HEARING PUBLIC GOALS. Conduct a public hearing on the proposed Public Works Plan Amendment #7 (PWPA7);

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2 HEARING PUBLIC GOALS Conduct a public hearing on the proposed Public Works Plan Amendment #7 (PWPA7); Find that adoption of PWPA7 is consistent with Coastal Act; Approve and authorize the Chair of the Board to execute the Resolution approving PWPA7 for submission to the Coastal Commission; and Authorize Harbor Director to submit PWPA7 to the Coastal Commission and to take all steps necessary to obtain its approval and certification by the Commission, including taking actions to ensure conformity between the Harbor Public Works Plan and the City of Oxnard Local Coastal Plan.

3 NOTICING PROVIDED FOR AMENDMENT #7 and Website Posting Direct Mailing Newspaper Publication NOTICING REQUIREMENTS (CALIFORNIA COASTAL COMMISSION)

4 DEVELOPERS PUBLIC OUTREACH MARCH Small group and Individual Meetings JANUARY 2016 Oxnard Chamber of Commerce Adjacent Neighbors of Fisherman s Wharf Friends of Channel Islands Harbor Channel Islands Beach Community Services District Hollywood by the Sea Neighborhood Council {canceled by them} Channel Islands Community Association Channel Islands Waterfront Homeowners Association FEBRUARY 2016 Seabridge Homeowners Association Lordon Management Company

5 AMENDMENT PUBLIC WORKS PLAN PURPOSE Amendment 7 to the Channel Islands Public Works Plan ( PWP ) allows for the redevelopment of Fisherman s Wharf by increasing height limitations and modifying the land use designation by adding Urban Village language for mixed use.

6 CURRENT LAND USE DESIGNATION IN THE PWP The retail and commercial portion of the proposed project (northern end) to be re-used or replaced in kind with allowed uses. V.S.H.O. The southern portion of the proposed project, residential building, is not currently contemplated in the PWP. All of the Parcels are within the Visitor Serving Harbor Oriented land use designation as depicted in Figure 4 of the Certified PWP SUMMARY OF AMENDMENT: LAND USE

7 VISITOR SERVING HARBOR ORIENTED (V.S.H.O.) PERMITTED USES picnicking and other passive recreation lodging dining fast food shopping in chandleries gift shops boutiques motels restaurants convenience stores gas stations fire stations community centers/meeting places yacht clubs park areas marine museums marine oriented research facilities including a Boating Instruction and Safety Center SUMMARY OF AMENDMENT: LAND USE

8 CURRENT PARCEL CONFIGURATION: INTERNAL CONSISTENCY WITH THE PWP PROPOSED: Commercial retail is consistent with the Public Works Plan; amendment needed for residential. CONSISTENCY ANALYSIS

9 CONFORMITY WITH THE CITY OF OXNARD LOCAL COASTAL PROGRAM (LCP) The proposed Fisherman s Wharf complex falls within the City s Harbor Channel Islands sub-zone (HCI), which allows for a wide variety of uses: restaurants cocktail lounges cafés fast food facilities marine and tourist-related retail shops marine-related museum tourist hotels and motels bait and tackle sales boating and yacht club and clubhouse boat sales yard marine electronics sales and repair marine engineering sales and repair marine fuels sales marine hardware and chandlery marine supply store sailing or scuba school recreational boating launching dry storage of boats parking of boat trailers washing of boats and saltwater engine cooling systems boat and boat equipment sales rentals display brokerage charter offices and minor repair CONSISTENCY ANALYSIS

10 CONFORMITY WITH THE CITY OF OXNARD LOCAL COASTAL PROGRAM (LCP) The City of Oxnard recently (October 2011) adopted revised general plan policies, labeled 2030 General Plan Goals and Policies, in anticipation of updating its zoning code and LCP to conform to the policy decisions made by the City Council within that document. CONSISTENCY ANALYSIS

