Planning Commission - Regular Meeting

Good evening everyone and welcome to the city of Oxnard Planning Commission for Thursday, March 5, 2026. This meeting will come to order at 6:01 p.m. The public may view the meeting at home on the city's website, Spectrum Channel 10, Frontier channel 35, or on the city's YouTube website. To participate in the meeting, the public may provide comments to the planning commission via email at planning@oxnard.org, no later than 5:00 p.m. on the day of the meeting or through the city's website at oxnard.org/city-me or call the planning division office at 8053857878. Additionally, those wishing to speak can dial the phone number listed at the bottom of the screen, follow the instructions to access the meeting, and press star 9 to raise your hand, indicating your intention to speak on the agenda item being discussed. Madam Secretary, can we please have the roll call?

Chairo, present. Vice Chair, Dr. Stewart, present. Commissioner Dr. Lopez, present. Commissioner Nash, present. Commissioner Schuli, present. Commissioner Barca present. We have a quorum. Thank you, Madam Secretary. We will now move on to the pledge of allegiance. Vice Chair, Dr. Stewart, will you kindly lead us in the pledge of Please rise for the pledge of allegiance. Put your right hand over your heart. Ready? Begin. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

You may be seated. Thank you, Vice Chair, Dr. Stewart. The next agenda item is C. Public comments on items not on the agenda. At this time, a person may address the planning commission on matters within the jurisdiction of the planning commission, including information consent items and anytime not appearing on the agenda. The planning commission cannot take action on any item presented during public comments that is not on the agenda, and such item may only be referred to the commission secretary. Persons wishing to speak on public hearing items should do so at the time of the public hearing. Madam Secretary, are there any public comments for items not on the agenda? No, chair.

Thank you. Next is section D, consent agenda, approval of the minutes for December 4, 2025. If there are no corrections to be made, a motion is in order. I'll move the uh action to approve the minutes as presented. Thank you. Moved by uh moved by uh Vice Chair Dr. Stewart. Is there a second? Second. Seconded by Commissioner Dr. Lope Lopez. Um, if there's no deliberation, Madam Secretary, can we have the roll call, please? Madam Secretary, can we Oh, sorry. Yes. Vice Chair, Dr. Stewart, I. Commissioner Lopez, I. Commissioner Nash, I.

Commissioner Schuli, I. Commissioner Barca, I. Chair Ojo I. This motion passes. Thank you. The next agenda item is E. Nominations and elections for the chair and vice chair to serve for calendar year calendar year 2026. I will first go to staff if they have any comments before we proceed. Mr. Pearson or Mr. Zerugosa. Hello chair rajo and commissioners. At this time staff does not have any additional comments but we're here if there are any questions. Thank you. Thank you very much Mr. Pearson. At this time, are there any nominations for chair? Yes, I nominate the current chair, Commissioner. Second by Nash.

Uh, the nomination is for Commissioner Ajo by Vice Dr. Stewart. Seconded, not needed by Commissioner uh um Nash. Um, are there any further nominations for chair? Any further nominations? Seeing and hearing no further nominations, nominations are closed. The vote is on the election of Commissioner Ajo as chair. Madam Secretary, can we have the roll call, please? Commissioner Dr. Lopez, I. Commissioner Schuli, I. Commissioner Nash, I. Commissioner Dr. Stewart, I. Chair Arjo, I. This motion passes.

Thank you very much. Uh, thank you, Madam Secretary. Okay. Uh, nominations for the vice chair are now open. Are there any nominations for vice chair? Commissioner Dr. Lopez. I'd like to nominate Commissioner uh, Vice Chair Stewart if he's willing. Thank you. We have a nomination for Vice Chair or Commissioner Dr. Stewart. Are there any nominations for Vice Chair? Seeing and hearing none, the nominations are now closed. Uh, Madam Secretary, can we have the roll call, please? Commissioner Nash. Hi. Commissioner Schuli. Hi. Commissioner Barcenna. Hi.

Uh, com Commissioner Dr. Stewart I. Commissioner Dr. Lopez. I. Chair Arjo. I. This motion passes. Thank you very much. Uh, congratulations. Um, we'll move on to section F, exparte declarations for public hearing. item. Uh, please state any exparte declarations for the public hearing item. We'll move across the dis. Commissioner Nash. Uh, none. Thank you. Thank you, Commissioner Dr. Lopez. None. Thank you, Chair. Thank you, Vice Chair Dr. Stewart. None. Thank you, Chair. Thank you, Commissioner Schuli. None. Thank you, Chair. Thank you, Commissioner Barca. None. Thank you.

Thank you. And none for myself. The next item on the agenda is section G, public hearing. Agenda item G1, Avalon Home City Staff Jimmy Peltier, planning supervisor. Planning and zoning permit number 16-400-02 coastal development permit and 16-300-3 tenative map property generally at the northeast side of the intersection at Beach Comr Street and Harbor Boulevarded by West Fifth Street, Harbor Boulevard, Catamaran Street, and the Edison Canal. The project is a request to construct a 56 forale market rate detached single family residential dwelling unit development community park for the proposed residences. Preserve open space with a trail for public access. Parking lot for the preserve uh parking lot for the preserve open space area and subdivision of land on a vacant 38.33 acre property. The requests include certification of the proposed final environmental impact report and the adoption of the mitigation monitoring and reporting program which has been prepared pursuant to SQUA filed by property owner Oxner Dunes LLC Mike Marlo of Oxnard. Um per measure M a staff presentation has been pre-recorded and the link has been posted to YouTube. Does staff wish to give some introductory remarks?

Yes, thank you chair. Um, good evening planning commissioners. Um, we did receive some comments from the commissioners. Um, so I was going to address some of those in some of the I prepared supplemental slides tonight. Um, the project has been going on for some time. So, um, hopefully we can clarify some of the history and some of the other questions that um, came up on the environmental document. Um, tonight we we have staff available. The applicant team is also uh present and the environmental consultants are online as well. So we have the team ready for any other questions that have come up. Um so with that we do have um the supplemental slides. Um so generally to outline the the next slides um the these are related to the staff report and some of the contents within the staff report. Um so just to clarify the project description um the project is the project contains the 56 uh residential dwelling units along with the open space. We had some questions about the the surrounding area the neighborhood. Um so just to clarify there's no change to the development in the surrounding area the roads along Woolly Harbor Fifth Beach Comr for the most part are staying exactly as they are. There will be no improvements to those those streets whether it be widening um other intersection improvements such as a light or stop signs. um there those will stay the same um the same as the other properties surrounding the area. There are multiple property owners surrounding the subject site such as the city of Oxnard and other private entities. Those properties

will remain as they are. So there's no scope that would encroach within those properties and the city is not preparing um a project for the city properties. Um likewise to the Edison Canal. The Edison Canal is staying as it is and there are no improvements um proposed to that tonight. Um additionally, the subject site is uh was a former oil site. So the project is subject to all state and federal guidelines and standards including the Department of Toxic Substances Control. Um so should anything occur with on the site they are subject to those requirements and addressing any contamination if any. Um additionally questions on the project alternatives. The environmental document uh is required to provide alternatives to the project that was once proposed. Um the selection of the 56 dwelling units rather than the 65. Um ultimately was a a decision between staff and the applicant at the time to remove any of the variances that were proposed then with the alternate the other um project that was being proposed at the time. Um, and ultimately it's more compatible with the with the surrounding neighborhood as proposed today. Um, oops, sorry. And the inclusionary housing plan for the project. The in the staff report we outlined the pre-application that went to the city council with a request for the inloo fee. City council was not um

required andor um yeah required to make an action or take a final action on that. It is a receive and file report where there are discussions happening. Um after reviewing the the city council uh hearing from that time um it it appeared as though we could ask for the influ fee instead of in the inclusionary housing and the affordable units with this project. Um the the fee uh is is mentioned there that is as of today. Once the project is ready for building permit issuance, that fee is subject to change and will likely go up when that time comes. Um, so the inloo fees, some some background to the inloo fees, the city housing department uses those in combination with affordable housing projects to to fund and facilitate developing other affordable housing projects throughout the entire city, not just within this area. Um, the commission can remove that inlue condition. Um it is attached to the coastal development permit resolution and uh ultimately is the decision by the commission tonight. However, the inloo fee um can also be reviewed by the city council because the tenative map is going to the city council after this hearing. Um and staff will likely also bring the coastal development permit as a project as a whole for the city council to review. So the inloo fee can then be reversed should the commission change that condition tonight. Um

