represents a decrease of $ 8,303 or 0.4% when compared to the Approved Budget.

The Proposed Fiscal Year 202 6-27 expenses are projected to be $2. 3 million. This reflects an increase of $146,762 or 6.7% when compared to the Fiscal Year 202 5-26 approved budget; and $155,066 or 7.1% greater than the year -end estimate. This projected increase reflects moving preventative maintenance contracts from capital to operations, an increase in utilities costs, and an increase in insurance costs.

Supporting line-item details, as well as assumptions are included in Attachment F.

2 Attachment F: Preston Park Capital Budget Projections A five -year projection of capital projects. This sheet also provides accounting for the Capital Reserves. The beginning balance of the Capital Reserve set aside funds is $ 2,247,720. The proposed capital expenditures for FY 202 6-27 are $2,281,380, which includes $ 66,000 for path and pole light replacements, $225,000 for slurry seal of the courts, $6,000 in chain link fence replacement, $53,509 landscaping and tree trimming services, $1,132,540 for construction of the fire damaged buildings, $174,900 for 3 full unit renovations, $180,000 for occupied unit refreshes, $11,451 for new dishwashers, $17,868 for new refrigerators, $33,000 for stoves, range hoods, and microwaves, $2,500 for garbage disposals, $13,000 for hot water heaters, $59,000 for carpets, $165,000 for vin yl plank flooring, $66,000 for HVAC furnace replacements , $40,000 for slab leaks, $9,000 for washer box replacements, $25,000 for a maintenance vehicle.

In Fiscal Year 2026-27, the budget includes a capital contribution equivalent to the amount of the planned expenses. While the Fiscal Year 2026-27 ending Capital Reserve balance is anticipated to be $2,378,766, there should be sufficient funds to transfer $ 1.8 million to capital reserves at the beginning of Fiscal Year 2027-28.

Attachment G: Preston Park Cash Allocations
City Council approved and adopted resolution 2026-57 of the City Council of the City of Marina, Preston Park Sustainable Community NPC Board at the May19, 2026 City Council meeting. This presentation and approved resolution covered all cash allocations from Preston Park. As such, there will be no attachment to this agenda item.

Attachment H: Market Survey
This attachment includes the current market survey for five similar apartment communities in Marina, plus a “shadow market” or non-apartment complex comparable units. This survey is used to determine the rents for new market rate move-in tenants. The survey is updated throughout the year to reflect the most recent market rents of the comparable apartment homes in Marina.

2026-27 Budget Changes and Highlights
The property today has been able to fund the capital improvements needed when the City acquired the property and is on a stable path for continued ongoing capital improvements and replacements needed going forward. In prior years, an internal document was developed to serve as the foundation for setting aside reserve funds and maintaining the property. In Fiscal Year 2024-25, a formal Capital Funding Plan was developed to provide a roadmap for setting aside capital reserves, funding capital improvements, and replacing equipment and appliances. Staff has finalized t he details of the Plan; and Preston Park should have sufficient revenues to meet the plan funding requirements.

There is a proposed change to the City’s ownership distribution. The proposed annual distribution increased from $2.0 million to $2.3 million and continues to support the use of the City’s Administration and Building Division staff to regularly perform duties related to this property.

The requirement has been administered for new residents at move-in since February 2026, but has not yet been imposed on existing tenants at lease renewal because such a change to the rental agreement constitutes a material lease term requiring Owner/Board approval under Section

4.2(e)(G) of the Amended Management Agreement. Staff requests that t he Council and Board, sitting as the Board of the Preston Park Sustainable Community Non-Profit Corporation, formally approve the requirement and authorize corresponding revisions to the terms and conditions of any approved rental agreements. Under the proposed requirement, all tenants must maintain a renter’s 3 insurance policy with minimum personal liability coverage of $100,000, with proof of coverage submitted at lease renewal for existing tenants and at move-in for new tenants. Tenants may select any qualifying insurer. Estimated annual cost for liability -only coverage is approximately $129 (approximately $10.75 per month), and approximately $163 for coverage that also includes personal property protection.

FISCAL IMPACT:

Should the City Council and Corporation Board elect to approve this request for the FY 202 6-27 Budget, the owner distribution as proposed will be $2.3 million.

CONCLUSION:

This request is submitted for City Council and PPSC -NPC Corporation Board consideration and possible action.

Respectfully submitted,

______________________________
Courtney Lindberg
Assistant City Manager
City of Marina

REVIEWED/CONCUR:

Layne P. Long
City Manager
City of Marina

4 RESOLUTION NO. 2026-
RESOLUTION NO. 2026- (PPSC-NPC)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA AND THE

PRESTON PARK SUSTAINABLE COMMUNITY NON -PROFIT CORPORATION APPROVING PRESTON PARK HOUSING AREA BUDGET FOR FY 202 6-27,

AUTHORIZING FINANCE DIRECTOR TO MAKE APPROPRIATE ACCOUNTING AND BUDGETARY ENTRIES, AND APPROVING A RENTER’S INSURANCE

REQUIREMENT AND REVISIONS TO THE TERMS AND CONDITIONS OF

APPROVED RENTAL AGREEMENTS
WHEREAS, Greystar Real Estate Partners (“Greystar”), as the management agent of Preston Park Sustainable Community Housing, has submitted a draft FY 2026-27 budget; and

WHEREAS, Greystar submitted a budget letter describing highlights of the proposed Preston Park Housing Area FY 2026-27 Budget and accompanied by updated proposed budgets; and

WHEREAS, the rental revenues are used to provide funds for debt service payments on the 2016 Preston Park property purchase; and

WHEREAS, City staff has reviewed the budget package for FY 2026-27; and

WHEREAS, following the October 2025 Arnold Court fire that displaced Preston Park residents, staff and Greystar developed a renter’s insurance requirement to strengthen resident preparedness, and Section

4.2(e)(G) of the Amended Management Agreement requires Owner approval of any changes to the terms and conditions of approved rental agreements; and

WHEREAS, the City Council of Marina and the Board of the Preston Park Sustainable Community Non- Profit Corporation reviewed and considered the proposed budgets and proposed renter’s insurance requirement.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Marina and the Corporation Board of the Preston Park Sustainable Community Non-Profit Corporation do hereby:

4. Approve the Preston Park Housing Area Budget for FY 2026-27;

5. Authorize the Finance Director to make appropriate accounting and budgetary entries; and

6. Approve the renter’s insurance requirement for all tenants and authorize corresponding revisions to the terms and conditions of any approved rental agreement forms.

PASSED AND ADOPTED, by the City Council of the City of Marina and the Corporation Board of the Preston Park Sustainable Community Non -Profit Corporation at a regular meeting duly held on the 7th day of July 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:
______________________________
Bruce C. Delgado, Mayor
ATTEST:

______________________________
Anita Sharp, Deputy City Clerk
5 Preston Park
682 Wahl Court
Marina, CA 93933
831-384-0119July 7th, 2026
Mr. Layne Long
City Manager
City of Marina
211 Hillcrest Avenue
Marina, CA 93933
Re: Preston Park FY 2026/2027 Proposed Budget
Dear Mr. Long,
It has been a pleasure to continue to work with residents and the City of Marina over the last year. With the combination of wonderful residents and effective staff, several positive changes have been seen at Preston Park:
1) Building Upgrades: There were no budgeted building upgrades in the 25/26 fiscal year. 2) Landscaping/Asphalt Repairs/Preventative Maintenance: Driveway and concrete walkway repairs were completed on Brown and Ready Courts. Our annual roof preventative maintenance, tree trimming, gutter cleaning, irrigation repairs and replanting projects were completed. Gopher abatement has been a continual project year over year with the assistance of ADM. Termite inspections are on schedule for June 2026 with dryer vent cleaning scheduled in July 2026.
3) Units of Long-Term Residents: In a typical year, several long -term residents go through the process to refresh their flooring, paint and appliances. These services are extended to long-term residents upon notification or inspection indicating replacement is necessary based on age or condition.
4) Green Initiatives: In addition to the Marina Coast Water District’s and other utility conservation programs, Greystar purchases and installs water or energy saving devices as replacement fixtures as needed. PG&E continues to work directly with income eligible residents to weatherize their homes at no cost to the resident or the community.

Greystar continues to provide the residents at Preston Park with a comfortable and quality living experience. Continued capital improvements throughout the community will allow this property to remain a desirable neighborhood for renters, as well as a continued source of affordable housing for the general populace of Marina.

ATTACHMENT A

Revenues
The primary source of revenue is rents, Section 8 voucher payments from the Housing Authority of the County of Monterey, and associated charges to residents such as late fees.

At a regular meeting on the 2 nd of June, 2010, the City Council of the City of Marina adopted a rent formula stating that the annual increase in market rents for in -place residents shall be capped at the lesser of three percent (3%) or the Department of Labor’s Consumer Price Index for San Francisco-Oakland-San Jose of (2.5%), All Items, for All Urban Consumers (referred to as CPI-U) Average percentage for the previous year (February to February) to be applied to the next fiscal year, provided that the increased rent for in-place tenants does not exceed the market rent charged to move-in residents.

Proposed Budget Targeted Rental Increase applies the allowable 2.5% Rental Increase to in-place residents who are currently under the Fair Market Rental Rate as computed by averaging rates from the Monterey County Housing Authority and the HUD Fair Market Rent schedule and is adjusted for a determined amount for the Water, Sewer and Garbage that residents pay directly to the provider for those services. A reduced Rental Increase amount proportionate to their current rent would be applied to households that may not quali fy for the standard Rental Increase.

Current Market Rent Conditions
The market rent for new move -ins is calculated by comparable market rent levels in the competitive market throughout the year. As shown in the proposed Budget, a year over year increase of 2.1% in overall Total Rental Income from the 2 5/26 fiscal year reforecast to the proposed 26/27 budget year totals $173,568. This figure includes a budgeted 2.5% increase for all market rate in place residents at lease renewal in addition to new occupant move in’s at current market rates , with a turnover ratio of 9.9% annually. This accounts for 85% of the resident population in Preston Park. Per the Marina City Council approved rent formula in 2010, the market rents for new move-ins are fluid throughout the year and change according to market conditions. Currently, market rents for incoming residents are as follows:

Unit Size

Current Rent Range for Incoming Market
Rate Residents
Two Bedroom $2,375- $2,475
Upgraded/Remodeled – Two BR $2,525 - $2,675
Three Bedroom $2,800
Upgraded/Remodeled – Three BR $2,925 - $3,000

* Note: Twenty-one 2-Bedroom homes and Nine 3-Bedroom homes have additional features that warrant higher than average rental rates.

ATTACHMENT A

Unit Bedroom
Size
Averaged HUD Fair
Market & HA
Peninsula Payment
Standard Rent

Utility
Allowance

Adjusted
Rental
Amount
Two Bedroom $2,684.00 $258 $2,426.00
Three Bedroom $3,623.00 $438 $3,185.00

A number of in -place market renters in Preston Park homes are leasing below the average Fair Market Rent. The Fair Market Rates above include an allowance for utilities paid directly by Preston Park residents in addition to their monthly rental amount. The average two-bedroom in- place market rent at Preston Park is $ 1,966, while the average three -bedroom in-place market rent at Preston Park is $2,605.

Affordable Rents
Affordable rental rates are derived from median income schedules published by governmental agencies. Rental rates at Preston Park are based upon 50% and 60% and 80% of the median income for Monterey County. The U.S. Department of Housing and Urban Development calculates the maximum household income by family size in Monterey County, generally once a year. As of the date of this memo , the rental rates are based upon families at 50% and 60% and 80% of the Monterey County median income for 2025. Rental increases are not being proposed for the proposed budget year at this time. In addition, as income limits for 2026 were recently posted, they are currently under review with the City of Marina and will be presented separately at a future council meeting for approval. As a result, the 2025 income limits will remain in place until implementation is granted.

Maximum Household Income Limits for 2025 as published in April 2025.

Income
FY 26/27 budget assumes $ $8,364,835 in Total Income vs. FY 25/26 budget of $8,537,232. This variance is driven by the reduction in interest income as a result of the Preston Park Refinance loan payment, thereby significantly reducing the interest calculated on the remaining balance going forward.

Income
Category
Two
Person
Three
Person
Four
Person
Five
Person
Six
Person
Seven
Person
Eight
Person
50% Very
Low
$57,850 $65,100 $72,300 $78,100 $86,850 $89,650 $95,450 60%
Low/Lower
$92,600 $104,150 $115,700 $125,000 $134,250 $143,500 $152,750 80% Low $100,300 $112,850 $125,400 $135,450 $145,450 $155,500 $165,550

ATTACHMENT A

The FY 2026/2027 budget includes $2,345,502 in operating expenses, representing a 7.1% increase over the prior year’s estimated year -end. This increase is primarily driven by higher contract services costs, resulting from the reclassification of preventati ve maintenance contract expenses from the capital replacement schedule , where they were historically budgeted , to operating expenses. Additionally, the budget reflects anticipated increases in utility rates.

All other expense categories show modest year -over-year adjustments consistent with contractual obligations and inflationary pressures. Greystar continues to actively pursue cost - saving initiatives, including the implementation of water - and energy-efficient technologies, to help mitigate rising operating costs.

Owner Distributions
The proposed budget accounts for $2.3 million in annual distributions.

Capital Expenses
Expenses categorized as Capital Expenses directly impact the long-term value of the community, including roof replacements, exterior painting, large -scale landscaping improvements, and interior upgrades including appliance s, carpeting and vinyl. Note that amounts labeled for interior upgrades in future budget years are placeholders and are anticipated to change based on Annual Inspection findings.

Recommended capital projects include:

1) Path Light Poles and Fixtures - $66,000
2) Landscape Upgrades, Tree Trimming, Irrigation Repairs and Replanting - $53,509 3) Unit renovations x 3 - $174,900
4) Asphalt (Courts) Slurry/Seal/Repair - $225,000
5) Rebuild of Fire Damage Units - $1,132,540
6) 1 Maintenance Vehicle Replacement - $25,000

Capital Reserves Fund
Adoption of the proposed budget will result in a contribution of $5,091 per unit during this fiscal year. Please note that the replacement reserve only conceptualizes typical replacements. It does not contemplate or allow for unknown expenses which are typical, particularly as a building continues to age.

Furthermore, a Capital Reserve Study was completed by a consulting firm to further assess future costs to maintain the project over a span of 30+ years , which is now in place. This funding approach ensures that essential capital priorities can be addressed without delay, while allowing flexibility to adjust future allocations. (Attachment F).

ATTACHMENT A

We will continue to look for new ways to improve our services over the coming year and remain committed to meeting the objectives set by the City of Marina.

Please feel free to contact me at (831) 384-0119 should you have additional questions or concerns.

Regards,
Vanessa Gonzales
Regional Manager
Cc: Shawshana Ball, Director of Real Estate Greystar
Cc: Analily Puckett, Community Manager
Attachments:
• FY 2026/27 Budget Summary
• F. Capital Improvement Plan/Reserve Withholding

ATTACHMENT A
Var $ / # Var % Var $ / # Var % Var $ / # Var %
TOTAL RENTAL INCOME-RESIDENTIAL 8,028,528$ 8,091,847$ 63,319$ 0.8% 8,265,415$ 236,887$ 3.0% 173,568$ 2.1% Other Income-Residential 544,704 474,536 (70,168) (12.9)% 99,420 (445,284) (81.7)% (375,116) (79.0)% TOTAL INCOME 8,573,232 $ 8,566,383 $ (6,849)$ (0.1)% 8,364,835 $ (208,397)$ (2.4)% (201,548)$ (2.4)%

EXPENSES
Payroll & Benefits 664,759$ 659,462$ 5,297$ 0.8% 685,273$ (20,514)$ (3.1)% (25,811)$ (3.9)% Repairs & Maintenance 138,596 151,062 (12,466) (9.0)% 157,914 (19,318) (13.9)% (6,852) (4.5)% Make-Ready / Redecorating 159,312 152,334 6,978 4.4% 161,524 (2,211) (1.4)% (9,189) (6.0)% Contract Services 118,077 117,077 1,000 0.8% 175,607 (57,530) (48.7)% (58,530) (50.0)% Advertising / Marketing / Promotions 4,291 4,339 (48) (1.1)% 4,356 (65) (1.5)% (17) (0.4)% Office Expenses 58,444 60,389 (1,945) (3.3)% 61,645 (3,201) (5.5)% (1,256) (2.1)% Other General & Administrative 61,902 64,109 (2,207) (3.6)% 62,199 (297) (0.5)% 1,910 3.0% Utilities 261,470 261,351 119 0.0% 291,161 (29,691) (11.4)% (29,810) (11.4)% Management Fees 211,525 208,255 3,270 1.5% 214,101 (2,576) (1.2)% (5,846) (2.8)% Taxes 148,000 145,091 2,909 2.0% 147,723 277 0.2% (2,632) (1.8)% Insurance 372,363 366,967 5, 397 1.4% 384,000 (11,637) (3.1)% (17,033) (4.6)% TOTAL OPERATING EXPENSES 2,198,740 $ 2,190,436 $ 8,303$ 0.4% 2,345,502 $ (146,763)$ (6.7)% (155,066)$ (7.1)% NET OPERATING INCOME 6,374,492 $ 6,375,947 $ 1,455$ 0.02% 6,019,333 $ (61,634)$ (1.0)% (46,482)$ (0.7)% Less Distributions:

Ownership 1,999,996$ 1,999,996$ -$ 0.0% 2,335,000$ (335,004) (16.8)% 335,004 16.8% Capital / Renovation Expense 1,076,748 - 1,076,748 100.0% - - 0.0% - 0.0% Debt Service 1,541,656 1,557,849 (16,193) (1.1)% 1,770,828 (212,979) (13.8)% 212,979 13.7% Ownership expenses/Prior Year expense - 38,010 (38,010) (100.0)% - 38,010 100.0% (38,010) (100.0)% Capital Reserve Transfer out - 1,802,255 (1,802,255) (100.0)% 1,802,255 - 100.0% - 0.0% TOTAL NON-OPERATING 4,618,400 $ 5,398,110 $ (779,711)$ (16.9)% 5,908,083 $ (509,973)$ 27.9% 509,973$ 9.4% NET OPERATING CASH 1,756,093 $ 977,837 $ (778,256)$ (44.3)% 111,249 $ 448,339$ 25.5% (556,455)$ (56.9)% (1) In the Fiscal Year 2025-26 Approved Budget, Capital / Renovation Expenses were listed as non-operating costs on the Budget Summary page. In Fiscal Year (FY) 2026-27, Preston Park implemented the Preston Park Capital Funding Plan. To facilitate that change, the FY 2025-26 and Proposed FY 2026-27 budgets list a capital reserve contribution amount. All capital expenditures, as well as the projected reserve balances are included in Attachment F. The FY 2025-26 and FY 2026-27 contributions of $1.8 million represent 100% of the recommended contribution.

Attachment B - Budget Summary
Preston Park
Budget Year 2026-2027
Fiscal Year 2025-2026 Proposed Fiscal Year 2026-2027
Approved
Budget
Estimated Year
End
Variance of Estimated Year
End to Approved
Proposed Variance from Fiscal Year
2025-26 Approved
Variance from Fiscal Year
2025-26 Estimated
6 Variance $ Variance % Variance $ Variance %
8,174,138$ 8,236,679$ 62,541$ 0.8% 8,429,382$ 192,703$ 2.3% (101,738) (99,110) 2,628 (2.6)% (119,190) (20,080) 20.3% (37,872) (38,178) (306) 0.8% (38,777) (599) 1.6% (6,000) (7,544) (1,544) 25.7% (6,000) 1,544 (20.5)% TOTAL RENTAL INCOME-RESIDENTIAL 8,028,528$ 8,091,847$ 63,319$ 0.8% 8,265,415$ 173,568$ 2.1% 544,704 474,536 (70,168) (12.9)% 99,420 (375,116) (79.0)%

TOTAL INCOME
8,573,232 $ 8,566,383 $ (6,849) $ (0.1)% 8,364,835 $ (201,548) $ (2.4)% Attachment C - Income Budget Summary
Detailed Budgetary Comparison - Preston Park
Budgeted total income of $8,364,835 reflects a 2.4% decrease from the prior year estimated year-end, driven primarily by the reduction in interest income, partially offset by a 3.0% increase in total rental income.

Bad Debt
Non Revenue Units
Vacancy Loss
Potential Rent
INCOME
Budgeted other income of $99,420 reflects a significant year-over-year decrease, primarily driven by the reduction in interest income following the withdrawal of a large portion of savings in January 2026 for the property's refinance, as well as an additional reduction directed by the City of Marina.

Budget assumes a 2.3% overall increase in net potential rent, driven by a 2.5% CPI-U annual increase applied to existing market-rate residents and a projected turnover ratio of 9.9% , up from 8.5% in the prior year, which is attributed to an estimated uptick in residents purchasing homes and relocating out of the area. Physical occupancy is budgeted at 97.0% across all months, a modest decrease from the prior year forecast of 98.1%, though still reflective of strong overall occupancy performance.

Other Income-Residential
Approved
Budget
Estimated Year
End
Variance of Estimated Year End
to Approved Proposed
Budgeted total rental income of $8,265,415 reflects a 2.1% increase over the prior year estimated year-end, driven by the projected increase in net potential rent net of vacancy loss, non-revenue units, and bad debt assumptions outlined above.

Fiscal Year 2025-26 Fiscal Year 2026-27
Variance From Fiscal Year 2025-26
Estimated Year-End Fiscal Year 2026-27 Budget Assumptions and Notes Budget assumes vacancy loss of $119,190, reflecting the 97.0% physical occupancy target across all months. The year-over-year increase from the prior year estimated year-end is consistent with the projected uptick in turnover activity for FY 2026/2027.

Budget assumes $38,777 in non-revenue units, reflecting one (1) employee unit and the shared Community Center and Leasing Office with Abrams Park. The modest year-over-year increase from the FY 2025/2026 approved budget is attributable to scheduled rent increases applied to the employee unit value in line with the Community rent increase schedule.

Budget assumes $6,000 in bad debt, consistent with the FY 2025/2026 approved budget at $500 per month, based on historical collection performance and continued effective collection efforts. Variance from estimated year end to proposed is a result of one eviction balance write off performed in the current fiscal year.
7 1 3 5 7 8
Very Low (50% of AMI) 54,750 70,400 84,500 97,000 103,250 Low (80% of AMI) 87,600 112,600 135,150 155,150 165,150 2 Bedroom
25/26 24/25 24/25 24/25
Very Low (50% AMI) 1,091 1,091 1,260 1,406
Less Utilities (202) (202) (264) (328)
Monthly Rent Net of Utilities 889 889 996 1,078
Low (60% AMI) 1,310 1,310 1,512 1,688
Less Utilities (202) (202) (264) (328)
Monthly Rent Net of Utilities 1,108 1,108 1,248 1,360
1,512 1,688
(264) (328)
1,248 1,360
1,260 1,406
(264) (328)
996 1,078
Source: California Department of Housing and Community Development, 2026 3 Bedroom (Preston Only) 4 Bedroom
25/26 25/26
62,600 78,200 90,750
100,100 125,100 145,150
Attachment D - Affordable Rent Amounts
Affordable Unit Calculations - FY 26-27 Rent Levels
(A) MAXIMUM HOUSEHOLD INCOME LIMITS (ANNUAL)
HUD AMI Limit Number of Persons
2 4 6
8 Variance $ Variance % Variance $ Variance %

EXPENSES
Payroll and Benefits 664,759$ 659,462$ 5,297$ 0.8% 685,273$ (25,811)$ (3.9)% Repairs and Maintenance 138,596 151,062 (12,466) (9.0)% 157,914 (6,852) (4.5)% Make-Ready / Redecorating 159,312 152,334 6,978 4.4% 161,524 (9,189) (6.0)% Contract Services 118,077 117,077 1,000 0.8% 175,607 (58,530) (50.0)% Advertising / Marketing / Promotions 4,291 4,339 (48) (1.1)% 4,356 (17) (0.4)% Office Expenses 58,444 60,389 (1,945) (3.3)% 61,645 (1,256) (2.1)% Other General and Administrative 61,902 64,109 (2,207) (3.6)% 62,199 1,910 3.0% Utilities 261,470 261,351 119 0.0% 291,161 (29,810) -11.4% Management Fees 211,525 208,255 3,270 1.5% 214,101 (5,846) -2.8% Taxes 148,000 145,091 2,909 2.0% 147,723 (2,632) (1.8)% Insurance 372,363 366,967 5,397 1.4% 384,000 (17,033) (4.6)% TOTAL OPERATING EXPENSES 2,198,740 $ 2,190,436 $ 8,303 $ 0.4% 2,345,502 $ (155,066) $ (7.1)% Attachment E - Expense Budget Summary
Detailed Budgetary Comparison - Preston Park
Budgeted total operating expenses of $2,345,502 reflect a 7.1% increase over the prior year estimated year-end, driven primarily by the increase in contract services associated with moving these expenses from capital to operating, as well as projected utility rate increases. All other categories reflect modest year-over-year adjustments consistent with contractual obligations and inflation.

Fiscal Year 2025-26
Varinace of Estimated Year
End to Approved ProposedApproved
Budget
Variance From Fiscal Year 2025-26
Estimated Year-EndEstimated Year
End
Fiscal Year 2026-27
Budget assumes $214,101 in management fees, a 2.8% increase over the prior year estimated year-end, consistent with the fee structure applied to budgeted total income. Management fees are calculated as a percentage of collected income per the management agreement.

Budget assumes $147,723 in taxes, consistent with the prior year approved budget and reflecting a 1.8% increase from the prior year estimated year-end. Budget is based on the current assessed tax obligation of approximately $12,310/mo. No significant reassessment or supplemental tax adjustments are anticipated at this time.

Budget assumes $384,000 in insurance, a 4.6% increase over the prior year estimated year-end. Budget is based on the current insurance policy allocated at $31,167/mo for property insurance and $833/mo for flood insurance based on current policy renewal rates in March.

Budget assumes $61,645 in office expenses, a 2.1% increase over the prior year estimated year-end.

Budgeted line items include business and leasing automation software, office equipment rental and repair, office supplies, cellular phones, postage and delivery, telephone expense, resident screening, and answering service. The year-over-year variance is attributable to modest cost increases across technology and communication expenses.

Budget assumes $62,199 in other general and administrative expenses, a 3% reduction over the prior year estimated year-end. Recurring budgeted items include eviction fees, compliance fees, bank charges, computer expense, training and seminars, and miscellaneous general and administrative costs. The minimal year-over-year variance reflects stable administrative operations.

Budget assumes $291,161 in utilities, an 11.4% increase over the prior year estimated year-end. The year- over-year variance is driven primarily by projected rate increases in sewer charges, which represent the largest single utility line item at approximately $21,789/mo. Additional budgeted utilities include electric for common areas and vacant units, gas, and water. The sewer utility expense is the primary driver of the overall increase and is subject to rate adjustments by the provider.

Fiscal Year 2026-27 Budget Assumptions and Notes
Budget assumes $175,607 in contract services, reflecting a 50.0% increase over the prior year estimated year-end. The variance is primarily driven by the reclassification of annual preventative maintenance services, including gutter cleaning, roof maintenance, dryer vent cleaning, and termite inspections, from capital to operating, consistent with the nature of the work performed and updated budgeting methodology. Minor contractual rate increases for monthly services also contribute to the year-over-year variance.

Budget assumes $4,356 in advertising, marketing, and promotions, reflecting a 0.4% increase over the prior year estimated year-end. Budget includes traditional printing costs and other advertising expenses.

The minimal variance year over year reflects stable marketing activity with no significant new campaigns planned.

Budget assumes $685,273 in total payroll and benefits, reflecting a 3.9% increase over the prior year estimated year-end. The year-over-year variance is primarily driven by scheduled merit increases and benefit cost adjustments. Budgeted positions include management, assistant management, leasing, and maintenance staff. Payroll taxes, 401(k) contributions, workers' compensation, and group insurance are included in the total.

Budget assumes $157,914 in repairs and maintenance, reflecting a 4.5% increase over the prior year estimated year-end. The year-over-year variance is primarily driven by the age of the property and the increased demand in addressing maintenance and repair items overall in FY 2026/2027, including plumbing, electrical, appliance repairs, HVAC maintenance, plumbing, etc., including the restock of maintenance supplies.

Budget assumes $161,524 in make-ready and redecorating expenses, a modest 6% increase over the prior year estimated year-end, consistent with the projected 9.9% turnover rate. Budget includes paint contractor, painting supplies, blinds and drapes repair, carpet repair, housekeeping services, and other make-ready expenses based on historical per-unit cost averages. 9 Preston Park Attachment F
Capital Replacement and Renovation
Expenditures - 2026/2027
Project Detail Estimated 2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 2030-2031 Cash - Reserve Greystar GL: 11080-000 250,137$ 250,137$ 250, 137$ 250, 137$ 250, 137$ 250, 137$ Cash - Capital and LT Debt Reserve Greystar GL: 11050-000 13,468,440 1,997,583$ 2, 128,629$ 2, 907,506$ 3, 993,850$ 4, 843,722$ Cash - Restricted Reserve - Rehab for Fire Damaged Units 522,369 - - - - Adjusted Beginning Fund Balance 14,240,946 2,247,720 2, 378,766 3, 157,643 4, 243,987 5, 093,859 Annual Contributions 1,802,255 1,802,255 1, 802,255 1, 802,255 1, 802,255 1, 802,255 Additional Fire Damaged Reimb. - 610,171 - - - - Total Resources 16,043,201$ 4,660,146$ 4,181,022$ 4,959,898$ 6,046,242$ 6,896,114$ .

Common Area
320 -Pole Light Fixtures - Replace -$ -$ -$ -$ -$ -$ 321 - Light Poles - Replace - - - - - - 322 - Bollard Lights - Replace - - - - - - 323 - Path Light Fixtures - Replace - 20,000 - - - 329 - Path Light Poles - Replace - 46,000 - - - - 403 - Mailboxes - Replace - - - - - - 1403 - Monument Signs - Replace - - - 10,927 - - 1404 - Bulletin Boards - Replace - - - - - 20,287 Paved Surfaces
202 - Asphalt (Courts) - Overlay - - - - - 569,783 202 - Asphalt (Preston Dr) - Overlay - - - - - - 203 - Asphalt (Courts) - Slurry/Seal/Repair - 225,000 - - - 260,837 203 - Asphalt (Preston) - Slurry/Seal/Repair Completed on Preston Drive in 24/25 FY. - - - - - 139,113 205 - Concrete Walkways - Repair/Replace
Completed on Ready & Brown 25/26 FY. Includes
three yard slab replacements in 676W, 674W,
740R and the lender requirement for 710R
concrete repair. 13,697 - 42,436 - 45,020 - 206 - Concrete Driveways - Repair/Replace Completed on Ready & Brown 25/26 FY. 94,612 - 95,481 - 101,296 - 207 - Concrete (Office) - Repair - - - - - - Fences
502 - Chain Link Fences - Replace 1,000 6,000 5, 175 5, 356 5, 544 5, 738 Buildings
324 - Wall Lights - Replace - - - - - - 328 - Garage Lights - Replace - - - - - - 701 - Entry Doors - Replace - - - - - 38,122 702 - Fire Doors - Replace - - - - - - 703 - Garage Doors - Replace - - - - - - 1115 - Building Surfaces - Repair/Repaint - - - - - - 1190 - Windows - Replace - - - - - - 1303 - Comp Shingle Roof - Replace - - - - - - 1312 - Gutters/Downspouts - Replace - - - - - - Mechanical/Systems
705 - Garage Door Operator - Replace - - - - - - 6/16/2026
10 Preston Park Attachment F
Capital Replacement and Renovation
Expenditures - 2026/2027
Project Detail Estimated 2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 2030-2031 6/16/2026
1811 - Plumbing - Replace/Reline/Repair - - - - 154,236 159, 634 1840 - Cable - Rewire - - - - - - Office
325 - Interior Lights - Replace - - - - - - 608 - Laminate Flooring - Replace - - - - - - 901 - Furniture - Replace - - - - - - 909 - Bathroom Refurbish - - - - - - 911 - Kitchen Appliances - Replace - - - - - - 912 - Kitchen - Refurbish - - - - - - 1110 - Interior Surfaces - Repaint - - - - - - Community Center
325 - Interior Lights - Replace - - - - - - 608 - Laminate Flooring - Replace - - - - - - 901 - Furniture - Replace - - - - - - 909 - Bathroom Refurbish - - - - - - 911 - Kitchen Appliances - Replace - - - - - - 912 - Kitchen - Refurbish - - - - - - 1110 - Interior Surfaces - Repaint - - - - - - Recreation
400 - Park - Installation/Replacement - - 237,500 - - - 409 - Metal Benches/Trash Cans - Replace - - - 27,318 - - 1807 - Basketball Court - Remove & Replace - - - - - 370,968 Landscape & Irrigation
1001 - Backflow Devices - Replace - - - 19,123 - - 1006 - Irrigation Systems - Repair/Replace 36,250 20,000 6, 863 6, 863 6, 863 6, 863 1008 - Trees - Trim/Remove 14,500 20,599 20, 559 20, 559 20, 559 20, 559 1009 - Landscaping - Replenish 1,800 12,910 11, 690 11, 690 11, 690 11, 690 Special Projects
Rebuild of Fire Damaged Units 1,132,540
UNITS
Full Unit Renovations 3 per year @ $55,000 each 174,900 174,900 174, 900 174, 900 174, 900 174, 900 11 Preston Park Attachment F
Capital Replacement and Renovation
Expenditures - 2026/2027
Project Detail Estimated 2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 2030-2031 6/16/2026
Occupied Unit Refreshes
Paint, reglaze and repair of tubs, kitchen
countertops, bathroom vanity's 175,945 180,000 108,000 108,000 115,000 115,000 Dishwasher
Replacement (assume 10 year life). Represents
19 units 10,410 11,451 11,000 11,000 11,000 11,000 Refrigerators
Replacement (assume 15 year life). Represents
18 units 16,244 17,868 26,000 26,000 26,000 26,000 Stove/Range hood/Microwave
Replacement (assume 15 year life). Represents
24 units 30,486 33,535 35,000 35,000 35,000 35,000 Garbage Disposal
Replacement (assume 10 year life). Represents
15 units 2,350 2,585 4,500 4,500 4,500 4,500 Hot Water Heaters
Replacement (assume 15 year life). Represents
14 units 11,908 13,099 15,000 15,000 15,000 15,000 Carpet
Replacement (assume 10 year life). Represents
13 units. 53,764 59,140 62,500 62,500 62,500 62,500 Vinyl
Replacement (assume 10 year life). Represents
37 units. 165,861 165,600 63,975 63,975 63,975 63,975 HVAC Furnace
Replacement (assume 15 year life). Represents
12 units. 31,492 66,000 66,000 66,000 66,000 66,000 Plumbing Repairs - Major (Water Intrusion)
Represents 15 emergencies in the 25/26 budget
year. 61,734 40,000 15,000 15,000 15,000 15,000 Plumbing Repairs - Major (Washer Boxes) Represents 6 washer box replacements. 10,826 9,153 18, 300 18, 300 18, 300 18, 300

PROPERTY MANAGEMENT & PM PROJECTS
Resident Business Center Resident Business Center contribution - - - - - - Leasing Office Leasing Office maintenance contribution - - - - - - Signage (Bldg Signage refresh & Street Signs) Property wide - - - - - - New Office Computers Replace existing old computers 1,229 - 3,500 - - 3,500 Maintenance Vehicles Purchase new - 25,000 - - - - Roof Preventative Maintenance Project (1) Annual 22,480 - - - - - Gutter Cleaning - Preventative Maintenance Project (1) Annual 7,500 - - - - - Dryer Vent Cleaning - Preventative Maintenance Project (1) Annual 13,300 - - - - - Termite Inspection - Preventative Maintenance Project (1) Annual 10,000 - - - - - Reserve Study Expense Every three (3) years - - - 13,900 - - 962,288$ 2,281,380$ 1,023,379$ 715, 911$ 952, 383$ 2, 214,269$ Additional City distribution 6,500,000 - - - - - Paydown of debt principal and issuance costs 6,333,193 - - - - - 2,247,720$ 2,378,766$ 3,157,643$ 4, 243,987$ 5, 093,859$ 4, 681,845$ (1) In Fiscal Year 2025-26 Annual Preventive Maintenance Costs were included as Capital Replacement and Renovations. In Fiscal Year 2026-27, Preston Park implemented the Preston Park Capital Funding Plan. These recurring annual costs were moved to the operating budget to align with on-going funding needs.

Capital Expenses - uninflated (included as Capital Assets in the Standard Budget) Ending Replacement Reserve Fund Balance
12 EXHIBIT H
13 July 7, 2026 Item No. 11a

Honorable Mayor and Members City Council Meeting
of the City Council of July 7, 2026

CITY COUNCIL CONSIDER A DOPTING RESOLUTION NO. 2026 -

ORDERING THE SUBMISSION TO CITY VOTERS OF A PROPOSED
UTILITY USERS’ TAX OF 7% AT THE GENERAL MUNICIPAL
ELECTION TO BE HELD ON NOVEMBER 3, 2026, AS PREVIOUSLY
CALLED BY RESOLUTION NO. 2026-71

RECOMMENDATION:

It is recommended that the City Council:

1. Adopt Resolution No. 2026 -, which would submit to City voters a proposed Utility Users Tax Ordinance at the general municipal election held on November 3, 2026, which election was previously called by the City Council pursuant to Resolution No. 2026-71.

BACKGROUND:

Since at least September 2025, the City Council has been discussing potential funding strategies for the construction and/or modernization of City facilities, since many current facilities are aged, deteriorating, and do not meet modern safety standards. One such funding strategy identified through this process, and unanimously recommended by the City Facilities Citizen Advisory Committee (CFCAC), is a Utility User s Tax (UUT), which would impose a tax on the users of certain utility services in Marina , and which would provide revenue for these and other general municipal purposes. The full background on these discussions, including projected UUT revenue and polling results, can be found in the staff reports for the September 3, 2025, December 16, 2025, January 21, 2026, February 18, 2026, March 3, 2026, April 21, 2026, and June 16, 2026 City Council meetings.

At the June 16, 2026 , Council meeting, Council directed staff to prepare a resolution that, if adopted, would place a proposed UUT ordinance on the ballot for the November 3, 2026 general election. Council further directed staff that the proposed UUT ordinance should have the following applicability and exemptions:
• Applies to water, gas, electric, telecommunications (including mobile), and video (including cable, satellite, and streaming);
• 7% tax rate for all covered utilities;
• Reduced 3.5% rate for all covered utilities for households eligible for the PG&E CARE program, and senior (65+) households at or below 80% of Monterey County AMI

Following the June 16 meeting, staff consulted with HdL Companies, an existing City consultant with expertise in UUTs, including administration of UUTs for California cities. If the voters adopt the UUT, staff recommends that the City contract with HdL to administer the tax.

1 ANALYSIS
Resolution No. 2026-, attached as Exhibit A, would submit the MARINA 911 EMERGENCY, PUBLIC SAFETY, COMMUNITY SERVICES MEASURE , which contains a proposed ordinance imposing a 7% UUT tax, to City voters at November 3, 2026 election. The Resolution also addresses various other related matters regarding the election, including the proposed ballot question, the voter approval requirement , and the filing of ballot arguments . The proposed ordinance, which would also be attached to the Resolution, is attached to this report as Exhibit B.

Proposed Ballot Question:

The proposed ballot question, which is exactly at the 75-word maximum word count allowed under state law, is as follows:

MARINA 911 EMERGENCY, PUBLIC SAFETY, AND COMMUNITY
SERVICES MEASURE. To ensure firefighters, paramedics, police officers response to emergencies/
natural disasters, emergency operations during an earthquake; maintain safe/clean drinking water; repair streets/potholes; prevent disruptions to City services; and provide general municipal services, shall the City of Marina’s measure establishing a 7% utility users’ tax with low-income rates, generating approximately $3,830,000 annually until ended by voters, requiring spending disclosures, audits, all funds spent locally, be adopted?
YES
NO

In order to place the proposed measure on the ballot, the Resolution must be approved by a two- thirds vote of the Council.

Related Election Issues
Because the municipal election on November 3, 2026, election has already been called and consolidated with the statewide election on the same date, the Resolution would request that the County of Monterey submit this ballot measure to the City’s voters at the consolidated election.

Because the proposed ordinance is lengthy, and as authorized by Elections Code section 9280, the Resolution provides that the text of the measure will not be placed in the voter information guide or sample ballot. Instead, the proposed ordinance would be available free of charge at City Hall, on the City’s website, and by mail upon request.

The Resolution would direct the City Attorney to prepare an impartial analysis showing the effect of the ballot measure on existing law and the operation of the measure.

The Resolution also provides for the Council to authorize and direct up to two Council members to prepare and submit the ballot argument in favor of the measure and to request up to three other persons who are not City Council members to sign the argument, up to a maximum of five signers as authorized by Elections Code section 9283. These Council members and the other signers of the primary argument may, but are not required to, authorize other persons to the sign the rebuttal argument, pursuant to Elections Code section 9285.
2 Primary arguments for and against the measure would be due on August 13, 2026 , and rebuttal arguments would be due on August 20, 2026.

Proposed Ordinance

The proposed ordinance is modeled on the City of Watsonville’s Utility User Tax Ordinance, which is consistent with other modern, functional, and well -organized UUT ordinances in California. The proposed UUT ordinance attached to Exhibit A includes the direction provided by Council regarding the proposed rate, covered utilities, and reduced rate for certain low income and senior households.

Future Actions

If Council adopts the resolution, and the voters approve the UUT measure, no further action is needed from Council with the exception of certifying the election results. If approved, staff will bring an item forward to retain HdL to implement and administer the tax.

FISCAL IMPACT:

There is no fiscal impact currently, other than the costs of the election. If the voters approve the tax measure, the tax measure would generate substantial additional revenues, projected to be approximately $3.83 million annually.

CONCLUSION:

Staff recommends that Council adopt Resolution No. 2026-##

ATTACHMENTS:

A. Proposed Resolution No. 2026-, A Resolution of the City Council of the City of Marina Ordering the Submission to City Voters of a Proposed Utility Users’ Tax of 7% at the General Municipal Election to Be Held on November 3, 2026, as Previously Called by Resolution No. 2026-71

B. Proposed Ordinance No. 2026-, An Ordinance of the City of Marina Imposing a Utility Users’ Tax

_____________________
Layne P. Long
City Manager
City of Marina

REVIEWED/CONCUR:

_____________________
René A. Ortega
City Attorney
City of Marina
3 EXHIBIT A
RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA ORDERING THE SUBMISSION TO CITY VOTERS OF A PROPOSED UTILITY USERS’ TAX OF 7% AT THE GENERAL MUNICIPAL ELECTION TO BE HELD ON
NOVEMBER 3, 2026, AS PREVIOUSLY CALLED BY RESOLUTION NO. 2026-71

WHEREAS, the City is responsible for maintaining essential municipal services and protecting the public health, safety, and welfare of the Marina community; and WHEREAS, the City is committed to maintaining a safe, high -quality community, delivering emergency response services, and providing essential municipal services and facilities for residents, businesses, and visitors; and
WHEREAS, the City has historically maintained strong financial restraint to protect against unexpected economic conditions and ensure a healthy reserve policy that protects against economic volatility and prioritizes essential services; and WHEREAS, General Fund revenues support essential services, including police protection, 911 emergency response, youth and senior programs, library services, parks, infrastructure maintenance, and general municipal operations; and
WHEREAS, the City General Fund revenues are insufficient to support major facility investments such as police station, fire station, city hall and council chamber facilities, and using such current general funds to pay for new facilities would require sign ificant cuts in other essential services such as police and fire staffing, street repair and maintenance, parks and recreation programming, and keeping public areas clean and safe; and
WHEREAS, the City has a desire to improve fire and emergency life saving response times throughout areas within the City that currently experience times in excess of ten minutes to respond, which is double the industry standard for response times; and WHEREAS, the current fire station located in the Public Safety Building near Palm Ave nue can no longer fit modern fire trucks inside the garage, provide essential fire gear storage that ensures the health of firefighters, and has no additional capacity to expand firefighter capacity to meet the needs of a growing city; and
WHEREAS, the Police headquarters is also located in the Public Safety Building, has no additional capacity to support adding police officers, has insufficient capacity to handle public engagement with victims of crimes in private, does not provide consistent backup power during power outages to ensure that police operations remain available during times of particular risk, and does not have sufficient locker space to accommodate the growing contributions of female police officers; and WHEREAS, both the City police and fire operations operate in a building that does not meet seismic standards such that at the greatest time of need after an earthquake event the City emergency response could be paralyzed by the destruction of its own facility; and 4 Resolution No. 2026-

Page 2 of 6 ends

WHEREAS, the City Hall and Council Chamber facilities are operating out of fifty -year-old temporary trailers that do not meet accessibility standards, undermine the operational efficiency of city staff to deliver for residents and are not reflective of the community’s values, and WHEREAS, a City Facilities Citizen Advisory Committee (CFCAC) made up of residents from across the City thoroughly examined City facilities and unanimously agreed that replacement of the facilities is needed and important to the future and safety of the community; and WHEREAS, the CFCAC recommended that a utility users’ tax (UUT) is a logical revenue source to fund the City’s General Fund to support a budget that would fund necessary facility investments; and
WHEREAS, the City is the only city along the Monterey coastline that does not have a UUT, which is one of the few additional options available to cities to help fund essential services; and WHEREAS, the proposed UUT would be applied to both businesses and residents, but would include provisions to reduce the tax by 50% for lower-income residents and seniors, and WHEREAS, the proposed UUT would help diversify the City’s revenue sources to ensure stable fiscal operations and aid in compensating for changing consumer shopping patterns, and WHEREAS, to fund general City services, including those items discussed herein, the City Council is proposing this measure as a long -term source of locally -controlled funding that can only be used for local Marina services and to address local priorities; and WHEREAS, this measure could help maintain funding for City services and help implement the plans of the City by establishing a general tax in which the proceeds will be deposited in the City’s General Fund for general government use; and
WHEREAS, this measure incorporates accountability requirements such as public disclosure of all spending, local control, and annual independent financial audits that ensure funds are spent appropriately; and
WHEREAS, the City Council finds that revenues from a voter -approved UUT would stay in the City to support essential services and community priorities, including maintaining 911 emergency response and proactive law enforcement, maintaining senior and youth programs, and library services, maintaining streets and sidewalks, and maintaining safe parks and protecting open space; and
WHEREAS, if approved by voters, a 7% UUT tax would be levied until ended by the voters and would generate approximately $3,830,000 annually; and
WHEREAS, this ballot measure shall be known and may be cited as the “Marina 911 Emergency, Public Safety, and Community Services Measure” and shall be referred to herein as the “Measure;” and
5 Resolution No. 2026-

Page 3 of 6 ends

WHEREAS, California Constitution Article XIIIC, Section 2, provides that no local government may increase any general tax unless and until that tax is submitted to the electorate and approved by a majority vote, and that a measure proposing to adopt a general tax must be consolidated with a regularly scheduled general municipal election for members of the City Council; and WHEREAS, on June 16, 2026, the City Council adopted Resolution No. 2026-71, calling a general municipal election on November 3, 2026 and requesting that the Board of Supervisors of the County of Monterey consolidate the City’s general municipal election with the statewide general election to be held on the same date; and
WHEREAS, the Marina City Council is authorized by California Elections Code Section 9222 to submit to the voters propositions for the enactment or amendment of any ordinance, including tax measures; and
WHEREAS, California Government Code Section 53724(b) authorizes the City Council to place a general tax measure before the voters upon a two-thirds vote of all members of the City Council; and
WHEREAS, on the basis of the foregoing, the City Council has determined it is appropriate to place a measure levying a 7% UUT before the voters at the general municipal election consolidated with the statewide general election on November 3, 2026; and NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Marina as follows:

Section 1. Ballot Measure and Ballot Question

(a) Pursuant to Government Code Section 53724 and Elections Code Section 9222, the City Council orders that the following measure be submitted to the voters of the City of Marina on the ballot at the general municipal election on November 3, 2026:

(b) As the City Council by Resolution No. 2026-71, on June 16, 2026, requested that the County of Monterey Board of Supervisors consolidate the City’s general municipal election with the 6 Resolution No. 2026-

Page 4 of 6 ends

statewide general election to be held on November 3, 2026 , pursuant to the requirements of Elections Code Section 10403, the City Council hereby requests that the County of Monterey Board of Supervisors authorize the submission of this ballot measure to the voters of the City of Marina in the consolidated municipal and statewide election held on November 3, 2026.

(c) This ballot measure requires the approval of a majority (50% +1) vote of the City of Marina electorate voting on the measure at the November 3, 2026, election in order to become effective.

