City of Ventura – Accessory Dwelling Unit Ordinance (08/04/17)

From: “Ward, David” <dward@cityofventura.ca.gov>
Date: Aug 4, 2017 8:34 AM
Subject: City of Ventura – Accessory Dwelling Unit Ordinance

Good Morning. You are receiving this email because you have expressed interest in the City’s “ADU” ordinance.

Please note that an Errata Memo No.1 for Agenda Item #4 is now posted online.  The errata memo contains information related to Attachment B.  It is the redline version (strike-through and underline) of the proposed Ordinance Amendment.  Below are the two different hyperlinks to access the document:    

Through the updated agenda:  https://www.cityofventura.ca.gov/AgendaCenter/Planning-Commission-19

To view the Errata Memo only:  https://www.cityofventura.ca.gov/DocumentCenter/View/9186

This redline version provides an alternative method to review the Draft Ordinance already contained in the published PC Staff Report. While the Errata is voluminous, please note the actual changes are small as you will see right away by flipping through the pages. For example if only one term ADU is inserted on only one page, it may be within existing code section that when shown in full is several pages long with remain unchanged. We used yellow highlights to try to make these edits jump out as you make your way through it.

As a reminder, on the Agenda’s first page is the methods to provide written comment with due date of Monday at 5 pm with number of copies necessary and page limit as well as written comment on the hearing date of August 9th itself, also with page limit and number of copies for you to bring to the hearing.

If you attend to speak at the hearing, there are public speaker card to fill out in the front of chambers. There are also comment cards to provide a short comment if you prefer not to speak but want to share your opinion on the ordinance. The Planning Commission welcomes both approaches to engage in the public hearing process.

See you on Wednesday night!

Dave Ward, AICP
Community Development Planning Manager
City of Ventura
501 Poli Street
Ventura, CA 93001
805.677.3964 office
805.654.7560 fax
dward@cityofventura.net
www.cityofventura.net/cd

“Collaborating with our Neighbors to Create a Thriving, Prosperous, Safe and Sustainable Ventura.”

City of Ventura Accessory Dwelling Unit (ADU) Draft Ordinance Release (07/28/17)

From: “Ward, David” <dward@cityofventura.ca.gov>
Date: Jul 28, 2017 10:03 PM
Subject: City of Ventura Accessory Dwelling Unit Draft Ordinance Release

Good Evening

You are receiving this email because you have expressed interest in the adoption of an Accessory Dwelling Unit (ADU) Ordinance.

You may review the Planning Commission Staff Report and Draft Ordinance by clicking here:

https://www.cityofventura.ca.gov/AgendaCenter/Planning-Commission-19

ADU is Item No. 4 on the agenda. Please note on the first page of the agenda is an informational box that describes how you can participate in the public hearing process and methods to provide input if you cannot attend the hearing on August 9th. The Planning Commission does value your interest (as does staff) so I hope you can participate.

Couple of notes as you review the Staff Report and attachments:

  • The 11 page staff report highlights the major provisions of the ADU standards and gives rationale and context to the proposed standards.
  • Most attachments are maps and graphics
  • The Ordinance is Attachment B, contained as Exhibit A of the PC Resolution. While it is about 25 pages, note that the standards are in the first 8 pages; the rest of the pages are all the different zoning regulations across numerous documents (Development Codes) that must be updated with ADU term and then remove old 2nd unit regulations. Therefore if you read through the 8 pages you are informed of the new rules, but you are welcome to read the rest to understand each Development Code that is updated.
  • One attachment is the summary of fees that was contained in the Update Email from last week. No fees or amounts have changed, it is just provided in a different graphical format.
  • Public Comment letters are the ones I received during the Interim Ordinance process.

I hope you find the report informative and helpful as you engage in adoption process. While the August 9th hearing has this item as No. 4, the earlier items may move rather quickly.

Thank you

Dave Ward

City of Ventura Accessory Dwelling Unit Ordinance – Update No. 2 (7/21/17)

From: “Ward, David” <dward@cityofventura.ca.gov>
Date: Jul 21, 2017 2:38 PM
Subject: City of Ventura Accessory Dwelling Unit Ordinance — Update No. 2

Greetings –

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 had anticipated an additional update prior to this one, but unfortunately with workload on previously directed City ordinances and trying to fit in the unexpected ADU ordinance taken longer to complete this effort and now the goal is trying to finalize and get into adoption process. However, staff is nearly there!

