Planning Commission - Regular Meeting

Good afternoon, morning, evening, whenever you may be watching this. My name is Michael Aman. I'm an assistant planner here at the city of Oxnard. And before you right now is a city of Oxnard planning commission item for the April 16th, 2026 meeting. So the item in front of you is the seed, beauty, mezzanine, and parking reduction located at 1451 Vanguard Drive, PZ number 25-550-05. And this is a major modification. So just the project description. So, this is a request to legalize an existing unpermitted 7,400T interior mezzanine within an existing approximately 15,000 93T industrial building and an associated parking request and parking reduction. The applicant is proposing shared parking between the properties of 1301 Vanguard Drive, 1351 Vanguard Drive, 1350 Stellar Drive, 1401 Vanguard Drive, 1400 Stellar Drive, and 1450 Stellar Drive. So just for the project location, so it's located on the seed beauty campus within Oxnard. The general location is within the limited manufacturing plan development zoning district MLPD. And the building is located west of South Avenue and south of East Road with some smaller roads in between. So the general plan designation is going to be industrial limited ILM and the zoning designation is going to be limited manufacturing plan development zoning district MLPD. So for the surrounding land uses um essentially all surrounding land uses are very similar if not identical to the proposed uses. So the seed beauty campus um takes up the north and west of the property. So that's going to be all light manufacturing and warehousing as well as all properties to the east and south are going to be similar uses of light manufacturing and warehousing with some small office components and whatnot. So just some background on this project.

Um on July 14th, 1997, the Oxar City Council approved resolution number 9250 which upheld planning commission resolutions number 720 to 731. Those approved special use permit numbers 1231 to 36 and 1238 to 43 to permit the construction of 12 one-story industrial buildings. Um the subject property at 1451 Vanguard Drive was approved under SUP 1231 and resolution number 7020. Um, sometime in the past few years, an unpermitted 7,400 foot interior mezzanine was constructed within the 15,93 foot industrial building at 1451 Vanguard Drive. So, here are some site photos from the outside from both the south and east of the property. Um, here's a floor plan showing the interior mezzanine. It's a bit difficult to see, but it's going to be a essentially a floor within the building. It's a 7,400T interior mezzanine. And there's no proposed exterior site changes, so that is not included in the scope of this project. Um, so they do require a parking reduction as well as a shared parking agreement for this project. Um, just some background, the subject property of 1451 Vanguard Drive is required to have 90 spaces per Oxarn city code section 16-622 and that is based on the square footage allowances of the building with the unpermitted mezzanine. and there are currently only 41 spaces provided on the subject property. Uh therefore, the applicant is proposing a shared parking agreement with the surrounding properties as displayed in the table. Um there are currently 227 spaces provided between the properties and 268 spaces required per Oxarn city code section 16-62. Um because they're still not meeting that code parking requirement, they are requesting an administrative relief from

the city parking requirements. So just some uh a summary on the relief from the parking requirements. Um the applicant proposed a parking study which is in the attachments. Um but the applicant performed as part of the study a peak parking demand analysis for the properties included in the shared parking agreement in the study based on peak demand rates for small office and manufacturing land uses light industrial essentially as well as published in the IT manual institute of transportation engineers. Um, table three displays the peak parking demand forecasts for the properties included in the study and this is just based on square footages and number of employees. A number of the buildings are vacant. So they did the square footage calculations as shown in the IT manual. Um, table five displays a breakdown of the peak parking demand by an hourly basis and displays the peak parking demand in comparison to the supplied parking. So this was also similar as the analysis done in table three, but this includes stuff like peak time um as well as like actual employee data um rather than just like rates shown in the IT manual as well as stuff like um deliveries and whatnot. Um and again for sites subject properties that are currently vacant, the building area was used to determine the peak parking demand for said vacant buildings. And as shown in the parking demand um the peak demand is only 128 spaces which is significantly less than the 228 spaces provided. Therefore we've come to the conclusion that this administrative relief from parking requirements should be granted. Um in terms of environmental review um the pro the project is exempt from California environmental quality act sequest section 15301 class one existing facilities. Um the proposed modification is entirely within the footprint of the existing 15,93 foot industrial building. Um therefore does not trigger thresholds

in city SQL guidelines or exceptions to the exemptions. A notice of exemption will be filed as well. Um for public comment, so this project wasn't located within a general plan identified neighborhood. Therefore, a community workshop was not conducted for this proposed project. Um I have not received any comments as of yet. Um the notice of planning commission hearing was posted on site as well as the notice sent to the surrounding property owners. Um therefore staff recommends that the planning commission a find the project to be categorically exempt from environmental review pursuant to the California Environmental Equality Act SQA guidelines section 15301 existing facilities and adopt a resolution approving planning and zoning permit number 25-550-05 major modification subject to certain findings and conditions. That's all I have. Thank you.