Camarillo City Council
AGENDA REPORT
Date: March 11, 2026
To: Honorable Mayor and City Councilmembers
From: Greg Ramirez, City Manager
Submitted by: Bradley Calvert, Director of Community Development Subject: Addendum to 2016 Final SEIR 2014-08; Modification to IPD-412 (IPD-412M(1)); Conditional Use Permit (CUP-442); and Tentative Tract Map (TT-6123), Camarillo Investment, LLC
BACKGROUND
On May 14, 2024, the Planning Commission approved IPD-412, Faring Capital, LLC for the construction of two automobile dealerships totaling 133,000 square feet, and five industrial buildings totaling 574,340 square feet on three vacant lots totaling approximately 46.88 acres located at the southwest corner of the intersection of the U.S.
Highway 101 and Springville Drive within the Airport North Specific Plan (ANSP). Since then, the applicant has submitted a request for the following:
1. An Addendum to the certified 2016 Final Subsequent Environmental Impact Report (SEIR 2014-08) pursuant to CEQA Guidelines §§15162 and 15164.
2. A modification to an Industrial Planned Development permit (IPD-412M(1)) to reduce the approved development (the “Reduced Project”) for a development total of approximately 665,775 square feet;
3. A Conditional Use Permit (CUP-442) for an approximately 4,625 square-foot independently operated car wash; and
4. A Tentative Tract Map (Tract 6123) to subdivide the Property into seven (7) lots with access roadways.
On February 3, 2026, the Planning Commission recommended that the City Council approve the request submitted by Camarillo Investment, LLC.
PUBLIC NOTICE
A Notice of Public Hearing has been advertised for the City Council meeting of March 11, 2026, with notices mailed to all property owners and residential occupants within a 600- foot radius of the subject site, posted at Camarillo City Hall, on the City’s website (www.cityofcamarillo.org), and published in a newspaper of general circulation within the area (Camarillo Acorn). Additionally, an on-site sign advertising the meeting has been placed on the project site.
Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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DISCUSSION
Parcel and Area Characteristics
The project site is currently vacant and is located at the southwest corner of U.S. Highway 101 and Springville Drive in the Airport North Specific Plan area. Surrounding uses generally include U.S. 101 to the north, Camarillo Airport to the south, commercial/outlet- related uses to the east, and existing industrial uses to the west.
GENERAL PLAN
LAND USE
DESIGNATION
ZONING
DESIGNATION CURRENT LAND USE
PROJECT SITE Research & Development Limited Manufacturing (L-M) Vacant Land
NORTH Linkage N/A U.S. 101
SOUTH Public Light Manufacturing
(M-1) Camarillo Airport
EAST Commercial
Commercial Planned
Development
(CPD)
Vacant Land
WEST Industrial Limited Manufacturing
(L-M)
Landsberg/Eaton
Cooper/EKR Construction
View of project from W. Ventura Blvd looking southeast.
Project Description
The proposal is for a Reduced Project to refine the project and site layout to include distribution of the industrial space across eight buildings and a nearly 100,000 square foot reduction in square footage. There is also the addition of an independently operated car wash on a parcel that is difficult to develop because of its size and proximity to the airport. The tentative tract map will subdivide the existing three lots into seven lots.
Although the Reduced Project changes the building distribution and increases the number of lots, it retains the intended business park/campus character and continues to be
Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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designed for compatibility with the Heritage Zone through a consistent architectural palette, coordinated site planning, and integrated landscape design.
IPD-412M(1)
The proposed modification will allow construction of the Envision Auto & Industrial Center totaling approximately 665,775 square feet of nonresidential development, including approximately 183,600 square feet of auto center uses, approximately 476,550 square feet of limited manufacturing/research and development uses, and an approximately 4,625-square-foot independently operated car wash (CUP-442) for a net decrease of 41,565 square feet. While the plan has been refined, the modification maintains the same quality, coordinated campus character, and architectural intent established under the prior approval.