Section 2. Proposed Ordinance

(a) The full text of the proposed Ordinance to be submitted to the voters is attached to this Resolution as Exhibit 1.

(b) The City Council hereby approves the submission of the proposed Ordinance, as set forth in Exhibit 1, to the voters of the City at the November 3, 2026, general municipal election.

(c) The proposed Ordinance imposes a 7% utility users’ tax with specified exemptions and reductions. The proposed tax is for general City purposes and revenues will be deposited in the City’s general fund.

(d) If the above ballot measure is approved by the City of Marina electorate as specified herein, then the Ordinance shall become effective immediately upon adoption.

Section 3. Copy of Ordinance Available to Public

Because the proposed Ordinance is lengthy, and as authorized by Elections Code section 9280, the entire text of the Measure shall not be placed in the voter information guide or sample ballot.

Instead, the Measure (including the full text of the proposed Ordinance) shall be available free of charge at City Hall, on the City’s website, and by mail upon request.

Section 4. Transmittal of Resolution

The City Clerk is directed to file a certified copy of this Resolution, with Exhibits, with the County of Monterey Board of Supervisors and the County Elections Official as soon as possible and in any event no later than close of business on August 7, 2026.

Section 5. Impartial Analysis

In accordance with Elections Code Section 9280, the City Clerk is directed to transmit a copy of the Measure to the City Attorney, who is directed to prepare an impartial analysis not exceeding 500 words showing the effect of the measure on existing law and the operation of the measure.

The analysis shall include a statement indicating that the Measure was placed on the ballot by the City Council. The impartial analysis shall be filed with the City Clerk by 5:00 p.m. on August 13, 2026.

Section 6. Ballot Arguments
7 Resolution No. 2026-

Page 5 of 6 ends

(a) The primary arguments for and against the measure shall be submitted to the City Clerk by 5:00 p.m. on August 13, 2026, and shall not exceed 300 words. (b) Rebuttal arguments concerning the measure may be submitted to the City Clerk by 5:00 p.m. on August 20, 2026, and shall not exceed 250 words.
(c) The City Council authorizes the following two members of its body, ________________________ and _________________________, to file a written primary argument in favor of the Measure as specified above. The Council member authors may identify additional individuals to sign the argument in favor, as long as no more than five total authors sign. The foregoing authorization also applies to the rebuttal argument. The Council member authors may also authorize another person to sign the rebuttal argument, in accordance with Elections Code section 9285.

Section 7. Severability
If any section, subsection, sentence, clause, phrase or word of this Resolution is for any reason held to be invalid and/or unconstitutional by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The City Council hereby declares that it would have adopted this Resolution and each section or subsection, sentence, clause and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid.

Section 8. CEQA
The City Council hereby finds that the adoption of this Resolution is exempt from the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000 et seq., “CEQA,” and 14 Cal. Code Regs. Sections 15000 et seq., “CEQA Guidelines”), because it involves the creation of a government funding mechanism which does not involve any commitment to any specific project which may result in a potentially significant impact on the environment and thus is not a project subject to the requirements of CEQA pursuant to CEQA Guidelines Section 15378(b)(4), and because it is an organizational and administrative activity of government that will not result in a direct or indirect physical change in the environment pursuant to CEQA Guidelines Section 15378(b)(5).

Section 9. State Election Law

In all particulars not recited in this Resolution, the election shall be held and conducted as provided by law for holding municipal elections.

Section 10. Clerk and City Manager Authorized to Take All Necessary Acts

Notice of the time and place of the election is hereby given. Additionally, the City Clerk is authorized, instructed, and directed to give all required notices under the Elections Code, and procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment, and paraphernalia as may be necessary in order to properly and lawfully conduct the 8 Resolution No. 2026-

Page 6 of 6 ends

election. In addition, the City Manager and/or his designees are authorized and directed to do any and all things and to execute, deliver, and perform any and all agreements and documents that they deem necessary or advisable in order to effectuate the purposes of this Resolution.

Section 11. Certification

The City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions.

PASSED AND ADOPTED by the City Council of the City of Marina at a reg ular meeting duly held on the 7th day of July 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

_________________________
Bruce C. Delgado, Mayor

ATTEST:

_________________________
Anita Sharp, Deputy City Clerk

2088901.1
9 1
ORDINANCE NO. ___
AN ORDINANCE OF THE CITY OF MARINA IMPOSING A UTILITY USERS’ TAX The people of the City of Marina do ordain as follows:

Section 1. Marina Municipal Code Amended
A new Chapter 3.07, UTILITY USERS’ TAX is hereby added to Title 3—REVENUE AND FINANCE of the City of Marina Municipal Code. This new Chapter is added as follows:

3.07.010 Title and Purpose.

A. This chapter shall be known as the “Utility Users’ Tax Ordinance for the City of Marina.” This chapter is adopted pursuant to the powers of the City as a charter city, as authorized by the Constitution of the State of California, and is adopted as a tax levy to meet the usual current expenses of the City.

3.07.020 Definitions.

The following words and phrases, whenever used in this chapter, shall be construed as defined in this section:

A. "Ancillary telecommunication services" shall mean services that are associated with or incidental to the provision, use or enjoyment of telecommunications services, including but not limited to the following services:

1. "Conference bridging service" shall mean an ancillary service that links two (2) or more participants of an audio or video conference call and may include the provision of a telephone number. Conference bridging service does not include the telecommunications services used to reach the conference bridge.

2. "Detailed telecommunications billing service" shall mean an ancillary service of separately stated information pertaining to individual calls on a customer's billing statement.

3. "Directory assistance" shall mean an ancillary service of providing telephone number information, and/or address information.

4. "Vertical service" shall mean an ancillary service that is offered in connection with one (1) or more telecommunications services, which offers advanced calling features that allow customers to identify callers and to manage multiple calls and call connections, including conference bridging services.

5. "Voice mail service" shall mean an ancillary service that enables the customer to store, send or receive recorded messages. Voice mail service does not include any vertical services that the customer may be required to have in order to utilize the voice

EXHIBIT B - REVISED
2 mail service.

B. "Ancillary video services" means services that are associated with or incidental to the provision or delivery of video services, including but not limited to electronic program guide services, recording services, search functions, or other interactive services or communications that are associated with or incidental to the provision, use or enjoyment of video services.

C. "Billing address" shall mean the mailing address of the service user where the service provider submits invoices or bills for payment by the service users.

D. "City" shall mean the City of Marina.

E. "City Manager" shall mean the City Manager, or his or her authorized representative.

F. "CPI" shall mean the Consumer Price Index for the San Francisco-Oakland-San Jose Area.

G. "Gas" shall mean natural or manufactured gas or any alternative hydrocarbon fuel, which may be substituted therefor.

H. "Mobile telecommunications service" shall mean commercial mobile radio service, as defined in Section 20.3 of Title 47 of the Code of Federal Regulations, and as set forth in the Mobile Telecommunications Sourcing Act (4 U.S.C. Section 124) and the regulations thereunder.

I. "Month" shall mean a calendar month.

J. "Non-utility service supplier" shall mean:

1. A service supplier, other than a supplier of electric distribution services to all or a significant portion of the City, which generates electricity for sale to others, and shall include but not be limited to any publicly owned electric utility, investor-owned utility, cogenerator, distributed generation provider, exempt wholesale generator (4215 U.S.C.

Section 16451(6)79z-5a), municipal utility district, Federal power marketing agency, electric rural cooperative, or other supplier or seller of electricity;

2. An electric service provider (ESP), electricity broker, marketer, aggregator (including a community choice aggregator), pool operator, or other electricity supplier other than a provider of electric distribution services to all or a significant portion of the City, which sells or supplies electricity or supplemental services to electricity users within the City; and

3. A gas service supplier, aggregator, marketer or broker, other than a supplier of gas distribution services to all or a significant portion of the City, which sells or supplies gas or supplemental services to gas users within the City.

K. "Paging service" means a "telecommunications service" that provides transmission of coded radio signals for the purpose of activating specific pagers; such transmissions may include

3 messages and/or sounds.

L. "Person" shall mean, without limitation, any domestic, nonprofit or foreign corporation; firm; association; syndicate; joint stock company; partnership of any kind; limited liability company; joint venture; club; trust; Massachusetts business or common law trust; estate; society; cooperative; receiver, trustee, guardian or other representative appointed by order of any court; any natural individual; joint power agency, municipal district or municipal corporation, other than the City.

M. "Place of primary use" shall mean the street address representative of where the customer's use of the telecommunications service primarily occurs, which must be the residential street address or the primary business street address of the customer.

N. "Post-paid telecommunication service" shall mean the telecommunication service obtained by making a payment on a communication-by-communication basis either through the use of a credit card or payment mechanism such as a bank card, travel card, credit card, or debit card, or by charge made to a service number which is not associated with the origination or termination of the telecommunication service.

O. "Prepaid telecommunication service" shall mean the right to access telecommunication services, which must be paid for in advance and which enables the origination of communications using an access number or authorization code, whether manually or electronically dialed, and shall include "prepaid mobile telephonye services" as defined in Revenue and Taxation Code Section 42101004(k).

P. "Private telecommunication service" shall mean a telecommunication service that entitles the customer to exclusive or priority use of a communications channel or group of channels between or among termination points, regardless of the manner in which such channel or channels are connected, and includes switching capacity, extension lines, stations, and any other associated services that are provided in connection with the use of such channel or channels. A communications channel is a physical or virtual path of communications over which signals are transmitted between or among customer channel termination points (i.e., the location where the customer either inputs or receives the communications).

Q. "Service address" shall mean the residential street address or the business street address of the service user. For a telecommunications or video service user, "service address" means either:

1. The location of the service user's telecommunication or video equipment from which the communication originates or terminates, regardless of where the communication is billed or paid; or

2. If the location in subsection Q.1 of this definition is unknown (e.g., mobile telecommunications service or VoIP service), the service address shall mean the location of the service user's place of primary use.

3. For prepaid telecommunication service, "service address" means the point of sale of the services where the point of sale is within the City, or, if unknown, the known 4 address of the service user (e.g., billing address or location associated with the service number), which locations shall be presumed to be the place of primary use.

R. "Service supplier" shall mean any person, including the City, who provides or sells any service subject to any tax thereunder, including, without limitation, telecommunication, video, electric, gas or water service to a user of such services within the City. The term shall include any person required to collect, or self-collect under Section 3.07-080, and remit a tax as imposed by this chapter, including its billing agent in the case of electric or gas suppliers.

S. "Service user" shall mean a person required to pay a tax imposed by this chapter.

T. "State" shall mean the State of California.

U. "Tax Administrator" shall mean the Finance Director, or his or her authorized representative or designee.

V. "Telecommunications services" shall mean the transmission, conveyance, or routing of voice, data, audio, video, or any other information or signals to a point, or between or among points, whatever the technology used, and includes broadband service (e.g., digital subscriber line (DSL), fiber optic, coaxial cable, and wireless broadband, including Wi-Fi, WiMAX, and Wireless MESH) to the extent Federal and/or State law permits taxation of such broadband services, now or in the future. The term "telecommunications service" includes such transmission, conveyance, or routing in which computer processing applications are used to act on the form, code or protocol of the content for purposes of transmission, conveyance or routing without regard to whether such service is referred to as voice over Internet protocol (VoIP) services or is classified by the Federal Communications Commission as enhanced or value added, and includes video and/or data service that is functionally integrated with "telecommunication services." Telecommunications services include, but are not limited to, the following services, regardless of the manner or basis on which such services are calculated or billed: ancillary telecommunication services; intrastate, interstate and international telecommunication services; all forms of VoIP service; mobile telecommunications service; prepaid telecommunication service; post-paid telecommunication service; private telecommunication service; paging service; 800 service (or any other toll-free numbers designated by the Federal Communications Commission); 900 service (or any other similar numbers designated by the Federal Communications Commission for services whereby subscribers who call in to prerecorded or live service).

W. "Video programming" means those programming services commonly provided to subscribers by a "video service supplier" including but not limited to basic services, premium services, audio services, video games, pay-per-view services, video on demand, origination programming, or any other similar services, regardless of the content of such video programming, or the technology used to deliver such services, and regardless of the manner or basis on which such services are calculated or billed.

X. "Video services" means "video programming" and any and all services related to the providing, recording, delivering, use or enjoyment of "video programming" (including origination programming and programming using Internet Protocol, e.g., IP-TV, IP-Video, and

5 over the top TV or OTT) by a "video service supplier," regardless of the technology used to deliver, store or provide such services, and regardless of the manner or basis on which such services are calculated or billed, and includes ancillary video services, data services, "telecommunication services," or interactive communication services that are functionally integrated with "video services."
Y. "Video service supplier" means any person, company, or service which provides or sells video programming, or provides or sells the capability to receive video programming, including any communications that are ancillary, necessary or common to the provision, use or enjoyment of the video programming, to or from a business or residential address in the City, where some fee is paid, whether directly or included in dues or rental charges for that service, whether or not public rights-of-way are utilized in the delivery of the video programming or communications. A "video service supplier" includes, but is not limited to, multichannel video programming distributors (as defined in 47 U.S.C.A. Section 522(13)); open video systems (OVS) suppliers; and suppliers of cable television; master antenna television; satellite master antenna television; multichannel multipoint distribution services (MMDS); video services using Internet protocol (e.g., IP-TV and IP-Video, which provide, among other things, broadcasting and video on demand), direct broadcast satellite to the extent Federal law permits taxation of its video services, now or in the future; and other suppliers of video services (including two (2) way communications), whatever their technology.

Z. "VoIP" (voice over Internet protocol) means the digital process of making and receiving real-time voice transmissions over any Internet protocol network.

AA. "800 service" means a "telecommunications service" that allows a caller to dial a toll-free number without incurring a charge for the call. The service is typically marketed under the name "800," "855," "866," "877," and "888" toll-free calling, and any subsequent numbers designated by the Federal Communications Commission.

BB. "900 service" means an inbound toll "telecommunications service" purchased by a subscriber that allows the subscriber's customers to call in to the subscriber's prerecorded announcement or live service. "900 service" does not include the charge for: collection services provided by the seller of the "telecommunications services" to the subscriber, or service or product sold by the subscriber to the subscriber's customer. The service is typically marketed under the name "900" service, and any subsequent numbers designated by the Federal Communications Commission.

3.07-030 Constitutional and Statutory Exemptions and Reductions A. The taxes imposed by this chapter shall not apply to any either of the following, each of which will be considered an “exemption” for the purposes of this chapter:

1. Any person or service if imposition of such tax upon that person or service would be in violation of a Federal or State statute or the Constitution of the State of California, or the Constitution of the United States; or

2. The City, and the State of California and its subdivisions.

6 A.B. The taxes imposed by this chapter shall be subject to the following reductions, each of which shall be considered an “exemption” for the purposes of this chapter:

3.1. Low Income Reduction. A residential service user shall be eligible for a fifty percent (50%) reduction of the taxes imposed by this chapter if he or she is qualified and is enrolled in Pacific Gas & Electric Company's (PG&E) CARE Program ("California Alternate Rates for Energy" program). Individuals receiving the reduction described in this subsection must reside at the location receiving the service; the reduction shall not apply to any nonresidential service location.

4.2. Low-income Senior Reduction. A residential service user who is sixty-five (65) years old or older and is the head of a household that is at or below eighty percent (80%) of Area Median Income for Monterey County shall be eligible for a fifty percent (50%) reduction of the taxes imposed by this chapter.

B.C. Any service user that is exempt from the tax imposed by this chapter pursuant to subsection A of this section shall file an application with the Tax Administrator for an exemption; provided, however, this requirement shall not apply to a service user that is a State or Federal agency or subdivision with a commonly recognized name for such service. Said application shall be made upon a form approved by the Tax Administrator and shall state those facts, declared under penalty of perjury, which qualify the applicant for an exemption, and shall include the names of all service suppliers serving that service user. If deemed exempt by the Tax Administrator, such service user shall give the Tax Administrator timely written notice of any change in service suppliers so that the Tax Administrator can properly notify the new service supplier of the service user's tax exempt status. A service user that fails to apply and obtain an exemption pursuant to this section shall not be entitled to a refund of a users' tax collected and remitted to the Tax Administrator from such service user as a result of such noncompliance.

C.D. The decision of the Tax Administrator regarding an exemption application may be appealed pursuant to Section 3.07-210. Filing an application with the Tax Administrator and appeal to the City Manager, or designee, pursuant to Section 3.07-210 is a prerequisite to a suit thereon.

D.E. The City Council may, by resolution, establish one (1) or more classes of persons or one (1) or more classes of utility service otherwise subject to payment of a tax imposed by this chapter and provide that such classes of persons or service shall be exempt, in whole or in part from such tax for a specified period of time.

3.07-040 Telecommunication Users’ Tax.

A. There is hereby imposed a tax upon every person in the City using telecommunication services. The tax imposed by this section shall be at the rate of seven percent (7%) of the charges made for such services and shall be collected from the service user by the telecommunication services supplier or its billing agent, or as otherwise provided by law. There is a rebuttable presumption that telecommunication services, which are billed to a billing or service address in the City, are used, in whole or in part, within the City's boundaries, and such services are subject to taxation under this section. There is also a rebuttable presumption that prepaid

7 telecommunication services sold within the City are primarily used, in whole or in part, within the City and are therefore subject to taxation under this section. If the billing address of the service user is different from the service address, the service address of the service user shall be used for purposes of imposing the tax. As used in this section, the term "charges" shall include the value of any other services, credits, property of every kind or nature, or other consideration provided by the service user in exchange for the telecommunication services.

B. "Mobile telecommunications service" shall be sourced in accordance with the sourcing rules set forth in the Mobile Telecommunications Sourcing Act (4 U.S.C. Section 116 et seq24).

The Tax Administrator may issue and disseminate to telecommunication service suppliers, which are subject to the tax collection requirements of this section, sourcing rules for the taxation of other telecommunication services, including but not limited to post-paid telecommunication services, prepaid telecommunication services, and private telecommunication services; provided, that such rules are based upon custom and common practice that further administrative efficiency and minimize multi-jurisdictional taxation.

C. The Tax Administrator may issue and disseminate to telecommunication service suppliers, which are subject to the tax collection requirements of this section, an administrative ruling identifying those telecommunication services, or charges therefor, that are subject to the tax of subsection A of this section. This administrative ruling shall not impose a new tax, revise an existing tax methodology as stated in this section, or increase an existing tax, except as allowed by California Government Code Section 53750(h)(2)-(3)(A).

D. As used in this section, the term "telecommunication services" shall include, but is not limited to, charges for: connection, reconnection, termination or early termination charges; movement or change of telecommunication services; late payment fees; detailed billing; central office and custom calling features (including but not limited to call waiting, call forwarding, caller identification and three (3) way calling); voice mail and other messaging services; directory assistance; access and line charges; universal service charges; fees, charges or surcharges, imposed by any State or Federal agency or law (whether such charges or surcharges are imposed on the service supplier or the customer); local number portability charges; and text and instant messaging. "Telecommunication services" shall not include digital downloads that are not "ancillary telecommunication services," such as music, ringtones, games, and similar digital products.

E. To prevent actual multi-jurisdictional taxation of telecommunication services subject to tax under this section, any service user, upon proof to the Tax Administrator that the service user has previously paid the same tax in another state or city on such telecommunication services, shall be allowed a credit against the tax imposed to the extent of the amount of such tax legally imposed in such other state or city; provided, however, the amount of credit shall not exceed the tax owed to the City under this section.

F. The tax on telecommunication services imposed by this section shall be collected from the service user by the service supplier. The amount of tax collected in one (1) month shall be remitted to the Tax Administrator, and must be received by the Tax Administrator on or before the twentieth day of the following month.

8 3.07-050 Video Users’ Tax.

A. There is hereby imposed a tax upon every person in the City using video services from a video provider. The tax imposed by this subsection shall be at the rate of seven percent (7%) of the charges made for such services, and shall be collected from the service user by the video service supplier or its billing agent. There is a rebuttable presumption that video services, which are billed to a billing or service address in the City, are used, in whole or in part, within the City's boundaries, and such services are subject to taxation under this chapter. If the billing address of the service user is different from the service address, the service address of the service user shall be used for purposes of imposing the tax.

B. As used in this section, the term "charges" shall include, but is not limited to, charges for the following:

1. Fees, charges or surcharges imposed by any State or Federal agency or law; including franchise fees and access fees (PEG): whether such fees, charges or surcharges are imposed on the service supplier or the customer;

2. Initial installation of equipment necessary for provision and receipt of video services;

3. Late fees, collection fees, bad debt recoveries, and return check fees;

4. Activation fees, reactivation fees; termination or early termination charges; and reconnection fees;

5. Video programming and video services;

6. Ancillary video programming services (e.g., electronic program guide services, search functions, recording functions, or other interactive services or communications that are ancillary, necessary or common to the use or enjoyment of the video services);

7. Equipment leases (e.g., remote, set box, recording and/or search devices; converters); and

8. Service calls, service protection plans, name changes, changes of services, and special services.

C. As used in this section, the term "charges" shall include the value of any other services, credits, property of every kind or nature, or other consideration provided by the service user in exchange for the video services.

D. The Tax Administrator may issue and disseminate to video service suppliers, which are subject to the tax collection requirements of this chapter, an administrative ruling identifying those video services, or charges therefor, that are subject to or not subject to the tax of subsection A of this section.

E. The tax imposed by this section shall be collected from the service user by the video 9 service supplier, its billing agent, or a reseller of such services. In the case of video service, the service user shall be deemed to be the purchaser of the bulk video service (e.g., an apartment owner), unless such service is resold to individual users, in which case the service user shall be the ultimate purchaser of the video service. The amount of tax collected in one (1) month shall be remitted to the Tax Administrator, and must be received by the Tax Administrator on or before the twentieth day of the following month.

3.07-060 Electricity Users’ Tax.

A. There is hereby imposed a tax upon every person using electricity in the City. The tax imposed by this section shall be at the rate of seven percent (7%) of the charges made for such electricity, and for any supplemental services or other associated activities directly related to and/or necessary for the provision of electricity to the service user, which are provided by a service supplier or non-utility service supplier to a service user. The tax shall be collected from the service user by the service supplier or non-utility service supplier, or its billing agent.

B. As used in this section, the term "charges" shall apply to all services, components and items that are: (1) necessary or common to the receipt, use and enjoyment of electric service; or (2) currently, or historically have been, included in a single or bundled rate for electric service by a local distribution company to a class of retail customers. The term "charges" shall include, but is not limited to, the following charges:

1. Energy charges;

2. Distribution or transmission charges;

3. Metering charges;

4. Standby, reserves, firming, voltage support, regulation, emergency, or other similar charges for supplemental services to self-generation service users;

5. Customer charges, late charges, service establishment or reestablishment charges, termination or early termination charges, demand charges, fuel or other cost adjustments, power exchange charges, independent system operator (ISO) charges, stranded investment or competitive transition charges (CTC), public purpose program charges, nuclear decommissioning charges, trust transfer amounts (bond financing charges), franchise fees, franchise surcharges, annual and monthly charges, and other charges, fees and surcharges which are necessary to or common for the receipt, use and enjoyment of electric service; and

6. Fees, charges or surcharges imposed by any State or Federal agency or law, whether or not such fees, charges or surcharges appear on a bundled or line item basis on the customer billing, or whether they are imposed on the service provider or the customer.

10 D. The Tax Administrator, from time to time, may survey the electric service suppliers to identify the various unbundled billing components of electric retail service that they commonly provide to residential and commercial/industrial customers in the City, and the charges therefor, including those items that are mandated by State or Federal regulatory agencies as a condition of providing such electric service. The Tax Administrator, thereafter, may issue and disseminate to such electric service providers an administrative ruling identifying those components and items which are: (1) necessary or common to the receipt, use or enjoyment of electric service; or (2) currently, or historically have been, included in a single or bundled rate for electric service by a local distribution company to a class of retail customers. Unbundled charges for such components and items shall be subject to the tax of subsection A of this section.

E. As used in this section, the term "using electricity" shall not be construed to include the mere receiving of such electricity by an electric public utility or governmental agency at a point within the City for resale.

F. The tax on electricity provided by self-production or by a non-utility service supplier not under the jurisdiction of this chapter shall be collected and remitted in the manner set forth in Section 3.07-080. All other taxes on charges for electricity imposed by this section shall be collected from the service user by the electric service supplier or its billing agent. The amount of tax collected in one (1) month shall be remitted to the Tax Administrator, and must be received by the Tax Administrator on or before the twentieth day of the following month; or, at the option of the person required to collect and/or remit the tax, such person shall remit an estimated amount of tax measured by the tax billed in the previous month or upon the payment pattern of the service user, which must be received by the Tax Administrator on or before the twentieth day of following month; provided, that the service user shall submit an adjusted payment or request for credit, as appropriate, within sixty (60) days following each calendar quarter. The credit, if approved by the Tax Administrator, may be applied against any subsequent tax bill that becomes due.

3.07-070 Gas Users’ Tax.

A. There is hereby imposed a tax upon every person using gas in the City, which is delivered through a pipeline distribution system or by mobile transport. The tax imposed by this section shall be at the rate of seven percent (7%) of the charges made for such gas, including all services related to the storage, transportation and delivery of such gas. The tax shall be collected from the service user by the service supplier or non-utility service supplier, or its billing agent, and shall apply to all uses of gas, including but not limited to heating, electric generation by a nonpublic utility, and the use of gas as a component of a manufactured product.

B. As used in this section, the term "charges" shall apply to all services, components and items for gas service that are: (1) necessary or common to the receipt, use and enjoyment of gas service; or (2) currently, or historically have been, included in a single or bundled rate for gas service by a local distribution company to a class of retail customers. The term "charges" shall include, but is not limited to, the following charges:

1. The commodity charges for purchased gas, or the cost of gas owned by the service user (including the actual costs attributed to drilling, production, lifting, storage,

11 gathering, trunkline, pipeline, and other operating costs associated with the production and delivery of such gas), which is delivered through a gas pipeline distribution system;

2. Gas transportation charges (including interstate charges to the extent not included in commodity charges);

3. Storage charges; provided, however, that the service provider shall not be required to apply the tax to any charges for gas storage services when the service providers cannot, as a practical matter, determine the jurisdiction where such stored gas is ultimately used; but it shall be the obligation of the service user to self-collect the amount of tax not applied to any charge for gas storage by the service supplier and to remit the tax to the appropriate jurisdiction;
Capacity or demand charges, late charges, service establishment or reestablishment charges, termination or early termination charges, marketing charges, administrative charges, transition charges, customer charges, minimum charges, annual and monthly charges, and any other charges which are necessary or common to the receipt, use and enjoyment of gas service; and

4. Fees, charges or surcharges imposed by any State or Federal agency or law, whether or not such fees, charges or surcharges appear on a bundled or line item basis on the customer billing, or whether they are imposed on the service provider or the customer.

D. The Tax Administrator, from time to time, may survey the gas service suppliers to identify the various unbundled billing components of gas retail service that they commonly provide to residential and commercial/industrial customers in the City, and the charges therefor, including those items that are mandated by State or Federal regulatory agencies as a condition of providing such gas service. The Tax Administrator, thereafter, may issue and disseminate to such gas service suppliers an administrative ruling identifying those components and items which are:
(1) necessary or common to the receipt, use or enjoyment of gas service; or (2) currently, or historically have been, included in a single or bundled rate for gas service by a local distribution company to a class of retail customers. Charges for such components and items shall be subject to the tax of subsection A of this section.

E. As used in this section, the term "using gas" shall not be construed to include the mere receiving of such gas by a gas public utility or governmental agency at a point within the City for resale.

F. The tax on gas provided by self-production or by a non-utility service supplier not under the jurisdiction of this chapter shall be collected and remitted in the manner set forth in Section

3.07-080. All other taxes on charges for gas imposed by this section shall be collected from the service user by the gas service supplier or its billing agent. The amount of tax collected in one (1) month shall be remitted to the Tax Administrator, and must be received by the Tax

12 Administrator on or before the twentieth day of the following month; or, at the option of the person required to collect and/or remit the tax, such person shall remit an estimated amount of tax measured by the tax billed in the previous month or upon the payment pattern of the service user, which must be received by the Tax Administrator on or before the twentieth day of the following month; provided, that the service user shall submit an adjusted payment or request for credit, as appropriate, within sixty (60) days following each calendar quarter. The credit, if approved by the Tax Administrator, may be applied against any subsequent tax bill that becomes due.

3.07-080 Collection of Tax from Service Users Receiving Direct Purchase of Gas or Electricity
A. Any service user subject to the tax imposed by Section 3.07-060 or 3.07-070, which produces gas or electricity for self-use; which receives gas or electricity, including any related supplemental services, directly from a non-utility service supplier not under the jurisdiction of this chapter; or which, for any other reason, is not having the full tax collected and remitted by its service supplier, a non-utility service supplier, or its billing agent on the use of gas or electricity in the City, including any related supplemental services, shall report said fact to the Tax Administrator and shall remit the tax due directly to the Tax Administrator within thirty (30) days of such use. In lieu of paying said actual tax, the service user may, at its option, remit to the Tax Administrator within thirty (30) days for such use an estimated amount of tax measured by the tax billed in the previous month, or upon the payment pattern of similar customers of the service supplier using similar amounts of gas or electricity; provided, that the service user shall submit an adjusted payment or request for credit, as appropriate, within sixty (60) days following each calendar quarter. The credit, if approved by the Tax Administrator, may be applied against any subsequent tax bill that becomes due.

B. The Tax Administrator may require said service user to identify its non-utility service supplier and provide, subject to audit, invoices, books of account, or other satisfactory evidence documenting the quantity of gas or electricity used, including any related supplemental services, and the cost or price thereof. If the service user is unable to provide such satisfactory evidence, or, if the administrative cost of calculating the tax in the opinion of the Tax Administrator is excessive, the Tax Administrator may determine the tax by applying the tax rate to the equivalent charges the service user would have incurred if the gas or electricity used, including any related supplemental services, had been provided by the service supplier that is the primary supplier of gas or electricity within the City.

C. If the service user or its agent produces electricity for self-use and fails to meter the amount of electricity used by the service user, or fails to meter the amount of electricity that is taken against electricity provided by a service supplier (e.g., net-metering), the Tax Administrator may, for purposes of calculating the tax hereunder, estimate the amount of electricity that is self-produced based on the manufacturer's estimate of annual electricity generation for the facility used by the service user to generate electricity.

3.07-090 Nonresidential Rebate (Gas and Electricity)
Except as otherwise provided herein, any nonresidential service user, other than an electrical

13 corporation or gas corporation, with combined electric and gas taxes of more than the amount established by resolution of the Council but not to exceed Nine Thousand Nine Hundred and no/100ths ($9,900.00) Dollars, which amount shall be annually adjusted each fiscal year to reflect the Consumer Price Index (CPI), shall receive a rebate from taxes collected in excess of the amount established by resolution of the Council during a fiscal year for such use. Rebates shall be made monthly. Businesses eligible for the decreased tax described above shall advise the City of any rebate due by submitting a copy of each month's electric and gas bills to the City Finance Director.

3.07-100 Water Users’ Tax
A. There is imposed a tax upon every person using water in the City which is transported and delivered through a pipeline distribution system. The tax imposed by this section shall be at the rate of seven percent (7%) of the charges made for such water.

B. As used in this section, the term "charges" shall apply to all services, components and items that are: (1) necessary for or common to the receipt, use or enjoyment of water service; or (2) currently are or historically have been included in a single or bundled rate for water service by a local distribution company to a class of retail customers. The term "charges" shall include, but is not limited to, the following charges: water commodity charges (potable and nonpotable); distribution or transmission charges; metering charges; customer charges; fire protection services; late charges; service establishment or reestablishment charges; franchise fees; franchise surcharges; annual and monthly charges; and other charges, fees and surcharges which are necessary for or common to the receipt, use or enjoyment of water service; and charges, fees, or surcharges, which are mandated by any State or Federal agency or law, or a water district, whether or not such charges, fees, or surcharges appear on a bundled or line item basis on the customer billing.

D. The Tax Administrator, from time to time, may survey the water service suppliers in the City to identify the various unbundled billing components of water retail service that they commonly provide to residential and commercial/industrial customers in the City, and the charges therefor, including those items that are mandated by a water district or a State or Federal agency as a condition of providing such water service. The Tax Administrator, thereafter, may issue and disseminate to such water service suppliers an administrative ruling identifying those components and items which are: (1) necessary for or common to the receipt, use or enjoyment of water service; or (2) currently are or historically have been included in a single or bundled rate for water service by a local distribution company to a class of retail customers. Charges for such components and items shall be subject to the tax of subsection A of this section.

E. The tax on water service imposed by this section shall be collected from the service user by the water service supplier or its billing agent. The amount of tax collected in one (1) month shall be remitted to the Tax Administrator, and must be received by the Tax Administrator on or before the twentieth day of the following month.

14 3.07-110 Effect of Commingling Taxable Items with Nontaxable Items If any nontaxable service charges are combined with and not separately stated from taxable service charges on the customer bill or invoice of a service supplier, the combined charge is subject to tax unless the service supplier is able to establish reasonable values for the portions of the combined charge that are nontaxable and taxable. If the service supplier offers a combination of taxable and nontaxable services, and the charges are separately stated, the service supplier shall assign reasonable values for the taxable and nontaxable services. In assigning reasonable values for taxable and nontaxable services under this section, the service supplier may use reasonable and verifiable standards, as approved by the Tax Administrator, such as: (a) the books and records kept in the regular course of business and in accordance with generally accepted accounting principles (not created and maintained for tax purposes); (b) the market value of such taxable and nontaxable services when offered on a stand-alone basis by the supplier or its competitors; or (c) other similar evidence of value. The service supplier has the burden of proving to the satisfaction of the Tax Administrator the proper valuation and apportionment of taxable and nontaxable charges under this section.

3.07-120 Substantial Nexus/Minimum Contacts
For purposes of imposing a tax or establishing a duty to collect and remit a tax under this chapter, "substantial nexus," "substantial economic presence," and "minimum contacts" shall be construed broadly in favor of the imposition, collection and/or remittance of the utility users' tax to the fullest extent permitted by State and Federal law, and as it may change from time to time by judicial interpretation or by statutory enactment. Any telecommunication service (including VoIP) used by a person with a service address in the City, which service is capable of terminating a call to another person on the general telephone network, shall be subject to a rebuttable presumption that "substantial nexus/minimum contacts" exists for purposes of imposing a tax, or establishing a duty to collect and remit a tax, under this chapter. A service supplier shall be deemed to have sufficient activity in the City for tax collection and remittance purposes if its activities include, but are not limited to, any of the following: maintains or has within the City, directly or through an agent, affiliate or subsidiary, a place of business of any nature; solicits business in the City by employees, independent contractors, resellers, agents, affiliates or other representatives; solicits business in the City on a continuous, regular, seasonal or systematic basis by means of advertising that is broadcast or relayed from a transmitter within the City or distributed from a location within the City; or advertises in newspapers or other periodicals printed and published within the City or through materials distributed in the City by means other than the United States mail; or if there are activities performed in the City on behalf of the service supplier that are significantly associated with the service supplier's ability to establish and maintain a market in the City for the provision of utility services that are subject to a tax under this chapter (e.g., an affiliated person engaging in activities in the City that inure to the benefit of the service supplier in its development or maintenance of a market for its services in the City).

3.07-130 Duty to Collect – Procedures
A. Collection by Service Suppliers. The duty of service suppliers to collect and remit the taxes imposed by the provisions of this chapter shall be performed as follows:

15 1. The tax shall be collected by service suppliers insofar as practicable at the same time as, and along with, the collection of the charges made in accordance with the regular billing practice of the service supplier. Where the amount paid by a service user to a service supplier is less than the full amount of the charge and tax that was accrued for the billing period, a proportionate share of both the charge and the tax shall be deemed to have been paid. In those cases where a service user has notified the service supplier of refusal to pay the tax imposed on said charges, Section 3.07-160 shall apply.

2. The duty of a service supplier to collect the tax from a service user shall commence with the beginning of the first regular billing period applicable to the service user where all charges normally included in such regular billing are subject to the provisions of this chapter. Where a person receives more than one (1) billing, one (1) or more being for different periods than another, the duty to collect shall arise separately for each billing period.

B. Filing Return and Payment. Each person required by this chapter to remit a tax shall file a return to the Tax Administrator, on forms approved by the Tax Administrator, on or before the due date. The full amount of the tax collected shall be included with the return and filed with the Tax Administrator. The Tax Administrator is authorized to require such additional information as he or she deems necessary to determine if the tax is being levied, collected, and remitted in accordance with this chapter. Returns are due immediately upon cessation of business for any reason. Pursuant to Revenue and Tax Code Section 7284.6, the Tax Administrator, and its agents, shall maintain such filing returns as confidential information that is exempt from the disclosure provisions of the Public Records Act.

3.07-140 Collection Penalties – Service Suppliers or Self-Collectors A. Taxes collected from a service user, or owed by a service user subject to Section 3.07- 080, are delinquent if not received by the Tax Administrator on or before the due date. Should the due date occur on a weekend or legal holiday, the return must be received by the Tax Administrator on the first regular working day following the weekend or legal holiday. A direct deposit, including electronic fund transfers and other similar methods of electronically exchanging monies between financial accounts, made by a service supplier in satisfaction of its obligations under this section shall be considered timely if the transfer is initiated on or before the due date, and the transfer settles into the City's account on the following business day.

B. If the person required to collect and/or remit the utility users' tax fails to collect the tax (by failing to properly assess the tax on one (1) or more services or charges on the customer's billing) or fails to remit the tax collected on or before the due date, or, in the case of a service user that fails to properly self-collect and remit the tax under Section 3.07-080 on or before the due date, the Tax Administrator shall attach a penalty for such delinquencies or deficiencies at the rate of fifteen (15%) percent of the total tax that is delinquent or deficient in the remittance, and shall pay interest at the rate of three-quarters (0.75%) percent per month, or any fraction thereof, on the amount of the tax, exclusive of penalties, from the date on which the remittance first becomes delinquent, until paid.

C. The Tax Administrator shall have the power to impose additional penalties upon persons

16 required to collect and remit taxes pursuant to the provisions of this chapter for fraud or gross negligence in reporting or remitting at the rate of fifteen (15%) percent of the amount of the tax collected and/or required to be remitted, or as recomputed by the Tax Administrator.

D. For collection purposes only, every penalty imposed and such interest that is accrued under the provisions of this section shall become a part of the tax herein required to be paid.

E. Notwithstanding the foregoing, the Tax Administrator may, in his or her discretion, modify the due dates and/or penalty and interest provisions of this section to be consistent with any uniform standards or procedures that are mutually agreed upon by UUT public agencies, or otherwise legally established, to create a UUT central payment location or mechanism.

3.07-150 Deficiency Determination and Assessment – Tax Application Errors A. The Tax Administrator shall make a deficiency determination if he or she determines that any person required to pay or collect taxes pursuant to the provisions of this chapter has failed to pay, collect, and/or remit the proper amount of tax by improperly applying or failing to apply the tax to one or more taxable services or charges. Nothing herein shall require that the Tax Administrator institute proceedings under this section if, in the opinion of the Tax Administrator, the cost of collection or enforcement likely outweighs the tax benefit.

B. The Tax Administrator shall mail a notice of such deficiency determination to the person required to pay or remit the tax, which notice shall refer briefly to the amount of the taxes owed, plus interest at the rate of three-quarters (0.75%) percent per month, or any fraction thereof, on the amount of the tax from the date on which the tax should have been received by the City.

Within fourteen (14) calendar days after the date of service of such notice, the person may send a request in writing to the Tax Administrator asking for a hearing on the matter.

C. If the person fails to request a hearing within the prescribed time period, the amount of the deficiency determination shall become a final assessment, and shall immediately be due and owing to the City. If the person requests a hearing, the Tax Administrator shall cause the matter to be set for hearing, which shall be scheduled within thirty (30) days after receipt of the written request for hearing. Notice of the time and place of the hearing shall be mailed by the Tax Administrator to such person at least ten (10) calendar days prior to the hearing, and, if the Tax Administrator desires said person to produce specific records at such hearing, such notice may designate the records requested to be produced.

D. At the time fixed for the hearing, the Tax Administrator shall hear all relevant testimony and evidence, including that of any other interested parties. At the discretion of the Tax Administrator, the hearing may be continued from time to time for the purpose of allowing the presentation of additional evidence. Within a reasonable time following the conclusion of the hearing, the Tax Administrator shall issue a final assessment (or nonassessment), thereafter, by confirming, modifying or rejecting the original deficiency determination, and shall mail a copy of such final assessment to person owing the tax. The decision of the Tax Administrator may be appealed pursuant to Section 3.07-210. Filing an application with the Tax Administrator and appeal to the City Manager, or designee, pursuant to Section 3.07-210 is a prerequisite to a suit thereon.

17 E. Payment of the final assessment shall become delinquent if not received by the Tax Administrator on or before the thirtieth day following the date of receipt of the notice of final assessment. The penalty for delinquency shall be fifteen (15%) percent on the total amount of the assessment, along with interest at the rate of three-quarters (0.75%) percent per month, or any fraction thereof, on the amount of the tax, exclusive of penalties, from the date of delinquency, until paid. The applicable statute of limitations regarding a claim by the City seeking payment of a tax assessed under this chapter shall commence from the date of delinquency as provided in this subsection E.

F. All notices under this chapter may be sent by regular mail, postage prepaid, and shall be deemed received on the third calendar day following the date of mailing, as established by a proof of mailing.

3.07-160 Administrative Remedy – Nonpaying Service Users A. Whenever the Tax Administrator determines that a service user has deliberately withheld the amount of the tax owed by the service user from the amounts remitted to a person required to collect the tax, or whenever the Tax Administrator deems it in the best interest of the City, he or she may relieve such person of the obligation to collect the taxes due under this section from certain named service users for specific billing periods. Whenever the service user has failed to pay the amount of tax owed for a period of two (2) or more billing periods, the service supplier shall be relieved of the obligation to collect taxes due. The service supplier shall provide the City with the names and addresses of such service users and the amounts of taxes owed under the provisions of this section. Nothing herein shall require that the Tax Administrator institute proceedings under this section if, in the opinion of the Tax Administrator, the cost of collection or enforcement likely outweighs the tax benefit.

B. In addition to the tax owed, the service user shall pay a delinquency penalty at the rate of fifteen (15%) percent of the total tax that is owed, and shall pay interest at the rate of three- quarters (0.75%) percent per month, or any fraction thereof, on the amount of the tax, exclusive of penalties, from the due date, until paid.

C. The Tax Administrator shall notify the nonpaying service user that the Tax Administrator has assumed the responsibility to collect the taxes due for the stated periods and demand payment of such taxes, including penalties and interest. The notice shall be served on the service user by personal delivery or by deposit of the notice in the United States mail, postage prepaid, addressed to the service user at the address to which billing was made by the person required to collect the tax; or, should the service user have a change of address, to his or her last known address.

D. If the service user fails to remit the tax to the Tax Administrator within thirty (30) days from the date of the service of the notice upon him or her, the Tax Administrator may impose an additional penalty of fifteen (15%) percent of the amount of the total tax that is owed.

3.07-170 Actions to Collect
Any tax required to be paid by a service user under the provisions of this chapter shall be deemed a debt owed by the service user to the City. Any such tax collected from a service user which has

18 not been remitted to the Tax Administrator shall be deemed a debt owed to the City by the person required to collect and remit and shall no longer be a debt of the service user. Any person owing money to the City under the provisions of this chapter shall be liable in an action brought in the name of the City for the recovery of such amount, including penalties and interest as provided for in this chapter, along with any collection costs incurred by the City as a result of the person's noncompliance with this chapter, including, but not limited to, reasonable attorney's fees. In the event that a service user or service supplier owing a tax under this chapter files bankruptcy, then such debt to the City shall be deemed an unsecured priority excise tax obligation under 11 U.S.C.A. Section 507(a)(8)(C). Service suppliers who seek to collect charges for service in bankruptcy proceedings shall also include in any such claim the amount of taxes due the City for those services, unless the Tax Administrator determines that such duty is in conflict with any Federal or State law, rule, or regulation or that such action would be administratively impractical.

3.07-180 Additional Powers and Duties of the Tax Administrator A. The Tax Administrator shall have the power and duty, and is hereby directed, to enforce each and all of the provisions of this chapter.

B. The Tax Administrator may adopt administrative rules and regulations consistent with provisions of this chapter for the purpose of interpreting, clarifying, carrying out and enforcing the payment, collection and remittance of the taxes herein imposed. The administrative ruling shall not impose a new tax, revise an existing tax methodology as stated in this chapter, or increase an existing tax, except as allowed by California Government Code Section 53750(h)(2)- (3). A copy of such administrative rules and regulations shall be on file in the Tax Administrator's office. To the extent that the Tax Administrator determines that the tax imposed under this chapter shall not be collected in full for any period of time from any particular service supplier or service user, that determination shall be considered an exercise of the Tax Administrator's discretion to settle disputes and shall not constitute a change in taxing methodology for purposes of Government Code Section 53750 or otherwise. The Tax Administrator is not authorized to take any action that would result in the utility users’ tax being “increased” as that term is defined in amend the City's methodology for purposes of Government Code Section 53750. and tThe City does not waive or abrogate its ability to impose the utility users' tax in full as a result of promulgating administrative rulings or entering into agreements.

C. Upon a proper showing of good cause, the Tax Administrator may make administrative agreements, with appropriate conditions, to vary from the strict requirements of this chapter and thereby: (1) conform to the billing procedures of a particular service supplier (or service user subject to Section 3.07-080) so long as said agreements result in the collection of the tax in conformance with the general purpose and scope of this chapter; or (2) to avoid a hardship where the administrative costs of collection and remittance greatly outweigh the tax benefit. A copy of each such agreement shall be on file in the Tax Administrator's office, and are voidable by the Tax Administrator or the City at any time.

D. The Tax Administrator may conduct an audit, to ensure proper compliance with the requirements of this chapter, of any person required to collect and/or remit a tax pursuant to this

19 chapter. The Tax Administrator shall notify said person of the initiation of an audit in writing. In the absence of fraud or other intentional misconduct, the audit period or review shall not exceed a period of three (3) years next preceding the date of receipt of the written notice by said person from the Tax Administrator. Upon completion of the audit, the Tax Administrator may make a deficiency determination pursuant to Section 3.07-150 for all taxes (and applicable penalties and interest) owed and not paid, as evidenced by information provided by such person to the Tax Administrator. If said person is unable or unwilling to provide sufficient records to enable the Tax Administrator to verify compliance with this chapter, the Tax Administrator is authorized to make a reasonable estimate of the deficiency. Said reasonable estimate shall be entitled to a rebuttable presumption of correctness.

E. Upon receipt of a written request of a taxpayer, and for good cause, the Tax Administrator may extend the time for filing any statement required pursuant to this chapter for a period of not to exceed forty-five (45) days; provided, that the time for filing the required statement has not already passed when the request is received. No penalty for delinquent payment shall accrue by reason of such extension. Interest shall accrue during said extension at the rate of three-quarters (0.75%) percent per month, prorated for any portion thereof.

F. The Tax Administrator shall determine the eligibility of any person who asserts a right to exemption from, or a refund of, the tax imposed by this chapter.

G. The Tax Administrator, with the written approval of the City Attorney, may compromise a claim pursuant to this chapter where the portion of the claim proposed to be released is equal to or less than Four Thousand Nine Hundred Ninety-Nine and no/100ths ($4,999.00) Dollars; and, with the approval of the City Attorney and the City Council, may compromise such a claim where the portion proposed to be released is greater than Four Thousand Nine Hundred Ninety- Nine and no/100ths ($4,999.00) Dollars.

H. Notwithstanding any provision in this chapter to the contrary, the Tax Administrator may waive any penalty or interest imposed upon a person required to collect and/or remit for failure to collect the tax imposed by this chapter if, in the opinion of the Tax Administrator, the noncollection occurred in good faith. In determining whether the noncollection was in good faith, the Tax Administrator may take into consideration the uniqueness of the product or service, industry practice or other precedence, or whether the person offers to voluntarily disclose its tax liability. To encourage voluntary full disclosure and on-going cooperation on tax collection and remittance, the Tax Administrator, and its agents, may enter into agreements with the tax- collecting service providers and grant prospective only effect on any changes regarding the taxation of services or charges that were previously deemed by the service provider, in good faith and without gross negligence, to be nontaxable. In determining whether the noncollection was in good faith and without gross negligence, the Tax Administrator may take into consideration the uniqueness of the product or service, industry practice or other precedence, and whether the disclosure was voluntarily made by the service provider or its agent.

3.07-190 Records
A. It shall be the duty of every person required to collect and/or remit to the City any tax imposed by this chapter to keep and preserve, for a period of at least three (3) years, all records

20 as may be necessary to determine the amount of such tax that such person may have been liable for the collection of and remittance to the Tax Administrator, which records the Tax Administrator shall have the right to inspect at a reasonable time.

