by JoAnn Allen | Apr 7, 2026 | Uncategorized
ACTION NOTICE: Tuesday April 13 there is a Parks Commission discussion about installing a ½ basketball court at Floral Park – call Alexis Rodriquez Rocha @ 454-7901 or email the [email protected] BY April 12 to express your views!!
PORTOLA STATION (41st & Portola) The building permit was issued in late February so work should begin soon to convert the existing auto garage and café (Cliff Café) into a full-service restaurant with a bar, interior seating, a 238 sq.-ft. patio, and a fire pit. The permit also includes construction of a 2nd story 1 bedroom/1 bath residential unit with 2 decks.
PLEASURE POINT PLAZA (former storage yard across from SUDA) This 1.2-acre project was initially permitted for 33-rental units in 2019 including 4 lower-income units, 7,000 ft of commercial space. Save Pleasure Point (SPPt) endorsed this 2019 project. Currently design plans are rumored to now be 50-rental units with 4 lower-income units and reduced commercial space. It is also rumored new funding criteria includes some of project going 4 stories (!!) vs. 3 and a reduction of setbacks contrary to the Portola Design Guidelines. More detailed plans are expected soon. Depending on the design 50 units could be high density relative to lot size; its important any 50-unit design offers adequate privacy, light, air flow and adequate off-street parking (vs state law saying not needed)
THE LUMBERYARD (38th & Portola) This project is proposed as a three-story development with 22 for-sale condominiums including flower-income units and ground floor retail. The developer (Pietro) has been making design adjustments. No revised plans have been resubmitted, so no Planning Commission hearing is yet on the calendar.
BACK IN SHAPE and adjacent parcel Steve Gabay’s chiropractic office and its adjacent parcel is for sale at $4+M. Its adjacent parcel is often used for PPt community events. 3501 – 3513 PORTOLA This 1.83-acre former camper shell business next to El Rancho Center is for sale at $6.9M. The parcel was rezoned residential – flexible (hi-density) in 2023 during the Housing Element process. This property has been owned by the same family for decades.
3501 – 3513 PORTOLA This 1.83-acre former camper shell business next to El Rancho Center is for sale at $6.9M. The parcel was rezoned residential – flexible (hi-density) in 2023 during the Housing Element process. This property has been owned by the same family for decades.
40 MORAN PARCEL (& East Cliff Drive) Trees were removed following a 2024 storm; once drainage issues are corrected this now vacant lot will be filled with native plants and trees. While a newly installed fence along East Cliff Dr is outside this parcel’s lot line Public Wks. has ok’d this move. SPPt lobbied for neighbors’ requests for perpendicular parking along the fence area to keep Moran beach goers from taking up their on-street parking spaces. This request was turned down; the Co. feels perpendicular parking is a safety hazard hence signs indicate only parallel parking will be allowed along this fence.
EAST CLIFF WALK & BIKE PATH Major design changes are planned to hopefully reduce congestion between pedestrians and bicyclists. In the last few weeks County staff have been on site measuring and evaluating the area, though a construction start date has not yet been announced. The change will have a trial period to review its pros and cons – no dates or time limit on such has been announced.
FEMALE SURFER STATUE The statue has been approved for installation at the Dirt Farm. Being an art project not a building project, the last review was at the Zoning hearing on 4/3. There is strong support for the concept, yet many say no to the Dirt Farm location Unless the approval is appealed and “won” the project is a go. The sculpture and surrounding 600 ft area (Co. property) will be funded by private monies. The statue will be a counterpart to the male surfer statue on West Cliff Dr.
VENDORS on East Cliff Path Manu’s office is reviewing the issue of vendors; discussions include how many should be allowed and what types of “wares” would be ok to sell and how often. Intermittent surf contest tents, girl scout sales and related for sale items will still be allowed.
A sincere thank YOU to those maintaining EC’s flower beds and green spaces—your efforts are appreciated!!