some further clarification on the zoning and local coastal program policies. Uh the local coastal program um contains very general um policies and programs associated with the coastal zone. Everything from public access to the coast, recreation, land uses, and all new development, whether it's residential or industrial. And these themes are still consistent within the Coastal Act today. There have been updates over the years to the coastal act and the city will um subsequently update our local coastal program which is in progress right now to reflect some of those changes. However, the themes of the local coastal program are still very much in play with the state today. Um and the northern portion of the property is zoned uh resource protection and will remain resource protection um because the project is tied to mitigation measures um and conditions of approval that will then restrict the land to preserved open space and those are conditions of approval within the tenative map resolution. the environmental document. The squa squad generally looks at projects um the impact from the project on the environment and not the environment's impact on the project. So there were some questions about outside factors uh that may impact the project specifically but that isn't how SQA necessarily reviews the projects generally. Um the cumulative impacts um as example uh can be reviewed together if there are certain projects that may not have an

impact individually but together could cause um a a significant impact. Um but we look at the citywide project list that the that the planning division maintains and keeps and updates quarterly. So those projects are taken into consideration when we are reviewing and analyzing the environmental impact report. Um the mitigation measures identified in the environmental impact report um are listed as follows. There are some questions about the air quality and um and the transportation which I'll get into the next slide. But the air quality mitigations and um analysis essentially are measured from a general area rather than sight specific because air moves throughout the city. there's offshore winds, so it will push um to different areas throughout the city. So monitor a monitoring station that is six miles away is still relevant to the project um because again the air quality isn't measured for one specific area. It's measured from a general area. The questions about vehicle miles traveled, VMT. VMT was identified within the recirculated draft environmental impact report. Um because in 2020, SQA required environmental impact reports to look at VMT rather than level of service, which was um the the way the metric to use uh for projects. um and how to review the transportation element

of a SQA document. So, the vehicle miles traveled, the map here shows um what it is for the city of Oxnard. Um it might be hard to see, but the red area, the red are already above the countywide average established by the county. So those red areas mean that people are already driving more miles to things um like services, commercial areas, um any other basically anything that you do throughout the the city or um area you have to drive to. So those areas have higher uh VMT um including the project site which I have starred there. What would the the goal of VMT is to reduce greenhouse gas emissions and reduce the number of miles traveled um to to reach those goals. Um the project doesn't contain any commercial component that would then potentially implement additional transportation programs. Um there are no nearby bus stops for transit enhancements to again encourage use of transit and al alternative modes of transportation. Um the area is also not within a a very urban area which would then shorten the travel dis distance to to goods and services. Um so this area regardless of the project is already above that average for the county. Um there are some uh transportation demand management strategies that are included as

mitigation measures already within the report. um that included the bike parking on site and um connection to the bike lanes and providing a class three bike lane. Those are TDM strategies that are included as transportation mitigation measures. However, they are not enough to reduce uh the significant impact. Therefore, that's why we have the significant impact and the s the um uh statement of overriding considerations for review. Um there there are a lot of other uh data points that go into this, but I think the visual of the map really helps show that there are portions of the city that just generally already have higher vehicle miles traveled. Um, okay. The that's all for staff's question or for commission's questions and staff's answers. Um, so we can proceed with other questions. Thank you.

Thank you very much, Miss Pelter. And I greatly appreciate the answers to the questions uh also before this meeting. Um, with uh at this time we'll have the applicant present. at this time. Um, and uh, you have 15 minutes at your pleasure. Thank you. Oh, thank you. There we go. And we do have a PowerPoint presentation. We'll queue up here. Um, I'll be level with because the clock is starting already, but I don't know. Well, hopefully I don't need the whole 15. Okay. I'll be flexible at the end if it gets there. Thanks.

Thank you. Okay. Thanks. Um, good evening everyone. Uh, Tanner Shelton with Sandbell. It's, uh, great to be in front of you all this evening, commissioners. Uh, tonight I'm here on behalf of the, uh, Oxnard Dunes Company, uh, for the proposed Avalon Homes project. As, uh, Jamie and city staff mentioned, uh, we're here tonight for a coastal development permit and a tenative track map for the proposed project. Um the ultimate result of that is 56 units of single family condominium homes and a approximately 29.5 acre uh public open space nature preserve. Uh before we really dive into things, I wanted to give a brief history of how we got here because I know it was a question the commission had and it's also just provides some context for the journey we took to get here. So um the Oxnard Dunes Company is a subsidiary area. at the Oxnard Shores Company, a long-standing local Oxnard development firm that their history goes back in this part of Oxnard to the 1960s with various developments in in this part of the city. Um, Oxnard Shores company over the years had considered multiple, you know, planning proposals for the site, but ultimately in 2016, they filed a planning application for the 65 unit project. Um, that was the primary project that was presented uh in the EIR that you uh reviewed as part of your staff materials. um that was filed in 2016. Uh the application was deemed complete and it underwent that initial round of environmental review 2019 to 2020 uh circulated for public comment in 2020. Um, in 2021, the applicant, uh, as Jamie mentioned, decided to revise the project to consist of the 56-unit project. And as Jamie touched upon, the the driving factor for this was the original 65 unit consisted of a attached townhouse product and a single family product. In order to make the attached townhouse product work on kind of this crescentshaped area of the site that we can develop on, we had to request a

variance for a front yard setback. And after consultation with staff and you know going through the initial EI process uh we came to the conclusion that it would be more appropriate to not pursue that variance and to transition the project from a 65 unit project that contained an attached product to a 56-unit project that was exclusively detached single family homes. And so we no longer uh need the variance nor are we requesting one. Um that project was filed with the city in 2021. Um in 2023 that application was deemed complete. Um since SQA law had changed since we initially filed in 2016 and then were reviewed in 2019 2020 uh city staff uh came to the conclusion that the ER needed to be re-evaluated under current SQA guidelines and recirculated for public comment. And that occurred in 2025 and we're here today with you in 2026 uh to go through the public hearing process. Um really brief background on the project location. As as you know, we have a split zoning designation and split coastal land use designation on the site. The northern 2/3 of the site, I'll call it, it's actually more than 2/3, it's roughly 75% is resource protection zone. Uh the coastal residential zone is approximately 8.8 acre area in the southern portion of the site kind of crescent shaped um generally uh bounded by fifth to the north uh harbor over to the west. the existing homes along Katamaran to the south and the Edison Canal over to the east. Um project summary, as I've already touched upon, um the project does consist of a subdivision that creates three residential subdivision lots. Um this is a condominium project. We'll talk about that a little bit later. They're condominiums, but they're detached and they live like a single family home. Um there's two community amenity lots totaling a little bit under half an acre. um two private street and vehicular circulation lots totaling approximately 2.34 acres and then the

two open space lots in the north that'll be permanent open space. Um 56 residential dwelling units as previously mentioned, detached single family condominium units. So the the units are on common lots, but they're condominium based. Uh everyone will have their own backyard. It'll live like a single family home. We have some imagery explaining that a little bit later. Um the project is served by a private street but that private street has a public easement over it that allows members of the public to utilize it. Uh we have a community park for project residents and a community garden and then the 29.58 acres.

Um really quickly as I mentioned you can see the two conservation lots are in the 77% of the site that are the resource protection area. The rest of the site is R2C and we have a small right ofway dedication to the city of Oxnard around kind of the knuckle of Beach Comr and Dune Street. Um this is the residential site plan as as you saw in your materials. Um the TAT single family condominiums you can see the private uh roadway with a public access easement uh for vehicles and pedestrians. The initial project that was actually proposed in 2016 was actually a gated community project. After consultation with the community and going through the community workshop process, it became apparent that the community and the city and and ourselves as the development team really wanted this to be open and accessible to the community. So, we transitioned away from that um gated development approach and instead are going with a private street that has full easements over it for pedestrian and vehicle circulation to the broader public. Um there's a private pocket park in the corner of the site. When you're looking at the site plan there at the roadway, uh the homes on the right side of the street, that would be the eastern side of the street. There's an approximately uh 2 acre pocket park there. Uh that has community amenities such as a tot lot uh playground for for small children. Um community garden and picnic space. wall. This park will be owned and operated by the HOA and there will be signage posted saying that it's for project residents. The park is not going to be gated in any way, but it is privately owned. I do want to make that clear uh for that component of it. Um we believe this proposal provides improved neighborhood circulation. We're completing what city plans have envisioned since the mid 1970s to bring Canal Street around and connect it over to Beach Comr. We actually will be abandoning an existing city stubout

that's located a little bit to the north of where our street is showed tying in on the left hand side of that site plan. That's because after consultation with the city engineer, we believe that we could come to an alignment that was safer for the community by moving that intersection uh away from the knuckle at the corner there. Uh and the project is compliant with all applicable objective zoning standards regarding setback height regulation and massing. Um this very quickly shows the architectural design. Uh it can best be described as coastal contemporary architecture. Uh the product is all two stories and does not exceed 24 ft in height. Uh all units have a twocar garage. Um the units are arranged in these uh clusters uh I guess is the best way to describe them off of a common driveway. This is a pro a prototypical example from our site plan. Um, each unit has its own garage that takes access off of that common driveway. And every unit has a backyard. Those backyards, uh, are roughly at their smallest, about 1,000 square ft. So, these are pretty substantial backyard areas. Uh, is going to feel and live a lot like a single family home that would be on a standard fe simple lot would. Uh, but again, condominiums. Um, uh, we really tried to design the project to be compatible with the character of the existing neighborhood. Um, the Dunes neighborhood has a a wide variety of triplex, duplex, and single family homes. So, we kept that in mind and really wanted to keep the development consistent with all the applicable R2C zoning standards. Uh, and we've summarized, you know, our compliance with the front yard setbacks, rear yard setbacks, um, off- streetet parking. Uh, every unit has two garage spaces. We also have visitor parking in two allocated parking areas as well as on street parking on that private street that serves visitor parking. Um, we also thought it was really important to continue the streetscape that's present