B. The Tax Administrator may issue an administrative subpoena to compel a person to deliver, to the Tax Administrator, copies of all records deemed necessary by the Tax Administrator to establish compliance with this chapter, including the delivery of records in a common electronic format on readily available media if such records are kept electronically by the person in the usual and ordinary course of business. As an alternative to delivering the subpoenaed records to the Tax Administrator on or before the due date provided in the administrative subpoena, such person may provide access to such records outside the City on or before the due date; provided, that such person shall reimburse the City for all reasonable travel expenses incurred by the City to inspect those records, including travel, lodging, meals, and other similar expenses, but excluding the normal salary or hourly wages of those persons designated by the City to conduct the inspection.

C. The Tax Administrator is authorized to execute a nondisclosure agreement approved by the City Attorney to protect the confidentiality of customer information pursuant to California Revenue and Tax Code Sections 7284.6 and 7284.7. The Tax Administrator may request from a person providing transportation or distribution services of gas or electricity to service users within the City, a list of the names, billing and service addresses, quantities of gas or electricity delivered, and other pertinent information, of its transportation customers within the City pursuant to Section 6354(e) of the California Public Utilities Code.

D. If a service supplier uses a billing agent or billing aggregator to bill, collect, and/or remit the tax, the service supplier shall: (1) provide to the Tax Administrator the name, address and telephone number of each billing agent and billing aggregator currently authorized by the service supplier to bill, collect, and/or remit the tax to the City; and (2) upon request of the Tax Administrator, deliver, or effect the delivery of, any information or records in the possession of such billing agent or billing aggregator that, in the opinion of the Tax Administrator, is necessary to verify the proper application, calculation, collection and/or remittance of such tax to the City.

E. If any person subject to record-keeping under this chapter unreasonably denies the Tax Administrator, or the Tax Administrator's designated representative, access to such records, or fails to produce the information requested in an administrative subpoena within the time specified, the Tax Administrator may impose a penalty of Five Hundred and no/100ths ($500.00) Dollars on such person for each day following: (1) the initial date that the person refuses to provide such access; or (2) the due date for production of records as set forth in the administrative subpoena. This penalty shall be in addition to any other penalty imposed under this chapter.

3.07-200 Refunds/Credits
Whenever the amount of any tax has been overpaid or paid more than once or has been erroneously or illegally collected or received by the Tax Administrator under this chapter, it may be refunded or credited as provided in this section:

21 A. The Tax Administrator may refund any tax that has been overpaid or paid more than once or has been erroneously or illegally collected or received by the Tax Administrator under this chapter; provided, that no refund shall be paid under the provisions of this section unless the claimant or his or her guardian, conservator, executor, or administrator has submitted a written claim to the Tax Administrator within one (1) year of the overpayment or erroneous or illegal collection of said tax. Such claim must clearly establish claimant's right to the refund by written records showing entitlement thereto. To the extent allowed by law, nothing herein shall permit the filing of a claim on behalf of a class or group of taxpayers unless each member of the class has submitted a written claim under penalty of perjury as provided by this section.

B. The submission of a written claim, which is acted upon by the City Council, shall be a prerequisite to a suit thereon. (See Section 935 of the California Government Code). The Tax Administrator, or the City Council where the claim is in excess of Four Thousand Nine Hundred Ninety-Five and no/100ths ($4,995.00) Dollars, shall act upon the refund claim within the time period set forth in Government Code Section 912.4. If the City Council fails or refuses to act on a refund claim within the time prescribed by Government Code Section 912.4, the claim shall be deemed to have been rejected by the City Council on the last day of the period within which the City Council was required to act upon the claim as provided in Government Code Section 912.4.

The Tax Administrator shall give notice of the action in a form that substantially complies with that set forth in Government Code Section 913.

C. Notwithstanding the notice provisions of subsection A of this section, the Tax Administrator may, at his or her discretion, give written permission to a service supplier, who has collected and remitted any amount of tax in excess of the amount of tax imposed by this chapter, to claim credit for such overpayment against the amount of tax which is due the City upon a subsequent monthly return(s) to the Tax Administrator; provided, that, prior to taking such credit by the service supplier: (1) such credit is claimed in a return dated no later than one (1) year from the date of overpayment or erroneous collection of said tax; (2) the Tax Administrator is satisfied that the underlying basis and amount of such credit has been reasonably established; and (3) in the case of an overpayment by a service user to the service supplier that has been remitted to the City, the Tax Administrator has received proof, to his or her satisfaction, that the overpayment has been refunded by the service supplier to the service user in an amount equal to the requested credit.

3.07-210 Appeals
A. The provisions of this section apply to any decision (other than a decision relating to a refund pursuant to Section 3.07-200), deficiency determination, assessment, or administrative ruling of the Tax Administrator. Any person aggrieved by any decision (other than a decision relating to a refund pursuant to Section 3.07-200), deficiency determination, assessment, or administrative ruling of the Tax Administrator, shall be required to comply with the appeals procedure of this section. Compliance with this section shall be a prerequisite to a suit thereon. (See Government Code Section 935(b)). To the extent allowed by law, nothing herein shall permit the filing of a claim or action on behalf of a class or group of taxpayers.

B. If any person is aggrieved by any decision (other than a decision relating to a refund pursuant to Section 3.07-200), deficiency determination, assessment, or administrative ruling of

22 the Tax Administrator; he or she may appeal to the City Manager by filing a notice of appeal with the City Clerk within fourteen (14) days of the date of the decision, deficiency determination, assessment, or administrative ruling of the Tax Administrator which aggrieved the service user or service supplier.

C. The matter shall be scheduled for hearing before an independent hearing officer selected by the City Manager, or designee, no more than thirty (30) days from the receipt of the appeal.

The appellant shall be served with notice of the time and place of the hearing, as well as any relevant materials, at least five (5) calendar days prior to the hearing. The hearing may be continued from time to time upon mutual consent. At the time of the hearing, the appealing party, the Tax Administrator, the City Manager, and any other interested person may present such relevant evidence as he or she may have relating to the determination from which the appeal is taken.

D. Based upon the submission of such evidence and the review of the City's files, the City Manager shall issue a written notice and order upholding, modifying or reversing the determination from which the appeal is taken. The notice shall be given within fourteen (14) days after the conclusion of the hearing and shall state the reasons for the decision. The notice shall specify that the decision is final and that any petition for judicial review shall be filed within ninety (90) days from the date of the decision in accordance with Code of Civil Procedure Section 1094.6.

E. All notices under this section may be sent by regular mail, postage prepaid, and shall be deemed received on the third calendar day following the date of mailing, as established by a proof of mailing.

3.07-220 No Injunction/Writ of Mandate
No injunction or writ of mandate or other legal or equitable process shall issue in any suit, action, or proceeding in any court against this City or against any officer of the City to prevent or enjoin the collection under this chapter of any tax or any amount of tax required to be collected and/or remitted.

3.07-230 Remedies Cumulative
All remedies and penalties prescribed by this chapter or Title 1, or which are available under any other provision of law or equity, including but not limited to the California False Claims Act (Government Code Section 12650 et seq.) and the California Unfair Practices Act (Business and Professions Code Section 17070 et seq.), are cumulative. The use of one (1) or more remedies by the City shall not bar the use of any other remedy for the purpose of enforcing the provisions of this section.

3.07-240 Notice of Changes to Ordinance
If a tax under this chapter is added, repealed, increased, reduced, or the tax base is changed, the Tax Administrator shall follow the notice requirements of Public Utilities Code Section 799.

3.07-250 Future Amendment to Cited Statute

23 Unless specifically provided otherwise, any reference to a State or Federal statute in this chapter shall mean such statute as it may be amended from time to time. To the extent that the City's authorization to collect or impose any tax imposed under this chapter is expanded or limited as a result of an amendment or new enactment of a State or Federal law, no amendment or modification of this chapter shall be required to conform the tax to those changes, and the tax shall be imposed and collected to the full extent of the authorization up to the full amount of the tax imposed under this chapter.

3.07-260 Annual Rate Review and Independent Audit of Tax Collection, Exemption, Remittance and Expenditure
The City shall annually verify that the taxes owed under this section have been properly applied, exempted, collected, and remitted in accordance with this section, and properly expended according to applicable municipal law. The annual verification shall be performed by a qualified independent third party and the review shall employ reasonable, cost-effective steps to assure compliance, including the use of sampling audits. The verification shall not be required of tax remitters where the cost of the verification may exceed the tax revenues to be reviewed.

3.07-270 No Increase in Tax Percentage or Change in Methodology without Voter Approval – Amendment or Repeal
This chapter may be repealed or amended by the City Council without a vote of the people.

However, as required by Chapter Article XIIIC of the California Constitution, voter approval is required for any amendment provision that would increase the rate of any tax levied pursuant to this chapter; provided, however, the following actions shall not constitute an increase of the rate of a tax:

A. The restoration of the rate of the tax to a rate that is no higher than that set by this chapter, if the City Council has acted to reduce the rate of the tax; B. An action that interprets or clarifies the methodology of the tax, or any definition applicable to the tax, so long as such interpretation or clarification (even if contrary to some prior interpretation or clarification) is not inconsistent with the language of this chapter; C. The establishment a class of persons that is exempt or excepted from the tax or the discontinuation of any such exemption or exception (other than the discontinuation of an exemption or exception specifically set forth in this chapter); and D. The collection of the tax imposed by this chapter, even if the City had, for some period of time, failed to collect the tax.

24 Section 2. Expenditure of Revenues
The revenues from the tax imposed by this Ordinance shall be spent for unrestricted general revenue purposes of the City. All funds shall be spent locally. Nothing herein shall bind the City to use the proceeds for any specific purpose or function.

Section 3. Fiscal Accountability Provisions
The annual revenue generated by the tax imposed by this Ordinance and how it is used shall be included in the annual audit of the City ‘s financial operations by an independent certified public accountant. The results of the audit related to this Ordinance shall be reported to the City Council and made publicly available.

Section 4. Termination Date
The authority to levy the tax imposed by this Ordinance shall extend until ended by the voters.

Section 5. Effective Date
This Ordinance relates to the levying and collecting of a Utility Users’ Tax and shall take effect immediately.

Section 6. Publication
The City Clerk is directed to cause this Ordinance to be published in the manner required by Council resolution.

***
This Ordinance was approved and adopted by a majority vote of the People of the City of Marina at the municipal election consolidated with the November 3, 2026, statewide election.

APPROVED:

_________________________
Bruce C. Delgado, Mayor

ATTEST:

_________________________
Anita Sharp, Deputy City Clerk

2089029.3
July 3, 2026 Item No. 11b
Honorable Mayor and Members of the City Council Public Hearing City Council of July 7, 2026
CITY COUNCIL CONSIDER ADOPTING RESOLUTION NO. 2026 -,

APPROVING AMENDMENTS TO T HE DOWNTOWN VITALIZATION

SPECIFIC PLAN (DVSP) IN RESPONSE TO RECOMMENDATIONS OF THE

PLANNING COMMISSION AND RECOMMENDATIONS OF A MARKET

FEASIBILITY ANALYSIS PREPARED BY HDL ECONSOLUTIONS AND

DETERMINE THAT SAID AMENDMENTS ARE EXEMPT FROM FURTHER

ENVIRONMENTAL REVIEW PURSUANT TO CALIFORNIA CODE OF
REGULATIONS TITLE 14, DIVISION 6, CHAPTER 3 (CEQA GUIDELINES) SECTION 15183 AND SECTION 15061(B)(3).

RECOMMENDATION: That the City Council consider adopting:

1. Resolution 2026-, approving amendments to the Downtown Vitalization Specific Plan in response to recommendations from the Planning Commission and the recommendations of a market feasibility analysis prepared by consulting firm HDL ECONSolutions and determine that said amendments to the Downtown Vitalization Specific Plan are subject to exemptions from environmental review in accordance with Sections 15183 and 15061(b)(3) of the CEQA Guidelines.

BACKGROUND
In October 2024, the Marina City Council adopted the Downtown Vitalization Specific Plan (DVSP) to guide the redevelopment and enhancement of Downtown Marina over the next several decades. The plan presents an aspirational vision for Marina’s urban core as a vibrant, pedestrian-friendly city center encompassing mixed-use buildings, retail and office space, and new housing in alignment with the City’s General Plan. The DVSP establishes a regulatory framework facilitating full build-out capacity of approximately 1.38 million square feet of commercial/retail space and up to 2,904 housing units, resulting in significant redevelopment potential.

In adopting the DVSP, the City Council directed staff to monitor the City’s degree of success in implementation of the DVSP, requesting subsequent review by the City Council soon following Plan approval. To this end, in 2025, the City retained HdL ECONSolutions (“HdL”) to prepare an economic and market assessment and retail void analysis assessment of the feasibility of the DVSP.

ANALYSIS/DISCUSSION
HDL Peer Review
In early 2025, the City retained HdL ECONSolutions to evaluate the feasibility of implementation of the Downtown Vitalization Specific Plan. In the report entitled, “City of Marina Downtown Vitalization Specific Plan – Peer Review Report” (attached as EXHIBIT B), the consultant team remarked about the aspirational nature of the DVSP and described the low probability for transformation of the subject land into a walkable traditional Downtown accommodating a blend of commercial, retail, dining, entertainment, and parks, with vertical mixed -use buildings and medium- to high-density residential uses as visualized within the conceptual 20-year timeframe. 1 The Peer Review provides recommendations regarding modifications and adjustments to the DVSP’s land use regulations and design standards to create a practically implementable framework for facilitating a more discernible, destination -oriented urban center, as analyzed further below. In response to consultant recommendations, City staff revised the DVSP for review by members of the public and Planning Commission.

Recommendations of the Public and Planning Commission

On May 14, 2026, the Planning Commission held a public meeting to consider proposed amendments to the DVSP. Following deliberation, the Planning Commission adopted a motion of approval on a 6-0-1-0 vote, including the following:

a. Clarification to footnotes 8 and 9 of the draft amended Downtown Vitalization Specific Plan
b. Inclusion of a definition of short -term, midterm, and long -term timeframe and clear connection of programs advanced in the DVSP to items adopted in the City’s budget c. Clarification for connection of Program PF-5 in the included DVSP implementation matrix, with outreach to the business community included in the matrix d. Clear characterization of the distinction between vertical and horizontal mixed -use development
e. Revision to Section 5.5 of the Downtown Vitalization Specific Plan to align with recommended revisions elsewhere in the DVSP, reinforcing the notion that the majority of land within the DVSP qualifies for exemption from vehicular parking requirements pursuant to California Assembly Bill (AB) 2097
In response to comments of the public and recommendations by the Planning Commission, staff have incorporated further amendments to the Downtown Vitalization Specific Plan, attached as EXHIBIT D. Staff underscored that targeted public improvements and facilitation of one or more catalyst projects may act to spur further development within the City’s Downtown. Collectively, the edits assist in further enhancing and refining the document and amplifying the likelihood for its successful implementation.

ENVIRONMENTAL REVIEW
The proposed project will not result in new significant environmental impacts or effects or a substantial increase in the severity of significant effects previously identified in EIR No. 2023100567, which was certified for the Downtown Vitalization Specific Plan pursuant to CEQA Guidelines § 15183; Cal. Pub. Resources Code § 21083.3(b). Proposed amendments to the Downtown Vitalization Specific Plan will not include the potential to induce any adverse physical impact on the environment and therefore are exempt from further environmental review pursuant to CEQA Guidelines Section 15183. The proposed amendments are additionally exempt pursuant to Guidelines Section 15061(b)(3), because there is no possibility that the activity in question may have a significant effect on the environment.

CONCLUSION
Requested amendments to the Downtown Vitalization Specific Plan is submitted for City Council consideration and action.

2 Respectfully submitted,

_________________________
Timothy Maier, AICP
Planning Services 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

Attachments
Exhibit A- Link to May 14, 2026, Planning Commission Report Exhibit B - Consultant HDL’s Peer Review Report
Exhibit C - DVSP Summary of Workshop Outcomes
Exhibit D - Downtown Vitalization Specific Plan, including recommended revisions (redlines)

3 RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA APPROVING

AMENDMENTS TO THE DOWNTOWN VITALIZATION SPECIFIC PLAN (DVSP),

IN RESPONSE TO RECOMMENDATIONS OF THE PLANNING COMMISSION AND

OF A MARKET FEASIBILITY ANALYSIS PREPARED BY HDL ECONSOLUTIONS

AND DETERMINE THAT SAID AMENDMENTS ARE EXEMPT FROM FURTHER

ENVIRONMENTAL REVIEW PURSUANT TO CALIFORNIA CODE OF
REGULATIONS TITLE 14, DIVISION 6, CHAPTER 3 (CEQA GUIDELINES) SECTION 15183 AND SECTION 15061(B)(3).

WHEREAS, on October 15, 2024, at a duly noticed public hearing, after receiving public testimony, the City of Marina City Council adopted the Downtown Vitalization Specific Plan, corresponding City of Marina 2000 General Plan text and Land Use Map amendments (GPA -24- 003), and associated Environmental Impact Report, Mitigation Monitoring and Reporting Program, and CEQA findings of fact and statement of overriding considerations; and WHEREAS, the Downtown Specific Plan at full buildout will provide an additional 2,904 housing units and 1.3 million square feet of new retail and office space; and WHEREAS, the Downtown Specific Plan will revitalize the urban core of Marina; and WHEREAS, in early 2025 , the City retained HdL ECONSolutions to provide an economic and market assessment and a retail void analysis for the City of Marina , and, on April 15, 2025, the City Council accepted a report summariz ing consultant recommendations regarding the same .

After deliberation, the City Council directed staff to request a proposal from HdL ECONSolutions to provide services related to economic development including retail recruitment support, a peer review of the Downtown Vitalization Specific Plan ( DVSP), implementation strategy for activating the DVSP and production of a website and preparation of branding for the economic advancement of Marina; and
WHEREAS, on May 6, 2025 , the City Council adopted Resolution No. 2025 -34, approving an agreement with HdL ECONSolutions to provide economic development services as discussed at the April 15, 2025, City Council hearing; and
WHREAS, on May 14, 2026, the Planning Commission, at a duly-noticed public meeting, after receiving public testimony and following deliberation, on a vote of 6-0-1-0, recommended to the City Council adoption of proposed revisions to the Downtown Vitalization Specific Plan; and

WHEREAS, The City of Marina Planning Services Division has determined that this project will not result in new significant environmental impacts or effects or a substantial increase in the severity of significant effects previously identified in EIR No. 2023100567, which was certified for the Downtow n Vitalization Specific Plan pursuant to CEQA Guidelines § 15183; Cal. Pub.

Resources Code § 21083.3(b). Proposed amendments to the Downtown Vitalization Specific Plan will not include the potential to induce any adverse physical impact on the environment and therefore are exempt from further environmental review pursuant to CEQA Guidelines Section 15183. The proposed amendments are further exempt pursuant to Guidelines Section 15061(b)(3), because there is no possibility that the activity in question may have a significant effect on the environment.

4 Resolution No. 2026-
Page Two

NOW, THEREFORE, BE IT RESOLVED that the City Council:

1. Finds that this project will not result in new significant environmental impacts or effects or a substantial increase in the severity of significant effects previously identified in EIR No. 2023100567, which was certified for the Downtown Vitalization Specific Plan pursuant to CEQA Guidelines § 15183; Cal. Pub. Resources Code § 21083.3(b). Proposed amendments to the Downtown Vitalization Specific Plan will not include the potential to induce any adverse physical impact on the environment and therefore are exempt from further environmental review pursuant to CEQA Guidelines Section 15183. The proposed amendments are further exempt pursuant to Guidelines Section 15061(b)(3) because there is no possibility that the activity in question may have a significant effect on the environment; and

2. Adopts amendments to the Downtown Vitalization Specific Plan (DVSP) to accommodate 1) recommendations of a peer review report prepared by consultant HdL ECONSolutions, and 2) feedback from members of the community in response to public outreach, attached as Exhibit “A”, in order to enhance the market relevance and success of implementation of the DVSP and incorporate desired actions, including revisions to the DVSP, to address infrastructure improvements, land use, and overall community experience of the City’s Downtown; and

3. Finds that the proposed amendments to the Downtown Vitalization Specific Plan are consistent with the City of Marina General Plan (see Government Code § 65454), and do not compromise the DVSP’s community benefits that would otherwise exist without the proposed amendments (see DVSP at 88-89).

PASSED AND ADOPTED by the City Council of the City of Marina at a regular meeting duly held on the 7th day of July 2026, by the following vote:

AYES, COUNCIL MEMBERS:

NOES, COUNCIL MEMBERS:

ABSENT, COUNCIL MEMBERS:

ABSTAIN, COUNCIL MEMBERS:

___________________________
Bruce Delgado, Mayor
ATTEST:

_____________________________
Anita Sharp, Deputy City Clerk

5 May 14, 2026 Planning Commission Report
https://www.cityofmarina.org/AgendaCenter

EXHIBIT A
6 1 | P a g e
120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com
CITY OF MARINA DOWNTOWN VITALIZATION SPECIFIC PLAN –

PEER REVIEW REPORT
Background
On October 15, 2024 the Marina City Council adopted the Downtown Vitalization Specific Plan (the Specific Plan) and certified the Final Environmental Impact Report. At full buildout, the plan will allow for the development of 1.3 million square feet of new office and retail space while also providing enhanced density with another 2,904 residential units being built.

The Specific Plan was the culmination of multiple campaigns and studies aimed at revitalizing its commercial core and establishing a pedestrian-friendly, visitor-serving central business district. Marina has pursued the development of a vibrant Downtown since before its incorporation in 1975, and over decades, the City has engaged residents, business owners, and officials to define Downtown boundaries and formulate strategic plans to enhance retail opportunities, housing, and transit access. Key initiatives include the 2002 Ad Hoc Marina Downtown Committee's recommendations, adoption of Downtown Vision and Design Guidelines in 2005, the initiation of the Downtown Vitalization Specific Plan in 2006, and the early draft of a Downtown Vitalization Specific Plan which was presented publicly in March 2011. Traffic and retail analyses informed planning decisions, including road design and transit center development, though progress stalled until renewed efforts began in 2017 when another Ad Hoc Committee was formed to address new issues in the Downtown and to complete the long-anticipated Specific Plan.

In early 2025 the City retained HdL ECONSolutions to provide an economic and market assessment and a retail void analysis for the City of Marina. The report was presented to the City Council on April 15, 2025 and based on discussion from the Council, city staff then requested a proposal from HdL ECONSolutions to conduct economic development related services including retail recruitment support services, a peer review of the Downtown Vitalization Specific Plan (SP), implementation strategy for activating the SP and creation of a website and branding for the economic function in Marina. On May 6, 2025 the City Council adopted Resolution No. 2025-34, approving an agreement with HdL ECONSolutions to provide economic development services as described above. This report will accomplish the first component of Task 2. Downtown Vitalization Work – a peer review of the Downtown Vitalization Specific Plan (SP).

EXHIBIT B
7 2 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com
Goals for Project

• Assess the SP for its market relevance, along identifying strong points and potential challenges in successfully implementing the SP.
• Evaluate the Land Use and Development Goals, Policies and Programs of the SP.

Market Relevance of the Specific Plan

The stated purpose of the SP is: “to create a unique and identifiable Downtown core for Marina that is vibrant and pedestrian oriented.” The SP very aptly provides a road map that is aspirational in its vision for the future of downtown Marina and provides specific land use and development regulations with customized design standards and guidelines to facilitate implementation of the vision. It is consistent with the Marina 2045 General Plan, assists in planning for future housing needs as called for in the Housing Element and the Final EIR fully analyzes the impacts of all growth contemplated in the SP (1.3 million square feet of new office and retail space and an additional 2,904 residential units) laying the groundwork for expedited approval of development projects and infrastructure improvements that implement the SP’s goals and policies.

That being said, as was stated in the SP (which was based on multiple commissioned economic studies and analyses):

• The Downtown District is largely built out and has relatively few vacant or underutilized lots; • Significant changes to the development pattern of Downtown would require substantial redevelopment of sites to achieve the Plan’s development targets.

Further, the SP is not a “revitalization” plan (i.e. a plan to revitalize a declining area) but rather a “vitalization” plan to suggest an area that never fully developed as a traditional downtown. The building pattern that exists in the SP boundaries was established around the two arterial roads (Del Monte Boulevard and Reservation Road) without regularly spaced cross streets limiting vehicular and pedestrian connectivity throughout the downtown area. The character is: “generally suburban in nature, dominated by a mixture of single-story retail commercial and office buildings, single-family homes, and one- to two-story multifamily residential units. The existing retail and office commercial uses are located primarily along Reservation Road and Del Monte Boulevard and are predominantly oriented in a strip mall configuration with the buildings behind large surface parking lots”.

Transformation into an urban center (as visualized in the SP) that accommodates a mix of commercial, retail, dining, entertainment, parks, and medium to high density residential uses fronting on Reservation Road and Del Monte Blvd, within a 20-year timeframe, seems unlikely. However, with some policy modifications and adjustments to the SP’s land use and development regulations as well as to the design standards, a more discernable, destination oriented “downtown” could transpire.

EXHIBIT B
8 3 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com
Land Use and Development Goals, Policies and Programs

Hdl ECONSolutions conducted several site visits to Marina focusing primarily on properties within the SP boundaries but also viewed the Locke-Padden Park area and the two newer hotels on Reservation Road leading out to the beach access area. Then, after a thorough and comprehensive review of the SP, the EIR, the City Council staff report recommending adoption of the SP as well as reading all written comments on the plan and the EIR, HdL has the following observations and recommendations.

Land Use Designations and Intent

Core District: The description/intent” of the Core District is too amorphous, particularly when further coupled with pictures of traditional downtown streets and the pedestrian right of way diagrams as shown in the Figures 4-2 and 4-3 (copied below). The Concept cross section of Reservation Road for the Core District, as shown below Figure 5-1, has only 5’ sidewalks whereas the SP states: The Specific Plan envisions the Core District to include mixed-use buildings built to the property line (Figure 4-4) with doors and windows that face wide sidewalks with shade trees and pedestrian amenities. Development standards will require new development to provide features like lighting, public art, seating, and landscaping along building frontages to enhance the streetscape and create a pedestrian oriented, urban atmosphere. The Core will feature a mix of high-density housing and neighborhood-oriented businesses in a walkable, pedestrian-scaled environment (Figure 4-2 and Figure 4-3).

EXHIBIT B
9 4 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com

The Core District includes four existing suburban style shopping centers with large parking lots fronting Reservation Road – Marina Village Shopping Center, Seacrest Plaza, Marina Square & Cypress Plaza. As was stated in HdL ECONSolutions, March 2025 Real Estate Market Analysis & Site Assessment for the City of Marina: “the tenant profile for these four centers include national chains such as Lucky Market, CVS, Auto Zone, Goodwill, Ace Hardware, McDonald’s, O’Reily Auto, Grocery Outlet, Walgreens, Taco Bell, Dollar Tree, Jack in the Box, and Wells Fargo. Additionally, there are a variety of smaller retail and service tenants that fill in the remaining spaces. PDF materials highlight tenants with long-term leases, with some businesses having been in place since the late 1960s or 1980s. The four centers benefit from significant vehicular traffic, with reports indicating average daily counts of approximately 19,000 vehicles along Reservation Road and 24,000 on adjacent roads. While these counts refer to vehicular flow, they are indicative of strong shopper presence on weekends and during peak shopping times. The surrounding demographic data (a population of about 22,000 with a median age in the mid-30s and average household incomes around $73,000) suggests a steady base of local consumers whose needs are met by the center.”

The transformation of Reservation Road to an urban downtown street with vertical mixed use (retail/restaurants on the ground floor and offices or residential above) is not likely, but even if some vertical mixed-use developments were to be built, the ground floor commercial would not be successful fronting on a four-lane arterial with only 5’ wide sidewalks. The SP does not include any financing options to create wider sidewalks, narrowing traffic lanes, creation of a wide landscaped median with pedestrian respite areas or bulbouts at major intersections on Reservation Road. However, it is not feasible or practical to expect that these roadway improvements would occur through right-of-way dedications and conditions of approval for each new development.

EXHIBIT B
10 5 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com
With this is mind, HdL recommends that both Program M-1 Develop a mobility plan for the Downtown to include complete streets design, pedestrian and bicycle paths, improvements to transit, parking, and transportation demand management measures and Program PF-5 Establish a Downtown business improvement district or other funding mechanism to organize and finance the construction of downtown infrastructure improvements in more meaningful and intentional increments be accomplished within the “short-term” time frame rather than “mid-term”.

In terms of “vitalizing” the four existing suburban styled shopping centers, an alternative land use concept to explore might be creating narrow drive aisles/interior streets that extend though the larger shopping center parcels with one to two story commercial buildings interspersed with horizontal higher density residential on each side or behind the commercial. Or the layout could have one to two story commercial buildings on one side of the drive aisle/interior street and the residential on the other side.

The interior drive aisle could have sidewalks on each side, connecting to the sidewalks on Reservation Road and Del Monte Road (in the case of the Marina Square shopping center) and to the existing crosswalks. The residential could be designed with podium or underground parking to serve both the retail and residential, thus creating a more traditional downtown feel.

The above aerial is of downtown Lafayette, California. Mt Diablo Blvd is a 4-lane arterial with a median (which is not shown in this older aerial). To the north of Mt. Diablo Blvd are single-story retail and restaurant buildings. A cross street/driveway with sidewalks connects Mt. Diablo Blvd to an interior street/driveway that provides access and parking for 2, four and five story multifamily buildings behind the commercial buildings.

Below is a street view looking north across Mt. Diablo with the driveway/street connecting to the four- story apartment project behind the commercial. The second street view is looking west behind the commercial on Mt. Diablo Blvd to the second 5 story multifamily project.

EXHIBIT B
11 6 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com

Below is an aerial photo of downtown Pleasant Hill, California. Using redevelopment, the City created a downtown street (Crescent Drive) in an area that once housed car repair shops, auto wrecking yards, and other light industrial uses. Crescent Drive is a two-lane street lined with retail and restaurant establishments, wide sidewalks, plazas and paseos into large parking lots with bigger box retail establishments behind Crescent Drive. There is a four-story parking garage and a movie theater at the south end of Cresent Drive and the Pleasant Hill City Hall is located to the west. Small lot townhouses and median density multi-family uses surround the Crescent Drive shopping area. This could also be a concept to consider for “vitalizing” the Marina Core District existing shopping centers.

EXHIBIT B
12 7 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com

HdL recommends that Policy LU-5.1 be amended to read (new language highlighted in yellow):
“Encourage compact, high-density urban form by allowing developments with a variety of uses at the ground floor as well as on upper stories of buildings in the Core, Mixed-use Node, and Transition districts that serve the local community and reduce car dependence for daily needs. Explore and encourage horizontal mixed-use design alternatives to facilitate redevelopment of the suburban shopping centers in the Core area. At the very least, the Core District land use regulations should allow residential projects (including residential on the ground floor) to front onto Reservation Road and Del Monte Blvd with incentives to encourage horizontal mixed use either on the same parcel or adjacent parcels.

Mixed-use Node District: The Land Use Plan calls for the creation of a mixed-use node at the intersection of Reservation Road and California Avenue. While this district is located at the intersection of California Avenue which is the only road through from Reservation Road, south to Imjin Parkway and the California State University, Monterey Bay campus, it only encompasses 3 parcels. The two parcels on the west side of California Avenue at the intersection have single family homes on them and the parcel on the east side of California Avenue at the intersection has a motel and gas station. HdL recommends that this District be eliminated as it seems superfluous and that those 3 parcels be rezoned to Transition with reference in the development regulations that the intersection treatment at the southwest or southeast

EXHIBIT B
13 8 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com
corners contain gateway signage consistent with the Design Guidelines Gateway Signage Diagram (see below)

Transition and Multi-Family Districts: The intent and purpose of these two districts are well articulated and the development regulations are in line with the descriptions.

Appendix A – Development Code: Based on the discussion above, and for the reasons cited below, HdL recommends that the development Code’s Use and Development Regulations be amended as follows to assist in successful implementation of the SP. (HdL is recommending that the Mixed Use Node District be rezoned to Transition so that the Mixed Use Regulation column can be eliminated).

• Use Regulations
o Assembly, Minor - First Floor facing Del Monte Blvd or Reservation Rd. should be permitted (P) in the Core District with a note that states: “Exercise Studios, are permitted uses on the first floor facing Del Monte Blvd or Reservation Rd. All other uses within this use classification are not permitted on the first floor facing Del Monte Blvd or Reservation Rd.” Exercise Studios can facilitate pedestrian activity before and after classes are over and can be designed with transparent store fronts displaying retail items in the front of the exercise studio.
o Child Care Center: Marina Community Development staff have noted that this use classification is not listed as a separate use in the SP development regulations, but is an included use under the “Services, Major” classification with the following definition:
“Any childcare facility other than a family childcare home, includes infant centers, preschools, and extended childcare facilities”. The use classification should be listed as a separate use within the table and the use regulation should be P for all three districts with a note that says: Child care centers are Permitted (P) if incidental to Multi-family Residential. Child care centers not incidental to Multi-family residential are not permitted in the Core District but are permitted in the Transition and Multi-family Districts with a CUP. The SP Use Definitions section should list the Child Care Center use and definition independent of the Service, Major Classification to avoid confusion as to which use regulation applies.
o Dwelling, attached—all floors. Change to Permitted (P) in the Core District with a note that states: Residential projects fronting on Reservation Road and Del Monte Blvd shall include either ground floor commercial or a horizontal mixed use/commercial component adjacent to, or behind the residential.

EXHIBIT B
14 9 | P a g e

120 S. State College Blvd.

Suite 200
Brea, CA 92821
Mobile 714.879.5000
www.hdlcompanies.com
o Dwelling, attached—above first floor or on first floor behind first floor commercial.

Remove this use classification.
o Parking Area, Accessory. The use regulation should be P(4) for all three districts and revised to read: (4) On-site parking must be located behind the building fronting Reservation Road or Del Monte Blvd or on the side of the commercial building fronting those two streets. The P(3) note should be eliminated. o Park and Recreation Facilities: The definition of this use classification is: “Parks, plazas and recreation facilities and support uses (parking, snack bars, etc.)” It’s not clear if this use was intentionally omitted in the Use Regulations table, but the SP indicates that “parks located within or near Downtown create opportunities for people to meet, recreate, and share ideas. Public open spaces like parks and plazas help make Downtown a destination by allowing visitors to linger and enjoy the neighborhood.” Consequently, HdL recommends that the use classification be listed and the regulation be Permitted (P) in all three districts with a note that says: Plazas and mini-parks within private development projects are permitted. Publicly owned plazas and parks are Conditionally Permitted.
o Service, Minor: Move Animal Service and Professional Offices out of the Services, Minor classification to stand alone as their own definitions since they are listed in the Use Classifications table as separate uses. Eliminate the Professional Offices, Offsite definition as it is redundant and should be regulated the same as regulations for Professional Offices. Animal Service should be NP in the Core Area (as it is not a pedestrian oriented use).

• Development Standards
Remove the Mixed-use Node Development Standards as these three properties are recommended to be rezoned to Transition. The Transition Zone Development Standards should include a note that says that the intersection treatment at the southwest or southeast corners of Reservation Rd and California contain gateway signage consistent with the Design Guidelines Gateway Signage Diagram.

• Design Standards
The design standards for the Core area should include pictures of successful horizontal mixed- use development and modified where necessary to ensure that horizontal mixed-use opportunities are not excluded.

EXHIBIT B
15 City of Marina
Downtown Community Workshop Summary
1 From Vision to Action: Shaping Marina Together
March 24, 2026
Purpose of Workshop
The City of Marina hosted a community workshop to gather input on the future of downtown, with a focus on the Reservation Road and Del Monte Boulevard corridors. The workshop was designed to explore infrastructure improvements, land use and overall community experience, and to help guide implementation of the Downtown Vitalization Specific Plan.

Workshop Overview
The workshop brought together 52 community members to share input through both an open house and facilitated discussion.

The workshop included:
• Open House (5:00–6:00 p.m.) featuring project displays and opportunities to engage directly with City staff and the project team
• Facilitated Workshop (6:00–8:00 p.m.) with small group breakout discussions and report-outs The workshop was supported by the City’s consultant team, including Tripepi Smith, HdL Companies, Kimley-Horn, and Coats Consulting, who provided facilitation, economic context and technical expertise to support the discussion.

Executive Summary of Workshop Outcomes
Participants expressed strong interest in creating a more walkable, welcoming and community-focused downtown supported by safer pedestrian and bicycle infrastructure, traffic calming and enhanced landscaping. There was also clear support for gathering spaces, community programming and quality local dining and retail to encourage more frequent visits.

While residents were generally open to infrastructure improvements, there was limited support for the proposed roundabouts, with many participants favoring a signalized intersection approach at Reservation Road and Del Monte Boulevard. Regardless of the specific design solution, there was strong consensus that any improvement must prioritize pedestrian and bicyclist safety. Participants also supported corridor- specific and phased approaches to traffic changes.

There was also support for horizontal mixed-use development, with a preference that any vertical mixed- use be introduced conservatively; typically limited to one story above ground-floor uses. Participants noted that shifts in development intensity could require amendments to the Downtown Specific Plan.

Participants emphasized a desire to see visible action in the near term, recognizing that larger-scale capital improvements may take time to plan and fund. As a result, there was strong interest in prioritizing near-term, lower-cost improvements that can deliver immediate impact as funding becomes available.

Overall, the community favored incremental progress that enhances vitality and safety while preserving Marina’s character.

Breakout #1: Downtown Vision Detailed Consensus

EXHIBIT C
16 City of Marina
Downtown Community Workshop Summary

2 Participants shared a strong desire for a welcoming, walkable and community-oriented downtown that supports local businesses while maintaining Marina’s character.

1. A Walkable, People-Focused Downtown
Residents emphasized the importance of creating a downtown that is safe, comfortable and easy to navigate on foot and by bike.

Key ideas included:
• Lower speed limits and narrower traffic lanes
• Tree planting and landscaping to create shade and improve aesthetics • Wider sidewalks and pedestrian-friendly gathering spaces • Better multimodal connections, including bike pathways • Reducing the dominance of large parking lots
Participants expressed interest in a town square or central gathering area that could serve as a focal point for downtown activity.

2. Community Spaces and Cultural Experiences
Many groups envisioned downtown as a place for shared experiences and civic life.

Common suggestions included:
• Spaces for community events, farmers markets and festivals • Performing arts venues or cultural spaces such as a museum or art space • Outdoor gathering areas and plazas
• Opportunities for regular programming that encourages people to visit more often There was a strong interest in creating a “cozy,” community-scaled environment that feels friendly to all ages.

3. Support for Quality Local Businesses
Residents want downtown to include more dining, shopping and activity options that encourage people to spend time there.

Themes included:
• Quality restaurants and cafés
• Small-scale retail and local businesses
• Avoiding an overly tourist-focused or overly dense development pattern • Encouraging vibrant storefronts and active ground-floor uses Participants noted that downtown should feel lively and inviting, but still reflect Marina’s identity rather than becoming overly commercialized.

4. Thoughtful Development and Character
There was general support for incremental improvement rather than large-scale transformation.

Residents mentioned:
• Moderate building heights and density
• Enhancing aesthetics through façade improvements and landscaping • Maintaining a horizontal, approachable scale
• Making targeted infrastructure and streetscape improvements

5. Preference for Horizontal Mixed-Use Development
Participants discussed how new development should be structured in downtown, particularly the balance between horizontal and vertical mixed-use.

EXHIBIT C
17 City of Marina
Downtown Community Workshop Summary

3 There was general consensus in support of horizontal mixed-use, such as integrated retail, dining and community spaces spread across blocks or sites in a way that maintains an open and approachable feel.

While some participants acknowledged that vertical mixed-use could play a role, there was strong sentiment that it should be approached conservatively. Many expressed a preference for limiting building height to one story above ground-floor commercial uses in order to:
• Maintain downtown’s human scale and character
• Avoid creating an overly dense or urbanized environment • Preserve visual openness and comfort for pedestrians

Overall, residents supported thoughtful development that activates downtown while ensuring new buildings remain context-sensitive and compatible with Marina’s identity.

Breakout #2: Infrastructure Improvements Detailed Consensus During the discussion on infrastructure improvements, participants shared a range of perspectives on traffic circulation, pedestrian safety and streetscape enhancements. While there was broad support for improving safety and walkability, opinions were more mixed on specific design solutions.

1. Mixed Opinions on Roundabouts and Lane Reductions
Participants expressed divided views on proposed roundabouts and reducing travel lanes.

Some residents supported:
• Using roundabouts in select locations rather than at every intersection • Traffic calming measures to slow vehicles and improve safety • Removing certain left- or right-turn lanes where feasible • Reducing lane widths in specific high-conflict areas

Others raised concerns about:
• Potential traffic congestion
• Driver confusion about how to navigate roundabouts
• Impacts to business access and circulation
• Overall, there was interest in phasing improvements — for example, maintaining signalized intersections in the near term while evaluating roundabouts for the future.

2. Strong Support for Pedestrian and Bicycle Safety Improvements Across groups, there was consistent agreement on the need to improve conditions for people walking and biking.

Common priorities included:
• Wider sidewalks
• Safer and more visible pedestrian crossings
• Enhanced bike safety infrastructure
• Shaded streets with additional trees
• Better connections between residential areas and downtown destinations Participants emphasized that infrastructure changes should make downtown feel more comfortable and accessible for everyday trips.

EXHIBIT C
18 City of Marina
Downtown Community Workshop Summary

4 3. Streetscape and Beautification as Key Infrastructure Elements Residents viewed landscaping and visual improvements as essential components of infrastructure investment.

Suggestions included:
• Tree planting and shade improvements
• Streetscape beautification
• Simplifying roadway design to reduce visual clutter
• Enhancing the overall look and feel of corridors
Many participants noted that aesthetic improvements could help downtown feel more inviting while also supporting economic vitality.

4. Corridor-Specific Considerations
Participants distinguished between infrastructure needs on different streets, particularly between Reservation Road and Del Monte Boulevard.

Some feedback suggested:
• Reservation Road may require more significant safety and circulation changes • Del Monte Boulevard may benefit from more modest or targeted improvements This reflects a desire for context-sensitive design rather than one uniform solution across corridors.

Conclusion
The workshop reinforced a clear direction from the community: future improvements to the Reservation Road and Del Monte Boulevard corridors should prioritize safety, walkability and overall quality of experience, while remaining consistent with Marina’s character. Participants also emphasized the importance of taking action in the near term, alongside continued planning for larger, long-term investments.

This input will help inform the City’s ongoing efforts to refine priorities, evaluate options and consider next steps in a way that reflects community values and supports a vibrant, functional downtown.

