San Buenaventura director approves 20-unit Ventura Avenue apartments, adds construction and archaeology conditions

Maruha Clanse, acting community development director, approved a proposed four-story mixed-use building at 624 North Ventura Avenue during a director’s hearing on July 20 in San Buenaventura (Ventura). The project, filed as Project 24-0705, would add 20 rental apartments (including three affordable units), three ground-floor commercial spaces and covered parking.

Staff senior planner AJ Bernhardt told the hearing the project consists of roughly 19,000 square feet and requests three entitlements: a design review (including historic design review), a planned development permit for the multifamily component and a lot line adjustment to merge two parcels. Bernhardt said the applicant invoked state density bonus law and Senate Bill 330 to vest the 2005 general plan and associated C-2 zoning standards; under that vesting the applicant relies on higher allowable height and density than current 2050 plan limits. Bernhardt also said staff found the project categorically exempt under CEQA section 15332 (infill exemption) and recommended approval as conditioned.

The building would be four stories and about 52 feet 6 inches tall, with an estimated density of roughly 58.8 dwelling units per acre based on 20 units on the site. Under current local zoning calculations the site would normally require 41 parking spaces; the proposed on-site layout provides 18 parking spaces by applying concessions available under state density bonus law. "Parking at Ventura Avenue is very limited," said public commenter Daniel McFarland, a local small-business owner, who asked how many spaces would be lost during construction, whether temporary parking would be provided and what steps the city will take to protect nearby businesses during staging and utility work.

Applicant representative Mackenzie Combs said compact-parking concessions originally sought were not approved in coordination with planning staff, and that the current compact-space constraints and lot size limit the layout to 18 parking stalls, including ADA spaces. Combs also described bicycle provisions: 17 long-term bicycle parking spaces on private property (11 in a rear area and six in an interior courtyard) plus short-term street-facing bike parking to serve the commercial frontage; she said the project includes enclosed long-term lockers accessed by key or card.

Clanse said the city’s authority to require more vehicle parking is limited by state density bonus provisions but that mitigation measures can be required. The director added or amended conditions to the staff recommendation to address neighborhood concerns: (1) require the general contractor and construction phasing plan and contact information be mailed to residents and businesses within 300 feet and posted on site at least two weeks before ground disturbance (condition 8), (2) memorialize the on-site long-term bicycle parking counts (11 rear, six courtyard — 17 total long-term on private property) and the provision of short-term street bike racks for commercial uses, and (3) add to condition 15 that a copy of the archaeologist’s scope or contract be provided to planning staff prior to issuance of the grading permit and that both a qualified archaeologist and a Native American monitor be notified and engaged if archaeological materials are discovered during excavation.

Bernhardt summarized additional community benefits and required project obligations: payment of park and recreation, traffic mitigation and public park fees; curb, gutter and sidewalk improvements consistent with the right-of-way plan; a grading bond to ensure landscaping installation and maintenance; and undergrounding of utilities.

After deliberation, Director Clanse moved to approve the project with the amended language to conditions 8 and 15 and with the bike-parking clarification. The motion was made on the record; staff confirmed aspects of the conditions. The transcript does not record a roll-call vote or individual councilmember votes at the hearing. With the motion carried, the director concluded the item and made several staff announcements about future hearings and workshops.

The project was previously reviewed by the design review committee, which recommended approval (3–0) and requested rooftop screening and night-sky lighting measures; the applicant revised plans to include an integrated parapet to screen rooftop equipment and lower-temperature, fully shielded fixtures. The historic preservation committee also recommended approval (4–0) with a stop-work condition should archaeological resources be found during construction.

The director’s added conditions are intended to provide neighbors and nearby businesses a point of contact during construction, reduce the operational impacts of construction on adjacent businesses and ensure archaeological discoveries receive immediate professional and cultural review. The project will proceed under the conditions described; next steps are standard building-permit submittals and public-works review for right-of-way work.