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.

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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.”


Sidewalks Update

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:

Item 09 – Active Transportation Program Cycle 2 Call for Projects Update and Information on Advancing Funds for ATP Project Design and Construction


Agenda for 2.28.17 Public Meeting

Montalvo Community Council Public Meeting


7:00pm – 8:00+/-pm

Location: Lighthouse Foursquare Church, 6200 Montalvo Dr

Meeting called by: MCC Board

7:00p Welcome  


7:05p Presentation by Dave Ward, AICP City of Ventura Community Development Planning Manager to present info on the Accessory Dwelling Unit Ordinance (ADUs) which replaces the “second units” ordinance. Followed by Q&A  


7:20p Discuss any new updates on Starbucks, General Plan, Sidewalks.




7:30p Cpl. Munger of the Ventura Police Department will be giving us a crime update on the area. We will ask about how Neighborhood Watch works.
Followed by Q&A
7:50p+ [Open Forum]

Discuss what the community would like to see the council do for the neighborhood.

Think of topics for future meetings.


Printable version:

2.28.17 Public Meeting

Have you considered adding a second unit on your property?  Would you like to know more about the impact that these units will have on our city?  The rules and requirements for construction of “second units” will soon be changing. Come to this public meeting to learn more.

Public Meeting
Tuesday, 2.28.17, 7pm
Lighthouse Church, 6200 Montalvo Dr

There will be a presentation on the Accessory Dwelling Units Ordinance(ADUs) which replaces the “second units” ordinance. Ventura City has an urgency interim ordinance adopted right now, but will be working quickly this spring for adopting a permanent ordinance.  Dave Ward, the Community Development Planning Manager, will make a presentation and seek input.

This is an article about the upcoming changes:


Emergency Shelters

UPDATE: 3.17.17

Ventura City Council will vote on this issue at the upcoming meeting, Monday 3.20.17
Learn more by reading the staff report or watching the planning commission meeting that was held on Wednesday 3.8.17

Emergency Shelter presentation begins at 29 minutes.

This information was pulled directly from the city website:

Proposed Zoning

The City of Ventura has developed proposed zoning to allow for crisis housing with services in the Arundell District, located at Market Street and Telephone Road. Click on the links below to see the draft versions.

Emergency Shelter Regulations
Emergency Shelter Definitions
Community Meeting
Overlay Zones
R3 Multiple Family Zone
PO Professional Office Zone
C1 Limited Commercial Zone
C1A Intermediate Commercial Zone
C2 General Commercial Zone
CPD Commercial Planned Development Zone
MXD Mixed Use Zone
M1 Limited Industrial Zone
M2 General Industrial Zone
MPD Manufacturing Planned Development Zone
H Hospital Zone
Emergency Shelter Overlay Zone


This environmental document (download Negative Declaration document HERE) analyzes a code amendment that would createa zoning overlay district (Emergency Shelter Overlay District) that will provide a location where emergency shelters, with full supportive services, can be established with a Conditional Use Permit.  The overlay district would be placed on properties located south of H-101 in Arundell District in the M-1, M-2, and MPD zones as shown on the map, Figure 1. To implement the Project, various text and map amendments are proposed to the Zoning Ordinance including revisions to Definitions and Chapter 24.437-Emergency Shelter Regulations, as more fully described in the Project Information section of the Initial Study.  There is no associated development project only legislative changes to the City’s Municipal Code and Zoning Map.

Proposed Zoning Map:

December 7th, 2016 Public Meeting

The City of Ventura held a public meeting to discuss the proposed overlay zone for the Arundell District, located at Market Street and Telephone Road, on Wednesday, December 7, at 6pm at South Coast Fellowship Church, 4050 Market Street, Ventura. The purpose of the meeting was to work with property and business owners and the public to explore the feasibility of creating crisis housing in this area, identify any issues from the overlay and discuss the conditional use criteria and operational standards intended to mitigate the impact of this potential use in this existing zone.

Results of the meeting included a list of issues provided by attendees at the meeting, and the opportunity of the community to speak directly with city staff about their concerns over the zoning change.

Homeless Stakeholder Group

In July, 2016 City Council directed staff to form a stakeholder group consisting of representatives from Ventura County, Social Service Providers, Business leaders, Faith Based leaders and other community members. The stakeholder group meets once per month to discuss progress made and to provide guidance to city staff on developing crisis housing along the continuum of care.

July 11th, 2016 City Council Meeting

In July 2016 the Ventura City Council directed staff to explore amendments to zoning and regulation ordinances that would affect property within the Arundell District. City staff is expecting to bring recommended actions about the overlay zone to the Ventura Planning Commission in early 2017 and to the Ventura City Council in March 2017. Click HERE to download July 11th, 2016 staff report. Please click HERE to download the approved City Council meeting minutes from the meeting.

April 18th, 2016

On April 18th, 2016 the City of Ventura Hosted a Community Homeless Workshop. Ken Lee Consulting, LLC (KLC) was hired by the City to facilitate the community workshop.  In preparation for the workshop, KLC held a series of pre-workshop interviews with a variety of stakeholder interest groups, including representatives from the City, County, nonprofit service providers, faith-based organizations, business community, and other social service agencies and organizations.  In total, 35 stakeholders were interviewed individually or in groups to assist KLC in designing the format and content of the workshop.

Staff recommendations (as stated in the staff administrative report)  for the workshop were as follows:

It is recommended that the City Council:

a.      Conduct the Community Homelessness Workshop (see Attachment A –  Homeless Data Materials/Posters),

b.      Consider consensus items for follow up specific action by the City Council and other stakeholders; and

c.       Direct staff to return no later than the regular City Council meeting on June 13, 2016 to provide a status report on all workshop action items and to consider further City Council action.