in the uh Oxnard Dunes neighborhood and carry that over into the proposed development. So, keeping a 36 to 40 foot wide road with a sidewalk and a parkway on either side that is consistently carried throughout the new Canal Street extension. So, it's going to feel like part of the neighborhood. Um, I really want to touch on the open space because this is a really exciting part of the project that we're really excited to be able to deliver to the community of Oxnard. Um, the project consists of 29.6 29.58 technically uh acres of permanently preserved deed restricted open space. So, as a condition of approval, there will be a deed restriction on this property setting it aside for all time in perpetuity to be open space. Um, the uh open space will be publicly accessible. Uh, it will contain a secured parking area located in the uh near the knuckle of Beach Comr Street where Beach Comr and Harbor Boulevard intersect. That parking area will be um secured. So, it will be closed at night. It'll be open to the public during daylight hours roughly from dawn to dusk. That might vary slightly, but that's the general idea. Um, there will be a halfmile nature trail through the uh the dunes habitat area, so folks can have the opportunity to experience this really uh unique and wonderful habitat uh directly. Um there's also a smaller ADA accessible loop trail, which is kind of that smaller loop. Uh you can see the big loop on the plan, but down down in kind of the bottom left corner there's a smaller loop that will be an ADA accessible loop anticipated to be kind of like a boardwalk plank style where folks with um accessibility challenges uh can can still be able to experience this unique area. Um the intent uh in terms of ownership structure for this uh 29.58 acres, um we're going to be donating the land. Our our first offer is to the city of Oxnard. In the case the city of Oxnard does not want the property. Um it would be donated to a

qualified land trust. Um you know someone like the Nature Conservancy or the Ventura Land Trust. We haven't identified specifically who that is yet, but it would be required to go to that. In the case we aren't able to donate the land, it would be reverted over to the HOA. The HOA would own and manage that land in accordance with the conditions of approval that are placed on the project. Um, this is just an aerial of kind of showing you how vast this habitat is. And the the elevation in these sand dunes ranges from about 50 feet above sea level all the way uh to about, you know, 14 or 15 feet above sea level. So, there's a lot of topographic diversity within that area. The the dunes are rather impressive. You can see them as you drive by on Harbor Boulevard. Uh, and these again will be permanently preserved. Uh and and that accomplishes a long-held goal to the city's coastal land use plan to set aside this area for for conservation and have it be open and accessible to the public. Um that's a good segue to the coastal land use plan. I want to briefly touch on that. Uh the site uh does contain mapped ESHA areas was was described in your staff report. Um they're not they're identified in the LUP as the northern dunes area. Um you can see on this exhibit here the red line is the northern extent of the R2C zoning and hence the northern extent of our development. We do barely clip approximately 091 acres of willow thicket which are considered esha. Um however the in consultation with the city's biologists our biologists and our applicant team through the squa process uh we believe there are mitigation measures uh to reduce those impacts to less than significant and those are listed there. most notably uh habitat enhancement and restoration at a 4:1 ratio. So any place we remove willows, we'll be improving them uh at a ratio uh on the project site uh degraded willow habitats that exist in the northern

project area. Um this just outlines some additional LUP consistency policies uh areas of LUP policies that were consistent with. I won't go into detail because those are outlined in your staff report, but we thought it was important to highlight uh the project's consistency with long-held goals in the city's land use coastal land use plan. Um overall, I just wanted to conclude with a a summary of project benefits. Um this project's going to deliver a 29.5 acre nature preserve, a2 acre pocket park. Um, we're going to deliver the extension of Canal Street connecting that long held. Those two stubouts connect the two points together to complete the neighborhood circulation schematic. Um, the provision of 56 units of single family detached condominiums, helping the city accomplish its housing element goals and uh construction of upgraded storm water and storm drain infrastructure that will benefit the neighborhood more broadly. Um, we support staff's recommendations uh as contained in the staff report uh uh before you this evening. And uh that concludes our presentation. We have several team members here available to answer any questions you might have. Uh we thank you for your time and your consideration of this project. Thanks. Oh, sorry. I didn't mean to do that. Sorry, commission. Uh thank you, Mr. Sheldon. Appreciate that. Um, at this time, uh, members may ask questions of the applicant and staff. If possible, please indicate who you are directing your questions to and if any, what documents and page numbers that you're referring to, commission, vice chair, Dr. Stewart?

Yes. I guess it's a mixture between staff and the applicant. Um, with all that open space that you have, is there going to be a dog park? There's not a dog park proposed as part of the current schematic. The important thing to remember about the 29 acres in the north that I want to be really clear about is it is really high quality habitat. So, the goal with those 29 acres is not to propose any sort of um kind of landscape development or improvements beyond the parking lot and the walking trail. The intention with that uh is to focus on the natural habitat.

Okay. Because I guess when I see in the report it says market rate which is not low income or low low income. It may be middle or upper income. Most folks in that level have animals, dogs and so that's why I asked the question. Yeah. Yeah, and it's a valid point and it's certainly something, you know, we can explore as we go through if there's the opportunity to perhaps uh accommodate that within one of the small pocket parks on site. We can look into that, but it's worth noting that each backyard is approximately 1,000 square ft. So, it's we're not talking your typical condominium project where you might have 200 300 ft of private open space. We're giving substantially more on this project. But, thank you. Okay, I have another question. Sure.

Uh bike trails. I think we said that these were class three trails and Oxnard has more deaths uh per year uh than homicides and all the others with pedestrians. And so my thoughts are is there any thought or was there to make a little bit of an improvement with the way the bike lanes are laid out you know so that uh you know people are a little bit on the safer side. I'll let city staff speak to the the broader bicycle infrastructure, but on our project site, we are proposing uh as one of the mitigation measures for VMT um bicycle signage and striping as as deemed necessary by city staff. Um I know that uh Harbor Boulevard and Fifth Street both have bike lanes, but I'll let city staff speak to any comments they have about broader regional bicycle infrastructure.

Okay.

Thank you, Tanner. Uh yes, as Tanner mentioned there, there's already existing infrastructure for bike bicycles on Harbor Fifth and Woolly. Um this is just connecting those those existing lanes to this community which would go through a a pretty mellow residential area. Um so the the mitigation measure from the transportation section to provide a class three is to again to improve connectivity to the existing um bike infrastructure that is more widely used. Um that will not be approve improved upon. Those will remain. Um but this is just to get people from the neighborhood onto those main bike paths.

Okay. And since we're talking about uh VMT uh we have this project which is what we're talking about tonight but also realize that there's some other projects coming online in the same general area real soon like so the traffic loading is going to go up and I know that it's nothing we can really do about but I guess I just have that concern and wanted to voice it and that's what I have for now. Thank you vice chair Dr. Surret. Any others from the commission at this time? Commissioner Nash.

Thank you, Chair. A couple of a couple of questions for you, Jamie. And and thank you for the report. I always enjoy reading a good report. So, reading and reading and reading. Now, there's always this struggle between what this planning commission wants to do with inclusionary housing, which is to build it on site, and what the city council wants to do, which is generally to take the money and later to build, you know, a more a larger project elsewhere. So, I'm just, you know, I'm just wondering what what our options are because I I I know that that the inclusionary um housing in in this case, money is being provided. Um so, at some point, I imagine that we'll have a discussion on that and make our recommendation to the city council. Um, and I kind of know how how that'll go, but is there in in in looking at the site map, it seems like those units could be very easily built along Harbor Boulevard. So, I'm I'm just I don't know if I have a question, but I just want to present that to to the planning commission to to at least have a discussion. Um, I think that's all that I had. I I I I I do want to add that uh again, this isn't a question, so it should should probably be saved for my comments, but there's is there anything that we can do about Harbor Boulevard because any because anybody who travels Harbor Boulevard, especially in the evening, in the early evening, knows

that it's just a it's just a nightmare. and we're going to have this project uh dump cars into it and we're going to have Northshore dump cars into it and it just seems like it's going to be a nightmare. And one of the questions I asked, are there any plans to uh add additional lanes to Harbor Boulevard? And and there apparently aren't any plans, but but aren't we just creating kind of a a monster here with with with Harbor Boulevard? And I don't I don't know if there's any answer to that. Just kind of an observation. Um the the project at one point in time did I don't I I don't necessarily want to say review but there was a proposal for a crosswalk and a s not a signal a pedestrian flashing light at beach comr across harbor. However, it was determined by the city's public works department tr traffic team um that this project wouldn't qualify to implement such measure. Um and that and and if that's just for the pedestrian crosswalk, then a signal is definitely not warranted there. Um but that was the only that was the extent of the review along Harbor. Um, Northshore is is a completely different project that was approved many many many years ago with its own improvements as as you all can probably see at Harbor and Fifth right now. Um, so those improvements again were approved a very long time ago with that development itself. This project just does not have the uh scale to uh implement new measures along Harbor. I it just seems like we're we're creating a huge problem for ourselves by

not being able to to address this this traffic issue. Um I I I do have a question. How will residents of Avalon be able to cross harbor to to to to the beach? Is is is there going to be a signal or a crosswalk or do they have to drive? There's an existing light at Woolly Harbor. So just a short walk up the street or down the street to to the ex the signal that does exist right now. Um so that would be the the access point to the beach. Okay. Thank you. That's all. Chair. Thank you. Thank you Commissioner Nash.

