Oxnard City Council
March 15, 2022

Purpose. The 5-Year and Annual PHA Plans provide a ready source for interested parties to locate basic PHA policies, rules, and requirements concerning the PHA’s operations, programs, and services, including changes to these policies, and informs HUD, families served by the PHA, and members of the public of the PHA’s mission, goals and objectives for serving the needs of low- income, very low- income, and extremely low- income families Applicability. The Form HUD-50075-HP is to be completed annually by High Performing PHAs. PHAs that meet the definition of a Standard PHA, Troubled PHA, HCV-Only PHA, Small PHA, or Qualified PHA do not need to submit this form.

Definitions.
(1) High-Performer PHA – A PHA that owns or manages more than 550 combined public housing units and housing choice vouchers and was designated as a high performer on both the most recent Public Housing Assessment System (PHAS) and Section Eight Management Assessment Program (SEMAP) assessments.
(2) Small PHA - A PHA that is not designated as PHAS or SEMAP troubled, and that owns or manages less than 250 public housing units and any number of vouchers where the total combined units exceed 550.
(3) Housing Choice Voucher (HCV) Only PHA - A PHA that administers more than 550 HCVs, was not designated as troubled in its most recent SEMAP assessment and does not own or manage public housing.
(4) Standard PHA - A PHA that owns or manages 250 or more public housing units and any number of vouchers where the total combined units exceed 550, and that was designated as a standard performer in the most recent PHAS or SEMAP assessments. (5) Troubled PHA - A PHA that achieves an overall PHAS or SEMAP score of less than 60 percent. (6) Qualified PHA - A PHA with 550 or fewer public housing dwelling units and/or housing choice vouchers combined and is not PHAS or SEMAP troubled.

A. PHA Information.

A.1 PHA Name: Oxnard Housing Authority PHA Code: CA 031 PHA Type: High Performer
PHA Plan for Fiscal Year Beginning: (MM/YYYY): 07/2022
PHA Inventory (Based on Annual Contributions Contract (ACC) units at time of FY beginning, above) Number of Public Housing (PH) Units 520 Number of Housing Choice Vouchers (HCVs) 1,890 Total Combined 2,410
PHA Plan Submission Type: Annual Submission Revised Annual Submission Availability of Information. In addition to the items listed in this form, PHAs must have the elements listed below readily available to the public.

A PHA must identify the specific location(s) where the proposed PHA Plan, PHA Plan Elements, and all information relevant to the public hearing and proposed PHA Plan are available for inspection by the public. Additionally, the PHA must provide information on how the public may reasonably obtain additional information of the PHA policies contained in the standard Annual Plan but excluded from their streamlined submissions. At a minimum, PHAs must post PHA Plans, including updates, at each Asset Management Project (AMP) and main office or central office of the PHA. PHAs are strongly encouraged to post complete PHA Plans on their official website. PHAs are also encouraged to provide each resident council a copy of their PHA Plans.

PHA Consortia: (Check box if submitting a Joint PHA Plan and complete table below) Participating PHAs PHA Code Program(s) in the Consortia Program(s) not in the Consortia
No. of Units in Each Program
PH HCV
Lead PHA:

N/A
367

B. Plan Elements
B.1 Revision of Existing PHA Plan Elements.
(a) Have the following PHA Plan elements been revised by the PHA since its last Annual PHA Plan submission? Y N
Statement of Housing Needs and Strategy for Addressing Housing Needs.

Deconcentration and Other Policies that Govern Eligibility, Selection, and Admissions.

Financial Resources.

Rent Determination.

Homeownership Programs.

Safety and Crime Prevention.

Pet Policy.

Substantial Deviation.

Significant Amendment/Modification
(b) If the PHA answered yes for any element, describe the revisions for each element below:

Administrative Plan significant amendment: Adopting a limited preference for farmworker families.

Applicants in which the head of household, spouse or cohead are currently employed as farm worker(s) in the PHA’s jurisdiction will receive this preference. The PHA limits the number of families that qualify for the farmworker preference to fifteen (15) families annually. Once the PHA is serving (15) families under the preference in a given year, and one family leaves the program, the next family on the waitlist who meets the preference criteria will be served.
(c) The PHA must submit its Deconcentration Policy for Field Office Review.

The PHA’s deconcentration policies are listed on Chapter 4-Applications, waiting list and tenant selection of the Admissions and Continued Occupancy Policy and the Housing Choice Voucher Administrative Plan which are available online:
https://www.oxnard.org/city-department/housing/section-8/admin-plan/ https://www.oxnard.org/city-department/housing/public-housing/acop/ B.2 New Activities.
(a) Does the PHA intend to undertake any new activities related to the following in the PHA’s current Fiscal Year? Y N
Hope VI or Choice Neighborhoods.

Mixed Finance Modernization or Development.

Demolition and/or Disposition.

Conversion of Public Housing to Tenant Based Assistance.

Conversion of Public Housing to Project-Based Rental Assistance or Project-Based Vouchers under RAD.

Project Based Vouchers.

Units with Approved Vacancies for Modernization.

Other Capital Grant Programs (i.e., Capital Fund Community Facilities Grants or Emergency Safety and Security Grants). (b) If any of these activities are planned for the current Fiscal Year, describe the activities. For new demolition activities, describe any public housing development or portion thereof, owned by the PHA for which the PHA has applied or will apply for demolition and/or disposition approval under section 18 of the 1937 Act under the separate demolition/disposition approval process. If using Project-Based Vouchers (PBVs), provide the projected number of project-based units and general locations, and describe how project basing would be consistent with the PHA Plan. 368

B.3 Progress Report.

Provide a description of the PHA’s progress in meeting its Mission and Goals described in the PHA 5-Year Plan.

SEE ATTACHMENT B.3 Progress Report
B.4. Capital Improvements. Include a reference here to the most recent HUD-approved 5-Year Action Plan in EPIC and the date that it was approved.

See Capital Fund 5 Year Action Plan in EPIC approved by HUD on 02/23/2021 B.5 Most Recent Fiscal Year Audit.
(a) Were there any findings in the most recent FY Audit? Y N

(b) If yes, please describe:

C. Other Document and/or Certification Requirements.

C.1 Resident Advisory Board (RAB) Comments.
(a) Did the RAB(s) have comments to the PHA Plan?
Y N

(b) If yes, comments must be submitted by the PHA as an attachment to the PHA Plan. PHAs must also include a narrative describing their analysis of the RAB recommendations and the decisions made on these recommendations.

SEE ATTACHMENT C.1(b) RAB Comments
C.2
Certification by State or Local Officials.

Form HUD-50077-SL, Certification by State or Local Officials of PHA Plans Consistency with the Consolidated Plan, must be submitted by the PHA as an electronic attachment to the PHA Plan.

C.3 Civil Rights Certification/Certification Listing Policies and Programs that the PHA has Revised since Submission of its Last Annual Plan.

Form 50077-ST-HCV-HP, PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations Including PHA Plan Elements that Have Changed must be submitted by the PHA as an electronic attachment to the PHA Plan.

C.4 Challenged Elements. If any element of the PHA Plan is challenged, a PHA must include such information as an attachment with a description of any challenges to Plan elements, the source of the challenge, and the PHA’s response to the public. (a) Did the public challenge any elements of the Plan?
Y N

If yes, include Challenged Elements.
369

D. Affirmatively Furthering Fair Housing (AFFH).

D.1
Affirmatively Furthering Fair Housing.

Provide a statement of the PHA’s strategies and actions to achieve fair housing goals outlined in an accepted Assessment of Fair Housing (AFH) consistent with 24 CFR § 5.154(d)(5). Use the chart provided below. (PHAs should add as many goals as necessary to overcome fair housing issues and contributing factors.) Until such time as the PHA is required to submit an AFH, the PHA is not obligated to complete this chart. The PHA will fulfill, nevertheless, the requirements at 24 CFR § 903.7(o) enacted prior to August 17, 2015. See Instructions for further detail on completing this item.

Fair Housing Goal:

Describe fair housing strategies and actions to achieve the goal N/A – PHA has not received request to submit an AFH at this time.

The Oxnard Housing Authority will fulfill, nevertheless, the requirements at 24 CFR § 903.7(o) enacted prior to August 17, 2015.

Fair Housing Goal:

Describe fair housing strategies and actions to achieve the goal Fair Housing Goal:
370

Instructions for Preparation of Form HUD-50075-HP
Annual Plan for High Performing PHAs
A. PHA Information. All PHAs must complete this section. (24 CFR §903.4) A.1 Include the full PHA Name, PHA Code, PHA Type, PHA Fiscal Year Beginning (MM/YYYY), PHA Inventory, Number of Public Housing Units and or Housing Choice Vouchers (HCVs), PHA Plan Submission Type, and the Availability of Information, specific location(s) of all information relevant to the public hearing and proposed PHA Plan. (24 CFR §903.23(4)(e)) PHA Consortia: Check box if submitting a Joint PHA Plan and complete the table. (24 CFR §943.128(a)) B. Plan Elements.

B.1 Revision of Existing PHA Plan Elements. PHAs must:

Identify specifically which plan elements listed below that have been revised by the PHA. To specify which elements have been revised, mark the “yes” box.

If an element has not been revised, mark “no."
Statement of Housing Needs and Strategy for Addressing Housing Needs. Provide a statement addressing the housing needs of low-income, very low-income and extremely low-income families and a brief description of the PHA’s strategy for addressing the housing needs of families who reside in the jurisdiction served by the PHA and other families who are on the public housing and Section 8 tenant-based assistance waiting lists. The statement must identify the housing needs of (i) families with incomes below 30 percent of area median income (extremely low-income); (ii) elderly families (iii) households with individuals with disabilities, and households of various races and ethnic groups residing in the jurisdiction or on the public housing and Section 8 tenant-based assistance waiting lists based on information provided by the applicable Consolidated Plan, information provided by HUD, and other generally available data. The statement of housing needs shall be based on information provided by the applicable Consolidated Plan, information provided by HUD, and generally available data. The identification of housing needs must address issues of affordability, supply, quality, accessibility, size of units, and location. Once the PHA has submitted an Assessment of Fair Housing (AFH), which includes an assessment of disproportionate housing needs in accordance with 24 CFR §5.154(d)(2)(iv), information on households with individuals with disabilities and households of various races and ethnic groups residing in the jurisdiction or on the waiting lists no longer needs to be included in the Statement of Housing Needs and Strategy for Addressing Housing Needs. (24 CFR §903.7(a).

The identification of housing needs must address issues of affordability, supply, quality, accessibility, size of units, and location. (24 CFR §903.7(a)(2)(i)) Provide a description of the ways in which the PHA intends, to the maximum extent practicable, to address those housing needs in the upcoming year and the PHA’s reasons for choosing its strategy. (24 CFR §903.7(a)(2)(ii)) Deconcentration and Other Policies that Govern Eligibility, Selection and Admissions. Describe the PHA’s admissions policy for deconcentration of poverty and income mixing of lower-income families in public housing. The Deconcentration Policy must describe the PHA’s policy for bringing higher income tenants into lower income developments and lower income tenants into higher income developments. The deconcentration requirements apply to general occupancy and family public housing developments. Refer to 24 CFR §903.2(b)(2) for developments not subject to deconcentration of poverty and income mixing requirements. 24 CFR §903.7(b) Describe the PHA’s procedures for maintaining waiting lists for admission to public housing and address any site-based waiting lists. 24 CFR §903.7(b) A statement of the PHA’s policies that govern resident or tenant eligibility, selection and admission including admission preferences for both public housing and HCV. (24 CFR §903.7(b) Describe the unit assignment policies for public housing. 24 CFR §903.7(b) Financial Resources. A statement of financial resources, including a listing by general categories, of the PHA’s anticipated resources, such as PHA operating, capital and other anticipated Federal resources available to the PHA, as well as tenant rents and other income available to support public housing or tenant-based assistance. The statement also should include the non-Federal sources of funds supporting each Federal program, and state the planned use for the resources. (24 CFR §903.7(c)
Rent Determination. A statement of the policies of the PHA governing rents charged for public housing and HCV dwelling units, including applicable public housing flat rents, minimum rents, voucher family rent contributions, and payment standard policies. (24 CFR §903.7(d) Describe fair housing strategies and actions to achieve the goal 371

Homeownership Programs. A description of any homeownership programs (including project number and unit count) administered by the agency or for which the PHA has applied or will apply for approval. For years in which the PHA’s 5-Year PHA Plan is also due, this information must be included only to the extent that the PHA participates in homeownership programs under section 8(y) of the 1937 Act. (24 CFR §903.7(k) and 24 CFR §903.12(b).

Safety and Crime Prevention (VAWA). A description of: 1) Any activities, services, or programs provided or offered by an agency, either directly or in partnership with other service providers, to child or adult victims of domestic violence, dating violence, sexual assault, or stalking; 2) Any activities, services, or programs provided or offered by a PHA that helps child and adult victims of domestic violence, dating violence, sexual assault, or stalking, to obtain or maintain housing; and 3) Any activities, services, or programs provided or offered by a public housing agency to prevent domestic violence, dating violence, sexual assault, and stalking, or to enhance victim safety in assisted families. (24 CFR §903.7(m)(5)) Pet Policy. Describe the PHA’s policies and requirements pertaining to the ownership of pets in public housing. (24 CFR §903.7(n)) Substantial Deviation. PHA must provide its criteria for determining a “substantial deviation” to its 5-Year Plan. (24 CFR §903.7(r)(2)(i) Significant Amendment/Modification. PHA must provide its criteria for determining a “Significant Amendment or Modification” to its 5-Year and Annual Plan. For modifications resulting from the Rental Assistance Demonstration (RAD) program, refer to the ‘Sample PHA Plan Amendment’ found in Notice PIH-2012-32 REV-3, successor RAD Implementation Notices, or other RAD Notices.

If any boxes are marked “yes”, describe the revision(s) to those element(s) in the space provided.

PHAs must submit a Deconcentration Policy for Field Office review. For additional guidance on what a PHA must do to deconcentrate poverty in its development and comply with fair housing requirements, see 24 CFR 903.2. (24 CFR §903.23(b)) B.2 New Activities. If the PHA intends to undertake any new activities related to these elements or discretionary policies in the current Fiscal Year, mark “yes” for those elements, and describe the activities to be undertaken in the space provided. If the PHA does not plan to undertake these activities, mark “no.” HOPE VI. 1) A description of any housing (including project name, number (if known) and unit count) for which the PHA will apply for HOPE VI; and 2) A timetable for the submission of applications or proposals. The application and approval process for Hope VI is a separate process. See guidance on HUD’s website at: https://www.hud.gov/program_offices/public_indian_housing/programs/ph/hope6 . (Notice PIH 2011-47) Mixed Finance Modernization or Development. 1) A description of any housing (including name, project number (if known) and unit count) for which the PHA will apply for Mixed Finance Modernization or Development; and 2) A timetable for the submission of applications or proposals. The application and approval process for Mixed Finance Modernization or Development is a separate process. See guidance on HUD’s website at:
https://www.hud.gov/program_offices/public_indian_housing/programs/ph/hope6/mfph#4 Demolition and/or Disposition. With respect to public housing only, describe any public housing development(s), or portion of a public housing development projects, owned by the PHA and subject to ACCs (including project number and unit numbers [or addresses]), and the number of affected units along with their sizes and accessibility features) for which the PHA will apply or is currently pending for demolition or disposition approval under section 18 of the 1937 Act (42 U.S.C. 1437p); and (2) A timetable for the demolition or disposition. This statement must be submitted to the extent that approved and/or pending demolition and/or disposition has changed as described in the PHA’s last Annual and/or 5-Year PHA Plan submission. The application and approval process for demolition and/or disposition is a separate process. Approval of the PHA Plan does not constitute approval of these activities. See guidance on HUD’s website at: http://www.hud.gov/offices/pih/centers/sac/demo_dispo/index.cfm. (24 CFR §903.7(h)) Conversion of Public Housing under the Voluntary or Mandatory Conversion programs. Describe any public housing building(s) (including project number and unit count) owned by the PHA that the PHA is required to convert or plans to voluntarily convert to tenant-based assistance; 2) An analysis of the projects or buildings required to be converted; and 3) A statement of the amount of assistance received to be used for rental assistance or other housing assistance in connection with such conversion. See guidance on HUD’s website at:
http://www.hud.gov/offices/pih/centers/sac/conversion.cfm. (24 CFR §903.7(j)) Conversion of Public Housing under the Rental Assistance Demonstration (RAD) program. Describe any public housing building(s) (including project number and unit count) owned by the PHA that the PHA plans to voluntarily convert to Project-Based Assistance or Project-Based Vouchers under RAD. See additional guidance on HUD’s website at: Notice PIH 2012-32 REV-3, successor RAD Implementation Notices, and other RAD notices.

Project-Based Vouchers. Describe any plans to use HCVs for new project-based vouchers. (24 CFR §983.57(b)(1)) If using project-based vouchers, provide the projected number of project-based units and general locations and describe how project-basing would be consistent with the PHA Plan.

Units with Approved Vacancies for Modernization. The PHA must include a statement related to units with approved vacancies that are undergoing modernization in accordance with 24 CFR §990.145(a)(1).

Other Capital Grant Programs (i.e., Capital Fund Community Facilities Grants or Emergency Safety and Security Grants).

B.3 Progress Report. For all Annual Plans following submission of the first Annual Plan, a PHA must include a brief statement of the PHA’s progress in meeting the mission and goals described in the 5-Year PHA Plan. (24 CFR §903.7(r)(1)) B.4 Capital Improvements. PHAs that receive funding from the Capital Fund Program (CFP) must complete this section. (24 CFR §903.7 (g)). To comply with this requirement, the PHA must reference the most recent HUD approved Capital Fund 5 Year Action Plan in EPIC and the date that it was approved.

