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Oxnard planning commission approves Avalon Homes plan, requires on-site affordable units
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Summary
The commission certified the final EIR and approved a tentative map and coastal development permit for Avalon Homes, a 56‑unit detached condominium project that includes a 29.58‑acre deed‑restricted nature preserve; commissioners amended the staff recommendation to require on‑site inclusionary housing rather than an in‑lieu fee.
The City of Oxnard Planning Commission on March 5 certified the project’s final environmental impact report and approved a tentative map and coastal development permit for the Avalon Homes project, a proposal by Oxnard Dunes LLC to build 56 for‑sale detached condominium units and preserve 29.58 acres of dunes as permanent public open space.
The commission’s approval followed a staff presentation on the recirculated CEQA document and mitigation measures and a detailed applicant presentation by Tanner Sheldon, who described the project as delivering both housing and a “29.5 acre nature preserve.” Sheldon told commissioners the development would be served by a private street with a public easement, provide community amenities and a half‑mile nature trail, and—on the current fee schedule—would pay an affordable‑housing in‑lieu fee of approximately $2,450,000 rather than build six on‑site affordable units.
Commissioners raised questions about traffic and vehicle‑miles‑traveled (VMT) impacts, emergency response capacity, long‑term management of the deed‑restricted open space, and cultural‑resource monitoring. Planning staff (Jamie Peltier) explained that VMT was identified as a significant impact in the recirculated draft EIR and that the environmental document includes transportation demand management measures (bike parking, signage and striping) but that those mitigations would not be sufficient to eliminate the significance finding. On contamination and historical oil‑field uses, staff said the project would be subject to state oversight (Department of Toxic Substances Control) where required and that the EIR includes mitigation and monitoring for cultural resources.
A member of the public who identified himself as Felix said residents in the Dunes neighborhood were concerned about limited police and fire patrol coverage, single‑lane exit points, and the cumulative traffic from nearby projects. The city’s assistant community development director, Tai Chow, told the commission the city does not have authority to preempt state oversight on contamination disclosure and that fire and police impacts are reviewed during the development advisory committee process.
During deliberations commissioners debated in‑lieu fees versus providing affordable units on site. The applicant had argued the in‑lieu fee would leverage larger, city‑wide affordable projects more efficiently; Sheldon said in part, “we feel that the 6 units that you could potentially get on the site versus if we wrote you a check and you can leverage those to provide affordable housing…would be the most effective thing.” After discussion, the commission voted to amend the staff recommendation to remove the in‑lieu fee option and restore the requirement for on‑site inclusionary affordable housing. The amendment passed on a unanimous roll call; the amended main motion to certify the FEIR and approve the tentative map and coastal development permit then passed on a unanimous roll call vote.
The approval includes conditions and mitigation measures from the EIR, deed‑restriction language requiring long‑term preservation and monitoring of the 29.58‑acre open space, requirements for fire access and construction‑phase public‑safety compliance, and a milestone schedule for dedication or transfer of the preserve prior to final map recordation. Commissioners also asked staff to consider suggested language changes to the EIR’s historical and climate sections when the matter goes to the city council.
The project will proceed to the City Council for action on the tentative map; staff noted that the coastal development permit may also be reviewed by the council. The commission’s action does not substitute for any required state approvals under CEQA or the Department of Toxic Substances Control.