JOIN US!! NO dues—just your voice of advocacy to keep PPt’s low key style and vibe protected; grow our community with development projects that reflect and respect BIMBY> “balance in my backyard”! Email: [email protected] Website: savepleasurepoint.org
Save Pleasure Point Steering Committee (SPPt) alpha order: Jo Ann Allen, Kimber Blackburn, Patti Brady, Alison Butler, Kevin Butler, Paige Gordon, Carin Hanna, Glenn Hanna, Lowell Marcus, Matt McMillan, Padi Romero, Deb Still, Jerry Still, Marika Strauss, Kevin Walter, Vanessa Young (All PPt residents and business owners)
by JoAnn Allen | Feb 7, 2026 | Uncategorized
In late fall 2025, Save Pleasure Point (SPPt) distributed Balance in My Backyard (BIMBY)—a 25-question survey shared via email and Nextdoor—to gather community input on issues affecting our Pleasure Point neighborhood.
We feel confident that the survey reflects a balanced cross-section of neighborhood viewpoints. Despite being conducted during an especially busy time of year, we received a 7.5% response rate from approximately 1,700 neighbors who received the survey. For context, this compares favorably with Supervisor Manu Koenig’s reported response rate from the County survey sent to more than 16,000 constituents regarding proposed changes to the East Cliff Path.
Key findings:
More than 50% of respondents believe that proposed county code and zoning changes would negatively impact Pleasure Point’s character, spirit, and local resources, including concerns about:
- Potential impacts to our water supply
- Increased traffic and congestion
- Loss of public on-street parking
- Overcrowding and a shift toward a Mission Street–like feel
The full survey results—including written comments from many neighbors—can be found here: Balance in My Backyard Survey Results. We hope you find this information useful as community discussions continue.
Why this matters: Decisions being considered today will shape Pleasure Point for decades to come. While growth and change are inevitable, how they occur—and whether they reflect the values, scale, and resources of our neighborhood—depends on informed community participation. By sharing this survey data, we aim to ensure that the voices of current residents are included as policies and plans move forward.
by JoAnn Allen | Jan 12, 2026 | Uncategorized
Portola Station (41st & Portola) The building permit continues to move through the review process. The project proposes converting the existing auto garage and café (Cliff Café) into a full‑service restaurant with a bar, interior seating, a 238‑sq.-ft. patio, and a fire pit. The permit also includes construction of a second‑story one‑bedroom/one‑bath residential unit with two decks. Once the permit is issued, additional construction may begin.
Pleasure Point Plaza (former storage yard across from SUDA) This 1.2-acre project was initially permitted in 2019 for 33 rental units, including four lower-income units, along with commercial space. Save Pleasure Point (SPPt) endorsed this 2019 project. Currently it appears the project has been modified to include 50 rental units, still with only four lower-income units, but with reduced commercial space.
More detailed plans are expected by the end of January. SPPt is concerned about the project’s density relative to lot size and the reduction in setbacks – a key factor in avoiding overcrowding and ensuring adequate privacy, light, and air flow between buildings.
The Lumberyard (38th & Portola) This project is proposed as a three‑story development with 22 for-sale condominiums including four lower-income units and ground‑floor retail. The developer (Pietro) is reportedly making design adjustments; however, no revised plans have been resubmitted to date, and no Planning Commission hearing has been scheduled.
40 Moran Parcel (& East Cliff Drive) All trees were removed following a 2024 storm that caused significant damage to nearby properties. A newly installed fence along East Cliff Dr is currently outside this parcel’s lot line. We have contacted Parks staff to request it be located to the correct boundary.
There are also reports that only parallel parking may be allowed along this fence. Given that Moran’s parking lot frequently overflows, we have notified Parks that perpendicular parking is necessary to accommodate beachgoers. Reducing on‑street parking by roughly 50% would push traffic into nearby avenues—an unnecessary and negative impact on the neighborhood.
East Cliff Walking & Bike Path Major design changes are planned for 2026 to reduce congestion between pedestrians and bicyclists. County staff have been on site measuring and evaluating the area, though a construction start date has not yet been announced.
A sincere thank you to everyone helping maintain the flower beds and green spaces—your efforts are truly appreciated.
Save Pleasure Point Steering Committee (SPPt) Listed in alpha order: Jo Ann Allen, Kimber Blackburn, Patti Brady, Alyson Butler, Kevin Butler, Paige Gordon, Carin Hanna, Glenn Hanna, Lowell Marcus, Matt McMillan, Padi Romero, Deb Still, Jerry Still, Marika Strauss, Kevin Walter, Vanessa Young (All Pleasure Point residents and business owners)
by JoAnn Allen | Jan 12, 2026 | Uncategorized
Save Pleasure Point is about protecting what makes our neighborhood special. Pleasure Point isn’t just a place—we are a coastal lifestyle defined by creativity, connection, and a low-key vibe enjoyed year-round by residents and visitors alike.