11 PROPOSED URBAN VILLAGE IN THE PWP CITY OF OXNARD: URBAN VILLAGE This new overlay applies to six neighborhoods within the City of Oxnard that are intended for mixed-use development Intended to allow residents to Live near their place of employment, make use of existing support and transit services, Reduce environmental impacts on the community, And facilitate walking and bicycling for short trips to meet daily needs. This overlay covers the site of the proposed Fisherman s Wharf project as Channel Islands Harbor Marina Village and provides for a development in accord with the County s proposed mixed use development SUMMARY OF AMENDMENT

12 CONFORMITY WITH THE CITY OF OXNARD LOCAL COASTAL PROGRAM (LCP) California State Planning Law makes specific requirements with regard to preparation of general plans by cities and counties. Government Code Section , in particular, states the Legislative intent that general plans and their elements comprise an integrated, internally consistent and compatible statement of policies for the adopting agency. Government Code Section states that any specific plan or other plan of the city that is applicable to the same areas or matters affected by a general plan amendment shall be reviewed and amended as necessary to make such plans consistent with the general plan. The law provides that no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adopted specific plan, in this case the LCP. The law thus requires the City of Oxnard to amend its LCP to be consistent with its newly revised general plan, and the Coastal Act requires that the CCC certify such an amendment. CONSISTENCY ANALYSIS

13 THE NEED FOR RESIDENTIAL To provide financial support to the retail portion of the project Responds to the need for rental housing, especially in the Coastal Zone, as documented in Exhibit A of the Consideration of Environmental Factors Within walking distance of commonly needed services Provide a financially sustainable project that will be used by both daily and weekend residents HOUSING NEED

14 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline Section -1.4 Landside Facilities and Uses, Recreational Uses The landside recreational uses include: the swimming beach just inside the south jetty; linear bike and walkways adjacent to the boat basins and channels; public parks and overlooks on the peninsula, the east and west channels and the fishing, the picnic area atop the entrance mouth revetment (i.e., near Parking Lot W-1) and the Boating Instruction and Safety Center (near parking lot W-4, and on Figure III, Figure IV, and Appendix). In addition, visitor serving commercial and retail uses [1] also provide recreation for those who come to the Harbor to eat or shop in conjunction with boating or non-boating recreational activities. Residential uses at the corner of Victoria and Channel Islands provide support to the retail and commercial component when visitors are not present. These uses compliment complement rather than conflict with the Harbor s primary function as a small craft Harbor for recreational boating. This mixed use concept horizontally integrates the residential and commercial uses to create an urban village dynamic.

15 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline VISITOR SERVING HARBOR ORIENTED (V.S.H.O.), Permitted Uses Permitted Uses are picnicking and other passive recreation, lodging, dining, fast food and shopping in chandleries, gift shops and boutiques, motels, restaurants, convenience stores, gas stations, fire stations, community centers/meeting places, yacht clubs, park areas, marine museums, marine oriented research facilities including a Boating Instruction and Safety Center as shown on Figure III, Figure IV, and Appendix B. All uses shall have parking facilities adequate to meet average weekend peak demands. The commercial areas of Channel Islands Harbor have been affected by changes in the marketplace, consumer desires and expectations, and the increase in the volume of available commercial alternatives. The absence of regular visitors at many times of the year, combined with a large number of second homes, combines to reduce patronage to the commercial areas sufficient to ensure economic health. Moreover, the Coastal Commission has already approved major commercial development in the vicinity, further competing with the Harbor s commercial lessees. The absence of sufficient non-transient rental housing is seen as a significant contributor to the challenge of the retail and commercial uses in the Harbor. This fact, combined with the general unmet housing needs in the coastal zone, has resulted in the County s proposal to introduce residential in close proximity to the existing major commercial center in Channel Islands Harbor to help support the commercial uses, so convenient to visitors when they are present. CONTINUED ON NEXT SLIDE