PHAs can reference the form by including the following language in the Capital Improvement section of the appropriate Annual or Streamlined PHA Plan Template: “See Capital Fund 5 Year Action Plan in EPIC approved by HUD on XX/XX/XXXX.” B.5 Most Recent Fiscal Year Audit. If the results of the most recent fiscal year audit for the PHA included any findings, mark “yes” and describe those findings in the space provided. (24 CFR §903.7(p))
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C. Other Document and/or Certification Requirements
C.1 Resident Advisory Board (RAB) comments. If the RAB had comments on the annual plan, mark “yes,” submit the comments as an attachment to the Plan and describe the analysis of the comments and the PHA’s decision made on these recommendations. (24 CFR §903.13(c), 24 CFR §903.19) C.2 Certification by State of Local Officials. Form HUD-50077-SL, Certification by State or Local Officials of PHA Plans Consistency with the Consolidated Plan, must be submitted by the PHA as an electronic attachment to the PHA Plan. (24 CFR §903.15). Note: A PHA may request to change its fiscal year to better coordinate its planning with planning done under the Consolidated Plan process by State or local officials as applicable.

C.3 Civil Rights Certification/ Certification Listing Policies and Programs that the PHA has Revised since Submission of its Last Annual Plan. Provide a certification that the following plan elements have been revised, provided to the RAB for comment before implementation, approved by the PHA board, and made available for review and inspection by the public. This requirement is satisfied by completing and submitting form HUD-50077 ST-HCV-HP, PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations Including PHA Plan Elements that Have Changed. Form HUD-50077-ST-HCV-HP, PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations Including PHA Plan Elements that Have Changed must be submitted by the PHA as an electronic attachment to the PHA Plan. This includes all certifications relating to Civil Rights and related regulations. A PHA will be considered in compliance with the certification requirement to affirmatively further fair housing if the PHA fulfills the requirements of §§ 903.7(o)(1) and 903.15(d) and: (i) examines its programs or proposed programs; (ii) identifies any fair housing issues and contributing factors within those programs, in accordance with 24 CFR 5.154; or 24 CFR 5.160(a)(3) as applicable (iii) specifies actions and strategies designed to address contributing factors, related fair housing issues, and goals in the applicable Assessment of Fair Housing consistent with 24 CFR 5.154 in a reasonable manner in view of the resources available; (iv) works with jurisdictions to implement any of the jurisdiction's initiatives to affirmatively further fair housing that require the PHA's involvement; (v) operates programs in a manner consistent with any applicable consolidated plan under 24 CFR part 91, and with any order or agreement, to comply with the authorities specified in paragraph (o)(1) of this section; (vi) complies with any contribution or consultation requirement with respect to any applicable AFH, in accordance with 24 CFR 5.150 through 5.180; (vii) maintains records reflecting these analyses, actions, and the results of these actions; and (viii) takes steps acceptable to HUD to remedy known fair housing or civil rights violations. impediments to fair housing choice within those programs; addresses those impediments in a reasonable fashion in view of the resources available; works with the local jurisdiction to implement any of the jurisdiction’s initiatives to affirmatively further fair housing; and assures that the annual plan is consistent with any applicable Consolidated Plan for its jurisdiction. (24 CFR §903.7(o)).

C.4 Challenged Elements. If any element of the Annual PHA Plan or 5-Year PHA Plan is challenged, a PHA must include such information as an attachment to the Annual PHA Plan or 5-Year PHA Plan with a description of any challenges to Plan elements, the source of the challenge, and the PHA’s response to the public.

D. Affirmatively Furthering Fair Housing.

D.1 Affirmatively Furthering Fair Housing.

The PHA will use the answer blocks in item D.1 to provide a statement of its strategies and actions to implement each fair housing goal outlined in its accepted Assessment of Fair Housing (AFH) consistent with 24 CFR § 5.154(d)(5) that states, in relevant part: “To implement goals and priorities in an AFH, strategies and actions shall be included in program participants' … PHA Plans (including any plans incorporated therein) …. Strategies and actions must affirmatively further fair housing ….” Use the chart provided to specify each fair housing goal from the PHA’s AFH for which the PHA is the responsible program participant – whether the AFH was prepared solely by the PHA, jointly with one or more other PHAs, or in collaboration with a state or local jurisdiction – and specify the fair housing strategies and actions to be implemented by the PHA during the period covered by this PHA Plan. If there are more than three fair housing goals, add answer blocks as necessary.

Until such time as the PHA is required to submit an AFH, the PHA will not have to complete section D., nevertheless , the PHA will address its obligation to affirmatively further fair housing by fulfilling the requirements at 24 CFR 903.7(o)(3) enacted prior to August 17, 2015, which means that it examines its own programs or proposed programs; identifies any impediments to fair housing choice within those programs; addresses those impediments in a reasonable fashion in view of the resources available; works with local jurisdictions to implement any of the jurisdiction’s initiatives to affirmatively further fair housing that require the PHA’s involvement; and maintain records reflecting these analyses and actions. Furthermore, under Section 5A(d)(15) of the U.S. Housing Act of 1937, as amended, a PHA must submit a civil rights certification with its Annual PHA Plan, which is described at 24 CFR 903.7(o)(1) except for qualified PHAs who submit the Form HUD-50077-CR as a standalone document.

This information collection is authorized by Section 511 of the Quality Housing and Work Responsibility Act, which added a new section 5A to the U.S. Housing Act of 1937, as amended, which introduced the 5-Year and Annual PHA Plan. The 5-Year and Annual PHA Plans provide a ready source for interested parties to locate basic PHA policies, rules, and requirements concerning the PHA’s operations, programs, and services, and informs HUD, families served by the PHA, and members of the public of the PHA’s mission, goals and objectives for serving the needs of low- income, very low- income, and extremely low- income families.

Public reporting burden for this information collection is estimated to average 7.02 hours per response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. HUD may not collect this information, and respondents are not required to complete this form, unless it displays a currently valid OMB Control Number.

Privacy Act Notice. The United States Department of Housing and Urban Development is authorized to solicit the information requested in this form by virtue of Title 12, U.S. Code, Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection of information are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality. 373

Certifications of Compliance with
PHA Plan and Related Regulations
(Standard, Troubled, HCV-Only, and
High Performer PHAs)
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
OMB No. 2577-0226
Expires 3/31/2024

PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations including PHA Plan Elements that Have Changed
Acting on behalf of the Board of Commissioners of the Public Housing Agency (PHA) listed below, as its Chairperson or other authorized PHA official if there is no Board of Commissioners, I approve the submission of the___ 5-Year and/or X Annual PHA Plan, hereinafter referred to as” the Plan”, of which this document is a part, and make the following certification and agreements with the Department of Housing and Urban Development (HUD) for the PHA fiscal year beginning 2022, in connection with the submission of the Plan and implementation thereof:

1. The Plan is consistent with the applicable comprehensive housing affordability strategy (or any plan incorporating such strategy) for the jurisdiction in which the PHA is located (24 CFR § 91.2).

2. The Plan contains a certification by the appropriate State or local officials that the Plan is consistent with the applicable Consolidated Plan, which includes a certification that requires the preparation of an Analysis of Impediments (AI) to Fair Housing Choice, or Assessment of Fair Housing (AFH) when applicable, for the PHA's jurisdiction and a description of the manner in which the PHA Plan is consistent with the applicable Consolidated Plan (24 CFR §§ 91.2, 91.225, 91.325, and

91.425).

3. The PHA has established a Resident Advisory Board or Boards, the membership of which represents the residents assisted by the PHA, consulted with this Resident Advisory Board or Boards in developing the Plan, including any changes or revisions to the policies and programs identified in the Plan before they were implemented, and considered the recommendations of the RAB (24 CFR 903.13). The PHA has included in the Plan submission a copy of the recommendations made by the Resident Advisory Board or Boards and a description of the manner in which the Plan addresses these recommendations.

4. The PHA provides assurance as part of this certification that:
(i) The Resident Advisory Board had an opportunity to review and comment on the changes to the policies and programs before implementation by the PHA;
(ii) The changes were duly approved by the PHA Board of Directors (or similar governing body); and (iii) The revised policies and programs are available for review and inspection, at the principal office of the PHA during normal business hours.

5. The PHA made the proposed Plan and all information relevant to the public hearing available for public inspection at least 45 days before the hearing, published a notice that a hearing would be held and conducted a hearing to discuss the Plan and invited public comment.

6. The PHA certifies that it will carry out the public housing program of the agency in conformity with title VI of the Civil Rights Act of 1964 (42 U.S.C. 2000d-2000d—4), the Fair Housing Act (42 U.S.C. 3601-19), Section 504 of the Rehabilitation Act of 1973 (29 U.S.C. 794), title II of the Americans with Disabilities Act (42 U.S.C. 12101 et seq.), and other applicable civil rights requirements and that it will affirmatively further fair housing in the administration of the program. In addition, if it administers a Housing Choice Voucher Program, the PHA certifies that it will administer the program in conformity with the Fair Housing Act, title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of 1973, title II of the Americans with Disabilities Act, and other applicable civil rights requirements, and that it will affirmatively further fair housing in the administration of the program.

7. The PHA will affirmatively further fair housing, which means that it will take meaningful actions to further the goals identified in the Assessment of Fair Housing (AFH) conducted in accordance with the requirements of 24 CFR § 5.150 through 5.180, that it will take no action that is materially inconsistent with its obligation to affirmatively further fair housing, and that it will address fair housing issues and contributing factors in its programs, in accordance with 24 CFR § 903.7(o)(3).

The PHA will fulfill the requirements at 24 CFR § 903.7(o) and 24 CFR § 903.15(d). Until such time as the PHA is required to submit an AFH, the PHA will fulfill the requirements at 24 CFR § 903.7(o) promulgated prior to August 17, 2015, which means that it examines its programs or proposed programs; identifies any impediments to fair housing choice within those programs; addresses those impediments in a reasonable fashion in view of the resources available; works with local jurisdictions to implement any of the jurisdiction’s initiatives to affirmatively further fair housing that require the PHA’s involvement; and maintains records reflecting these analyses and actions.

8. For PHA Plans that include a policy for site-based waiting lists:
• The PHA regularly submits required data to HUD's 50058 PIC/IMS Module in an accurate, complete and timely manner (as specified in PIH Notice 2011-65);
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• The system of site-based waiting lists provides for full disclosure to each applicant in the selection of the development in which to reside, including basic information about available sites; and an estimate of the period of time the applicant would likely have to wait to be admitted to units of different sizes and types at each site; • Adoption of a site-based waiting list would not violate any court order or settlement agreement or be inconsistent with a pending complaint brought by HUD;
• The PHA shall take reasonable measures to assure that such a waiting list is consistent with affirmatively furthering fair housing; and
• The PHA provides for review of its site-based waiting list policy to determine if it is consistent with civil rights laws and certifications, as specified in 24 CFR 903.7(o)(1).

9. The PHA will comply with the prohibitions against discrimination on the basis of age pursuant to the Age Discrimination Act of 1975.

10. In accordance with 24 CFR § 5.105(a)(2), HUD’s Equal Access Rule, the PHA will not make a determination of eligibility for housing based on sexual orientation, gender identify, or marital status and will make no inquiries concerning the gender identification or sexual orientation of an applicant for or occupant of HUD-assisted housing.

11. The PHA will comply with the Architectural Barriers Act of 1968 and 24 CFR Part 41, Policies and Procedures for the Enforcement of Standards and Requirements for Accessibility by the Physically Handicapped.

12. The PHA will comply with the requirements of Section 3 of the Housing and Urban Development Act of 1968, Employment Opportunities for Low-or Very-Low Income Persons, and with its implementing regulation at 24 CFR Part 135.

13. The PHA will comply with acquisition and relocation requirements of the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and implementing regulations at 49 CFR Part 24 as applicable.

14. The PHA will take appropriate affirmative action to award contracts to minority and women's business enterprises under 24 CFR 5.105(a).

15. The PHA will provide the responsible entity or HUD any documentation that the responsible entity or HUD needs to carry out its review under the National Environmental Policy Act and other related authorities in accordance with 24 CFR Part 58 or Part 50, respectively.

16. With respect to public housing the PHA will comply with Davis-Bacon or HUD determined wage rate requirements under Section 12 of the United States Housing Act of 1937 and the Contract Work Hours and Safety Standards Act.

17. The PHA will keep records in accordance with 2 CFR 200.333 and facilitate an effective audit to determine compliance with program requirements.

18. The PHA will comply with the Lead-Based Paint Poisoning Prevention Act, the Residential Lead-Based Paint Hazard Reduction Act of 1992, and 24 CFR Part 35.

19. The PHA will comply with the policies, guidelines, and requirements of 2 CFR Part 200, Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Financial Assistance, including but not limited to submitting the assurances required under 24 CFR §§ 1.5, 3.115, 8.50, and 107.25 by submitting an SF-424, including the required assurances in SF-424B or D, as applicable.

20. The PHA will undertake only activities and programs covered by the Plan in a manner consistent with its Plan and will utilize covered grant funds only for activities that are approvable under the regulations and included in its Plan.

21. All attachments to the Plan have been and will continue to be available at all times and all locations that the PHA Plan is available for public inspection. All required supporting documents have been made available for public inspection along with the Plan and additional requirements at the primary business office of the PHA and at all other times and locations identified by the PHA in its PHA Plan and will continue to be made available at least at the primary business office of the PHA.

22. The PHA certifies that it is in compliance with applicable Federal statutory and regulatory requirements, including the Declaration of Trust(s).

Housing Authority of the City of Oxnard CA 031
PHA Name PHA Number/HA Code
X Annual PHA Plan for Fiscal Year 2022
_____ 5-Year PHA Plan for Fiscal Years 20____ - 20____
I hereby certify that all the information stated herein, as well as any information provided in the accompaniment herewith, is true and accurate. Warning: HUD will prosecute false claims and statements. Conviction may result in criminal and/or civil penalties. (18 U.S.C. 1001, 1010, 1012; 31 U.S.C. 3729, 3802).

Name of Executive Director: Name Board Chairman:

Emilio Ramirez John C. Zaragoza
Signature Date Signature Date
375
___________________________________________________________________________________________________________

The United States Department of Housing and Urban Development is authorized to solicit the information requested in this form by virtue of Title 12, U.S. Code, Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection of information are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality. This information is collected to ensure compliance with PHA Plan, Civil Rights, and related laws and regulations including PHA plan elements that have changed.

Public reporting burden for this information collection is estimated to average 0.16 hours per year per response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. HUD may not collect this information, and respondents are not required to complete this form, unless it displays a currently valid OMB Control Number. 376

Certification by State or Local U. S Department of Housing and Urban Development Official of PHA Plans Consistency Office of Public and Indian Housing with the Consolidated Plan or OMB No. 2577-0226
State Consolidated Plan Expires 3/31/2024
(All PHAs)
Certification by State or Local Official of PHA Plans
Consistency with the Consolidated Plan or State Consolidated Plan I, Emilio Ramirez , the Housing Director
Official’s Name Official’s Title
certify that the 5-Year PHA Plan for fiscal years 2020-2025 and/or Annual PHA Plan for fiscal year 2022 of the Housing Authority of the City of Oxnard is consistent with the PHA Name
Consolidated Plan or State Consolidated Plan including the Analysis of Impediments (AI) to Fair Housing Choice or Assessment of Fair Housing (AFH) as applicable to the City of Oxnard
____________________________________________________________________________ Local Jurisdiction Name
pursuant to 24 CFR Part 91 and 24 CFR §§ 903.7(o)(3) and 903.15.

Provide a description of how the PHA Plan’s contents are consistent with the Consolidated Plan or State Consolidated Plan.

The PHA’s goals and objectives are aligned with the Consolidated Plan. Specifically, on section AP-20 of the plan. The PHA is working on improving supply of affordable rental housing Inventory, reducing homelessness, and increase in availability of social services.

I hereby certify that all the information stated herein, as well as any information provided in the accompaniment herewith, is true and accurate. Warning: HUD will prosecute false claims and statements. Conviction may result in criminal and/or civil penalties. (18 U.S.C. 1001, 1010, 1012; 31 U.S.C. 3729, 3802) Name of Authorized Official: Title:

Emilio Ramirez Housing Director
Signature: Date:

The United States Department of Housing and Urban Development is authorized to solicit the information requested in this form by virtue of Title 12, U.S.

Code, Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection of information are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality. This information is collected to ensure consistency with the consolidated plan or state consolidated plan.

Public reporting burden for this information collection is estimated to average 0.16 hours per year per response, including the time for reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. HUD may not collect this information, and respondents are not required to complete this form, unless it displays a currently valid OMB Control Number. 377
378
379
380
381
382
383
384
385
386
387
388
Attachment C.1 (b)
Resident Advisory Board Comments

HOUSING AUTHORITY OF THE CITY OF OXNARD

ANNUAL AGENCY PLAN PROPOSED CHANGES

SUMMARY OF TENANT COMMENTS
Although no written comments were received, the following is a summary of the verbal comments received at the Resident Advisory Board (RAB) Meetings:

Comment: Does the proposed farmworker preference impact families who have household members without eligible immigration status, also referred to as 214 families? Response: Applicants are selected from the waitlist based on date and time of application, followed by any preferences the client qualifies for. An individual’s immigration status does not impact the preference points awarded to the application. Preferences are associated with the ranking of an application on the waitlist.

Comment: How do the number of hours worked by an individual (farmworker preference) affect the ranking of the application?
Response: The number of hours worked by an individual does not factor into the ranking of an application. The intention of establishing a minimum hour requirement is to determine if the applicant qualifies for the preference.

Comment: What happens if an applicant claims to meet the preference criteria, but does not? Response: If an applicant does not meet a preference as indicated on their original application, the preference is removed and the application is placed back on the waitlist. The original date and time of application remains the same, however; the ranking will be affected by the removal of the preference.

Comment: Concern was expressed with establishing a minimum number of hours in order for an applicant to qualify for the farmworker preference. Ideally, the RAB requested for a survey to be conducted amongst agricultural laborers to determine if 15 hours is an adequate representation of the City of Oxnard.

Response: Establishing a minimum number of hours was recommended by the PHA, however; the Housing Programs Manager offered to review the Section 8 Administrative Plan for other local PHAs and research online to determine if the minimum hour requirement aligned with other agencies or if the minimum hour requirement should be removed altogether.