Commissioner Nash. Just want to add one additional thing in terms of the traffic. Just to note, this project will also be subject to payment of traffic impact fees which go towards um citywide improvements to traffic and circulation. So, while this project is not proposing any direct improvements, those fees that the project would pay would go towards um track improvements throughout the city. Thank you, Mr. Pen. Thank you, Commissioner Nash. Um before I recognize Vice Chair Dr. Ste, I'll look to the rest of the commission for this first round of questions. Commissioner Schuli.

Uh, thank you, Chair. Wanted to ask a question just generally um with respect to the um the portion of this project that would be donated uh trails either to the city as first preference or a land trust is second or the HOA is third. Can you talk a bit more about what those conversations look like? On what timeline would they occur? Has the city expressed interest? Um, yeah.

Yeah, I can provide the applicant's perspective first and then if city staff has anything to add, they're certainly welcome to. Um, I believe that's spelled out in the conditions of approval when that has to to those things have to occur. There are specific milestones spelled out in the condition as to when those have to be dedicated. If memory serves me correctly, the open space has to be publicly accessible and ready by the time that 50% of the units are constructed or occupied. I'm forgetting off the top of my head. perhaps staff can provide clarity on that because I don't have it in front of me right this second but there is a very clear milestone in the conditions and we will comply with that. Um in terms of dedication we have made it very clear to the city that we would love to donate this land to the city of Oxnard. Um uh I can't say that the city has um agreed to do that. Uh based on what I have heard so far uh I I don't believe the city is interested in that. So realistically, we're looking at partnering with a a land conservation entity to donate that land to

um Commissioner Schuli. So yes, while the conditions still have that option, so there's still time to kind of have that negotiation and that would happen um kind of post project approval and um prior to the map probably being recorded. So again, there's still some time to have that discussion. At this time there has not been a interest necessarily in the city taking on the responsibility for maintaining in um this open space area but again that is still there's still a potential that that could change. Thank you. And thank you commissioner commissioner Dr. Lopez. Do you mind if I ask it just a follow on? Please go.

Pardon my ignorance. I'm sorry. Are there land trusts that currently uh operate overseas space in Oxnard such as this? Um, Commissioner Shoki, so there are some, if you're potentially familiar with the Orman Beach area. Um, there's the Oberat plan. There is some uh like land trust type uh organizations down there. Um, I think it's like the Ventura County Land Trusts and there's a couple other groups and I sorry I'm blanking on their name, but there are those types of groups here in the community. I don't know if there's any that are owned in the specific area. So, in the Mandandalay kind of beach area, but down in Orand there are. Thank you.

Thank you, Commissioner Shoki, Commissioner Dr. Lopez.

Thank you. You know, I did have a number of questions that were subsequently answered through uh the applicant's uh presentation. Uh particularly around also the resource protection zone. Uh was curious who owned it, if it was the Oxar Shores Company, how it would be managed. Uh we just had that conversation. Uh and then if it would be a privatelyowned park, which I think is a conversation to to be uh um crystallized. Um so my only outstanding question at this point was more about the parking. I know parking is a uh headache for some uh and a concern for others. Uh so in terms of the plan, how many guest uh spots do you all have proposed? Uh and uh in terms of the street parking spaces that you mentioned uh and then there was uh I think you mentioned about the uh public parking for to access the open space uh but there was no mention about how many spots either. So

yeah certainly I can provide that clarification. So in terms of guest parking spaces which do not include the open space parking area just to be clear uh there are 61 guest parking spaces and that is in compliance with city code. Um in terms of the uh open space parking area, there are approximately seven to eight stalls in there uh as currently designed. Uh however, I do want to note that this is, you know, especially with that open space parking area, these are preliminary plans and certainly if there's a need to provide additional parking, that's a conversation we can have as we work through uh the improvement plan process. And follow up to that, the preliminary plans, you mentioned some of these other smaller pocket park recreation spaces, including for small children, you know, uh um on site um so connecting that to the open space and the open park, who would the HOA ultimately maintain all all three? And connected to that would any of those have any facilities like for whether you know for residents or guests uh water fountains or or I don't imagine any restroom facilities but uh there may be. So

yeah so the the the three common parcels that are in the R2C portion of the site that are that are kind of I'll call them developed parks. Um there are no restrooms proposed but they will be fully landscape and improved park facilities. Um there there will be amenities such as benches, picnic tables. Uh we haven't gotten into the level of detail of determining if there's going to be like a water fountain in the parks and stuff yet. We're just not to that point yet with where we are conceptually. Um but the idea is they would be program parks consistent with parks of similar character and similar scaled developments in Ventura County and in Oxnard. Perfect. Thank you. Yeah, that's it for now.

Thank you, Commissioner Dr. Lopez. Vice Chair Dr. Stewart. Uh yes, this is for staff. Uh I think how close is this site to our super fund site that's down there or did they clean that up already? Uh Vice Chair, Dr. Stewart, I believe you're referring to the site down in Orand the So this is um just pretty far away from that site. It's down in Orman Beach. Oh, okay. I thought it was a little further north than that, but Okay. cuz I know we talked about some toxic, you know, and I thought, well, geez, I didn't think it was that close, but then maybe I had it wrong.

So, there was reference to prior oil facilities that was located on this property, but the super fun site is down on Orman Beach or in the Orman Beach area. Halogen site. Is that Hico?

Yeah. Okay. And that's further down. Okay. Uh I saw that in the report it talked about uh coverage for police and fire and nothing was going to change but as I said earlier about some other things. We have more people coming in the area and so my thoughts are I know the DAC has reviewed this project. Has there been any concern about increasing police coverage there? And then I know that we have a fire department I believe at Channel Islands and Victoria area. Um, and I know the city tries to keep the response under five minutes. And so my concern is, is there enough resources down there to handle the new loading? I realize this. And then there's also the other projects that uh, Commissioner Nash talked about that are coming online soon, too. And so we're building that population up down there. Are we making sure that we have the resources in place for public safety to handle that?

Thank you, Commissioner. Uh, the projects are reviewed by both our our fire department and our police department during our development advisory committee meeting. Um, at that time it would likely come up to discuss the proximity to um life safety protection and needs. Uh, the project is 56 units. it is quite low in the in the scale of of projects and the the coverage for public safety was not an issue that was brought up during the review. Um it I guess that's the assumption that the there is adequate coverage for for this development. I do understand that there are that Northshore is also coming online, but again that was reviewed during its process and was adequately conditioned and mitigation measures were also included on that project um to ensure that safety was was considered. Um but for this project um it has adequate access for fire department. they have their conditions of approval that would ensure compliance with all the fire codes and fire safety. Um, and the police department um has assuming enough resources to to access this area in the need of an emergency.

Okay? And I don't doubt you at all or any of that. I just look as that as we bring on more and more, it's the straw that breaks the camel's back. So, this is a small project, but now it James brings a few more on and then the next one brings a few more on and you get to that breaking point. So, that's just my concern is that we don't hit that breaking point and that everything we're able to handle. And um I know that we do we did is this a chew mash area? Do we have um monitors for uh tribal and those kinds of uh things that are discovered in the digging and doing all of that? Has that occurred?

Uh the archaeology component, the cultural resources was addressed in the environmental impact report and there are mitigation measures for monitoring. Okay. So nothing was found. There were no issues. I I I read the report but I that's correct. Okay. All right. That's what I have for now. Thank you.