EXHIBIT C
19 EXHIBIT D
20 EXHIBIT D
21 ACKNOWLEDGEMENTS
City Council
Bruce Delgado, Mayor
Cristina Medina Dirksen
Brian McCarthy
Kathy Y. Biala
Liesbeth Visscher
Planning Commission
Nancy Amadeo
Glenn Woodson
Hyunsoo Hur
Vic Jacobsen
Surinder Rana
Richard St. John
Audra Walton
Lead City Staff
Layne Long, City Manager
Matt Mogensen, Assistant City Manager
Guido Persicone, Community Development Director
Brian McMinn, Public Works Director
Downtown Ad Hoc Committee
Dawn Alva
Nancy Amadeo
Kathy Biala
Lisa Berkley
Alex Eschenbaum
Steve Emerson
Ron Lebda
Safwat Malek
Horace Mercurio
Gail Morton
Grace Silva-Santella
Ken Stratton
Mike Tate
Adam Urrutia

EXHIBIT D
22 EXHIBIT D
23 Table of Contents

October 2024 i
Table of Contents
Specific Plan Organization ................................ ................................ ................................ ................ 1 1 Introduction ................................ ................................ ................................ ............................. 1

1.1 Purpose and Intent ................................................................................................................... 1

1.2 Project Background and Community Engagement .................................................................. 2

1.2.1 Community Engagement .......................................................................................... 4

1.3 Opportunities and Constraints ................................................................................................. 6 2 Setting and Existing Conditions ................................ ................................ ................................ . 8

2.1 Marina’s History ....................................................................................................................... 8

2.2 Regional Context ....................................................................................................................13

2.3 Demographics .........................................................................................................................16

2.4 Economics ...............................................................................................................................18

2.5 Land Use .................................................................................................................................19

2.5.1 Existing Land Uses ..................................................................................................20

2.6 Mobility ..................................................................................................................................22

2.6.1 Existing Vehicle Network........................................................................................22

2.6.2 Connectivity ...........................................................................................................23

2.6.3 Pedestrian and Bicycle Network ............................................................................26

2.6.4 Parking....................................................................................................................28

2.6.5 Transit Facilities ......................................................................................................28

2.6.6 Regional Mobility Framework ................................................................................28

2.6.7 Monterey Peninsula Light Rail Transit and SURF! Bus Rapid Transit System ........29 3 Downtown Vision ................................ ................................ ................................ ................... 30

3.1 Plan Goals ...............................................................................................................................31 4 Land Use and Development ................................ ................................ ................................ .... 33

4.1 Land Use Plan .........................................................................................................................33

4.1.1 Land Use Designations and Intent .........................................................................33

4.1.2 Development Potential ..........................................................................................35

4.1.3 Objective Design and Development Standards .....................................................36

4.2 Placemaking Framework ........................................................................................................37

4.2.1 Vibrant, Mixed-Use Downtown .............................................................................37

4.2.2 Transit-oriented Development ..............................................................................39

4.2.3 Housing Affordability .............................................................................................42

4.2.4 Economic Vitality ....................................................................................................42

4.2.5 Sustainability ..........................................................................................................42

4.2.6 Parks and the Urban Forest ...................................................................................43

EXHIBIT D
24 Marina Downtown Specific Vitalization Plan

ii October 2024

4.2.7 Gateways, Wayfinding, and Signage ......................................................................45

4.2.8 Public Art ................................................................................................................48

4.3 Land Use and Development Goals, Policies and Programs ....................................................52 5 Mobility ................................ ................................ ................................ .............................. 5655

5.1 Technical Studies ............................................................................................................... 5655

5.2 Traffic Calming and Complete Streets ............................................................................... 5958

5.3 Active Transportation ........................................................................................................ 6160

5.4 Pedestrian, Bicycle, and Roadway Improvements ............................................................ 6362

5.5 Parking ............................................................................................................................... 6665

5.6 Transit ................................................................................................................................ 6766

5.7 Mobility Goals, Policies, and Programs ............................................................................. 6766 6 Public Facilities and Infrastructure................................ ................................ ........................ 7068

6.1 Potable Water ................................................................................................................... 7068

6.1.1 Water Infrastructure Improvements ................................................................ 7169

6.2 Wastewater ....................................................................................................................... 7371

6.2.1 Wastewater Infrastructure Improvements ....................................................... 7371

6.3 Storm Drainage .................................................................................................................. 7573

6.3.1 Storm Drainage Infrastructure Improvements ................................................. 7573

6.4 Solid Waste ........................................................................................................................ 7775

6.5 Dry Utilities ........................................................................................................................ 7775

6.6 Public Services and Community Facilities ......................................................................... 7775

6.6.1 Fire Services ...................................................................................................... 7775

6.6.2 Police Services ................................................................................................... 7876

6.6.3 Schools .............................................................................................................. 8078

6.6.4 Libraries ............................................................................................................. 8280

6.6.5 Civic Administrative Buildings ........................................................................... 8280

6.7 Public Facilities Goals, Policies, Programs ......................................................................... 8381 7 Implementation ................................ ................................ ................................ ................... 8482

7.1 Purpose and Intent ............................................................................................................ 8482

7.2 Regulatory Authority ......................................................................................................... 8482

7.3 Relationship to City Plans and Other Related Documents ................................................ 8482

7.3.1 Relationship to the General Plan ...................................................................... 8482

7.3.2 Relationship to the Zoning Code and Specific Plan Area Zoning ...................... 8583

7.4 Conceptual Phasing ........................................................................................................... 8583

7.5 Financing and Maintenance of Public Improvements ....................................................... 8684

7.5.1 Local Funding Sources ....................................................................................... 8684

7.5.2 State and Federal Funding Sources ................................................................... 8886

EXHIBIT D
25 Table of Contents

October 2024 iii

7.6 Specific Plan Administration .............................................................................................. 8987

7.6.1 Specific Plan Adoption and Administration ...................................................... 9088

7.6.2 Legal Nonconforming Uses and Structures ....................................................... 9189

7.7 Implementation Matrix ..................................................................................................... 9290 Tables
Table 1-1. Public meetings held during the development of the Downtown Vitalization Specific Plan . 5 Table 2-1. Demographic profile of the City of Marina ...........................................................................16 Table 2-2. Population of Two or More Races in the City of Marina ......................................................17 Table 2-3. Existing land uses by acreage in the Downtown Vitalization Specific Plan area ..................20 Table 2-4. Roadway Classifications within the Downtown Vitalization Specific Plan area ...................22 Table 2-5. Number of three– and four-way intersections in a 160-acre portion of downtown. ..........25 Table 2-6. Parking spaces in the Downtown Vitalization Specific Plan area .........................................28 Table 4-1. Anticipated new development by zone in the Downtown Specific Plan area ......................36 Table 5-1. Major intersections in the Specific Plan area .................................................................. 5756 Table 5-2. Traffic Calming Measures ................................................................................................ 5958 Table 6-1. Service Providers in the City of Marina ........................................................................... 7068 Table 6-2. Marina Coast Water District 2020 Urban Water Management Plan Projected Demand and Allocation by Service Area ............................................................................................... 7169 Table 6-3. MCWD 2020 Sewer Master Plan Planned Improvements in Central Marina .................. 7371 Table 7-1. Maximum Development Analyzed Per CEQA .................................................................. 9189 Figures
Figure 1-1. Marina Plumbing and Friendly Food Market, late 1960s; suburban development typical to Marina then and now. ............................................................................................................ 2 Figure 1-2. 2010 Downtown Vitalization Specific Plan draft. ................................................................... 3 Figure 1-3. Ad Hoc Committee members participate in a streetscape study (left) and discussion group (right). ..................................................................................................................................... 4 Figure 1-4. Community members meet to discuss the Downtown Vitalization Specific Plan at an open house (right). An informational display at the open house (left). .......................................... 4 Figure 2-1. Downtown Marina in 1948 (above) and 1983 (below)........................................................... 8 Figure 2-2. Mortimer’s through the years (top to bottom): 1948, 1950s, 1994, 2018............................. 9 Figure 2-3. Fort Ord as it appeared in 1941. ...........................................................................................10 Figure 2-4. California State University—Monterey Bay. .........................................................................18 Figure 2-5. The Asian Filipino Market, one of many diverse businesses in Downtown Marina. Source:

Asian Filipino Market ............................................................................................................18 Figure 2-6. Marina Village Shopping Center, late 1960s. ........................................................................19 Figure 2-7. Typical portion of Del Monte Blvd with wide travel lanes for automobiles and missing sidewalks. ..............................................................................................................................22

EXHIBIT D
26 Marina Downtown Specific Vitalization Plan

iv October 2024
Figure 2-8. Reservation Road functions as an arterial street..................................................................23 Figure 2-9. Number of three– and four-way intersections in regional downtowns. ..............................25 Figure 2-10. Monterey Bay Coastal Bike Path. ..........................................................................................26 Figure 2-11. Monterey-Salinas Transit Exchange. .....................................................................................28 Figure 2-12. Metropolitan Transportation Plan / 2045 Sustainable Communities Strategy ....................29 Figure 4-1. Traditional Downtown site layout with buildings brought to the edge of the sidewalk and parking in the rear. ...............................................................................................................36 Figure 4-2. Pedestrian portion of the right-of-way. ................................................................................38 Figure 4-3. Pedestrian right-of-way with outdoor dining next to building (top) or street (bottom)......38 Figure 4-4. Urban block site layout. ........................................................................................................38 Figure 4-5. Transitional block site layout. ...............................................................................................39 Figure 4-6. Transit-oriented development in Minneapolis. ....................................................................39 Figure 4-7. Locke-Paddon Park. ..............................................................................................................43 Figure 4-8. Arbutus marina on California Avenue. .................................................................................44 Figure 4-10. Example of gateway sign that could be used at key locations in Marina. ............................45 Figure 4-9. Commercial blade signs. .......................................................................................................45 Figure 4-11. Wayfinding and directional signs. .........................................................................................46 Figure 4-12. Existing public art in Marina includes this sculpture of a dolphin at Marina City Hall. ........48 Figure 4-13. Bicycle rack including the City’s logo illustrates how street furniture can be developed to help identify the community. ...............................................................................................48 Figure 4-14. These musical swings in Montreal create beautiful sound when in use (top). ....................49 Figure 4-15. The Children’s Environmental Wall in Dearborn, Michigan provided an opportunity for children to create paintings that were placed on tile and included in an art installation (right). ...................................................................................................................................49 Figure 5-1. Concept cross section of Reservation Road. .................................................................... 5756 Figure 5-2. Illustrated concept of Del Monte Boulevard extension. .................................................. 5857 Figure 5-3. Complete street concept. ................................................................................................ 5958 Figure 5-4. Bulb-out. .......................................................................................................................... 6059 Figure 5-5. Accent paving at crosswalk. ............................................................................................. 6059 Figure 5-6. Landscaped median. ........................................................................................................ 6160 Figure 5-7. Street trees. ...................................................................................................................... 6160 Figure 5-8. Street furniture. ............................................................................................................... 6261 Figure 5-9. Bus shelter for Monterey-Salinas Transit in Monterey. .................................................. 6261 Figure 5-10. Bikeshare parking/charging station. ................................................................................ 6362 Figure 5-11. On-street parking. ............................................................................................................ 6665 Figure 5-12. Off-street parking. ........................................................................................................... 6765

EXHIBIT D
27 Table of Contents

October 2024 v
Maps
Map 2-1. Regional Context. ..................................................................................................................14 Map 2-2. Specific Plan area. .................................................................................................................15 Map 2-3. Existing land uses in Downtown Marina. ..............................................................................21 Map 2-4. Roadway Classifications. .......................................................................................................24 Map 2-5. Network of sidewalks, street crossings, and bicycle lanes in Downtown Marina. ...............27 Map 4-1. Land Use Plan ........................................................................................................................34 Map 4-2. Network of sidewalks, street crossings, and bicycle lanes in Downtown Marina. ...............41 Map 4-3. Gateways to Downtown Marina. ..........................................................................................47 Map 5-1. Location of roundabouts and signalized intersections in Downtown Marina. ................ 5857 Map 5-2. Existing and proposed pedestrian network. .................................................................... 6463 Map 5-3. Existing and proposed bicycle network. .......................................................................... 6564 Map 6-1. Existing water system and proposed improvements ...................................................... 7270 Map 6-2. Existing sewer system and proposed improvements. ..................................................... 7472 Map 6-3. Existing sewer system and proposed improvements. ..................................................... 7674 Map 6-4. Police and fire stations..................................................................................................... 7977 Map 6-5. Schools. ............................................................................................................................ 8179 Appendices
Appendix A Development Code
Appendix B Design Guidelines

EXHIBIT D
28 Marina Downtown Specific Vitalization Plan

vi October 2024

This page intentionally left blank.

EXHIBIT D
29 Specific Plan Organization

October 2024 SPO-1
Specific Plan Organization
The Downtown Vitalization Specific Plan (DVSP) has been organized as follows:

Specific Plan
Chapter 1 Introduction contains project background , a review of community engagement efforts, and considers opportunities and constraints present in the Downtown.

Chapter 2 Setting and Existing Conditions contains an overview of background conditions such as Marina’s history, regional context, economic context, existing land use, and existing transportation network and facilities.

Chapter 3 Downtown Vision puts forth a desired vision of Downtown Marina (Downtown) that will result with the implementation of the Specific Plan and enumerates the Specific Plan’s main goals.

Chapter 4 Land Use describes land use goals, policies, and implementation measures to guide future development within the Downtown. The mixed -use portions of the area are divided into “core” and “transitional” areas, with the core being more urban in design and transitional moving towards suburban.

The land use districts identified in this plan are intended to function as implementing zoning in accordance with Appendix A (Development Code).

Chapter 5 Mobility describes the circulation and parking goals, policies, and development standards to help implement the vision for Downtown Marina. This chapter also establishes the basis for the plan’s proposed multimodal circulation system that integrates an interconnected network of vehicular, pedestrian, and bicycle traffic.

Chapter 6 Public Facilities and Infrastructure includes policies for the planned distribution, location, extent, and improvement of water, sewer, and storm drainage infrastructure and solid waste disposal facilities.

Chapter 7 Implementation provides a framework to successfully implement the Plan and ensure its objectives are integrated effectively with the goals of existing documents, including the City’s General Plan and Municipal Code.

Development Code and Design Guidelines
The Downtown Vitalization Specific Plan (DVSP) relies on Appendix A (Development Code) and Appendix B (Design Guidelines) to guide buildout of the community.

Appendix A Development Code sets forth objective design and development standards for the consistent promotion of high-quality, high-performance well-designed development throughout the Downtown.

Adopted by Ordinance, these standards are composed of written statements and graphic illustrations that establish standards for permitted uses and development standards (property line setbacks, building height, etc.) and design standards that are required of all proposed developments in the Downtown.

Appendix B Design Guidelines are adopted by Resolution and provide design guidance for various community attributes that influence appearance of the public realm. This includes additional design guidance for new development as well as guidance for public rights of way and civic spaces.

EXHIBIT D
30 Marina Downtown Specific Vitalization Plan

SPO-2 October 2024

Dunes west of Marina.

Source: Monterey
County Convention &
Visitors Bureau

EXHIBIT D
31 Introduction

October 2024 1
1 Introduction
What is a Specific Plan?
A Specific Plan is a policy and regulatory tool that local governments use to implement a General Plan and to guide development in a localized area. While a General Plan is the primary guide for growth and development citywide, a specific plan focuses on the unique characteristics of a defined area by customizing the planning process and land use regulations to that area. This Specific Plan includes goals, policies, and programs to guide decision-making and implementation of recommended improvements, as well as design and development standards and guidelines to provide direction to private development in the area.

1.1 Purpose and Intent
The City of Marina Downtown Vitalization Specific Plan is a community -initiated plan intended to guide the future development and ultimate transformation of the City’s 320 -acre downtown. The Specific Plan process involved extensive citizen participation and input guided by City staff.

For years, residents of Marina have expressed a desire to make Downtown a destination with a distinct identity. They envision Downtown as the figurative heart of the community—a place where people gather for special events like farmers markets, street perf ormances, and community events. Downtown will be home to outdoor dining, public art, gathering spaces, and attractive streetscapes. Residents envision wide sidewalks filled with people, activity, and a creative mixture of land uses.

This Specific Plan can be thought of as a road map to these desired destinations. In particular, the Specific Plan aims to reinvigorate the Downtown Marina economy and sense of place through:
• A cogent vision for the future;
• Clearly articulated land uses and development regulations; and, • Tailored design standards and guidelines.

This Specific Plan builds on the goals and objectives established in the City of Marina General Plan, as well as the relevant standards and regulations from the City’s Municipal Code. It also implements elements of the City’s Downtown Vision and Pedestrian and Bicycle Master Plan.

The purpose of the Downtown Vitalization Specific Plan
(hereafter “Specific Plan”) is to create a unique and
identifiable Downtown core for Marina that is vibrant and pedestrian oriented . This Specific Plan will be an
aspirational policy document and regulatory tool used by the City of Marina to guide development in the Downtown for the next 20 years. While the City’s General Plan is the primary guide for growth and development within Marina, this Specific Plan focuses on the Downtown area in more detail, establishing a development framework for land use, circulation, utilities and services, resource protection, design, and implementation. The guiding question for this document is “What do we want Downtown Marina to look like in the future?”
In the case of Marina, the word
“vitalization” is used in place of
“revitalization” to suggest an area that
never fully developed as a traditional
downtown.

EXHIBIT D
32 Marina Downtown Specific Vitalization Plan

2 October 2024
The word “revitalization” suggests returning life or vibrancy to an area in decline. Some communities utilize redevelopment agencies and area -specific revitalization plans to reinvigorate struggling neighborhoods. In the case of Marina, the word “vitalization” is used in place of “revitalization” to suggest an area that never fully developed as a traditional downtown. Marina’s relatively recent incorporation, coupled with its history as a housing and services center for people stationed or working at Fort O rd, reflects a young city without the urban form of density and mixed use characteristic s of a traditional downtown (Figure 1-1Figure 1-1). Thus, the Downtown Vitalization Specific Plan aims to bring life and vitality to the proposed Downtown area through identifying goals, policies, and programs that will lead to desired development patterns. This plan will be considered successful when people know where the Downtown Core of Marina is—and want to be there.

Figure 1-1. Marina Plumbing and Friendly Food Market, late 1960s; suburban development typical to Marina then and now.

1.2 Project Background and Community Engagement
Even before its incorporation in 1975, Marina was making plans for a vibrant Downtown. In 1962, a Monterey County policy document known as the Marina Master Plan initiated the concept and vision of a central business district in Marina.

Since incorporation in 1975, the City has facilitated a number of surveys, public workshops, and studies in an effort to vitalize Marina’s existing commercial areas. In 1978, the City’s first General Plan —Marina 2000—reaffirmed the concept of a central bus iness district. An update of the General Plan in 1982 identified the need for additional commercial land in Marina, established the goal of developing “viable community retail and service commercial centers”, and designated portions of the land in the Specific Plan area as “Community Commercial” and “Multifamily Residential”.

The push for a vibrant Downtown was reinforced multiple times since the City’s incorporation including the establishment of a Redevelopment Project Area in 1986, a 1990 report by the City Council (acting as the Redevelopment Agency Board), and a 1998 study that found substantial retail leakage in Marina, with residents going to neighboring cities to procure goods and services.

Vitalization of Marina’s commercial core was identified by the Marina City Council in 2001 as a critical strategic issue. A Plan of Action was completed and approved by the City Council in August of the same year. The Council recognized that the creation of an attractive pedestrian -friendly and visitor -serving commercial district was key to establishing Marina’s identity and image.

EXHIBIT D
33 Introduction

October 2024 3
Vitalization was to be facilitated through the
establishment of a Downtown encompassing
the Reservation Road corridor from the
intersection at Del Monte Boulevard to De
Forest Road, including the Marina Post Office
and Monterey Salinas Transit (MST)
Exchange. The boundaries of Downtown
were determined by the 2002 Ad Hoc Marina
Downtown Committee, which was
comprised of 37 Marina residents, planning commissioners, and business and property owners. The Committee called for the City to complete a strategic development plan and form a Strategic Downtown Committee to implement the goals of the report (Revitalizing Marina’s Retail Commercial Are as, 2002).

Public outreach continued through 2003.

In August 2005, the City Council adopted the Marina
Downtown Vision and Downtown Design Guidelines
for developing a vital Downtown core . Ultimately, it
was determined that in order to fulfill the City’s
Downtown Vision and Downtown Design Guidelines,
future development within the Downtown should be
guided by a Specific Plan, which would include land
uses, goals, policies, and programs for
implementation. The Downtown Vitalization Specific
Plan was initiated in 2006. The stated goal of the plan was to “transform Central Marina and its two major
corridors, Reservation Road and Del Monte
Boulevard, into a unique, vibrant, and pedestrian -
friendly Downtown with diverse shopping venues
and increased housing opportunities” (City
Newsletter, March 2011).

Later in 2006, the City conducted a traffic feasibility study in the Downtown. A major discussion point centered on reducing the number of through lanes on Reservation Road to two and installing roundabouts at key intersections. Discussion about transportation, land use intensity, and possible locations for a new civic center and parks continued for several years.

In September 2007, Planning Staff presented the traffic feasibility study to the City Council as well as a Retail Sales Leakage Analysis, which included a preliminary recommendation of supportable retail and select services for Downtown, and a Proposed Land Use Concept. Together, these analyses and concepts were central to formulating the recommendations of the Specific Plan. Around this same time, Monterey—Salinas Transit adopted a specific plan which called for a larger presence in the form of a transit center and more consistent service in Downtown Marina.

An early draft of the Downtown Vitalization Specific Plan was presented publicly in March 2011 (Figure 1-2Figure 1-2). The project stalled for several years until 2017 when another Ad Hoc Committee was formed to address new issues in the Downtown and complete the long-anticipated Specific Plan.

Figure 1-2. 2010 Downtown Vitalization Specific Plan draft.

The future [Downtown] should be strategically
located, anchored by existing or planned community
retail, civic, and public transit uses that are within
walking distance of higher density residential. (The
Report of the Ad Hoc Marina Downtown
Committee—Revitalizing Marina’s Retail
Commercial Areas (2002)).

EXHIBIT D
34 Marina Downtown Specific Vitalization Plan

4 October 2024

Figure 1-3. Ad Hoc Committee members participate in a streetscape study (left) and discussion group (right).

1.2.1 Community Engagement
Community involvement has been a critical part of the Specific Plan process. Over the course of a year, the Ad Hoc Committee met at least once monthly for the purposes of establishing a vision for the Downtown, identifying overarching goals and policies concerning development, creating a list of appropriate zones and land uses, and developing design standards and guidelines (Figure 1-3Figure 1-3).

Ad Hoc Committee members included elected and appointed officials, business owners, residents, and other interested parties. The Ad Hoc Committee developed an areawide vision for the Downtown, discussed land use alternatives, and reviewed development standards, design guidelines, and implementation programs. Community input was received at public hearings before the Planning Commission and City Council. The views and recommendations expressed during meetings of the Ad Hoc Committee, Planning Commission, and City Council, in addition to previous guiding documents (General Plan, Downtown Vision Plan, Downtown Design Guidelines, Ped estrian and Bicycle Master Plan), have been utilized during preparation of the Specific Plan.

A community open house for the Specific Plan was held in December 2018. At the open house, staff presented a draft version of the plan for people to review. Over 100 people attended and provided input (Figure 1-4Figure 1-4).

Figure 1-4. Community members meet to discuss the Downtown Vitalization Specific Plan at an open house (right). An informational display at the open house (left).

EXHIBIT D
35 Introduction

October 2024 5
Table 1-1Table 1-1 summarizes the dates and topics of various meetings of the Ad Hoc Committee, Planning Commission, and City Council with regards to the Downtown Vitalization Specific Plan. Public comment was welcomed at each of these meetings.

Table 1-1. Public meetings held during the development of the Downtown Vitalization Specific Plan Date Location Topic
Ad Hoc Committee
11/28/2017 Airport Conference Room Previous planning efforts in the Downtown; strengths, weaknesses, threats, and opportunities analysis
1/3/2018 Airport Conference Room Visual preference survey; map exercise 1/29/2018 Airport Conference Room Community outreach strategy 2/20/2018 Airport Conference Room Vision and goal statements 3/10/2018 Downtown Marina Walk through Downtown to assess conditions 3/19/2018 Airport Conference Room Findings from community walkabout 4/30/2018 Airport Conference Room Street right-of-way cross section exercise; Downtown traffic study results 5/21/2018 Airport Conference Room Street right-of-way cross section exercise 6/25/2018 Airport Conference Room Bicycle lanes; street right-of-way presentations; districts and land uses 7/16/2018 Airport Conference Room Districts and zoning; land use matrix 8/13/2018 Airport Conference Room Design standards and guidelines 8/27/2018 Airport Conference Room Design standards and guidelines; Del Monte Blvd extension 9/24/2018 Airport Conference Room Development, parking, and landscaping standards 11/5/2018 Airport Conference Room Review of draft Specific Plan 11/19/2018 Airport Conference Room Review of draft Specific Plan Public Open House
12/10/2018 Vince DiMaggio Park Open house for public to provide comment on draft of Specific Plan Design Review Board
12/19/2018 City Council Chambers Introduce plan; schedule 1/16/2019 City Council Chambers Onsite design standards; development standards Planning Commission
12/13/2018 City Council Chambers Introduce plan; schedule 1/24/2019 City Council Chambers Community identity; land use and development; economics 2/9/2019 City Council Chambers Mobility; public facilities and infrastructure; environment 2/28/2019 City Council Chambers Development standards; zoning 3/14/2019 City Council Chambers Design standards and guidelines; Specific Plan appendix 4/25/2019 City Council Chambers Baseline conditions, project description City Council
3/26/2019 City Council Chambers Introduce plan; schedule (joint meeting with Planning Commission) 4/17/2019 City Council Chambers Approval of funding for EIR, WSA, and water/sewer modeling

EXHIBIT D
36 Marina Downtown Specific Vitalization Plan

6 October 2024

1.3 Opportunities and Constraints
Members of the Ad Hoc Committee identified strengths, weaknesses, opportunities, and threats associated with the Downtown. Committee members felt that downtown already attracts unique businesses and exhibits strong business retention. They said they enjoy the local activities hosted Downtown like the well -established farmers market and the Labor Day parade, as well as the attractive street banners in the area. In addition, they felt that Downtown is safe and generally clean. The broader City was praised for being a diverse and welcoming community, and Marina’s central location in the Monterey Bay area was seen as a strength.

Threats to the development and sustainability of a diverse, inclusive Downtown include a regional lack of affordable housing, the disconnected street network in the Downtown area, and the limited connectivity between existing development in Downtown and ne w development at the former Fort Ord. T he auto- oriented design of Marina’s Downtown was identified as a major weakness. The commercial portion of the Downtown is focused on Reservation Road and Del Monte Boulevard as they form the backbone of the City’s indeterminate Downtown. Given the absence of a platted city with established blocks and required block standards, development occurred along established roads, and regularly spaced cross streets were never constructed. Dead -end driveways and lanes provided access to lots and limited the possibility of vehicular and pedestrian connectivity throughout the Downtown area. Many buildings in the Downtown area need refurbishment. Most of the architecture reflects suburban commercial design from the mid-20th Century to the present. There are no parks, no clearly defined business district, and few places to gather and meet. Large parking lots fronting Reservation Road and Del Monte Boulevard create a suburban environment incompatible with a traditional Downtown.

Even so, great opportunities are already built into the Downtown. With effort and time, these opportunities can contribute to the overall strength of the Downtown area. Opportunities include defined gateways and medians on major roads, wide rights-of-way on Del Monte Boulevard and Reservation Road, and key areas that are poised for redevelopment.

EXHIBIT D
37 Introduction

October 2024 7

STRENGTHS WEAKNESSES
Diverse/welcoming community
Centrally located in the Bay
Downtown is safe, generally clean
Established farmers market
Attractive banners
Strong business retention
Unique businesses
Budding tourist economy
Municipal airport
Higher education institutions
MST Transit Center
Poorly designed downtown
Auto oriented/not walkable
Blight
Large parking lots fronting streets
No parks downtown
No business district
Lack of spaces to gather/meet
Commuter traffic
Poor imageability/sense of place
Lack of mixed uses
City seen as unfriendly to business
Gateways/medians on major roads
Wide ROWs on arterial roads
Key areas primed for redevelopment
Regional trail system improvements
Underutilized land for redevelopment
Urban growth boundary
Lack of affordable housing
Limited connectivity via street grid
Disjointedness of Central, South Marina
Online retail competition

OPPORTUNITIES THREATS

EXHIBIT D
38 Marina Downtown Specific Vitalization Plan

8 October 2024
2 Setting and Existing Conditions

2.1 Marina’s History
Starting around the 6th Century CE, the Ohlone people inhabited California’s Central Coast and established fixed villages throughout the region, including the village of Wacharon in the area between present-day Marina and Moss Landing. Much of the area in what is today incorporated Marina was used by various ranching operations in the 19th Century. After a brief stint as Bardin, then Locke -Paddon Colonies, then Paddonville, the area including Downtown and much of the rest of the city was formally named Marina in 1918. Marina became an early flag stop on the Southern Pacific Railroad for visitors from San Francisco. As the town developed, land was set aside for a school, church, and other necessary civic buildings. Marina’s first post office was established in the Downtown in April 1919, housed in connection with a general store and gasoline pump.

Figure 2-1. Downtown Marina in 1948 (above) and 1983 (below).

Source: United States Geological Survey

EXHIBIT D
39 Setting and Existing Conditions

October 2024 9
Marina continued to grow as Camp Clayton, Camp Gigling, and finally Fort Ord brought thousands of soldiers and their families to the region (Figure 2-2Figure 2-2). Between the 1930s and 1950s, new schools, churches, businesses, a community center, and hundreds of homes were constructed, many within the Downtown area. Del Monte Boulevard was the City’s primary commercial corridor. The stationing of American G.I.s with foreign brides from World War II, the Korean War, and the Vietnam War significantly contributed to the Asian population in Marina. As a testament to Marina’s unique diversity as a result of Fort Ord, Marina saw 12 consecutive years of Asian-American mayors with Mayor Robert T. Ouye serving from 1978 to 1981 and Mayor George J. Takahashi serving from 1981 to 1990.

Figure 2-1Figure 2-1 shows the evolution of one of Marina’s prominent businesses, Mortimer’s, from 1948 to 2019.

Figure 2-2. Mortimer’s through the years (top to bottom): 1948, 1950s, 1994, 2018.

In 1986, the City established a Redevelopment Project Area in the central commercial core of Marina along Reservation Road and Del Monte Boulevard. That same year, the Seacrest Shopping Plaza— Marina’s first major retail grocery store in over 20 years—was completed. Seacrest Plaza increased retail tax revenue and jobs, but the shopping center was auto-oriented and eliminated opportunities for some street connections in the Downtown, reinforcing the large-block pattern in Marina.

Fort Ord (Figure 2-3Figure 2-3) was downsized and then fully decommissioned in 1994. The closure of the fort had an immediate effect on the demographics and economy of Marina. The City’s population fell by 9,000 and nearly 23,000 jobs in the region were lost, greatly impacting the development Downtown.

By the late 1990s and early 2000s, interest in the Downtown was surging. Residents participated on committees aimed at downtown vitalization, and Monterey-Salinas Transit proposed designs for a major transit facility in Marina.

EXHIBIT D
40 Marina Downtown Specific Vitalization Plan

10 October 2024

Figure 2-3. Fort Ord as it appeared in 1941.

Source: Wikimedia Commons.

EXHIBIT D
41 Setting and Existing Conditions

October 2024 11

Historic images of Downtown Marina
(clockwise, from top left): Pavia’s
Italian Dinner (1994; near Reservation
Rd. and Ocean Terrace), Church of
Christ (Cypress Ave.), Marina’s first
grocery store (early 1940s), Marina
Post Office, Southern Pacific Flag Stop
117, Marina Fire Department (1964),
Marina’s first subdivision (centered
around Vista del Camino), Navales
Imports and Produce (1960’s) (Source:

Monterey Herald).

EXHIBIT D
42 Marina Downtown Specific Vitalization Plan

12 October 2024

EXHIBIT D
43 Setting and Existing Conditions

October 2024 13

2.2 Regional Context
Marina is situated in northwestern Monterey County along State Route 1 adjacent to the Monterey Bay, approximately eight miles north of the City of Monterey (Map 2-1Map 2-1). The City’s 2017 population of 22,145 makes Marina the fifth largest city in Monterey County (behind Salinas, Seaside, Monterey, and Soledad), but it is expected to surpass Monterey and Soledad in population by 2045 ( Association of Monterey Bay Area Governments (AMBAG), 2018).

Marina is unique in the Monterey Bay region, as it is entirely built upon the ancient sand dune soils at the southeast edge of the Bay. Its character is strongly influenced by this geography—from its climate and its rolling, low elevation topography, to its vegetation and landscaping dominated by Monterey Cypress and other coastal vegetation. Open views of ocean, dunes, and maritime chaparral help define Marina as a place rooted in the ecology of the Monterey Bay region.

The City of Marina encompasses 6,086 acres and extends for five miles along the Pacific Ocean, from the City of Seaside on the south to the Salinas River on the north, and inland for four miles along the river to the municipal airfield.

The Specific Plan area is shown in Map 2-2Map 2-2. Downtown is centrally located in the City of Marina and encompasses approximately 320 acres. Downtown is generally bounded:
• To the north by the northern property line of parcels along the north side of Reservation Road; • To the west by the properties generally west of Del Monte Boulevard; • To the south by Reindollar Avenue, then east along Sunset Avenue to Carmel Avenue, hence east on Crescent Avenue and north along Crescent to the southerly property line of the El Rancho Shopping Center and abutting commercial properties along Reservation Road; and • To the east by Salinas Avenue and the Monterey Peninsula Movers parcel at 503 Reservation Road.

Arterial roads in the Downtown are Reservation Road and Del Monte Boulevard. Public facilities include the Marina City Hall and Community Center, Police and Fire Station, Community Development and Public Works facilities, and the Marina Child Development Center. Locke-Paddon Park, the City of Marina’s primary open space, is located immediately northwest of the Downtown.

A brief overview of Marina’s history, demographics, natural setting, and economic climate helps to explain the factors that led to the creation of the Downtown Vitalization Specific Plan.

EXHIBIT D
44 Marina Downtown Specific Vitalization Plan

14 October 2024

Map 2-1. Regional Context.

EXHIBIT D
45 Setting and Existing Conditions

October 2024 15

Map 2-2. Specific Plan area.

EXHIBIT D
46 Marina Downtown Specific Vitalization Plan

16 October 2024

2.3 Demographics
Although the French were the early settlers of Marina, with names such as Barbier, Lievre, and Teulier, the City’s name is Spanish, and the current population mix is represented by people from many countries.

The stationing of American G.I.s with foreign brides from World War II, the Korean War, and the Vietnam War significantly contributed to the Asian population in Marina. Prominent ethnic groups include Filipino, German, Korean, Vietnamese, Japanese, Chinese, Hawaiian, Guamanian, Puerto Rican, Mexican, and Samoan, along with others representing various Pacific islands including Okinawa and the Marianas.

In 1970, five years before Marina was incorporated as a charter city, the population was 8,343. In 1980, there were 20,647 people living in Marina, representing a growth rate of 147% over the course of a decade. The city continued to grow through the mid -1990s. At its peak, around 27,000 people lived in Marina.

The population declined following the closure of Fort Ord in 1994. Between 2000 and 2010, Marina lost 21% of its population, bottoming out at 19, 529 residents. For the past several years, the city has experienced slow but sustained growth, reaching 22, 246 residents in 2021. Projections indicate Marina will continue to grow, reaching a forecasted population of 30,044 by 2040 (AMBAG, 2022).

As shown in Table 2-1Table 2-1, Marina’s population is aging. The median age was 26 in 1990 and 32 in 2000. The 2021 American Community Survey (ACS) estimates the median age in Marina was 35, consistent with the median age of Monterey County ( 35) but higher than the neighboring City of Salinas (31).

Approximately 15 percent of Marina’s residents were 65 or older in 2021 compared to 12% in 2010 and 8% in 2000.

Table 2-1. Demographic profile of the City of Marina
2010 2021
Total population 19,529 22,246
Age Characteristics
Median age (years) 35 35
Under 18 years 4,773 (24.2%) 4,597 (20.7%)
65 years and older 2,333 (11.9%) 3,247 (14.6%)
Housing Characteristics
Total housing units 7,687 8,051
Occupied units 7,088 7,676
Vacant units 599 375
Owner-occupied 2,866 (37.3%) 3,153 (39.2%)
Renter-occupied 4,222 (62.7%) 4,523 (61.8%)
Average household size 2.76 2.72
Race and Ethnicity*
Non-Hispanic white 7,058 (36%) 8,552 (38%)
Hispanic or Latino (of any race) 5,249 (27%) 6,286 (28%) Black / African American 1,642 (8%) 1,500 (7%)
American Indian 31 (0.2%) 29 (0.1%)
Asian 3,376 (17%) 3,583 (16%)
Native Hawaiian / Pacific Islander 583 (3%) 441 (2%)
Some other race (not Hispanic /
Latino) 46 (0.2%) 111 (0.5%)
Two or more races 2,103 (11%) 3,087 (14%)
Source: Bureau of the Census, ACS 2010 and 2021.
*Note: All race/ethnicity statistics are rounded to the nearest whole number. Percentages below 1% were not rounded.

EXHIBIT D
47 Setting and Existing Conditions

October 2024 17
Table 2-2. Population of Two or More Races in the City of Marina Category 2020 Decennial Census
Population of Two Races 3,343 (15% of total population in 2020 Census)* White; Black or African American 248
White; American Indian and Alaska Native 285
White; Asian 746
White; Native Hawaiian and Other Pacific Islander 94
White; Some Other Race 1,455
Black or African American; American Indian and Alaska Native 18 Black or African American; Asian 121
Black or African American; Native Hawaiian, Other Pacific Islander 19 Black or African American; Some Other Race 55
American Indian and Alaska Native; Asian 17
American Indian and Alaska Native; Native Hawaiian, Other Pacific Islander 3
American Indian and Alaska Native; Some Other Race 61
Asian; Native Hawaiian and Other Pacific Islander 121
Asian; Some Other Race 75
Native Hawaiian and Other Pacific Islander; Some Other Race 25 Source: Bureau of the Census, Census 2020.
*Note: The difference in the percentage of Marina residents who identify as being of two or more races between 2020 and 2021 is the result of the different methods of surveying and estimating demographics used in the 2020 Decennial Census versus the 2021 American Community Survey.

A significant subset of Marina’s aging population are veterans. Approximately 9% of Marina residents are veterans, double the rate of Monterey County. Seven percent of Marina’s population under the age of 65 has a disability, compared to approximately 6 percent in Monterey County.

Though the City is aging, there is a growing student population living in Marina. Since 1995, California State University—Monterey Bay (CSUMB) has operated on former Fort Ord lands straddling Marina and Seaside. In 2015, there were an estimated 1,020 CSUMB students living in Marina. The student population is expected to increase to more than 6,300 by 2040, an increase of 518%. Students will account for 21% of Marina’s population in 2040 compared to roughly 5% of the City’s total population today.

While student population will be concentrated on and around the CSUMB campus, an increasing number of students are expected to take advantage of living accommodations in Downtown. The City therefore needs to be conscious of two major population groups —residents over the age of 65 who seek to age in place and students—as it works to create a Downtown that accommodates individuals and families of all ages and abilities.

The City should also be conscious of the various ethnic minorities that make up the population of Marina.

The City’s rich diversity is reflected in a variety of stores and restaurants—Chinese, Japanese, El Salvadoran, Filipino, German, Hawaiian, Korean, Mexican, Thai, and Vietnamese—within the Downtown.

In 2022, the California Coastal Commission reported that approximately 62 percent of the city identify as people of color. According to the 2021 Census, approximately 38 percent of Marina’s population identifies as non-Hispanic white. Sixteen percent identify as Asian alone, while approximately 7 percent identify as Black or African American, 2 percent as Native Hawaiian or Pacific Islander, and less than 1 percent as American Indian. Table 2-2Table 2-2 details the combinations racial/ethnic backgrounds of the approximately 14 percent of Marina residents who identify as being of two races. Approximately 28 percent of Marina’s residents identify as Hispanic or Latino of any race. Including those who identify as being of two or more races, an estimated 29 percent of Marina’s residents have some Asian or Pacific Islander heritage.

EXHIBIT D
48 Marina Downtown Specific Vitalization Plan

18 October 2024

Figure 2-4. California State University—Monterey Bay. Figure 2-5. The Asian Filipino Market, one of many diverse businesses in Downtown Marina. Source: Asian Filipino Market The median household income in Marina in 2021 was $78,795, lower than the countywide median household income of $82,013. The proportion of people renting their homes in Marina has been on the rise since the turn of the century. It is important to create opportunities for homeownership in and around Downtown by encouraging a variety of housing options, including condominiums as well as affordable rental options.

2.4 Economics
Marina is a mid -sized coastal city that traditionally provided support services to people stationed at or working in the former Fort Ord. The city historically provided housing for working class families with jobs on the Peninsula, but Marina was greatly a ffected by the closure of Fort Ord in 1994. Though services remain an important part of the local economy, there are still opportunities to develop the city’s economic base in Downtown.

Commercial and light industrial uses in the Downtown encompass roughly 860,000 square feet on 88 acres. The Downtown Core includes 407,000 square feet of commercial uses on 36 acres. Another 416,000 square feet of commercial uses can be found on 46 acres in the Transition zone.

Tax valuation varies wildly for properties in each zone. The average property tax value per acre in the Core, where buildings are generally older and properties have generally been owned for longer periods of time, is $1,339,750. This compares to an averag e per -acre property tax value of $1,613,578 in the Transition zone. Altogether, commercial and light industrial uses in Downtown Marina account for around $51 million in total land valuation and $78 million in improved valuation., or $129 million total.

Over the course of the development of the Specific Plan, the City has commissioned multiple economic studies and analyses to better understand the market conditions influencing Downtown and Marina more broadly. The various economic conditions analyses revealed the following key findings:
• The Downtown District is largely built out and has relatively few vacant or underutilized lots; • Significant changes to the development pattern of Downtown would require substantial redevelopment of sites to achieve the Plan’s development targets; and, Economic development goals and strategies included:
• Maintain and grow existing businesses in the city;

EXHIBIT D
49 Setting and Existing Conditions

October 2024 19
• Attract new businesses and startups to the City’s existing and developing commercial areas with a focus on sustainable industries;
• Develop destination related activities and facilities; • Support regional efforts that increase the availability of a skilled workforce for Marina’s businesses. • Capitalize on the opportunity to provide necessary goods in services within Marina to limit retail “leakage” including general retail merchandise; clothing, apparel, and shoes, restaurants, including casual dining, fast casual, and quick service concepts, and building materials and supplies. • Help facilitate the reuse of vacant shops and restaurants in the Downtown; • Host special events in addition to the Farmers Market; • Support appropriate residential development within and adjacent to the Downtown; and, • Invest in strategic infrastructure projects through the City’s capital improvement program (CIP) to upgrade pavement and enhance traffic circulation.

2.5 Land Use
Development in Marina reached a peak in the decades following World War II. Like most communities in those years, Marina’s development was spread out, oriented toward the automobile, and characterized by low densities. Land uses were segregated, requiring most residents to drive to shopping, employment, and recreation destinations. Most buildings were only one or two stories in height. This remains the dominant development pattern in Marina today.

Downtown Marina is generally suburban in nature, dominated by a mixture of single -story retail commercial and office buildings, single-family homes, and one- to two-story multifamily residential units.

The existing retail and office commercial uses are located primarily along Reservation Road and Del Monte Boulevard and are predominantly oriented in a strip mall configuration with the buildings behind large surface parking lots.

Marina’s suburban character is influenced by its historic function as a housing and services center for the former Fort Ord military installation. A pattern of mixed -density housing and strip -retail center commercial development signifies a community that is highway -oriented. Buildings date primarily from the postwar era, with significant shopping centers dating from the late 1950s (Figure 2-6Figure 2-6).

Figure 2-6. Marina Village Shopping Center, late 1960s.

EXHIBIT D
50 Marina Downtown Specific Vitalization Plan

20 October 2024

2.5.1 Existing Land Uses
The Specific Plan area covers approximately 320 acres in Central Marina. While the downtowns of many cities benefit from mixed land uses that promote pedestrian activity and efficient use of space, single uses dominate most parcels in Downtown Marina (Map 2-3Map 2-3).

A majority of land in this area is devoted to residential (39 percent) and commercial uses (24 percent) Table 2-3Table 2-3 summarizes the distribution of existing land uses in the Specific Plan area. Multifamily uses alone represent more than half of all residential land use in the Specific Plan area (and 22 percent of total land use). Eight percent of total land area is devoted to single-family homes, with 3 percent each to dwelling groups and mobile home parks. Duplexes, triplexes, and fourplexes together make up just over 2 percent of total land area. There are currently a total of approximately 2,300 housing units and 1 million square feet of commercial space in the Specific Plan area.

Two-thirds of commercial uses are office -related, representing 16 percent of total land area. Retail and visitor-serving uses take up 8 percent of the total land area. Remaining land uses are split between institutional and civic (9 percent), mixed (2 percent), and light industrial (1 percent). There are no recreational uses in Downtown. Vacant lots, which comprise 2 percent of land area, could provide an opportunity for the development of parks and other recreational facilities.

Table 2-3. Existing land uses by acreage in the Downtown Vitalization Specific Plan area Land Use Acres %
Multifamily 71.01 22%
Single Family 26.21 8%
Mobile Home Park 11.12 3%
Dwelling Group 9.68 3%
Triplex/Fourplex 3.65 1%
Duplex 2.58 1%
Total Residential 124.24 39%
Retail/Services 27.35 8%
Office/Other Commercial 50.37 16%
Total Commercial 77.72 24%
Light Industrial 2.09 1%
Mixed Use 15.70 5%
Institutional 27.71 9%
Recreation 0 0%
Right-of-Way 67.03 21%
Total Public Uses 94.74 30%
Vacant Lots 7.56 2%
TOTAL 322.05 100%
Note: Acreages of each land use are based on a survey by City staff in 2018.

EXHIBIT D
51 Setting and Existing Conditions

October 2024 21

Map 2-3. Existing land uses in Downtown Marina.

EXHIBIT D
52 Marina Downtown Specific Vitalization Plan

22 October 2024

2.6 Mobility
Street conditions in the Downtown reflect a mid-20th Century focus on the automobile at the expense of other forms of transportation (Figure 2-7Figure 2-7). Travel lanes are wide, right turn lanes are prevalent, and curb radii are typically large, allowing drivers to make s weeping turns without stopping. There are significant gaps in the s idewalk network and where they are present, sidewalks are often narrow and poorly maintained. For example, a two-block stretch of Del Monte Blvd between Palm Ave and Mortimer Lane is mostly devoid of sidewalks, and pedestrians are forced to walk on asphalt directly adjacent to high- speed vehicular traffic . These issues make walking to destinations in the Specific Plan area more dangerous and unpleasant for pedestrians.

Figure 2-7. Typical portion of Del Monte Blvd with wide travel lanes for automobiles and missing sidewalks.

2.6.1 Existing Vehicle Network
The existing network of roadways throughout Downtown Marina is shown in Table 2-4Table 2-4. The network comprises expressways, arterials, collectors, and local streets, as defined below, and shown in Map 2-4Map 2-4.

Table 2-4. Roadway Classifications within the Downtown Vitalization Specific Plan area Classification Roadway
Four-Lane Expressway • Del Monte Boulevard (near Highway 1 interchange) Four-Lane Arterial • Del Monte Boulevard • Reservation Road Two-Lane Collector • California Avenue
• Carmel Avenue
• Crescent Avenue
• De Forest Road
• Palm Avenue
• Reindollar Avenue
• Salinas Avenue
• Seacrest Avenue
• Sunset Avenue
• Vista Del Camino
Local Street • Bayer Street
• Bennett Court
• Busby Lane
• Carmel Circle
• Casa de Bolea
• Crestview Court
• Lynscott Drive
• Marina Drive
• Mortimer Lane
• Ocean Terrace
• Ocean View Court
• Paddon Place

EXHIBIT D
53 Setting and Existing Conditions

October 2024 23
Classification Roadway
• Cypress Avenue
• Debbie Drive
• Elm Avenue
• Eucalyptus Street
• Hillcrest Avenue
• Rose Lane
• San Pablo Court
• Terry Circle
• Viking Lane
• Zanetta Drive
Expressways: Circulation on expressways is limited to major intersecting streets with large traffic volumes. Intersections along expressways contain full protected left-turn lanes and should contain exclusive right-turn lanes.

Arterial: Arterials are major thoroughfares that provide efficient connections to major destination points and to primary gateways in and out of the city (Figure 2-8Figure 2-8). Arterials carry moderate to large traffic volumes but have lesser capacity than expressways. In most downtown districts arterials serve as major bicycle routes and
generally do not contain exclusive right -turn lanes in an effort to be more pedestrian friendly.

Collector: Collectors function to gather vehicular trips from local streets within a residential neighborhood or commercial district and distribute the trips to the City’s major streets. They carry a moderate level of traffic
volumes at moderate speeds.

Local Streets: Local streets accommodate vehicular and non-vehicular traffic to and from dwellings and facilities within neighborhoods at low speeds. Traffic flow control utilizes stop signs, narrower widths, and curved alignments.

2.6.2 Connectivity
Typically, a downtown consists of a well-connected street grid that comprises around 30 – 35 percent of the total land area and this connectivity makes the area more walkable and bikeable. The public right-of- way in the Specific Plan area encompasses 62 acres, or 20 percent of the total land area. This is an unusually small percentage of land for a downtown area. Problems associated with limited connectivity of the street grid include traffic congestion, speeding, and increased pollution. Residents of communities with a low connectivity street network often drive more because fewer destinations are accessible within comfortable walking or biking distance.

Figure 2-8. Reservation Road functions as an arterial
street.

EXHIBIT D
54 Marina Downtown Specific Vitalization Plan

24 October 2024

Map 2-4. Roadway Classifications.

EXHIBIT D
55 Setting and Existing Conditions

October 2024 25
The number of three – and four-way intersections in a given area (known as intersection density) is one way to quantify the connectivity of a s treet network. When compared to other communities in the Monterey Bay region, t he number of intersections in Downtown Marina is dwarfed by the number of intersections in the downtown areas of other cities. Table 2-5Table 2-5 compares the intersection density of Downtown Marina with other Central Coast communities . The street grids of Marina and other cities in the region are compared in Figure 2-9Figure 2-9. In a 160-acre portion of Downtown, Marina has only nine intersections, compared to 25 in Seaside, 29 in Salinas, 31 in Monterey, and 80 in Pacific Grove.

Table 2-5. Number of three– and four-way intersections in a 160-acre portion of downtown.

City Number of Intersections City Number of Intersections Marina 9 Paso Robles 22
Carmel-by-the-Sea 39 Salinas 29
Gilroy 24 San Juan Bautista 27
Gonzales 24 San Luis Obispo 29
Greenfield 19 Santa Cruz 28
Hollister 39 Santa Maria 21
King City 22 Seaside 25
Monterey 31 Soledad 22
Pacific Grove 80 Watsonville 22

9 Marina 25 Seaside

31 Monterey 80 Pacific Grove
Figure 2-9. Number of three– and four-way intersections in regional downtowns.

EXHIBIT D
56 Marina Downtown Specific Vitalization Plan

26 October 2024

2.6.3 Pedestrian and Bicycle Network
The pedestrian sidewalk network within Downtown
Marina is fairly well developed, with existing sidewalks on collector and arterial roadways, as well as along most local streets. However, sidewalks along Del Monte Boulevard, Carmel Avenue, Reindollar Avenue, Reservation Road, and Seacrest Avenue are incomplete . In addition, many
sidewalks are not wide enough for simultaneous
pedestrian use or have obstructions that partially block pedestrian flow. Map 2-5Map 2-5 shows existing
pedestrian and bicycle infrastructure in the Specific
Plan area.

The bicycle network in Downtown Marina includes Class I and Class II bikeways . Class I bikeways are generally
referred to as bicycle paths and provide a completely
separated right-of-way for the exclusive use of bicycle and pedestrian traffic. Class II bikeways , commonly called bicycle lanes , provide a striped lane for one -way bicycle travel on a street or highway.

There is one Class I bikeway within Downtown: the Monterey Bay Coastal Bike Path (Figure 2-10Figure 2-10), which currently extends 19 miles from Castroville to Pacific Grove. There are Class II bikeways along Reservation Road, Crescent Avenue, and California Avenue.

As noted in the City’s Pedestrian and Bicycle Master Plan, the existing bicycle network provides limited connections for cyclists within City limits, including the Downtown. The Monterey Bay Coastal Bike Path provides connections for those who commute to areas outside of the city and for those who use the trail for recreational purposes. The existing bicycle path network is not adequate to meaningfully encourage drivers to use bicycles when commuting within the city or Downtown.

Figure 2-10. Monterey Bay Coastal Bike Path.

EXHIBIT D
57 Setting and Existing Conditions

October 2024 27

Map 2-5. Network of sidewalks, street crossings, and bicycle lanes in Downtown Marina.

EXHIBIT D
58 Marina Downtown Specific Vitalization Plan

28 October 2024

2.6.4 Parking
The Specific Plan area has nearly 8,000 parking spaces. As shown in Table 2-6Table 2-6, roughly three- quarters of all available parking (6,144 spaces) is off -street in private lots, including residential, commercial, and industrial areas. Three percent of the area’s parking supply—276 spaces—is located off- street in parking lots available to t he public, including state court, school, post office, and civic facilities.

The remaining 20% of parking (1,570 spaces) is located on the street and is generally accessible to all visitors and residents of Downtown.

In September of 2022, Kimley Horn conducted a parking occupancy study in the Seacrest and Marina Square shopping centers. The study found that peak weekday parking demand was roughly 50% of the provided parking supply. In addition, assuming a realistic per centage of trips are made from within the Specific Plan area and via alternative transportation, the study estimated that buildout of the Specific Plan would result in a total peak parking demand of 6,764 - 8,880 spaces.

Table 2-6. Parking spaces in the Downtown Vitalization Specific Plan area Parking Spaces Number of Spaces Percent of Total Spaces Off-street in private lots 6,144 77%
Off-street in public lots 276 3%
Total off-street parking 6,420 80%
On-street parking 1,570 20%
TOTAL PARKING 7,990 100%

2.6.5 Transit Facilities
The Monterey -Salinas Transit (MST) facility within Downtown Marina is known as the Marina Transit Exchange. It is located on the south side of Reservation Road at the intersection with De Forest Road (Figure 2-11Figure 2-11). The Transit Exchange was
constructed in accordance with the Marina Transit
Center Specific Plan (October 2006) which, in addition to guiding the development of the Transit Exchange
itself, looks to facilitate the development of a small- scale, transit and community -oriented mixed -use
center in Downtown Marina.

