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Large Condo Project Proposed for 41st Avenue
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Large Condo Project Proposed for 41st Avenue
By Debbie Friedman
Developers are eyeing a vacant lot on 41st Avenue for a unique mix of condos and commercial space. On Jan. 23, Capitola’s Planning Commission considered an application for a mixed-use development project of 55 small and medium-sized residential condominiums with approximately 3,500 square feet of ground-floor commercial space along 41st Avenue.
The Planning Commission did approve the preliminary plan, but added a specific list of recommendations for the City Council, including steps to reduce the project’s density and increase the available parking on site.
The 1.86-acre vacant site is located next to the Union Pacific Railroad tracks on the north, which separate the site from Spa Fitness and New Leaf Market. The property is currently used as off-site parking for neighboring businesses, including Spa Fitness and New Leaf Market.
The project would include two and three-story buildings and would be served by a single circular driveway. According to City Planning staff, this is the first such large-scale, mixed-use project to be proposed for the City.
And while the development of the property could increase the parking shortages at the popular Fitness Center on 41st Avenue, Spa owners have plans of their own to construct a new parking facility.
Developers Say Small Condos Will Allow Opportunities for First-Time Buyers
Greg Sterling is the project applicant with architect Matthew Thompson.
“By designing the project the way we have, we are trying to offer a chance to purchase a home to an underserved segment of the market: the first-time home-owning couple, the young single, the empty nest retired couple, or the ‘suddenly single,’” he said. “Our concept is to offer extremely well-planned units with smaller square footage, but with very space-efficient, livable designs. We believe that our project will be a beautiful addition to 41st Avenue and will be a great asset to the Capitola community.”
Capitola Mayor Dennis Norton said he has not reviewed the specific plans yet. But he sees potential opportunities for the proposal.
“The project would be required to offer 15 percent of the units into the City’s inclusionary housing program,” Norton said.
This means that eight of the units would be offered at prices deemed affordable for lower income families.
“Additionally, the City has nothing in the $400,000 to $500,000 range for first-time home buyers, or those looking for smaller homes,” Norton said.
Norton also liked the idea of placing higher density homes along major transportation corridors such as 41st Avenue, including the rail line.
Plan Too Big For Its Footprint?
Vice Mayor Mike Termini feels that the project needs to be reduced to about 45 units, keeping the same amount of parking provided for in the current proposal.
“If the application returns to the Council for a final vote in its present form without changes, I would not be in favor of the project,” Termini said.
He likes the design and architecture of the plans, especially the retail aspect in the front of the development. Termini thinks the reduced densities will still allow for a viable project, yet provide existing residential areas more space from the new building.
New Kind of Project for Capitola
According to Juliana Reb-agliati, Capitola’s Community Development Director, the development is different from those lodged in recent years.
“This is a new kind of project for Capitola and anticipated for by the updated housing element. It will be carefully reviewed to make sure it fits our community. We are interested in the kinds of opportunities the project could provide,” Rebagliati said, referring to the housing element approved last year that significantly modified existing zoning regulations.
Rebagliati said the process is still in preliminary plan development stages. The City Council is tentatively scheduled to review the plan on Feb. 23. The preliminary plan stage is considered a draft stage. After the Council hearing is completed, the applicant returns for the project approval phase.
For this phase, the applicant responds to the comments from the public, planning commission and council hearing. A final application is created including designs, subdivision maps and building permit requests. Eventually, the project returns to the Council.
Neighbors Concerned about Parking
Throughout the process, most recently at the City’s Planning Commission meeting, residents in the area have consistently voiced concerns regarding traffic, parking, and the proposed number of units for the project. Neighbors are primarily worried about parking problems.
City planners do not have specific parking standards for this type of multi-use housing under the City’s new housing element. According to Reb-agliati, planning staff used various resources and existing models and found that the 115 planned parking spaces are adequate for the proposed development. Using the existing standards for parking and homes, 152 spaces would have been required.
Rebagliati said that the older standard does not reflect multi-use building. It does appear that the issue will continue to be raised as the draft plan moves through the hearing process.
Area residents have raised parking overflow from Spa Fitness Center as an issue. The Spa has been using the project’s vacant lot for parking. However, Spa Fitness owners recently filed an application with the City to build a two-story parking structure at the back entrance of their building. This structure, according to Rebagliati, would not impact residential areas, and could resolve existing parking problems at Spa Fitness.
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