Thank you, Vice Chair, Dr. Stewart. Um, any others on the commission at this time would like another round of questions. I'll have mine and then you can have again another round just in case. Um, uh, for Mr. Shelton, I believe all my questions will be for you. Um, I'm going to reference a question first brought up by Commissioner Schuli. Um, and then I'll reference at least for staff to look at. I'm going to reference the first and third questions on our March 3 email and the last question on our March 4. Um, in regards uh, Commissioner Shoki brought up in regards to the open space um, just the 75% area that's going to be possibly donated. Um, I was wondering, um, when that decision was made, I was a little bit surprised that wasn't put somewhere in our report or, um, just anywhere in our description. It would be nice and a good way to have known that. Um, but I mean, I'm glad to see that if that does happen. Um, the donation. Um either way,

yeah, the the decision internally was probably made about uh and I'm going off of recollection here, but I'd say what two or three years ago, we had the conversation seriously about how we wanted to, you know, um handle that area because obviously you you have one of two options. either the HOA deals with it over the long term, which as you can imagine, that's one of the options on the table. But if the HOA does have to maintain it, it's more HOA dues for potential residents versus the ability to just gift the land to someone who is qualified to to manage it in a way uh that would really enhance the property. So, that decision was made probably about two or three years ago internally.

Then I'll follow up on that. Will I'm assume the residents will they know that there's going to be an increase? When would that donation happen? Would that be before um the potential residents would come in or could that come after? What would be the timeline for that? Um, you know, a lot of that is in flux and I and uh I'll defer to any members of my team who may have further comments on this, but I would imagine that that issue will be ironed out before the time residents are moving in because there's a final parcel map that has to record uh associated with this project. And uh by the time that final map is recording, it would be prudent for our team obviously to know what the disposition of that resource protection parcel is. um the opening up date of it as I mentioned is that 50% threshold in terms of that but obviously we would be identifying who the land would be transferred to um well before that obviously because it's you just don't flip a switch and this opens obviously there are there are improvements that need to occur in there

okay thank you um so uh like I said um my next three questions are based on questions that have already been given to staff either by myself or someone else again thank you very much staff. That was uh really really helpful to get the responses ahead of time. Um so I understand where this city is coming from in regards to responses to us, but I wanted to know um in case the planning commission decides to make any changes. I wanted to know um what the develop you slash the developer would think of um in regards to them. And so I I see that alternative 5 was um went with um the original had uh condo units and I was wondering why or you would prefer or stick with this alternative five of only single family residences. I understand that econom they're there are condominiums but they act like single family residences and if something were to change by us or city council why or why would you not be open to multifamily and like you said in the adjacent neighborhoods there were duplexes and triplexes.

Mhm. I think what it ultimately boils down to from the applicant's perspective is when you request a variance from city council, there's certain findings that have to be made about hardship and other things. Uh, as a land use professional, it was my opinion that that would make the entitlement process more challenging. And so, we elected to go with the 56 unit because, you know, a variance is a, you know, it's a discretionary request with very narrow findings that you have to make. and I we just did not feel that that was the most appropriate course of action for for this.

Thank you. Um I'm going to use this privilege and during the planning commission as a side comment to city council that um I believe that you should uh grant a variance if that ever happened, but I'll leave that up to the city council. Um in regards to um Commissioner Nash um brought it up in regards to the inloo fee and inclusionary housing. Um what if any um significance would that have to your development if the planning commission and city council um remove the inloo fees and um require the inclusionary housing as stated in our um what was it our ordinances at the 10% or if they happen to increase it to 15 or 20% as was suggested by a couple of those council members during that meeting that happened a few years ago. Yeah. Um our strong preference is whatever the inloo fee is to to pay the inloo fee and the rationale for that is um based on conversations we have had we feel that the six units inclusionary units that you would have to provide on the site when measured against what our total uh inl fee would be which is roughly $4.5 million. We feel that that money can be le better leveraged in other parts of the city to deliver more units. Uh in in my capacity as a land use consultant and this is just my personal anecdotes here to be clear. I work a lot with affordable housing providers, nonprofit and government affordable housing providers. And uh the financing for 100% affordable housing projects is extremely complex. And anytime a city can bring in L fees or other items to the table to help leverage state uh tax credit allocation projects for these 100% affordable projects. Um it it makes a massive difference in the ability to deliver those projects. So, it's it's our opinion that the six units that you could potentially get on this site

versus if we wrote you a check and you can leverage those to provide affordable housing uh built by developers who specialize in 100% affordable housing communities that that have a proven track record of delivering that that would be the most effective thing. So, that that's why we requested the inloo fee.

Yes. Um, I understand why that would be your contention and um, I guess we'll quibble with that a little, but I I understand your opinion. So, thank you for that. Um, and then my last question is in regards to um, well, I guess we're going back to the open space. I I get that you're saying that it's pretty open and um I then I would be slightly concerned in regards to quote to the question abuse and degradation by ebikes, motorbikes and trailbikes. Um end quote. I was wondering I see that the plan includes fencing signage. Can you just elaborate what that would include? It feels I don't know how significant that fencing and signage is. Um that's depending on what it is, it could or could not do anything in regards to that. So, thank you.

Yeah, the the perimeter of the property, it it's interesting because when you look at that that quadrant of area, Oxnard Shores Company is one of two or three land owners in that undeveloped area north of where we're developing. the Oxnard Shores property is currently fenced in by a chain link fence uh uh to you know ensure that uh undesired activities are not happening. Um right now there's no plans to eliminate that fence. You know that the exact details uh will be determined obviously as we move through final design. Um, in terms of motorized vehicles being able to get on there, the parking lot and the parking facility transition onto trails would have adequate bottloods and other design features that would prohibit a, you know, ATV or a dune buggy from being able to jump on the trail and, you know, go for a spin as would be standard commonplace at any, you know, facility. Uh, that that that is a concern at.

Thank you, Mr. Shelton. And I promise I won't ask staff, but I do have one question. Um, is it too small to require cuz Mr. Shelton commented or replied that there is a chain link fence. Um, I don't know if that's nice enough for that, at least from what I'm thinking of. Um, I know that Commissioner Nash on the Starbucks property on Oxner Boulevard required that um, strawberry or vines be covering the wall. And I was wondering, is this the opportunity for a commission to add a provision like that or would that come a little bit later or it's up to city council?

Thank you, chair. I don't think the vision or intent is to maintain the chain link fence forever. Um, as uh Tanner mentioned, the design of the open space area has yet to be determined. Um what we see here in the planning commission packet is a conceptual design. So as we move through the process, we can further fine-tune it and there can be conditions of approval from the planning commission as you see fit for the the type of project for the open space. Um if should you find it appropriate to fence it and include uh different type of fencing or vining or other vegetation, we would then have to review that at that time um when the plants come in for review which subsequently could modify this approval. Um because again the open space is preserved with its certain vegetation. We don't want to introduce another type of vegetation that's inconsistent with what's existing. Um the fencing is chain link. However, um again imposing a new fence type could further disrupt different areas because again as mentioned there are many property owners within this area. So to put a different fence type um around this subject property uh might not be the most visually consistent. Um right now the chain link is not as visible but again the intent I don't think is to maintain that forever in its location.

Thank you very much for that. Um Mr. Sheldon. Yeah I I apologize. I did want to correct one thing for the record cuz I checked my math and my number was wrong. The in affordable housing in Lou fee I misspoke. It's 2.45 million would be I I misspoke. So I wanted to just be clear for the record. 2.45 million would be on the current fee schedule but in today's dollars right by the time that actually gets built you pay whatever the fee is at the time. But I just wanted to be clear that I had misspoke earlier. Thank you. Thank you for that Mr. Mr. Shelton and thank you Miss Peltier. Um uh as of now commission um we're okay uh yeah commissioner Dr. a little bit

just to uh pull the thread a little bit on that conversation on the open space there. During the presentation, you said the idea would be that it would be open dawn, you know, to dusk. Any thought of I mean it's a big open space, right? So like I'm thinking about security or even public safety like would it be the responsibility of the HOA or or the whoever you know takes the donation or is it the responsibility of you know the police department?

It would be the responsibility compliance with the project as conditioned and obviously maintaining a property in an orderly fashion would ultimately be the responsibility of the property owner. uh we don't want to burden the city's you know public services in any way. Obviously if the city is willing to accept the donation of the land then it would it would be obviously a a city concern but under the uh scenario where it's donated to a qualified land trust or maintained by the HOA they would be responsible for the maintenance of their property.

So like I'm seeing the the one of the conditions under the police department 157 it says that there's going to be a gate entry access point right. So I'm is is it going to be something that can easily be breached or like I'm thinking like you know Oxar College Park where it's like you know a bar that opens and they pull it out during open hours.

Yeah. the you know again because we're an entitlements you know the think that the design is preliminary obviously we would work with the city's police department uh through the uh improvement plan process to ensure that whatever security apparatus is needed there they would have um my experience working with land trust is typically a land trust employee should it be donated to land trust would be responsible for opening in the morning and closing in the evening that would not be a city responsibility Uh if it's an HOA, it would be some sort of a property management entity that would do that, but we wouldn't be asking the city to open and close the parking lot for us. Thank you so much. Unless they take it.