Update: The PHA reviewed the Section 8 Administrative Plans for local PHAs and nearby PHAs whose jurisdiction covers a larger agricultural area, however; none had a farmworker preference. The most common preferences were related to residency and working preference in the PHA’s jurisdiction. The minimum hour requirement was either not consistent or non-existing. The PHA also contacted CVR, (consultant assigned by the Department of Housing and Urban Development for a technical assistance project that is underway) whose recommendation is to not include a minimum hour requirement. Based on the research and comments from the RAB members, the minimum hour requirement was removed.

Comment: Will the PHA inform all applicants of the preference? Response: Yes, all existing applicants must be contacted to identify applicants who are eligible for the preference. The PHA may open the waitlist specifically for the preference if there are no remaining eligible applicants on the current waitlist.
389
Attachment C.1 (b)
Resident Advisory Board Comments
Comment: What happens with seasonal farmworkers?
Response: The applicant must be eligible for the preference at the time their application is selected for assistance. If an applicant is a seasonal farmworker and can provide supporting documentation that they are contracted to return to work, the request may be taken into consideration. This will need to be reviewed on a case by case basis.

Comment: What happens once the PHA has admitted 15 families under the farmworker preference? Response: Once the 15-voucher allocation is exhausted, the PHA will select families for the preference the following fiscal year, however; if a family leaves the program before the beginning of the next allocation, the next eligible family will be selected.
390
Annual Statement/Performance and Evaluation Report
Capital Fund Program, Capital Fund Program Replacement Housing Factor and Capital Fund Financing Program PHA Name: FFY of Grant:
2022
FFY of Grant Approval:
[ X ] Original annual Statement [ ] Reserve for Disasters/Emergencies [ ] Revised Annual Statement (Revision no: ) [ ] Performance and Evaluation Report for Period Ending: [ ] Final Performance and Evaluation Report Line
Original Revised ² Obligated Expended
12 $ 140,000.00
3 $ 12,000.004 $ 105,000.00
56 $ 20,000.007 1480 Advertising $ 5,000.00
8 1480 Planning Salaries/ Benefits $ 40,000.00
9 1480 Audit
101112 $ 646,000.00
131415 $ 20,000.0016 1480 Construction Vehicle
1718192021 $ 442,380.00
22 $ 15,000.0023 $ 1,445,380.00
¹ To be completed for the Performance and Evaluation Report. ² To be completed for the Performance and Evaluation Report or a Revised Annual Statement.³ PHAs with under 250 units in management may use 100% of CFP Grants for operations.4 RHF funds shall be included here.

US Department of Housing and Urban Development
Date of CFFP: 04/26/2004
Type of Grant:
1480 Relocation Costs1480 Development Activities 4
9001 Collateralization or Debt Service paid by PHA1480 Contingency (may not exceed 8% of line 23) Grant Type and Number Capital Fund Program Grant No: CA16-P031-501-22 Replacement Housing Factor Grant No:

Oxnard Housing Authority
Summary by Development AccountAmount of Annual Grant: (sum of lines 1 - 22)1480 Moving to Work Demonstration1480 Site Improvement1480 Dwelling Structures1480 Dwelling Equipment - Nonexpendable1480 Nondwelling Structures1480 Nondwelling Equipment (Computer Hardware) Total Estimated Cost Total Actual Cost ¹
1480 Fees and Costs/ ( A& E fees)Total non-CFP Funds1406 Operations (may not exceed 25% of line 23) ³1408 Management Improvements ( Not to exceed 10% of line 23)1480 Demolition Office of Public and Indian Housing
OMB No. 2577-0226
Part I: Summary
1410 Administration (may not exceed 10% of line 23)1415 Liquidated Damages

1440 Site Acquisition
391
Annual Statement/Performance and Evaluation Report
Capital Fund Program, Capital Fund Program Replacement Housing Factor and Capital Fund Financing Program PHA Name: FFY of Grant:
2022
FFY of Grant Approval:
[ X ] Original annual Statement [ ] Reserve for Disasters/Emergencies [ ] Revised Annual Statement (Revision no: ) [ ] Performance and Evaluation Report for Period Ending: [ ] Final Performance and Evaluation Report Line
Original Revised ² Obligated Expended
2425 $ 631,000.0026 $ 15,000.00
2728
Signature of Executive Director Date Signature of Public Housing Director Date ¹ To be completed for the Performance and Evaluation Report. ² To be completed for the Performance and Evaluation Report or a Revised Annual Statement.³ PHAs with under 250 units in management may use 100% of CFP Grants for operations.4 RHF funds shall be included here.

Oxnard Housing Authority Capital Fund Program Grant No: CA16-P031-501-22

Type of Grant:

Summary by Development Account
OMB No. 2577-0226
Part I: Summary
Total Estimated Cost Total Actual Cost ¹
Replacement Housing Factor Grant No:Grant Type and Number Amount of line 23 Related to Security - Hard CostsAmount of line 23 Related to Energy Conservation Measures US Department of Housing and Urban Development
Office of Public and Indian Housing
Date of CFFP: 04/26/2004
Amount of line 23 Related to LBP ActivitiesAmount of line 23 Related to Section 504 complianceAmount of line 23 Related to Security - Soft Costs 392
Annual Statement/Performance and Evaluation Report
Capital Fund Program, Capital Fund Program Replacement Housing Factor and Capital Fund Financing Program CFFP (Yes/No):

Development Number Development Quantity Status of WorkName/PHA-Wide Account No.Activities Original Revised¹ Funds Funds
Obligated ² Expended ²
CAL 31-0 1406 140,000.00 $ PHA WIDE
Professional Development /Training 1408 5,000.00 $ Consultants/ Consultants 1408 5,000.00 $ Disaster Preparedness 1408 2,000.00 $ ¹ To be completed for the Performance and Evaluation Report or a Revised Annual Statement. ² To be completed for the Performance and Evaluation Report.

Professional Development/ Operations
Replacement Housing Factor Grant No:

General Description of Major Work Total Estimated Cost Total Actual Cost Categories
PHA Name: Grant Type and Number Federal FFY of Grant:

Oxnard Housing Authority Capital Fund Program Grant No: CA16-P031-501-22 2022 US Department of Housing and Urban Development
Office of Public and Indian Housing
OMB No. 2577-0226
Part II: Supporting Pages
393
Annual Statement/Performance and Evaluation Report
Capital Fund Program, Capital Fund Program Replacement Housing Factor and Capital Fund Financing Program CFFP (Yes/ No):

Development Number Development Quantity Status of WorkName/PHA-Wide Account No.Activities Original Revised¹ Funds Funds
Obligated ² Expended ²
CAL 31-0PHA WIDE
Administration 1410 105,000.00 $
Fees & Costs 1480 20,000.00 $
Advertising 1480 5,000.00 $
Planning Salaries/Benefits 1480 40,000.00 $ Computer Hardware 1480 20,000.00 $ Bond Payment 9001 442,380.00 $ Contingency 1480 15,000.00 $ $ 799,380.00
¹ To be completed for the Performance and Evaluation Report or a Revised Annual Statement. ² To be completed for the Performance and Evaluation Report.

Categories
Office of Public and Indian Housing
OMB No. 2577-0226
Grant Type and Number
Total 31-0:

Part II: Supporting PagesPHA Name: Federal FFY of Grant:

Replacement Housing Factor Grant No:

General Description of Major Work
Capital Fund Program Grant No: CA16-P031-501-22
Total Estimated Cost
US Department of Housing and Urban Development
Oxnard Housing Authority 2022
Total Actual Cost
394
Annual Statement/Performance and Evaluation Report
Capital Fund Program, Capital Fund Program Replacement Housing Factor and Capital Fund Financing Program CFFP (Yes/ No):

Development Number Development Quantity Status of Work
Name/PHA-Wide Account No.

Activities
Original Revised¹ Funds Funds
Obligated ² Expended ²
OHA Wide 1480 $ 15,000.00CAL 31-2Felicia Ct.
$ -
CAL 31-3Colonia Road 1480 246,000.00 $
$ 246,000.00
CAL 31-4Pleasant Valley
$ -
CAL 31-5Plaza Vista
$ -
CAL31-7Scattered Sites 1480 385,000.00 $
$ 385,000.00
CAL 31-8Palm Vista
$ -$ 1,445,380.00
¹ To be completed for the Performance and Evaluation Report or a Revised Annual Statement. ² To be completed for the Performance and Evaluation Report.

General Description of Major Work
Total 31-7:

Oxnard Housing Authority Capital Fund Program Grant No: CA16-P031-501-22 Security SystemsTotal 31-4:

Replacement Housing Factor Grant No:

Total Estimated Cost
Office of Public and Indian Housing
2022
Total 31-2:

Categories
Total Actual Cost
Federal FFY of Grant:

OMB No. 2577-0226
Part II: Supporting PagesPHA Name: Grant Type and Number US Department of Housing and Urban Development
504 ComplianceTotal 31-5:Total 31-3:Total 31-8:CA16-P031-501-22 Total:504 Compliance 395
Annual Statement/Performance and Evaluation Report US Department of Housing and Urban Development Capital Fund Program, Capital Fund Program Replacement Housing Factor and Office of Public and Indian Housing Capital Fund Financing Program OMB No. 2577-0226
CFFP (Yes/ No): Yes
Original Obligation
End Date
4/16/20244/16/20244/16/20244/16/20244/16/20244/16/20244/16/20244/16/2024 ¹ Obligation and expenditure end dated can only be revised with HUD approval pursuant to Section 9j of the U.S. Housing Act of 1937, as amended

Part III: Implementation Schedule for Capital Fund Financing Program Replacement Housing Factor Grant No:

Federal FFY of Grant:
2022
Development Number All Funds Obligated All Funds Expended Reason for Revised target Dates ¹ Name/HA-Wide (Quarter Ending Date) (Quarter Ending Date) Activities
Actual Obligation Original Expenditure Actual Expenditure End Date End Date End Date
CAL 31-0 4/16/2026PHA-WideCAL 31-1 4/16/2026The CourtsCAL 31-2 4/16/2026Felicia CourtCAL 31-3 4/16/2026Colonia RoadCAL 31-4 4/16/2026Pleasant ValleyCAL 31-5 4/16/2026Plaza VistaCAL 31-7 4/16/2026Scattered SitesCAL 31-8 4/16/2026Palm VistaPHA Name: Grant Type and Number Oxnard Housing Authority Capital Fund Program Grant No: CA16-P031-501-22 396
Development Year 1 Work Statement for Year 2 Work Statement for Year 3 Work Statement for Year 4 Work Statement for Year 5 Number/Name/HA-Wide FFY Grant: 2023 FFY Grant: 2024 FFY Grant: 2025 FFY Grant: 2026 2022 PHA FY: 2024 PHA FY: 2025 PHA FY: 2026 PHA FY: 2027 Annual
Statement
CAL 31-0 OHA-Wide $ 798,180.00 $ 377,000.00 $ 377,000.00 $ 377,000.00OHA Wide $ 640,000.00 $ - $ - $ -CAL 31-1 The CourtsCAL 31-2 Felicia Court $ 220,000.00 $ 550,000.00 $ -CAL 31-3 Colonia Road $ 100,000.00 $ - $ -CAL 31-4 Pleasant Valley $ - $ 400,000.00 $ - $ 400,000.00CAL 31-5 Plaza Vista $ - $ 40,000.00 $ - $ - CAL 31-7 Scattered Sites $ - $ - $ 130,000.00 $ 280,000.00CAL 31-8 Palm Vista $ - $ 20,000.00 $ - $ -CFP Funds Listed for 5-year Planning $ 1,538,180.00 $ 1,057,000.00 $ 1,057,000.00 $ 1,057,000.00 Replacement Housing Factor Funds
Capital Fund Program Five-Year Action PlanPart I: Summary PHA Name:

Oxnard Housing Authority
[X] Original 5-Year Plan[ ] Revision no:

397
Activities for
Year 1
2022
Development Major Work Estimated Development Major Work Estimated Name/Number Categories Cost Name/Number Categories Cost See PHA-Wide Operations $ 140,000.00 PHA-Wide Operations $ 140,000.00 Annual Cal 31-0 Cal 31-0
Statement
Management Improvement $ 12,000.00 Management Improvement $ 12,000.00Administration $ 105,000.00 Administration $ 105,000.00A&E Fees $ 20,000.00 A&E Fees $ 20,000.00 Advertising $ 5,000.00 Advertising $ 5,000.00
Planning Salaries/ Benefits $ 40,000.00 Planning Salaries/ Benefits $ 40,000.00 Computer Hardware $ 20,000.00 Computer Hardware $ 20,000.00 Debt. Service 441,180.00 $ Debt. Service $ 20,000.00
Contingency $ 15,000.00 Contingency $ 15,000.00
Cal 31-0 Subtotal: $ 798,180.00 Cal 31-0 Subtotal: $ 377,000.00 Capital Fund Program Five-Year Action PlanPart II: Supporting Pages - Work Activities Activities for Year: 2 Activities for Year: 3
FFY Grant: 2023
PHA FY: 2024
FFY Grant: 2024
PHA FY: 2025

398
Activities for
Year 1
2021
Development Major Work Estimated Development Major Work Estimated Name/Number Categories Cost Name/Number Categories Cost OHA Wide Pre-Reac Improvements $ 190,000.00
See Electrical Improvements $ 450,000.00 Felicia Court
Annual CAL 31-2 Grounds Improvement $ 120,000.00
Statement OHA Wide Subtotal: $ 640,000.00 Fencing $ 100,000.00 Colonia Village CAL 31-2 Subtotal: $ 220,000.00
CAL 31-3 Landscaping $ 100,000.00
CAL 31-3 Subtotal $ 100,000.00
Pleasant Valley
CAL 31-4 Windows $ 400,000.00
Plaza VistaCAL 31-5 CAL 31-4 Subtotal: $ 400,000.00
CAL 31-5 Subtotal:

Plaza Vista
Scattered Sites CAL 31-5 Roof Exhaust Fans $ 20,000.00
CAL 31-7 Plumbing $ 20,000.00
CAL 31-5 Subtotal: $ 40,000.00
CAL 31-7 Subtotal:Palm VistaCAL 31-8 Palm Vista
CAL 31-8 Roof Exhaust Fans $ 20,000.00CAL 31-8 Subtotal: $ 20,000.00 CAL 31-8 Subtotal:

Total CFP Estimated Cost $ 1,538,180.00 $ 837,000.00
FFY Grant: 2023 FFY Grant: 2024
PHA FY: 2024 PHA FY: 2025
Capital Fund Program Five-Year Action Plan
Part II: Supporting Pages - Work Activities
Activities for Year: 2 Activities for Year: 3
Total CFP Estimated Cost

399
Development Major Work Estimated Development Major Work Estimated Name/Number Categories Cost Name/Number Categories Cost PHA-Wide Operations $ 140,000.00 PHA-Wide Operations $ 140,000.00 Cal 31-0 Cal 31-0
Management Improvement $ 12,000.00 Management Improvement $ 12,000.00 Administration 105,000.0 $ 0 Administration $ 105,000.00 A&E Fees $ 20,000.00 A&E Fees $ 20,000.00
Advertising $ 5,000.00 Advertising $ 5,000.00
Planning Salaries/ Benefits $ 40,000.00 Planning Salaries/ Benefits $ 40,000.00 Computer Hardware $ 20,000.00 Computer Hardware $ 20,000.00GPNA 20,000.00 $ Energy Audit $ 20,000.00Contingency $ 15,000.00 Contingency $ 15,000.00 Cal 31-0 Subtotal: $ 377,000.00 Cal 31-0 Subtotal: $ 377,000.00 Capital Fund Program Five-Year Action PlanPart II: Supporting Pages --- Work activities Activities for Year: 4 Activities for Year: 5
FFY Grant: 2025 FFY Grant: 2026
PHA FY: 2026 PHA FY: 2027

400
Development Major Work Estimated Development Major Work Estimated Name/Number Categories Cost Name/Number Categories Cost OHA Wide OHA WideFelicia Court Felicia Court
CAL 31-2 Walkways $ 150,000.00 CAL 31-2
Windows $ 400,000.00
CAL 31-2 Subtotal: $ 550,000.00 CAL 31-2 Subtotal:

Colonia Village
Colonia Village CAL 31-3CAL 31-3CAL 31-3 Subtotal CAL 31-3 SubtotalPleasant Valley Pleasant Valley CAL 31-4 CAL 31-4 Flooring 400,000.0 $ 0
CAL 31-4 Subtotal: CAL 31-4 Subtotal: $ 400,000.00
Plaza Vista Plaza VistaCAL 31-5 CAL 31-5CAL 31-5 Subtotal: CAL 31-5 Subtotal:

Scattered Sites Scattered SitesCAL 31-7 Furnaces $ 130,000.00 CAL 31-7 Building Redevelopment $ 280,000.00 CAL 31-7 Subtotal: $ 130,000.00 CAL 31-7 Subtotal: $ 280,000.00 CAL 31-8 Subtotal: CAL 31-8 Subtotal:
$ 1,057,000.00 Total CFP Estimated Cost $ 1,057,000.00
FFY Grant: 2026
PHA FY: 2026 PHA FY: 2027
Total CFP Estimated Cost
Activities for Year: 4 Activities for Year: 5
FFY Grant: 2025
Capital Fund Program Five-Year Action PlanPart II: Supporting Pages --- Work activities

401

HOUSING AUTHORITY OF THE CITY OF OXNARD
RESOLUTION NO. ________________
RESOLUTION APPROVING THE 5-YEAR PUBLIC HOUSING AGENCY (PHA) PLAN, THE ANNUAL AGENCY PLAN, THE 2022 CAPITAL FUND PROGRAM (CFP) BUDGET,

THE CFP FIVE-YEAR ACTION PLAN AND AUTHORIZING THE HOUSING DIRECTOR

TO EXECUTE AND SUBMIT THE PLANS AND CAPITAL FUNDS STATEMENT WHEREAS, the Housing Authority of the City of Oxnard (OHA) is required by the U.S.

