≡ Menu
Share
Cars in a parking lot

This is not what the framers of Marina’s general plan intended

TO HEAR SOME FOLKS SPIN IT, THE MARINA CITY COUNCIL IS OPPOSED TO RESTAURANTS IN OR AROUND THE DUNES SHOPPING CENTER AND HAS VOTED AGAINST THEM AND THE WILL OF THE SHOPPING PUBLIC.

IN FACT, THE ISSUE BEFORE THE COUNCIL HAS TO DO WITH WHETHER MARINA SHOULD ALLOW DEVELOPERS TO BUILD WHATEVER THEY WANT, LEADING TO A CITY OF STRIP MALLS AND PARKING LOTS, OR IF THE CITY SHOULD STICK BY ITS PLAN TO TRY TO CREATE SOMETHING BETTER, MIXED USED, PEDESTRIAN-FRIENDLY RETAIL CENTERS.

THIS ARTICLE BY MARGARET DAVIS, ORIGINALLY POSTED IN THE PARTISAN IN AUGUST, HELPS SPELL IT OUT.

Since 1994, thousands of Monterey County residents have participated in public hearings, charrettes, symposia, and workshops on the reuse of Fort Ord, working with planners and electeds to craft a vision for well integrated, prosperous destinations and neighborhoods from the ruins of the former base.

Marina was the biggest recipient of federal land and its properties are for the most part highly visible–especially what became the Dunes development, along Highway 1, south of Imjin Parkway.

The Fort Ord Reuse Plan’s prescription for Fort Ord is replete with keywords such as sustainability, physical and visual linkage, concentrated development next to open space, major employment centers, transit and pedestrian access, special identity, integration, environmental stewardship, and, in sum, “sensitive site and facility planning and design.”

Marina was responsive to this Reuse Plan direction in 2003 and called for extensive citizen participation in hammering out how this would be expressed at the Dunes. This public–council–staff collaboration is reflected in the Dunes on Monterey Bay Specific Plan.

The Dunes (or University Villages, as it was formerly called) was to be an urban center built according to modern, tried, profitable, and humane design principals, enjoying the buzz and appeal of creative mixed use consistent with the Reuse Plan and Marina general plan. Multiple-use commercial parcels were included as economic drivers to provide multiple benefits to the city. The general plan sets the standard for multiple-use properties, explaining, “The intent of the multiple-use commercial category is to permit and encourage a mix of different land-use types in a planned and integrated manner [and] … serves a number of functions, including reducing the total number of vehicular trips by encouraging multiple- purpose trips and access by foot to many destinations.” –General Plan Primary Policy 2.4.5.

Multiple-use zoning includes a minimum density requirement, so you don’t waste your best commercial land on a small development that won’t bring in revenue. The density is measured in floor-area ratio, or FAR. High FARs permit denser developments that lead to greater revenue streams for a jurisdiction. At the Dunes, high density encourages a walkable and integrated shopping experience like Del Monte Center’s, rather than widely spaced retail dominated by parking lots. Concentrated, “intense” development creates room for adjacent open space and connections to parks, trails, and public areas.

With that background, the issue is as follows: at 6:30 p.m. Tuesday Sept. 1, the Marina City Council will vote on an amendment to eliminate the minimum density requirements from multiple-use properties.

This amendment to the general plan is proposed to accommodate a single developer at the Dunes and his extremely low-density project south of the REI/Target parking lot.

The specific plan for the 3.7-acre project site calls for a total of 57,230 square feet of floor space, stacked in three two-story buildings. The developer proposes 21,000 square feet of floor space, a reduction in FAR from .34 to .13.

A .34 FAR is not high to begin with. For comparison, the Grocery Outlet shopping center at Del Monte and Reservation has a FAR of .32.

The proposed project features several fast-food chains, including two drive-throughs running along 2nd Avenue, a hair salon, a Verizon outlet, etc.

I am asking Partisan readers who understand the long-term value of Fort Ord land and support economically robust, socially rewarding design at the Dunes to endorse an online petition asking the Marina council to deny the request to modify the general plan.

The petition is here.