MST routes currently serving Downtown Marina
include:
• Sand City - Marina via Gen Jim Moore (Line 17)
• Sand City - Marina via Monterey Road (Line 18)
• Monterey – Salinas (Line 20)
• Salinas - VA DOD Clinic (Line 61)

2.6.6 Regional Mobility Framework
In June of 2022, the Association of Monterey Bay Area Governments (AMBAG) published Moving Forward:

Monterey Bay 2045 (Figure 2-12Figure 2-12) the region’s Governments Metropolitan Transportation Plan and Sustainable Communities Strategy (MTP/SCS). The MTP/SCS was completed through collaboration with AMBAG staff, Transportation Agency for Monterey County (TAMC) staff, and staff from local Figure 2-11. Monterey-Salinas Transit Exchange.

EXHIBIT D
59 Setting and Existing Conditions

October 2024 29
jurisdictions in the Monterey Bay Area . The plan focuses on two key areas: 1) improved mobility, accessibility, and coordinated transportation , and 2) a land use strategy that houses the region’s future population while preserving the most important agricultural lands and natural areas. These strategies aim to reduce vehicle miles traveled (VMT) and greenhouse gas emissions (GHG) through improved coordination between regional transportation and local land use planning. By drawing attention to these regional goals, the MTP/SCS highlights the value of coordination and resource sharing among Monterey Bay Area localities.

The following goals for the MTP /SCS were adopted by the AMBAG Board of Directors:
• Access and Mobility – Provide convenient, accessible, and reliable travel options while maximizing productivity for all people and goods in the region.
• Economic Vitality – Raise the region’s standard of living by enhancing the performance of the transportation system. • Environment – Promote environmental sustainability and protect the natural environment.
• Healthy Communities – Protect the health of our residents; foster efficient development patterns that optimize travel, housing, and employment choices and encourage active transportation. • Social Equity – Provide an equitable level of transportation services to all segments of the population.
• System Preservation and Safety – Preserve and ensure a sustainable and safe regional transportation system.

2.6.7 Monterey Peninsula Light Rail Transit and
SURF! Bus Rapid Transit System
TAMC completed an environmental review for a proposed fixed guideway service to and from the Monterey Peninsula. The project would have provided light rail transit service using the existing Monterey Branch Line alignment, which was purchased by TAMC in 20 03 for $9.3 million. The 16 -mile corridor extends between Monterey and Castroville on the publicly owned tracks adjacent to Highway 1. A planned first phase of the project would have run between Monterey and Marina with key stations in Monterey, Seaside, Sand City, and Marina/CSUMB, and connecting bus service to Pacific Grove and Carmel to the south and Salinas to the east. Later phases were to extend service to the proposed commuter rail station in Castroville and to increase the frequency of trains. Rail service was to begin by 2015 with two light rail stations Downtown, both on the west side of Del Monte Boulevard at Reservation Road and Palm Avenue although funding for this project has not yet been secured.

While the construction of a light rail system is still the long-term goal for TAMC, MST is working to develop a bus rapid transit system utilizing the existing Monterey Branch Line right of way. MST SURF! is estimated to cost $50 million to complete as opposed to the Monterey Peninsula L ight Rail project’s $145 million estimate. TAMC is providing $15 million in project support through Monterey County’s Transportation Safety & Investment Plan (Measure X) funds approved by Monterey County voters in 2016 . The SURF! Project is slated to open to the public in 2027 and includes a station within the Specific Plan area at the corner of Del Monte Boulevard and Palm Avenue.

Figure 2-12. Metropolitan
Transportation Plan / 2045 Sustainable
Communities Strategy

EXHIBIT D
60 Marina Downtown Specific Vitalization Plan

30 October 2024
3 Downtown Vision
Exceptional downtowns integrate a city’s natural setting and built environment to create opportunities for human interaction. These downtowns have a distinct identity. They are places people want to stop and visit rather than places to simply pass through. Much of the work in creating a memorable downtown involves adopting effective design standards for developments and civic space. In Central Marina, building on existing strengths, recognizing weaknesses and threats, and pursuing opportunities will help to achieve the vision for Downtown.

The Marina Downtown Vision was adopted by the City Council in July 2005. The Vision was intended to supplement the General Plan by encouraging development in the Downtown area. The Vision provides direction for the physical design of Downtown Marina and ca lls for new development that meets or exceeds the City’s policies and standards. Issues addressed include community identity, fiscal health, infrastructure, safety and security, services, design, and sources of funding. The underlying intent of the Vision has been incorporated into the Downtown Vitalization Specific Plan and will be implemented by the various goals, policies, and design standards included in this plan.

The Vision of the Specific Plan is to establish Downtown Marina as:

A place with a unique, small coastal town
character where people can work, live, and
shop in an environment that creates a
feeling of cohesiveness, compactness, and
individual community identity; a place with
a vibrant economy that accommodates a
variety o f businesses, residences, and civic
uses; and, a place that is architecturally
pleasing and sustainable, achieved through
attractive storefronts, eco -friendly design,
and plentiful landscaping and pedestrian
amenities to encourage people to walk along
tree-lined streets and socialize in civic and
public spaces.

The long-term viability of the vision hinges on
attracting a regional customer base, including
tourists and shoppers from neighboring
communities, fostering a vibrant community
within downtown by providing much needed
housing, and establishing a clear identity for
Downtown. This is to be achieved through the
implementation of the policies and programs
discussed throughout the Specific Plan.

The Downtown Ad Hoc Committee called for a “strategically located” town center, anchored by retail, civic, and public transit uses within walking distance of high-density residential uses. Development was to be pedestrian focused and family friendly with opportunities for social interaction placed throughout the Downtown. Reservation Road was highlighted as the preferred location for the highest intensity retail Pedestrian right-of-way with outdoor dining.

EXHIBIT D
61 Downtown Vision

October 2024 31
activity and high intensity residential densities, and traffic calming was identified as crucial for improving pedestrian access along Reservation Road.

The Downtown Vitalization Specific Plan incorporates many of the objectives of AMBAG’s 2045 MTP/SCS by designing for and encouraging walkab ility, encouraging higher -density development near transit facilities, and promoting sustainable design and high-performance construction practices emphasizing energy efficiency, healthy indoor air quality, and climate resilience.

Greater density and building heights will distinguish Downtown from other areas of the City and create visual interest. An overarching aim is to consolidate important land uses and make Downtown an identifiable area with attractive streetscapes.

3.1 Plan Goals
The Specific Plan seeks to establish a direct connection between the City of Marina’s General Plan and opportunities for vitalization and enhancement within Downtown Marina. An overall goal is the orderly development of Downtown Marina in a method consistent with the City’s General Plan and, more specifically, with the community’s vision as developed through the community outreach process. The Goals of the Specific Plan include:

Land Use and Development —A community with a safe, walkable, and vibrant downtown , that attracts diverse business opportunities, encourages appropriate mixed uses, and integrates adjoining neighborhoods, parks, and trails.

Community Identity— A Downtown that supports innovation in design and employs environmentally responsible building practices, net -zero building principles, and is designed to create more comfortable, environmentally responsible, energy efficient, and healthier indoor and out door environments.

Cultural Diversity—A Downtown where people of all incomes, ages, abilities, races, and cultures feel like they belong.

Housing Affordability—A variety of affordable, high -quality and high-performance housing options for people to live in Downtown.

Environmental Responsibility and Sustainability—A Downtown that supports innovation in design and employs high-performance building technology, net zero-energy and net zero carbon principles, and is designed to create more comfortable, environmentally responsible, energy efficient, and healthy indoor and outdoor environments.

Economic Vitality—An environment that attracts and sustains economic activity through innovation, business, and social opportunities.

Mobility—A Downtown with safe and efficient pedestrian and vehicular circulation that encourages people to gather, walk, cycle, or use public transportation.

Public Facilities and Infrastructure — Ensure that adequate public services and public utilities are provided for future development, and enhance the Downtown by planning for future public facilities.

The Specific Plan can be viewed as a springboard to a better Downtown. Change will not be immediate, but implementing the goals, policies, programs, and development standards in the Specific Plan can ensure future development will coalesce into an attractive and functional Downtown. Since planning is an active process, this document should not be seen as unchangeable.

EXHIBIT D
62 Marina Downtown Specific Vitalization Plan

32 October 2024

Built environment.

Source: Google Earth, 2022

EXHIBIT D
63 Land Use and Development

October 2024 33
4 Land Use and Development
The primary goals of this Specific Plan are to establish Downtown Marina as a vital destination center that accommodates a mix of commercial, retail, dining, entertainment, parks, and residential uses and to maximize the City’s ability to capture future economic opportunities that otherwise might be lost to neighboring jurisdictions. The Specific Plan promotes these goals by creating a land use policy framework that will guide development within the plan area to create a thriving downtown over the next approximately 20 years.

This chapter discusses land use designations and development potential, as well as policies and programs to develop a unique identity and sense of place in the public realm. The land use policies discussed in this chapter, along with design and development standards and permitted uses in Appendix A: Development Code and Appendix B: Design Guidelines , form a complete set of policies that will steer future land development and redevelopment within the Downtown. The following land use policies are intended to create and reinforce the desired urban image of Downtown and improve the overall aesthetic appearance and functionality of the street network. When implemented with standards in the Development Code, these policies and standards create predictability and therefore incentive for private investment in Downtown.

4.1 Land Use Plan
The Specific Plan calls for up to 2,904 additional residential units in the Downtown area. Currently, there are roughly 2,300 residential units in Downtown, so this Plan would more than double the residential capacity of the area . The Specific Plan also allows for the development of an addition al 530,000 to 1,380,000 square feet of retail and office space. Currently, there is just over 1 million square feet of retail and office space in the Downtown.

4.1.1 Land Use Designations and Intent
The Specific Plan establishes the following land use designations to implement the Land Use Plan . The land use designations shown in Map 4-1Map 4-1 are intended to function as implementing zoning in accordance with Appendix A: Development Code. Appendix A includes a Land Use Matrix which lists uses permitted in each district as well as development standards (property line setbacks, building heights, etc.) and other objective design standards.

EXHIBIT D
64 Marina Downtown Specific Vitalization Plan

34 October 2024

Map 4-1. Land Use Plan
Commented [TM1]: Mixed-Use Node to be eliminated and
referenced as “Transition formerly designated as Mixed-Use Node”

EXHIBIT D
65 Land Use and Development

October 2024 35
Core District
The intent of the Core district is to permit and encourage higher intensity commercial and mixed -use development. The goal is to create a mix of different land use types in a planned and integrated manner, including office, retail, and service commercial uses along with multifamily residential uses. The Core will become a vital economic center served by a variety of transportation modes, including facilities for people who walk, cycle, and use public transit. This type of c ompact development around high-quality transit systems, also known as transit-oriented development, is envisioned around the Monterey Salinas Transit Center and will be a guiding concept of this district.

Mixed-use Node District
The Land Use Plan calls for the creation of a mixed-use node at the intersection of Reservation Road and California Avenue. This node, surrounded by the lower-intensity Transition district, would feature multistory mixed -use buildings with retail and commercial space on the ground floor and additional commercial space or residential uses on the floors above similar to the types of development expected in the Core district. The mixed-use node is strategically located at a gateway into the Downtown Core to help ensure a vibrant, urban atmosphere is associated with Downtown Marina.

Transition District
The intent of the Transition district is to permit and encourage commercial, multifamily residential, and mixed-use developments at a slightly reduced density compared to projects in the Core district. The Transition district serves as a connection between the Core and lower-density, single-use districts in other parts of the city, especially districts dominated by single -family homes. Because the Transition district encompasses two prominent gateways into the city (at east Reservation Road and the confluence of Highway 1 and Del Monte Boulevard), land uses should be inviting and visually interesting. Parking is screened and located behind or to the side of buildings, and building setbacks are landscaped with appropriate materials.

Multifamily Residential District
The intent of the Multifamily Residential district is to permit and encourage residential developments of up to three stories in height with up to 35 units per acre. Multifamily residential uses near the Core are critical for providing an affordable housing supply and population to support businesses in Downtown. An additional 154 residential units are proposed in the Multifamily Residential district.

4.1.2 Development Potential
The amount of development that can reasonably be expected under the Plan is referred to as “buildout.” Buildout is expected to occur over the approximately 20-year planning horizon. Table 4-1Table 4-1 details the potential residential units and commercial square footage that could result from buildout of the Specific Plan. This total represents the maximum development that could be expected in 2040 if the Specific Plan is implemented according to the land use designations described above.

EXHIBIT D
66 Marina Downtown Specific Vitalization Plan

36 October 2024
Table 4-1. Anticipated new development by zone in the Downtown Specific Plan area Land Use Acres
Commercial Square Footage Residential Units
Minimum Maximum Residential Density Maximum Units
Core and Transition formerly
designated as Mixed-use Node
District

56.4 317,766 901,470 70 1,372
Retail - 208,427 675,390 - -
Office - 109,339 226,080 - -
Transition District 104.0 214,322 483,727 50 1,378
Retail - 70,352 199,279 - -
Office - 143,970 284,448 - -
Multifamily Residential District 106.7 - - 35 154
Total 267.08 532,088 1,385,197 - 2,904

4.1.3 Objective Design and Development Standards
Objective design and development standards are a key
implementation strategy of the Specific Plan. Objective design standards are intended to make the requirements
that apply to development projects more predictable and easier to interpret for all stakeholders, including decision makers, City staff, applicants, and members of the public.

The purpose of objective design standards is to inform applicants beforehand what requirements apply to a
proposed development and to enable the applicant to design a compliant project prior to submittal.

Government Code Sections 65913.4 and 66300(a)(7) defines Objective design standards as standards that:
involve no personal or subjective judgment by a public
official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available
and knowable by both the development applicant or
proponent and the public official before submittal.

In the case of Marina, the standards are intended to foster a more traditional downtown built environment as opposed
to the suburban development pattern seen in Marina today (Figure 4-1Figure 4-1). This will involve requiring that buildings in new developments are oriented toward the street and built closer to the sidewalk instead of behind large parking areas.

Objective design and development standards allow for streamlined approval of certain proposed projects while still requiring these projects to further the functional and aesthetic goals of the Specific Plan . The design and development standards detailed in Appendix A: Development Code address characteristics of architectural design and site planning including:
• Building Location and Orientation
• Building Articulation, Massing, and Scale
• Architectural Elements
• Materials and Color
• Utility and Service Areas
• Circulation and Access
Figure 4-1. Traditional Downtown site layout with
buildings brought to the edge of the sidewalk and
parking in the rear.

EXHIBIT D
67 Land Use and Development

October 2024 37
In addition to the Objective Design Standards, Developers are encouraged to reflect the cultural and ethnic diversity of Marina in new architecture, which will help to create a unique identity that will distinguish Marina from neighboring communities. See Appendix B : Cultural Design and Landscaping Elements for more details.

4.2 Placemaking Framework
The following goals and policies outline the desired future conditions of the Specific Plan area and create a framework for the development of a vibrant Downtown Marina.

4.2.1 Vibrant, Mixed-Use Downtown
The primary goal of the Specific Plan is to promote land use that emphasizes community, creates a safe, walkable, and vibrant Downtown, attracts diverse business opportunities, encourages appropriate mixed uses, and integrates adjoining neighborhoods, parks, and trails. The Specific Plan looks to establish Downtown Marina as a vital destination center that accommodates a mix of commercial, retail, dining, entertainment, parks, and residential uses.

The Specific Plan envisions the Core District to include mixed-use buildings built to the property line (Figure 4-4Figure 4-4) with doors and windows that face wide sidewalks with shade trees and pedestrian amenities. Development standards will require new development to provide features like lighting, public art, seating, and landscaping along building frontages to enhance the streetscape and create a pedestrian oriented, urban atmosphere. The Core will feature a mix of high density housing and neighborhood - oriented businesses in a walkable, pedestrian -scaled environmen t (Figure 4-2Figure 4-2 and Figure 4-3Figure 4-3). Paseos can be situated to provide pedestrian connections to residences, offices, retail, and restaurants on deeper lots as well as increase connectivity between Marina’s large, disconnected blocks. Parking facilities are to be located to the rear of buil dings and accessed via side streets to minimize the number of driveways crossing the sidewalk and create an urban “street -wall.” Parking is located behind buildings, and shared parking agreements (including providing parking in structures) are encouraged.

EXHIBIT D
68 Marina Downtown Specific Vitalization Plan

38 October 2024

Figure 4-2. Pedestrian portion of the right-of-way.

Source: Urban Review St. Louis
Figure 4-3. Pedestrian right-of-way with outdoor dining next to building (top) or street (bottom).

The Transition and Multifamily Residential districts will be characterized by a “transitional” urban form (Figure 4-5Figure 4-5) featuring buildings with doors and windows facing the street with larger setbacks than those found in the Core district. Parking will be located behind or to the side of buildings and accessed from the primary street frontage or side streets where possible. Setback areas will be well landscaped with native plants and trees creating a pleasant parkway environment for drivers, pedestrians, businesses, and residents. Commercial uses are encouraged on Reservation Road and Del Monte Boulevard to maximize visibility. Multifamily development is encouraged in the Transition District and may be designed in connection with a mixed-use project with commercial space on the street facing portion of the first floor or as an exclusively residential development. The Multifamily Residential district is reserved exclusively for residential development.

Figure 4-4. Urban block site layout.

EXHIBIT D
69 Land Use and Development

October 2024 39

Figure 4-5. Transitional block site layout.

While there are several large parcels along Reservation Road which could be redeveloped, the typically small lot size under many different owners is a potential constraint to development in the Specific Plan area. Consolidation of contiguous lots under separate private ownership would allow more cohesive redevelopment envisioned for the Specific Plan area.

Marina is one of the most diverse small cities in the United States. Developers are encouraged to reflect the cultural and ethnic diversity of Marina in new architecture, which will help to create a unique identity that will distinguish Marina from neighbo ring communities. Appendix B: Design Guidelines provides guidance to property owners and developers for creating culturally inclusive spaces.

4.2.2 Transit-oriented Development
Transit-oriented development (TOD) is a planning approach that calls for high-density, mixed-use business and residential neighborhood centers to be clustered around transit stations and corridors ( Figure 4-6Figure 4-6). As the name implies, transit -oriented development is designed to be served by transit rather than or in addition to the automobile. Networks of streets and multi-use paths provide a walkable and bikeable environment that is conducive to living, working, and shopping in the same area. There are many benefits associated with TOD, including:
• Reducing vehicle miles traveled;
• Decreasing air pollution;
• Constraining sprawl and conserving open space;
• Lowering infrastructure costs;
• Promoting jobs-housing balance;
• Providing new housing;
• Creating vibrant new public spaces; and,
• Reducing the amount of land dedicated to parking.

TOD is appropriate within one-half mile of transit stops, with the highest intensity and mix of land uses
concentrated within one-quarter mile or adjacent to a transit stop. Land use intensities and densities decrease away from the Core area to ensure compatibility with existing peripheral neighborhoods.

Figure 4-6. Transit-oriented development in Minneapolis.

Source: Metropolitan Council

EXHIBIT D
70 Marina Downtown Specific Vitalization Plan

40 October 2024
California Assembly Bill 2097 approved by the State Assembly and Governor in September of 2022 eliminates parking mandates for homes and commercial buildings near transit, or neighborhoods with low rates of car use. The bill prohibits a public agency from imposing any minimum automobile parking requirement on most residential, commercial, or other development projects that are located within half a mile of public transit.

As shown in Map 4-2Map 4-2, the majority properties within the Specific Plan area are located within a half mile of public transit from the proposed MST SURF! bus rapid transit project and/or the Marina Transit Exchange. The proposed SURF! project would provide high quality BRT stops at the intersection of Del Monte Boulevard and Palm Avenue and MST Transit Exchange along Reservation Road.

EXHIBIT D
71 Land Use and Development

October 2024 41

Map 4-2. Network of sidewalks, street crossings, and bicycle lanes in Downtown Marina.

Commented [TM2]: Mixed-Use Node to be eliminated and
designated as, “Transition formerly designated as Mixed-Use Node”

EXHIBIT D
72 Marina Downtown Specific Vitalization Plan

42 October 2024

4.2.3 Housing Affordability
The production of affordable housing is a primary goal of the Specific Plan. State legislation, namely Senate Bill (SB) 35 and SB 330, requires multifamily projects to be reviewed against objective standards . The standards provided in Appendix A: Development Code are structured to provide an objective framework for the design and development of multifamily projects which can be implemented without a discretionary process. In accordance with the laws, objective standards are the only basis a local agency may use to deny or reduce the density of certain eligible projects. Housing developers may take advantage of the legislation that streamlines approval if affordability requirements and specific criteria are met.

The Specific Plan looks to further the vision for Downtown by encouraging the development of multifamily housing which will both contribute to a lively neighborhood through residential and mixed -use development and fulfill the City’s share of the Monterey Bay Area’s regional housing need.

4.2.4 Economic Vitality
In order for Downtown to be successful and sustainable, the city must create an environment where desired uses are permitted. A diversified economic climate that attracts small– to mid-sized offices and a variety of retail shops, restaurants, entertainment, and mixed uses is the ultimate goal for Downtown Marina. The S pecific Plan will establish a set of requirements and guidelines designed to guide the City toward its vision for a thriving economic future.

4.2.5 Sustainability
The California State General Plan Guidelines address sustainable development emphasizing the importance of addressing urban sprawl through compact, multiple use, transit -oriented infill development. On June 16, 2020, the City Council of the City of Marina adopted Resolution 2020 -75, submitting to the voters at the November 3, 2020 General Municipal Election a Measure approving a General Plan Amendment extending the expiration date of the operative pro visions of the 2000 Marina Urban Growth Boundary Initiative to December 31, 2040. The growth boundary is intended to discourage development in current open space areas north of the city limits and along its coast, and to encourage efficient development in Central Marina and within Marina's portion of former Fort Ord.

In combination with the urban growth boundary, Marina’s General Plan policies emphasize the need to fully utilize the land within existing urbanized areas to accommodate Marina’s fair share of the future population and employment growth. It also includes policies emphasizing the need for future development to have such intensity of use as to help ensure the longer term feasibility of public transit for work and other purposes and to help create a pedestrian oriented community. This Specific Plan seeks to establish and reinforce a compact development pattern with the intent of reducing the number of vehicle miles traveled by Marina’s residents and enabling mass transit, walking, and biking for transportation.

In addition to establishing a sustainable development pattern, the city can further reduce the impacts of development on the environment through the implementation of a variety of green building practices, environmentally aware landscaping, and increasing the availability of pedestrian amenities. Part 11 of Title 24 of the California Building Standards Code (also called C ALGreen) sets minimum requirements for energy and water efficiency for newly constructed buildings, additions to existing buildings, and alterations to existing buildings . LEED Certification from the United States Green Building Council is reserved for buildings which may go above and beyond CALGreen in the pursuit of environmentally responsible development. The goals and policies described at the end of this chapter are intended to guide

EXHIBIT D
73 Land Use and Development

October 2024 43
new development in the Specific Plan area through the implementation of green building practices and smart growth policies. The addition of high-performance building guidelines such as Passive House or LEED can serve to both increase the mitigation of climate change through the reduction of greenhouse gasses as well as provide adaptation to the impacts of climate change for building occupants by increasing energy efficiency, indoor air quality, and resilience to extreme weather, wildfire, smoke, and power outages.

4.2.6 Parks and the Urban Forest
Parks located within or near Downtown create opportunities for people to meet, recreate, and share ideas. Public open spaces like parks and plazas help make Downtown a destination by allowing visitors to linger and enjoy the neighborhood. While there is an abundance of existing and planned park and recreational space citywide, there remains a need to provide n eighborhood-serving park and recreation facilities for under -served neighborhoods in the Specific Plan area. The General Plan has established a standard of 1.8 acres of playground and/or neighborhood park space per 1,000 residents within 1,200 – 1,500 feet of housing units served in addition to private common open space provided on the site of new residential development.

While there are no parks located within the Specific Plan area, Locke-Paddon Park (Figure 4-7Figure 4-7), Vince DiMaggio Park, and the Los Arboles Sports Complex are located nearby. To increase the amount of recreational space available to current and future residents in the area, the Specific Plan looks to facilitate the improvement of stormwater retention areas for recreational use, encourage the acquisition of vacant land for the development of mini-parks, and incentivize the provision of publicly accessible private open space within Downtown.

Figure 4-7. Locke-Paddon Park.

Source: Pinterest
A healthy urban forest is associated with numerous benefits to a downtown environment. Among many other benefits, street trees help create safer streets by reducing speeds and providing a buffer between motorists and pedestrians, while reducing air pollution and road noise. Trees reduce urban heat islands for a more comfortable pedestrian experience and provide vital habitat for insects and birds including the City’s native raptor population.

EXHIBIT D
74 Marina Downtown Specific Vitalization Plan

44 October 2024
In 1995, a Tree Committee was established to develop an ordinance to help preserve the City’s urban forest. The Tree Removal, Preservation and Protection ordinance governs actions relating to existing trees in public spaces and on private property, but it does not set forth standards or guidance on the expansion of the city’s urban forest.

The majority of trees in public spaces in the Specific Plan area are located in street medians along Reservation and Del Monte, with limited street tree plantings in the pedestrian portion of the right -of- way in the park strip. The trees in the medians are typically not indigenous to the area and are sporadically located. The few trees that are planted in the sidewalk area are often either poorly suited for Marina’s climate, inappropriate for use along sidewalks because of root upheaval, or improperly pruned and therefore visually obtrusive. The Specific Plan looks to guide the selection of trees suitable for Marina’s climate, require new developments to contribute to the urban forest, and properly maintain trees to preserve comfortable pedestrian mobility and visibility for drivers in passing cars. A list of trees ideally suited for Marina’s climate is included in Appendix B: Design Guidelines.

Figure 4-8. Arbutus marina on California Avenue.

EXHIBIT D
75 Land Use and Development

October 2024 45

4.2.7 Gateways, Wayfinding, and Signage
A sense of arrival is an important part of identifying a district’s borders or boundaries. Gateway or entryway
enhancements can include a variety of elements such
as signage, special landscape treatment, and
information kiosks. The types of features includ ed are largely determined by cost and land availability.

Gateways create an important first impression for
visitors and a sense of civic pride for residents of the community. It is important that these gateway
enhancements be generally consistent as they s erve
the role of ‘branding’ the community.

In July 2007, the City Council adopted Citywide Public
Sign and Identity Program Guidelines. This document
presents a uniform design theme for gateway and
wayfinding signs in Marina. The document states that
gateway signs “promote a stronger sense of place,
articulate visual identity, and assist in wayfinding.” A concept for a gateway sign ( Figure 4-9Figure 4-9) is
included alongside wayfinding signs in Appendix B:

Design Guidelines.

The Specific Plan calls for the installation of gateway signage at the three entries to Downtown Marina at
the intersection of Reservation Road and Del Monte
Blvd, the entry point from CA -1 heading northeast on
Del Monte Blvd, and the point of entry headin g
northwest on Reservation Road (Map 4-3Map 4-3).

Civic signage plays a role in helping people understand the location of various uses and events occurring in
the community (Figure 4-11Figure 4-11), while private
signage creates awareness of products and services
available. It is essential that signage and lettering on the sign be of sufficient size to address the sign’s intended audience. It is also important, if the sign is lighted, that the lighting be bright enough to be visible, but not so bright that it distracts and affects other properties.

Public entryway and directional signs are essential to allowing visitors and new members of the community to navigate their way to their desired destinations. Public information signage should be oriented to both vehicular and pedestrian traffic. Currently, public information signage in Downtown is provided by temporary signs attached to fences and located in the medians. Elected and appointed officials will need to determine the role of civic signage and if current methods are in the best interest of the community, and if so, what types of regulations need to apply.

Commercial signage in the Core district should be located on the building façade itself and designed to address both its pedestrian and vehicular audiences (Figure 4-10Figure 4-10). Commercial signage in the Transition zones may include signage attached to buildings as well as freestanding signage where space for such signage is available. Freestanding signage should be located within the front setback of the building but, for safety, should not obscure drivers’ view of pedestrians.

Figure 4-109. Commercial blade signs.

Source: Under Consideration, Rite Lite Signs, Flicker
Figure 4-910. Example of gateway sign that could be used at key locations in Marina.

EXHIBIT D
76 Marina Downtown Specific Vitalization Plan

46 October 2024

Figure 4-11. Wayfinding and directional signs.

Source: Rite Lite Signs

EXHIBIT D
77 October 2024 47

Map 4-3. Gateways to Downtown Marina.

EXHIBIT D
78 Marina Downtown Specific Vitalization Plan

48 October 2024

4.2.8 Public Art
The inclusion of Public Art in Downtown is an important opportunity for placemaking, but public art projects in Marina are somewhat limited. The largest was conducted in 2001-02 by the Marina Arts Council, under the direction of Candy Myers - Owen. The “Dolp hins on Parade” project was inspired by Chicago’s Cows on Parade, which occurred in 1999. The
fiberglass dolphins were sculpted by local artist Charles Fischer and are currently on public display with two placed at the entrance to the Civic Center complex at 211 Hillcrest , one located at the front of the Marina Square Shopping Center on Reservation Road (Figure 4-12Figure 4-12), and one at the Marina Branch Library. The intent of the project was to include a symbol representative of Marina that would help brand the City.

As Downtown develops, public art should be a consideration for inclusion in public spaces both in the right -of-way and in plaza and park spaces . The creation of murals, sculptural works, an d installations from local artists contribute to developing a strong sense of place. It will be important to include residents of Marina in the creation and placement of public art that adds value to the community. This Specific Plan seeks to reinforce the City’s General Plan and specifically Policy 3.34.7 to work with the local arts community to encourage the inclusion of public art within the City’s rights -of-way and other public spaces (Figure 4-14Figure 4-14 and Figure 4-15Figure 4-15).

The City can encourage developers and landscapers to consider the multicultural nature of the community as they design projects in Downtown Marina ( Appendix B: Design Guidelines ). The following pages include examples of the types of public art installations encouraged in the Specific Plan area.

Figure 4-13. Bicycle rack including the City’s logo illustrates how street furniture can be developed to help identify the community.

Figure 4-12. Existing public art in Marina
includes this sculpture of a dolphin at Marina
City Hall.

EXHIBIT D
79 Land Use and Development

October 2024 49

Figure 4-14. These musical swings in Montreal create beautiful sound when in use (top).

Figure 4-15. The Children’s Environmental Wall in
Dearborn, Michigan provided an opportunity for
children to create paintings that were placed on
tile and included in an art installation (right).

EXHIBIT D
80 Marina Downtown Specific Vitalization Plan

50 October 2024

Examples of public art (clockwise, from top
left): patterned manhole cover, in-
pavement dance steps, contemporary
sculpture, sculpture commemorating
Vietnamese immigrants, interactive
chalkboard, interactive sound sculpture,
textured mural, painted staircase, reflective
pillars, Workers United in Struggle mural,
freeway underpass mural, coastal-themed
sculpture, sculpture with vertical
orientation, colorful crosswalk, sculpture
celebrating educator Mary McLeod
Bethune.

EXHIBIT D
81 Land Use and Development

October 2024 51
a

EXHIBIT D
82 Marina Downtown Specific Vitalization Plan

52 October 2024

4.3 Land Use and Development Goals, Policies and Programs Goal LU-1
Land Use and Development—A community with a safe, walkable, and vibrant Downtown, that attracts diverse business opportunities, encourages appropriate mixed uses, and integrates adjoining neighborhoods, parks and trails.

Goal LU-2
Community Identity—A Downtown that complements Marina’s natural setting, provides opportunities for an attractive and functional built environment, accommodates and reflects the diversity of the community where people gather for social, cultural, educational, and recreational experiences.

Goal LU-3 Cultural Diversity—a downtown where people of all incomes, ages, abilities, races, and cultures feel like they belong.

Goal LU-4 Housing Affordability—A variety of affordable, high-quality housing options for people to live Downtown.

Goal LU-5
Environmental Responsibility and Sustainability —A Downtown that supports innovation in design and employs high-performance building technology, net zero-energy and net zero carbon principles, and is designed to create more comfortable, environmentally responsible, energy efficient, and healthy indoor an d outdoor environments.

Goal LU-6: Economic Vitality—An environment that attracts businesses and supports economic activity through innovation and business and social opportunities.

Policy LU-1.1
Make Downtown a destination by retaining and attracting a wide range of uses. Encourage the development of civic, entertainment, office, live -work units, and retail uses, as well as educational facilities, major employers, and medical centers. See Program 1 below.

Policy LU-1.2 As City administrative buildings are expanded, ensure civic facilities remain within or near Downtown.

Policy LU-1.3
Implement objective design and development standards that emphasize pedestrian orientation and scale, move parking areas to the rear of buildings, active streetscapes, and common open spaces to enhance the appearance of and contribute positively to the vis ual character of Downtown.

Policy LU-1.4 Ensure that new development is required to minimize the number of driveway s that could interfere with the pedestrian right-of-way in the Core district.

Policy LU-1.5 Prohibit drive-thru facilities in the Core district.

Policy LU-1.6
Allow a wider variety of uses in the Transition District. Allow retail, service, and hospitality businesses that serve citywide or regional populations, in addition to 100 percent residential projects, or a mix thereof.

Policy LU-1.7 Encourage the consolidation of small contiguous lots to allow for more cohesive redevelopment of the Specific Plan area. See Program 2 below.

Policy LU-2.1
Encourage proposed developments to include design elements that reflect the cultural diversity of Marina. Encourage use of available State legislation and City policies and programs to incorporate elements which foster community identity and spur modernization of the City’s Downtown.

Policy LU-2.2
Explore opportunities to create more neighborhood serving parks and public spaces Downtown. This can include the reuse and improvement of stormwater retention areas, the acquisition of vacant land for the development of mini -parks, improving access to existing parks, and incentivizing the provision of publicly accessible private open space in the Specific Plan area.

EXHIBIT D
83 Land Use and Development

October 2024 53
Policy LU-2.3
Require new development to contribute to the urban forest by planting and maintaining street trees from the City’s approved list of species along the public right of way adjacent to the site to create a comfortable and verdant pedestrian environment.

Policy LU-2.4 Ensure proper pruning practices are maintained to open the canopy of the tree, ensure public safety, and allow for building visibility.

Policy LU-2.5
Make Downtown readily identifiable to residents and visitors by establishing gateways at key locations. Include such features as landforms, landscaping, vegetation, signage, and public art to define entry points and introduce Downtown to citizens and visit ors.

Policy LU-2.6
Ensure consistent branding and signage through use of city logos, slogans, and other materials to direct motorists to parking and destinations as well as create an identity and sense of place Downtown.

Policy LU-2.7 Use public art to create opportunities for people to connect with others and to express the City’s history and diverse cultural heritage. See Program LU-10 below.

Policy LU-3.1 Encourage investment in and development of businesses that represent the City’s local identity, including minority owned businesses. See Program 3 below.

Policy LU-3.2 Establish a cultural district or districts within downtown with marketing, public spaces, and streetscape elements.

Policy LU-4.1 Promote housing development as a priority in all districts to address housing need.

Policy LU-4.2 Utilize State law and City ordinances to ensure that housing is provided to a mix of income levels within Downtown.

Policy LU-5.1
Encourage compact, high-density urban form by allowing developments with a variety of uses at the ground floor as well as on upper stories of buildings in the Core , Mixed-use Node, and Transition districts that serve the local community and reduce car dependence for daily needs. Explore and encourage horizontal mixed-use design alternatives to facilitate redevelopment of the suburban shopping centers in the Core area.

Horizontal mixed-use development is characterized as development which consists of a mix of land uses (for example, commercial, residential, , cultural, institutional, and live -work) within separate buildings but within a single development project or on a single property, providing for a variety of complementary and integrated uses that are walkable and located within a given neighborhood, tract, or development project. In comparison, vertical mixed-use development combines different land use types (for e xample, commercial and residential) within individual buildings.

Policy LU-5.2
In addition to meeting the requirements set by Title 24 of the California building code, project applicants are encouraged to include additional measures such as energy efficient building design and construction, passive strategies for heating/cooling, improved insulation and building envelope airtightness, wastewater technologies, water use reduction, water efficient fixtures, and building materials with minimal embodied carbon and environmental toxins. It is important to go above and beyond the minimum requirements for energy efficiency set by Title 24 of the California Building Code , recognizing the benefits of maximum energy efficiency, minimal embodied carbon, electrification to achieve net zero energy and net zero carbon for future residents and the community as a whole.

Policy LU-5.3
Encourage the use of high-quality, durable, and high-performance building materials with minimum embodied carbon and environmental toxins appropriate for coastal Monterey County and compliment the natural setting of Marina. Consider fog, wind, drought, salt air, Formatted: Font: 10 pt, Not Highlight

EXHIBIT D
84 Marina Downtown Specific Vitalization Plan

54 October 2024
and sandy soils in all landscaping decisions. Consider the local environment in all decisions related to landscaping, building, and public spaces.

Policy LU-5.4
Ensure both public and private projects effectively manage stormwater runoff through the implementation of Low Impact Development (LID) principles and minimize impervious surfaces and maximize stormwater infiltration wherever possible Policy LU-5.5 Explore incentives for new developments to use locally available and recycled materials in construction wherever possible.

EXHIBIT D
85 Land Use and Development

October 2024 55
Policy LU-5.6
Explore incentives for new developments to reduce its carbon footprint through meaningful energy conservation measures and the use of renewable energy by opting-in to Monterey Bay Community Choice Power, Marina’s local Community Choice Energy program.

Policy LU-5.7
Encourage the use of living roofs and rainwater capture systems within the plan area to improve stormwater quality, capture rainwater for irrigation and reduce runoff during storm events.

Policy LU-5.8 Encourage the implementation of rooftop solar, battery energy storage, and electric vehicle charging in all new developments and major additions to existing buildings.

Policy LU-6.1 Promote economic development through land use planning, targeted circulation and infrastructure improvements, and expanded resource availability .

Policy LU-6.2 Encourage new retail to locate along corridors with high pedestrian and vehicle traffic volumes and good visibility, where it has the best opportunity to thrive.

Program LU-1
The City should pursue funding through public sources such as the California Arts Council, or other private sources, and explore opportunities for entertainment and activities venues such as a new auditorium.

Program LU-2
Study the potential for a lot consolidation program to incentivize lot consolidation that encourages redevelopment. Incentives may include reduced development fees, administrative review, decreased parking ratios, etc.

Program LU-3 Develop a business investment program to support minority owned stores and businesses in Downtown.

Program LU-4 Create outreach material for the non-profit and for-profit development community to learn about the streamlining benefits of the Specific Plan.

Program LU-5
Dedicate a page on the City's website to show community members how their properties can be redeveloped to accommodate multifamily housing throughout Downtown. Provide example housing developments of duplexes, triplexes, and multiplexes that meet the design intent and standards outlined in the Specific Plan.

Program LU-6
Dedicate a webpage on the City's website to encourage transparency in the housing development process, including how the City is meeting its local housing obligations under state requirements.

Program LU-7 Develop and maintain a business retention and expansion program.

Program LU-8 Establish a list of "shovel-ready" sites in consultation with property owners and provide the list to interested developers and businesses seeking sites in the city.

Program LU-9
Develop a public art master plan to celebrate the diverse culture and heritage of Marina.

The master plan should include requirements for the ongoing maintenance of art installations and ensure representation of the rich cultural diversity of Marina.

Program LU-10 Develop a pilot program to identify potential sites, design, and implement improvements to stormwater retention basins such that they can safely be used as public parks.

Program LU-11 Develop a tree care program to catalog and monitor the health of trees in the public realm including trees in parkway strips and medians.

Program LU-12
Explore the adoption of a Reach Code within the Specific Plan Area or citywide to require new developments to implement energy efficiency and building electrification measures beyond the requirements of Title 24 of the California Building Code.

Program LU-13 Explore the feasibility of expanding the scope of the current Tree Removal, Preservation and Protection ordinance to require a permit to prune street trees in the parkway strip.

EXHIBIT D
86 Marina Downtown Specific Vitalization Plan

56 October 2024
5 Mobility
The Downtown Vitalization Specific Plan strives to create a pedestrian -friendly downtown core. This chapter addresses the role of mobility in supporting the vision and goals of the Specific Plan and includes policies related to vehicular, bicycle, and pedestrian circulation, pedestrian-oriented street design, electric vehicle charging, and vehicle and bicycle parking. This chapter establishes a mobility plan for Downtown that promotes an active, engaged, human -oriented streetscape where the automobile is simply one of many modes of travel for people to move in and around Downtown to work, shop, and recreate.

The negative impacts of automobiles are well documented and include air pollution, noise, and traffic congestion. Wide roads can encourage speeding which makes walking and biking unpleasant and unsafe.

Automobiles require large amounts of land dedicated to parking, which limits opportunities for development of parks, shops, and housing. Lastly, reliance on personal vehicles contributes many tons of greenhouse gases to the atmosphere, accelerating the impacts of climate change.

Consistent with the City’s Vision and Mission Statement and in an effort to curb the negative effects of regular automobile use, the Specific Plan calls for investment in traffic calming measures, active transportation facilities and amenities, a holistic approach to parking management, electric vehicle charging, and improved public transit service in Downtown.

The requirements of this chapter are in addition to the requirements of the City of Marina’s General Plan and Pedestrian and Bicycle Master Plan, providing greater detail on specific issues where necessary.

Where direction or regulation is not provided, th e provisions of these related documents shall take precedence. The requirements of this chapter supersede the City of Marina Municipal Code.

5.1 Technical Studies
In 2018, the City of Marina hired a consultant, Kimley -Horn, to conduct a traffic analysis of the existing transportation system Downtown and a proposed expansion of the system via the extension of Del Monte Boulevard south to 2nd Avenue. Kimley-Horn analyzed local and regional traffic volumes and considered the land use changes and right -of-way widths and design standards proposed by the Ad Hoc Committee as part of the Downtown Vitalization Specific Plan process.

The traffic analysis assumed that 2,904 residential units will be added to the Specific Plan area in addition to 530,000—1,385,000 square feet of retail and office space.

As part of the analysis, Kimley -Horn studied the feasibility of reducing the number of travel lanes on Reservation Road from four to two. While the analysis found intersections would operate at an acceptable level of service (LOS) on a two-lane facility, the road diet would result in significant queueing spilling back onto Del Monte Boulevard, Reservation Road, and other side streets. The consultant recommended maintaining four lanes of travel on Reservation Road.

The analysis also considered the implementation of single – and dual -lane roundabouts at several intersections in the Specific Plan area. The analysis concluded that mixing signals and roundabouts on a closely spaced grid system would result in traffic congestion, even with four lanes and a median. This is because arrival and departure patterns between roundabouts and signals are not conducive to traffic flow

EXHIBIT D
87 Mobility

October 2024 57
and operations. The analysis recommended instead to
cluster traffic signals in the Core district and utilize roundabouts at major intersections in the Transition
areas approaching the Core, as shown in Map 5-1Map
5-1. Table 5-1Table 5-1 includes a list of intersections proposed to receive or maintain roundabouts or
signalized intersection treatments.

The analysis resulted in several other
recommendations, including:
• Implementation of protected bicycle lanes on
Reservation Road from Del Monte Boulevard to
Salinas Avenue, using funds from a Caltrans Active
Transportation Program grant (Figure 5-1Figure 5-1);
• Green-colored pavement at the beginning of bicycle facilities, transitional green striping at intersections, and right turn pockets to create safer conditions for cyclists; • Filling in gaps in the sidewalks on Reservation Road and Del Monte Boulevard; • Narrowing of travel lanes from 12’-14’ to 11’ to discourage speeding; • Extension of Del Monte Boulevard south to 2nd Avenue, with the construction of a two -lane roundabout at the intersection with the Highway 1 northbound offramp; • Extension of Patton Parkway to the new portion of Del Monte Boulevard, with the construction of a one-lane roundabout at the intersection of these two roads; and, • Preserving an acceptable LOS while reducing speeds, particularly along Reservation Road and Del Monte Boulevard.

Table 5-1. Major intersections in the Specific Plan area Intersection Treatment
Del Monte Blvd / Patton Pkwy Single-lane roundabout
Del Monte Blvd / Hwy 1 Dual-lane roundabout
Del Monte Blvd / Reindollar Ave Dual-lane roundabout
Del Monte Blvd / Palm Ave Signalized intersection
Del Monte Blvd / Reservation Rd Signalized intersection Reservation Rd / Vista del Camino Signalized intersection Reservation Rd / Seacrest Ave Signalized intersection
Reservation Rd / Marina Square parking Signalized intersection Reservation Rd / De Forest Rd Signalized intersection
Reservation Rd / Crescent Ave Dual-lane roundabout
Reservation Rd / California Ave Dual-lane roundabout
Reservation Rd / Salinas Ave Dual-lane roundabout

Figure 5-1. Concept cross section of Reservation
Road.

EXHIBIT D
88 Marina Downtown Specific Vitalization Plan

58 October 2024

Map 5-1. Location of roundabouts and signalized intersections in Downtown Marina.

These improvements are expected to affect mobility in a significant way. Protected bicycle lanes could make cycling a feasible option for people who do not currently feel safe riding a bicycle on Reservation Road. Combined with the land use changes and streetscape enhancements anticipated in the Specific Plan area, these bicycle lanes could help promote compact development Downtown.

The planned extension of Del Monte Boulevard south to 2nd Avenue (Figure 5-2Figure 5-2) will help bridge a geographical gap between Downtown Marina and the Dunes project on the former site of Fort Ord. This vital connection will reduce the need to get on Highway 1 for trips within the cit y. It also presents an opportunity for further gateway enhancements, as discussed in Chapter 4: Land Use and Development.

Figure 5-2. Illustrated concept of Del Monte Boulevard extension.

EXHIBIT D
89 Mobility

October 2024 59

5.2 Traffic Calming and Complete Streets
To establish an environment that is safe and inviting to pedestrians and cyclists, it is important to integrate specific traffic calming measures aimed at reducing traffic speeds and increasing pedestrian connectivity.

Traffic calming is a major part of what Smart Growth America refers to as Complete Streets. Complete Streets is an approach to planning, designing , and building streets that enables safe access for all users, including pedestrians, bicyclists, motorists and transit riders of all ages and abilities. (Figure 5-3Figure 5-3). Table 5-2Table 5-2 includes a list of common traffic calming measures including bulb-outs, landscaped medians, street trees, accent paving, and with building frontage create an urban street environment that encourages drivers to slow down.

Figure 5-3. Complete street concept.

Source: Crandall Arambula Urban Design
Table 5-2. Traffic Calming Measures
Traffic Calming Device Description
Road Width Reduction /Road Diet Reducing the number and width of traffic lanes Raised Median Island or Refuge
Island
Raised island in the road center (median) narrows lanes and provides pedestrian with a safe place to stop while crossing wide streets.

Curb Extensions/Neckdowns/ Bulb-
outs
Curb extensions at intersections that reduce the roadway width from curb to curb thereby reducing pedestrian crossing distance and slowing traffic.

Speed Tables/Raised Crosswalks Ramped surface above roadway requiring drivers to slow while crossing pedestrian areas.

Reduced Corner Radii The radius of street corners affects traffic turning speeds. A tighter radius forces drivers to reduce speed to safely make the turn.

Rumble Strips Low bumps across road make noise when driven over Roundabouts Medium to large traffic circles requiring traffic to slow while navigating an intersection.

Pavement Treatments/Pavement
Textures
Pavement treatments such as cobbles or bricks and markings to designate pedestrian oriented areas.

EXHIBIT D
90 Marina Downtown Specific Vitalization Plan

60 October 2024
Traffic Calming Device Description
Bicycle Lanes Marking bicycle lanes narrows traffic lanes, causing vehicles to slow Perceptual Design Features Patterns painted into road surfaces and other perceptual design features that encourage drivers to reduce their speeds
Street Trees and Landscaping Planting trees or landscaping along a street visually narrows the street, thereby reducing vehicle speed
Reduced Speed Limits Reduction of posted speed limits and enforcement of posted speed limits.

On-Street Parking On-street parking (diagonal or parallel) can serve as a highly effective way to slow traffic in main street and neighborhood environments
Elimination of Turn Lanes Turn lanes facilitate vehicular movement across pedestrian rights-of-way during walk cycles. Eliminating dedicated turn lanes can improve pedestrian safety by encouraging drivers to stop completely before making a turn.

