Tuesday, 6.6.17, 7pm
Lighthouse Church, 6200 Montalvo Dr
City Staff attended the public meeting on 6-6-17.
Several members of the Ventura Auto Center were also in attendance. Many questions were answered during a presentation by Neil Maguire. If you have questions or concerns you may direct them to:
Neil P. Maguire
(805) 659-6800 ext 217
This issue will go before the Planning Commission on
Wednesday, June 14, 2017, at 6pm
at Ventura City Hall, Council Chambers, 501 Poll St.
See Item Number 3 on the the Agenda here:
Persons wishing to address the Commission during the Public Communications period of the meeting should fill out a speaker form prior to the Commission reaching this point on the agenda.
Please send correspondence to the following e-mail address: firstname.lastname@example.org (deadline 5pm June 12th)
Development at the Ventura Auto Center has potential to impact our neighborhood in the near future. Located as little as a 1,000 feet from Montalvo doorsteps, and just on the other side of the 101 freeway, could be a new sign approximately 82 feet tall with an illuminated screen area approximately 20 feet high and 60 feet wide. In addition to this “New multiple-user electronic reader-board sign (freeway sign)” many dealer specific signs, as well as entry signs are being proposed.
How do you feel about this proposal? Please view the photos below, all of which can be found in the city reports, and let us know your thoughts by commenting on this post, or emailing the MCC at email@example.com
You can read all the details in the reports linked below.
Note: MND=Mitigated Negative Declaration. The is a type of environmental impact report that says that the Specific Plan will not cause a significant environmental issue because they believe they have (through specific requirements within the plan) mitigated (lessened) the environmental impact to an insignificant level.
From page 24 of the MND report:
The proposed 82-foot tall freeway sign would be thirteen feet lower than the identification sign currently allowed under the Specific Plan. The proposed sign, however, would have a larger illuminated screen area of approximately 20 feet high by 60 feet wide, compared to the currently allowed 23-foot high, 34-foot wide screen area. The screen would produce a new source of light for drivers on U.S. 101, nearby commercial businesses, and residential areas to the north of the Auto Center on the other side of U.S. 101.
The nearest residences are in the Montalvo neighborhood, approximately 1,000 feet to the north of the Auto Center, at an elevation of 102 feet. Further to the north, approximately 3,000 feet from the Auto Center, the elevation rises to 146 feet. The top and bottom of the sign screen would be at elevations of 164 feet and 137.5 feet, respectively. Although separated from the Auto Center by U.S. 101 (130 feet elevation), the sign would be visible from residential areas to the north, as shown in Figure 7. The screens, however, would be oriented towards the freeway and away from the residential areas, so there would be minimal light and glare from the screens directed at the residential areas.
During the day, the illuminated sign would create a minimal source of light that would blend in with the surrounding area. However, at night and during inclement weather, the sign would create a 1,200 square foot-area of light adjacent to the freeway that may result in light and/or glare impacts on views from the freeway.
Implementation of Mitigation Measures AES-1 and AES-2, below, which requires that the Specific Plan includes standards for the brightness of electronic signs and prohibits animation, flashing, scrolling, etc., and requires City approval of the sign brightness would reduce impacts for both drivers and residents to the north to a less than significant level.
POTENTIALLY SIGNIFICANT UNLESS MITIGATION INCORPORATED
AES-1: Electronic Sign Brightness. The Auto Center Specific Plan shall include the following standards for the Auto Center freeway sign and Auto Center entry sign:
• Lighting levels on the digital sign shall not exceed 0.3 foot candles above ambient light from a distance of 250 feet, as measured according to standards of the Outdoor Advertising Association of America.
• Brightness shall not exceed 800 nits (candela per square meter) from sunset to sunrise. At all other times, brightness will not exceed 7500 nits.
• Illumination shall be directed such that minimal light spill will occur on either side or the top or bottom of the sign face.
• A light sensor shall be installed with the sign to measure ambient light levels and to adjust light intensity to respond to such conditions. The light sensor adjusts the sign’s brightness in order to compete with ambient light. The darker the surrounding ambient light, the less bright the sign is.
• The sign shall not display any moving, flashing, scrolling, fading, brightening or animated text or video.
• Signage shall be controlled remotely and include remote maintenance software.
• LED lighting has a directional nature, and the projected viewing angle values for this sign shall be ± 30° vertically and ± 60° horizontally. Louvers shall be located above each row of lights to prevent light from projecting upward into the sky.