Save Pleasure Point is BIMBY — Balance in My Backyard. We advocate for balanced growth that fits our neighborhood, respects our coastal setting, and reflects the real-world conditions of Pleasure Point. We fully support housing affordability and thoughtful, well-planned change. Growth is part of our future—but how we grow matters.
It is time for California legislators to move away from one-size-fits-all development codes that remove limits on height, size, and setbacks regardless of location. What works in one community does not work everywhere.
Development should enhance and strengthen a community—not diminish it. Local voices matter, and local context must be central to project approvals. Our Board of Supervisors unanimously adopted the Design Principles for the Pleasure Point Commercial Corridor, initiated via Save Pleasure Point’s advocacy. As stated by the Planning Department:
“The Guiding Design Principles represent the community vision for development in the corridor and provide important guidance to staff and project applicants regarding what is considered compatible development.”
As of 2026, while these principles remain in effect, they are increasingly being set-aside by Planning staff and developers operating under recent state legislation that applies a one-size-fits-all approach.
Throughout Pleasure Point, new and redeveloped commercial projects—as well as housing and mixed-use developments—should be flexible, realistically appropriate to our locale and include rents that moderate-income residents can realistically afford. We stand with developers who build through genuine community partnerships.
Projects exceeding three stories, rising above 40 feet, or pushing density beyond what parcel sizes can reasonably support risk eroding the very character that makes Pleasure Point both a historic and contemporary jewel of a coastal community.
Pleasure Point’s sense of character also sustains our ongoing “cash-register” contributions to the County’s General Fund through vacation rentals; Lower 41st’s boutique shopping and dining district; our parks; world-class surf and beaches; and the many local businesses that support Pleasure Point’s unique lifestyle.
Allowing growth while preserving Pleasure Point’s character is a challenge—yet we firmly believe BALANCE is achievable.
Join us: savepleasurepoint.org
Email: [email protected] NO dues—just your voice.
Save Pleasure Point Steering Committee (SPPt) Listed in alpha order: Jo Ann Allen, Kimber Blackburn, Patti Brady, Alyson Butler, Kevin Butler, Paige Gordon, Carin Hanna, Glenn Hanna, Lowell Marcus, Matt McMillan, Padi Romero, Deb Still, Jerry Still, Marika Strauss, Kevin Walter, Vanessa Young (All Pleasure Point residents and business owners)
by spadmin | Sep 18, 2024 | Uncategorized
Date: August 12, 2024
Re: Comments to the Proposed Moran Lake Butterfly Habitat Management Plan
Dear Manu,
Currently a vulnerable species, Monarch butterflys may be relisted as endangered as early as
this December.
Save Pleasure Point (SPPt) supports the efforts and dedication for Monarch Butterfly Habitat
Preservation in our Moran Lake Area.
Yet we feel there must be equal attention to balancing habitat protection to the needs of public
safety. In support of our PPt neighbors we urge that this Monarch Butterfly Habitat area be
continuously and timely monitored including vigorous year-round maintenance.
Of concern is that the proposed Habitat Management Plan’s recommendation language uses
the word “will” not the word SHALL (intend to do). As such the Plan’s recommendations lack
teeth! Board approval of this Plan does not promise or require area observations, tree and
ground monitoring, assessments and maintenance being timely nor thorough..
Moran Lake’s surrounding area is residential. Towering unkempt eucalyptus trees create perils!
We understand rule of thumb suggests that if a eucalyptus is 100 feet tall it is recommended
each tree be at least 100 ft away from any structure and that recommended spacing between
planting new eucalyptus trees is 25 feet from the other.
Eucalyptus risk issues at 40 Moran Way resulted in a February 2024 storm causing severe
structure damage to adjacent Moran Way residences. One home had 3 trees fall through it. On
the other side of Moran, a home on Baker St was hit in this same storm leaving the structure
looking like toothpicks. This 2024 storm did not start “eucalyptus calamties” around Moran:
over the past 10 years homes on the parking lot side of Moran Lake have had eucalyptus land
on their roofs; a home on Palisades had a eucalyptus from 40 Moran fall across the width of the
street and through its roof.