Narrower Travel Lanes
Narrower travel lanes encourage slower vehicle speeds and reduce pedestrian crossing distances. Drivers have been found to travel more slowly on streets with lane widths of 10 - 11 feet versus more typical 12- foot lane widths. Narrower travel lanes require more attention from drivers and are often used in downtown environments where there is a higher degree of potential conflicts with pedestrians and cyclists. Narrower lanes also have the benefit of reducing pedestrian crossing distances, thereby limiting the amount of time pedestrians share in a space with vehicles. Finally, narrowing vehicular lanes frees up space for other uses such as parking, bicycle lanes, medians, and widened sidewalks.

Bulb-outs
Bulb-outs are extensions of street curbs that narrow pedestrian crossing distances at crosswalks while also reducing the speeds at which drivers are able to comfortably make turns at
intersections (Figure 5-4Figure 5-4). Bulb-outs should be incorporated at key intersections leading into and throughout Downtown. These curb extensions will be designed in
conjunction with on -street parking as they create protected pockets along the road to allow for parallel parking. On -street parking consequently also narrows the perceived width of the road and serves as a traffic calming feature.

Accent Paving
Accent paving —unit pavers or colored concrete —should be used to draw attention to pedestrian crossings ( Figure 5-5Figure 5-5). The change in texture makes motorists aware, through both visual and audible queues, that they are entering a pedestrian oriented space which in turn can slow the speed of traffic. Refer to Appendix B: Design Guidelines for more on accent paving and pedestrian crossings.

Medians
Medians can help improve the overall appearance of streets and help slow traffic ( Figure 5-6Figure 5-6). Medians with refuge islands reduce conflicts between pedestrians and Figure 5-4. Bulb-out.

Source: SF Streetsblog
Figure 5-5. Accent paving at crosswalk.

Source: Main Street Beverly (blog)

EXHIBIT D
91 Mobility

October 2024 61
vehicles because they allow pedestrians to cross one direction of traffic at a time, giving them a safe harbor if needed. Medians along Reservation Road should be enhanced with improved landscaping to provide physical separation between through lanes and the pedestrians crossing the road.

Street Trees
Street trees offer an aesthetic alternative to the open speedway feeling of a treeless road (Figure 5-7Figure 5-7).

When planted in park strips, sidewalk tree -wells and
medians, trees have a traffic calming effect as they create a visually enclosed street scene and separate pedestrians from vehicular traffic. Trees should be pruned regularly to ensure branches do not infringe on the pedestrian or
bicycle right -of-way. Appendix B: Design Guidelines
includes a list of trees appropriate for Downtown.

5.3 Active Transportation
Although walking and biking are important ways for
residents and visitors to get around Downtown, significant gaps exist in the City’s sidewalk and bicycle network. To promote walking and biking in Downtown, the City should work toward a robust network of sidewalks and bikeways, facilitate walking and biking through the provision of
streetscape amenities, and promote micro -mobility
(bicycle and scooter sharing) services in the Specific Plan area and Central Marina more broadly.

Pedestrian and Bicycle Network
The Specific Plan looks to implement policies detailed in the City’s 2010 Pedestrian and Bicycle Master Plan (PBMP). The PBMP identifies several goals and strategies relevant to the development of pedestrian and bicycle facilities Downtown including:
• Sidewalks should be installed on both sides of all streets; • Sidewalks should provide direct connections between destinations, including homes, schools, shopping areas, public services, workplaces, parks, and transit facilities; • Larger sidewalks should be used along arterial streets Downtown, in locations where large concentrations of pedestrians are expected and within one-half mile of a transit center; Figure 5-6.

Landscaped median.

Source: Downtown
Brooklyn
Partnership
Figure 5-7. Street trees.

Source: Friends of the Urban Forest

EXHIBIT D
92 Marina Downtown Specific Vitalization Plan

62 October 2024
• Intersections should be as compact as possible, and corner radii as small as possible, to facilitate safe crossings;
• Pedestrian refuge islands should be used on wider streets; • Marked crosswalks should be provided across all street approaches to signalized intersections and at stop-controlled intersections where pedestrian traffic commonly occurs (such as near parks, schools, and transit stops) and should incorporate pedestrian activated signals. • Bikeways should be implemented along key thoroughfares. The PBMP identifies several guidelines relating to bikeways, including:
• Multi-lane roadways with intersections should include on-street bicycle lanes or independent parallel trails. Existing roadways should receive bicycle lanes where feasible; • Bikeways should be designed to maximize bicycle travel through effective connections.

Pedestrian and Bicycle Amenities
In addition to creating a safe and complete
pedestrian and bicycle network, amenities aimed at
pedestrians and cyclists can help people feel safer
and more comfortable while walking or biking to
various destinations. Where possible, amenities
should be co-located to encourage easy access and
potentially reduce costs.

Seating areas should be considered wherever extra
sidewalk width allows them ( Figure 5-8Figure 5-8).

Seating space can be included on walls, in alcoves, and along other edges. Similarly, planters add color and
beauty to the streetscape. The use of local stone,
masonry, and other building materials complementing
area buildings and monuments should be considered.

Bicycle racks should be placed in secure locations
outside the pedestrian right -of-way. The City should
install attractive and functional bicycle racks in a U - rack, bollard, or decorative format. Wave, grid, and
spiral racks should be avoided.

In conjunction with Monterey -Salinas Transit, the City should work to install attractive bus stops that include shelters, benches, trash receptacles, and appropriate
lighting ( Figure 5-9Figure 5-9). When possible, bus
stops should be located near major intersections or
mid-block crossings to facilitate the safe movement of
people crossing the street.

Figure 5-8. Street furniture.

Source: Blueton Limited
Figure 5-9. Bus shelter for Monterey-Salinas Transit in Monterey.

Source: Monterey Herald

EXHIBIT D
93 Mobility

October 2024 63
Micro-mobility
In addition to personal bicycles, bicycle and scooter
sharing programs can serve important roles in
Downtown (Figure 5-10Figure 5-10). They could
provide people with easy connections to transit stops
and facilities, help people accomplish short trips to
various destinations without use of the automobile,
and provide a low -cost alternative to ridesharing or
carpooling within Downtown.

Dedicated facilities for bicycles are present in many
locations Downtown, but separate facilities for
scooters have not been put in place. While recognizing
the benefits of bicycle and scooter sharing, the City
should support people to use bicycles and scooters by
providing appropriate facilities including dedicated and protected bicycle lanes and bicycle racks. The City should be sure to continue enforcing laws preventing the use of scooters and bicycles on sidewalks.

5.4 Pedestrian, Bicycle, and Roadway Improvements
Consistent with the City’s 2010 Pedestrian and Bicycle Master Plan, all streets in Downtown shall have continuous sidewalks on both sides of the street, and bikeways shall be implemented along key thoroughfares (Map 5-2Map 5-2 and Map 5-3Map 5-3). Sidewalks and bikeways shall be designed and maintained as outlined in the Pedestrian and Bicycle Master Plan. Street design features will enhance the comfort and appeal of the pedestrian environment. Streetscapes should be active and interesting, provide separation between pedestria n rights -of-way and vehicular travel lanes, and feature landscaping and gathering nodes.

Figure 5-10. Bikeshare parking/charging station.

Source: Wired

EXHIBIT D
94 Marina Downtown Specific Vitalization Plan

64 October 2024

Map 5-2. Existing and proposed pedestrian network.

EXHIBIT D
95 Mobility

October 2024 65

Map 5-3. Existing and proposed bicycle network.

EXHIBIT D
96 Marina Downtown Specific Vitalization Plan

66 October 2024

5.5 Parking
Surface parking lots abound in Downtown Marina, and they are primarily located along Reservation Road and Del Monte Boulevard. Existing commercial areas are oriented in a strip mall configuration with buildings positioned to the rear of sites leaving room for large parking lots in the front.

The Specific Plan allows significant intensification of development in the Specific Plan area which would create an increased demand for off-street parking. There is opportunity to create more on-street parking in some areas, but there will still be a need for additional parking as higher intensity development occurs.

The Specific Plan assumes that structured parking with shared access will eventually replace surface lots as more intensive mixed -use development occurs. To create a pedestrian -friendly and aesthetically pleasing downtown core, on-site parking lots should be located behind buildings.

It is notable that California State Assembly Bill 2097 (AB 2097), effective January 1, 2022, prohibits local jurisdictions from requiring provision of vehicular parking on any site within a half-mile of a major transit facility. A majority of the City’s downtown, including all of the Core district, falls within a half -mile of a major transit facility and thus requires no vehicular parking, allowing for conversion of a significant share of land area currently dedicated to parking to other purposes. Thus, property owners may consider that provision of vehicular parking is no longer legally required to be provided for eligible sites, allowing for land currently reserved for parking to be utilized for alternative purposes. Current landowners of existing commercial sites may, for instance, replace areas currently occupied by surface parking with commercial and/or residential uses.

Appendix A: Development Code provides clear standards for the provision of parking in the Specific Plan area. Specific elements of the proposed parking plan are outlined below.

On-street Parking
There are a number of benefits of on-street parking:

Convenience, separation between the street and
pedestrians, and traffic calming, ( Figure 5-11Figure 5-11).

Where appropriate, reverse diagonal parking can increase the number of parking spaces available along curbs, and more importantly, when compared to front-in diagonal
parking and standard parallel parking , reverse diagonal parking reduces the likelihood of vehicle and pedestrian collisions. Front-in diagonal parking causes drivers and passengers to go closer to the flow of traffic to utilize trunk space or bike racks and increases risk of being struck by a passing vehicle. On-street parking will be provided in Downtown in strategic areas in accordance with the Specific Plan.

Figure 5-11. On-street parking.

Source: WUFT

EXHIBIT D
97 Mobility

October 2024 67
Off-street Parking
Off-street parking lots are to be located at the rear of a property in the Core , Transition formerly designated as Mixed-use Node, and Multifamily Residential District and at the rear or side of a property in the Transition District. This aids in maintaining a streetscape that emphasizes a direct connection between pedestrians, buildings, and the landscape.

Parking lots should be landscaped
(Figure 5-12Figure 5-12).

Parking Lot Consolidation
Parking lot consolidation is encouraged. When spaces are shared between uses, fewer parking lots are needed.

Consolidation creates better organization and movement
of service and delivery vehicles, opportunities for shared space, and an aesthetically improved streetscape that
favors pedestrian movement.

Structured Parking
Several options are possible for a structured parking garage in Downtown Marina. Locations will be driven by intensity of development. Commercial retail or service uses should be included on the first floor facing the street. Appendix A: Development Code includes design standards for parking structures.

5.6 Transit
The use of public transit can reduce the number of single-occupant vehicles on the road and help Marina achieve community-wide goals for reducing traffic congestion, vehicle miles traveled, and greenhouse gas (GHG) emissions. The quality of transit service is determined by a range of factors, including frequency, reliability, and ease of access. As the Specific Plan is built out and new residents move into the area, there will be opportunities to expand transit service and frequency. The City and development community should work with Monterey-Salinas Transit to explore additional routes and more frequent service as the Specific Plan area develops. Streetscape improvements should anticipate bus stops and shelters as well as pedestrian connectivity to public transit stops.

5.7 Mobility Goals, Policies, and Programs
Goal M-1 Mobility - A Downtown with safe and efficient pedestrian and vehicular circulation that encourages people to gather, walk, cycle, or use public transportation.

Policy M-1.1
Utilize traffic calming measures such as bulb outs, medians, and street trees to lower speeds throughout the Specific Plan area to creating a safer and more pleasant Downtown environment while balancing the demands of local and regional vehicular traffic.

Policy M-1.2 Mitigate traffic congestion through capacity management measures rather than further road widening.

Figure 5-12. Off-street parking.

Source: Pinterest

EXHIBIT D
98 Marina Downtown Specific Vitalization Plan

68 October 2024
Policy M-1.3
As development and redevelopment of large sites occurs in Downtown, encourage the development of blocks of approximately five acres in size to help provide access to landlocked and limited access parcels to encourage connectivity. For properties within a block under multiple ownership, provide for cross access through the block consistent with the Bicycle and Pedestrian Master Plan.

Policy M-1.4
Require the dedication of easements to create midblock pedestrian through-ways to develop an efficient, safe, and attractive pedestrian and bicycle path network throughout Downtown as well as providing access to businesses and residences in the interior of the site. These new pedestrian connections should include privately -owned and maintained amenities such as landscaping, outdoor seating, signage, and lighting.

Policy M-1.5 Develop a complete sidewalk system within Downtown, requiring right of way dedication as needed to close gaps in the sidewalk network.

Policy M-1.6
Undertake streetscape and landscape improvements such as tree wells with benches, green sidewalks, street furniture, and public art along Reservation Road, Del Monte Boulevard, and side streets in the Core District to enhance the aesthetics and functionality of the pedestrian environment.

Policy M-1.7 Ensure streets accommodate people with special mobility needs by ensuring that right -of- way improvements, like, sidewalks, crosswalks, and driveways meet ADA standards.

Policy M-1.8
Install midblock crossings with enhanced striping, lighting, signage, and other safety features on major streets such that the distances between crossings are reduced to 600 feet or less.

Policy M-1.9
Require new commercial and mixed-use developments to provide appropriate bicycle parking for residents, workers, and patrons. Encourage developments to include end -of- trip support facilities such as lockers, changing rooms, and showers.

Policy M-1.10 Continue to evaluate the need for and financial feasibility of shared parking structures within the Core district if parking demand requires.

Policy M-1.11
Require that parking is located behind buildings or in underground structures in the Core, Transition formerly designated as Mixed-use Node, and Multifamily Residential District out of direct view from the public right of way. Surface parking is allowed to the side of buildings in the Transition District.

Policy M-1.12 Require that above-ground parking structures, including podiums, be wrapped with other uses to create an attractive, pedestrian-friendly environment.

Policy M-1.13 Encourage alternative transportation, such as walking, biking, and transit, to reduce overall parking demand.

Policy M-1.14
Work with MST to improve pedestrian access to the Marina Transit Exchange and provide pedestrian amenities at all bus stops Downtown with adequate lighting, signage, bicycle and scooter parking, and covered benches.

Policy M-1.15 Work with MST to expand bus routes within Marina and increase the frequency of bus service on both regional and citywide routes.

Policy M-1.16 Collaborate with the MST SURF! program to facilitate the use of bus rapid transit system for resident commutes.

Policy M-1.17
Support the implementation of roundabouts and lane reductions on Del Monte Boulevard.

Similarly, continue to evaluate the feasibility of lane reductions on Reservation Road to calm the flow of traffic and further the City’s goal of creating more inviting streetscapes.

Policy M-1.18 Explore the implementation of micro-transit solutions including scooter and bicycle sharing programs and shuttle service between Downtown and major destinations.

EXHIBIT D
99 Mobility

October 2024 69
Policy M-1.19 Improve pedestrian and bicycle connections between Downtown Marina and the Monterey Bay Scenic Trail and the Fort Ord Regional Trail and Greenway .

Policy M-1.20 Partner with Electrify America, ChargePoint or other providers to facilitate the development of an electric vehicle charging station downtown.

Policy M-1.21
Update the Downtown Vitalization Specific Plan as appropriate to best facilitate the implementation of new advances in transportation technology including self -driving vehicles and aerial-taxi services.

Program M-1
Develop a mobility plan for the Downtown to include complete streets design, pedestrian and bicycle paths, improvements to transit, parking, electric vehicle charging, and transportation demand management measures. The plan should include a cost estimate and a financing and capital improvement program.

Program M-2
Community Development Department and Public Works Department should collaborate to implement low-cost improvements using existing resources to establish gateways to the Downtown along Reservation Road and Del Monte Boulevard, directional signage, and simple streetscape enhancements such as protected bicycle lanes, accent paving on crosswalks, reduced lane width, and curb bulb-outs.

Program M-3
Conduct regular surveys of pedestrian and bicycle infrastructure to ensure the maintenance of public sidewalks, crosswalks, bicycle paths, bicycle racks, benches, waste receptacles.

EXHIBIT D
100
Marina Downtown Specific Vitalization Plan

70 October 2024
6 Public Facilities and Infrastructure
This chapter of the Specific Plan addresses the planned distribution, location, extent, and intensity of local services and public facilities, including potable water, wastewater, stormwater drainage, fire and police services, schools, libraries, and healthcare. Implementation of the Specific Plan will require the construction of infrastructure and provision of public services and utilities to serve the Specific Plan area in accordance with required standards. Table 6-1Table 6-1 below lists various existing service providers for the Specific Plan area. Phasing and financing related to public services are discussed in Chapter 7:

Implementation. This chapter also addresses the goals, policies and programs that are associated with the provision of adequate public services, public facilities, and utility services in the Specific Plan area.

Table 6-1. Service Providers in the City of Marina
Public Facility/Service Provider
Potable Water Marina Coast Water District
Wastewater Marina Coast Water District, Monterey One Water Stormwater On-site and subdivision scale drainage and retention Electrical Utilities Monterey Bay Community Power, Pacific Gas and Electric Natural Gas Pacific Gas and Electric
Telecommunications AT&T, Comcast
Fire Services Marina Fire Department
Police Services Marina Police Department
Schools Monterey Peninsula Unified School District
Libraries Monterey County Free Libraries

6.1 Potable Water
The public water supplier for Downtown Marina is the Marina Coast Water District (MCWD), a county water district formed and authorized by Division 12 of the California Water Code. MCWD was established in 1960 and provides potable water, wastewater collecti on, and reclaimed water services to customers within the City of Marina and portions of the City of Seaside to the south. MCWD owns and operates its own wells, pump stations and distribution infrastructure and relies completely on local groundwater pumped from the Salinas Valley Groundwater Basin to meet potable water demand.

In 2020, the MCWD prepared a water supply assessment (WSA) for the 20 -year build out of the Specific Plan including up to 1,385,200 square-feet of commercial space and up to 2,900 new multifamily dwelling units. Under the provisions of SB 610, prior to the adoption of the Specific Plan, the City of Marina was required to request that the MCWD assess availability of potable water required to serve the additional development proposed by the Specific Plan. The WSA found that the high-density residential, office, and retail development prop osed in the Specific Plan is projected to increase potable water demand by approximately 282-acre feet per year ( AFY) by 2040 when compared to previous build out estimates of the Central Marina Service Area. The WSA also concluded that MCWD will be able to provide adequate supply for the projected development of the Specific Plan.

The MCWD 2020 Urban Water Management Plan (UWMP) compiled water demand projections from several recent WSAs (including the 2020 WSA for the Specific Plan) and development forecasts to assess water supply availability for the entire MCWD service area. The UWMP echoed the conclusions of the WSA forecasting that the water demand of Central Marina in 2040 including the buildout projections

EXHIBIT D
101
Public Facilities and Infrastructure

October 2024 71
identified within Specific Plan will be 2,284 AFY. MCWD has already allocated 3,020 AFY of groundwater from the Salinas Valley Groundwater Basin to supply the Central Marina Service Area. The projected 20 - year water demands in the UWMP across the entire MCWD are approximately 10,000 AFY, with an allocation amount of 11,040 AFY as shown in Table 6-2Table 6-2.

Table 6-2. Marina Coast Water District 2020 Urban Water Management Plan Projected Demand and Allocation by Service Area
MCWD Service Area 2020 Demand (AFY) 2040 Demand (AFY) Water Allocation (AFY) Central Marina (Including DVSP) 1,438 2,284 3,020
Armstrong Ranch 0 680 920
CEMEX 0 0 500
Marina Subtotal* 1,438 2,964 4,440
Ord Community Subtotal* 1,929 6,610 6,600
Total (Marina + Ord Communities) 3,367 9,574 11,040
Note: MCWD divides projected water demand between the City of Marina and the Ord service areas. The City of Marina service area includes Central Marina (including the DVSP), Armstrong Ranch (Marina Station), and the CEMEX property. The Ord community includes U.S.

Army property, CSUMB, Del Rey Oaks, Monterey, portions of the County of Monterey, UCMBEST property, Seaside, and the State Parks.

As future water demands increase, the District plans to develop additional sources of water supply including the desalination of brackish groundwater and increased indirect potable reuse of purified recycled water from the Pure Water Monterey project. In addition, Monterey One Water (M1W) (formerly known as the Monterey Regional Water Pollution Control Agency) has agreed to deliver up to 1,427 AFY of recycled water from the Advanced Water Treatment Facility. Water from this facility will be used for groundwater replenishment and landscape irrigation within Central Marina thereby reducing additional demand for potable water. MCWD is currently constructing a recycled water distribution network and will begin delivering recycled water for urban landscape irrigation within the next few years.

Recently, MCWD and the City of Marina have come into conflict with a private water utility over the utility’s efforts to develop a large scale seawater desalination operation on the coast immediately north of city limits. This project was involved in ongoing legal challenges at the time of Specific Plan adoption.

6.1.1 Water Infrastructure Improvements
MCWD performed an analysis of existing water infrastructure based on projected demands within their 2020 Water Master Plan. MCWD identified one key potable water infrastructure improvement project necessary to accommodate projected future demand within the Specific Plan area. Project W5 of the 2020 MCWD Water Master Plan, the Lynscott Drive Pipeline Replacement shown in Figure 6.1, will replace an existing 8-inch pipeline with a new 12-inch pipeline to meet the increase of demand associated with the buildout of this Specific Plan. Map 6-1Map 6-1 shows the existing water system and proposed improvements.

While buildout of the Specific Plan will increase water demand, there is sufficient capacity through MCWD to provide water for development of Downtown. Water infrastructure improvements, including pipe upsizing, shall be met with Program PF-1.

EXHIBIT D
102
Marina Downtown Specific Vitalization Plan

72 October 2024

Map 6-1. Existing water system and proposed improvements

EXHIBIT D
103
Public Facilities and Infrastructure

October 2024 73

6.2 Wastewater
The provision of sanitary sewer or wastewater service in the Monterey Region is organized at two levels.

Local cities and sanitation districts are responsible for maintenance and extension of sewer lines, while M1W is responsible for development and operat ion of wastewater treatment facilities. MCWD oversees the installation and maintenance of sewer lines in Marina. Wastewater is carried by the MCWD sanitary collection system to the M1W pump stations. From local pump stations, the wastewater is transported to the M1W treatment plant located two miles north of Marina. The regional treatment facility has a design and permitted capacity of 29.6 million gallons per day (mgd).

The Specific Plan calls for a maximum of up to 2,904 new residential units in Downtown Marina. According to the California Department of Finance (2022), there is an average of 2.65 persons per household in Marina. Therefore, full buildout of the Specific P lan would result in an estimated 7,696 new residents in the Plan area. Conservatively estimating water use of 100 gallons per day per person, and all water use being treated as wastewater, wastewater treatment demand for the project would be approximately 769,600 gallons per day. This represents approximately seven percent of available capacity at the RTP.

Therefore, Specific Plan buildout would be served by a wastewater treatment provider with sufficient capacity.

6.2.1 Wastewater Infrastructure Improvements
The existing wastewater system comprises gravity sewer mains, pump stations, and force mains.

Wastewater generated in the Specific Plan area is discharged to the M1W forebay pipe and lift station near the intersection of Reservation Road and Dunes Drive. The lift station pumps the sewage into the M1W interceptor pipeline that flows into the M1W wastewater treatment plant. The existing sewer system is generally adequate for existing flows but would need to be upgraded to accommodate the planned redevelopment. Table 6-3Table 6-3 summarizes the sewer system upgrades required to accommodate the build out of the Specific Plan. These improvements are detailed in the 2020 MCWD Sewer Master Plan and shown below in Map 6-2Map 6-2. Buildout of the Specific Plan will increase the need for wastewater and sewer services and upgrades are required to meet demands from development of Downtown. Sewer infrastructure improvements, including pipe upsizing, shall be met with Program PF-2.

Table 6-3. MCWD 2020 Sewer Master Plan Planned Improvements in Central Marina Project Description Project Benefit Project Trigger
Project S2 Peninsula Drive and Vista Del Camino Gravity Main: Upsizing to 12-inch gravity main along Eucalyptus Street, Peninsula Drive and Vista del Camino from Viking Lane to Reservation Road.

Existing Customers: 85%
New Development: 15%
Existing and Future
Development
Project S3 Carmel Avenue Gravity Main: Upsizing to 10-inch and 12-inch gravity mains along Carmel Avenue between Seacrest Avenue and approximately 400 feet west of Sunset Avenue.

Existing Customers: 100%
New Development: 0%
Development of
600 dwelling units.

Project S4 Lake Drive Pipeline Replacement: Upsizing to 10-inch gravity mains along Lake Drive from the Highway 1 to Messinger Drive.

Existing Customers: 46%
New Development: 54%
Development of
600 dwelling units.

Project S5 Reservation Road Pipeline Replacement: Upsizing to 21-inch gravity main along Reservation Road from Vista Del Camino to Del Monte Boulevard.

Existing Customers: 41%
New Development: 59%
Development of
2,950 dwelling
units.

Project S6 Crestview Court Pipeline Replacement: Upsizing to 10-inch gravity main along Reservation Road from 200 feet west of Crestview Court to 800 feet west of Crestview Court.

Existing Customers: 10%
New Development: 90%
Development of
200 dwelling units.

EXHIBIT D
104
Marina Downtown Specific Vitalization Plan

74 October 2024

Map 6-2. Existing sewer system and proposed improvements.

EXHIBIT D
105
Public Facilities and Infrastructure

October 2024 75

6.3 Storm Drainage
Stormwater runoff generated from areas within the Specific Plan are collected in drain inlets, conveyed in underground pipes, and discharged into above ground percolation ponds. The majority of runoff from Reservation Road and nearby streets is carried dow nhill into a large percolation pond located in Locke - Paddon Park. Smaller percolation ponds are located throughout the city to provide detention for individual development areas. The City of Marina requires that the runoff from a ten-year, 24-hour storm event be retained onsite. Individual developments are required to propose a method of achieving this requirement that include the design of above ground percolation ponds or underground chambers to store excess runoff while it is dissipated into the ground via percolation.

6.3.1 Storm Drainage Infrastructure Improvements
New development will be required to provide on -site retention in accordance with the City of Marina Standards and Specifications , but plan -wide drainage improvements are not required. Existing storm drainage infrastructure in the Specific Plan area is shown in Map 6-3Map 6-3. As development occurs, stormwater management measures are to be implemented in a manner that fulfills the requirements of Monterey County’s National Pollutant Discharge Elimination System (NPDES) Phase II Permit, issued by the State Water Resources Contro l Board. This is intended to minimize the effects of urban stormwater runoff on the natural open space areas, including wetland areas and principal drainage corridors.

Implementation includes two components: Stormwater management during construction and post - construction.

For active construction projects, a Storm Water Pollution Prevention Plan (SWPPP) is required to manage the release of onsite stormwater runoff. It addresses how stormwater from a construction site is managed and treated prior to being discharged from the site. The use of Best Management Practices (BMPs) during the construction process generally incorporates erosion and sediment controls. These BMPs typically include measures such as applying straw mulch to disturbed areas, the use of fiber rolls and silt f ences, sedimentation basins, drain inlet protection, stabilized construction accesses, and material management.

For construction activity in the Specific Plan area, the SWPPP is administered by Monterey County.

To manage stormwater quality and reduce post -development stormwater flows, development in the Specific Plan area is to utilize various Low Impact Development (LID) strategies. These strategies remove pollutants from runoff, attenuate peak flows, and reduce runoff volume. The Specific Plan LID measures include options for impervious area disconnection, tree planting, vegetated swales, and if needed, soil amendments. All LID measures are designed to the specifications outlined in the Design Guidelines for Low Impact Development: Site Planning , Source Control, Runoff Volume Reduction, and Treatment Control Practices document
1 . Although the Design Guidelines for Low Impact Development do not include BMPs that are implemented during active construction projects, it provides a comprehensive, long -term approach for managing stormwater generated by new development projects by identifying various planning tools and requirements that collectively reduce peak flows and pollution from urban runoff.

1 Design Guidelines for Low Impact Development: Site Planning, Source Control, Runoff Volume Reduction, and Treatment Control Practices, 2011

EXHIBIT D
106
Marina Downtown Specific Vitalization Plan

76 October 2024

Map 6-3. Existing sewer system and proposed improvements.

EXHIBIT D
107
Public Facilities and Infrastructure

October 2024 77

6.4 Solid Waste
All solid waste collection in the City of Marina is serviced by Greenwaste Recovery. Landfill services in the city are provided by ReGen Monterey . Municipal solid waste is delivered to the Monterey Peninsula Landfill (MPL) located north of the Specific Plan area. According to CalRecycle, the landfill is permitted to handle a maximum throughput of 3,500 tons per day. The landfill has remaining capacity of 66 million cubic yards which is the equivalent of more than 100 years of use at current disposal rates. The MRWMD reports that the MPL landfills approximately 692,000 tons of municipal solid waste per year, or 2,241 tons each operating day. Therefore, remaining daily available capacity is approximately 1,259 tons per day.

Buildout of the Specific Plan would result in an estimated 7,957 new residents within the Specific Plan area. Based on 2019 CalRecycle estimates, Californians generate approximately 6.7 pounds of solid waste per day. Therefore, solid waste generation by new residents would total an estimated 53,312 pounds per day, or 26.7 tons per day. Additionally, Specific Plan buildout could result in an additional 1,386,000 square feet of commercial retail and office uses. Based on CalRecycle’s generation rate estimates (0.046 lbs/per square foot/per day), it is estimated that there will be an additional 63,756 pounds per day of solid waste for these uses. In total, the Specific Plan would result in an estimated 1 21,068 pounds, or 60.5 tons, of solid waste per day delivered to the MPL representing 1.7 percent of available daily capacity. This estimate represents a full buildout scenario at the end of the Specific Plan’s 20-year planning horizon. Based on this finding, ReGen Monterey has adequate capacity to accommodate the increase in municipal waste associated with the Specific Plan’s buildout scenario.

6.5 Dry Utilities
There are two electricity provider options available to households and businesses in the Specific Plan area.

Monterey Bay Community Power (MBCP) is the primary provider of electricity, offering a n option to purchase carbon-free electricity from the utility. In addition, Pacific Gas and Electric (PG&E) also serves as the electricity provider to a minority of customers in the Specific Plan area that choose to opt out of MBCP carbon-free services. The Specific Plan area is currently developed and connected to all necessary internet and telecommunication utilities; therefore, expansion of dry utilities would be limited. Still, increased connection to utilities would result in increased demand on service providers.

Internet and telephone services in Marina are available through a variety of providers, including AT&T and Comcast. It is anticipated that these providers or any other future providers would provide cable, internet, and telephone services to the Specific Plan area.

6.6 Public Services and Community Facilities

6.6.1 Fire Services
Fire protection services for the City of Marina are provided by the Marina Fire Department (MFD). The MFD service area is limited to the Marina municipal boundary, with two fire stations serving the city.

Marina Fire Station #1 is located within Downtown at 211 Hillcrest Avenue and staffs threes personnel and one Chief Officer. This station would offer fire protection to the Specific Plan area. Marina Fire Station #2 staffs two personnel and is located at 3260 Imjin Road serving the Marina municipal Airport and surrounding area. In addition to fire services, the MFD provides medical emergency response, natural disaster preparedness, and hazardous materials mitigation services.

EXHIBIT D
108
Marina Downtown Specific Vitalization Plan

78 October 2024
In 2016, the most recent year with reported data, MFD received 2,136 calls for service. Under 2016 existing conditions, MFD required three additional uniformed staff members and a fire marshal. In a 2020 interview, the Marina Fire Department indicated that existing fire facilities would not meet the needs of a full buildout of the Specific Plan. Future service expansion for the MFD would be necessary to maintain the safest environment possible within Downtown and the remainder of the city. The expansion of personnel and facilities may be necessary to accommodate buildout of the Specific Plan and would occur concurrently with new development.

A 2021 study of standards of emergency services cover and deployment in Marina concluded that the fire department had exceeded the administrative and crew capability needs of the current fire station. On the recommendation of the study, City management proposed that a new fire station be built close to the corner of California Avenue and Imjin Parkway to improve response time and address critical deficiencies to emergency services and facilities.

To accommodate any service deficiencies present while new facilities are built, the city currently relies on a mutual aid agreement with all fire departments in Monterey County to enhance fire protection services and reduce response times. This mutual aid agreement can temporarily accommodate growth proposed for the Specific Plan area while emergency services capacity is expanded.

6.6.2 Police Services
The Marina Police Department (MPD) provides police services to the Specific Plan area. The MPD has one station located within the Specific Plan area at 211 Hillcrest Avenue. MPD provides preventative patrol, traffic control, crime prevention, investigations, drug enforcement, abuse prevention, and civil order services.

In 2020, the MPD had a staff of twenty-nine (29) sworn officers and eight (8) non-sworn personnel. Based on the 2020 Census, Marina’s population of 22,359 means the ratio of residents to police personnel is, approximately 604 to 1. With an estimated maximum of 7,957 new residents, the buildout of the Specific Plan would require the hiring of approximately 13 new police personnel to maintain the current ratio.

Service levels at the MPD are regularly reassessed and adjusted as the population grows. The expansion of personnel and facilities necessary to accommodate buildout of the Specific Plan would occur concurrently with new development. The location of Marina’s shared police and fire station is shown in Map 6-4Map 6-4.

EXHIBIT D
109
Public Facilities and Infrastructure

October 2024 79

Map 6-4. Police and fire stations.

EXHIBIT D
110
Marina Downtown Specific Vitalization Plan

80 October 2024

6.6.3 Schools
The Specific Plan area falls within the boundaries of the Monterey Peninsula Unified School District (MPUSD), which services the City of Marina as well as Seaside, Monterey, and Del Rey Oaks . Schools serving residents in the Specific Plan area are shown in Map 6-5Map 6-5. Schools serving the Specific Plan area include the following:
• Marina High School located at 298 Patton Parkway;
• Los Arboles Middle School located at 294 Hillcrest Avenue; • Crumpton Elementary School located at 460 Carmel Avenue; • Marina Vista Elementary School located at 390 Carmel Avenue; • Ione Olson Elementary School located at 261 Beach Road; • Marina Child Development Center located at 3066 Lake Drive.

MPUSD has experienced declining enrollment in recent years. The District’s School Reconfiguration and Consolidation Plan proposed to consolidate Foothill Elementary School and Highland Elementary School, recommended the creation of the Transitional Kindergarten through 8th grade schools at La Mesa and Monte Vista Elementary Schools, and recommended the closure of Colton Middle School. While at the time of publishing a reconfiguration plan has not yet been finalized, the district reorganization is focused on schools serving the Seaside and Monterey areas and is not expected to affect students in the Specific Plan area.

All new residential development in the Specific Plan area is anticipated to be multifamily housing (such as apartments, townhomes, and condominiums), which typically have a lower student generation rate than single-family homes. As part of the development review process, MPUSD determines student generation rates to assess capacity and set development impact fees.

The General Plan uses a student generation rate of one student for every five bedrooms, with 60 percent of the students projected to be enrolled in grades K-5, 20 percent in grades 6-8, and 20 percent in grades 9-12. Based on the maximum residential build out of the Specific Plan of 2,904 dwelling units, and an average of two-bedrooms per unit, total build out of the Specific Plan would contribute an estimated 1,161 students to local schools. This includes 697 K -5 students, 232 students in grades 6 -8, and 232 students in grades 9 -12. It should be noted that this estimate represents the number of students in the Specific Plan area at the end of the Specific Plan’s 20-year horizon.

Based on capacity at existing schools and student generation rates, the Specific Plan does not anticipate the need for new schools in the Plan area. The capacity of existing schools serving the Specific Plan area will be sufficient to meet the need from residential development.

EXHIBIT D
111
Public Facilities and Infrastructure

October 2024 81

Map 6-5. Schools.

EXHIBIT D
112
Marina Downtown Specific Vitalization Plan

82 October 2024

6.6.4 Libraries
The Marina branch of Monterey County Free Libraries was established on April 24, 1916. The Marina Library opened in its present location September 2007 with a new 11,000 square foot building including a wing to house the administrative headquarters for the Monterey County Free Libraries System. The Marina Branch offers access to books, periodicals, audio and video content in English, Spanish, Korean, and Vietnamese as well as computers, printing services, community rooms and a variety of programming for children and adults. The Friends of the Ma rina Library community group helps to provide advocacy, funding, and volunteer resources to support the branch.

According to the General Plan, this newest library branch along Seaside Circle and within Locke Paddon Park was a location identified to serve the entire community. As a result of this most recent development, library services are adequately provided to the Specific Plan area.

6.6.5 Civic Administrative Buildings
According to the General Plan, civic, commercial, cultural, and recreational uses are encouraged to create a center for the community in order to emphasize community life and identity as a focus for the city.

Specifically, the Community Land Use Element identifies three potential locations for such a center. Figure

2.3 Public Facilities of the General Plan identifies three locations within or near the Specific Plan area for new civic administration buildings: Locke-Paddon Park adjacent to the Marina Public Library, the location of existing facilities along Hillcrest Avenue and Palm Avenue , and a vacant site along Salinas Avenue at Reservation Road.

The Locke Paddon Park site just outside of the Specific Plan Area was identified as a potential site for construction of new City administrative facilities given its proximity to Downtown, and lack of major constraints present at alternative sites.

EXHIBIT D
113
Public Facilities and Infrastructure

October 2024 83

6.7 Public Facilities Goals, Policies, Programs
Goal PF-1
Public Facilities - Ensure that there are adequate public services and public utilities are provided for future development and enhance Downtown by planning for future public facilities.

Policy PF-1.1
Coordinate with public works and MCWD to prioritize and implement required water supply and distribution projects to ensure there is adequate capacity to serve new development in the Specific Plan Area.

Policy PF-1.2
Coordinate with public works and MCWD to prioritize and implement required wastewater projects to ensure there is adequate capacity to serve new development in the Specific Plan Area.

Policy PF-1.3 Ensure that stormwater and drainage facilities are adequate to accommodate development in Downtown.

Policy PF-1.4
Coordinate with Greenwaste Recovery and ReGen Monterey to ensure waste collection and disposal services are available to serve new development in the Specific Plan area.

Policy PF-1.5 Meet regularly with Marina’s Fire and Police Departments to coordinate the expansion of Fire and Police protection facilities and services in the Downtown.

Policy PF-1.6 Require that new development contribute to school impact fees.

Policy PF-1.7
Work with the school district to ensure that new development and changes in population are regularly assessed in order to adapt to the needs of local student populations and school district needs.

Policy PF-1.8 Continue to explore potential sites for a civic center complex, with civic administrative buildings as well as commercial, cultural, and recreational uses.

Policy PF-1.9
Maintain a clean, attractive environment free from trash and debris through coordination with local waste management service providers, enforcement of existing policies on appropriate waste disposal, awareness campaigns, and the requirement of adequate on - site waste storage and collection facilities.

Policy PF-1.7 Explore high-performance building retrofitting to improve indoor air quality and reduce energy requirements in existing and future civic buildings .

Program PF-1 Pipeline upsizing shall occur in accordance with Project W5 of the 2020 MCWD Water Master Plan to meet increased demand from buildout of the Specific Plan.

Program PF-2
The City shall monitor the rate of buildout in the Specific Plan area and throughout the City in accordance with the 2020 MCWD Sewer Master Plan and anticipate upgrades to the wastewater collection system.

Program PF-3 Identify the timing, location and funding source for a new fire station to adequately support the growth within the Specific Plan area.

Program PF-4 Regularly assess changes in the City of Marina’s population, to adequately staff police services based on potential growth within the Specific Plan area.

Program PF-5
Establish a Downtown business improvement district or other funding mechanism to organize and finance the construction of downtown infrastructure improvements in more meaningful and intentional increments.

EXHIBIT D
114
Marina Downtown Specific Vitalization Plan

84 October 2024
7 Implementation

7.1 Purpose and Intent
The preceding chapters of this Specific Plan identify the type of development desired in the Specific Plan area, including proposed improvements to vitalize the area. The desired development and vitalization improvements are outlined using goals, policies, and programs that make up a comprehensive community vision.

Successful implementation of the Specific Plan will require investments from the public and private sector.

By utilizing the implementation measures outlined within this chapter, the City can create a downtown area that fosters and enables private investment. The implementation measures are intended to result in the systematic and orderly development of the Specific Plan area, consistent with the overarching vision of the project. All subsequent development projects and related activities are required to be consistent with the Downtown Vitalization Specific Plan (DVSP).

7.2 Regulatory Authority
City of Marina is authorized to adopt this Specific Plan pursuant to the provisions of California Planning and Land Use Law (Title 7, Chapter 3, Article 8 [Sections 65450-65457] (Planning and Zoning Law) of the California Government Code and Chapter 5, Subsection 5.11 (Specific Plans) of the City of Marina General Plan. The Government Code Section 65451 requires that a Specific Plan include a program of implementation measures necessary to carry out its proposed land uses, infrastructure, development standards, and other regulatory requirements.

Implementation of the Specific Plan is administered by the City of Marina. Specific Plans are designed to implement the goals and policies of the General Plan. State law requires that a Specific Plan can only be adopted or amended if it is consistent with a jurisdiction’s adopted General Pla n. As such, this Specific Plan is consistent with the policies of the City of Marina General Plan, and other applicable State and local regulations.

If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional.

7.3 Relationship to City Plans and Other Related Documents

7.3.1 Relationship to the General Plan
The Specific Plan is intended to implement the General Plan, which serves as the long -term policy guide for future development of the City of Marina. The City’s values are the foundation of the General Plan and set direction for the Specific Plan’s vision. The Specific Plan area implements that vision by establishing

EXHIBIT D
115
Implementation

October 2024 85
land use designations, design standards and guidelines, and refines that vision related to mobility, public facilities, and services to support new development. At the time of Specific Plan approval, the General Plan was amended to reflect Specific Plan land uses and is considered consistent with the General Plan as amended.

7.3.2 Relationship to the Zoning Code and Specific Plan Area Zoning The City of Marina Zoning Code is a primary tool for implementing the General Plan. The Specific Plan is designed to supersede selected provisions of the Zoning Code. The zoning of the Specific Plan is SPL-DVSP.

The SPL pre-fix is used to direct readers to the DVSP for all allowable land uses and guiding regulations for those uses. Where the Specific Plan establishes administrative practices, land use and/or development standards, the Specific Plan sh all govern. Where the Specific Plan is silent on certain issues, such as definitions or procedures, the Zoning Code shall govern.

7.4 Conceptual Phasing
Redevelopment of the Specific Plan area will take place over time. As the majority of the parcels within the Plan Area are privately owned, redevelopment of these parcels will be initiated by the property owner according to the regulations of this Specific Plan.

The construction of public improvements is conditional on the following : (1) the timing of private redevelopment activities, and (2) the availability of funding. In the future, if there are improvements to roads to either reduce lanes or implement multi-modal measures, developers will be required to dedicate the necessary right-of-way as a condition of their projects, whenever they may be proposed. There is no intent to use eminent domain to acquire the right -of-way or to accelerate the public improvements, although the City retains this power.

While the DVSP emphasizes the importance of a downtown as a central business district and important economic driver, downtown residential development has been a critical component of the plan. The phasing plan that follows begins with a primary objective to drive development of multifamily residential within the Downtown consistent with the objectives of the General Plan housing element, which identifies the Downtown as key housing opportunity area for higher density housing, including housing that accommodates income levels of all types. Additional phases address enhancing retail and services, development surrounding the Marina Transit Exchange to emphasize the importance of transit for the future of Marina, as well as other mobility improvements that aim to create a walkable, bikeable downtown that accommodates all modes of transportation. The phasing below can be considered as a strategy for future development and is complimented by all the policies and programs outlined in previous sections.

Phasing Strategy 1: Multifamily Residential Development – Residential development is envisioned at the heart of the downtown and is a critical component to the mix of uses that are encouraged in the Specific Plan area. Residential uses are essential to the development of the Downtown and an important driver in achieving housing goals identified in the General Plan housing element. Through specific development standards and a development code that outlines objective design standards, multifamily residential development is expected to be a primary strategy for build out of the DVSP, including through streamlined review of multifamily housing development projects.

Phasing Strategy 2: Downtown Retai l and Services – Economic development and enhancement of the city’s identity are an important part of the DVSP. Support for existing local businesses, and the ability to foster an environment that encourages new businesses and attracts residents and visitors are a

EXHIBIT D
116
Marina Downtown Specific Vitalization Plan

86 October 2024
subsequent phasing strategy. In addition to the focus on driving residential development in the Downtown, ensuring retail and service uses are successful and thriving will create a desirable environment to live and visit.

Phasing Strategy 3: Marina Transit Exchange – Providing transit services for residents to commute and travel to other areas of the county and region are an important part of the success of the Downtown. The Marina Transit Exchange serves as a hub to support transit that is an essential service to resi dents who will live in the Downtown and require necessary services to encourage more active transportation and less dependence on single -occupancy vehicles. Development around this transit station, including enhanced services (e.g. shorter headways, expres s buses, and bus rapid transit), along with adequate sidewalk and bicycle infrastructure, mixed-use will encourage more use and activity around this station.

Phasing Strategy 4: Other Mobility Improvements – Mobility improvements that encourage traffic calming, complete streets, active transportation, and parking improvements are identified as a final phase for the Downtown to create an environment that matches land use needs with circulation and mobility needs. While these improvements are identified as only concepts in this plan, Program M-1 encourages the full development of these concepts to ensure land use and transportation work in concert.

7.5 Financing and Maintenance of Public Improvements
The availability of funding and financing are critical to the implementation of the Specific Plan . As new projects are developed in the Specific Plan area , public infrastructure will need to be upgraded to serve the growing population. The City is responsible for ensuring that the adequate infrastructure and public facilities and services are provided to meet the desired development potential outlined in this Specific Plan. The City will be required to pursue funding sources to meet these needs.

Several types of financing strategies and tools are available for financing district-wide improvements such as those found in the DVSP. It is anticipated that the Specific Plan area will be redeveloped over time using a combination of these strategies and tools which could include, but are not limited to, the strategies indicated in Sections 7.5.1 through 7.5.2.

7.5.1 Local Funding Sources
Development Impact Fees
California Government Code Section 66000 (“The Mitigation Fee Act”) allows for the creation and collection of development impact fees. The City of Marina and other local agencies currently impose development impact fees on new private developments citywide to mitigate the effects of increased demand on public facilities, transportation infrastructure, and parks. A development impact fee is a one- time fee imposed on new development devised to offset a “ proportional share” of the cost of necessary public infrastructure and facilities.

Capital Improvement Program
The City’s existing Capital Improvement Program (CIP), Fund 462, can be utilized to leverage funding for strategic infrastructure projects within the Specific Plan area. Although the existing CIP does not currently account for improvements associated with Specific Plan build -out, an update to the CIP could enable allocation of funding toward infrastructure projects that will not only serve the Specific Plan area but will be beneficial to the greater community in Marina. Improvement projects that may service the broader community include roadway improvements, strategic economic improvements, and open space/parkland expansion.

EXHIBIT D
117
Implementation

October 2024 87
Special Assessment/Special Tax District
Special Assessment Districts serve to increase tax amounts beyond existing property or sales tax for property owners and businesses within a specified district. The additional tax revenue gained from the Assessment District can then be used to fund distric t-specific improvements. Revenue from a Special Assessment District is limited by a requirement that mandates that taxation must be assigned to property owners in direct proportion to the benefits received from targeted improvements. In contrast, a Special Tax District utilizes property characteristics to assign tax amounts. Special Tax Districts allow for funds to be allocated to a broader scope of projects and activities in comparison to Special Assessment Districts.

Both the Special Assessment District a nd the Special Tax District require approval by voters and/or affected property owners.

Enhanced Infrastructure Financing District
Enhanced Infrastructure Financing Districts (EIFDs) are a mechanism for local governments to finance development projects utilizing Tax Increment Financing (TIF). Generally, TIF tools serve to increase available funds by utilizing development bonds, which are then paid by capturing the future tax revenues that flow from the designated project area. An EIFD is a type of TIF that is formed by a city, district or county and may be utilized to help fund infrastructure development, including roadways and housing .

Local agencies may establish an EIFD for a given project or geographic area to capture the projected incremental increases in property tax revenue that will occur as a result of development. To obtain the TIF bonds, the relevant authority is required to host three public hearings that overview the Infrastructure Financing Plan associated with the EIFD.

Although EIFDs can be an effective tool, there are multiple limitations to this type of financing. By dedicating future tax revenue to infrastructure projects, cities may limit funding for other necessary services. Because of this, t he feasibility of EIFDs should be assessed in detail through a district -focused lens.

Property and Business Improvement District
In 1994, in an effort to create jobs, attract new businesses, and protect business districts in economically disadvantaged areas from blight and erosion, California legislation authorized property owners to form business improvement districts. Under state law, business districts can fund business related improvements, maintenance, and other related activities. A PBID may be formed for up to five years and may be renewed continually for additional terms of up to 10 years. Specific requirements for the formation of PBIDs can be found in Sections 36601 -36615, 36621 -36637, and 36650 -36671 of the California State Code.