Hearing Dates

The Planning Commission will consider the ADU ordinance on August 9th. You will all get an email announcement and that will link you to the staff report and methods to engage with the Planning Commission on either July 28th or 31st.  The Planning Commission will complete technical review of the ordinance and provide recommendation to the City Council. I am targeting September 18th as the City Council hearing, but that could slip a week or two, depending on what happens at the Planning Commission. Our Planning Commission welcomes participation through letters and through comment or speaker cards during the hearing itself.

ADU Standards

The forthcoming Planning Commission report will contain a summary of the ordinance components, highlighting policy consistency and key standards for the Planning Commission to advise staff and the City Council, plus attachments will helpful information related to our analysis effort. In general, the standards will contain the following:

  • do keep the unit size at a maximum of 750 square feet but we have incorporated the increased lot coverage and “rear yard” coverages when an ADU is sought;
  • height standards match the primary unit height if attached, 14 feet if detached in a rear yard, and only allows a 2nd story if on existing garage per the state law;
  • design/compatibility standards for rear or side facing windows on an 2nd story with translucent glazing and limited window opening to help with privacy on adjacent lots;
  • replacement parking for a converted garage while can be uncovered and tandem, will not be allowed on open space areas (so on driveways);
  • parking for the ADU will be rarely required due to the availability of public transit within ½ mile of the property;
  • building separation of 10 feet is maintained but there may be methods to reduce based upon case by case assessment of the Fire and Building Code; and lastly
  • the owner-occupant standard is retained to allow the Planning Commission to hear from the community and provide direction but the comments received have remained at about 60/40  split with the dominant voice to not have this requirement.

Regarding Historic Districts:  an ADU will be possible but not under ministerial review. Depending on the guidelines of the specific district, Historic Preservation Committee and Design Review Committee review will be required. However, the review will be limited to colors, materials or architectural features, not the ADU standards which would be addressed only by staff for code compliance.

Regarding Coastal Zone:  Only the Downtown Specific Plan and a portion of the Midtown Corridors Development Code allow for “carriage houses” that will now be called ADUs. Once we adopt the new permanent ADU regulations the City will need to submit this to the Coastal Commission before they are effective. This means we will need to extend the Interim Urgency Ordinance until this step is completed, likely 9-12 months.

RPD (residential planned development) Zones:  This is my last area of analysis because each of these zones were developed with specific standards such as lot coverage, setbacks or use restrictions than exist in other residential zones. It is possible in these areas we might excludes ADUs or possibly require discretionary approvals in order to evaluate at the time. As this is still a work in progress, you will need to read the PC Report and draft ordinance  when released to see how this is ultimately addressed.

ADU Fees

The forthcoming Planning Commission report will summarize the fees, but the adoption of fees is a City Council action, not Planning Commission. We are still evaluating part of the fees because it is very complex and has legal implications. However I know that this is number one question you have all been asking about so I will try to give some details on this.

We have processed only a couple of ADUs under the Interim Ordinance and therefore can share with you how the current costs have broken down. In general there is the a “75% of the standard fee” that has been used. This means the costs of an ADU as compared to a new single family home is reduced, with is the intent of the State Law.  Depending on whether the ADU is a conversion of existing structure (detached garage or converting portion of existing primary home) with NO added square feet or a NEW ADU (attached or detached), it is the later that triggers the added fee associated with the Water Net Zero fee.  Below are examples of recent fees applied to give you an idea, with the single family fees last to give you a comparison; generally about 52% reduction.

There may still be adjustments on the fee amounts as I finalize my work with our legal team.