AES-2: City Approval of Brightness. Within 14 days of the freeway sign being operational, the applicant shall submit to the satisfaction of the Direction of Planning and Building the following information:
• A third-party test conducted after installation to verify that the billboard complies with the requirements not to exceed 0.3 foot-candle above ambient light at 250 feet from the face of the freeway sign. If the value exceeds industry standards, additional lighting output reduction shall be required until the 0.3 foot-candle requirement is satisfied.
UPDATE: May 8, 2017
Check out these articles to get the latest on the changes to the ADU Ordinance
You are receiving this email because you have expressed an interest in the City’s development of the permanent Accessory Dwelling Unit “ADU” Ordinance in Ventura. I anticipate a total of 4 updates or public hearing notices during the next 4-6 month process to adoption.
Public Outreach through the various community councils concluded during the first part of March. Lots of questions about different ADU scenarios as might apply to individual lots, how does building code requirements work for an interior “Junior ADU” versus a regular attached or detached ADU, and questions about the fees. The greatest feedback related to the owner-occupy operational provision with about a 60/40 split of folks opposed vs supportive of the rule. Staff anticipates this operational standard will be brought forward to allow the Planning Commission to consider it along with public comments both pro and con so that the Planning Commission can provide the City Council their technical recommendation as is their role in advising on any zoning ordinance.
Fire Sprinkler Provision
Clarification from the State Fire Marshall occurred in late January which helped explain which ADUs would or would not require sprinklers. In summary if the existing house has a sprinkler system, the ADU will need one too. If you create an ADU from an existing structure by adding more than 50% additional square feet, then you will trigger sprinkler requirement. However, a new stand-alone, detached ADU would NOT require sprinklers.
For all fire questions on a specific ADU proposal, the Fire Department would be able to discuss and assist if you have nuance question or situation you are considering.
This is where the bulk of work during March and April have been spent and still continues. While we have resolved the big fee question, we are still working on the other development fees or taxes that are typically required for all development and now must be tailored to the ADU state law provisions.
Water and Sewer – New water meter, capacity fee (Net Zero Ordinance), Water Connection and Sewer Connection fees will NOT be required for either 1) an ADU created in an existing structure (house or other detached structure) or a Junior ADU (allowed only within in an existing house per state law); or 2) an ADU created from a converted garage with NO expansion of square feet (this means truly the garage converted, no walls expanded and no unit above it). A submeter will be required which we understand to include the cost of unit (approximately $200-300) and then the cost of installation, which varies depending on where you choose a contractor to install it.
New water meter, capacity fee (Net Zero Ordinance), and Sewer Connection fees (no water connection fee) WILL be required for either 1) ADU created in an existing structure that expands the square foot (house or other detached structure) or 2) a detached ADU stand-alone on the property or built above a garage or other detached structure. A submeter will be required as well, as noted above. On these fees, we are developing the structure for reduced amount for the ADU, such as 75% of the normal fee applied to a single family home or apartment unit.
Downtown and Westside Sewer Deficiency Fee – This only applies to these geographical areas and we are determining applicability and the fee amounts and if reduced fee can apply to the ADUs.
Other Development Fees and Taxes — The remaining fees or taxes are also being assessed for application to ADUs with reduction amount and these include:
Public Park Fee
Parks and Recreation Facilities Tax
Fire Facility and Equipment Mitigation Fee
Capital Improvement Tax
Traffic Mitigation Fee
General Plan and Technology Fee
Development / Operational Standards
The current interim standards are contained in the urgency ordinance (note the Feb 13th hearing extending the term for 1 year but it is the January 9th document that contains the ADU provisions:
Since this is our next work effort coming on technical merits of the standards, you may still provide me comments on this topic through April 24th for consideration.
Next Update for Late May
– Confirmation of the fees and the reduction rates.
– Draft Development standards and operational standards
– Identify the adoption process with dates to receive public comment and the hearing dates through the Planning Commission and City Council.
I hope this update is helpful to explain where the city is on progressing through work effort that was not formally part of the work plan for 2017. As such we are trying to fit in the ADU effort as quickly as we can amongst other work programs set by the City Council. While the urgency interim ordinance extends the time to January 2018, we expect to conclude this effort by early fall.
Please note, I will be away during the week of April 17th returning April 24th so I will not be able to respond immediately to any additional inquiries.
Dave Ward, AICP
Community Development Planning Manager
“Collaborating with our Neighbors to Create a Thriving, Prosperous, Safe and Sustainable Ventura.”
The city of Ventura’s proposal for a “safe route to school” in our neighborhood has been funded to the tune of 1.38 million dollars. Check back for updates and timeline.
Remember our grant proposal for sidewalks in our community that would insure safe travel to school for Montalvo Elementary students? Check out the map here: MMCsidewalks
We are still waiting to here the final decision, but our proposed project tied for highest score in the county! Read all the details here: