Camarillo City Council
AGENDA REPORT
Date: December 10, 2025
To: Honorable Mayor and City Councilmembers
From: Planning Commission
Submitted by: Philip Lanzafame, Interim Community Development Director Subject: Proposed Zoning Ordinance Amendment to Camarillo Municipal Code Chapters 9.12, 19.26, and 19.58 Pertaining to Retail Off-Sale Alcohol Establishments in the CPD Zone and Public Nuisance Regulations
BACKGROUND
The City of Camarillo, in response to a significant increase in applications for retail off- sale alcohol permits, enacted a moratorium on January 22, 2025 (Urgency Ordinance No. 2028), temporarily halting new retail, off-sale alcohol permits city-wide. The initial moratorium was extended on February 26, 2025, for a period of ten months and fifteen days, pursuant to Government Code Section 65858. The moratorium will expire on January 22, 2026. This pause allowed staff to evaluate impacts and propose zoning ordinance updates to address the increasing number of applications for off-sales alcohol retail sites in the City. This review process included analysis of Alcoholic Beverage Control (ABC) regulations, enforcement data, local land use conditions, and public health research. Staff also examined zoning approaches taken in other cities.
On August 28, 2025, staff presented the proposed ordinance amendments to the Economic Development and Land Use Committee. At the conclusion of the meeting committee members recommended that non-conforming uses be allowed to continue for 365 days rather than a proposed 180 days. With this change the committee members recommended that the amendment be moved forward.
On November 4, 2025, this item was taken before the Planning Commission for a public hearing and recommendation. Following the staff presentation and receiving public comments, the Planning Commission voted unanimously to recommend the proposed ordinance be adopted by City Council.
ZOA for Retail Off-Sales Alcohol Establishments
December 10, 2025
2 9
5 1
DISCUSSION
Analysis of the locations of retail off-sales licenses issued in the City of Camarillo indicate that the density of these establishments is concentrated within ¼ mile of the on/off ramps to the U.S. 101 Freeway (Attachment 5). There are 37 existing ABC Type 20 (beer and wine) and Type 21 (beer, wine, and distilled spirits) licenses within the City. Of the 37 licenses, 20 are located within ¼ mile of the freeway in the Commercial Planned Development (CPD) Zone.
Studies and public safety data suggest that higher concentrations of off-sale alcohol establishments can increase accessibility for underage individuals, exacerbate alcohol- related harm, and contribute to a greater volume of calls for service. According to the National Alcohol Beverage Control Association (NABCA), small format stores have become a focal point for alcohol purchases, often lacking the oversight mechanisms seen in larger establishments (NABCA, 2020). Statewide enforcement operations by ABC continue to uncover persistent underage sales (California ABC, 2024), while the National Highway Traffic Safety Administration (NHTSA) highlights that individuals under 21 are involved in a significant portion of alcohol-related crashes (NHTSA, 2024). Additionally, L.A. County Public Health (LACPH) identifies a correlation between alcohol outlet density and community-level harm (LACPH, 2020).
To reduce these risks and ensure land use compatibility, staff proposes zoning code updates that will prohibit retail off-sale alcohol uses under 7,500 square feet in the CPD Zone within ¼ mile of on/off ramps to the U.S. 101 Freeway. These changes are crafted to prevent an increase in outlet density, improve oversight, and maintain community welfare. Exhibits 1-2 in Attachment 5 depicts existing retail alcohol establishments within ¼ mile of U.S. 101 on/off ramps. Only retail alcohol establishments under 7,500 square feet in the CPD Zone within ¼ mile of U.S. 101 on/off ramps will be affected by the proposed ordinance.
Exhibit 3 in Attachment 5 shows existing retail alcohol establishments within ¼ mile of U.S. 101 on/off ramps in the Camarillo Old Town (COT) and Camarillo Commons Mixed Use (CCM) Zones, however, these will be unaffected by the proposed code amendment as it is only applicable to the CPD Zone.
Staff proposes to include protections for existing retail alcohol establishments that will become legal nonconforming uses as a result of the proposed code amendments.
Specifically, businesses that were legally operating at the time of the Ordinance’s adoption may continue to do so, regardless of ownership changes. These uses will also be allowed to: (1) remain operational after involuntary damage or destruction, provided they rebuild within 12 months and diligently pursue completion; (2) undergo voluntary remodeling within the existing structure without expansion or extension of the nonconforming use; and (3) increase the retail area devoted to alcohol sales within the existing structure up to 49% of the sales floor area with a Conditional Use Permit (CUP) or Modification to an existing CUP. These measures are intended to provide certainty and fairness to longstanding businesses while reinforcing the City’s long-term objectives.
ZOA for Retail Off-Sales Alcohol Establishments
December 10, 2025
2 9
5 1
The following table lists businesses that will become legal non-conforming as a result of the proposed code amendment, as they are under 7,500 square feet, in the CPD Zone, and within ¼ mile of on/off ramps to the U.S. 101 Freeway.
Potentially Non-Conforming Alcohol Establishments
Business License Type Address
Springville Market Type-21 634 Camino Tierra Santa
Village Mart Type-21 506 Las Posas Road
76 Gas @ Las Posas Type-20 100 S Las Posas Road
Lantana Liquor Type-21 302 N Lantana Street #44
Centro Market Type-20 205 N Glenn Drive
Woodside Market Type-21 4509 Pleasant Valley Road
Cheers Liquor Type-21 4992 Verdugo Way
Village Greens Market Type-21 795 Camarillo Springs Road #F Additionally, staff recommends changes to the City’s public nuisance regulations (CMC
9.12.020) to enhance enforcement by describing what constitutes nuisance conditions, including but not limited to repeated disturbances of the peace, repeated sale of alcoholic beverages to minors, and a pattern of calls for law enforcement services related to nuisance behavior.
FISCAL IMPACT
There is no budget impact as a result of this action.
CITY COUNCIL STRATEGIC PLAN FY 2025/26
This item supports the City Council’s Strategic Plan Goal 3 – Public Safety and Emergency Resilience: It is the goal of the City Council to strengthen public safety, emergency preparedness, and disaster resilience to protect residents, businesses, and City infrastructure.
CEQA DETERMINATIONS
The City reviewed the environmental impacts of the Project under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”). CEQA Guidelines §§ 15060(c)(2), 15061(b)(3), and 15378 exempt activities that will not result in a direct or reasonably foreseeable indirect physical change in the environment, activities where there is possibility that it may have a significant effect on the environment, and activities that do not constitute a “project” as defined, respectively. The Ordinance is for general policies and procedure-making. It can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment.
ZOA for Retail Off-Sales Alcohol Establishments
December 10, 2025
2 9
5 1
RECOMMENDATION
1. Find that the proposed Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines §§ 15060(c)(2), 15061(b)(3), and 15378.
2. Introduce an Ordinance amending Chapters 9.12, 19.26, and 19.58 of the Camarillo Municipal Code pertaining to Retail Off-Sale Alcohol Establishments in the CPD Zone and public nuisance regulations.
ATTACHMENTS
1. Ordinance
2. Public Hearing Notice
3. Planning Commission Agenda Report
4. Proposed Code Amendments
5. Exhibits 1-3
REFERENCE MATERIALS – AVAILABLE FOR REVIEW AT CITY HALL None