Department of Housing and Urban Development (HUD) to develop and adopt a 5-Year PHA Plan and Annual Agency Plan for HUD’s review and approval in order to be eligible to receive HUD funding utilized for the OHA’s operation; and
WHEREAS, The OHA adopted a 5-Year Agency Plan in 2020; and WHEREAS, on March 15, 2022, the OHA conducted a public hearing on the proposed third year of the 2020-2025 Five-Year PHA Plan, the Annual Agency Plan, the 2022 CFP Budget and the CFP Five-Year Action Plan.

WHEREAS, the OHA wishes to adopt its Annual Agency Plan, the third year of the 5-Year PHA Plan for Fiscal Years 2020-2025, the CFP Five-Year Action Plan, and the 2022 CFP Budget.

NOW THEREFORE, the Board of Commissioners of the Housing Authority of the City of Oxnard resolves as follows:

1. The Board hereby approves the Annual Agency Plan, the third year of the 5-Year PHA Plan for Fiscal Years 2020-2025, the CFP Five-Year Action Plan, and the 2022 CFP Budget, as presented to the Board on March 15, 2022; and

2. The Board authorizes and directs the chairman to execute the HUD Public Housing Agency Certification Compliance Form certifying the Housing Authority’s compliance with HUD’s policies and procedures; and

3. The Board authorizes the Housing Director to execute and submit all reports and documents required to comply with HUD’s policies and procedures regarding the Agency Plan; and

4. The Board authorizes the Housing Director to accept and extend the funds as indicated in the 2022 CFP Budget and the CFP Five-Year Action Plan.
402
APPROVED AND ADOPTED THIS ______ DAY OF_____________ 2022 BY THE FOLLOWING VOTE:

AYES:

NOES:

ABSENT:

John C. Zaragoza, Chairman
Attest:

Rose Chaparro, Secretary-Designate
Approved as to form:

Stephen M. Fischer, General Counsel
403
5-YEAR AGENCY PLAN
AND
ANNUAL PLAN
Emilio Ramirez, Housing Director
City Council
March 15, 2022
404
5-Year and Annual Agency Plan

1. The  5-Year  and  Annual  Agency  Plan  provides  a  description  of  the Housing  Authority’s  basic  regulations,  requirements  and  operational program policies

2. Required by 24 CFR Part 903

3. Serves  as the  application  for  Capital  Fund  Grants  which  provide the funding for capital improvements for Public Housing

4. Due to HUD by April 16, 2022 – 75 days prior to the start of the fiscal year

5. Public  Hearing  on  the  proposed  changes  to  the  Public  Housing  and Section 8 program policies and proposed goals and objectives for the next 5 years

6. Written public comment and review period commenced November 22, 2022 and closed January 6, 2022

7. Resident Advisory Board meetings were held for review and discussion 2 405
Proposed Changes to the Program Policies

1. Proposed  Amendment  to  the  Housing  Choice  Voucher  (Section  8) Administrative Plan:

Adoption of local limited farmworker preference:

Applicants in which the Head of Household, spouse or cohead are currently employed as farm worker(s) in the OHA’s jurisdiction will receive this preference. The OHA limits the number of families that qualify  for  the  farmworker  preference  to  fifteen  (15)  families annually.  Once  the  OHA  is  serving  (15)  families  under  the preference in a given year, and one family leaves the program, the next family on the waitlist who meets the preference criteria will be served.

2. No  significant  changes  were  proposed  to  the  Public  Housing’s Admissions and Continued Occupancy Policy plan

3. Although no written comments from the public were received, based on the feedback  provided  by the  RAB,  requiring  a  minimum  number  of hours  to  be  worked  in  order  for  an  applicant  to  qualify  for  the farmworker preference, was removed. 3
406
Approval of the Capital Fund Program

1. Capital Fund Grant provides funding for the capital improvements to the Public Housing assets

2. The 2022 grant amount requested is  $1,445,380

3. Resolution approves the Capital Fund Program Five-Year Action Plan, the  2022  Annual  Agency  Plan,  the  5-Year  PHA  plan,  and  the  2022 Capital Fund Budget
4 407
Recommendation
That the Board of Commissioners of the Housing Authority of the City of Oxnard (OHA):

1. Hold a public hearing to receive comments concerning the third year of the 5-Year PHA Plan, the 2022 CFP Budget, and the CFP Five-Year Action Plan; and

2. Adopt a resolution:
a) Approving  the  2022  Annual  Agency  Plan,  5-Year  PHA  Plan  for  the  Housing Authority;
b) Authorizing and directing the Chairman to execute the Department of Housing and  Urban  Development  (HUD)  Public  Housing  Agency  Certification Compliance  Form  certifying  the  Housing  Authority’s  compliance  with  HUD’s policies and procedures;
c) Authorizing the Housing Director to execute and submit all reports, documents and  all  other  certifications  required  to  comply  with  HUD’s  policies  and procedures regarding the Annual Agency Plan and the 5-Year PHA Plan; d) Approving the 2022 CFP Budget and CFP Five-Year Action Plan; and e) Authorizing the Housing Director to accept and expend the funds as indicated in the 2022 CFP Budget and CFP Five-Year Action Plan.
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QUESTIONS?
409

CITY COUNCIL AGENDA REPORT

PUBLIC HEARINGS
AGENDA ITEM NO. M.2
DATE: March 15, 2022
TO: City Coucil
FROM: Vyto Adomaitis, Community Development Director, (805) 385-7882, [email protected] SUBJECT: RiverPark Specific Plan Amendment & RiverPark and Fore Property Development Agreement Amendments; Located in The RiverPark Specific Plan area generally located North of the Ventura Freeway (Highway 101), west of East Vineyard Avenue, east of the Santa Clara River, and south of Central Avenue (RiverPark) and 2700 and 2750 North Ventura Road (APN 132-0-100-095 & 132-0-100- 085) (Fore Property). (10/20/30)

RECOMMENDATION
That the City Council:

1. Conduct a public hearing, and
Take the actions identified under one of the three following options:

Option 1 – Applicants’ Original Request/Staff’s Recommended Action – Allowing residential development in Districts B, C, and D of the RiverPark Specific Plan totaling a maximum of 1,025 additional units. No Project Labor Agreement would be required by the City for future residential development in these Districts:
a. Certify an Addendum to FEIR No. 00-03; and
b. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20-630-01 (Specific Plan Amendment No. 7 to The RiverPark Specific Plan) for map and text amendments to The RiverPark Specific Plan , subject to certain findings; and c. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20-670-04 (Sixth Amendment to Development Agreement No. A-6128) for The RiverPark Property, subject to certain findings; and
d. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20-670-03 (Second Amendment to Development Agreement No. A-7113) for the Fore Property, subject to certain findings.

Option 2 – Reduced Specific Plan Amendment Alternative – Allowing residential development in Districts B and C of the RiverPark Specific Plan totaling a maximum of 613 additional units. No Project Labor Agreement would be required by the City for future residential development in these Districts:
410
a. Certify an Addendum to FEIR No. 00-03; and
b. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20-630-01 (Specific Plan Amendment No. 7 to The RiverPark Specific Plan) for map and text amendments to The RiverPark Specific Plan, subject to certain findings; and c. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20-670-04 (Sixth Amendment to Development Agreement No. A-6128) for The RiverPark Property, subject to certain findings; and
d. Introduce an Ordinance (by title only, waiving further reading) approving Planning and Zoning Permit No. 20-670-03 (Second Amendment to Development Agreement No. A-7113) for the Fore Property, subject to certain findings.

Option 3 – Planning Commission Recommendation – Allowing residential development in Districts B and C of the RiverPark Specific Plan totaling a maximum of 613 additional units, subject to the Applicants first entering into Project Labor Agreements:
a. Provide direction to City staff to negotiate new language in both the Fore Property Development Agreement Planning and Zoning Permit No. 20-670-03 (Second Amendment to Development Agreement No. A-7113) and the RiverPark Development Agreement Amendment Planning and Zoning Permit No. 20-670-04 (Sixth Amendment to Development Agreement No. A-6128) that requires the Applicants to enter into Project Labor Agreements for their respective properties prior to the issuance of building permits within District B and District C, and continue the item to a date uncertain for consideration of the Development Agreement Amendments, Specific Plan Amendment, and certify an environmental document.

Please click the following link to view the required Measure M pre-recorded presentation video: https://youtu.be/XPUeFTl6qUo

BACKGROUND
EXECUTIVE SUMMARY:

The current adopted RiverPark Specific Plan (RPSP) allows for a total of 3,043 dwelling units and 2,098,000 square feet of commercial development. The Project request would allow for a total of 4,068 dwelling units, but reduce the allowed commercial development to 1,536,000 square feet. This is an increase of up to 1,025 residential units under the RPSP, in exchange for a reduction of up to approximately 562,457 square feet of nonresidential development. It is important to note that the RPSP is not built out; meaning there are additional dwelling units (40 units) and commercial square footage (650,658 square feet) allowed with the approval of a Development Design Review Permit, which is under the Community Development Director’s authority and does not require additional environmental review.

The request before the City Council only sets the standards to which future development proposals will be held.

Staff would also like to clarify that this Project is not allowing additional development; the RiverPark Specific Plan Amendment (RPSPA) only allows for an alternative type of development (Residential instead of Commercial). The current RPSPA is not proposing to alter the current commercial parking requirements for the Collection, so any parking removed will be required to be replaced in compliance with the current parking regulations.

To effectuate this change in land uses, the Project includes: a Specific Plan Amendment (SPA) to make text and map amendments to the RPSP to introduce a new high density land use designation within Planning Districts B, 411
C, and D (Residential: Very High (30-80 units/acre)); create a new development type (Apartments - Urban); revise planning area boundaries; update the Land Use Table; and update exhibits for consistency with proposed changes. The new land use designation would be applied in combination with the existing Commercial Regional land use.

The Applicants’ (hereafter “Applicant” or “Developer”) request also included a request for a Development Agreement Amendment (DAA) to both the RiverPark Development Agreement (RPDA), for Districts C and D, and Fore Property Development Agreement (FPDA), for District B, to allow for time extensions, impact fee modifications, and define future affordable housing requirements. The DAAs will provide development and financial certainty to support continued development, and are in alignment with direction provided by the City Council at their May 19, 2020 hearing regarding Development Impact Fees (DIFs). At the December 16, 2021 Planning Commission (Commission) meeting, staff recommended approval of the Project as described above. In the Commission Action section below you will find additional details about the December 16, 2021 and January 13, 2022 actions, which in summary removed housing from District D (413) units and added the requirement to enter into Project Labor Agreements (PLA) as part of the FPDAA and RPDAA.

Staff continues to recommend the Applicants’ original request based upon: prior direction provided by the City Council with the adoption of the latest Housing Element, which specifically identifies the District B, C, and D locations as future potential housing sites; consistency with the general plan and zoning; and the environmental review. Also, since the last Commission hearing, the Applicant provided an illustrative concept plan showing a potential development option in District D (Attachment 8). This provides clarity on how the potential development would address parking concerns that were raised at the Commission hearings. It also clarifies that the new high density housing and parking to serve the new housing could not be developed in place of the existing commercial development within the Collection. Specifically, this includes studying how future projects could be developed to preserve park space and provide replacement parking to ensure the Collection maintains its required levels of parking. It is important to note that request before the City only sets the standards which future development proposals will be held. Any development proposed under the RPSP would be required to comply with RPSP requirements and secure a Development Design Review (DDR) Permit through a public hearing process.

In summary, at this public hearing, the City Council has the option to move forward with: (1) the RPSPA ordinance with or without the inclusion of the housing (412 units) identified for District D; and (2) both the FPDAA (PZ 20-670-03) and RPDAA (PZ 20-670-04) without the PLA requirement. Should the City Council choose to take another action other than those identified (including requiring a PLA), the City Council can direct staff to return at a future public hearing with revised approval documents incorporating the direction provided.

For the benefit of the City Council, this staff report provides: 1) background the the RPSP; 2) a summary of the Commission hearings; 3) summaries of each application request and associated environmental review; 4) A brief discussion of PLAs; and 5) a discussion of the request for housing in District D.

BACKGROUND:

RiverPark SPA and DAA (PZ 20-630-01 and PZ 20-670-04)
In September 2002, the City Council approved the entitlement permits for the RPSP to guide future development on the 702-acre project site. The original RPSP allowed for the phased development of 2,805 dwelling units and 2,485,000 square feet of commercial development. The original RPSP was developed following the design principles of the New Urbanism and Smart Growth movements, which emphasizes the importance of mixed land uses in close proximity, communities scaled for pedestrian walkability; limiting the need for automobile usage; higher density development, and the importance of physical design. Several subsequent approvals and amendments have taken place since the original 2002 approval. 412
On September 10, 2002, the City Council adopted Ordinance No. 2605, approving Planning and Zoning Permit No. 01-5-46 (Development Agreement No. A-6128) between the owners of the RiverPark Project and the City of Oxnard. The RPSP has been amended on six occasions and the RPDA has been amended on five previous occasions. Details of those approvals can be found in the attached RPSP and RPDAA Commission staff materials (Attachment 1).

Fore Property DAA (PZ 20-670-03)
On November 18, 2008, the City Council adopted Ordinance No. 2787, approving Planning and Zoning Permit No. 08-670-03 (Development Agreement No. A-7113) between the owners of the Fore Project site and the City of Oxnard. The FPDA has been amended on one previous occasion. The previous amendment, adopted November 9, 2010, related to development fees within the Fore Property area. Details of those approvals can be found in the attached FPDAA Commission staff materials (Attachment 2) and select attachments have been retained (Maps, General Plan Consistency Chart, Staff Presentation).

PLANNING COMMISSION ACTIONS
RiverPark SPA and DAA (PZ 20-630-01 and PZ 20-670-04)
During the Commission’s public hearing on December 16, 2021, Commissioners asked a series of questions as a result of staff’s and the Applicant team’s presentations. Eleven public comment letters/emails were received prior to the meeting and verbal comments were provided during the public comment period on RPSPA (PZ 20- 630-01) and RPDAA (PZ 20-670-04). The questions and comments were generally in regards to the traffic, parking, fee request, density, affordable housing, decline of retail, and PLAs. Following Commission deliberation, a motion was made and seconded to remove potential residential development within District D from the RPSPA request and continue the project to a date certain of January 13, 2022, at which time the Commision was expected to ratify the directed action since the necessary Resolution was not available. This motion carried 5 (in favor) - 2 (against).

At the Commission’s public hearing on January 13, 2022, nine public comment letters/emails were received prior to the meeting and verbal comments were provided during the public comment period on RPSPA (PZ 20-630- 01) and RPDAA (PZ 20-670-04). The comments were generally against the project, noting potential environmental impacts, too much density, and requesting the project include a PLA. Following Commission deliberations, a motion was made and seconded to adopt a Resolution recommending City Council approval of the RPSPA with the removal of the Residential: Very High land use from District D of the RPSPA. The motion was amended to also include the adoption of a Resolution recommending City Council approval of the Sixth Amendment to Development Agreement No. A-6128 with the requirement of a PLA as part of the RPDAA and certification of an Addendum to FEIR No. 00-03. This motion carried 7 (in favor) - 0 (against). The final motion which included the RPSPA without District D and the recommendation for the PLA carried 4 (in favor) - 3 (against).

The Commission recommended approval of the RPSPA to City Council without the Residential: Very High land use designation in District D would remove 412 units associated with District D, and maintain the potential commercial allowed in District D (Attachment 5). In response to this, the Applicant team prepared a modified version of the RPSP Text and Map Amendments consistent with Commission’s recommendation (Attachment 5:

Exhibit 1). The Commission’s recommended action would still result in the new high density land use designation being applied in combination with the existing Commercial: Regional land use in District B and C, only. With the change, the RPSPA would allow for the development of up to 613 additional residential units under the RPSP, in exchange for a reduction of up to approximately 336,377 square feet of non-residential development potential in accordance with specified development scenarios, as identified below in Table 1.

Table 1
413
Residential Option Development Scenarios
Scenario
Additional Residential
Units
Reduction in Commercial
Development
Districts B & C 613 -336,377
District B 333 -182,730
District C 280 -153,647
Fore Property DAA (PZ 20-670-03)
During the Commission’s public hearing on December 16, 2021, Commissioners asked a series of questions as a result of presentations by Staff and the Applicant team. Eleven public comment letters/emails were received prior to the meeting and one verbal comment was provided during the public comment period on FPDAA (PZ 20-670-03). The questions and comments were generally in regards to supporting affordable housing and questions about PLAs. Following Commission deliberation a motion was made and seconded recommending City Council approval of the Second Amendment to Development Agreement No. A-7113 with the requirement of a PLA and certification of an Addendum to FEIR No. 00-03. This motion carried 7 (in favor) - 0 (against).

PROJECT REQUESTS:

The Applicant’s original request sought City Council approval of the following four requests (RPSPA, RPDAA, FPDAA and an Addendum to the RPSP Environmental Impact Report):

1. RiverPark Specific Plan Amendments No. 7
A request for a SPA to make text and map amendments to the RPSP (RPSP) (Attachment 4) to introduce a new high density land use designation within Planning Districts B, C, and D (Residential: Very High (30-80 units/acre)) as identified below in the RPSP Figure 2.B; create a new development type (Apartments - Urban); revise planning area boundaries; update the Land Use Table; and update exhibits for consistency with proposed changes. The new land use designation will be applied in combination with the existing Commercial: Regional land use. The RPSPA would allow for the development of up to 1,025 additional residential units under the RPSP, in exchange for a reduction of up to approximately 562,457 square feet of non-residential development potential in accordance with specified development scenarios, as identified below in Table 2.

Notes: Absent this request the RPSP can develop an additional 650,658 square feet of commercial and 40 dwelling units. This request would not result in the removal of any existing commercial development within the Collection and any future development would be required to meet the parking standards of the RPSP, including providing replacement parking.

