Victoria Ave. & Moon Dr. Development Project goes before City Design Review Committee (09/06/17) 6pm

In an effort to keep the Montalvo Community informed of upcoming developments, please review the site proposal that will be before the City (DRC) Design Review Committee 09/06/17 6pm. This meeting would be an opportunity for anyone who wants to learn more about or speak to the upcoming proposed project.

Meeting info can be found here after 8/25/17

Any comments or questions can be directed to the property owner, Mr. Peter Goldenring, who said he would be happy to receive communication.

Peter Goldenring
Goldenring & Prosser, APLC
6050 Seahawk Street
Ventura, CA 93003
Phone: (805) 642-6702
Fax (805) 642-3145

Victoria Ave._Moon Dr. Development (1)Victoria Ave._Moon Dr. Development (2)Victoria Ave._Moon Dr. Development (3)Victoria Ave._Moon Dr. Development (4)Victoria Ave._Moon Dr. Development (5)Victoria Ave._Moon Dr. Development (6)Victoria Ave._Moon Dr. Development (7)Victoria Ave._Moon Dr. Development (8)Victoria Ave._Moon Dr. Development (9)Victoria Ave._Moon Dr. Development (10)Victoria Ave._Moon Dr. Development (11)


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

From: “Ward, David” <>
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:

To view the Errata Memo only:

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

“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” <>
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:

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” <>
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

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

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

(Shared with permission from Marilyn Irkliewskij, MCSD Director)

Auto Center Sign


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: (deadline 5pm June 12th)

End Update


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

You can read all the details in the reports linked below.

Specific Plan:


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.

Screen Shot 2017-05-08 at 1.52.36 PMScreen Shot 2017-05-08 at 1.52.55 PMScreen Shot 2017-05-08 at 1.53.58 PMScreen Shot 2017-05-08 at 1.54.01 PMScreen Shot 2017-05-08 at 1.54.21 PMScreen Shot 2017-05-08 at 1.54.25 PMScreen Shot 2017-05-08 at 2.09.54 PMScreen Shot 2017-05-08 at 2.11.10 PMimage004image001 (1)

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.


Mitigation Measures
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.

City of Ventura Accessory Dwelling Unit Ordinance – Update No. 1 (05/15/17)

UPDATE: May 8, 2017
Check out these articles to get the latest on the changes to the ADU Ordinance

From: “Ward, David” <>
Date: Apr 14, 2017 3:41 PM
Subject: City of Ventura Accessory Dwelling Unit – Update No. 1

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 anticipate a total of 4 updates or public hearing notices during the next 4-6 month process to adoption.

Public Outreach
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.

Fees Status
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.

Thank you.

Dave Ward, AICP
Community Development Planning Manager

City of Ventura
501 Poli Street
Ventura, CA 93001
805.677.3964 office
805.654.7560 fax

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