The auto center buildings are located within the Heritage Zone and Airport North Specific Plan area and therefore must meet the architectural standards of both. Heritage Zone guidance emphasizes early-California styles or modern interpretations and high-quality materials and finishes. The auto center building will use concrete masonry and steel construction with stucco and cladding treatments that convey traditional materials such as stone and wood, with Spanish-inspired forms and mission tile roof elements at tower features. Building colors and materials are coordinated to balance brand elements with Heritage Zone compatibility.
The Airport North Specific Plan extends Heritage Zone design expectations to the broader Specific Plan area, and the limited manufacturing/R&D buildings are designed with a unified style and palette that complements the auto center. The site plan reinforces a campus setting through consistent architectural features, focal corner/tower elements, coordinated landscaping, and opportunities for public art at key internal focal areas. Public art will be reviewed by the Planning Commission, and a condition of approval requires installation prior to issuance of a Certificate of Occupancy.
Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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Tentative Tract Map (TT-6123)
The proposed tentative tract map will subdivide the approximately 46.88-acre site into seven (7) lots and access roadways. The final map will include reciprocal access and utility easements, drainage easements as required, and maintenance responsibilities for common improvements.
Project Site Table
Parcel Lot size (Acres)
1 13.18
Parcel A (Access roads) 1.89
2 13.54
3 3.83
4 3.87
5 4.80
6 3.52
7 2.25
Conditional Use Permit (CUP-442) – Independent Carwash
The CUP will authorize an independently operated car wash building of approximately 4,625 square feet on a 2.25-acre site (Lot 7). The use is consistent with the General Plan Research and Development designation and the Airport North Specific Plan land use framework, and it is allowed in the Limited Manufacturing (L-M) Zone with approval of a Conditional Use Permit.
Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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The car wash is designed to maintain the overall quality of development and complement the coordinated business park/campus character of the site. Building architecture, materials, signage, lighting, and landscaping have been reviewed and conditioned for consistency with the Airport North Specific Plan and the Heritage Zone design requirements.
Architecturally, the building reflects a Spanish-Mediterranean style consistent with the Community Design Element and its Heritage Zone guidance. The design features simple building forms with articulated tower elements, stucco finishes, clay mission roof tile, arched openings, and stone or tile accents in muted earth- tone colors. Elevations include decorative detailing, stone-look base and trim elements, storefront glazing, and decorative metal accents to add texture and visual interest.
Operationally, the facility will function as an express tunnel car wash with automated customer processing and a conveyorized tunnel system. The applicant proposes streamlined entry and payment, an easy-to-use customer interface, and peak-hour throughput capable of processing up to approximately 100 vehicles per hour. The facility will operate daily, generally from approximately 8:00 a.m. to early evening, with seasonal adjustments as needed.
The site plan is designed to keep vehicle queuing on-site to support safe circulation and maintain a clean frontage. The plan provides on-site queueing, which reduces the potential for vehicles to back up toward West Ventura Boulevard. On-site vacuum facilities screened from public view are also provided on-site. Landscaping and streetscape improvements, including accent paving at the driveway entry, sidewalk enhancements, and a layered mix of trees and shrubs, help soften views of paved areas and integrate the car wash into the larger campus setting.
Carwash Site Plan
The carwash will incorporate a water reclamation system to reduce potable water demand and include treatment features (including ozone injection) to support reuse and wash quality. Operational controls and conditions of approval address hours of operation, on-
Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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site stacking/queuing, noise, and maintenance to ensure the facility functions without spillover onto public streets and to comply with the City’s noise and performance standards ensuring the facility remains compatible with surrounding uses.
Circulation, Access, Parking, and Loading for the Full Development The Reduced Project will provide access to the properties from Springville Drive and West Ventura Boulevard consistent with prior approvals. Internal circulation includes roadways that will provide access to all proposed lots and shared infrastructure.
