Johnson Drive Corridor Recommendations

Map of Recommendations Created by the MCC:

Letter Sent to the Consultant and GPAC Members on 4/16/23:

Hello Matt and GPAC Members,

As promised, we have consolidated the additional community input into the attached map for Johnson Dr corridor.  Also, attached (see below) is the results from our community survey which received 76 responses.  They align with our original Executive Summary (see here), except a two-thirds majority of our community prefers a 3-Story maximum story height (as built, inclusive of any density bonus) while the MCC/District 6 Board concedes to a 4-story maximum, and we explain why below.   Furthermore, our survey shed light on new topics including TOD, moving the Metrolink Station, extending North Bank Dr through SOAR land, and design quality.   Here are the highlights of the survey results and working session:

• Do you support TOD (Transit Oriented Development) in Plan Area 3?  54% voted No, with 13% Uncertain.  Comments: Metrolink does not have any plans to increase frequency of train arrivals or departures. (They are not adding any more train runs.) Currently, only (3) early morning departures, and (3) early evening arrivals. No bus connections. Should not qualify as a major transit stop. Metrolink planning in future to concentrate on LA County, and does not plan to extend services at the end of the lines beyond existing stops. Additionally, much of the lot proposed for TOD in Plan Area 3 is within the 250’ buffer zone. Conclusion: District 6 residents do not support adding TOD (Transit Oriented Development) in Plan Area 3.
• Do you support keeping the Metrolink Station at its current location in Montalvo?  68% voted Yes.  Comments: Venturans fought hard to protect SOAR lands. Current location is more accessible since its close to 101 Freeway.  Conclusion: District 6 residents support keeping the Metrolink Station at its current location in Montalvo.
• Do you support extending North Bank Drive through farm land protected by SOAR to connect with North Bank Drive at Montgomery Avenue?   59% voted No.  Comments: Venturans fought hard to protect SOAR lands.  Conclusion: District 6 residents do not support extending North Bank Drive through farm land protected by SOAR.
• Do you agree the Johnson Drive & Highway 101 on/offramps should be realigned to handle the additional drivers prior to the completion of the proposed 1,000+ housing units in this area?  95% voted Yes.  Comments: Traffic & circulation issues have been ignored so far in the GPAC process. Traffic & circulation should be tackled before or at least concurrently with Land Use.  Conclusion: District 6 residents overwhelming agree that the Johnson Drive & Highway 101 on/offramps should be realigned prior to the completion of the proposed 1,000+ housing units.
• What is the maximum number of stories that should be allowed for any new construction in the Johnson Drive corridor and planning areas?  65% voted 3 Stories.  Comments:   The community is recommending a 3 story maximum “as built” (inclusive of any density bonus) in all four planning areas.  Conclusion:  Although, our community recommends a 3 story maximum, our map and recommendations still show a 4 story maximum in an effort to bridge the gap between the already approved housing element and the desires of our community.
• Do you want new building’s design to reflect our unique Ventura character or are you okay with the modern building trend, similar to Oxnard’s Wagon Wheel at 101 & Oxnard Blvd? 88% voted Yes, concerned with design quality.  Comments:  Johnson Dr is many visitor’s first impression of Ventura.  Conclusion:  Our community is concerned with design quality and recommends all new development to reflect with Ventura’s unique character and charm.

Last, when you look at our proposed map, we combined elements of the 4 alternatives – base, core, distributed and expansion.  We also took some liberty in adding a few new elements (like road connections to improve traffic flow and circulations, new usage designations and specific plans).  Our notes summarize the following blanket requirements across all plan areas:

• No buildings to exceed 4 stories “as built” (inclusive of any density bonuses)
• Create transition zones for new development bordering SFR homes
• No housing built within 250’ of Hwy 101 (parking lots, office and commercial is okay)
• Designate a central park location where the most housing is proposed
• Eliminate all industrial zoning north of the Santa Paula Branch line

We are happy to meet with you to clarify any of our findings and suggestions.  Thank you for taking the time to consider our feedback!

Best regards,
Lisa Schilpp Gasaway, Secretary Montalvo/District 6 Community Council

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