This is the most recent permit that was issued for a “new” ADU :

Fee Name Date Fee Type Amount
Water Net Zero Fee (City) 6/20/2017 Calculated 7408
Sewer Service Connection Fee 4/12/2017 Calculated 3570.75
Traffic Mitigation Impact Fee 4/12/2017 Calculated 3145
Public Park Mitigation Fee – Grany Flat 4/12/2017 Calculated 1525
z8-1-11 Fire Fac & Equip Mitigation per MH Fee 4/19/2017 Calculated 613
B-Service Area Park Mitigation Fee 5/15/2017 Calculated 371
z8-1-11 Capitol Improvement Program per MH Fee 4/19/2017 Calculated 359
z8-1-11 Parks & Recreation Mobile Home Pad Fee 4/19/2017 Calculated 359
z7-1-16 Mobile Home Set Up Fee 4/19/2017 Fixed 349
Planning Plan Check Fee 4/6/2017 Fixed 178
LD Plan Check – Alt./Add. – Res. 4/12/2017 Fixed 166
z7-1-16 Plan Check Fee 4/3/2017 Calculated 155
Fire Prevention Plan Check Fee 4/21/2017 Calculated 124
z7-1-16 Archival Of Approved Plans Fee 4/19/2017 Calculated 96
z4-1-12 GIS Building Footprint Update Fee 4/19/2017 Calculated 37
z7-1-16 Technology Fee 4/3/2017 Calculated 36.12
General Plan 5 Percent 4/3/2017 Fixed 25.8
State Strong Motion Instrumentation Fee 4/3/2017 Calculated 19.5
z7-1-16 Permit Issuance Fee 4/3/2017 Fixed 12
State SB 1473 Building Standards Fee 4/3/2017 Adjustable 6
State AB 717 Certification & Training Fee 4/3/2017 Fixed 4
$18559.17

These are fees for most recent garage conversion to ADU (with NO NEW sq.ft. added):

Fee Name Date Fee Type Amount
Sewer Service Connection Fee 5/29/2017 Calculated 3570.75
Traffic Mitigation Impact Fee 5/29/2017 Calculated 3145
Public Park Mitigation Fee – Grany Flat 5/29/2017 Calculated 1525
z7-1-13 Capitol Improvement Program Fee 5/19/2017 Fixed 1104
z7-1-13 Fire Fac & Equip Mitigation Fee 5/19/2017 Fixed 842
z7-1-13 Parks & Rec Dwelling Fee 5/19/2017 Fixed 628
Service Area Parks Mitigation Fee 6/20/2017 Calculated 610
z7-1-16 Plan Check Fee 5/19/2017 Calculated 481.17
1-1-14 Building Permit Fee 6/20/2017 Calculated 310.43
LD Plan Check – New Constr. – 1 Single Family Res. 5/29/2017 Fixed 166
Fire Prevention Plan Check Fee 5/30/2017 Calculated 124
Planning Plan Check Fee 5/23/2017 Calculated 95
z7-1-16 Archival Of Approved Plans Fee 6/20/2017 Calculated 64
z7-1-16 Technology Fee 5/19/2017 Calculated 56.25
General Plan 5 Percent 5/19/2017 Fixed 40.18
z7-1-16 Permit Issuance Fee 5/19/2017 Fixed 12
State AB 717 Certification & Training Fee 5/19/2017 Fixed 4
State SB 1473 Building Standards Fee 5/19/2017 Adjustable 1
State Strong Motion Instrumentation Fee 5/19/2017 Calculated 0.5
$12779

As a comparison, the following are the fees for a new single family home on a vacant lot (with a ¾” meter):