RiverPark Specific Plan Figure 2.B
414

Table 2
415
Residential Option Development Scenarios
Scenario Additional Residential Units Reduction in Commercial Development Districts B, C & D 1,025 -562,457
Districts B & C 613 -336,377
Districts C & D 692 -379,727
Districts B & D 745 -408,810
District Ba
333 -182,730
District Cb
280 -153,647
District Dc
412 -226,080

1. RiverPark Development Agreement Amendment No. 6
The Applicant is requesting modifications to ten sections of RPDA No. A-6128 and the Subsequent DAAs.

At the City Council’s public hearing on May 19, 2020, concerning Development Impact Fees, the Council directed staff to work with Developers who were currently in long term active development with consideration that proformas and financial development assumptions had been established for specific projects. In response, the Developer is requesting a fee lock and waiver of new fee increases approved by the City Council on May 19, 2020. The Developer would also receive fee credits for improvement costs associated with construction of bicycle and pedestrian facilities and art provided in the Collection. The proposed RPDAA would be the sixth Amendment to RPDA A-6128.

The following is a summary of RPDAA requests. A discussion on each item is provided in Section 6(h) of the Commission staff report and the RPDAA text is provided in Attachments A and F, respectively.

1. Extend term of DA for a period of five (5) years to October 10, 2027.

2. Set applicable impact fees at the rates effective September 24, 2018, for the term of the agreement, except as otherwise modified.

3. Recognize existing waiver of storm drain fees.

4. Recognize existing credit to Quimby Fee Credit and provide waiver for future Quimby and Parkrelated Fees.

5. Recognize existing waiver of sewer fees for commercial development and provide credit toward proposed residential.

6. Recognize existing credit and set Growth Fees at the rates effective September 24, 2018, for the term of the agreement.

7. Set the Traffic Impact Fee at the rate in effect September 24, 2018, for the term of the agreement.

8. Adjust Mobility Fee based on proposed development populations and provide credit toward new Mobility Fee, based on credit for existing bicycle and pedestrian facilities constructed as part of the buildout of the RPSP.

9. Provide credit toward Public Art Fee for existing art in the Collection.

10. Set a 15% affordable housing requirement for additional residential units.

Staff recommends approval of the DAA as drafted. The Planning Commision recommended approval of the DAA, with the addition of a Project Labor Agreement. 416

2. Fore Property Development Agreement Amendment No. 2
The proposed FPDAA would be the second Amendment to FPDA A-7113. For the Second FPDAA, the Applicant is requesting modifications to ten sections of FPDA No. A-7113. Similar to the RPDAA, the Developer is requesting a fee lock and waiver of new fee increases approved by the City Council on May 19, 2020. The Developer would receive fee credits for improvement costs associated with construction of bicycle and pedestrian facilities. The FPDAA would provide the Developer with the option to provide public art onsite equivalent to the value of the public art fees for future development. The following is a summary of FPDAA requests. A discussion on each item is provided in Section 6(d) of this Commission staff report and the FPDAA text is provided in Attachments B and G, respectively.

1. Extend the term of DA for a period of approximately five and a half (5.5) years to July 1, 2028.

2. Set applicable impact fees at the rates effective September 24, 2018, for the term of the agreement, except as otherwise modified.

3. Waive future Quimby and Park-related Fees.

4. Adjust Growth Fee based on proposed development populations.

5. Set the Traffic Impact Fee at the rate in effect September 24, 2018, for the term of the agreement.

6. Set the Drainage Impact Fee at the rate in effect September 24, 2018, for the term of the agreement.

7. Adjust Mobility Fee based on proposed development populations and provide credit toward new Mobility Fee, based on credit for existing bicycle and pedestrian facilities constructed as part of the buildout of the RPSP.

8. Allow for the payment of public art fees or the provision of public art onsite.

9. Set affordable housing requirements for additional units.

10. Maintenance Agreement for Access Road with Caltrans.

Staff recommends approval of the DAA as drafted. The Planning Commision recommended approval of the DAA, with the addition of a PLA.

3. Environmental Determination
In accordance with the California Environmental Quality Act (CEQA), on July 16, 2002, the City Council certified FEIR No. 00-03 for the RPSP (State Clearinghouse No. 2000051046) and adopted a Statement of Overriding Considerations. The FEIR No. 00-03 found four areas of significant impacts (Earth Resources-Mineral Resources, Water Quality, Agricultural Resources, and Cultural Resources-Historical Resources).

The Project was reviewed under an Addendum to FEIR No. 00-03, and subsequent addenda, for the RPSP (Attachment 3). The addendum evaluated each of the residential option development scenarios proposed with the RPSP Amendment No. 7 (PZ 20-630-01). The evaluation determined that none of the scenarios would result in a substantial increase in severity of significant environmental impacts previously analyzed in the certified EIR and the scenarios would not result in any new significant impacts. The Addendum included the RPDAA updates to the RPDA and the FPDAA updates to the FPDA to reflect the changes proposed in the RPSP, along with fee adjustments.

Addendum No. 15 used the City of Oxnard CEQA Thresholds and California recommended thresholds to determine if an environmental impact was large enough to be considered significant. No additional significant impacts were identified in Addendum No. 15 prepared for these requests, nor would the requests substantially increase the severity of previously anticipated significant impacts. Lastly, the original mitigations will remain applicable. These mitigations will be applicable to any future projects developed under the RPSP, RPDA and FPDA. The Commission and staff have determined that there is no substantial evidence that the Project would result in new or substantially more severe impacts than those identified in FEIR No. 00-03. Pursuant to CEQA Guidelines §15164, the Council shall consider 417
Addendum No. 15 with FEIR No. 00-03 and all subsequent addendums prior to making recommendations on these requests.

General Plan & Housing Element Consistency
The City’s 2030 General Plan land use designation for the subject site is Commercial Regional (CR) with corresponding land use designations to support development of the approved RPSP. The Applicant proposed and the Commission recommended SPAs and foreseeable development under either Options are consistent with the 2030 General Plan and the property’s land use designations. Since the original approval of the RPSP, the City adopted the 2030 General Plan, including the 2021-2029 Housing Element in October 2021.

The Districts in the RPSP Area that would be modified with the proposed RPSPA are designated CR on the 2030 General Plan Land Use Map. This designation allows major multitenant shopping centers that may include offices, hotels, and other services. Residential, live/work, work/live, and mixed uses are strongly encouraged in these areas.

The adopted RPSP is consistent with the CR land use designation and Urban Village policies as the commercial districts as defined in the RPSP currently allow a mix of commercial and residential uses. The proposed SPA would allow for a change to the residential and commercial uses in RiverPark by decreasing the amount of commercial development and increasing the amount of multifamily residential development permitted in the mixed-use commercial districts in RiverPark. Currently there are 650,658 square feet of remaining commercial uses to be built under the adopted RPSP. Option 1, the Applicant’s Original Requested RPSPA provides an option to allow approximately 88,000 square feet of commercial uses to be constructed and an additional 1,025 residential units. Option 2, the Reduced Specific Plan Amendment Alternative, without the additional housing proposed in District D, the RPSPA would still allow approximately 314,080 square feet of commercial uses to be constructed and an additional 613 residential units. As such, either Option 1 or Option 2 would increase the residential population in RiverPark, which would use and support the existing and planned retail commercial development in the Specific Plan Area.

The proposed DAAs renegotiate fees and development timing between the Developer and the City, and does not conflict with General Plan land use, goals and policies. The proposed requests have been determined to be consistent with the General Plan and the property’s land use designation. Further details on the project’s consistency review with General Plan policies can be found in the Commission’s materials (Attachment 1 and 2).

The units proposed with this Project play a key role in the City’s compliance with the most recent Regional Housing Needs Allocation (RHNA). As detailed in the recently adopted 2021-2029 Housing Element, the City’s most recent RHNA was 8,549 units. The sites to accommodate this new RHNA allocation are identified in the new Housing Element and are generally distributed throughout the City. The proposed housing in District D, as well as the other housing locations in Districts B and C, were identified in the City’s recently adopted Housing Element. Together they are an important component of meeting the City’s RHNA allocation. The Housing Element identifies a capacity of 9,427 units, as being available to meet the most recent allocation of 8,549 units.

This identified capacity includes the 1,025 units proposed with the Applicant's request identified as part of these requests. The loss of one of these sites would significantly reduce the current housing buffer. In the future, should other projects not be approved or if they are approved at lower densities than are provided in the Housing Element, the identified capacity could fall below the current RHNA allocation of 8,549 units. If that occurs, the City would be required to identify alternative housing sites within six months.

The process of identifying housing sites is a deliberative process, which takes into account many factors. Aside from feasibility, the most important factor is location. As it is anticipated that much of the future housing development will be higher density development, it is important to locate these future housing sites near both services and jobs, as well as transit and other amenities such as parks. Due to their proximity to the Collection, adjacent business parks, Highway 101, and the substantial parks included within RiverPark, this location was seen as ideal candidates for the additional housing. Also, as further discussed in the General Plan Conformity 418
section, RiverPark is within a designated Urban Village, which is intended for more compact development and a mix of densities and land uses. For these reasons, staff continues to support the inclusion of the units proposed for District D, as originally proposed by the Applicant.

Zoning Code Consistency
The proposed RPSPA would include adjustments to the amount of commercial and residential development in Planning Districts with the residential options chosen.

With Option 1, the Applicant’s Original Requested RPSPA, the total amount of commercial development allowed would be reduced by up to 562,457 square feet to 1,536,000 square feet and the maximum number of dwelling units would be increased by 1,025 units to 4,068 units.

With Option 2, the Reduced Specific Plan Amendment Alternative, the removal of the potential residential development in District D, as recommended by the Commission, the total amount of commercial development allowed would be reduced by up to 336,377 square feet to 1,761,623 square feet and the maximum number of dwelling units would be increased by 613 units to 3,656 units.

The RPSPA would introduce a new high density land use designation (Residential: Very High: 30-80 units/acre) to identify where this new residential use could be located and creates a new development type (Apartments - Urban) which sets design and operational standards for future residential development.

With Option 1, the Applicant’s Original Requested RPSPA, the land use would be applied to Districts B, C, and D.

With Option 2, the Reduced Specific Plan Amendment Alternative, as recommended by the Commission, the new land use would only be applied to Districts B and C.

The potential future development within the RPSP is not part of this discretionary approval request. Future development within the RPSP will continue to be subject to review under a Design Development Review (DDR) Permit, and will be required to comply with the RPSP development standards and all mitigation measures identified in FEIR and subsequent addendums. The proposed DAAs do not propose revisions to zoning development standards. The revision, as further detailed in the Commission materials (Attachment 1 & 2), would not conflict with existing or amended development standards within the OCC or the RPSP. This analysis would apply to the RPSPA and DAAs.

Project Labor Agreements
As noted above, for both the RPDAA and FPDAA, the Commission recommended that the DAAs include the requirement that the property owner enter into a PLA before any residential development on the subject properties proceed. In the vote, the Commission voted 4-3 to recommend this requirement to the City Council as part of the RPSP action and unanimously for the FPDAA.

A PLA, also known as a Community Workforce Agreement, is a collective bargaining agreement executed prior to the beginning of a construction project or group of construction projects. PLAs are typically used for larger and more complex projects and, by their terms, (1) necessitate worker representation by local labor unions determined per trade on the covered projects; and (2) set forth basic terms and conditions of employment applicable to contractors. PLAs are typically negotiated between the project owner and the local building trades council and/or individual construction trade unions. PLAs typically require workers to have membership in certain trade unions, at least for the time relevant to the project. By requiring adherence to various union collective bargaining agreements, PLAs also specify establishment of: 1) uniform work conditions; 2) hiring procedures; 3) wages and benefits; 4) management rights; 5) labor dispute; 6) procedures to prevent work stoppages; and 7) agreement to adhere to existing Master Labor Agreements (MLAs) for the trades subject to the PLA. It is 419
important to note that a PLA does not always require the use of local labor, however it may be required as an element of a PLA.

The requirement for a PLA is not a land use decision and generally cannot be required by the City as part of a typical land use entitlement process. However, a Development Agreement is a negotiated agreement between the City and property owner; therefore, the requirement to have PLA can be included in a Development Agreement if both parties agree to the requirement. Since the Applicants are requesting changes to the existing Development Agreements that benefit the Applicants and the City, the City can require– as a condition of the City’s approval of the requested changes to the Development Agreements – that the Applicant enter into a PLA prior to any issuance of permits for residential development on the subject parcels. It is important to note that, under this scenario, the City would not be requiring the Applicants to enter into PLAs; the Applicants clearly would have the option of declining to enter into Development Agreement amendments that included the PLA requirement.

At this time, the City has not taken a policy stance on PLAs. For this reason, staff does not support a PLA requirement on these individual projects, but if the City Council was interested in PLAs, staff recommends that the City Council consider PLAs as part of a Citywide discussion.

In the event the City Council does not wish to proceed with the PLA requirement at a project specific level, staff has prepared and is recommending ordinances for approval of the FPDAA (PZ 20-670-03) and RPDAA (PZ 20- 670-04), without the PLA requirement (Attachments F and G).

Should the Council desire to move forward with DAAs without the PLA requirement, staff has also prepared two versions of the RPSPA ordinance:

1. The first version is the Option 1 Applicants’ Original Request, as originally supported by staff, that would allow for the development of up to 1,025 additional residential units under the RPSP, in exchange for a reduction of up to approximately 562,457 square feet of non-residential development potential in Districts B, C and D (Attachment 4).

2. The second version is the Option 2 Reduced Specific Plan Amendment Alternative, that incorporates the Commission's recommendation removing 412 units associated with District D and maintaining the allowed commercial uses. This version of the RPSPA would allow for the development of up to 613 additional residential units under the RPSP, in exchange for a reduction of up to approximately 336,377 square feet of non-residential development potential in District B and C only (Attachment 5).

Should the City Council determine that they would like to pursue the PLA, City staff would ask for direction from the City Council as to what should be included within the PLA, and staff would come back at a future hearing with draft language to be included in the two DA amendments relating to the PLA.

Conceptual Residential Development in District D
The Commission’s primary concerns with the inclusion of high density residential in District D generally revolve around 1) the loss of the existing parking at the Collection, noting the existing parking problems within the Collection and on the adjacent streets with residential development, 2) a belief that the added development would only exacerbate these problems, 3) the loss of this parking would adversely impact people's ability to attend events in the adjacent park, as well as, further impacting parking in the adjacent neighborhoods during the events; and 4) the loss of some of the commercial development (including retail) uses within the Collection.

The Commission was not presented with a conceptual plan or plans which showed what future development in District D may be designed. In response to the concerns mentioned by the Commission, the Applicant has prepared an Illustrative Concept Plan showing how the development of this area within District D could potentially occur (Attachment 8). While this is a concept plan and the Applicant would not be required to follow this plan in the future, it does help to provide a visual of how the site could be developed in compliance with the standards proposed. As provided in the concept, the site could be developed as wrap-around developments, with 420
the parking contained in the centrally located parking structure (similar to the Wagon Wheel development). In this concept plan the replacement parking could be contained in the lower levels of the parking structure with the resident parking in the upper stories. Under this concept, the existing parking could be replaced on site, still allowing for easy access to events held in the park. This helps show how the development would avoid adversely affecting the parking in the area by maintaining the required amount of parking in close proximity to the park and commercial uses in the area.

Potential Housing Site In District D
Also, following the Commission meeting, to provide clarity as to the possible location of the housing within District D, staff worked with the Applicant team to update the RPSP Land Use Map (Exhibit 2.B) to better reflect the existing conditions within District D (Attachment 8). This update does not alter the quantity of development or expand it beyond its current boundaries. The change will only update the Land Use Map to reflect the current development pattern within District D. As shown in the updated map, the new housing designation within District D clearly overlays the existing parking lots, which is consistent with the intended development location of the Applicant team, as shown in the concept plan.

As proposed, the new high density housing and parking to serve the new housing could not be developed in place of the existing commercial development within the Collection.

Role of the Planning Commission and City Council
Pursuant to Oxnard City Code (OCC) Section 2-95, the Commission is an advisory body which provides land use recommendations to the City Council on items such as General Plan Amendments, Specific Plans, Ordinance Amendments, and Development Agreements. Therefore while the City Council is to consider the recommendations of the Commission, the Council may take an action which is not consistent with the recommendations of the Commission.

STRATEGIC PRIORITIES
This agenda item supports Economic Development strategy. The purpose of Economic Development strategy is to focus on the retention and expansion of Oxnard businesses by increasing the skills and employability of our local workforce, invite new business investments, and target site-based redevelopment opportunities.

This agenda item supports the Infrastructure and Natural Resources strategy. The purpose of the Infrastructure and Natural Resources strategy is to preserve and improve our roads, utilities, parks, trees, water supply and 421
natural resources through effective planning, prioritization, and an equitable and efficient use of available funding.

This agenda item supports the Quality of Life strategy. The purpose of the Quality of Life strategy is to restore and increase quality services and programs that enrich Oxnard's diverse community, promotes safe neighborhoods, encourages community engagement, and supports our residents in their efforts to improve their quality of life.

FINANCIAL IMPACT
The proposed RPDAA and FPDAA will lock the development impact fees to pre-May 2020 rates, offset the fee increases in the form of fee credits, or allow for alternative calculations based on actual impacts.

The fee credits offset the Developer’s actual costs associated with construction of the related improvements (drainage, park, bike paths, public art, and sewer improvements). The RPDAA request represents a reduction in up to approximately $4.3M in development impact fee revenue to the City. The FPDAA request represents a reduction in up to approximately $1.66M in development impact fee revenue to the City. However, throughout the buildout of the RPSP, the project has constructed a series of public improvements and amenities for City residents. This will result in a net public benefit. Examples of public benefit improvements that have occurred include additional affordable housing, public parks in excess of requirements, bike paths throughout the development, and additional taxes collected by the City and to be spent at the City Council’s sole discretion. All the above listed physical improvements will be constructed by the Developer prior to final buildout of the project.