I would also just like to add the dusk to dawn or dawn to dusk is a city um requirement. Yes. Thank you. Thank you, Commissioner Dr. Lopez. Uh Commissioner Nash, then Commissioner Schuli.

Thank you, Chair. Uh a couple of um questions for Jamie on uh condition number 29. It was mentioned well it reads before or during escrow the sale of property within the project developer shall give the buyers a document disclo disclosing in large type that it's adjacent to an agricultural area. Uh why wasn't uh the fact that uh this site also was um an oil field waste and drilling mud disposal site u mentioned even though it's been remedi you know fully remediated you never know what might pop up with excavation so I I I I think that you know in the interest of preserving this of of saving the city some some some headaches uh down the road if that that we should be as open and honest with the home with the home buyers as possible and including the fact that this was a uh a uh an oil field waste site. How what what what are your feelings on that? Is is that something that we can add to the add to condition number 29 or would staff like a break or go after other questions by the staff or or by the commission or would you like to respond now?

Yeah, I think we need a moment to discuss. I think we can alter it but I think we need to alter. Can I can I can I ask my second question and well and then we can go for a break. Sure.

Um it's is it's my this has to do with the Coastal Act. Now it's my understanding that the Coastal Act huge part of it is to provide coastal access to lowincome people. So, aren't we kind of subverting the act by allowing uh inloo fees to be paid rather than having u the inclusionary housing built on on on site? Did do you have an answer for that?

I'd say the coastal act is the the goal of the coastal act is to provide accessibility to anyone um within the coastal area. It's not exclusive to to lowincome residents. It's it's meant for everybody. Um the the the reason the Coastal Act was established in the 70s was to ensure that the entire coast of California was accessible to to anyone who was visiting from out of state, out of country, out of area to be able to find public access to use public beaches. Um, so the the idea that it was for lowinccome is not necessarily the intent of the coastal act. Um, there's a whole other uh goal for the state to achieve affordability within the coastal zone, but I don't think it's tied to accessibility to the beaches.

Okay. Thank you. Thank you, Commissioner Nash. Commissioner Schuli.

Uh, thank you, Chair. Uh my my question um is uh for the city staff and it's um with regard to uh this open land and trail space. I'm I'm just a little concerned and I may not be understanding. Um I'm a little concerned there's a game of hot potato going on and that um something could slip between the cracks here. Uh without city interest in taking ownership of this space and with only the hope of a land trust coming forward and no expressed leads at this time. Um and even uh in light of the expressed intent and good faith of the developer, uh do we run the risk uh that this open space goes neglected uh with its trails either not developed or not sufficiently set up for maintenance uh for an extended period of time? And if so, if if there is that risk uh to any degree, uh can we stipulate in writing um as part of this agreement that uh these properties uh could not be open, could not be uh put up for sale on the market until the project as a whole is complete.

Thank you for the question. Uh the concern was very relevant to staff in in deciding how we are going to condition the project. Um in the tenative map resolution, we have a condition to ensure that the recordreditdation and preservation along with the mitigation moni um mitigation measures from the environmental impact report that requires restoration due to the development of the residential area within the open space area. Um that mitigation requires at least a five-year monitor program along with restoration. So we are requiring the deed restriction on the open space to ensure that they are meeting the mitigation measures to restore those um the the vegetation that will be removed. Um the the homeowners association will be tied to this and again in perpetuity will have to comply with the the conditions of approval, the mitigation measures and this will all be laid out in the deed restriction. So legally obligated then through the deed restriction to maintain this open space area. Um we don't want it to fall into disrepair. We don't want it to be overrun. um with uh motorcycles or um have people abuse the use of of the open space. I think we see it as it is now um and it's it's pristine due nature and we want to keep that. So the conditions of approval that require them to do this before the map is is recorded. So this is again this is all paper. We're looking at this at the paper level before anything is done on the ground. So, this will be recorded before they even get their final map,

before construction starts, before anyone moves in. So, all of this will be established before that happens. Um, and again in hopes that the the CCNRs and the the conditions of approval of this entitlement, both the map and the coastal development permit are enforcable for the foreseeable future for the properties.

Thank you, uh, Commissioner Schuli. Uh, Vice Dr. Stewart.

Yes. Um, I know we may talk about this a little later on. Uh, and um, I know that Oxnard of all the cities in Ventura County have the greatest need for low and local low and low low income affordable housing. And so I understand we're talking about a requirement for them to have 10% and I can wrap my head around that and how many families that would take care of. But when we talk about $24 or5 million, you know, I guess my question is, and I don't know how to ask it or how to get an answer, how many people are we helping or what kind of money is that really a help or is it not a help?

Thank you for the question. Um that question was was posed to staff um about the the affordability component for this project and um planning manager Joe provided an example of a project that um leveraged those funds from inlies along with government funded for affordability through the state um to establish an 85 unit project. So that's just one example along with many other examples that our housing department works with some of the other projects that you that are constructed today. Um

excuse me. Uh without objection, we're in recess. recorded. So just everyone.

Wait, listen. Choose or pay later.

Good evening everyone. Um, as of right now, uh, we just have a health situation. We are going to be in recess until between 7:45 and 8:30 p.m. I'm giving staff and ourselves that big leeway. Um, so, uh, I apologize for those in the audience. Um, and if you're watching live, that's in the next 20 minutes to an hour. Uh, at least someone will be back with more news. Apologies to all in the public and online. Thank you very much. Uh, we're in recess. Bye. Uh uh we're in recess.

testing. Oh, thank you very much. Uh, the planning commission will come back to order at 7:45 p.m. Um, where we were is that we are going to get a response from staff in regards to one of the questions that Commissioner Nash posed. Um, and then after that, we'll go back to the commission and see if there are any um uh last round of questions. uh uh before staff answers, I'm going to ask uh Mr. Chow to introduce himself generally and his relations to the project and then to answer. So, thank you very much, Mr. Chowo.

Yes, absolutely. Good evening, uh chair and vice chair and commissioner. This is Tai Cho, assistant community development director and I have worked with Mr. Pier Joe Pearson quite extensively on this project as the primary technical lead from the technical side reviewing the tenative map as well as all the public infrastructures relating to this project. So I will be uh able to fill his position and answering any questions that uh I can uh as along my side here the um uh supervisor planner uh Jimmy Pelter. So, Commissioner Nas, concerning your questions about the disclosure of the oil field and related uh substance that may or may not be encountered at this project site, uh we need to be made it very clear that we the city do not have authority in that uh fashion to preempt or pre-speculate any of those contaminant that may exist. And if those contaminant were to exist, they need to comply with the department of toxic and control with the state. And similarly to many projects that are surrounding this area that is the same procedure that the CD is doing. So if we were to take that position and condition the project to disclose we are in therefore take jurisdiction over the state's regulation which is not we are not supposed to. So I hope that answered your questions.

Thank you Mr. Chow. Um any other uh commissioners uh would like to ask questions of either to the applicant or staff before we move on to public comment? Seeing none, we'll proceed to public comment. Madame Secretary, um is there any other public comment other than the one that I have right now? No, just the one. Thank you very much. Uh Mr. Felix Bob something. Um if you could um and you have three minutes.

Thank you. Um, so I I live at the dunes and um we've been trying to talk to the city for a while now. Um, the builder has been basically avoiding us to have a conversation with us, any meaningful conversation. They just they they take our emails, whatever, but they really have not sat down to talk to the community about our concerns. The city tells, you know, their halftruths and everything. Um the the main issue is when you asked about the police, the police doesn't really patrol our area because we're a safe community. So there's maybe one patrol car every two three days they come out. So the new the new community that'll be built, same thing will happen. We have one fire department that that that covers the shores, the dunes, one fire truck. They're adding they they just recently added 50 units. the 50 shoreline they added to it. They want to add 56 more units and 294 uh Northshore. No additional fire trucks, no more ambulances, uh no police patrols. We have one lane that goes on Fifth Street, one lane ongoing on Woolly. So, um all this traffic that's happening right now, that's going to get worse when that when that 284 units are going to be built. Um, we have really this we're basically an island and we have two lanes on on Harbor and one lane fifth and one one lane on on uh Woolly to exit the area. You guys are not going to expand the bridge on either side, Fifth or Woolly. So, the roads it's only one lane in and out. Harbor Boulevard is two lanes and um uh I don't think there's enough traffic study has been has been done

conclusively to show what major congestion will happen. The last study that I saw for the shoreline 50 shoreline and for this project was done in I think 2015. So it it did not account for all this new construction. The dunes before the 50 shoreline had with 50 50 homes now has 50 new homes and then 56 new homes can be added. Um again very congested citizens doesn't care. The city says there'll be little parks created by this new community and who's going to monitor those parks? The HOA. It's it's not going to happen. You know there's homeless problem that happens uh in our community. Uh they built camps on Fifth and Harbor all the time and this new open area will be done will be uh homeless will come in there. The HOA is not going to monitor the situation. No one's going to be monitoring the police only come out because there's only one patrol car we have to call. We have a homeless unit. There's only two people that are responsible for this area. I mean it's

Thank you, Joe. Thank you, sir. Um I'll ask one more time, Madam Secretary. Okay. Are there any public comments that came in person or online? No, chair. Okay. Thank you very much. Does the applicant wish to respond to the public comment? Thank you. And are there any closing remarks from staff either on the public comments or just in general? No comments. Thank you very much. The public hearing is now closed. We will now move on to deliberation. Commission members. Commissioner N.