Fee Name Date Fee Type Amount
Water Net Zero Fee (city) 2/28/2017 Calculated 10847.37
Traffic Mitigation Impact Fee 1/4/2017 Calculated 5245
Sewer Service Connection Fee 1/4/2017 Calculated 4761
Public Park Mitigation Fee – Residential 1/4/2017 Calculated 3050
Water Service Connection Fee 1/4/2017 Calculated 3016
z8-1-11 Parks & Rec 4 or More Bedroom Dwelling Fee 1/9/2017 Calculated 1887
z7-1-16 Plan Check Fee 10/7/2016 Calculated 1483.08
Sewer Capacity Deficiency Fee – Ventura Ave 1/4/2017 Calculated 1369
z7-1-13 Capitol Improvement Program Fee 10/7/2016 Fixed 1288
z7-1-13 Fire Fac & Equip Mitigation Fee 10/7/2016 Fixed 823
Service Area Parks Mitigation Fee 1/9/2017 Calculated 610
z7-1-16 Technology Fee 10/7/2016 Calculated 280.99
General Plan 5 Percent 10/7/2016 Fixed 200.71
Planning Plan Check Fee 11/7/2016 Calculated 190
z7-1-16 Archival Of Approved Plans Fee 1/9/2017 Calculated 176
LD Plan Check – New Constr. – 1 Single Family Res. 1/4/2017 Fixed 163
z4-1-12 GIS Building Footprint Update Fee 1/9/2017 Calculated 37
State Strong Motion Instrumentation Fee 10/7/2016 Calculated 25.12
z7-1-16 Permit Issuance Fee 10/7/2016 Fixed 12
State SB 1473 Building Standards Fee 10/7/2016 Adjustable 7.73
State AB 717 Certification & Training Fee 10/7/2016 Fixed

 

Status of Montalvo Community Service District (Wastewater)

This is informational purposes only for those customers who are being serviced by the MCSD as mentioned above.

Montalvo Community Services District (MCSD) is a sanitation district created in 1955 to service the sewer sanitation needs of the Montalvo community. In 2015, MCSD entered into an agreement with the City of Ventura which provided that, among other things, the City would begin treating Montalvo’s sewage beginning in early 2016, and by the end of 2018, the City would take over the remaining MCSD operations. MCSD entered into this agreement with the City in order to avoid the substantial costs of replacement of its outdated collection and treatment facilities.

As a customer and ratepayer of MCSD, Montalvo residents have not experienced any change in service since the agreement with the City was entered into. The most significant change will be at the end of 2018 when sewer charges will cease to be placed on the tax rolls (where they are paid as part of your property tax bill), and you will be directly billed by the City on your bi-monthly water bill.
Starting July 1, 2017  the bimonthly rates will be $83.58 and these rates will continue until the city takes over billing @ the end of 2018

The MCSD Board of Directors continues to meet regularly on the third Wednesday of every month at noon at the Community Partners Room located on the second floor of 801 South Victoria Avenue, Ventura CA, 93003.   Please feel free to join in.

Any further questions contact Lauren Polk @ 805.642.2618 or email laurenmcsd@gmail.com.

(Shared with permission from Marilyn Irkliewskij, MCSD Director)

Get Out the Vote

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Tuesday, November 8, 2016 is election day!  As we, your MCC, continue in our efforts to protect Montalvo, it’s important that we have a City Council that is supportive of our mission.  Please get to know the candidates and be sure to vote!

You can find out more about the candidates by reading their answers to a VC Star questionnaire here

http://www.vcstar.com/story/news/local/communities/ventura/2016/10/03/ventura-city-council-candidates-q/90759834/

or watching this forum:

Description of candidates in 20 words or less can be found at 0:04:00
Two minute summary statements by each candidate can be found at 1:10:00

 

Moon Drive Overlay

What is the Moon Drive Overlay and why does it matter?

Moon Drive Overlay
Following a 1972-73 study of the land area seen on the map above, Ventura City Council adopted a resolution in 1984 referred to as “The Moon Drive Overlay.”  The intent of the resolution is stated clearly in this document:
“It is the City Council’s intent that the redevelopment strategies for this area allow for a variety of general retail or office uses in areas proposed for commercial uses rather than transient or auto oriented uses, such as repair or storage facilities or fast-food restaurants, bars or cocktail lounges.  In order to more fully meet the objectives of these strategies, to complement existing and future commercial and residential uses, and to minimize potentially unsightly and noisy conditions, it is the intent of these strategies that all new commercial uses be compatible in character and scale with surrounding commercial and residential uses.” -Pg 3
So, why does it matter?  Currently this area has been re-zoned as T4.9 to allow up to 6 story buildings which would be imposing, and incompatible with the character of historic Montalvo.  The MCC has been working with the city planners since 2012 to make changes to the most recent General Plan which they see as necessary for the survival of our vibrant and desirable community.  The MCC is working to protect our neighborhood from high density housing, increased traffic, lack of privacy, and loss of sunlight.