During these incidents it is beyond lucky that no one has been injured or killed! How long will
this luck hold? Also, there is the “after” the misfortune: the emotional and financial impact on
those affected.
Area surveillance, tree risk assessments and maintenance in Moran’s Monarch Habitat area
MUST be frequent and regular including removing vegetation around the trees, topping trees,
removing bark which peels back, removing hazardous branches and removing on the ground
debris. In February 2024 if risk monitoring had been up to date isn’t it safe to presume that
many hazardous trees would have already been removed with other potential problems already
noted and addressed?
A non-native tree, eucalyptus are an invasive species. Yes, they grow fast yet at what cost? The
dense weight of their branches makes them prone to falling in winds; their heaviness makes
counterbalancing their roots difficult and they emit a flammable oil in their leaves making them
a serious fire risk.
While it may be believed Monarch butterflys only thrive in eucalyptus trees it is important to
note that no study has proved this claim. Griffiths & Villablanca in 2015 suggested Monarchs
do not prefer eucalyptus trees and that restoration of habitat areas should include native
species.
An example of a more varied habitat is nearby Asilomar, a many decades-old Monarch Habitat
site. Asilomar has a variety of trees that “their” Monarchs overwinter in. Asilomar’s monarchs
roost in eucalyptus, Monterey pine, Monterey cypress and coast live oaks.
Being that Monarchs can adjust and thrive if a different habitat is introduced, why in 2023 were
100 new eucalyptus trees planted in Moran’s habitat area? Going forward, we urge that it be
mandatory to plant only native trees in this habitat area (plant natives beyond seedling stage;
for sure there is a nursery who will discount the price of larger plants for this greater good).
SPPt. urges Moran’s Monarch counts be published annually to foster increased awareness of
their plight and/or success of this habitat’s revival (Moran’s counts: 1997 – 70,000; 2023 –
7,050). To assist grow this majestic species we suggest that the County also encourage locals
living within an appropriate distance of Moran’s habitat area to plant a combination of the 20
types of flowers that Monarchs feed off of including certain milk weeds, golden rod, black-eyed
Susan, butterfly bush, cosmos, lantana, etc.
Respectfully submitted: Save Pleasure Point’s Steering Committee: Jo Ann Allen, Kimber
Blackburn, Patti Brady, Carin Hanna, Glenn Hanna, Lowell Marcus, George McCullough, Padi
Romero, Matt McMillan, Debbie Shulman, Jerry Still, Marika Strauss, Kevin Walter, Vanessa
Young (all PPt residents, property owners and business owners
by spadmin | Sep 18, 2024 | Uncategorized
Hello Manu
When we reach out, Save Pleasure Point (SPPt) appreciates your and your staff’s prompt
responses including your meetings with our Steering Committee.
“Thanks” to the WSJ, NYTimes and Sunset articles, PPt was found-out!! With summer “here”
our daily and weekend crowds will increase creating extra wear on our infrastructure and on
residents.
Keeping our “Hood” spiffy, safe and accessible is a PR goldmine for the County and a boost for
Lower 41st’s small businesses. As such, we have complied a detailed list from 23 rd Ave to
Moran Lake to along East Cliff Dr, to Portola and in our Avenues of “safety, maintenance and
beautification” needs and suggestions. We’d appreciate your getting these concerns on Parks –
Rec and Public Works’ active ”workboards’.
Speeding, Congestion on East Cliff Dr (ECDr) – the Avenues, on Portola
25-mph is rarely adhered to ANYWHERE. a summertime 20-mph speed limit for our
narrow Avenues and on ECDr would be a worthy experiment! Note: many Capitola
village streets are posted 15-mph
Drivers have to be bobble heads getting through the stop signs at Portola’s 38 th and 41 st
Avenue intersections (recently a Tesla went under a bus at 38 th ). It is time for a
solution: a light, flashing lights on the stop signs – something!