Thank you, Chair. So, I'm disposed to approve this project, but there are some concerns I want to address. I am a little perplexed about our inability to warn the residents about the history of the site with the oil field waste. But I'll accept the explanation. I'll also accept the explanation about uh inluff fee and inclusionary housing. Although I would love to see uh affordable housing built on this site because I I that's just my preference, but I'll I'll I'll support staff's recommendation. I also understand the intractability of uh the traffic issue. I'm I'm very concerned about what happens in the event of an emergency like a dam break, inundation, earthquakes, fires, other natural disa, other natural and man-made disasters because there's just no way that these roads, Harbor, Woolly, Fifth, Victoria, the 101 that they'll just be gridlocked. I mean, you see it on a normal commuting afternoon. Throw in a throw in one or two accidents and and people aren't going anywhere. So, I wish I wish we could do something about that, but you know, wishing is a poor excuse for actually doing something. I I do want to raise two issues with my colleagues here and

uh it has to do with with with the wording and the eir itself and I think that uh you know for me words have meaning and uh history is something that you have to be uh cognizant of because as we all know if you forget history you're doomed to repeat So on page 4.4-2 which is which talks about the uh indigenous history. A paragraph begins the Chumash were heavily affected by the arrival of Europeans. And it's my it's my contention that this is disingenuous at best. Uh it was an active program of um genocide against the Chumash. And we should and we should acknowledge that in light of of current events uh in light of what happened to our Japanese neighbors in World War II. You know, we have we have to acknowledge these things. We can't we can't just use fancy wording to to to to hide from history. And I've already I've already composed a letter that I that I plan to submit to the to to the city council because ultimately it's their decision on how on how this language uh should be used. But I just wanted to bring this up. we the planning commission can offer a suggestion uh to the city council that hey, you know, we need we need to be honest and we need and we need to be forthright about about these things because I don't I think if you uh if you ask any Chimash descendant that that they that they uh that they're going to go, "Oh, oh yeah, we we we were we were heavily affected." know that the Gonatellia was a pro it was a program of slavery, force removal and ultimately genocide is that

because the Chumash lived on on land that the European settlers wanted and they the European settlers wanted to find a the easiest way to get rid of them and that was and that was through genocide. My my other issue is on page 4.7-1 under greenhouse gas emissions and climate change. And again, words have meaning. And I and I think our city council would would support this. And I and I I uh hope that the planning commission would support this. But the document reads, "The term climate change is often used interchangeably with the term global warming." Well, we're not we're not concerned about about icebergs. We're concerned about the effects of heat and that's glo then that's global warming. So I I understand that there's a that that that it's a hot button issue but the science has been decided. I you know I I I don't see why we have to bow to the science deniers and and and and we should be brave in this. We should say no it's not climate change it's global warming. So those those those are my two issues and and I would hope that we um could at least offer a letter of recommend a letter of recommendation to the city council that you know let's let's let's let's be honest and let's change our ERS where they actually reflect reality. So um I'll get up on my soap box now and I I I thank you chair.

Thank you Commissioner Nash. Are there any others from the commission at this time? Vice Dr. Stewart.

Yes. Um I know that we need houses in the city of Oxnard, you know, so I I realize that I get that. Um but I also have a major concern with the police and the fire resources. Uh you know, I I really have not taken the time to look into that. I probably should have. Um, and I know that there are houses there today, and I'm not aware of anything major that has ever gone over in that area, but the more people you have, the more, you know, something can happen. Um, so it does have me uh concerned. The traffic, you know, we experience on Oxnard Boulevard now. You experience that on Gonzalez. Uh, you know, it's just it's all over Oxnard right now. But when we have a medical emergency and we need to get through, that's going to be a problem. And so that concerns me. Not sure what we're going to do about that yet. That's what I have.

Thank you, Vice Chair, Dr. Suritt, Commissioner Dr. Lopez.

Thank you. Uh just some initial uh thoughts uh uh up to this point. certainly thank uh city staff present and those uh who have worked on it uh since it was first brought uh forth uh and proposed uh you know I'm I look at this item from the perspective of like you know just the housing stock and and our great need not only here but but everywhere right um I want to commend the creative design uh that was uh developed and and proposed uh with the current condo design I think it's uh you know, I'll say um just um a creative approach to to the land use um which I think we're seeing in other places and parts throughout the city, including with the bungalows here on Second Street. Um and so um I appreciate that that um you know being uh brought uh with this proposal here. the open space. I'll say that I've I've seen it work in other communities uh to great success and I'm sure that that could be uh ironed uh out um and I'm certainly open to the conversation on in lu fees or the inclusionary housing. So curious what uh my colleagues will have to to say in or uh you know propose uh when it comes to that. And uh let's see another point um that I'd be curious uh and and open to discussing. I know that with one of the I'll say more recent projects that was brought forth. I want to say it was maybe the Teal Club project. There was that conversation that point that the developer had brought up about offering a pre-sale period to current Oxnard residents of sorts. I thought it was the first time we had heard it. Um, and you know, I'd be curious to see, you know, what conversation we can have uh about that, but um that's where I'm at at this point.

Thank you, Commissioner Dr. Lopez. Any others from the commission at this time? Um, for uh at least for myself um uh in in general, I think I can support staff's recommendation with a uh with some preferred uh changes. um uh since uh my fellow commissioners Dr. Lopez and Commissioner Nash brought it up um just in principle and I think I've said this before that um I'm I'm not in favor of inloo fees just in principle um and so um I'm willing and even wanting to support an amendment to the um staff's recommendation to remove the inloo fees and include inclusionary housing. If anything, I'd like to increase inclusionary housing if we could, but I think that's already going to be a big get. But it's up to the planning commission whether we want to at least recommend that to the city council. Um, and so um I I don't know if I would recommend to put that within the motion and that we should probably debate it separately, but um it looks like at least for right now that there's at least three and so I'd support it either in the main motion or as an amendment. Um I I'm going to skip over the traffic and emergency and I ju I at least for me I feel that's a a usual problem and maybe a little bit more unique in this area. And so um if anyone wants to bring up something to further mitigate that uh barring uh voting down the staff recommendation um I'll be open to that. Um, in regards to the park and public reserve, um, I'm I really like how there's the option to um, donate it to the uh, city or to a public reserve. I'd like to just remove the option of

putting giving it to the HOA and that it has to be taken by one of the two, although I feel that's a little bit strict. Um, but then I feel that since this is a a PC recommendation to the city council, I'm inclined to remove that third option and let's see what the city council does. Um, and so at least for the inlue and affordable versus affordable and the parks and public reserve in in regards to having those options, um, I am likely if not including the main motion to propose those as separate amendments to staff's recommendation. Thank you. Um are there any others um on the commission wishing to speak on this matter? And if not, a motion is in order. Uh with no further deliberation, motion is in order. Commissioner Nash,

is there any interest on the part of the uh commission to suggest to the city council that those those those that that wording that I objected to uh be changed at this time if there's no objection

as far as far as the ind indigenous and the global warming. Oh. Um, you know, at this time, if there's no objection from the commission, we'll go, let's go into informal consideration. And so, we can be a little bit more loose in who gets called on. Um, I would just request that we just go one at a time, but you don't need to wait for me to call on you. So, I'm going start with Commissioner Nash and we can go on from there. If we feel like it's getting a little bit too rambunctious, um, then I'm gonna ask that we go back into regular order. Commissioner Nash,

I I think I've already stated, uh, eloquently enough what what what my, uh, wishes are, so I'm interested in hearing what my fellow commissioners have to say. And it's, as I said, even if we do nothing tonight at this level, I will submit a letter to the city council um with with those with those suggestions. Thank you.

Um yeah. Um I appreciate you uh bringing uh language um around these topics um to our attention. Um I agree words matter as well. I certainly agree with everything you had to say regarding the Chumash and the genocide. I'd support that. On global warming, I got admit I'm just a little confused and may maybe I've missed a part of that uh discussion over the years. I I think it's the most important issue of our lifetimes is what we'll be judged by a thousand years from now. Um I didn't know that climate the term climate change was controversial to me. it I thought it sort of encaptured I thought it captured the idea that there are temperature and climate extremes that are a result of the planet's warming. Um and that it was a that's right that global warming when when we when we used to use the term global warming regularly uh critics would point to severe winter storms and say well the planet's not warming it's it's look how cold it is and there was a snowball thrown on the floor of the US Senate for example. So, climate change was was a way of sort of capturing all the uh weather extremes that are a consequence of our warming planet. And I I I'm happy to use either term interchangeably personally, but but but I may be missing some part of that dialogue and I I agree it's an important issue. I appreciate you bringing it up.