The proposed general plan amendment would:

  1. Inflict long-term economic injury to city of Marina, and by extension, the region
  2. Reduce potential job opportunities in Marina
  3. Reduce opportunities for small business
  4. Underutilize Marina’s valuable land
  5. Promote “strip mall” development
  6. Discourage use of public transportation
  7. Discard smart planning principles
  8. Eliminate requirements that encourage people-oriented, mixed-use “destinations”
  9. Influence overall development patterns throughout the Dunes, shifting from an emphasis on walkability towards a “park and re-park” automobile orientation

The economic effects of the proposed amendment are summarized in the staff report to the Marina Planning Commission (May 28, 2015):

In addition to maintaining sufficient intensity of use to promote a pedestrian-oriented pattern of development, the intent of a minimum FAR  is to ensure economic development that provides a strong fiscal base and prevent underutilization of land. Land appropriate for community development is intended in the General Plan to be allocated and phased in a manner that enhances local employment and economic opportunities and provides the City with a strong economic and fiscal base (General Plan Primary Policy 2.4.12). A diversified and sound economic base is consistent with General Plan Goal No. 9, in that it will permit the delivery of high-quality public services to city residents and businesses (Section 1.18.9). The proposed text amendment would allow development that underutilizes the potential intensity of land uses and, therefore, minimizes enhancements to the City’s economic and fiscal base.

Marina now has a wellness center, hotel, shopping center, VA clinic, university campus, MPC, cinema, and 1,200 new homes underway at the Dunes. The location is prime for the type of development that includes restaurants, retail, business suites, and lofts.

The vision of the Fort Ord Reuse Plan, Marina General Plan, and the Dunes on Monterey Bay Specific Plan is within Marina’s grasp.

Margaret Davis is a member of the Marina Planning Commission and executive director of the Friends of the Fort Ord Warhorse. She is a recipient of Supervisor Jane Parker’s Instigator of Excellence Award.

{ 14 comments }
Share

American Flag Painted by Roller Brush, Wining Concept of Flag

UPDATE: Here is Marina Coast Water District candidate Sarab Sarabi’s response to the news reported below on Oct. 8  that he is on probation following a marijuana-related arrest last year.

“I have been the state political director or the student wing of the California Democratic Party, I have served as the policy director of the western United States for the student wing of the Democratic National Committee, I have sat on the Senate Bill 1440 Implementation and oversight Committee, I was instrumental in getting several state lawmakers to support the California dream act, I have fought all my life for democratic values and supported leaders who seek to implement those values, locally I ran the canvassing operation with the mayor and designed the literature for Marina’s measure Ito fund police, fire and senior services all this work in the name of democratic values.But people are encouraging you to research a criminal record instead. Alright well since you asked, yes, I was arrested for possession of marijuana but there is no such thing as felony probation and I was released. Just a couple months after the arrest the DA tried to throw the sun and the moon at me but at the end of the day all of the original chargeswere dropped. I pleaded guilty to a misdemeanor just so I could get it over with. I should have had my medical marijuana license on me but the paper is so large and awkward to carry around I often just don’t. (The Partisan also asked Sarabi about a rumor that he had a previous arrest for arson) As to the fire damage I was playing with fire in my own room and it got out of hand I was just old enough for this to go on my adult record by the way that was almost two decades ago, Since then I have done many great things. I tutored at risk children in math and science while I was a student at Monterey Peninsula College, I have devoted my life’s efforts to the enfranchisement of young people whether it was access to college or the ballot box or something as simple as helping them with homework my efforts in Sacramento led to the legislature passing several bills that made college more accessible tohundreds of thousands of young people across California.

“I can go on and on about the past my local efforts on measure I ensured continued funding for fire, police, and seniors my work has not gone unrecognized as I have beenawarded various awards including one from our very own congressman Sam Farr as well as the state chancellor’s office.In the end I bring balance a fresh face, a policy background, passion and energy. I’m looking forward to being able to work with Jan (Shriner) and Margaret (Davis) to really unite Marina and do the people’s work. We can’t do that with Howard (Gustafson), Ken (Nishi) or Bill (Lee). Thank you. I hope this answered your question I look forward to building a long-term relationship with you if you would like to ask more questions in the future.”

Proprietor’s note: Marina police records say Sarabi was arrested after a small amount of marijuana was found during a traffic stop in 2013. A Monterey County Superior Court docket sheet says he pleaded no contest to a felony charge of possession of concentrated cannabis and that three other felony charges were dismissed as the result of a plea bargain. The record says he was placed on three years probation with the understanding that the felony would be reduced to a misdemeanor upon successful completion of probation. “The People indicate to the Court that the plea agreement included no reduction of count 4 to a misdemeanor unless the defendant successfully completes the term of probation, defense concurs.”

 

 

Continuing where we left off in Part 1, with the easiest pick of the season.

SHERIFF: When the Monterey County Weekly endorsed incumbent Scott Miller, it said the choice was so obvious that “even the Herald got it right.” Here here. Or is it hear hear. I have never been sure

Steve Bernal, a sheriff’s deputy with absolutely no management experience, should be ashamed of the campaign that Brandon Gesicki and other GOP henchmen are running on his behalf.

