MCC/Dist 6 Johnson Corridor Recommendation Notes for GPAC 03-21-23
Design is important for all new Johnson Drive area development and should fit the Ventura character and look. Johnson Drive being the gateway into Ventura from the south should be aesthetically pleasing and functional, as this is the first impression visitors have of our community. We don’t want to look like an extension of the Wagon Wheel development in Oxnard which is too tall, too dense, buildings too close together, cookie-cutter clones, buildings too plain and stark. Furthermore, Wagon Wheel seems to have failed in attracting businesses, as most of the ground floor retail spaces are not leased.
Given the complexity of this area, being a rich collage of residential, commercial, industrial, railroad, freeway access, roadways/traffic circulation, and so on, we propose further discussion and collaboration with the GPAC members to handle all of the delicate intricacies.
Our Executive Summary below highlights the highest priorities, consolidated from input from our community during public meetings and through postings on Nextdoor. We support parts from each of the Johnson Drive designations; Base, Core, Expansion and Distributed (even though we used the picture of the Base map above), but none in their entirety. Also, there are new questions we are posing to the community, such as moving the Metrolink station and the potential for related TOD development, and we’ll continue to share further feedback as it develops.
Executive Summary
1: Traffic and Traffic Circulation:
Before any building plans are finalized, create a Traffic Circulation Plan for the Johnson Area thatcreates/provides a road network for the entire area, especially the Johnson Drive Corridor, that ensures it can more than handle the
planned growth and density. Our support for any planned growth in this plan area is contingent on this. Have a plan to resolve the traffic issues first before (or at least concurrently with) approving the land use changes. The plan must fully mitigate current and prospective traffic issues. A critical item that must be resolved is the currently very dangerous intersection where the northbound 101 Johnson Drive offramp/onramp intersects with North Bank Drive and Ventura Blvd. A solution must be found, even if it requires some roadway realignment or alterations to traffic circulation patterns. Second, the southbound 101 Johnson Drive onramp backs up during rush hour with the current traffic load and comes to a complete standstill nearly weekly when a truck with more than 3 axels gets stuck in the onramp that’s shaped like a corkscrew. Similarly, the traffic flow along Ventura Blvd. (frontage road north of 101 Fwy) between Victoria Ave and Johnson Drive (North Bank Dr) must not create bottlenecks at either the west of east end of Ventura Blvd, or on the freeway itself. Emergency evacuation routes for all of East Ventura will flow through this area and must be considered.
2: Sensitivity to and compatibility with adjacent Residential Neighborhoods, especially Single Family Residential is critical.
A key issue here is the heights/stories of proposed buildings. Where proposed new buildings approach nearby existing residential, it is our strong advice that the new buildings “taper” down in height as they approach residential to not negatively impact the quality of life and value of the existing homes.
3: Height Maximums and Setbacks:
No building throughout the plan area should exceed four stories in height (4-story Maximum) and lower stories/heights are warranted when tapering into exiting residential. In order to maintain “eyes on the street,” one of the key elements to walkable neighborhoods, this height maximum should not be exceeded. Since traffic and traffic circulation is already an issue, there is no need to exacerbate the situation with even taller buildings that create even higher densities, and the resulting greater traffic problems. Additionally, adequate setbacks for housing units should be established for the safety of the residents, their children and pets.
4. Save and support the rich bounty of existing small businesses and encourage growth.
All 4 zones have thriving small businesses that support our community and beyond. Come up with a cohesive plan that would boost/give facelifts to existing businesses and incentives if relocation of any small business is necessary. Look at what the City of San Clemente has done for the Los Molinas Business District to encourage growth of small businesses and expanding the City’s tax base. https://www.sanclemente.org/department-services/business-services/business-liasion-program/los-molinos Also, take the example of the Santa Barbara Funk Zone. We support mixed use with lofts above art studios and galleries, wineries and breweries which equates to increasing job opportunities for working class and creative people.
Extended Notes
- Solve 101 FWY onramp/offramp issues (re-align roadway and traffic circulation patterns as necessary) before or simultaneously with any new development. Add at least one more lane on Ventura Boulevard to allow traffic to safely turn into existing businesses.
Developer’s could contribute to a traffic mitigation and infrastructure fund. - Require a minimum 250 feet buffer between the 101 Fwy and any Residential use to minimize exposure to air pollution from the freeway.
In the 250 ft. buffer, uses that expose humans to air pollution for shorter durations, such as Commercial, Office Space, or a parking lot (even for residential) could be acceptable uses. - Keep the Montalvo Metrolink Station at its current location in Montalvo. It has historical significance and its conveniently located close to the freeway to serve anyone in Ventura. We oppose moving the Metrolink Station eastward into the SOAR protected area. The MCCDistrict 6 Board is still soliciting input/feedback on the proposed high density, very tall TOD (Transit Oriented Development), Mixed Use (first story commercial, residential on upper floors) adjacent to and south of the existing Metrolink Station. If TOD development were supported by our community, it would still need to not exceed 4-Stories in Height (Mixed Use 2) overall, and not to exceed 3-stories in height (Mixed Use 1) where directly across the rail line from existing residential (currently east of Katherine St).
- Create a central space and park to be the heart of the community. During the pandemic, we witnessed the use of the Montalvo Hills Park increase dramatically, including Chi Gong, Dog Training and Zumba classes, sports camps for kids, dog walking, kids scootering, playing basketball and so on. Let’s facilitate the same amenities for the Johnson Drive Corridor by designing into the plan a central destination location for a park and services, like restaurants, grocery stores and entertainment, all located within a 15 minute walk of the new housing units.
- When adding residential units, must include parks and ample green space acres/residential unit added for outdoor activity, dog walking and play areas for younger families.
- We do not support extending North Bank Road through SOAR land, due to the likelihood of encouraging further development of that land.
- Make informed and careful decisions about mixed use, in particular which type of businesses are below residential. Age demographics and affordability should be taken into consideration when it comes to nature of businesses below and the residents noise tolerance level.
- Montalvo has numerous small businesses (including automotive, skilled crafts and construction trades). Instead of displacing them, let’s support them! Montalvo Elementary School is an Arts Academy, so the creative culture is formed here from an early age, thus our suggestions for including art galleries, lofts and studios as a part of the mixed use plan. Branding this area as The Montalvo Arts and Trades District could help struggling businesses thrive which in turn would increase tax revenue for the City
Montalvo Community Council, District 6 