No, I I I I respect your viewpoint. um we do tend to forget the effects of of uh extreme winter events because there's been this thing called bomb cyclones that that have occurred in the past couple of years that I don't recall ever happening. So I and and that's and that's an impact of the of the Gulf Stream dipping so low into the eastern seabboard and and that's absolutely the an impact of of global warming. So thank you for those comments.

Um okay, thank you. Um, I'm still unsure of what if commission wants to add amendments in the main motion. Um, if there's an objection, um, I'm going to suggest or make the motion on my own for staff's recommendation. I'll request a second and make amendments. And so, if I don't see an objection, I will be doing that now. So I move the uh staff's recommendation to adopt a resolution recommending that the city council certify the FBI number 2016 J01 governor's office of planning and research state clearing house and adopt and b adopt a resolution recommending the city council approve planning and zoning permit number 16-300-03 for a tenative map subject to certain findings and condition and adopt a resolution to approve planning and zoning permit number 16-400-02 to for a coastal development permit subject to certain findings and conditions. Is there a second?

Second by Nash. Seconded by Commissioner Nash. Is there any deliberation on the motion before us? Uh before we go into vote, I move to amend the planning and per zoning permit number 16-40002 to remove inloo fees uh and revert back to the affordable housing. Is there a second? I'll second.

Seconded by vice chair Dr. Stewart. Is there any deliberation on the amendment in regards to removing inl fees and putting in back the requirement for affordable housing? Seeing no deliberation on the amendment, the amendment or the vote is now on the amendment to remove inloo fees and add back in the requirement for affordable housing. I'll look to staff if there's anything more technical that we should do. Uh no, not at this time. We can move forward with that. Thank you very much, Madam Secretary. Uh, can we have a roll call vote on just the amendment? Chair Arjo, I.

Commissioner Nash, I, Commissioner Dr. Lopez, I, Commissioner Schuli, I, Commissioner Barca, I, Vice Chair, Dr. Stewart, I. This motion passes.

Thank you very much. We're back to the amended main motion which includes the removal of the inloo fees and moves back the requirement for the affordable housing. Are there any other amendments to the amended main motion as it stands looking to the commission? Um before we go to vote, I don't plan to make any other amendments um at this time. If we're good with that, we will go into a vote. Madam Secretary, uh, a roll call vote on the amended main motion before us. Chair Arjo, I, Vice Chair, Dr. Stewart,

I, Commissioner Dr. Lopez, I, Commissioner Nash, I, Commissioner Schuli, I, Commissioner Barca, I. This motion passes.

Thank you very much. Congratulations, and thank you. Um and thank you very much to staff. Um really appreciate it uh with all the questions before um and during um it was a great way to um start off our first planning commission for the year. So thank you very much. Appreciate it. Um and again thank you Madam Secretary for those series of votes. Um with no study sessions or reports on the agenda for section H business will move on to community development staff. I'll look to Mr. Chow if you have anything. Uh, Chair Rejo, uh, this is Tai Chao, uh, assistant director. Um, I do not have anything to report. I do want to let the, uh, commissioner knows that the community development is actively recruiting planners and engineers and we are looking forward for any qualified applicants to continue to apply and eventually join our team to process and look look at project and prevent present a staff report to you as always. Thank you.

Thank you. Um how many vacancies are you looking at or um is there a range or um is it filling vacancies or adding positions?

Uh filling vacancies. We continue to have a substantial uh um amount of vacancy in our planning division which I really appreciate our supervisor um planning here and joining our team. And we also have two engineering vacancies uh as well that has been almost out there for 2 years. So um we uh especially our our team uh especially the uh planners which I see the they're the front runners on our projects and doing fantastic work in providing you all with all the staff report that I sometime try to rub my hands around with. Thank you.

Absolutely. Thank you and definitely concur with um everything that staff us gives us in report um in the week before the meeting and of course during our meeting right now and on to city council. So appreciate it. Um since it's been a while u Mr. Zerugosa any updates from you? No updates. Okay. Thank you very much. Appreciate it. Um we'll move on next to section J planning commission business. Um planning commission. Is there any business to discuss? Vice Dr. Stewart. We have training coming up. Yeah. Thank you. I'll uh allude to that in my comments. Um any others from the commission at this time?

Yeah. So, um I I'll start off with that uh from Vice Chair Dr. Seed. As the commissioners definitely know, um uh but for anyone listening, um I am very excited to have another round, but in person, I did join with Commissioner Dr. Lopez back in 21. Unfortunately, it was just virtual, so we weren't able to interact with fellow planning commissioners, but looking forward to spending time with Commissioner Nash, so vice chair Dr. Stewart and Commissioner Barcenna uh down in Anaheim next week uh Wednesday through Friday. The program agenda is there. Um I know that staff already um already publicize uh that because a quorum is there that has to be publicly noticeable. Um I'll just additionally let uh um anyone who might be looking um in regards that because there's a quorum there that I um sorry to Commissioner Schulen, Commissioner Dr. hope is that, but I'm hoping to have some type of informal dinner or snack after on Wednesday night. So, in case the public sees us, we will not be talking about business, but just informally, um, getting to know each other. So, um, yeah. Um, so looking forward to that. Um, and thank you very much, uh, Madam Secretary, for arranging, um, everything that you needed to do. Uh, really appreciate it. So, um, I know that's fallen off the the what was it? our board um for various members of us, but I'm appreciate to everyone on the commission to responding. Um it was a little bit of a turnaround just with the holidays just to make sure who can and could not go. I don't know if this is the most amount of commissioners that have gone to a planning commissioner's academy, but um let's just say at least since 21 it has and probably in the foreseeable past. So um very much looking forward to us interacting with our fellow planning commissioners. Um, next is um I I really

want to thank um my fellow members for voting um vice chair Dr. Stewart and uh for sure myself as chair. Um, I greatly appreciate the confidence that you have in my uh, management of the commission and I'm looking forward still to making sure that the commission is um, it's going to be good for informative for the public so that they can make their well-informed decisions that the city council will understand where we are going into detail in regards to your staff reports. making sure that staff is not too annoyed with us and that we're treating them well and giving them the information and whatever else that they need um in as far in advance as they need. Um and that uh with our fellow commissioners um that we can disagree without being disagreeable um that uh I really like how that we're able to vote on different sides of issues and we're still able to talk before and after the meeting informally. So really appreciate that. Um and then we will have be having most likely um not guaranteed a seventh member of the planning commission. It was just noticed a couple hours ago um that the mayor has appointed a slew of candidates and so at least for myself and commissioner national the measure O will likely be having eight of our nine uh committee members on that. So, I'm appreciative on the quorum basis and for us whenever our next um commission meeting um assuming they're approved by council um they will be joining our next meeting. So, um if there's no further business Oh, Commissioner Shi.

Uh thank you, chair. I just wanted to briefly mention that uh I had a conversation with my mom earlier today and we were talking about a book by Michael Lewis called Who is Government? And this book uh looks at the bureaucrats who make government work. Um this particular book at a particular book at the federal level and the people whose work is whose work is overlooked and expertise is taken for granted. And I said, you know, there are people like that at the local level too. And my mom said, I know that guy Joe uh at the planning commission meetings. And my mom watches all of these. She's watching right now. I'm not embarrassed at all to say. and um she watch I like to think she watches uh because of me, but she's she's often just amazed at uh Joe's Joe's tact and expertise and of course that extends to other city staff as well whose uh answers to my questions this evening I appreciate. Um that conversation took place just a few hours ago. So I I I wanted to relay it and um appreciate uh your indulgence. Thanks.

Appreciate that, Commissioner Schuli. And um yeah, looking forward to uh Mr. Pearson uh coming back to our planning commission meeting and with any updates that he uh feels um should be shared with us and the public. So really appreciate that. Um I'm sure he hears it. If not, we'll direct him to the comments made at this time. Commissioner Nash. Well, I'm I'm I'm kind of jealous, Commissioner, because nobody nobody in my family watches me.

Thank you. And I I just wanted to say that even though it looks like we're very formal on this planning commission business, or at least I try to make it, um it was great to actually see all of you um since our last meeting in some form or fashion. Um whether you liked it or not, I greatly appreciated seeing all of you outside of our business suit. So um thank you very much. Um and if there's no lingering planning commission business and with no further business, the meeting will be adjourned. If there's no objection, uh, the meeting is adjourned at 8:18 p.m. Thank you all and good night. I'll do it again.