With over 250 attendees at the workshop Council took action at the meeting directing staff to return to Council with additional information regarding changing zoning within the City for emergency shelters, subsidizing permits, and finally to present a synopsis of the workshop.

FAQ’s related to proposed zoning

Q: There are 350 homeless individuals in Ventura. If a 55 bed shelter is built won’t we need 6 additional shelters for the remaining homeless individuals?
A: While it is entirely true that over time more shelters may be necessary, the number 55 is based on data collected at the Winter Warming Shelter related to the number of people from Ventura who utilized the shelter more than 75% of the time over a period of five years.

Q: Are you providing housing for families and single people or veterans only?
A: The operational program has not yet been written however it will not be a shelter for veterans only.

Q: Where is this housing going to be located?
A: No specific parcel/building/lot has been identified as of yet; should this zoning be adopted, the City expects a third party operator to identify a site and then would require the review and approval of a conditional use permit through a publicly noticed hearing before the City’s Planning Commission.

Q: Do the business owners in this area know of this plan?
A: It’s unlikely that all of the business and/or property owners are aware of this proposed overlay zone as of December 2016. That said, city staff mailed 1700 notices to business and property owners in the area and will be working to ensure that the community is well-informed. It’s important for everyone who wants to provide input has the opportunity to do so.

Q: What criterion qualifies an individual to live in the crisis home?
A: Our experience is that each individual has a story of their own; however it would be safe to say that anyone who presents themselves as not having anywhere to get shelter will be assessed by case managers to ensure that they get the care that they need. That said, there will be conditions and expectations for behavior and production related to any service that is provided.

Q: Will there be only one crisis facility located in the Arundell district, or could there be more than one facility?
A: City staff does not anticipate more than one shelter initially; however over time services could be expanded based on need.

Q: While the homeless issue does need to be addressed, an industrial area is not an appropriate place to offer temporary housing. Are there other areas where these needs can be met and not interfere with productive tax revenue generating businesses?
A: There is no ideal location in Ventura; however the manufacturing zone was assessed to be a less onerous area than other areas. It is absolutely the goal to create operational conditions and standards that mitigate the impact of this use in this zone.

Q: There is already a huge illegal camping and burglary problem here; will this facility only increase the problem?
A: While that is a huge concern, the intention is to create a private and public security system that reduces these issues in this area. It is also anticipated that with the location of a year round 24-hour/day shelter, those already impacting this area can be compelled to participate in the shelter and programs or be expected to leave the area.

Q: Safe sleep areas are important. Is the city utilizing underused spaces, parking lots?
A: The city Council homelessness and affordable housing subcommittee requested that staff take a look at this issue further in coordination with our partner the Salvation Army. Staff intends to bring back a recommendation after the first of the year.

Q: We need strong links to social service providers to be active in the field and outreach to those in need, how will this be addressed?
A: There is a direct link between successfully moving an individual out of homelessness and the services that are provided by private and public social service agencies. There will be strong support for social service programs from agencies located at the homeless facility.

Q: Will there be increased police presence in shelter areas?
A: A portion of the operational plan that must be approved by city staff will include an aggressive security plan in coordination with the Ventura Police Department.

Q: Will homeless be imported to this area?
A: The regulations being considered require the future operator to incorporate a preference for Ventura residents.

Q: Will daycare for the homeless included?
A: It is anticipated that day services will be offered at this facility. Those services could include, among other services, food, laundry, hygiene, drug and alcohol, mental health, mail, and life skills.

Q: Why would homeless individuals come to this area versus downtown where more services and parks and people are located?
A: There is no ideal location in Ventura, however the manufacturing zone was assessed to be a less onerous area than other areas; many homeless individuals are already in or near this area. The goal is that homeless individuals will pursue services and shelter and therefore will travel out of downtown  and other areas to receive services and shelter at the facility.

Q: What happens if someone tries to enter the shelter but is under the influence or drugs or alcohol?
A: The Operation and Management Plan will require any operator to consider this issue and have a plan to minimize the impact of this on the surrounding community; that will likely include a space within the facility for these folks to stay rather than being turned awa.

1.24.17 Public Meeting Agenda

Montalvo Community Council Meeting

Tuesday, 1/24/2017

7:00pm – 8:00+/-pm

Location: Lighthouse Foursquare Church, 6200 Montalvo Dr

Meeting called by: MCC Board

Printable version: 01-24-17-mcc-agenda




Presentation by Mr. Peter Goldenring for proposed project for a Starbucks Drive-thru near the north-west corner property of Victoria & Moon (where DW’s Country Cafe currently is). Followed by Q&A


Tentatively for Mr. Kim to present his proposal for a Senior Care/Dementia Care facility at south-west corner (3 parcels) of Alameda & 8th Street. Followed by Q&A


[Open Forum]

Discuss any questions regarding General Plan update.

Discuss what the community would like to see the council do for the neighborhood.

Think of topics for future meetings.


Date TBD

Next MCC Mtg. tentatively for either late Feb. or early March for presentation by Planning Dept. on new State Laws pertain to Accessory (Second) Dwelling Units & solicitation of feedback to inform the creation of a new city ordinance to comply with the new State law.

Public Hearing


When:  Wednesday,  January 18, 2017, 6:00pm
What: Public hearing regarding the Assisted Living Facility proposed at the corner of 8th St and Alameda Ave.
Where: City Hall- 501 Poli St,  Council Chambers
Who: Applicants Kim Ingram and Steve Bovee at 805-649-9104

This project will include the “demolition of 2 single-family dwelling units and the new construction of a three story, 48 unit senior assisted living and dementia living facility with a ground floor courtyard, rooftop deck, and 13 on-site parking spaces.” If you’d like to know more about this project you can attend the public hearing or contact the applicants.