16 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline CONTINUED. Urban Village Sub-Category to V.S.H.O. For the land areas beginning at the corner of Channel Islands Boulevard and Victoria Avenue, southward to the Public Boat Launch Ramp, and applicable only to Parcel V, development will consist of a mix of transit and pedestrian oriented residential, commercial, office and/or other similar uses, with a sense of place and identity. This urban village approach provides for mixed use areas designed to encourage persons to live near their place of employment and/or support services. As outlined in the City of Oxnard 2030 General Plan policies, Urban Villages should occur in the designated areas but may be proposed in other areas as a General, Specific, Coastal, or County Public Works Plan Amendment. The integration of complementary land uses is intended to promote a pedestrian orientation to reduce trips and vehicle miles traveled and reduce greenhouse gas emissions. Permitted uses are apartment dwellings consistent with the protection and enhancement of public access, combined with restaurant, retail, office, educational, recreational services for the use of Harbor visitors and residents. Urban village areas may include 30 or more units per acre according to the City of Oxnard 2030 General Plan policies, including mid to high-rise residential buildings, preferably as part of a mixed-use or urban village area or where high-rise residential development is appropriate. Live/work, work/live, and mixed use development is strongly encouraged.

17 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline Section COASTAL ISSUES AND DEVELOPMENT POLICIES, 3.1 Public Access and Recreation Section of the Coastal Act requires that new development not interfere with the public s right of access to the sea where acquired through use or legislative authorization, including, but not limited to, the use of dry sand and rocky coastal beaches to the first line of terrestrial vegetation. Section 30252(4) of the Coastal Act states that new development must provide adequate parking facilities. To prevent overcrowding of public recreational facilities Section states that these public facilities be distributed equally throughout an area. Section identifies the visual and scenic qualities of coastal areas to be a resource importance that must be protected. The protection of these ocean oriented recreational lands and lower cost visitor and recreation facilities is stipulated by Sections 30220, and of the Coastal Act. Channel Islands Harbor devotes a significant percentage of the land area to public recreation and visitor serving uses.

18 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline VISUAL ACCESS d. Future building or redevelopment of existing buildings in the Harbor shall not exceed two stories or 25 feet in height except as set forth herein. 1. On Parcel V 1 at the corner of Victoria Avenue and Channel Islands Boulevard building height shall not exceed feet.

19 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline Table I Inventory of Existing Uses/Intensities by Parcel Use of Parcel Parcel Size (acres) Land No. of Slips or Dry Storage Intensity (units or floor area) URBAN VILLAGE PCL V Restaurant Retail/Commercial Office Residential 10.5 acres Boat Slips (Transient /Day Docks) 16 Public Park 1.0 acre sq. ft sq. ft sq. ft. 400 apts. CONTINUED ON NEXT SLIDE

20 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline Table I Inventory of Existing Uses/Intensities by Parcel Use of Parcel Parcel Size (acres) Land No. of Slips or Dry Storage Intensity (units or floor area) PCL V, V-2, V-3 a 2.44 acres F. Mkt/Bait & Tackle 2000 sq. ft Fish & Chips 800 sq. ft Splty Shops (8) & Laundromat 5000 sq. ft Grocery PCL Y-2 a 1.44 acres Gift Shops & Conv. & Marine sq. ft oriented & Vis. Serv. Rec. Subtotal acres sq. ft CONTINUED ON NEXT SLIDE

21 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline Table I Inventory of Existing Uses/Intensities by Parcel Use of Parcel Parcel Size (acres) Land No. of Slips or Dry Storage Intensity (units or floor area) PCL N-2 a - Office - Transient Dock - Launch Ramp 72 slips 16 slips (i.e. boats) 1330 sq. ft CONTINUED ON NEXT SLIDE

22 PUBLIC WORKS PLAN AMENDMENT #7 Changes to the Public Works Plan are shown in both strikethrough and underline Table I Inventory of Existing Uses/Intensities by Parcel Use of Parcel Parcel Size (acres) Land No. of Slips or Dry Storage Intensity (units or floor area) PCL F-2 Pub. Park 0.90 acres PL a PCL V 1 acre PL