The Reduced Project provides a total of 1,939 parking spaces where 1,654 are required, resulting in a surplus of 285 spaces. The industrial/R&D portion alone provides 773 spaces where 634 are required. Truck loading is provided through a total of 44 truck doors across the industrial buildings, consistent with the project’s employment campus design and on-site circulation plan. Final striping, accessible stalls, EV spaces, and loading details will be verified at plan check consistent with conditions of approval.
Utilities and Public Services for the Full Development
The Reduced Project will be served by existing and/or previously planned infrastructure systems for water, wastewater, stormwater, electricity, and emergency services. The tentative tract map and project plans include provisions for on-site drainage and water quality treatment consistent with MS4/NPDES requirements and project conditions of approval.
General Plan and Airport North Specific Plan Consistency The project site is designated Research & Development. West Ventura Boulevard and Springville Drive provide regional and local access consistent with the Circulation Element. The Reduced Project is designed to meet applicable Community Design Element industrial design guidelines through building articulation, varied materials, and integrated landscaping.
The Reduced Project generally maintains the same development concept approved under IPD-412 that being a coordinated employment campus in the Airport North Specific Plan area with auto-oriented uses at the north end and a unified limited manufacturing/R&D business park. The current request does not change the site’s General Plan designation, zoning, or Specific Plan framework. Instead, IPD-412M(1) refines the site plan and subdivision pattern and adjusts building distribution while continuing to meet the Airport North Specific Plan and Limited Manufacturing (L-M) development standards and the City’s performance standards.
The Reduced Project creates additional legal lots to align with the revised building layout, increases the number of industrial buildings from five large buildings to eight smaller buildings with a total footprint that is approximately 100,000 square feet smaller, and updates internal circulation, parking, and loading configurations to match the refined plan set. With these refinements, the Reduced Project continues to provide safe access and circulation and remains compatible with surrounding development and the Heritage Zone Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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design requirements applied through the Airport North Specific Plan.
The Reduced Project is consistent with the ANSP land use framework for research and development and related commercial/auto center uses as allowed under the ANSP amendments adopted by the City.
Zoning Consistency
The Reduced Project is located within the Limited Manufacturing (L-M) Zone and complies with applicable development standards and performance standards.
Building height has not changed from the prior approval and remains subject to the same Airport North Specific Plan, L-M Zone, and airport/avigation constraints. The Reduced Project adjusts lot lines and building placement to reflect a refined layout, but it remains designed to meet required yard setbacks and applicable height limits. Detailed setback compliance is shown on the Reduced Project site plan; no changes to the governing setback/height standards are requested.
POLICY CONSISTENCY ANALYSIS
Community Design Element - Goal IA-1, Objective 1.3: Design to respect the scale and development character of adjoining sites and work to mitigate negative visual and functional impacts that arise from scale, bulk and mass inherent to larger industrial developments.
The Reduced Project maintains a coordinated business park/campus layout with consistent building design, enhanced landscaping, and on-site circulation that supports an orderly development pattern. Building massing is reduced through articulated façades, varied rooflines, corner/tower features, and material changes that break up long elevations and soften the scale of larger buildings. Landscape buffers and streetscape improvements further reduce visual impacts and support compatibility with surrounding business park development.
Economic Development Strategic Plan 4E, Office/Business Park Capacity:
Maximize options for future office/business park development to accommodate business expansion in targeted industries.
The Reduced Project expands high-quality employment space within the Airport North Specific Plan by delivering a mix of limited manufacturing, research and development, and auto-oriented commercial uses in a coordinated campus setting. The project provides flexible building configurations and modern industrial/R&D space that can support targeted industry growth and future tenant needs, while maintaining a high-quality development image for this prominent location.
Airport North Specific Plan Objective: To create a high-quality “business park”-like development as a freeway window to the quality of the built environment in the City of Camarillo.