In fiscal year 2020-21, the Collection generated $1,467,278 in sales taxes. The RPSPA provides for additional residential units without reducing the existing size of the Collection. As additional residential units would be added to RiverPark, it is assumed the residents will shop at the Collection and increase annual sales taxes collected by the City.

COMMITTEE OUTCOME
This is a Public Hearing and was reviewed by the Commission, therefore this item did not originate in Committee.

Prepared by: Scott Kolwitz, Planning Manager, Joe Pearson II, Senior Planner

ATTACHMENTS

1. RiverPark Planning Commission Staff Materials dated 12_16_21 and 1_13_22 and Signed Resolutions

2. Fore Property Planning Commission Staff Report dated 12 16 21 and Signed Resolution

3. Addendum No. 15 and Approved FEIR No. 00-03 (with subsequent addendums)

4. RiverPark Specific Plan Amendment (Approval with District D with Updated Land Use Map) Ordinance

5. RiverPark Specific Plan Amendment (Approval without District D)

6. RiverPark Development Agreement (without PLA)

7. Fore Property Development Agreement (without PLA)

8. District D Illustrative Concept Plan and Updated Land Use Map

9. RiverPark CC Presentation
422

PLANNING COMMISSION

MEMORANDUM
TO: Planning Commission
FROM: Joe Pearson II, AICP, Senior Planner
DATE: January 13, 2022
SUBJECT: Project Name: RiverPark Specific Plan Amendment & Development Agreement Amendment; Planning and Zoning Permit No. 20-630-01 (Seventh Amendment to the RiverPark Specific Plan) and PZ No. 20-670-04 (Sixth Development Agreement Amendment) and certification of an Addendum to Final Environmental Impact Report No. 00-03; The Project is located in the RiverPark Specific Plan area generally located North of the Ventura Freeway (Highway 101), west of East Vineyard Avenue, east of the Santa Clara River, and south of Central Avenue.

Recommendation: That the Planning Commission (“Commission”):
a. Adopt Resolution 2022-XX recommending City Council approval of Planning and Zoning Permit No. 20-630-01 (Amendment to The RiverPark Specific Plan) and to remove the Residential: Very High land use from District D of the RiverPark Specific Plan Amendment, subject to certain findings, and certification of an Addendum to FEIR No. 00-03; and
b. Adopt Resolution 2022-XX recommending City Council approval of Planning and Zoning Permit No. 20-670-04 (Sixth Amendment to Development Agreement No.

A-6128) for The RiverPark Specific Plan, subject to certain findings, and certification of an Addendum to FEIR No. 00-03.

Summary
On December 16, 2021, the Planning Commission (the “Commission”) considered PZ No. 20-630-01 (Seventh Amendment to the RiverPark Specific Plan) and PZ No. 20-670-04 (Sixth Development Agreement Amendment) and certification of an Addendum to Final Environmental 423
RiverPark Specific Plan Amendment No. 7 (PZ 20-630-01) & Development Agreement Amendment No. 6 (PZ 20-670-04)
Planning Commission Hearing Date: January 13, 2022

Impact Report No. 00-03 and made the following recommendation to modify staffs’ 1 recommended action:

MAIN MOTION:

Vice Chair Arruejo moved and Commissioner Connelly seconded a motion to adopt Resolution recommending City Council approval of Planning and Zoning Permit No. 20-630-01 (Amendment to the RiverPark Specific Plan), subject to certain findings, and certification of an Addendum to FEIR No. 00-03; and adopt a Resolution recommending City Council approval of Planning and Zoning Permit No. 20-670-04 (Sixth Amendment to Development Agreement No. A-6128) for the RiverPark Specific Plan, subject to certain findings, and certification of an Addendum to FEIR No. 00-03, subject to certain findings and conditions.

SECOND MOTION (AMENDMENT TO MAIN MOTION):

Vice Chair Arruejo moved and Commissioner Connelly seconded a motion to remove Development Agreement Amendment requests 2 (Set applicable impact fees at the rates effective September 24, 2018 for the term of the agreement, except as otherwise modified) and 7 (Set the Traffic Impact Fee at the rate in effect September 24, 2018 for the term of the agreement) from the Development Agreement.

SECOND MOTION (AMENDMENT TO MAIN MOTION) VOTE:

Chair Chavez and Vice Chair Arruejo voted in favor. Commissioners Connelly, Lopez, Meyer, Nash, and Sanchez voted against. The motion failed 2:5:0:0:0 .
2 THIRD MOTION (SECOND AMENDMENT TO MAIN MOTION):

Commissioner Connelly moved and Vice Chair Arruejo seconded a motion to remove potential residential development within District D from the Specific Plan Amendment request and continue the project to a date certain of January 13, 2022.
2 In Favor: Against: Absent: Abstain: Recused
1 The project consists of the following requested actions:
a. Text and map amendments to the RiverPark Specific Plan to introduce a new high density land use designation within Planning Districts B, C, and D (Residential: Very High (30-80 units/acre)); create a new development type (Apartments - Urban); revise planning area boundaries; update the Land Use Table; and update exhibits for consistency with proposed changes. This amendment would allow development of up to 1,025 additional residential units (District B = 333 units; District C = 280 units; and District D = 412 units), in exchange for a reduction of up to approximately 562,457 square feet of non-residential development. b. Development Agreement Amendment to allow for a time extension, impact fee modifications, and define future affordable housing requirements.

The Project is located in the RiverPark Specific Plan area generally located North of the Ventura Freeway (Highway 101), west of East Vineyard Avenue, east of the Santa Clara River, and south of Central Avenue. 424
RiverPark Specific Plan Amendment No. 7 (PZ 20-630-01) & Development Agreement Amendment No. 6 (PZ 20-670-04)
Planning Commission Hearing Date: January 13, 2022

THIRD MOTION (SECOND AMENDMENT TO MAIN MOTION) VOTE:

Chair Chavez, Vice Chair Arruejo, Commissioners Connelly, Lopez, and Sachez voted in favor. Commissioners Meyer and Nash, voted against.

The motion carried 5:2:0:0:0 .
3 MAIN MOTION VOTE:

The Commission did not vote on the main motion.

Staff has prepared the amended Resolution recommending approval of the Project to City Council without the Residential: Very High land use designation in District D and removing the additional 412 units associated with District D and maintaining the potential commercial allowed (Attachment A). The Applicant team has prepared a modified version of the RiverPark Specific Plan Text and Map Amendments as Recommended by the Planning Commission (Attachment A:

Exhibit 1). Staff has updated the Resolution recommending approval of the Development Agreement Amendment to reflect an action on January 13, 2022, but no other changes have been made to the Development Agreement Amendment Resolution (Attachment C).

The Planning Commission’s recommended action would still result in the new land use designation being applied in combination with the existing Commercial: Regional land use in District B and C, only. With the change, the Specific Plan Amendment would allow for the development of up to 613 additional residential units under the RPSP, in exchange for a reduction of up to approximately 336,377 square feet of non-residential development potential in accordance with specified development scenarios, as identified below in Table 1.

Table 1
Residential Option Development Scenarios
Scenario Additional Residential Units
Reduction in Commercial
Development
Districts B & C 613 -336,377
District B 333 -182,730
District C 280 -153,647
Appeal Process
The requested actions for the SPA and DAA are recommendations to the City Council. As the Planning Commission does not take formal action, but recommends an action to the City 3 In Favor: Against: Absent: Abstain: Recused
425
RiverPark Specific Plan Amendment No. 7 (PZ 20-630-01) & Development Agreement Amendment No. 6 (PZ 20-670-04)
Planning Commission Hearing Date: January 13, 2022

Council, an Appeal procedure is not necessary. All aspects of this Project shall not become effective unless and until the City Council approves the Development Agreement.

Attachments
A. Resolution Recommending Approval for SPA No. 7 and Addendum Exhibit 1: RiverPark Specific Plan Text and Map Amendments (Individual Pages) with Modifications as Recommended by the Planning Commission B. Resolution Recommending Approval for Second DAA and Addendum C. December 16, 2021 Planning Commission Staff Report (including attachments) D. Staff Presentation
426
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R I V E R P A R K S P E C I F I C P L A N

C I T Y O F O X N A R D , C A L I F O R N I A

SHEA PROPERTIES
A M E N D M E N T to the
final submittal
12/3/2021
District D alternate
469
i

PROJECT TEAM

RIVERPARK SPECIFIC PLAN
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005
Jurisdiction City of Oxnard
Developer RiverPark Development, LLC
Project Management Keller CMS, Inc.

Prime Consultant, Planning and Urban Design AC Martin Partners, Inc.

Commercial Planning RTKL
Residential Design Standards William Hezmalhalch Architects, Inc.

Landscape Architecture EDSA
Civil Engineering Huitt-Zollars, Inc.

Wetlands Planning Integrated Water Resources, Inc.

Traffic Planning and Engineering Crain and Associates
Reclamation Fugro West, Inc.

Natural Factors BioResource Consultants
Legal Colantuono, Levin and Rozell, APC
RiverPark Specific Plan 2021 Amendment
incorporating Specific Plan Amendments and
errata items and Minor Modification through December 3, 2021 District D alternate
Update prepared by
the City of Oxnard
Di Cecco Architecture, Inc.

Meridian Consultants
Gibson Traffic Engineers
470

PROJECT SUMMARY

PURPOSE OF THE SPECIFIC PLAN

LEGAL ASPECTS

COMMUNITY SETTING

PROPOSED LAND USE, OPEN SPACE AND

UTILITIES

ORGANIZATION OF THE SPECIFIC PLAN

1.1 1.2

1.3 1.4

1.5 1.6
section page
1 INTRODUCTION 1 . 1

RIVERPARK SPECIFIC PLAN
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

1.1 PROJECT SUMMARY
RiverPark is a 702-acre new community located
at the northeast portion of the intersection of the
Ventura Freeway and the Santa Clara River in
southern Ventura County, California (Exhibits 1.A
and 1.B).

RiverPark development objectives are derived from
the physical, demographic and market environment
of the Specific Plan Area, identified development
needs and potentials, and the provisions of the City
of Oxnard’s 2020 General Plan. Based on completed
market studies, build-out is anticipated in ten to
fifteen years.

RiverPark has been carefully planned as a masterplanned, mixed-use community with a strong sense of place. It is intended to foster social cohesion,
minimize energy use, and encourage pedestrian
activity. All aspects of RiverPark are designed to
achieve these ends.
 Each of RiverPark’s thirteen Planning Districts
will have its own character and identity, yet
each will contribute to creating RiverPark as a
cohesive community.
 The project includes the facilities needed by
a complete community: residential neighborhoods, regional and neighborhood retail centers, a hotel, elementary and secondary schools, and
a complete system of parks and play fields.
 These facilities are linked by a project-wide
open space, pedestrian and vehicle circulation
and utility network.
 The site plan and circulation network are designed and coordinated to invite and maximize pedestrian use. This is achieved by providing
mixed land uses within walkable distances and
linking them with attractive pedestrian corridors
and public transit.
 The core of the community, its residential neighborhoods, can incorporate up to 3,656 singlefamily and multi-family units in a wide variety of detached and attached product types. The
variety, character and quality of these neighborhoods will reflect the character and history of Oxnard and fulfill the intentions of the City of
Oxnard 2020 General Plan. Affordable housing
will be provided per 7.10.3 of this Specific Plan.
 Up to 2,098,000 square feet of retail, hotel/
convention and office uses, supported by convenient parking as well as the local and regional commercial markets, will serve RiverPark’s
neighborhoods.
 Community and publicly-oriented facilities will
include three schools, a number of passive and
active parks of varying sizes, and sites which
can be used by public entities such as religious
institutions and recreational centers.
 The landscape will be a rich and attractive open
space environment. All of RiverPark’s open
space areas, including its circulation corridors,
are planned as embracing, inviting environments
supporting pedestrian use, social interaction,
recreation and play.
 The landscape plays a critical environmental
role by preserving attractive viewsheds, creating
vistas, providing comfortable microclimates,
establishing visual identity, buffering noise and
unattractive views, and creating privacy. The
landscape will also preserve areas of unique
visual, historic and natural value on the site.
 A new storm water control system accommodates flows from within and outside the property.

The existing sand and gravel pits and related
surface facilities will be reclaimed and remediated to ensure protection of surface water and ground water quality.
471

INTRODUCTION

LAND USE CONCEPT

PROJECT BOUNDARIES AND

PLANNING DISTRICTS

LAND USES

DEVELOPMENT CONTROLS

2.1 2.2

2.3 2.4

2.5 section page
2 LAND USE
Master Plan 2 . 1

RIVERPARK SPECIFIC PLAN
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

2.1 INTRODUCTION
The Land Use Master Plan is the basic coordinating
master plan of this document and establishes some
of the key development requirements.

This Section defines RiverPark’s land use concept
and Specific Plan Area boundaries. It then defines
the boundaries of the thirteen Planning Districts
which together comprise the Specific Plan Area.

For each of these Planning Districts, Section 2 then
defines allowable development in terms of parameters including: Permitted and Specially Permitted land uses, location of land uses, maximum allowable
commercial square footage, the maximum number
of dwelling units for the Project as a whole, and the
allowable range of dwelling units and allowable uses
within each Planning District.

2.2 LAND USE CONCEPT

2.2.1 Summary
The RiverPark Project provides a complete and balanced mix of residential, commercial, entertainment and open space uses serving a broad range of local
and regional users. Exhibit 2.A, the Illustrative Site
Plan, shows a plan view of RiverPark in accordance
with the standards of the Specific Plan.

2.2.2 Land Use Concept

2.2.2.1 The Residential Community
Number of Units: Up to 3,656 residential units will
be permitted by the Specific Plan. These units will
serve the City of Oxnard and the region as a significant new housing resource for people with a broad range of incomes and lifestyles.

Permitted Residential Land Uses: Three categories
of permitted residential land uses are defined in the
Land Use Plan, Permitted Uses, Exhibit 2.B:
 Residential: Low-Medium (densities between 8
and 12 dwelling units per gross acre).
 Residential: Medium (densities between 12 and
18 dwelling units per gross acre).
 Residential: High (densities between 18 and 30
dwelling units per gross acre).
 Residential: Very High (densities between 30
and 80 dwelling units per gross acre).

The term “gross acre” is defined in Section 8.

Location of Residential Densities: Single-family
detached homes in the northern portion of RiverPark
(RiverPark “B”) transition to multi-unit housing with
the greatest density adjacent to the Regional Commercial uses in the southern portion of the Project, RiverPark “A.”
Residential Product Types: Within each residential
land use category, seven product types ranging from
single-family detached to multi-family will be allowed, in order to provide a full range of housing opportunities within RiverPark.

Residential Live/Work Units: Optional live/work
units are allowed in certain residential product types, permitting small ground floor retail uses or optional
live/work units. See Section 4, the Residential Master Plan, for specific requirements. Also refer to the vertical mixed-use Product Type 5-R described in
Section 4, which permits residential uses above the
ground levels of certain commercial structures.

Residential Neighborhoods: The residential neighborhoods are designed to be walkable, interconnected, mixed-use and transit-supportive.

2.2.2.2 Commercial Uses
Permitted Commercial Land Uses: The Project
will incorporate almost 2.2 million square feet of
regional and neighborhood-oriented commercial
facilities. The four Specific Plan commercial land
uses are defined by the Land Use Plan, Permitted
Uses, Exhibit 2.B:
 Commercial: Regional
update through 3/2012
Modified in
SPA 2012
472
exhibit
August 27, 2002
prepared for

RTKL / EDSA / CRAIN AND ASSOCIATES /
RiverPark Development, LLC by AC Martin Partners

WILLIAM HEZMALHALCH ARCHITECTS
with
/ HUITT-ZOLLARS

2.B LAND USE PLAN: PERMITTED USES
update through 3/2012
Modified in
SPA 2015
473
474
LAND USE PLAN: SPECIALLY PERMITTED USES
0 200' 400' 800' 1,600 Feet
Planning Districts
Mixed Use District
West Peripheral Commercial District
East Peripheral Commercial District
West Corridor Commercial District
Town Square Commercial District
Vineyards Neighborhood District
Village Square Neighborhood District
RiverPark Crescent Neighborhood District
RiverPark Loop Neighborhood District
RiverPark Mews Neighborhood District
Lakeside Neighborhood District
Public Facility District
Water Storage/Recharge Basins &
Storm Water Control District
A
C
D
J
M L
E
F
H
I
J
K
L
G
A
B
C
D
M
B
K
F
G
I
H
E
RIVERPARK LAND USE PLAN:

SPECIALLY PERMITTED USES
Land Use Plan Date: February 14, 2002
Planning District G & J : Residential: Medium use for
an area designated on the Land Use Plan: Permitted
Uses for Schools/Community Park in Planning Districts
G & J can only be applied for after the Rio School
District submits a letter indicating that it does not want to purchase or utilize the land.

Civic Assembly uses are considered Specially Permitted
Uses which may be located within any of the Planning
Districts except Planning District M.