The principal activities funded by a PBID, which may also include residential properties and higher density districts and corridors, include the following:
• "Clean and safe" program (improving safety and aesthetics through various cleanup and beautification efforts);
• District marketing and targeted tenant and business capture outreach; • Seasonal calendar of events and special attraction initiatives; and • Maintenance of unique signs, banners, and landscape materials.

EXHIBIT D
118
Marina Downtown Specific Vitalization Plan

88 October 2024
It is not common for PBIDs to enter into public infrastructure financing obligations, high cost street lighting or street furniture and replacements, or direct financial partnerships in property rehabilitation/façade improvements/public space or public parking partnerships development costs.

Art in Public Places (APP) Program
In many cities, APP programs are established to build public experiences of visual art by installing artworks in public spaces. Funding sources for these programs vary, and may include a specific percentage (e.g., 2- 5%) of eligible capital improvement project budgets are set aside for the commission, purchase, and installation of artworks throughout the city. These funds may be administered by a special commission (and include dedication of staff resources) to develop a public art ordinance or master plan. See Program LU-10 pertaining to the development of public art in the City of Marina.

7.5.2 State and Federal Funding Sources
There are a variety of State and Federal grant and loan programs available to local and regional governments that can be used to fund local infrastructure projects. Grant opportunities are typically competitive and are allocated through a process of application and approval. The following list of grants may be applicable to the City of Marina for funding related to development in the Specific Plan area. • Infill Infrastructure Grant Program. Administered by the California Department of Housing and Community Development (HCD), the Infill Infrastructure Grant Program aims to promote infill housing development by providing financial assistance to Capital Improvement Projects that are an integral part of, or necessary to facilitate the development of affordable and mixed income housing. Eligible costs include the construction, rehabilitation, demolition, relocation, preservation, acquisition, or other physical improvements of a capital asset that is an integral part of, or necessary to facilitate the development of housing.
• Community Development Block Program (CDBG). The CDBG Program is administered by the United States Department of Housing and Urban Development (HUD) and provides funding to jurisdictions to undertake community development and housing projects. Projects proposed by the jurisdictions must meet the objectives and eligibility criteria of CDBG legislation. The primary CDBG objective is the development of viable urban communities, including decent housing, a suitable living environment, and expanded economic opportunity, principally for persons of low-and moderate income. • Permanent Local Housing Allocation Program (PLHA). PLHA provides funding to local governments in California for housing -related projects and programs that assist in addressing the unmet housing needs of their local communities. PLHA funds can be used for activities that promote affordable rental housing and homeownership by low-income households, and are intended to increase the supply of housing for households at or below 60% of area median income, increase assistance to affordable owner-occupied workforce housing, assist persons experiencing or at risk o f homelessness, facilitate housing affordability, particularly for lower- and moderate-income households, and promote projects and programs to meet the local government’s unmet share of regional housing needs allocation. • California Infrastructure and Economic Development Bank (IBank). IBank provides low-interest loans to public agencies for public infrastructure. The principal intent is to fund infrastructure which will generate permanent jobs. The IBANK also provides somewhat lower interest loans to firms seeking expansion that are com mitted to employment retention, growth, and opportunities in “under employment” areas.
• Caltrans Sustainable Transportation Planning Grant Program. This program provides planning funds for local and regional multimodal transportation and land use planning projects that further the

EXHIBIT D
119
Implementation

October 2024 89
region’s RTP SCS, contribute to the State’s GHG reduction targets, and assist in achieving the Caltrans Mission and Grant Program Objectives. For the DVSP, this may mean using funds to advance mobility goals that integrate land use and transportation, incl uding development around the Marina Transit Exchange and other transportation demand management measures. • California Public Utilities Commission California Energy Design Assistance Program (CEDA). CEDA offers incentives to reward buildings of the future that implement high performance measures and electrification. Incentives are also available for the installation of traditional above code minimum energy efficiency measures.

California Energy Commission Building Initiative for Low-Emissions Development Program (BUILD).

The Building Initiative for Low -Emissions Development (BUILD) Program is a residential building decarbonization program that provides incentives and technical assistance to support the adoption of advanced building design and all electric technologies in new, low -income all-electric homes and multifamily buildings. BUILD provides eligible applicants constructing their first all -electric, low - income multifamily (10+ units) building with funds to offset direct design costs. • California Energy Smart Homes. The California Energy -Smart Homes Program is a residential new construction and alterations program that provides incentives to adopt advanced energy measures and transition to all -electric construction. The program is a solution that offers incentives for single family, duplex, townhome, multifamily low-rise, alterations, and accessory dwelling units. • Central Coast Community Energy New Construction Electrification Program. The New Construction Electrification Program provide s housing developers and homeowners with incentives to build all - electric housing. Housing projects must be built to all -electric standards for all energy utility needs including but not limited to water heating, space heating, and cooking appliances. • Greenhouse Gas Reduction Fund (Green Bank): $27 billion is available to states, non -profit organizations and local governments dedicated broadly to finance projects that reduce greenhouse gas emissions. Funds are allocated for zero-emissions technologies in low-income and disadvantaged communities, greenhouse gas emissions and other air pollution reducing activities community -wide and in private sector, and similar efforts in low-income and disadvantaged communities. • Assistance for Latest and Zero Building Energy Code Adoption: $1 billion is available to local governments to assist with the adoption of building energy codes that meet or exceed existing commercial or residential global benchmarks, as well as related actions including training, compliance monitoring, and enforcement.
• Environmental and Climate Justice Block Grants: $3 billion is available for community -based organizations (CBOs), and CBOs in partnership with public institutions and local governments, for various projects including those related to engaging disadvantages communities, investments in low emissions technologies, and climate resiliency and adaptation. • Neighborhood Access and Equity Grant Program: $3 billion is available to fund various transportation projects including highway mitigation, removal, capping and remediation; multi -use trails, regional greenways, and active transportation network projects; and public transportation and spaces infrastructure improvements.

7.6 Specific Plan Administration
The Specific Plan outlines the general provisions, permitted land uses, design standards and guidelines, public facilities and services, as well as infrastructure improvements intended for the Specific Plan area .

The City of Marina Community Development Department is broadly responsible for the administration,

EXHIBIT D
120
Marina Downtown Specific Vitalization Plan

90 October 2024
implementation, and enforcement of the Specific Plan. All development proposals within the Specific Plan area are subject to the procedures established herein.

7.6.1 Specific Plan Adoption and Administration
The City of Marina prepared the DVSP pursuant to the California Government Code, Chapter 4, Section 65451. This regulation defines the Specific Plan’s role as a tool for implementing a City’s General Plan. The Specific Plan will serve as a detailed extension to the General Plan, offering area -specific instruments to facilitate broad General Plan objectives.

Adoption
Adoption of this Specific Plan will occur by City Council resolution. Concurrent with the adoption of the DVSP, the City of Marina shall amend the City’s General Plan and Zoning Map to ensure consistency with Specific Plan land uses. Upon ordinance adoption, the Specific Plan will serve as the land use and zoning map for the Specific Plan area. It is intended that all Specific Plan area projects, including design review plans, detailed site plans, building permits, or any other action requiring ministerial or discretionary approval, be consistent with this Specific Plan.

Minor Adjustments to the Specific Plan
Minor adjustments to the plans, guidelines, regulations, and standards contained in this Specific Plan may be approved at the discretion of the Community Development Director; provided, however, that such deviations are deemed to be in substantial conforma nce with this Specific Plan and are not detrimental to public health, safety, and welfare. Modifications to the adopted Specific Plan must be consistent with the purpose and intent of the originally approved Specific Plan. Any decisions made by the Community Development Director may be appealed to the Planning Commission. Decisions of the Planning Commission may be appealed to the City Council. Decisions by the City Council shall be deemed to be final. The following modifications constitute “minor adjustments” to the approved DVSP:

1. Minor changes to the design of the roadway cross-sections, provided that the streets have adequate capacity to handle the anticipated volumes of traffic and the design changes are deemed acceptable by the City’s Traffic Engineer;

2. Minor modifications to the architectural or landscape design standards and guidelines;

3. Additions of new information or data to the Specific Plan maps, figures, and/or text which do not change the effect of any concepts or regulations.

Specific Plan Amendments
Those proposed changes to the Marina DVSP that are determined to be substantial in nature must be approved through a formal Specific Plan Amendment. Procedures for approval of a Specific Plan Amendment shall be consistent with the Zoning Amendment procedures outlined in Chapter 17.72 of the City of Marina Municipal Code. A Specific Plan Amendment is the appropriate procedure where changes to the Specific Plan meet one or more of the following criteria:

1. A new type of land use not identified in the Land Use Plan;

2. Increases in maximum allowance development analyzed per CEQA as shown in Table 7-1Table 7-1;

3. Significant changes to the Specific Plan area’s circulation pattern that would result in an alteration of land uses;

4. Significant changes to the distribution of land uses would substantially alter the overall mix of land uses in the Land Use section of the Specific Plan.

EXHIBIT D
121
Implementation

October 2024 91
An amendment to the DVSP shall be processed in the same manner as the original adoption of the DVSP.

The document may be amended as many times as necessary. Specific Plan Amendments require approval from the City Council, with a prior recommendation forwarded by the Planning Commission.

Approval shall require findings and conclusions such as the following:

1. The Specific Plan Amendment is consistent with the General Plan;

2. The Specific Plan Amendment does not have a significant effect on the environment and does not create new impacts that are not analyzed under the CEQA review process;

3. The amendment does not compromise the project’s community benefits that would otherwise exist without the proposed amendments.

Table 7-1. Maximum Development Analyzed Per CEQA
Land Use Maximum Allowable New Development
Multifamily Residential 2,904 units
Commercial Uses 874,669 square feet
Office Uses 510,528 square feet

7.6.2 Legal Nonconforming Uses and Structures
Upon adoption of the Specific Plan, any use that is inconsistent with the land use designations outlined in Table 2 of Appendix A: Development C ode shall be considered a legal nonconforming use. A legal nonconforming use may be continued, changed, or replaced only as provided by this section.

1. Nonconforming uses of land. A legal nonconforming use of land may be continued, transferred, or sold, provided that no such use shall be enlarged or increased, nor extended to occupy a greater area than that which it lawfully occupied before becoming nonconforming. Additionally, legal nonconforming uses shall not be enlarged, extended, expanded, nor increased to occupy a larger area, nor a more intensive use than that which it was characterized by in the prior twelve months.

2. Nonconforming buildings. A legal nonconforming building may continue to be used as follows: Within five years of adoption of the Specific Plan, i f a nonconforming structure is enlarged or expanded by 25 percent or more of the existing floor space or ground area, all structures must come into full compliance with the Specific Plan. After five years from the date of adoption of the Specific Plan, non- conforming uses and structures are subject to Chapter 17.64 of the Marina Municipal Code.

3. Nonconforming single-family residential buildings. Within five years of adoption of the Specific Plan, a nonconforming single-family residential building located in any district of the Specific Plan area may be expanded, enlarged, or remodeled without regard to the 25 percent limitations in section 7.6.2.2.

After five years from the date of adoption of the Specific Plan, non -conforming uses and structures are subject to Chapter 17.64 of the Marina Municipal Code.

4. If a nonconforming use is superseded by an allowed use, the new use shall conform to the regulations within the Specific Plan.

5. Ordinary maintenance and repairs may be made to any nonconforming building, provided that such work does not exceed 25 percent of the appraised value in any one-year period.

6. Destroyed structure. The reconstruction of a building damaged by fire or calamity to an extent of 75 percent or less of its reasonable replacement value which at the time was devoted to a nonconforming use may be authorized by the Planning Commission through use permit approval, provided that reconstruction shall occur within twenty-four months after the date of the damage and that the reconstructed building shall have no greater floor area than the one damaged. If a nonconforming structure is destroyed by natural hazard or fire to an extent of more than 75 percent

EXHIBIT D
122
Marina Downtown Specific Vitalization Plan

92 October 2024
of its reasonable replacement value at the time of destruction, it must be reconstructed in conformity with the standards outlined within this Specific Plan.

7.7 Implementation Matrix
Each implementation program includes the party responsible for implementation, timeframe, and potential funding source. Assigning a responsible party helps to ensure continued commitment by City staff, elected officials, and other vital organizations to the goals of the Plan. In addition, to help establish priorities, programs include anticipated timeframes for implementation. Short -term programs are anticipated to be implemented within the first three years of Plan adoption, mid-term programs are to be implemented within four to 10 years, and long -term programs in 11 or more years. These timeframes have been estimated based on an understanding of priorities and resources at the time of adoption of this Specific Plan. The City may periodically reevaluate these timeframes to ensure alignment with the City’s priorities, financial resources and capital investment and may evaluate implementation of the Plan on a periodic, such as yearly, basis. The City shall coordinate timing of programs to be implemented with availability of funding in its annual budget review.

Program Timeframe Responsible
Party
Program LU-1
The City should pursue funding through public sources
such as the California Arts Council, or other private
sources, and explore opportunities for entertainment
and activities venues such as a new auditorium.

Mid-term Planning
Division
Program LU-2
Study the potential for a lot consolidation program to
incentivize lot consolidation that encourages
redevelopment. Incentives may include reduced
development fees, administrative review, decreased
parking ratios, etc.

Short-term Planning
Division
Program LU-3 Develop a business investment program to support minority owned stores and businesses in Downtown. Short-term City Manager’s Office
Program LU-4
Create outreach material for the non-profit and for-
profit development community to learn about the
streamlining benefits of the Specific Plan.

Short-term Planning
Division
Program LU-5
Dedicate a page on the City's website to show
community members how their properties can be
redeveloped to accommodate multifamily housing
throughout Downtown. Provide example housing
developments of duplexes, triplexes, and multiplexes
that meet the design intent and standards outlined in
the Specific Plan.

Short-term Planning
Division
Program LU-6
Dedicate a webpage on the City's website to encourage
transparency in the housing development process,
including how the City is meeting its local housing
obligations under state requirements.

Short-Term Planning
Division
Program LU-7 Develop and maintain a business retention and expansion program. Mid-term Planning
Division

EXHIBIT D
123
Implementation

October 2024 93
Program Timeframe Responsible
Party
Program LU-8
Establish a list of "shovel-ready" sites in consultation with property owners and provide the list to interested developers and businesses seeking sites in the city.

Short-term Planning
Division
Program LU-9
Develop a public art master plan to celebrate the
diverse culture and heritage of Marina. The master plan should include requirements for the ongoing
maintenance of art installations and ensure
representation of the rich cultural diversity of Marina.

Mid-term Planning
Division
Program LU-10
Develop a pilot program to identify potential sites,
design, and implement improvements to stormwater
retention basins such that they can safely be used as
public parks.

Mid-term
Planning
Division, Public
Works
Program LU-11
Develop a tree care program to catalog and monitor the
health of trees in the public realm including trees in
parkway strips and medians.

Mid-term
Planning
Division, Public
Works
Program LU-12
Explore the adoption of a Reach Code within the
Specific Plan Area or citywide to require new
developments to implement energy efficiency and
building electrification measures beyond the
requirements of Title 24 of the California Building Code.

Mid-term Planning
Division
Program LU-13
Explore the feasibility of expanding the scope of the
current Tree Removal, Preservation and Protection
ordinance to require a permit to prune street trees in
the parkway strip.

Mid-term Planning
Division
Program M-1
Develop a mobility plan for the Downtown to include
complete streets design, pedestrian and bicycle paths,
improvements to transit, parking, and transportation
demand management measures.

MidShort-
term
Planning
Division, Public
Works
Program M-2
Community Development Department and Public
Works Department should collaborate to implement
low-cost improvements using existing resources to
establish gateways to the Downtown along Reservation
Road and Del Monte Boulevard, directional
signage, and simple streetscape enhancements such as
protected bicycle lanes, accent paving on crosswalks,
reduced lane width, and curb bulb-outs.

Short-term
Planning
Division, Public
Works
Program M-3
Conduct regular surveys of pedestrian and bicycle
infrastructure to ensure the maintenance of public
sidewalks, crosswalks, bicycle paths, bicycle racks,
benches, waste receptacles.

Ongoing Public Works
Program PF-1
Pipeline upsizing shall occur in accordance with Project W5 of the 2020 MCWD Water Master Plan to meet
increased demand from buildout of the Specific Plan.

Mid-term Public Works

EXHIBIT D
124
Marina Downtown Specific Vitalization Plan

94 October 2024
Program Timeframe Responsible
Party
Program PF-2
The City shall monitor the rate of buildout in the
Specific Plan area and throughout the City in
accordance with the 2020 MCWD Sewer Master Plan
and anticipate upgrades to the wastewater collection
system.

Ongoing Public Works
Program PF-3
Identify the timing, location, and funding source for a new fire station to adequately support the growth
within the Specific Plan area.

Short-Term City Manager’s
Office
Program PF-4
Regularly assess changes in the City of Marina’s
population, to adequately staff police services based on potential growth within the Specific Plan area.

Ongoing City Manager’s
Office
Program PF-5
Establish a Downtown business improvement district or
other funding mechanism to organize and finance the
construction of downtown infrastructure
improvements in more meaningful and intentional
increments. City staff shall conduct outreach to
downtown property owners and business owners ,
providing information regarding the range of State
legislation and other tools available to catalyze
redevelopment and encourage property and business
owners to initiate formation of a business improvement
district.

MidShort-
Term
Planning
Division

EXHIBIT D
125
Development Code
October 2024 A-i
Table of Contents
Appendix A: Development Code ................................ ................................ ................................ ..... 1 A.1 Overview................................................................................................................................... 1 A.2 Administration .......................................................................................................................... 1 A.2.1 Review and Approval Process .................................................................................. 1 A.2.2 Administrative Development Review ...................................................................... 2 A.2.3 Architectural Design Review .................................................................................... 3 A.2.4 Use Permits .............................................................................................................. 3 A.2.5 Actions Not Regulated by the Specific Plan ............................................................. 3 A.3 Land Use Diagram ..................................................................................................................... 4 A.4 Land Use Designations ............................................................................................................. 4 A.4.1 Core District ............................................................................................................. 4 A.4.2 Mixed Use Node District .......................................................................................... 4 A.4.3 Transition District ..................................................................................................... 5 A.4.4 Multifamily Residential District ................................................................................ 5 A.5 Permitted Uses ......................................................................................................................... 5 A.5.1 Purpose .................................................................................................................... 5 A.5.2 Applicability .............................................................................................................. 5 A.5.3 Use Definitions .......................................................................................................87 A.6 Core District ....................................................................................................................... 1211 A.6.1 Intent ................................................................................................................. 1211 A.6.2 Applicability ....................................................................................................... 1211 A.6.3 Development Standards.................................................................................... 1211 A.7 Mixed-use Node District .................................................................................................... 1312 A.7.1 Intent ................................................................................................................. 1312 A.7.2 Applicability ....................................................................................................... 1312 A.7.3 Development Standards.................................................................................... 1312 A.8 Transition District .............................................................................................................. 1513 A.8.1 Intent ................................................................................................................. 1513 A.8.2 Applicability ....................................................................................................... 1513 A.8.3 Development Standards.................................................................................... 1513 A.9 Multifamily Residential District ......................................................................................... 1614 A.9.1 Intent ................................................................................................................. 1614 A.9.2 Applicability ....................................................................................................... 1614 A.9.3 Development Standards.................................................................................... 1614

EXHIBIT D
126
Marina Downtown Specific Vitalization Plan

A-ii October 2024
A.10 Standards Applicable to All Districts ................................................................................. 1715 A.10.1 Applicability ....................................................................................................... 1715 A.10.2 Development Standards.................................................................................... 1715 A.11 Design Standards ............................................................................................................... 1816 Tables
Table 1. Applications and Review Authority .......................................................................................... 2 Table 2. Downtown Vitalization Specific Plan Land Use Matrix............................................................. 5 Figures
Figure 1. Land Use Diagram ..................................................................................................................... 4 Figure 2. Traditional Urban Storefront ............................................................................................. 2220

EXHIBIT D
127
Development Code

October 2024 A-1
Appendix A: Development Code
A.1 Overview
This section establishes procedures for the consistent promotion of high quality, well -designed development to be appropriately located throughout Downtown Marina. The Development Code includes Objective Development and Design Standards which are composed of written statements and graphic illustrations describing the design intent and regulations to achieve the desired community character for the Downtown. The overarching goal of this section is to prevent “rubber stamped” development prevalent in places like the Silicon Valley while fostering creative designs that preserve and enhance Marina’s unique community character and natural environment. These standards also help to provide regulatory certainty and permit streamlining, particularly for affordable housing development.

All new construction and proposed structural and façade changes are required to be consistent with the Objective Development and Design Standards presented here. Design Standards are minimum requirements, and applicants may be required to provide additional amenities to meet the goals and policies of the Specific Plan consistent with the objective development and design standards contained herein. The Design Standards presented in this section are intended to create a framework for the design review process while preserving the flexibility needed for creative design. Additional objective standards from the City’s Sign Ordinance and Zoning Ordinance may also be applicable. If there is a perceived conflict between Downtown Vitalization Specific Plan Design Standards and the design standards of other City plans and ordinances, the DVSP shall take precedence. If certain design issues are not specifically addressed in the Standards presented here, then the aforementioned documents, city staff, or relevant commissions and boards may provide further direction.

A.2 Administration
A.2.1 Review and Approval Process
The following administrative standards govern the implementation of future development applications within the Specific Plan area.

1. Administrative Plan Review is required for the following project types:
a. Multifamily residential projects without a commercial component. b. Projects submitted and found eligible for SB 35 streamlining. c. Mixed-use projects in which at least two thirds of the occupiable floor space is designated for residential use.

2. Architectural Design Review is required for the following project types:
a. Mixed-use projects in which less than two thirds of the occupiable floor space is designated for residential use.
b. Non-residential projects.
c. Any project which deviates from the objective design standards contained in this chapter.

3. Use Permits are required for projects which include conditionally permitted uses as shown in Table 2Table 2 of this chapter and are not subject to the Architectural Design Review Process.

EXHIBIT D
128
Marina Downtown Specific Vitalization Plan

A-2 October 2024
Table 1Table 1 depicts the process of entitlement through the City of Marina for various applications and action. Table 1Table 1 applies only to future developments being implemented within the DVSP.

Table 1. Applications and Review Authority
Permit Type
Action Required By
Community
Development
Director
Planning
Commission City Council
Administrative Development Review

Architectural Design Review, including deviation from
objective design standards (Chapter 17.56 of the
Marina Municipal Code)

Use Permit (Chapter 17.58 of the Marina Municipal
Code)

Specific Plan Use Interpretations

A.2.2 Administrative Development Review
No development shall occur or building permits issued within the adopted Specific Plan area until the proposed development is reviewed by the City’s Planning Division and found to be consistent with the adopted Specific Plan. Criteria for review and approval of proposed development shall include, but not be limited to the following:

1. Conformance with the land use designation;

2. Conformance with the intended density/ intensity of the site; and

3. Conformance with the specific development and design standards, goals, and policies of the Specific Plan.

Evaluation of the proposed project by the planning department shall be granted as follows.

1. Form of Application. An application for a project approval under the Administrative Development Review process shall be completed on a form provided by the planning department.

2. Administrative-level Approval. Administrative-level approval is ministerial in nature and is conducted at the staff level under the general direction of the community development director without notice and hearing. A community meeting prior to filing an a pplication is encouraged but not required.

Approval shall be granted by the community development director only when the permit application contains sufficient information for the planning department to verify that the proposed use will be consistent with the standards outlined in this chapter, Appendix A: Development Code. Projects that comply with the se requirements shall be permitted by right. Compliance with the requirements of this chapter shall not, however, waive any additional requirements for compliance such as an application for a lot line adjustment, merger of parcels, or subdivision in conjunction with approval of an application. A separate application for the lot line adjustment, merger of parcels, or appropriate subdivision map shall proceed in accordance with Title 16 of the Marina Municipal Code.

3. Notice of Decision. A notice of decision shall be either mailed first class and postage pre-paid to both the applicant and the applicant's representative (as shown on the application) or emailed and sent via either of those methods to any person who has ma de a written request for a copy of the decision.

The decision of the community development director shall be final and conclusive.

EXHIBIT D
129
Development Code

October 2024 A-3

4. Expiration of Administrative-level Review. Within two years of the date of approval by the community development director, commencement of construction shall have occurred or the approval shall become null and void. A one-year extension can be granted by the community development director if the project is compliant with the original approval.

A.2.3 Architectural Design Review
Chapter 17.56 of the Marina Municipal Code outlines the Site and Architectural Design Review process for the City, which applies to all new development within the Downtown as identified in Section A.2.1(2). In accordance with this chapter, the Planning Commission has the power to review all applications for developments in the City.

The Planning Commission considers “all necessary plans, drawings, and statements in an endeavor to encourage buildings, structures, or other improvements [are] designed and constructed, and so located, that they will not be unsightly, undesirable, or obnoxious in appearance to the extent that they will hinder the orderly and harmonious development of the city, impair the desirability of residence or investment or occupation in the city, limit the opportunity to obtain the optimum use and value of the land a nd improvements, impair the desirability of living conditions on or adjacent to the subject site, conform with the standards included in the local coastal land use plan, and/or otherwise adversely affect the general welfare of the community.”
A.2.4 Use Permits
Projects which include conditionally permitted uses as shown in Table 2Table 2 of this chapter shall follow the procedures outlined in Chapter 17.58 of the Marina Municipal Code.

A.2.5 Actions Not Regulated by the Specific Plan
Actions not otherwise regulated in this Specific Plan shall follow administrative procedures outlined in the City of Marina Zoning Code (Chapter 17 of the Marina Municipal Code).

EXHIBIT D
130
Marina Downtown Specific Vitalization Plan

A-4 October 2024
A.3 Land Use Diagram
The Land Use Diagram (Figure 1Figure 1) outlines the intended uses of land within the Plan Area. Each use designation, depicted by the colors on this diagram, is subject to the land use, development, and design standards presented in this section. The diagram illustrates the policies outlined in the Specific Plan Land Use chapter and serves as a visual aid for the interpretation and application of the land use policies.

Figure 1. Land Use Diagram
A.4 Land Use Designations
A.4.1 Core District
The Core district is established to encourage higher-rise mixed-use development with a combination of retail, office, commercial, entertainment, residential, and civic uses. This designation is intended to foster a compact, walkable urban form focused along the portions of Reservation Road and Del Monte Boulevard.

A.4.2 Mixed Use Node District
The Mixed-use Node district is intended to facilitate similar uses and development types as is intended in the Core district at a smaller scale in order to remain compatible with the surrounding neighborhood. The Mixed-use Node district allows for mid-rise mixed-use buildings with retail and commercial space on the Formatted: Font: Not Bold

EXHIBIT D
131
Development Code

October 2024 A-5
ground floor and residential uses on the floors above. Mixed -use nodes help to ensure that visitors and residents associate Downtown Marina with a vibrant, urban atmosphere. Single-use residential buildings may be built on site so long as vertical mixed -use buildings and/or horizontal mixed-use buildings are constructed at the street edge. Horizontal mixed -use development is characterized as development which consists of a mix of land uses (for example, commercial, residential, , cultural, institutional, and live- work) within separate buildings but within a single development project or on a single property, providing for a variety of complementary and integrated uses that are walkable and located within a given neighborhood, tract, or development project. In comparison, vertical mixed-use development combines different land use types (for example, commercial and residential) within individual buildings.

A.4.3 Transition District
The Transition District is intended for a combination of retail, service, and hospitality businesses that serve citywide or regional populations and multifamily residential development . Multifamily residential development is encouraged in the Transition District and may be designed in connection with a vertical mixed-use project with commercial space on the street-facing portion of the first floor or as an exclusively residential development or may be designed in connection with a horizonal mixed-use project.

A.4.4 Multifamily Residential District
The Multifamily Residential district permits and encourage s mid-rise multifamily residential developments. Multifamily residential uses near the Core are critical for providing an affordable housing supply and population to support businesses Downtown.

A.5 Permitted Uses
A.5.1 Purpose
Table 2Table 2 provides the land uses allowed in each Specific Plan district.

A.5.2 Applicability
Land uses listed in the table are allowed in the district shown. Principally permitted uses are permitted by right. Conditionally permitted uses are those uses which are required to obtain a use permit in accordance with Chapter 17.58 of the Marina Municipal Code. Uses not included in the table are considered prohibited unless determined by the Community Development Director to be substantially similar to another permitted or conditionally permitted use.

Table 2. Downtown Vitalization Specific Plan Land Use Matrix Land Use
Land Use Designation
Core
Transition
formerly
designated as
Mixed-use
Node Transition
Multifamily
Residential
Primary Uses

Amplified Music/Sound C C C C
Animal Service NP C P NP
Aquarium Research Facility NP NP P(1) NP
Aquarium Storage Facility NP NP P(2) NP
Formatted Table
Commented [TM1]: Revise to, “Transition formerly
designated as Mixed-Use Node”
Formatted Table

EXHIBIT D
132
Marina Downtown Specific Vitalization Plan

A-6 October 2024
Land Use
Land Use Designation
Core
Transition
formerly
designated as
Mixed-use
Node Transition
Multifamily
Residential
Assembly, Major C C C NP
Assembly, Minor—First Floor facing Del
Monte Blvd or Reservation Rd

NPP NP P NP
Assembly, Minor—Above First Floor, at first
floor facing side streets or alleys, or behind
first floor commercial

P P P NP
Cannabis—Retail, Testing, Manufacturing and
Delivery

C C C NP
Card Room NP NP NP NP
Child Care Center P(7) P(7) P(7) P(7)
Civic and Community Uses C C C C
Commercial Recreation Facility—Indoor C C P NP
Commercial Storage NP NP NP NP
Dwelling, attached—all floors NPP(8) NP P P
Dwelling, attached—above first floor or on
first floor behind first floor commercial

P P - -
Electric Vehicle Charging Stations P P P NP
Food and Beverage Sales, Major C C C NP
Food and Beverage Sales, Minor P P P NP
Hotel C C C NP
Park and Recreation Facilities P(9) P(9) P(9) P(9)
Parking Area, Accessory P(43) P(43) P(4) P(43)
Parking Area, Public C C C NP
Parking, Subgrade P P P P
Professional Office, First Floor facing Del
Monte Blvd or Reservation Rd

NP NP P NP
Professional Office- Above First Floor, at first
floor facing side streets or alleys or behind
first floor commercial

P P P NP
Retail Sales, Major NP NP C NP
Retail Sales, Minor P P P NP
Restaurant, Major C C C NP
Restaurant, Minor P P P NP
Seating, Outside P(5) P(5) P(5) NP
Service, Major NP NP C NP
Service, Minor P P P NP
Animal Service C C P NP
Professional Office, First Floor facing Del
Monte Blvd or Reservation Rd

NP NP P NP
Professional Office- Above First Floor, at first
floor facing side streets or alleys or behind
first floor commercial

P P P NP
Laundromat P(6) P(6) P C
Accessory Uses
Formatted Table
Commented [TM1]: Revise to, “Transition formerly
designated as Mixed-Use Node”
Formatted Table
Formatted Table

EXHIBIT D
133
Development Code

October 2024 A-7
Land Use
Land Use Designation
Core
Transition
formerly
designated as
Mixed-use
Node Transition
Multifamily
Residential
Outdoor display associated with a business C C C NP
Drive-thru or drive-in facilities associated with
a business

NP NP C NP
Exterior vending machines, accessory use to a
business

NP NP NP NP
Temporary Uses
Utility, Major C C C C
Utility, Minor P P P P
P = Principally Permitted Use by Right
C = Conditional Permitted Use; subject to the requirements of Chapter 17.58 of the Marina Municipal Code.

NP = Not Permitted
- = Not Applicable
Notes
(1) Aquarium Research Facilities are permitted only on Reindollar Avenue between Del Monte and Sunset Avenue and only if the use was operational as of June 1, 2010.
(2) Aquarium Storage Facilities are permitted only on Reindollar Avenue between Del Monte and Sunset Avenue and only if the u se was operational as of January 1, 1990.
(3) On-site parking must be located behind the building. (4) On-site parking must be located behind the building or on the side of the building. On-site parking must be located behind the building fronting Reservation Road or Del Monte Blvd or on the side of the commercial building fronting those two streets. (5) If seating area is within or partially within the public right-of-way, an encroachment permit or license agreement is required. (6) Must not face Del Monte Blvd or Reservation Rd.
(7) Child care centers are Permitted (P) if incidental to Multi -family Residential. Child care centers not incidental to Multi -family residential are not permitted in the Core District but are permitted in the Transition and Multi-family Districts with a CUP. (8) Residential projects fronting on Reservation Road and Del Monte Blvd shall include either ground floor commercial or a horizontal mixed use/commercial component adjacent to, or behind the residential. See Section A.4.2 for a description of horizontal mixed-use development. (9) Plazas and mini-parks within private development projects are permitted. Publicly owned plazas and parks are Conditionally permitted.

Formatted Table
Commented [TM1]: Revise to, “Transition formerly
designated as Mixed-Use Node”
Formatted: Strikethrough

EXHIBIT D
134
Marina Downtown Specific Vitalization Plan

A-8 October 2024
A.5.3 Use Definitions
The following section defines land uses outlined in Table 2Table 2.

Amplified Music/Sound: The use of any indoor or outdoor amplified, sound or entertainment that is audible from the exterior of a building, from a separate tenant space, or an adjacent property, including but not limited to the use of speakers, microphones, amplifiers, acoustic instruments or the human voice.

Animal Service: An establishment offering the provision of boarding associated with veterinary services, grooming, or veterinary services for small common household animals.

Aquarium Research Facilities: Facilities used to manage, hold, research, and care for aquatic animals.

Aquarium Storage Facility: Facilities used to store parts, equipment, materials, and information necessary to support aquarium operations.

Assembly, Major: Includes the following-
Small Group Assembly: An establishment offering entertainment, social exchange, religious services, educational training, or other instructional services to groups of twenty to forty -nine persons in a single room. Examples include performance venues, movie theaters, religious institutions, community centers, college or university extension programs, group addiction services, social clubs, community centers, or similar uses.

Large Group Assembly: An establishment offering entertainment, social exchange, religious services, educational training, or other instructional services to groups of fifty or more persons in a single room.

Examples include performance venues, movie theate rs, religious institutions, community centers, college or university extension programs, group addiction services, social clubs, community centers, or similar uses.

Assembly, Minor: Includes the following-
Small Instructional Service: An establishment offering classes or educational training to groups of five or fewer students in a single classroom or studio environment. Examples include musical instruction, academic tutoring, and similar uses.

Large Instructional Service: An establishment offering classes, educational training, or other instructional services to groups of six to nineteen students in a single classroom or studio environment. Examples include group exercise training, driving instruction schools, and similar uses.

Cannabis — Retail, Testing, Manufacturing and Delivery : See Chapter 17.47 of the Marina Municipal Code for conditions related to this use.

Card Room: Any room, space or enclosure furnished or equipped with a table used or intended to be used for the playing of cards or similar games, and the use of which is available to the public, or any portion of the public; provided, however, that this chapter shal l not apply to any bona fide nonprofit society, club, fraternal, labor or other organization as defined in Section 5.32.110 of the Marina Municipal Code.

Civic and Community Uses: Establishments that provide services or facilities for the general public and include uses such as government offices, civic centers, libraries, and museums.

Clinic: An establishment that provides medical, dental, chiropractic, optical and similar services.

Commercial Recreation Facility — indoor: Establishments providing indoor amusement and entertainment services for a fee or admission charge, including bowling alleys, amusement and electronic game arcades, ice skating and roller-skating rinks, pool and billiard rooms as a primary use.

Formatted: Font: Not Bold

EXHIBIT D
135
Development Code

October 2024 A-9
Commercial Storage: A facility exclusively used for the storage of motor vehicles or personal goods, with or without a fee. Includes self-storage and similar facilities.

Dwelling, Attached: A residential dwelling unit that shares a common wall with another unit.

Electric Vehicle Charging Station: Any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle. See Chapter 15.39 of the Marina Municipal Code for conditions related to this use.

Food and Beverage Sales, Major: Includes the following- Convenience Store with Beer and Wine Sales: An establishment that contains 5,000 square feet or less of gross floor area and sells food and beverages primarily for consumption off premises, including beer and wine.

Convenience Store with Beer, Wine, and Distilled Spirit Sales: An establishment that contains 5,000 square feet or less of gross floor area and sells food and beverages primarily for consumption off premises, including beer, wine, and distilled spirits. Includes Liquor Stores.

Grocery Store: An establishment that contains more than 5,000 square feet of gross floor area and sells food and non -alcoholic beverages primarily for consumption off of the premises, other retail items, and small recycling facilities within convenience drop off zones, as defined by the California Beverage Container Recycling and litter reduction.

Grocery Store with Beer and Wine Sales: An establishment that contains more than 5,000 square feet of gross floor area, sells food and beverages primarily for consumption off of the premises, including beer and wine.

Grocery Store with Beer, Wine, and Distilled Spirit Sales: An establishment that contains more than 5,000 square feet of gross floor area and sells food and beverage primarily for consumption off of the premises, including beer, wine and distilled spirits.

Wine Tasting Shop: An establishment primarily engaged in the retail sale of wine for off -site consumption and as an ancillary use includes the service of wine for on-site consumption.

Food and Beverage Sales, Minor: An establishment that contains 5,000 square feet or less of gross floor area and sells food and non-alcoholic beverages primarily for consumption off premises.

Hotel: An establishment offering lodging to transient patrons. These establishments may provide additional services, such as conference and meeting rooms, restaurants, bars, or recreation facilities available to guests or to the general public. This classification includes, auto courts motor lodges, motels, hostels, extended-stay hotels, and tourist courts, but does not include rooming hotels, boarding houses, or residential hotels designed or intended to be used for sleeping for a period of thirty consecutive day s or longer. This classification also excludes bed and breakfast facilities and similar accommodations that an occupant of single-family housing provides on the same premises incidental to the primary residential use of the property.

Park and Recreation Facilities: Parks, plazas and recreation facilities and support uses (parking, snack bars, etc.).

Parking Area, Accessory: An area used for the parking of motor vehicles by persons in residence or employed upon the premises or for clients and customers.

Parking Area, Public: An area or structure, other than a street or other public way, used for the parking of automobiles and available to the public for a fee or free of charge.

EXHIBIT D
136
Marina Downtown Specific Vitalization Plan

A-10 October 2024
Parking Subgrade: Parking under a structure that is below the finished grade of the site.

Professional Offices: An establishment consisting of offices providing professional services directly to a customer. This includes architectural or engineering firms, computer software consulting, data management, financial services, interior design, graphic design, real estate, insurance, legal offices, medical/dental offices, clinics, on-site medical or dental testing, travel services, and title offices.

Retail Sales, Minor: An establishment that primarily offers new or used goods for purchase by the consumer of such goods, excluding other such establishments more specifically described herein. This use category excludes vehicle sales which are prohibited in the Core District.

Retail Sales, Major: Includes the following-
Animal Sales and Adoption Services: Retail sales and adoption of small animals typically considered pets. Excludes sale of live fish for personal aquariums.

Outdoor Sales: The retail sales or rental of any merchandise where the gross floor area of the outdoor storage area exceeds 10% of the gross floor area of the enclosed building ; this includes vehicle sales and rental which are prohibited in the Core District.

Fuel Sales: An establishment offering the sale of motor fuel for any motor vehicle. Includes gas stations.

Restaurant, Major: Includes the following-
Restaurant with Bar, Major: An establishment that sells food, beer, wine, and distilled spirits for consumption on the premises and contains a bar area that occupies more than 25% of the restaurant area and more than twenty seats.

Bar: An establishment that sells beer, wine or distilled spirits for consumption on the premises and without obligatory food service.

Night Club: An establishment that sells beer, wine or distilled spirits for consumption on the premises without obligatory food service and offers live entertainment.

Social Club with Bar: An establishment occupied by a fraternal, veterans, or similar membership-based organization that sells beer, wine and/or distilled spirits to members and guests only for consumption on the premises.

Restaurant, Minor: Includes the following-
Restaurant: An establishment that sells food and non -alcoholic beverages for consumption on the premises.

Convenience Restaurant: A restaurant or similar establishment offering food and/or beverages for sale for consumption on or off the premises in disposable containers and from a counter.

Restaurant with Beer and Wine Sales: An establishment that sells food, beer and wine for consumption on the premises and does not contain a bar area.

Restaurant with Bar, Minor: An establishment that sells food, beer and wine for consumption on the premises and contains a bar area that occupies 25% or less of the restaurant area with no more than twenty seats.

Seating, Outside: Seating area on the exterior of a business.

Seating, Outside, Major: Seating area over and above 150 square feet in size.

Services, Major: Includes the following-
Formatted: Font: Not Bold

EXHIBIT D
137
Development Code

October 2024 A-11
Animal Boarding: Provision of shelter for small animals on a commercial basis. This classification includes ancillary activities such as feeding, exercising, grooming, and incidental medical care.

Outdoor Service: The provision of any service where the gross floor area of the outdoor service area exceeds 10% of the gross floor area of the enclosed building.

Child Care Center: Any childcare facility other than a family childcare home, includes infant centers, preschools, and extended childcare facilities.

Motor Vehicle Rental: An establishment that offers the rental of new or used automobiles, trucks, recreational vehicles, trailers, boats, or other vehicles licensed by the Department of Motor Vehicles.

Motor Vehicle Service: An establishment offering the provision of repair, maintenance, washing, or similar services for motor vehicles.

Massage Establishments: As defined in the Municipal Code section 17.52.

Service, Minor: Includes the following-
Animal Service: An establishment offering the provision of boarding associated with veterinary services, grooming, or veterinary services for small common household animals.

Bank, Retail: Financial institutions that provide retail banking services to individuals and businesses.

This classification includes only those institutions engaged in the on -site circulation of cash money and includes on or off-site automatic teller machines. Freestanding automatic teller machines (ATMs) kiosks are not permitted.

General Service: An establishment offering the direct provision to the customer of personal services including barber and beauty shops, seamstresses, tailors, shoe repair shops, dry cleaning (excluding processing plants), photocopying, mail and packing service centers, se lf-service laundries, and appliance repair.

Fitness and Health Establishment: Commercial or nonprofit facilities, such as fitness centers and health and athletic clubs, oriented toward promoting physical health. Such facilities can include any of the following: gymnasium, swimming pool, exercise equipment, indoor sauna, spa or hot tub facilities; indoor tennis, handball, racquetball, and other indoor sports activities.

Professional Office, Off -site: An establishment offering indirect provision of services on behalf of customers that do not visit the site to receive the service including remote medical or dental laboratories, testing facilities, telephone call centers, catering services apart from res taurants, and similar uses that do not provide in -person service or interaction with the ultimate recipient of the service.

Temporary Use: The use of a property for the sale of merchandise and temporary events for a period of 60 contiguous days or less and no more than 75 days in a calendar year. Includes pumpkin sales, Christmas tree sales, swap meets, farmers markets, and similar uses.

Utility, Major: Includes a public or privately -owned or operated generating plant, electrical substation, above-ground electrical transmission line, switching building, refuse collection, PWS facility, processing, recycling or disposal facility, water reservoir or simila r water storage facility, flood control or drainage facility, water or wastewater treatment plant, transportation or rail facility, and similar facilities and the following—

EXHIBIT D
138
Marina Downtown Specific Vitalization Plan

A-12 October 2024
Personal Wireless Service (PWS) Facility: A facility for the provision of PWS, as defined in 47 U.S.C.

Section 332 (c)(7)(C)(ii). (Ord. 3443 § 4, 2010; Ord. 3278 §1, 5/00) Utility, Minor: Utility facilities that are necessary to support legally established uses and involve only minor structures such as electrical and telecommunications equipment boxes, electrical distribution lines and underground water and sewer lines.

A.6 Core District
A.6.1 Intent
This section includes development standards, including density, height, setbacks, parking , and other site development standards. Applicants are encouraged to design projects that are culturally inclusive spaces respectful of Marina’s diverse history. Horizontal mixed-use development shall be allowed in the Core District.

A.6.2 Applicability
This section provides standards applicable to the Core District.

A.6.3 Development Standards
Core District Development Standards
Maximum Residential Density 70 dwelling units per acre
Minimum Residential Density 20 dwelling units per acre
Maximum Lot Coverage 70%; Parking facilities are not counted towards lot coverage percentage.

Minimum Setbacks Front: 0 feet Side: 0 feet Rear: 10 feet Percent of frontage built to
within 5 feet of minimum
front setback
Reservation Road:
75%
Del Monte
Boulevard: 75%
Other Streets: 50%
Maximum Building Height Properties fronting Reservation Road or Del Monte Boulevard:
lesser of 60 feet or five stories
Properties fronting other streets:
lesser of 48 feet or four stories
Ground floor commercial All mixed-use developments shall include commercial uses on the ground floor. Residential on the ground floor facing Reservation Road or Del Monte Boulevard is not permitted. Horizontal mixed-use development shall be allowed.

Residential
Studio: 1 stall per unit

EXHIBIT D
139
Development Code

October 2024 A-13
One bedroom or larger: 1.5 stalls
per unit
Minimum Open Space
Provided
While no overall landscaped percentage is required, appropriately placed paseos, plazas, courtyards, and alcoves are encouraged.

Properties in the Core must adhere to standards in the City landscape and parking ordinances.

A.7 Mixed-use Node District
A.7.1 Intent
This section includes development standards, including density, height, setbacks, parking , and other site development standards. Applicants are encouraged to design projects that are culturally inclusive spaces respectful of Marina’s diverse history.

A.7.2 Applicability
This section provides standards applicable to the Mixed-use Node District.

A.7.3 Development Standards
Mixed-use Node District Development Standards
Maximum Residential Density 70 dwelling units per acre
Minimum Residential Density 20 dwelling units per acre
Maximum Lot Coverage 70%; Parking facilities are not counted towards lot coverage percentage.

Ground Floor Commercial
Requirement
All street-facing buildings shall include commercial uses on the ground floor. Residential uses on the ground floor are permitted for buildings not facing Reservation Road or Del Monte Boulevard.

Minimum Commercial
Ground Floor Height
12 feet
Minimum Fenestration
(percentage of façade)
Ground floor
frontage: 60%
Upper floors
frontage: 20%
Residential - all
floors: 20%
Minimum Off-Street Parking
Provided
Non-residential uses: 1 stall per
600 GSF
Residential
Studio: 1 stall per unit
One bedroom or larger: 1.5 stalls
per unit
Minimum Open Space
Provided
While no overall landscaped percentage is required, appropriately placed paseos, plazas, courtyards, and alcoves are encouraged.

EXHIBIT D
140
Marina Downtown Specific Vitalization Plan

A-14 October 2024
Properties in the Mixed-Use Node District must adhere to standards in the City landscape and parking ordinances.

EXHIBIT D
141
Development Code

October 2024 A-15
A.8 Transition District
A.8.1 Intent
This section includes development standards, including density, height, setbacks, parking , and other site development standards. Applicants are encouraged to design projects that are culturally inclusive spaces respectful of Marina’s diverse history.

A.8.2 Applicability
This section provides standards applicable to the Transition District.

A.8.3 Development Standards
Transition District Development Standards
Maximum Residential Density 50 dwelling units per acre
Minimum Residential Density 20 dwelling units per acre
Maximum Lot Coverage 50%; Parking facilities are not counted towards lot coverage percentage.

Minimum Lot Width 100 feet
Setbacks (min – max) Front: 10 - 25 feet Side (min): 10 feet Rear (min): 10 feet Maximum Building Height Lesser of 48 feet or four stories.

Ground floor commercial Ground floor commercial is permitted but not required.

Minimum Commercial
Ground Floor Height
12 feet
Minimum Off-Street Parking
Provided
Non-residential uses: 1 stall per
600 GSF

Residential
Studio: 1 stall per unit
One bedroom or larger: 1.5 stalls
per unit
Minimum Open Space (as
defined per Municipal Code
Chapter 17.04.515-516)
Studio/One-bedroom unit: 300 square feet per unit
For each additional bedroom in excess of one: 50 square feet Open space may be provided as private or common open space or combination thereof.

EXHIBIT D
142
Marina Downtown Specific Vitalization Plan

A-16 October 2024
A.9 Multifamily Residential District
A.9.1 Intent
This section includes development standards, including density, height, setbacks, parking , and other site development standards. Applicants are encouraged to design projects that are culturally inclusive spaces respectful of Marina’s diverse history.

A.9.2 Applicability
This section provides standards applicable to the Multifamily Residential District.