The Reduced Project advances this objective by implementing a cohesive, campus-style Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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business park with coordinated architecture, upgraded landscaping, and a unified development character across multiple lots and buildings. Project design features and conditions address building design, signage, lighting, and site planning to ensure a consistent and high-quality appearance that strengthens the City’s image along the U.S. 101 corridor.
CITY COUNCIL STRATEGIC PLAN FY 2025/26
Goal and Objective 4.5 – Maintain land use consistency – Maintain the City’s land use planning documents to assure that new development, transportation, and land use are consistent with the community’s vision.
The Reduced Project implements the Airport North Specific Plan and the General Plan land use framework for this area and maintains the established business park/campus character through coordinated site planning, architecture, and development standards.
Goal and Objective 8.1 – Implement EDSP – Aggressively implement the City’s adopted Economic Development Strategic Plan.
The Reduced Project supports this objective by adding employment-generating development capacity and modern business space in a key economic development area, reinforcing the City’s ability to attract and retain targeted industries.
Goal and Objective 8.2 – Retain and expand business environment – Retain and expand a diverse and healthy business environment in the City.
The project supports a diverse employment base by providing a mix of R&D/limited manufacturing space and complementary commercial services, which can attract multiple business types and support long-term business retention and expansion.
Goal and Objective 2.1 – Commission public art – Explore various options for financially supporting the arts program and ways to commission public art to celebrate the identity and history of Camarillo.
Consistent with the project’s campus design approach and the Airport North Specific Plan design intent, the development provides opportunities for public art at key focal areas.
Public art will be reviewed as required and installed prior to occupancy, strengthening placemaking and community identity within this prominent gateway area.
Goal and Objective 7.4 – Water conservation – Improve water conservation efforts through modernized infrastructure and water management solutions.
The project incorporates modern site utilities and water management practices consistent with current standards. The car wash component is designed with water management features intended to reduce potable water demand and support efficient operations, consistent with the City’s broader conservation direction.
Staff has reviewed the Reduced Project and related entitlements and finds them consistent with the General Plan, Airport North Specific Plan, and applicable requirements of the Camarillo Municipal Code. Staff recommends that the Planning Commission Addendum FSEIR 2014-08, IPD-412M-1, CUP-442, TT-6123
March 11, 2026
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approve the requested entitlements subject to the conditions of approval and recommend that City Council approve Tract 6123 subject to the conditions of approval.
FISCAL IMPACT
There is no budget impact as a result of this action.
CEQA DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), an Addendum to the certified 2016 Final SEIR (SEIR 2014-08) was prepared by the City as Lead Agency pursuant to CEQA Guidelines §15164. The Addendum evaluates whether the Reduced Project will result in any new significant environmental effects or a substantial increase in the severity of previously identified significant effects, consistent with CEQA Guidelines §§15162 and 15164. Based on the Addendum and the administrative record, none of the conditions described in CEQA Guidelines §15162(a)(1)–(3) are present; therefore, a subsequent or supplemental EIR is not required.
The Addendum incorporates by reference the prior environmental documents for the site (2011 Final EIR, 2016 Final SEIR, and the 2023 and 2024 Addenda), including technical studies, adopted mitigation measures, and applicable findings. Where mitigation measures remain applicable, such measures continue to apply to the Reduced Project unless expressly superseded.
RECOMMENDATION
Adopt the following resolutions:
1. Addendum to the certified 2016 Final SEIR (SEIR 2014-08) for the Reduced Project.
2. Modification to Industrial Planned Development Permit IPD-412M(1) for the Reduced Project.
3. Conditional Use Permit CUP-442 for the independently operated car wash.
4. Tentative Tract Map TT-6123, including final map requirements.
Subject to the attached conditions of approval.
ATTACHMENTS
1. Resolution for Addendum to Final SEIR 2014-08
2. Resolution for IPD-412M(1)
3. Resolution for CUP-442
4. Resolution for TT-6123
5. Location Map
6. Public Hearing Notice
REFERENCE MATERIALS – AVAILABLE FOR REVIEW AT CITY HALL