Residential: Medium (12-18 DU/gross acre)
Land Use
Specific Plan Area
Planning District Boundary
J Planning District Designation
Notes:
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS exhibit
August 27, 2002 2.D
Land Use Plan Date:

February 14, 2002
Legend

SANTA CLARA RIVER

MYRTLE STREET

OXNARD BOULEVARD

KIAWAH RIVER DRIVE

VENTURA ROAD

VENTURA ROAD FOREST PARK BOULEVARD

GARONNE STREET

OXNARD BOULEVARD

LAKEVIEW COURT

VINEYARD AVENUE

SIMON WAY

MOSS LANDING BOULEVARD

MOSS LANDING BOULEVARD
US ROUTE 101 FREEWAY

FOREST PARK BOULEVARD
THAMES
RIVER
DRIVE
SPA1 2010
July 26, 2011
update through 3/2012
475
August 27, 2002 PLANNING DISTRICT DESIGNATION
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS exhibit 2.I

MOSS LANDING BOULEVARD

WHALEN WAY
MOSS
update through 3/2012
476
exhibit

2.J August 27, 2002
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS LAND USE SUMMARY BY PLANNING DISTRICT Modified in
SPA 2012
Developer RiverPark Legacy LLC RiverPark SPECIFIC PLAN EXHIBIT 2.J 11/30/21 SPA
Consultant
s
MERIDIAN CONSULTANTS / GIBSON TRANSPORTATION / DI CECCO ARCHITECTURE LAND USE SUMMARY BY PLANNING DISTRICTRevised per Errata to include development adjustments through 3/12/2012 and Minor Mod dated 3/13/12 / See notes at bottom of this page Planning
District Land Use Gross Acreage 1
Max Commercial KSF Allowable for Each Planning District Allowable Dwelling Unit Range For Each Planning District 7 A Mixed Use/Office District
MIXED USE RESIDENTIAL: HIGH 3 21.1 0 317-440
COMMERCIAL: OFFICE Parcels with existing offices 15.4 115 Remaining parcels designatedCommercial: Office 9.3 341
COMMERCIAL:OFFICE/opt. OPEN SPACE:PARK SPACE 1.3 0
OPEN SPACE: MISCELLANEOUS: DRY
SWALES / DETENTION BASINS 0.4 NA
Subtotals Planning District A 10 47.5 456 317-440
B West Peripheral Commercial District
option: COMMERCIAL: REGIONAL 11 5.5 104
option: RESIDENTIAL: VERY HIGH 11,12 300-333
Subtotals Planning District B 5.5 104 300-333
C West Corridor Commercial District
COMMERCIAL: REGIONAL 24 120
COMMERCIAL: HOTEL 9 158
option: COMMERCIAL: REGIONAL 11 200
option: RESIDENTIAL: VERY HIGH 11,12 250-280
OPEN SPACE: PARK SPACE 0.6 NA
Subtotals Planning District C 24.6 478 250-280
D Town Square Commercial District
COMMERCIAL: REGIONAL (Retail/Entertainment) 68.2 949
VERTICAL MIXED USE OVERLAY 0
RESIDENTIAL: HIGH3 15.0 0 320-512
OPEN SPACE: PARK SPACE 3.5 NA
OPEN SPACE: MISCELLANEOUS: DRY SWALES/
DETENTION BASINS 0.8
OPEN SPACE: LANDSCAPE BUFFER 0.9 NA
Subtotals Planning District D 88.4 949 320-512
E East Peripheral Commercial District
COMMERCIAL: REGIONAL 7.5 110
PUBLIC FACILITIES 1.4 NA
Subtotals Planning District E 8.9 110 NA
F Vineyards Neighborhood District
RESIDENTIAL: HIGH3 12.3 NA 140-310
RESIDENTIAL: MEDIUM3 15.5 0 8 150-172
OPEN SPACE: PARK SPACE 2.1 NA
OPEN SPACE: NEIGHBORHOOD PARK 7.4
OPEN SPACE: LANDSCAPE BUFFER 0.6
Subtotals Planning District F 37.9 0 290-482
G Village Square Neighborhood District
RESIDENTIAL: MEDIUM3 37.6 0 8 325-425
OPEN SPACE: PARK SPACE 2.8 NA
OPEN SPACE: MISCELLANEOUS: DRY SWALES/
DETENTION BASINS 1.2
SCHOOLS / COMMUNITY PARK2,4,5 11.4 NA
Subtotals Planning District G 53.0 0 325-425
H RiverPark Crescent Neighborhood District
RESIDENTIAL: LOW MEDIUM 80.6 NA 450-492
OPEN SPACE: NEIGHBORHOOD PARKS 3.3
Subtotals Planning District H 83.9 0 450-492
I RiverPark Loop Neighborhood District
RESIDENTIAL: MEDIUM3 43.0 0 8 375-510
OPEN SPACE: PARK SPACE 6.6 NA
OPEN SPACE: NEIGHBORHOOD PARKS 5.8
OPEN SPACE: MISCELLANEOUS: WATER
FEATURE 1.4
Subtotals Planning District I 56.8 0 375-510
J RiverPark Mews Neighborhood District
RESIDENTIAL: MEDIUM3 21.0 0 8 220-310
OPEN SPACE: PARK SPACE 1.4 NA
OPEN SPACE: NEIGHBORHOOD PARKS 6.1
OPEN SPACE: LANDSCAPE BUFFER 2.5
SCHOOLS / COMMUNITY PARK2,4,5 30.4 NA
Subtotals Planning District J 61.4 0 220-310
K Lakeside Neighborhood District
RESIDENTIAL: MEDIUM3 10.5 0 8 70-98
OPEN SPACE: MISCELLANEOUS: DRY SWALES/
DETENTION BASINS 8.0 NA
Subtotals Planning District K 18.5 0 70-98
L Public Facility District
PUBLIC FACILITIES 2.5 NA
OPEN SPACE: MISCELLANEOUS: DRY SWALES/
DETENTION BASINS 11.1 NA
Subtotals Planning District L 13.6 0 NA
M Water Storage / Recharge Basins and Storm Water Control District OPEN SPACE: MISCELLANEOUS: WATER
STORAGE / RECHARGE BASINS 168.6 NA
OPEN SPACE: MISCELLANEOUS: DRY SWALES/
DETENTION BASINS 19.3
OPEN SPACE: LANDSCAPE BUFFER 14.0 NA
Subtotals Planning District M 201.9 0 NA
TOTALS FOR SPECIFIC PLAN AREA Total acreage within Specific Plan Area: 701.9 acres Maximum dwelling units allowed within Specific Plan Area: 3,656 duMaximum commercial KSF allowed within Specific Plan Area: 2.089 ksf 1 Gross acreage is measured to centerline of bounding streets and / or to the Project Boundary2 Net school site area in Planning District J = 27.3 acres: Net school site area in Planning District G = 10.0 Acres
3 Vertical Mixed Uses and / or Live/Work units are permitted in portions of this District as defined in Specific Plan Sections 2, 3, 4 and Exhibit 2.C4 Specially Permitted Uses are allowed in portions of this area as defined in Specific Plan Section2 (Land Use)5 Specially Permitted Land Uses for sites designated for Schools/Community Park land use can only be applied for after the Rio School District submits a letterindicating that it does not want to purchase or utilize the land.6 Allocation of residential units among Planning Districts is subject to ongoing monitoring by the Master Developer. Total dwelling units cannot exceed 3,656 units7 Density range provides flexibility in allocating residential units within and between Planning Districts. Lower range is a suggested minimum.Upper end of range is regulated through monitoring by Master Developer per note 6 to assure that the total dwelling units within RiverPark does not exceed 3,6568 Ground Level Commercial and/or Live/Work use Refer to Specific Plan Sections 2, 3, and 4 for detailed descriptions of Permitted and Specially Permitted land uses and development standards. This Land UseSummary (Exhibit 2.J) and Exhibits 2.B and 2.C indicate Permitted (by right) uses only. See Section 2 and Exhibit 2.D for Specially Permitted Uses. 9 Hotel number of rooms is 320 total with corresponding 272k sf, decreased per SPA to 158k sf10Subtotals reflect Development Option A, chosen per page 4.5 of the Specific Plan11 Commercial or residential development is allowed as options, but not both. Residential development is also regulated by 7.10.412 Suggested maximums per District. Can be exceeded by up to 15% ( per 7.5.3) in Districts B,C, as long as total units do not exceed 613 in those Districts. 477
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R I V E R P A R K S P E C I F I C P L A N
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RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005
LAND USE SUMMARY*
Permitted Land Use Gross Max KSF Allowed DU
Acreage Allowable Range

MIXED-USE
Development Option A: All Residential (option chosen)
RESIDENTIAL: HIGH 21.1 0 317-440
Development Option B: Commercial/Residential (NA)
COMMERCIAL: OFFICE 14.4 NA na
RESIDENTIAL: HIGH 6.7 NA NA
COMMERCIAL: OFFICE
Parcels with Existing Offices 15.4 115 na
Remaining Parcels Designated Commercial 9.3 341 na
COMMERCIAL: OFFICE OR OPEN SPACE: PARK SPACE 1.3 0 na
OPEN SPACE: MISCELLANEOUS 0.4 na na
Dry Swales/Detention Basins
Planning District A Totals Opt. A 47.5 acres 456 KSF 317-440 units Planning District A Totals Opt. B 47.5 acres NA KSF 100-150 units Note:
* See following “Allowed Uses” table for Specially Permitted uses.

2.5.2.1 PLANNING DISTRICTA: Mixed-Use/Office District
update through 3/2012
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R I V E R P A R K S P E C I F I C P L A N
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RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005
ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE*

Permitted Land Use Allowed Use
COMMERCIAL: OFFICE Professional and administrative offices, including medical, dental, attorneys, engineers, architects, insurance, real estate and other offices not engaged in merchandizing of goods or products.

Laboratories when incidental to medical, dental and similar uses.

Banks; savings and loan associations and other financial institutions.

Retail uses such as restaurants, coffee shops, gift shops and services such as barber shops, health centers and clubs and travel and ticket agencies. These uses are intended to principally serve the building occupants.

Pharmacies primarily engaged in the merchandizing of
pharmaceuticals and medical supplies.

On-sale and off-sale alcohol*
Similar uses as determined acceptable by the Director of the Development Services Department of the City of Oxnard.

RESIDENTIAL: HIGH** Multi-family units
OPEN SPACE: PARK SPACE Park
OPEN SPACE: MISCELLANEOUS
Dry Swales/Detention Basins Dry Swales/Detention Basins Notes:
* Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) and On-Sale and Off-Sale Alcohol use are allowed subject to granting of a Specially Permitted Use Permit based on conditions identified in Section 7.
** Vertical Mixed-Use Overlay: Refer to Section 4.

2.5.2.1 PLANNING DISTRICTA: Mixed-Use/Office District
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2.5.2.2 PLANNING DISTRICTB: West Peripheral Commercial District Location: Planning District B lies in the southwest corner of the RiverPark Project site. It is bordered by the Ventura Freeway to the south and the Santa Clara River levee to the west. It is adjacent to Planning District A (Mixed-Use/Office District) and Planning District C (West Corridor Commercial District). The 5.5-acre District is easily accessed from the Ventura Freeway due to the reconstruction of the Santa Clara River bridge crossing including an improved off-ramp and a widened tunnel under the US Route 101 Freeway. Oxnard Boulevard, Ventura Road and Town Center Drive provide surface street access to the Planning District. A landscaped buffer and Caltrans detention basin (not within the Specific Plan Area) separate the buildable sites from the freeway. For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Permitted Land Use: This Planning District permits Residential: Very High and Commercial: Regional land use. The Specific Plan accommodates up to 333 residential units or as an alternate, if the residential units are not constructed, 104,000 square feet of retail uses including offices, retail uses and food service facilities.

Residential buildings up to six stories or commercial buildings up to two stories may be constructed, with retail and office uses. The allowable uses will benefit the most from their proximity to the freeway.

Specially Permitted Land Use: Yes
Vertical Mixed-Use Overlay: No
Optional Live/Work Units: No
Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information applicable to Planning District B:
 Section 3: Commercial Master Plan
 Section 4: Residential Master Plan
 Section 5: Landscape Master Plan
 Section 6: Infrastructure Master Plan
 Section 7: Implementation
update through 3/2012
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R I V E R P A R K S P E C I F I C P L A N
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

2.5.2.2 PLANNING DISTRICTB: West Peripheral Commercial District

update through 3/2012
LAND USE SUMMARY*
Permitted Land Use Gross Acreage Max KSF
Allowable
Allowed DU Range
alternate: RESIDENTIAL: VERY HIGH *** 300-333
alternate: COMMERCIAL: REGIONAL *** 5.5 104
Planning District B Totals 5.5 acres 104** KSF 300-333 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: VERY HIGH Multifamily Residential
COMMERCIAL: REGIONAL
Notes:
*
** Maximum square footage figures based on surface parking only. No parking structures are assumed. *** Development can be either residential OR commercial but not both. 5 Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) and On-Sale and Off-Sale Alcohol is allowed subject to granting of a Specially Permitted Use Permit based on conditions identified in Section 7.

On-sale and off-sale alcohol*
Office uses.

Freestanding restaurants; restaurants involving any drive-in or drive-through facilities.

Banks; savings and loan associations and other financial institutions.

Pharmacies primarily engaged in the merchandizing of
pharmaceuticals and medical supplies.

Retail uses such as restaurants, coffee shops, gift shops and services such as barber shops, health centers and clubs and travel and ticket agencies.

Similar uses as determined acceptable by Director of the Development Services Department of the City of Oxnard.
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R I V E R P A R K S P E C I F I C P L A N
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

2.5.2.3 PLANNING DISTRICTC: West Corridor Commercial District Location: Planning District C is a 24.6-acre site located near the southwestern corner of RiverPark. It is accessed from Oxnard Boulevard to the east and the Ventura Freeway to the south. Occupying a key public location, it is adjacent to Planning District A (Mixed-Use/Office District), Planning District B (West Peripheral Commercial District), and Planning District D (Town Square Commercial District). For the boundaries and location of the Planning District, refer to Exhibit 2.B, Land Use Plan: Permitted Uses and Exhibit 2.I.

Permitted Land Use: The Permitted Land Uses are Residential: Very High and Commercial: Regional, Commercial: Hotel and Open Space: Park Space. The RiverPark Specific Plan allows up to 120,000 square feet of retail uses including offices, retail uses and food service facilities. The Hotel can be up to 158,000 square feet. In addition, up to 280 residential units are allowed, or as an alternate, 200,000 square feet of retail commercial uses are allowed if the residential units are not constructed, for a total of 478,000 s.f. of allowable commercial development within the District. Buildings up to six stories may be constructed, with residential retail, office and hotel uses. The allowable uses will benefit the most from their proximity to the freeway.

Specially Permitted Land Use: Yes
Vertical Mixed-Use Overlay: No
Optional Live/Work Units: No
Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information applicable to Planning District C:
 Section 3: Commercial District Master Plan
 Section 4: Residential Master Plan
 Section 5: Landscape Master Plan
 Section 6: Infrastructure Master Plan
 Section 7: Specific Plan Implementation
update through 3/2012
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R I V E R P A R K S P E C I F I C P L A N
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

2.5.2.3 PLANNING DISTRICT C: West Corridor Commercial District update through 3/2012
LAND USE SUMMARY*
Permitted Land Use Gross Acreage Max KSF
Allowable
Allowed DU Range
alternate: RESIDENTIAL: VERY HIGH ** 24 250-280
alternate: COMMERCIAL: REGIONAL ** 200
COMMERCIAL: REGIONAL 120
COMMERCIAL: HOTEL 158
OPEN SPACE: GREEN SPACE 0.6
Planning District C Totals 24.6 acres 478 250-280 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: VERY HIGH Multifamily Residential
COMMERCIAL: REGIONAL
COMMERCIAL: HOTEL
OPEN SPACE: PARK SPACE
Notes:
*
** Alternate development is residential or commercial but not both Retail uses such as restaurants, coffee shops, gift shops and services such as barber shops, health centers and clubs and travel and ticket agencies, intended to serve principally the building occupants.

On-sale and off-sale alcohol*
Banks; savings and loan associations and other financial institutions.

Retail uses such as restaurants, coffee shops, gift shops and services such as barber shops, health centers and clubs and travel and ticket agencies.

Similar uses as determined acceptable by Director of the Development Services Department of the City of Oxnard.

Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) and On-Sale and Off-Sale Alcohol is allowed subject to granting of a Specially Permitted Use Permit based on conditions identified in Section 7.

Office Uses
Similar uses as determined acceptable by Director of the Development Services Department of the City of Oxnard.

Hotel
Convention facilities including meeting and conference
rooms, food service, foyers.

On-sale and off-sale alcohol*
Banks; savings and loan associations and other financial institutions.
483
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Master Plan 2 . 15

RIVERPARK SPECIFIC PLAN
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

2.5.2.4 PLANNING DISTRICT D: Town Square Commercial District Location: The 88.4-acre Planning District D is bordered by Forest Park Boulevard to the north, the Ventura Freeway to the south, Myrtle Street to the east and Oxnard Boulevard to the west. The adjacent Planning Districts are: Planning District A (Mixed-Use/Office District), Planning District C (West Corridor Commercial District), Planning District F (Vineyards Neighborhood District) and Planning District G (Village Square Neighborhood District). For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Permitted Land Use: The Permitted Land Uses are: Commercial: Regional, Vertical Mixed-Use Overlay, Residential: High, Open Space: Green Space, Open Space: Miscellaneous: Dry Swales/Detention Basins, and Open Space: Landscaped Buffer. This Planning District has two major components: the Retail Center and a Residential High District
Retail Center: The Retail Center is planned around a Town Square, whose boundaries are defined by two major anchor retail centers and smaller retail and food establishments. Uses will include lifestyle retail, service retail, entertainment and restaurant facilities. The Retail Center extends northward to Forest Park Boulevard through ground floor retail in the residential area of this Planning District.

The central open space in District D, the “Town Square”, is similar in scale and character to that of traditional town plazas. On the east side of Oxnard Boulevard will be a dedicated drop-off area for local and tour buses, queuing, tourist information and a newsstand. Pedestrian and vehicular connections will lead directly to the retail and entertainment area beyond.

A public library storefront, police substation and post office are permitted uses within the Commercial District, as are up to 400 optional live/work dwelling units located above the commercial structures.

Residential: High Area: A 15.0 acre Residential: High residential community of between 220 and 512 highdensity units is located on the south side of Forest Park Boulevard. These units serve as a transition between the medium density residential units to the north and the commercial facilities to the south.