Stop signs on 26 th,, 30 th , 34 th , 36 th , 37 th and 38th are often rolled through. The CHP could
ticket dozens at 38 th and Floral. Drivers ignore the stop on 37 th at Floral – this should be
a 4-way stop. Cars going up the 23 rd Ave hill have been clocked at 50-mph
Paint is mostly non-existent: we have faded curbs, crosswalks, street stripping
Deliveries for Portola business should drop on Portola; the big delivery trucks now using
36 th and 38 th Avenue (1 lane each way) are creating bottlenecks and hazards for drivers
and pedestrians
East Cliff Drive (ECDr), the East Cliff Path (Path), The Hook
The Path’s surfaces are uneven; people have tripped, and some have fallen!! One
woman tripped, broke her tooth, had plastic surgery on her lip yet the County denied
responsibility
Originally this Path was 2-sided: the decomposed granite side for walking and asphalt
side for bikes. Now bikes and people jostle for space; the crowds added to strollers and
wheelchairs require full use of this Path
Bikes (every type) should be restricted from the Path
2
The bike lane needs “green stripping” and signage; bicycles and e-bikes go in both
directions; cars drive in it
Hook’s parking lot: people use a stepping-stone walk out to ECDr which notes the need
for a 2nd crosswalk here (original crosswalk is at the Hook’s shower)
Moran Beach – Lake, Moran’s Parking Lot, Moran Walking – Bike Path, Monarch Habitat Area
A very popular beach area, Jesse Williams and Steve Wiesner have been proactive
resolving Moran issues. Storm damage and extensive public use requires on-going
maintenance and upgrades: if Moran’s restoration plan monies are not “locked in” why
not use them now to make needed fixes?
Monitoring is needed: homeless tents go up at night and down during the day on the
beach and along the lake; RVs sometimes reside in the parking lot
The parking lot’s deep ruts cause problems for small cars and are tripping hazards for
pedestrians (this lot is often full)
The orange dots on the lake’s temporary wood fence fade and should be touched-up
often
“Hillside” erosion on the right side of the lake could reduce Moran’s walking- bike path’s
width; new boulders appear to be stopping this problem: we appreciate this being
watched
Aqua paint vs beige on Moran’s toilet/shower “shed” would be a cheerful plus (we’ll buy
paint and rollers)
Added to Moran’s crosswalk flashing beacon flashing yellow lights set further back on
ECDr would add to alerting drivers to Moran’s multitudes of pedestrian crossings
Acknowledge crossing “desire lines”: widen this crosswalk as pedestrians walk outside of
it per its short yet extra distance from/to the parking lot
A recontouring of the beach’s steep and slippery entry/exit path would make it safer,
easier for regular users and allow more disabled folks to enjoy Moran too
Moran’s bike and walking path needs more visible signage
Vacant ECDr lot at Palisades: if the old very large eucalyptus falls it will go across ECDr
into 2 homes (how much have repairs to 3 homes already cost the County?). This
Monarch butterfly habitat area could remain protected by planting a combination of
golden rod, black-eyed susans, butterfly bush, cosmos, lantana, etc.
The ECDr/Moran/Palisades crosswalk is on a blind curve; as many cars speed it is rarely
used (beacon or not); moving it closer to Anchorage would increase usage
Toilets – Showers at Moran Lake, 32 nd @ ECDr and the Hook
3
In constant use these toilets and showers should be kept in working order and cleaned
at least 2x per day. On holidays, during surf constants and other events their use
increases by multitudes and could use cleaning 4x a day
Fire Prevention
Tall, drying weeds are in PPt’s bike lanes, street curb areas, along the Path, along 30 th –
41 st ’s rail tracks and on islands
Where viable, spreading rock salt in many areas could deter weed growth for a year+;
goats would also be useful weed control; reducing weed-wack time could save labor
costs
Presumably PPt’s fire hydrants are in working order
Vacation Rentals and Airbnb’s
This irritant of many PPt neighbors needs ongoing vigilance. Compliance should include
uniform VR signage posted* in front of all permitted units. A Next-Door post recently
listed CA cities abolishing or restricting VR’s – most replied: “get Santa Cruz on this list”
*perhaps at Airbnb’s too
Together let’s keep our PPt beach neighborhood safe and our vibrant vibe intact! In advance,
we thank you for your support.
Respectfully – SPPt’s Steering Committee: Jo Ann Allen, Kimber Blackburn, Patti Brady, Carin
Hanna, Glenn Hanna, Lowell Marcus, George McCullough, Padi Romero, Matt McMillan, Debbie
Shulman, Jerry Still, Marika Strauss, Kevin Walter, Vanessa Young (all PPt residents, property
owners and business owners
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