Planning commission approves 3‑story mixed‑use building at 2401 Ventura Boulevard

The Camarillo Planning Commission approved a conditional use permit to demolish an existing commercial building and construct a 19,814‑square‑foot, three‑story mixed‑use building at 2401 Ventura Boulevard.

The project, proposed by Charles Allison (CUP‑429), calls for two commercial suites on the ground floor and 10 apartments on the second and third floors, including three affordable units (two low‑income and one moderate‑income) that will be subject to a recorded affordable housing covenant for 55 years. Staff recommended the project under the California Environmental Quality Act (CEQA) Class 32 infill exemption and asked the commission to adopt Resolution PC2025‑6 approving the permit with conditions; the commission voted to adopt the resolution.

Why it matters: the proposal adds market‑rate housing and a small affordable component in Camarillo Old Town while invoking a state density bonus that affects local development standards and required parking. The commission’s approval advances a project that planners say helps housing goals but also prompted public concerns about parking, pedestrian safety and construction impacts.

Project details and approvals The proposed building would be Spanish‑style in architecture, roughly 30–35 feet tall (with permitted architectural exceptions), and include a small ground‑floor trash enclosure and a rooftop attic element. Staff described the site as backing onto an alley and a freeway off‑ramp and noted the property’s early construction (circa 1912), historically known as the “old plumbing building.” A historical resource assessment by Rincon Consultants concluded the existing structure lacks integrity to merit local historic designation; staff nevertheless conditioned the project to document the building with a photographic report before demolition and accepted the developer’s voluntary public‑art installation honoring the former building.

The applicant filed a density bonus application under California Government Code section 65915, proposing concessions and waivers from some development standards in exchange for providing affordable units on site. Under that density bonus request, staff concluded the project qualifies for certain concessions and is eligible for protection under the Housing Accountability Act. Staff also concluded the project is eligible for CEQA’s infill exemption because it is under 5 acres, surrounded by urban uses and served by existing utilities.

Parking, state law and public concerns The project’s plans show five parking spaces on site. During public comment, Mike (Michael) Couchman, a nearby resident and chairman of the board of elders at Chapel City Church, pressed the commission for a parking‑impact study and for assurances about construction staging, arguing the adjacent city parking lot and nearby businesses depend on those spaces during peak periods and events.

Management analyst Mike Cipak and other staff told the commission that Assembly Bill (AB) 2097 limits local ability to require parking for projects near transit, and that the project’s five spaces meet the building code standard after accounting for AB 2097. As Cipak explained to the commission, “state laws prohibit us from requiring more parking on this project.”

Traffic, pedestrian safety and construction staging City traffic engineer Rick Gallegos acknowledged pedestrian‑safety concerns at nearby crosswalks and told the commission the city installed flashing in‑lane beacons at the crossing and could do additional evaluation and upgrades if monitoring after construction indicated a need. He said, “We can go out there and actually look at the peds and do a peds study and see exactly what we’ve got out there, and we can adjust as needed.”

Public Works principal Carl Malek said the city will require a construction sequencing and schedule plan as part of approvals: “Before we issue permits, we’ll require the developer to submit a construction sequencing and schedule plan, and we’ll review that as far as construction staging, location, fencing… and whatever we agree upon or approve will be inspected and reviewed by our inspectors.” Staff also explained that an encroachment permit will be required for on‑street staging and that the city enforces standards for staging, insurance and public‑right‑of‑way use.

Other conditions and findings Staff noted the project site is within a half‑mile of the Camarillo Metrolink Station, which affects parking requirements under state law. The project will provide two low‑income units and one moderate‑income unit and will be bound by an affordable‑housing covenant for 55 years. The historical assessment required by staff is intended to document the early 20th‑century structure before demolition, and the developer volunteered a public art element that staff included as a condition. The final set of conditions of approval, and the resolution text, were adopted by the commission.

Vote and next steps The commission voted to adopt Resolution PC2025‑6 approving CUP‑429. The motion was made and seconded on the record; in roll call the commissioners voted to approve the resolution (yes votes recorded: Commissioner VanderMeelen; Commissioner Murphy; Commissioner Edsall; Vice Chair Davidson; Chair Limon). The project will proceed subject to the adopted conditions, including recordation of the affordable covenant, the historical documentation requirement, and standard permitting and encroachment‑permit processes for construction staging.

What remains unresolved Speakers asked for a formal parking‑impact analysis and a pedestrian‑safety impact assessment tied to expected future uses in Old Town; staff said they would monitor conditions and can add a focused pedestrian study if warranted. The commission and staff also discussed broader Old Town planning work and noted the general plan update and Old Town strategic planning processes as venues to address long‑range parking and pedestrian safety questions.

Relevant documents and follow up Key documents referenced at the hearing include Government Code section 65915 (density bonus law), AB 2097 (state parking limitations near transit), the Housing Accountability Act, CEQA (Class 32 infill exemption) and portions of the Camarillo Municipal Code (including the city’s water demand offset requirements). The project record will include the historical resource documentation and the adopted resolution PC2025‑6.