A.9.3 Development Standards
Multifamily Residential District Development Standards
Maximum Residential Density 35 dwelling units per acre
Minimum Residential Density 20 dwelling units per acre
Setbacks Front (min –
max): 10 - 25 feet
Side (min; interior lot): 5 feet
Side (min; corner lot): 10 feet
Rear (min): 15
feet
Maximum Building Height Lesser of 42 feet or three stories Minimum Parking Provided Studio: 1 stall per unit
One bedroom or larger: 1.5 stalls per unit
Minimum Open Space (as
defined per Municipal Code
Chapter 17.04.515-516)
Studio/One-bedroom unit: 300 square feet
Each additional bedroom: 50 square feet
Open space may be provided as private or common open space or combination thereof.

Note: The intersection treatment at the southwest or southeast corners of Reservation Rd and California contain gateway signage consistent with the Design Guidelines Gateway Signage Diagram.

Formatted: Pattern: Clear
Formatted: Body Text, Space Before: 1.5 pt, After: 1.5 pt

EXHIBIT D
143
Development Code

October 2024 A-17
A.10 Standards Applicable to All Districts
A.10.1 Applicability
This section provides standards applicable to all districts of the Specific Plan.

A.10.2 Development Standards
Development Standards
Maximum Projection into
Setbacks
Front porch: 6 feet
Side yard porch/patio: 3 feet
Rear yard porch/patio: 6 feet
Cornices/eaves/canopies: 2.5 feet
Bay window/chimney: 2 feet
Upper Story Stepbacks Where adjacent to an R -1 or R-2 zoned property, an additional 5 -foot stepback from the shared property line is required for each floor above the second story.

Parking Requirements under
density bonus application
If an applicant submits a project which meets the requirements of California Density Bonus law, the applicant is entitled to reductions in parking requirements in accordance with Government Code Sections 65915 – 65918.

EXHIBIT D
144
Marina Downtown Specific Vitalization Plan

A-18 October 2024
A.11 Design Standards
The design standards in this section describe the desired character of multiple use, commercial (office and retail), and residential development within the Downtown. Standards establish specific criteria that applicants are required for meeting Objectives and are readily identified by “shall” or “must” statements.

Compliance with these standards is mandatory.

Building Location and Orientation
Purpose
Foster a unique character that feels safe, welcoming, and engaging to pedestrians throughout the Specific Plan area.

Design Standards

1. Building Entry. Primary b uilding entries shall be located along public rights -of-way, landscape d open space areas, paseos, or fronts of other buildings.

2. Corner Building Orientation. Buildings on corner lots shall orient the primary pedestrian entrance towards the larger of the fronting streets or incorporate a chamfered entrance.

3. Residential Open Spaces. Multifamily residential development with multiple buildings shall arrange buildings to create outdoor spaces such as courtyards, pathways, paseos, and recreational areas, with windows facing the outdoor spaces.

Specific to the Core District

4. Core District Street Wall. Where site conditions permit, buildings in the Core District with frontage on Del Monte or Reservation Road shall be built to side property lines unless the design includes a pedestrian paseo, or publicly accessible plaza.

5. Angled Buildings. Primary building façades in the Core District shall be parallel to the front lot line and shall not be at an angle.

Specific to the Multifamily Residential District

6. Garage Doors. For developments in the Multifamily Residential District containing 5 or more units, garage doors shall be oriented toward an alley or an internal private street or drive.

Building fronts face public rights-of-way or fronts of other buildings.

Source: Boston Globe

Building oriented toward the street, meeting the edge of the sidewalk.

Source: Milwaukee Public Library

EXHIBIT D
145
Development Code

October 2024 A-19
Building Articulation, Massing, and Scale
Purpose
Create an attractive and pedestrian -friendly Downtown environment by encouraging varied building massing and facades that create variety and minimize the appearance of large box-like buildings.

Design Standards

1. Building Articulation. The wall plane on all façades visible from a public street or other publicly accessible spaces shall include at least two of the following massing changes or architectural elements to break up monolithic building façades:
a. Architectural projections such as balconies covered porches, dormers, or bay windows. b. Varying setbacks to different parts of the building. c. A combination of volumes between one and five stories as allowed by applicable development standards.
d. Upper story windows recessed at least two inches with header and sill, awnings, or trellises. e. Wall plane offsets of at least 18 inches.
f. Accent materials and colors.
g. Other features that serve the purpose of façade articulation at the discretion of the community development director.

Surface detailing, such as score lines, shall not serve as a substitute for the elements listed above.

2. Pedestrian Scale Features. Architectural details and materials shall be incorporated on the lower part of façades to relate to human scale and create visual interest. At least two of the following elements shall be provided:
a. Awnings
b. Trellises
c. Transom windows
d. Accent materials, textures, and colors

3. Roofline Articulation. Buildings shall incorporate one of the following to articulate rooflines. a. A change in the height of a parapet or roof
b. A change in roof pitch or direction
c. Gables, parapets, or cornices of varying heights

4. Blank Walls. Blank walls over 20 feet in height and 20 feet in length on elevations visible to the public are prohibited.

5. External Stairways. Exterior stairways, where provided, shall be designed to be complimentary to the overall architecture of the building and consistent with its architectural style.

6. Internal Walls. Exterior walls that face walkways internal to the development shall be articulated to a similar extent as the primary street-facing façade to enhance the pedestrian experience.

EXHIBIT D
146
Marina Downtown Specific Vitalization Plan

A-20 October 2024

Varied massing and pedestrian scale features.

Source: Commercial Architects

Commercial building with varied roofline.

Source: Buildings on Fire

Architectural Elements
Purpose
Define and enhance the pedestrian realm and create a cohesive and attractive streetscape with visual interest.

Design Standards

1. Entries.
a. All building entries shall be clearly defined with recesses, overhangs, accent materials, and detailing consistent with the following provisions . Entry design shall be defined with two or more of the following features: porch, decorative detailing or placement of art, a projecting element above the entrance, changes in the roofline, a tower, a recess, or a change in the wall plane.
b. Primary pedestrian entries shall be accessible directly from a public street or sidewalk.

2. Commercial Storefronts. First floor façades of mixed-use developments shall include elements of traditional storefronts, which can be achieved with a traditional (Figure 2Figure 2 ) or more contemporary design. On the first floor, at least 60% of the building facade shall be a transparent, and at least 20% of the façade of any floor above the first shall be transparent.

3. Windows.
a. Window and door type, material, shape, and proportion shall complement the architectural style of the building.
b. Storefront and office windows shall use visually permeable glass. Mirrored or reflective glass is prohibited.
c. Windows shall be either recessed two inches or include surround ing enhancements such as headers and sills, shutters, or trellises in order to provide architectural relief on the façade surface.

Formatted: Body Text Char, Font: Not Bold

EXHIBIT D
147
Development Code

October 2024 A-21

4. Roofs.
a. Roofing materials shall not be reflective. Roofs with solar panels shall include design features that block glare into surrounding buildings, such as a parapet or screen. b. Roof elements shall continue all the way around the building, not just in the most visible locations.
c. For all non-parapet roofs in the Transition and Multifamily Residential Districts, an overhang or eve of at least 16 inches in depth is required.

5. Awnings.
a. Awnings in the Core and Transition District shall fit within individual bays or structural divisions of the building façade rather than extending beyond a single bay. b. Awnings and canopies shall be constructed of glass, painted baked enamel, or metal. Given their tendency to wear and fade, canvas, v inyl, and plastic awnings and canopies are not permitted.
c. Internal lighting of awnings is prohibited.
d. For each building, a consistent awning style and color shall be used across the entire building.

6. Ancillary Structures.
a. Ancillary structures shall incorporate similar or complementary roof pitch, materials, and architectural style as the primary buildings within the development. b. Common mailbox enclosures shall be designed similar or complementary in form, material, and color to the primary building.

Recessed building entryway.

Source: Sky Windows & Aluminum Products

Chamfered corner entrance on corner building.

Source: Denver Infill

EXHIBIT D
148
Marina Downtown Specific Vitalization Plan

A-22 October 2024

Single-bay awnings.

Source: Awning Ideas

Permeable glass storefront.

Source: Area-Info

Source: Sterling Codifiers
Figure 2. Traditional Urban Storefront

EXHIBIT D
149
Development Code

October 2024 A-23

Modern interpretation of traditional urban storefront.

Materials and Color
Purpose
Maintain and enhance the overall character and quality of development through the use of durable materials that contribute texture and richness to the Downtown environment and celebrate, through architecture, the diversity of the City of Marina.

Design Standards

1. Materials.
a. Buildings shall incorporate at least two but no more than three different types of materials on exterior walls. Window, door, balcony, and trim materials are not counted toward this limitation.
b. Building materials designed for the coastal climate shall be used for exterior surfaces. c. At the pedestrian street level in the Core District, materials shall be selected that are durable and highly resistant to pedestrian traffic, such as precast concrete, stone masonry, brick, commercial grade ceramic tile, weatherized wood siding, and stucco. d. The following façade materials are prohibited: mirrored and heavily tinted glass, windows with "tape on" divisions/mullions, Vinyl and aluminum siding, plywood siding, corrugated fiberglass. e. The following roof materials are prohibited: highly reflective material (i.e. high gloss tile) , Simulated clay tile roofs in metal, corrugated metal roof panels. f. Materials shall continue around corners for a minimum distance of four feet. If feasible, c olor and m aterial changes shall occur at the inside corner of intersecting wall planes or where architectural elements intersect such as a chimney, pilaster, projection, or fence line.

EXHIBIT D
150
Marina Downtown Specific Vitalization Plan

A-24 October 2024

2. Colors.
a. Building exterior colors may be earth tones, whites, greys, or muted blue, green, and dark red colors that are complementary to the building’s architectural style. Bright or dark colors may be used on trims or accents only. Pastel, neon, or day -glow colors, as well as primary colors used as field colors, are prohibited.

Material changes at intersecting wall planes.

Durable materials at the pedestrian street level.

Source: Jameson Architects

EXHIBIT D
151
Development Code

October 2024 A-25
Utility and Service Areas
Purpose
Buffer service and utility areas from the pedestrian environment to maintain a high-quality pedestrian environment and promote public health, safety, and welfare.

Design Standards

1. Service and Loading Areas.
a. Service areas, including loading docks and storage areas, shall be screened from adjoining walkways with vines, evergreen shrubs, evergreen trees, decorative walls, or decorative fences. b. Loading areas shall be located and designed to minimize visibility from public areas and adjacent properties.
c. Where possible, loading areas shall be accessible from side streets or alley s, rather than from the front of buildings.
d. Loading areas shall be functionally separated from parking and pedestrian walkways for safety, and to provide convenient access for delivery trucks.

2. Waste and Recyclable Material Storage.
a. Outdoor areas designated for storage of trash shall be completely enclosed in a walled and gated structure of sufficient size to accommodate storage of both trash and recyclable materials.
b. Enclosures shall be finished with materials and colors complimentary to the primary buildings on the site.
c. Enclosures shall include a roof structure to obscure views into the enclosure from above, where adjacent to multi-story buildings.

3. Mechanical Equipment. Mechanical and utility equipment (e.g., heating, cooling, antennas, satellite dishes, air conditioners, transformers, electric and gas meters, junction boxes, or similar equipment excluding photovoltaic panels) shall be screened with landscaping, walls, or fencing or if roof mounted, with roof wells or parapets.

Loading area at the rear or side of building.

Source: Wikimedia Commons

Screened loading dock.

Source: Pinterest

EXHIBIT D
152
Marina Downtown Specific Vitalization Plan

A-26 October 2024
Circulation and Access
Purpose
Provide safe and efficient access to pedestrians and vehicles while minimizing the visual impact of parking areas and garages on the public streetscape.

Design Standards

1. Pedestrian Access and Circulation.
a. Pedestrian pathways shall be provided and designed in compliance with the Americans with Disabilities Act (if required) and Title 24 of the California Code of Regulations, and adopted City Design Guidelines and Standards.

2. Parking and Circulation Areas.
a. Off-street parking and circulation areas shall be designed and screened in accordance with objective standards contained within adopted City Design Guidelines and Standards. b. Surface parking area s shall be located to the rear of buildings in the Core, Mixed -use Node, Multifamily Residential District, and to the rear and/or side of buildings in the Transition District.

3. Vehicular Access. Vehicular access to off -street parking and loading areas shall be provided from alleys or secondary streets and not the primary frontage wherever possible.

Parking Structures
Purpose
Provide adequate parking Downtown while minimizing the negative visual impacts on the public realm from parking structures.

Design Standards

1. Structure Articulation.
a. Horizontal openings shall be broken up with vertical columns to create a rhythm of openings. b. Parapet additions shall be added to key areas on the building to change the roof line and reduce its horizontal appearance.
c. At least 60 percent of the wall face on parking structures shall be articulated with one or more of the following design elements: architectural treatments, artwork, durable lattices, and other design features.

2. Ingress and Egress.
a. Vehicular entrance and exit points for parking structures shall be accessible and easy to find, and separate pedestrian routes shall be provided to the outside. b. Vehicular entries and exits to parking structures shall be located in areas that will minimize impacts to pedestrians and neighboring land uses.
c. Vehicular entries and exits to parking garages shall be recessed to help mitigate their impact. d. Elevators and stairways shall be located to increase visibility and improve safety.

3. Lighting. Parking structures shall use full spectrum lighting to increase safety and comfort. Fixtures shall shine down, not out to the street, to minimize light pollution.

EXHIBIT D
153
Development Code

October 2024 A-27

Pedestrian entrance to parking structure.

Source: ParkWhiz

Articulation of parking structure façade. Façade may be articulated with landscaping elements.

Source: DeepStream Designs

Articulation of parking structure façade. Façade may be articulated with interesting design elements and artwork.

Source: Moore Ruble Yudell

Formatted Table

EXHIBIT D
154
Marina Downtown Specific Vitalization Plan

A-28 October 2024
Comparison of Vertical and Horizontal Mixed-Use Development

Credit: ScienceDirect.com

Credit: Kara Nordstrom
Formatted: Centered
Formatted: Centered

EXHIBIT D
155
Development Code

October 2024 A-29

Examples of Successful Horizontal Mixed-Use Development

Credit:SD3A Design
Formatted: Left

EXHIBIT D
156
Marina Downtown Specific Vitalization Plan

A-30 October 2024

Horizontal Miixed-Use Development: Downtown Lafayette, CA

Formatted: Font: 12 pt, Not Italic, Do not check spelling or grammar
Formatted: Font: 12 pt, Not Italic, Do not check spelling or grammar

EXHIBIT D
157
Development Code

October 2024 A-31

Horizontal Miixed-Use Development: Cherry Orchard, Sunnyvale, CA

Formatted: Font: 12 pt
Formatted: Figure paragraph, Space Before: 12 pt

EXHIBIT D
158
Marina Downtown Specific Vitalization Plan

A-32 October 2024

Horizontal Mixed-Use Development: Downtown Pleasant Hill, CA This page intentionally left blank.

Formatted: Font: 12 pt
Formatted: Figure paragraph, Space Before: 12 pt
Formatted: Font: 12 pt

EXHIBIT D
159
July 2, 2026 Item No.13a

Honorable Mayor and Members City Council Meeting
of the Marina City Council of July 7, 2026

CITY COUNCIL CONDISER ADOPTING RESOLUTION NO. 2026- ,

AUTHORIZING APPROVAL OF THE CITY MANAGER EMPLOYMENT

AGREEMENT, ADOPT THE CITY MANAGER SALARY SCHEDULE, AND

AUTHORIZE THE MAYOR TO EXECUTE THE AGREEMENT ON

BEHALF OF THE CITY

REQUEST:

It is recommended that the City Council:

1. Approve the Employment Agreement between the City of Marina and Matt Mogensen for the position of City Manager, effective July 8, 2026, with a mutually agreed-upon start date to take effect in July or August 2026.

2. Adopt the accompanying City Manager Salary Schedule to ensure compliance with California Public Employees' Retirement System (CalPERS) compensation reporting requirements.

3. Authorize the Mayor to execute the Employment Agreement on behalf of the City.

BACKGROUND:

In preparation for leadership transition and after the announcement of City Manager, Layne Long’s retirement, the City Council appointed Mayor Bruce Delgado and Councilmember Kathy Biala to serve as an Ad Hoc Recruitment Committee to work with the Human Resources Department and the City's executive recruitment consultant in conducting a nationwide search for Marina's next City Manager.

The recruitment attracted 55 applicants representing multiple states and a broad range of municipal leadership experience. Following an extensive evaluation process that included stakeholder input, interviews, and comprehensive candidate assessment, the City Council selected Matthew Mogensen as its preferred candidate to serve as Marina's next City Manager.

ANALYSIS:

The City Council has completed a comprehensive national recruitment process and selected Matt Mogensen as its preferred candidate to serve as the next City Manager for the City of Marina. The proposed Employment Agreement establishes the terms and conditions of employment, including compensation and benefits. Pursuant to the California Government Code and the Marina Municipal Code, approval of the Employment Agreement must occur during open session as a separately agendized item.

The Marina Municipal Code authorizes the City Council to appoint the City Manager. Pursuant to Marina Municipal Code Section 2.08.010, the City Manager serves at the pleasure of the City Council.

Government Code Sections 54956(b) and 54957(b)(4) require that employment agreements for local agency executives involving compensation be considered in open session and separately agendized at a regular City Council meeting. In addition, Government Code Section 54953(d)(3) requires the City to orally report a summary of the recommended compensation including compensation in the form of fringe benefits prior to final action.
1 Throughout the recruitment process, the City Council emphasized the importance of selecting a leader who understands Marina's unique opportunities, possesses strong executive leadership skills, and demonstrates the ability to guide the City's continued growth while maintaining fiscal responsibility and organizational excellence.

Mr. Mogensen brings more than seventeen years of progressively responsible municipal management experience and has established a distinguished career in public service focused on organizational leadership, economic development, strategic planning, and effective municipal operations. Most recently, Mr. Mogensen served as City Manager for the City of Pacific Grove, where he successfully led initiatives to strengthen the City's financial sustainability, improve organizational performance, enhance community engagement, and implement City Council priorities. Prior to serving in Pacific Grove, Mr. Mogensen served as Marina's Assistant City Manager from 2018 through 2024. Earlier in his career, Mr. Mogensen served as Planning and Building Director and Assistant to the City Manager for the City of Fountain Valley and held planning positions with the Cities of Brea and Montebello.

Mr. Mogensen holds a Master of Public Administration from California State Polytechnic University, Pomona, with an emphasis in public policy and public finance, and a Bachelor of Arts in Geography with a concentration in Environmental Planning and Analysis from California State University, Fullerton. He is a Credentialed Manager through the International City/County Management Association (ICMA) and currently serves as Chair of the Monterey Bay City Managers Group.

Based upon his demonstrated leadership experience, knowledge of Marina's organization and community, and commitment to public service, Council and staff believes Mr. Mogensen is exceptionally well qualified to lead the City into its next chapter.

EMPLOYMENT AGREEMENT
The proposed Employment Agreement (EXHIBIT A) establishes the complete terms and conditions of Mr. Mogensen's employment as City Manager.

In establishing the compensation package, the City Council considered the complexity and scope of the position, market competitiveness, internal equity, and Mr. Mogensen's qualifications and experience. The City Manager serves as the City's chief executive officer and is responsible for administering an organization with an annual operating and capital budget, overseeing more than 135 employees across multiple departments, implementing City Council policy direction, and managing the responsibilities associated with a full-service municipality.

REVISED CITY MANAGER SALARY SCHEDULE
As part of the approval of the Employment Agreement, the City Council is also asked to approve the revised City Manager salary schedule (EXHIBIT B).

The California Public Employees' Retirement System (CalPERS) requires publicly available salary schedules that comply with the Public Employees' Retirement Law and the Public Employees' Pension Reform Act of 2013 (PEPRA). Public salary schedules must be approved by the governing body in accordance with applicable public meeting laws, posted on the City's website, maintained for public inspection, and retained for a minimum of five years.

Approval of the revised salary schedule ensures the City's continued compliance with CalPERS reporting requirements and supports transparency in executive compensation.

2 FISCAL IMPACT
Funding for the City Manager's compensation and benefits has been included within the Fiscal Year 2026-27 Adopted Budget. Approval of the Employment Agreement with the fully burdened rate will require additional budget appropriation of approximately $45,000.00.

CONCLUSION:

This request is submitted for City Council consideration and approval.

Respectfully submitted,

____________________________
Belinda Varela
Director Human Resources & Risk Management
City of Marina

REVIEWED/CONUR:

____________________________
Layne Long
City Manager
City of Marina

Attachments:

Exhibit A – Employment Agreement Between the City of Marina and Matt Mogensen Exhibit B – Revised City Manager Salary Schedule

3 RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MARINA

AUTHORIZING APPROVAL OF THE CITY MANAGER EMPLOYMENT

AGREEMENT , ADOPT THE CITY MANAGER SALARY SCHEDULE AND

AUTHORIZE THE MAYOR TO EXECUTE THE AGREEMENT

WHEREAS, Marina Municipal Code Section 2.08.010 authorizes the City Council to appoint the City Manager, who serves at the pleasure of the City Council; and

WHEREAS, Government Code Sections 54956(b) and 54957(b)(4) require that employment agreements for local agency executives involving compensation be considered in open session and separately agendized at a regular meeting of the City Council; and

WHEREAS, Government Code Section 54953(d)(3) requires the City Council to orally report a summary of the recommended compensation for a local agency executive prior to taking final action; and

WHEREAS, following the announcement of City Manager Layne Long's retirement, the City Council appointed an Ad Hoc Recruitment Committee to work with the Human Resources Department and the City's executive recruitment consultant to conduct a nationwide recruitment for the position of City Manager; and

WHEREAS, the City Council has reviewed the proposed Employment Agreement attached as Exhibit A, which establishes the terms and conditions of employment for the City Manager, including compensation and benefits; and

WHEREAS, the City Council has determined that the compensation and benefits contained within the Employment Agreement are appropriate considering the complexity of the position, market competitiveness, Mr. Mogensen's qualifications and experience, and the responsibilities associated with serving as the City's chief executive officer; and

WHEREAS, the City Council has also reviewed the proposed City Manager Salary Schedule attached as Exhibit B, which is necessary to comply with the California Public Employees' Retirement Law and the Public Employees' Pension Reform Act of 2013 (PEPRA), including CalPERS requirements for publicly available salary schedules; and

WHEREAS, funding for the City Manager's compensation has been included in the Fiscal Year 2026–27 Adopted Budget; however, an additional budget appropriation of $45,000.00 is required to fully fund the Employment Agreement.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Marina does hereby:

2. Adopt the accompanying City Manager Salary Schedule to ensure compliance with California Public Employees' Retirement System (CalPERS) compensation reporting requirements.

3. Authorize the Mayor to execute the Employment Agreement on behalf of the City.

4 Resolution No. 2026-
Page Two

PASSED AND ADOPTED, by the City Council of the City of Marina at a regular meeting duly held on the 7th day of July 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

__________________________
Bruce C. Delgado, Mayor
ATTEST:

___________________________
Anita Sharp, Deputy City Clerk
5 -1-

CITY MANAGER EMPLOYMENT AGREEMENT
This Agreement for Employment of City Manager (“Agreement”) is made and entered on this 7th day of July, 2026, by and between the City of Marina(“City”), a California charter city, and Matthew Mogensen (“Mogensen”), or also referred to as the parties.

RECITALS
WHEREAS, the City Council of the City of Marina desires to appoint Mogensen to the position of City Manager of the City of Marina.

WHEREAS, it is the desire of the City Council to establish the terms and conditions of employment of Mogensen to the position of City Manager of the City of Marina, including the duties, salary and benefits of employment; and
WHEREAS, Mogensen desires to accept employment as City Manager of the City of Marina under the terms set forth herein; and
NOW, THEREFORE, in consideration of the respective and mutual covenants hereinafter contained and made, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged and agreed, and subject to all the terms and conditions hereof, the parties agree as follows:

SECTION 1. EMPLOYMENT, DUTIES AND RESPONSIBILITIES
A. Appointment of City Manager. City does hereby agree to employ Mogensen in the capacity of City Manager, with a mutually agreed upon start time to be determined by the City Council and Mogensen (“Effective Date”). Mogensen’s employment is “at-will” and Mogensen serves at the pleasure of the City Council.

B. Duties. Mogensen shall perform the functions and duties specified under the Government Code of the State of California, the Marina Municipal Code, and Ordinances and Resolutions of the City, and to perform such other legally permissible and proper duties and functions as the City Council shall from to time assign.

C. Term of Agreement. This Agreement shall commence upon execution by parties and become effective on the Effective Date and continue for a period expiring three (3) years after the Effective Date (“Expiration Date”), or until this Agreement is otherwise terminated pursuant its terms. This agreement shall then automatically extend for successive one (1) year terms after the Expiration Date, unless City gives Mogensen notice of non- renewal at least nine (9) months prior to the Expiration Date or any succeeding term date.

Nothing in this Agreement shall prevent, limit or otherwise interfere with (a) Mogensen’s at- will status; (b) the right of City to terminate the services of Mogensen as provided herein; and (c) the right of Mogensen to resign from his position as provided herein.

D. Hours of Work. Mogensen is expected to devote necessary time outside normal office hours to business of the City. Mogensen does not have set hours of work as the City Manager is expected to be available at all times. To that end, Mogensen shall be allowed flexibility in

EXHIBIT A
6 -2-

setting his own office hours, subject to the approval of the City Council and provided that Mogensen shall work as necessary during customary business hours to satisfactorily perform his City Manager duties and responsibilities and be available to other City staff during customary business hours. This position is exempt from FSLA overtime pay requiremen ts therefore Mogensen shall not be entitled to additional compensation for any work performed in excess of the City’s regular workweek.

Mogensen shall keep the Administration Office Staff aware of his office schedule.

Mogensen shall provide written notice to the City Council at least two business days before any anticipated absence from the City for two or more business days; provided, however, that in the event of an emergency or other unforeseen circumstances that prevent such advance notice, he shall provide written notice as soon as reasonably practicable.

E. Exclusive Employment. The employment provided for by this Agreement shall be Mogensen’s sole employment. Recognizing that certain outside consulting or teaching opportunities provide indirect benefits to the City and the community, subject to prior approval by the City Council, Mogensen may elect to accept limited teaching, consulting or other business opportunities which do not interfere with or create a conflict of interest (or the appearance of a conflict of interest) with the performance of his duties or obligations under this Agreement, or place the City, the City Council or the Mogensen in an unfavorable light.

SECTION 2. COMPENSATION – SALARY AND BENEFITS
A. Salary.

1. Initial Base Salary. City shall pay Mogensen an annual base salary of Three Hundred and One Thousand Nine Hundred Dollars ($301,900) (“Base Salary”). Salary shall be paid in bi-weekly installments at the same time as other employees of City are paid.

2. Cost of Living Increases. Morgensen shall be entitled to the same annual cost-of-living increases as provided to the Directors.

3. Changes to Compensation. Should the City Council, upon completion of its annual review of Mogensen’s performance pursuant to this Agreement, determine that Mogensen has met City’s performance expectations, the City Council may consider an increase in Mogensen’s compensation. Said consideration may include factors such as employee performance level, salary survey data and compensation increases granted to other City management employees. Mogensen understands and agrees that he has no entitlement to an increase in compensation. City Council will inform Mogensen of its decision. Changes to compensation may include adjustment to base salary, bonus or other discretionary benefits as determined by the City Council.

B. Benefits.

1. CalPERS. Mogensen will be enrolled into the California Public Employees Retirement System (CalPERS). The terms of the contract between City and CalPERS and applicable law shall govern the eligibility for and level of benefits to which Mogensen is

EXHIBIT A
7 -3-

entitled. Based on Mogensen’s hire date and date of entry into CalPERS, Mogensen shall be classified as a “ classic member” and will have a retirement formula of 2% @ 55. Mogensen shall pay all employee contribution.

2. Benefits. Except as otherwise set forth in this Agreement, in addition to the benefits specified herein, Mogensen shall be eligible to participate in any and all employee benefits otherwise accorded to City’s unrepresented employees as specified under the Directors Compensation & Benefits Plan, including without limitation to participation in health, dental, vision and other supplemental benefits, and those benefits may be subject to change.

3. Personal Leave Time. As of the Effective Date, Mogensen shall be credited with eighty (80) hours of personal leave and with the equivalent of 16 years of continuance service for purpose of setting a personal leave time accrual schedule, thus providing an effective rate of thirty-two (32) working days per year. Mogensen shall be entitled to accrue, use or redeem vacation leave in whatever manner is permitted pursuant to City policy, as same may be amended from time to time by action of the City Council.

SECTION 3. ADDITIONAL EXPENSES
A. Professional Development, Dues and Subscriptions. City agrees to pay for the professional dues, subscriptions, and other costs of Mogensen deemed necessary for his participation in national, state, regional, and local associations and organizations and in meetings, conferences, and training related thereto, including but not limited to the International City/County Management Association, League of California Cities, and California City Management Foundation, which are considered mutually desirable for his continued professional participation and growth and for the good of the City, subject to budgetary approval and City Council oversight.

B. Business Expenses. City shall reimburse Mogensen for all necessary and appropriate business expenses, including, but not limited to, the costs of business meetings, business meals, staff functions and special events attended in an official capacity, subject to any guidelines the City Council may impose. Any expenditures must be in conformance with any applicable City reimbursement policy.

C. Work Equipment. City will provide Morgensen with a City-issued laptop and cell phone for work use. Mogensen acknowledges that these are City property and shall be returned to the City either upon the termination of Mogensen’s employment or at the City’s request at any time.

D. Auto Allowance. Mogensen is entitled to an auto allowance of $600.00 per month for regular course of business and travel within Monterey County, Santa Cruz and San Benito Counties. As a condition for receiving said auto allowance, Mogensen shall maintain valid vehicle registration and auto insurance with liability limits set at $500,000 at all times.

EXHIBIT A
8 -4-

SECTION 4. PERFORMANCE REVIEW
The intent of the parties is that there be open and constructive communication between the City Council and City Manager regarding the City Manager’s performance and City Council expectations regarding such performance. As such:

A. Annual Review . The City Council commits to conduct an annual goal setting/strategic planning session to develop a collective work plan to be reasonably accomplished within existing resources, and to review Mogensen’s performance on or around the anniversary of the Effective Date. The objective of such review shall be to maintain an optimal working relationship and a mutual understanding and agreement on duties, responsibilities, and priorities between Mogensen and the City Council. Performance expectations are an integral part of the evaluation and may be updated from time to time throughout the year.

B. Use of Facilitator. Either the City Council or Mogensen may request the involvement of an outside facilitator in such annual reviews. Mogensen will arrange for such services with a mutually agreed upon facilitator in a manner that ensures the completion of the review process by the second regular meeting in February 2027 and annually thereafter.

SECTION 5. TERMINATION AND SEVERANCE
A. Termination . The following provisions apply to any termination of Mogensen’s employment by the City:

1. Mogensen is an at-will employee who may be terminated for any or no reason, and Mogensen shall serve at the will and sole pleasure of the City Council. In the event Mogensen is terminated for any reason prior to the expiration of the employment term, or any extension, except as set forth in subsection 5.A.2, City shall pay Mogensen a severance payment described herein, provided, however, that such severance payment shall be contingent on Mogensen first executing a release and waiver of all rights to sue the City or any city employee or official, which release and waiver shall be drafted by the City Attorney. The severance payment that Mogensen shall be entitled to shall be as follows:
(a) If termination occurs within first full year of Effective Date of the Agreement and Mogensen is willing and able to perform his duties under this Agreement, City shall, notwithstanding and subject to any necessary amendment to Marina Municipal Code section 2.08.060(C) , provide (i) a lump sum severance cash payment equal to nine (9) month’s pay, (ii) cashout of any accrued leave balances that are compensable (per City policy) upon termination of employment, and (iii) pursuant to the Consolidated Omnibus Budget Reconciliation Act of 1986 (COBRA), the City shall reimburse Mogensen for COBRA eligible benefits, subject to presentation of receipts, for the same corresponding period as subsection (i) after termination, or until Mogensen either secures full -time employment or obtains other health insurance coverage, whichever of these events occurs first. Mogensen shall notify City within five (5) days of securing new full - time employment or acquiring health insurance coverage.

EXHIBIT A
9 -5-

(b) If termination occurs any time after the first full year of the Agreement and Mogensen is willing and able to perform his duties under the Agreement, City shall, subject to any necessary amendment to Marina Municipal Code section

2.08.060(C), provide (i) a lump sum payment equal to nine (9) month’s pay or the number of months left on the unexpired term of the Agreement (whichever is less), (ii) cashout of any accrued leave balances that are compensable (per City policy) upon termination of employment, and (iii) pursuant to the Consolidated Omnibus Budget Reconciliation Act of 1986 (COBRA), the City shall reimburse Mogensen for COBRA eligible benefits, subject to presentation of receipts, for the same corresponding period as subsection (i) after termination , or until Mogensen either secures full-time employment or obtains other health insurance coverage, or the number of months left on the unexpired term of the Agreement, whichever of these events occurs first. Mogensen shall notify City within five (5) days of securing new full-time employment or acquiring health insurance coverage.

Notwithstanding any other provision of this Agreement, if Mogensen is convicted of a crime involving an abuse of his office or position, he shall fully reimburse to City any cash settlement (including, but not limited to, any severance payment received under Section 6(A)(1), above). “Abuse of office or position” has the same definition as contained in Government Code Section 53243.4.

In the event that, at the time of termination, Mogensen is under investigation by any law enforcement agency for any reason that would meet the definition of a “for cause termination” as defined in Section 5.2, City may withhold all or part of such severance pay until it is determined if charges will be filed, and if charges are filed, until final judgment is rendered.

Any severance payment shall exclude all other benefits, such as retirement, health, vision, and dental benefits. In addition, personal leave accrual shall immediately cease upon the date of City’s notification to Mogensen that his employment will be terminated. The severance pay shall be computed from the effective date of Mogensen’s termination. The intent of these provisions is to comply with Government Code section 53260.

This Section shall not apply to non-renewal of this Agreement as set forth in Section 1.C.

2. The City may terminate this Agreement immediately for Mogensen’s abuse of office (as defined under Government Code Section 53243.4 ), abuse of drugs or alcohol that materially affects the performance of the City Manager’s duties, repeated and protracted unexcused absences from the City Manager’s office and duties, willful abandonment of duties, willful negligence, dishonesty, fraud or because of his conviction of any felonious act, misrepresentation, has failed to obey the lawful direction of the City Council, any other illegal act involving use of Mogensen’s position for personal gain, acceptance of employment for another source which is inconsistent with full time employment as City Manager and in violation of Section 1(E) of this Agreement, willful violation of any conflict of interest laws or regulations, willful violation of State or Federal discrimination laws or any lawful City policies and procedures concerning race, religious creed, color, national origin, ancestry, sexual orientation, physical or mental disability, marital status, sex or age concerning either members of the general public or City employee(s) or willful or unlawful or violation of any lawful City policies and procedures concerning retaliation against any other City official or employee or

EXHIBIT A
10 -6-

member of the general public who in good faith reports, discloses, divulges, or otherwise brings to the attention of any appropriate authority any facts or information relative to actual or suspected violations of any law occurring on the job or directly r elated thereto, fraud or dishonesty in securing this appointment , any crime involving moral turpitude, any material breach of this Agreement, which breach is not cured within 30 days after written notice being given of such breach, or upon the occurrence of an event disqualifying Mogensen from public office under the California Constitution, statutes, or regulations. City shall have no obligation to pay the severance or the other benefits set forth in Section 5.A of this Agreement. Such termination shall herein be referred to as a termination “for cause.”

In the event the Mogensen becomes mentally or physically incapable of performing the City Manager’s essential functions and duties with reasonable accommodation and it reasonably appears such incapacity will last for more than 6 months, the City Council may, subject to state and federal law, terminate Mogensen. If the City Council does elect to terminate Mogensen due to incapacity, Mogensen shall not receive severance benefits provided in Section 5(A)(1) above.

3. Termination of this Agreement shall require three affirmative votes of the City Council at a lawfully called meeting, as provided by the provisions of the Ralph M. Brown Act (California Government Code §54950 et seq.). Effective date of Termination is at the discretion of the City Council. Except for a “for cause” termination pursuant to Section 5.A.2, and pursuant to Marina Municipal Code section 2.08.150, the City shall take no action to terminate the services of Mogensen during the period of one hundred eighty days following: 1) a general municipal election held in the city at which a member of the city council is elected, or 2) the time when a new city councilmember is appointed. The purpose of this section is to allow each newly elected or appointed member of the council or a reorganized council to observe the actions and ability of the city manager in the performance of his powers and duties of his office.

4. Mogensen agrees that in the event his employment is terminated, under no circumstances will Mogensen be able to contest the nature of his at-will employment status, nor will he be entitled to seek or obtain the remedy of reinstatement in any administrative or legal forum. Mogensen agrees that the sole issue for resolution upon termination of his employment agreement will be the extent of severance pay and/or other payments due Mogensen as the result of services rendered through the day of termination. Mogensen shall have no other right of action against the City as it relates to termination and severance.

B. Termination by Manager. Due to the important nature of Mogensen’s duties to the City, Mogensen shall not terminate this Agreement during the initial two (2) year Term of this Agreement, unless City agrees to such termination in writing. Thereafter, Mogensen may terminate this Agreement through a resignation by giving the City notice of his intent to resign and providing an effective date for his resignation that is at least sixty (60) days’ after he provides notice of his intent to resign. Mogensen and the City agree that the City has discretion to select an effective date for the resignation that is earlier than the effective date stated by Mogensen. If Mogensen terminates this agreement through a resignation, he is not entitled to receive any severance payment.

In the event Mogensen terminates his employment under this Agreement, the provisions of

EXHIBIT A
11 -7-

this Agreement and all compensation and benefits owed Mogensen under it, shall cease upon the effective date of such termination as determined by City.

SECTION 6. SHARED GOALS AND STRATEGIC PLANNING
The City Council and the City Manager share certain mutual goals intended to support effective governance and the City Manager’s success in carrying out the Council’s policies. The following statements reflect the Council’s aspirations and good-faith intentions only, and are expressly not contractual obligations:

A. The Council aspires to hold an annual goal -setting and strategic -planning session with the City Manager to develop a collective work plan that may reasonably be accomplished within existing resources;
B. The Council supports an annual one-day executive staff retreat and a one-day all-staff training day; and
C. The Council will endeavor to raise issues and concerns regarding City operations directly with the City Manager in a timely manner so that they may be discussed and addressed effectively.

The statements set forth in this Section are aspirational in nature and reflect the parties’ shared goals and intentions. They do not create binding obligations on the City Council, and the Council’s failure to undertake, complete, or fulfill any matter described in this Section shall not constitute a breach or default of this Agreement by the Council or the City, nor shall it give rise to any claim, remedy, cause of action, or liability under this Agreement.

SECTION 7. GENERAL PROVISIONS
A. Indemnification. Except as otherwise provided by law, and provided that Mogensen complies with the provisions of Sections 825 and 825.6 of the California Government Code, as now existing or hereafter amended, City agrees to defend, hold harmless and indemnify Mogensen against any tort, professional liability claim or demand, or other legal action, whether groundless or otherwise, arising out of an alleged act or omission occurring in the performance of Mogensen’s duties to the extent required by Government Code Sections 825 and 995. City may compromise and settle any such claim or suit and pay the amount of any settlement or judgment rendered therefrom only to the extent authorized in Sections 825 through 825.6, as now existing or hereafter amended. City is not required to indemnify Mogensen for any illegal acts committed by Mogensen but may agree to do so, in its discretion.

B. Bonding Requirements. City shall bear full cost of the fidelity bond required of Mogensen under any law or ordinance in connection with his duties hereunder. This Agreement shall be deemed void and of no effect if Mogensen is unable to qualify for any such fidelity bond prior to the Effective Date.

C. Other Terms and Conditions. The Council, in consultation with Mogensen shall fix any such other terms and conditions of employment as it may determine from time to time,

EXHIBIT A
12 -8-

relating to the performance of Mogensen provided such terms and conditions are not inconsistent with or in conflict with the provision of this Agreement or State law.

All provisions of the City Code and regulations and rules of City relating to personal leave time, retirement and pension system contributions, holidays and other fringe benefits and working conditions pertaining to City Department Heads as they now exist or hereafter may be amended, except as otherwise set forth herein also shall apply to Mogensen.

D. Severability. If any provision, or portion thereof, contained in the Agreement is held unconstitutional, invalid or unenforceable, the remainder of this Agreement, or portion thereof, shall be deemed servable and shall remain in full force and effect.

E. Notices. Notices pursuant to this Agreement shall be given by deposit in the custody of the United States Postal Service, postage prepaid, addressed as follows:

Mayor and City Council Matthew Mogensen, City Manager
City of Marina City of Marina
211 Hillcrest Avenue 211 Hillcrest Avenue
Marina, CA 93933 Marina, CA 93933
(or to Mogensen’s home address on file)

Notices also may be personally served in the same manner as applicable to civil judicial practice. Notice shall be deemed given as of the date of personal service or as of the date of deposit of such written notice in the course of transmission by the United States Postal Service.

Either party hereto may change their respective address of record by providing written notice thereof in accordance with this Section.

F. General Provisions. The text herein shall constitute the entire Agreement between the parties.

1. No provisions of this Agreement may be modified, waived or discharged unless such waiver, modification or discharge is agreed to in writing by the City and Mogensen.

No waiver of either party at any time of the breach of, or lack of compliance with, any conditions or provisions of this Agreement shall be deemed a waiver of other provisions or conditions hereof.

2. This Agreement contains the entire agreement and understanding between the parties and contains all of the terms and conditions of the parties’ agreement and supersedes any other oral or written negotiations, discussions, representations, or agreements. Mogensen acknowledges that he has not relied on any promises, statements, representations, or warranties except as set forth expressly in this Agreement.

3. This Agreement shall be binding upon and shall inure to the benefit of the respective heirs, executors, administrators, successors and assigns of the parties, provided, however, that Mogensen may not assign his obligations hereunder.

EXHIBIT A
13 -9-

4. This Agreement shall be governed by and construed in accordance with the laws of the State of California, and venue for any action concerning this Agreement shall be limited to the Superior Court for the County of Monterey.

5. If any provision, or any portion thereof, contained in this Agreement is held unconstitutional, invalid or unenforceable, the remainder of this Agreement, or portion thereof, shall be deemed severable, shall not be affected and shall remain in full force a nd effect.

6. The parties hereto acknowledge and agree that, although this Agreement has been drafted by City’s legal counsel, Mogensen has reviewed, or had an opportunity to review, the terms of this Agreement with his legal counsel. Consequently, the doctrine that ambiguities in an agreement should be resolved against the drafting party shall not be employed in connection with this Agr eement and this Agreement shall be interpreted in accordance with its fair meaning.

7. Unless provided for otherwise by this Agreement, all provisions of the Marina Municipal Code Chapter 2.08 entitled “ City Manager ,” which are applicable to the City Manager shall remain in full force and effect.

8. Required provisions of California Government Code 53243 -53243.4(and as subsequently amended) are hereby agreed to and expressly made a part of this Agreement.

In witness hereof, the undersigned have executed this Agreement. This Agreement may be executed in counterparts, and each counterpart shall be deemed a duplicate original. A copy of a signature shall be deemed equivalent to an original signature. Electronic, fax and email signatures are equally binding as originals.

Matthew Mogensen CITY OF MARINA:

______________________________ ______________________________ By: Bruce Carlos Delgado, Mayor

ATTEST:

______________________________
City Clerk

APPROVED AS TO FORM:

______________________________
René A. Ortega, City Attorney
2080688.5

EXHIBIT A
14 Exhibit B
Salary Schedule - Effective July 7, 2025
Classification Broad Range
City Manager $250,000.00 - $328,000.00
15 July 2, 2026 Item No. 13b
Honorable Mayor and Members City Council Meeting
of the Marina City Council of July 7, 2026
CITY COUNCIL TO CONSIDE R ADOPTING RESOLUTION NO. 2026 -, APPROVING THE AUTHORIZATION OF 1) SUBMITTAL OF AN
APPLICATION FOR INSTALLATION OF NEW SIGNAGE AND 2)

APPROVAL OF NEW SIGNAGE AT THE EXISTING CITY -OWNED
SITE LOCATED AT 2700 IMJIN PARKWAY ; AND FIND THAT THIS

ACTION IS EXEMPT FROM CEQA PURSUANT TO SECTION
15061(B(3) OF THE CEQA GUIDELINES.

RECOMMENDATION: It is recommended that the City Council consider:

1. Adopting Resolution No. 2026 -, approving the authorization of 1) Submittal of an application for installation of new signage at the subject site; and 2) Approving change in signage from Shell Oil to Gulf Oil.

PROJECT HISTORY
Subject Site
2700 Imjin Parkway (Assessor’s Parcel Number APN 031 -101-039-000) is situated on City - owned land located adjacent to, and south of, the intersection of Imjin Parkway and Abrams Drive, outside t he limits of the City of Marina and within the jurisdic tion of Monterey County.

Currently, tenant AJ Petroleum , a private entity, leases the property, including both Fort Ord Market and associated on-site fueling (gasoline) station, from the City of Marina. The existing tenant intends to change the signage from Shell Oil to Gulf Oil.

Background
In early 2026, sign project proponent Maria Valenzuela of AA Signs, Inc. initiated submittal of an application for new signage at the extraterritorial City-owned lot leased by AJ Petroleum. On February 5, 2026, City s taff receive d correspondence from staff of the County of Monterey , inquiring about the agency responsible for review and approval of proposed installation of new signage at the subject site. On March 6, 2026, City staff subsequently received correspondence from Ms. Valenzuela, expressing concern regarding perceptions of delay and discrepancy in information provided about processing of the sign permit application pursued.

On March 13, 2026, City staff forwarded to the project applicant a memorandum provi ding information regarding permit application submittal procedures and requirements. On March 20, 2026, staff received feedback from County Planning staff relaying that the proposed height and size of signage would appear not to conform to regulations of the County of Monterey and thus could not be approved by the County. Since that time, City staff have provided ongoing guidance to the sign permit applicant regarding the nature and timing of permit processing intended to facilitate expeditious review.
1 Jurisdictional Authority and Interagency Coordination Although the City of Marina owns the property, because it is located within Monterey County boundaries and not the City of Marina boundaries, the application requires review by the County of Monterey as responsible jurisdiction. City staff have coordinated closely with County staff regarding revisions to proposed signage design necessary for compliance with applicable County standards to foster timely application processing and approval.

City Council Review
Submittal of a permit application on City -owned property requires that the City consent, in writing, its authorization for submittal of such application. Additionally, the existing lease agreement authorizing the current business’ tenancy of the subject site states that approval by the City must be provided for placement of any new signage on the property , which approval must not be unreasonably withheld . Although Section 20.6 of the Lease authorizes the City Manager to give such consent on behalf of the Lessor, out of an abundance of caution and in the interest of transparency, staff has brought the matter to the City Council for review, and approv al of, proposed signage design and application submittal.

The information contained herein is presented in order to apprise the City Council of proposed sign changes and to provide the opportunity for consideration and feedback regarding any desired modification to the signage.

ANALYSIS

Initial Proposal

As originally proposed, the project scope of work encompassed installation of a new pylon sign of 20 feet in height and 120 square feet in sign area, new signage proposed to be affixed to the existing all-weather canopy, along with placement of new building wall signage. An excerpt of sign plans submitted, including the pylon sign originally proposed, appears below:

2 In response to the plans provided, s taff relayed to the permit applicant that signage as proposed would require review and approval by the City . City staff additionally expressed concern regarding the proposed size and height of the signage and informed the sign permit applicant that, based on correspondence with County of Monterey staff, the submitted scope of work would likely not conform to County regulations. Correspondence from County staff presented the following:

In regard to the recent application to replace existing signage at the Imjin Road gas station and convenience store, Building Pe rmit No. 26CP00056, it is County staff’s position that the proposal is inconsistent with the County’s sign regulations. According to the County’s Regulations for Signs: “Where signs are allowable under the regulations of the zoning districts identified in Sections 21.60.070 and 21.60.080, the total area of such signs shall not exceed thirty-five (35) square feet in the aggregate. This limitation in total area shall apply even though the use has frontage on two or more streets.” In the proposal under Building Permit No. 26CP00056, there are three businesses shown on the subject parcel. At this time, the signage exceeds the allowable 35 square feet aggregate per business and will need to be reduced in order to comply with this section.

Additionally, the free -standing sign that is sited for replacement exceeds the allowable height for free standing signs. Within the County’s regulations for signs, it is indicated the height of the sign may not exceed six feet if freestanding, or if attached to a structure, the sign may not be higher than the roof line or parapet of the wall. Currently, Building Permit Plans No. 26CP00056 indicates a proposed replacement sign with a height of 20 feet as measured from average natural grade.

Marina City CouncilJuly 7, 2026

Marina City Council
July 7, 2026