Gesicki has been telling people that the Bernal campaign has some bombshells to drop on the sheriff. They’ve made as much noise as possible for as long as possible about Miller’s son being a druggie. That, at least, is true. I’m betting that Gesicki and company will soon be making stuff up.

Bernal’s campaign advertising portrays Miller as some sort of crime boss and Bernal as the decent, honorable alternative. If hanging around with Gesicki and his ilk hasn’t drained all the honor out of him already, he should publicly fire his advisers, apologize to his boss and sign up for some training

Miller is highly experienced. He spent years in the Salinas Police Department, rising through the ranks, and was police chief in Pacific Grove before being elected sheriff. He inherited a mixed bag staff-wise with a fair number of deputies who had coasted through their jobs. He has worked to make them accountable and to weed out the worst. A goodly number of deputies are supporting Bernal and it’s no wonder. Who would you rather work for, a hard-nosed boss or your buddy?

Though the position is non-partisan, Bernal’s candidacy is all about partisanship. The local Republican Party is hellbent in getting as many GOPers as possible elected to local office. Before the campaign, one of the party bosses offered Miller a deal. Register as a Republican or we’ll run someone against you. You can see what happened.

For another glimpse at how things really work, check out Bernal’s list of endorsers and you’ll see some familiar names out of Carmel. Though cute little Carmel has little stake in law enforcement outside its borders, Bernal has been endorsed by former Mayor Sue McCloud and former City Council members Paula Hazdovac and Gerard Rose. Yes, they’re Republicans but that’s not the whole story. Some may recall that Miller’s wife, Jane, was once personnel director in Carmel and she successfully sued the city after she was repeatedly sexually harassed by the city manager at the time, during the incumbency of McCloud and there others. She received a settlement of $600,000.

You be the judge. McCloud, Hazdovac and Rose, sharp cookies all, decided for some odd reason to endorse a cluelessly inexperienced candidate for sheriff, or could it be retaliation? Politics at its worst.

In other words, re-elect Miller.

DEL REY OAKS: Incumbent city councilmen Jeff Cecilio and Dennis Allion are trying to stay on board while challenger Patricia Lintell, a retired computer scientist, is trying to knock one of them off. I’d go for Lintell because the incumbents in Del Rey Oaks seem hell-bent in turning their Police Department into a little Army for no particular reason. Forced to pick one of the incumbents to stick around, I’d go with Cecilio simply because I talked to him once and he seemed OK. I wouldn’t try to talk anyone out of voting for Allion, however.

GREENFIELD: I generally don’t dig too deeply into Salinas Valley races but Greenfield Mayor John Huerta has been in office long enough. He and I have quite a few mutual acquaintances. They always seem to pause when they talk about him. In other words, they have reservations but they’re reluctant to put them into words.

Challenger Michael Richard de Leon-Mungia is young, smart and eager. Let’s give him a shot.

MARINA: Mayor Bruce Delgado is one of the nicest guys around. In almost every way he is the opposite of past mayors Gary “You Talkin’ to Me” Wilmot and Ila “I’m An Army Colonel and Don’t You Forget It” Mettee McCutchon. Delgago has enough of the ‘60s peace-love-and-understanding stuff left in him to drive the Board of Realtors wild but he has proved to be hard-working, conscientious and respectful of his constituents.

Delgado’s opponent, Ken Turgen, is an architect and planning commissioner whose list of supporters reads like the guest list for one of Ila’s birthday parties. Delgado is receiving support from the slow-growthers. Turgen is the pick of the  fast-growthers. If Cal Am has any money left over from its last campaign, look for someof it to end up in Turgen’s treasury.

I’d suggest voting for Delgado unless you like strip malls and taxpayer-subsidized construction projects.

Meanwhile, two incumbents and a newcomer are competing for two seats on the Marina council.

Incumbent David Brown, one of three lawyers on the council, often votes with Delgado, Frank O’Connell and Gail Morton. Let’s call them the liberals. Incumbent Nancy Amadeo often votes the other way. Let’s call her not a liberal.

Re-electing Brown and Amadeo is a fine idea. It won’t shift the balance of power and will keep one person on board to help keep the others honest. Recreation Commissioner Dan Devlin Jr. also seems vote-worthy, partly because his late father, the former Defense Language Institute commander, was one sharp fellow. Even so, I’d vote either Brown-Amadeo or Brown-Devlin, not Amadeo-Devlin.

MONTEREY: Clyde Roberson will be the next mayor because he scared everyone else off. He was a very popular mayor a long time ago and every seems to think he did a good job.

