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Capitola planning commission advances but continues Capitol Mall zoning code amendments after broad public debate
Summary
Commissioners reviewed proposed zoning changes and new objective design standards for the Capitola Mall block — including tiered incentives, height and density rules, street and open‑space standards, and parking and facade requirements. Public commenters and the developer disagreed on minimum retail, sidewalk widths, and facade prescriptions. The commission continued the item to Jan. 29 for further analysis, including a staff feasibility review of a possible tier 3 with increased hotel and retail.
The Capitola Planning Commission spent the bulk of its Dec. 4 meeting reviewing proposed zoning amendments and draft objective design standards intended to guide redevelopment of the Capitola Mall property.
Staff framed the effort as the next step in a long‑running mall planning process (work beginning 2010; updates in 2013, 2018, 2022 and the 2024 housing element). Consultant Ben Noble described the proposal as a two‑tier approach that establishes objective, measurable standards for redevelopment across the mall block and creates incentives for mixed‑use projects. Key features discussed included height and density allowances (tier 1 and tier 2), a 20% affordable housing requirement tied to state law, a proposed tier‑2 commercial minimum (staff proposed 40,000 square feet; the developer suggested 25,000), a perimeter zone (120 feet) around the mall, block length and internal street connectivity (maximum block length 450 feet), minimum pedestrian‑realm dimensions,…
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