23 EXISTING VS. NEW

24 URCHIN DOCK RELOCATION

25 PUBLIC ACCESS KEY UPGRADES Expanded promenade New public park Public docks Outdoor/ waterfront dining Benches

26 EXPANDED PARKING OPTIONS ENVIRONMENTAL FACTORS

27 CURRENT BUILDING HEIGHT The current height allowance on Parcel V-1 is 35 feet, while the actual lighthouse height has been verified at 51 feet, and the greatest current building height on the remainder of the property is 43 feet, as shown here. Within the certified PWP, building heights on these Parcels were limited to 35 feet on Parcel V-1, and two stories (or 25 feet) on the other Parcels. As documented in the past, many buildings in the Harbor far exceed 25 feet in height, including the existing structures on these Parcels. After consultation with CCC staff, the County has adopted the approach of correcting heights by amendment as individual parcels are presented to the CCC for redevelopment. SUMMARY OF AMENDMENT: HEIGHT

28 PROPOSED RESIDENTIAL BUILDING HEIGHT The proposed residential building height, at its maximum, is 55 feet, with parapets for architectural interest and height variations in building design with insets along the vertical structure to minimize the appearance of a block wall along the Harbor s streets and waterways. SUMMARY OF AMENDMENT: HEIGHT

29 BIRD STUDY No nesting has been documented on this site for more than five years. The nearest nesting sites are over 2000 feet away, and shielded by intervening apartments located on the Harbor s Peninsula Road. ENVIRONMENTAL FACTORS

30 Water services within the Harbor are provided by the Channel Islands Beach Community Services District (CIBCSD). Water needs for the project are within the acre feet of water supply to be made available to the Harbor area by contract between the County and CIBCSD. PROJECT SPECIFIC UTILITIES Sewer and trash services are and will continue to be provided by the City of Oxnard. ENVIRONMENTAL FACTORS

31 REDUCING GREEN HOUSE GAS EMMISSIONS to promote the development of better places to live and work through measures that encourage more compact development, varied housing options, bike and pedestrian improvements, and efficient transportation infrastructure. Senate Bill 375, signed in August 2008, requires the inclusion of sustainable communities strategies (SCS) for the purpose of reducing GHG emissions. The proposed project would place residential development about 0.25 miles away from everyday destinations, such as retail stores, restaurants, banks and a grocery store located in the shopping center near at the intersection of West Channel Islands Boulevard and Victoria Ave, thereby also meeting this SCS goal. ENVIRONMENTAL FACTORS

32 PROJECT SPECIFIC TRAFFIC ANALYSIS Cumulative traffic volumes were developed based on a list of approved and pending development projects provided by staff from the cities of Oxnard and Port Hueneme. The traffic study found that the currently unsignalized Victoria Avenue/Monaco Drive intersection could temporarily operate in the low level of service D range under existing conditions and all other approaches would operate in the LOS A and LOS B ranges. The Victoria/Monaco intersection is scheduled to be signalized in the near future as part of the City of Oxnard s Victoria Mixed-Use Development. Once signalized, the intersection will operate at a level of service A. Also, the Victoria Avenue/Doris Avenue intersection would operate in the level of service D range during the AM peak hour. This is the only D range location in the report for impacts from cumulative projects. The proposed project at Fisherman s Wharf would not generate any project specific impacts based on the applicable impact thresholds. No project specific mitigations are therefore required. ENVIRONMENTAL FACTORS

33 REQUIRED APPROVALS Amendment to the County s PWP for inclusion of rental housing units on the site to be approved by the Board of Supervisors and the California Coastal Commission; Amendment to the City of Oxnard LCP for inclusion of rental housing units on the site, and to provide consistency with the City s 2030 General Plan, which (as mentioned earlier) calls for Urban Village development at this project location; Approval of a NOID by the California Coastal Commission.

34 NEXT KEY STEPS Submit to the California Coastal Commission for review and action.