The City Council race, however, is a real contest. Two seats are open, those of Nancy Selfridge and Frank Sollecito. Frank’s had enough and is hoping that another retired Monterey cop, Ed Smith, takes his place.

Smith is a worthwhile candidate. He’s studied the issues closely and understands city business. However, I can’t stop thinking that for him, job one would be protecting police pensions at the expense of everything else.

Selfridge is the wind-up councilwoman. She’s here, she’s there, this meeting today, that meeting tonight, or visiting a sister city at her own expense. Early on in her council career, she was hopelessly naïve. She’s wiser now but still an idealist. Every City Council needs at least one. During the past term, she expended much of her energy fighting with then-City Manager Fred Meurer. Now that he’s gone, she should be able to put her energy into larger causes. (When you read the Herald’s endorsement in this race, keep in mind that Meurer’s wife, Phyllis, is now on the Herald editorial board.)

With lefty Alan Haffa already on the council, his friend Tim Barrett could amount to one idealist too many. He’s a true peace-loving, homelessness-fighting Occupy Wall Street kind of liberal of the sort that has been in short supply here over the decades. Selfridge supporters fear, however, that a Barrett victory could mean a Selfridge defeat, so they’re urging voters to shy away from Tim. I’m also bothered by his ages-old arrest for allegedly manhandling his girlfriend.

Lawyer Hansen Reed is the solid guy in the middle. He isn’t fully up to speed on some of the issues, such as desalination, but he is known to be a quick study and is well regarded in the legal community. Barrett’s politics suit my own better but I agree that voting for him would reduce the chances of a Selfridge victory. I’m thinking Selfridge and Reed.

SEASIDE: If it was a popularity contest between Mayor Ralph Rubio and former Mayor Felix Bachofner, Rubio would win it easily. He’s the handsome charmer, the guy who remembers everyone’s name and accepts criticism with a smile. Bachofner, an aggressive, youngish businessman, won’t win on style points. And there’s that name. I just looked it up and I’m still not sure I’m spelling it right.

But style points or not, Rubio shouldn’t be in office for the simple reasons that he’s a mucky-muck with the Carpenters Union. No one else around seems to care but to me it is one heck of a conflict as much as I admire unionism. Most of the controversial items that go before the council involve development. When Rubio votes yes, as he almost always does, is he voting yes as the mayor or yes as the union executive who sees jobs for his members? The upcoming decisions on the Monterey Downs racetrack venture will be as controversial as they come. The project also would create quite a few carpentry jobs. I’d like to think the mayor’s analysis goes deeper than that.

Did you know that the Home Depot store in Seaside, which was fast-tracked through the Seaside City Council, is in a building owned by the Carpenters Union?

Rubio’s got all the moves, but Bachofner should be back in office. When he was mayor before being knocked off by Rubio, he worked hard on all sorts of issues and represented a wider range of interests than Rubio does. As a small businessman, he had minor conflicts of his own but he worked them out forthrightly. He’s the right choice.

Meanwhile, the Seaside City Council election is a four-man race for two seats.

I’ll always support incumbent Alvin Edwards, the retired fire captain and former water board member. That’s because he truly understands what working-class families are up against in Seaside and because he always laughs at my jokes. Alvin made a name for himself politically while he was on the Monterey Peninsula Water Management District board. When development interests applied pressure to the board, and essentially disrespected the environmentalist bloc on the board. Edwards responded by stepping up and becoming a leader of the water-conservation, slow-growth contingent. I wish he would take more of a leadership role on the council, but I’m glad he’s there even when he’s quiet.

I’m also giving a thumbs up to landscape contractor Jason Campbell because he is smart, energetic and opposed to the Monterey Downs boondoggle. The council needs at least one person who won’t rubber stamp development. Jason was a leader of last year’s unsuccessful anti-Monterey Downs initiative, but even those on the other side of that campaign would have to admit that his side would have prevailed if the other side hadn’t relied on fraudulent advertising. He would be the odd man out much of the time, but he would be serving a great purpose by keeping the council accountable.

The other incumbent is the very likable Dennis Alexander. I find it fascinating that the ballot doesn’t say he’s an incumbent. Instead, it calls him a teacher and reserve police officer. Maybe the value of incumbency is slipping. He has done a fine job on the council but not fine enough to recommend him over Edwards and Campbell.

PACIFIC GROVE: For mayor, I’m going with the incumbent, Bill Kampe, though I have found myself disagreeing with him on water issues. I have a hard time supporting anyone who didn’t support the effort to take Cal Am Water public. But challenger John Moore, a lawyer, is too much of a one-note guy, all about pensions. Important thing, police pensions, but not the only thing.

Six candidates are competing for three seats on the P.G. City Council. If I knew more than I do, I’d tell you all about it, but I don’t so I won’t.

SALINAS: Mayor Joe Gunter, the former police detective, is a pretty good guy, though I wish he would vote his conscience more often rather than political expedience. Take him aside sometime and ask how he really feels about cardroom gambling.

If I lived in Salinas, I’d vote for challenger Bill Freeman, the outspoken Hartnell College trustee who has championed progressive causes and who has been a real friend to the instructors. I like his stance on most things, but I’m not going to pretend that most people in Salinas could ever support him. I wish he had run for a seat on the council first. Gunter would be the more practical choice but who says we always have to be practical? Freeman.

No matter what I say here, the three City Council candidates will be re-elected, though Kimbley Craig‘s opponent, Eric Peterson, seems to be coming on. I had initially felt that Peterson was simply too liberal for the north Salinas district, but he has demonstrated a command of the issues. Unfortunately, much of his key support seems to be coming from outside the district, particularly on the Peninsula.

As for incumbent Tony Barrera, I’ll simply remind him that he is still trying to rebuild trust after previous legal issues. His aggressive style can work well in representing the city’s poorest district but the tough-guy persona doesn’t always work. I’d remind Councilman Steve McShane the he’s not 23 any more and remind Councilwoman Kimbley Craig that expectations are rising. She’s not the new kid on the council anymore.

No, it hasn’t escaped my attention that these three incumbents are the very same three incumbents who got together and scolded the former city librarian to the point that she walked away with a big-dollar settlement from the city. But what’s that old saying about the devil you know….

MARINA COAST WATER DISTRICT: Now, to my favorite contest.

Many voters on the Peninsula figure there’s no need to pay attention to the Marina Coast Water District, which supplies water to Marina and much of Fort Ord. The thing is, the district board is an important player in area water affairs. At one time it was a partner with Cal Am in an attempt to build a desalination plant. Now, it may go it alone on a plant and no matter what happens, it has the capacity to play a spoiler role in other water-related efforts. That’s why it is important to have skilled and public-spirited people on the board. Therefore, I’ll start with the candidates who should NOT be on the board.

Incumbent Howard Gustafson and former trustee Ken Nishi are a two-man team apparently committed to keeping everyone confused. They say their motivation is to keep water rates down but it’s hard to tell because they seem to communicate in code.

Gustafson’s the board bully, or would-be bully. His tactics often don’t work because people often can’t figure out what he’s talking about. Nishi is the mischief maker, the sneaky one. Voters should be reminded of the time when he was serving on the Peninsula sewage treatment board at the same time and  arranged for the water district to hire away the sewage district’s chief executive, breaking several confidences in the process.

Gustafson and Nishi have a fast-growth agenda and other agendas known only to them. They have been endorsed by the Monterey Peninsula Chamber of Commerce, a decision that decidedly cheapens the chamber’s other endorsements. If you live in Marina, don’t vote for them. If you have friends in Marina, call them and tell them not to vote for these guys. Having them on the board reduces the effectiveness of board member Tom Moore, one of the smartest people I know. He’s a Naval Postgraduate School professor and they’re all wonks over there. He also has a remarkable understanding of water politics and water-related engineering. Having Nishi and Gustafson on the board with him again would make board politics so difficult and confounding that his effectiveness could be seriously degraded. He’d have to spend all his time playing their games.

When Nishi and Gustafson were on the board together a few years back, I compared the district to a Moose Lodge. I owe an apology to the Moose.

Incumbent Bill Lee also should be thanked and excused. I’m not sure I understand his game either, but he calls himself a security consultant when he’s actually a bail bondsman. When his brother in law ran for a board seat a few years back, Bill introduced him to everyone without mentioning the relationship.

Initially I was ready to endorse Sarab Sarabi along with two excellent choices, Jan Shriner and Margaret Davis, but I have been urged to do some additional research on Mr. Sarabi. Court records indicate that he is on felony probation following an arrest last year for a minor marijuana offense. I have asked him about it but haven’t received a response. (UPDATE”: SEE RESPONSE AT TOP OF POST).

Shriner has become a water wonk and the board’s monitor of all things procedural. She obviously feels that things will work out well if everything is above board and all procedures are followed to the letter, which puts her at distinct odds with Gustafson and Nishi. She takes her position extremely seriously and deserves another term.  Davis, meanwhile, is an editor and land-use activist. She is fully conversant on the issues and would be a great addition to a board looking for ways to solve the region’s water problems.

Shriner and Davis

BALLOT MEASURES: Maybe later.

{ 36 comments }