Specially Permitted Land Use: Yes
Vertical Mixed-Use Overlay: Yes. See Exhibit 2.C
Optional Live/Work Units: Yes. See Exhibit 2.C
Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information applicable to Planning District D:
q Section 3: Commercial District Master Plan
q Section 4: Residential District Master Plan
q Section 5: Landscape Master Plan
q Section 6: Infrastructure Master Plan
q Section 7: Implementation

2.5.2.5 PLANNING DISTRICTE: East Peripheral Commercial District update through 3/2012
Modified in
SPA 2012
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Master Plan 2 . 16

RIVERPARK SPECIFIC PLAN
prepared for RiverPark Development, LLC by AC Martin Partners with

RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005

2.5.2.4 PLANNING DISTRICTD: Town Square Commercial District LAND USE SUMMARY*
Permitted Land Use Gross Acreage Max KSF
Allowable
Allowed DU
Range
COMMERCIAL: REGIONAL 68.2 949 na
VERTICAL MIXED USE OVERLAY 0
RESIDENTIAL: HIGH 15 0 320-512
OPEN SPACE: GREEN SPACE 3.5 na na
OPEN SPACE: MISCELLANEOUS 0.8 na na
Dry Swales / Detention Basins
OPEN SPACE: LANDSCAPE BUFFER 0.9 na na
Planning District D Totals 88.4 acres 949 KSF 320-512 units Notes:
* See following 'Allowed Uses' table for Specially Permitted uses update through 3/2012
Modified in
SPA 2012
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R I V E R P A R K S P E C I F I C P L A N
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RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005
controls and implementation information in District E:
 Section 3: Commercial Master Plan
 Section 5: Landscape Master Plan
 Section 6: Infrastructure Master Plan
 Section 7: Specific Plan Implementation

2.5.2.6 PLANNING DISTRICT F: Vineyards Neighborhood District Location: The 37.9-acre Planning District F is located in the eastern portion of RiverPark, adjacent to the existing El Rio residential community to the east and Myrtle Street to the west and south. The District is bordered by Planning District D (Town Square Commercial District), Planning District E (East Peripheral Commercial District), Planning District G (Village Square Neighborhood District) and Planning District J (RiverPark Mews Neighborhood District). For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Existing Development: Planning District F is currently in temporary agricultural production.

Permitted Land Use: The Permitted Land Uses are: Residential: High, Residential: Medium, Residential:

Low Open Space: Park Space, Open Space: Neighborhood Parks, and Open Space: Landscaped Buffer.

The District incorporates a residential community of up to 150-172 medium-density residential units and 140-310 high-density residential units. An approximately 7.4 acre neighborhood park serves both the Vineyards neighborhood and the existing El Rio West neighborhood adjacent to the east. A second small park is located in the southern, high-density housing area of the Planning District. A continuous landscape buffer separates the Vineyards neighborhood from the El Rio neighborhood and traffic to the north on Forest Park Boulevard.

Specially Permitted Land Use: Yes
Vertical Mixed-Use Overlay: Yes. See Exhibit 2.C
Optional Live/Work Units: Yes. See Exhibit 2.C
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R I V E R P A R K S P E C I F I C P L A N
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RTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS April 12, 2005
LAND USE SUMMARY*
Gross Max KSF Allowed DU
Permitted Land Use Acreage Allowable Range
RESIDENTIAL: HIGH 12.3 0 140-310
RESIDENTIAL: MEDIUM 15.5 0 150-172
OPEN SPACE: PARK SPACE 2.1 na na
OPEN SPACE: NEIGHBORHOOD PARKS 7.4 na na
OPEN SPACE: LANDSCAPED BUFFER 0.6 na na
Planning District F Totals 37.9 acres 0 KSF 290-482 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: HIGH Multi-Family Residential
RESIDENTIAL: MEDIUM Townhouse or Cluster Residential
RESIDENTIAL: LOW Small Lot Single Family
OPEN SPACE: PARK SPACE Park
OPEN SPACE: NEIGHBORHOOD PARKS Neighborhood Park
OPEN SPACE: MISCELLANEOUS Landscaped Buffer
Note:
* Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) will require a Specially Permitted Use Permit subject to conditions identified in Section 7.

2.5.2.6 PLANNING DISTRICT F: Vineyards Neighborhood District update through 3/2012
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Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information in District F.
q Section 4: Residential Master Plan
q Section 5: Landscape Master Plan
q Section 6: Infrastructure Master Plan
q Section 7: Implementation

2.5.2.7 PLANNING DISTRICTG: Village Square Neighborhood District Location: This 53.0 acre Planning District is located in the north-central portion of RiverPark “A.” The District is bordered by Forest Park Boulevard to the south, Garonne Street to the north and the Santa Clara River levee to the west. The Village Square Neighborhood District is adjacent to Planning District A (MixedUse/Office District), Planning District D (Town Square Commercial District), Planning District F (Vineyards Neighborhood District), Planning District I (RiverPark Loop Neighborhood District), and Planning District J (RiverPark Mews Neighborhood District). For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Permitted Land Use: The Permitted Land Uses are: Residential: High, Residential: Medium, Residential:

Low, Open Space: Park Space, Open Space: Neighborhood Parks, and Open Space: Landscaped Buffer.

The major uses are distributed as follows:
q Residential Community: The 37.6-acre central and eastern portions of Planning District G allows a range of 325 to 425 Residential: Medium units clustered in three groupings. The eastern two groupings are each focused on a common green space, the 2.1 acre Village Green. The western residential area is served by Windrow Park. The vertical mixed-use overlay in this area permits live/work units and ground level retail.
q Elementary School/Community Park: A neighborhood elementary school (Exhibit 2.K) is located on the 11.4-acre western portion of Planning District G. The school’s playfields are envisioned as a shared community resource.

Specially Permitted Land Use: High-density housing is permitted with a Special Use Permit on the site designated for School/Community Park use. A condition of City approval to construct high-density housing is the submission of a letter from the Rio School District indicating that it does not want to purchase or utilize the land. See notes on following page and Exhibit 2.D.

Vertical Mixed-Use Overlay: Yes. See Exhibit 2.C
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2.5.2.7 PLANNING DISTRICTG: Village Square Neighborhood District LAND USE SUMMARY*
Gross Maximum Allowed DU
Permitted Land Use Acreage Allowable KSF Range
RESIDENTIAL: MEDIUM 37.6 0** 325-425
OPEN SPACE: PARK SPACE 2.8 na na
OPEN SPACE: MISCELLANEOUS 1.2 na na
Dry Swales/Detention Basins
SCHOOLS/COMMUNITY PARK 11.4 na na
Specially Permitted Land Use
RESIDENTIAL: MEDIUM (11.4) na na
Planning District G Totals 53.0 acres 0 KSF 325-425 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: MEDIUM Townhouse or Cluster Residential
RESIDENTIAL: LOW Small Lot Single Family
OPEN SPACE: PARK SPACE Parks
OPEN SPACE: MISCELLANEOUS
Dry Swales/Detention Basins Dry Swales/Detention Basins Elementary School
SCHOOLS/COMMUNITY PARK Community Playfields/Parks
Specially Permitted Land Use
RESIDENTIAL: MEDIUM Townhouse or Cluster Residential
Note:
* Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) will require a Specially Permitted Use Permit subject to conditions identified in Section 7. ** Vertical Mixed-Use Overlay: Refer to Section 4.
update through 3/2012
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Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information applicable to Planning District H:
q Section 4: Residential Master Plan
q Section 5: Landscape Master Plan
q Section 6: Infrastructure Master Plan
q Section 7: Implementation

2.5.2.9 PLANNING DISTRICT I: RiverPark Loop Neighborhood District Location: The 56.8-acre Planning District I is located in the central portion of the Project in RiverPark “B.” Boundaries include Garonne Street to the south and Moss Landing Boulevard to the East. It is adjacent to Planning District G (Village Square Neighborhood District) to the south, Planning District H (RiverPark Crescent Neighborhood District) to the north, Planning District J (RiverPark Mews Neighborhood District) to the east, Planning District K (Lakeside Neighborhood District) also to the east, and Planning District M (Water Storage/Recharge Basins & Storm Water Control District) to the northeast. For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Permitted Land Use: The Permitted Uses are: Residential: Medium and Low, Open Space: Park Space, Open Space: Neighborhood Parks, and Open Space: Miscellaneous: Water Feature.

The RiverPark Specific Plan allows a range of from 375 to 510 Residential: Medium and Low Small Lot Single Family units focused on the 6.0-acre Central Park located immediately north of the school site in Planning District G. The 6.4-acre Windrow Neighborhood Park is also a link to the Santa Clara River and its adjacent regional trail.

Specially Permitted Land Use: Yes
Vertical Mixed-Use Overlay: Yes. See Exhibit 2.C
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LAND USE SUMMARY*
Gross Maximum Allowed DU
Permitted Land Use Acreage Allowable KSF Range
RESIDENTIAL: MEDIUM 43.0 0** 375-510
RESIDENTIAL: LOW
OPEN SPACE: PARK SPACE 6.6 na na
OPEN SPACE: NEIGHBORHOOD PARKS 5.8 na na
OPEN SPACE: MISCELLANEOUS: WATER FEATURE 1.4 na na
Planning District I Totals 56.8 acres 0 KSF 375-510 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: MEDIUM & LOW Townhouse or Cluster Residential & Small Lot Single Family OPEN SPACE: PARK SPACE Park
OPEN SPACE: NEIGHBORHOOD PARKS Neighborhood Park
OPEN SPACE: MISCELLANEOUS: WATER FEATURE Water Feature
Notes:
* Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) will require a Specially Permitted Use Permit subject to conditions identified in Section 7. ** Vertical Mixed-Use Overlay: Refer to Section 4.

2.5.2.9 PLANNING DISTRICT I: RiverPark Loop Neighborhood District update through 3/2012
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Optional Live/Work Units: Yes. See Exhibit 2.C
Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information applicable to Planning District I:
q Section 4: Residential Master Plan
q Section 5: Landscape Master Plan
q Section 6: Infrastructure Master Plan
q Section 7: Implementation

2.5.2.10 PLANNING DISTRICT J: RiverPark Mews Neighborhood District Location: The 61.4-acre Planning District J is located in the central-eastern portion of the Project within RiverPark “B.” The District is bordered by Kiawah River Drive and Thames River Drive to the north, Garonne Street and Forest Park Boulevard to the south, Vineyard Avenue to the east and Moss Landing Boulevard to the west. Adjacent Planning Districts are Planning District F (Vineyards Neighborhood District) and Planning District G (Village Square Neighborhood District) to the south, Planning District I (RiverPark Loop Neighborhood District) to the west, and Planning District K (Lakeside Neighborhood District) to the north.

The existing El Rio neighborhood is adjacent to the south. For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Permitted Land Use: The Specific Plan incorporates five Permitted Uses: Residential: Medium and Low, Open Space: Park Space, Open Space: Neighborhood Parks, Open Space: Landscaped Buffer, and Schools/ Community Park. The Plan allows a range of from 220 to 310 units of Residential: Medium. The 6.1 acre neighborhood park serves as a neighborhood focus.

This District also provides a site for an elementary and middle school (Exhibit 2.L) as well as sports fields that can be shared between the school(s) and the community.

Specially Permitted Land Use: Residential: Medium and Low use may be provided on the portion of the Planning District designated for School/Community Park use. A condition of granting the Specially Permitted Use Permit is the submission of a letter from the Rio School District indicating that it does not want to purchase or utilize the land. See note on following page and Exhibit 2.D.

Vertical Mixed-Use Overlay: Yes. See Exhibit 2.C
Optional Live/Work Units: Yes. See Exhibit 2.C
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R I V E R P A R K S P E C I F I C P L A N
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LAND USE SUMMARY*
Gross Maximum Allowed DU
Permitted Land Use Acreage Allowable KSF Range
RESIDENTIAL: MEDIUM and LOW 21.0 0** 220-310
OPEN SPACE: PARK SPACE 1.4 na na
OPEN SPACE: NEIGHBORHOOD PARKS 6.1 na na
OPEN SPACE: LANDSCAPED BUFFER 2.5 na na
SCHOOLS/COMMUNITY PARK 30.4 na na
Specially Permitted Land Use
RESIDENTIAL: MEDIUM (30.4) na na
Planning District J Totals 61.4 acres 0 KSF 220-310 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: MEDIUM and LOW Townhouse or Cluster Residential, Single Family OPEN SPACE: PARK SPACE Parks
OPEN SPACE: NEIGHBORHOOD PARKS Neighborhood Park
OPEN SPACE: LANDSCAPED BUFFER Landscaped Buffer
Elementary School
SCHOOLS/COMMUNITY PARK Secondary School
Community Playfields/Parks
Specially Permitted Land Use
RESIDENTIAL: MEDIUM Townhouse or Cluster Residential
Notes:
* Civic Assembly uses(educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) will require a Specially Permitted Use Permit subject to conditions identified in Section 7. ** Vertical Mixed-Use Overlay: Refer to Section 4.

2.5.2.10 PLANNING DISTRICT J: RiverPark Mews Neighborhood District update through 3/2012
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Other Specific Plan Development Controls: Refer to the following sections for additional development controls and implementation information applicable to Planning District J:
q Section 4: Residential Master Plan
q Section 5: Landscape Master Plan
q Section 6: Infrastructure Master Plan
q Section 7: Implementation

2.5.2.11 PLANNING DISTRICT K: Lakeside Neighborhood District Location: Planning District K comprises 18.5 acres in the central-eastern portion of RiverPark. The District is bordered by Kiawah River Drive to the south and the Brigham-Vickers Water Storage/Recharge Basin to the north, Thames River Drive to the east and Moss Landing Boulevard to the west. The District is surrounded by Planning District I (RiverPark Loop Neighborhood District), Planning District J (RiverPark Mews Neighborhood District), Planning District L (Public Facility District) and Planning District M (Water Storage/Recharge Basins & Storm Water Control District) to the north. For the boundaries and location of the Planning District, refer to Exhibit 2.I.

Permitted Land Use: A range of from 70-98 units of Residential: Medium is permitted. The other use is are

8.0 acres of Open Space: Miscellaneous: Dry Swales/Detention Basins and portions of jogging trails.

Specially Permitted Land Use: Yes
Vertical Mixed-Use Overlay: Yes. See Exhibit 2.C
Optional Live/Work Units: Yes. See Exhibit 2.C
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LAND USE SUMMARY*
Gross Maximum Allowed DU
Permitted Land Use Acreage Allowable KSF Range
RESIDENTIAL: MEDIUM 10.5 0** 70-98
OPEN SPACE: MISCELLANEOUS
Dry Swales/Detention Basins 8.0 na na
Planning District K Totals 18.5 acres 0 KSF 70-98 units ALLOWED USES FOR EACH PERMITTED & SPECIALLY PERMITTED LAND USE* Permitted Land Use Allowed Use
RESIDENTIAL: MEDIUM Single-Family Residential
OPEN SPACE: MISCELLANEOUS
Dry Swales/Detention Basins Dry Swales/Detention Basins Notes:
* Civic Assembly use (educational, cultural, social, human services, civic assembly, not-for-profit organizations, governmental) will require a Specially Permitted Use Permit subject to conditions identified in Section 7. ** Vertical Mixed-Use Overlay: Refer to Section 4.

2.5.2.11 PLANNING DISTRICT K: Lakeside Neighborhood District update through 3/2012
495

INTRODUCTION

COMMERCIAL DEVELOPMENT CONCEPT

PROJECT-WIDE STANDARDS

STANDARDS FOR SPECIFIC PLANNING DISTRICTS

BUILDING TYPE STANDARDS

SUB-DISTRICT DESIGN CHARACTER

SUB-DISTRICT DESIGN ELEMENT STANDARDS

SIGNAGE AND LIGHTING GUIDELINES

3.1 3.2

3.3 3.4

3.5 3.6

3.7 3.8
section page
3 COMMERCIAL
Master Plan 3 . 1

RIVERPARK SPECIFIC PLAN
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3.1 INTRODUCTION

3.1.1 Purpose
This Master Plan contains standards which apply
to all commercial uses built within the RiverPark
Specific Plan Area, except for those commercial
uses within the residential neighborhoods. These
are regulated by the Residential Master Plan, Section 4. Basic land uses are established by Section 2.

Any regulatory issues not addressed by this Specific
Plan shall be governed by City of Oxnard requirements.

3.1.2 Organization of the Commercial Master
Plan
Section 3.2 presents the Commercial Development
Concept for Planning Districts A through E. Standards applying to all commercial development are described in Section 3.3; Section 3.4 then presents
the standards specific to each Planning District.

Standards for each commercial building type are
located in Section 3.5. The following Sections, 3.6
and 3.7, present the desired design character and
design elements for the primary commercial SubDistricts. Standards for commercial signage and exterior lighting are located in Section 5.9 and 5.10
respectively.

3.1.3 Location of Commercial Land Use
Regulations
Regulations for commercial land uses are located in
Section 3 and Section 4.

3.1.3.1 Commercial Uses Regulated by the
Commercial Master Plan, Section 3
 Planning District A: This Planning District consists of two areas: 1) an area containing parcels with existing office uses as well as vacant parcels
designated for Commercial: Office uses; and 2)
a sub-district designated for a mixed-use land
use. This area has two development options.

Development Option A (see Section 4) allows all
residential uses with ground-floor commercial,
while Development Option B (illustrated and
discussed in this Section) incorporates an office
campus with Commercial: Office uses as well
as an area along Forest Park Boulevard with
Residential: High uses, regulated by Section

4.  Planning Districts B and E: Peripheral, highwayoriented residential, office and retail.  Planning District C: Residential, hotel and office
and commercial uses which complements and is
a western extension of the central Commercial
District. If residential uses are proposed, standards from Section 4, 7R Urban Apartments shall apply.
 Planning District D: A central commercial Planning District serving local and regional markets.

This area includes a mixed-use retail center
with optional live/work housing and offices as
a vertical mixed-use overlay. An area designated
for Residential: High is located at the northern
boundary of the District along Forest Park Boulevard.

3.1.3.2 Commercial Uses Regulated by the Residential Master Plan, Section 4  Commercial and live/work uses within RiverPark residential neighborhoods are allowed on the ground floors of certain residential uses.

Standards for commercial uses in these planning districts are contained in the Residential Master Plan, Section 4. Locations of these uses
are shown by Exhibit 2.C.
496
COMMERCIAL DISTRICT exhibit

ILLUSTRATIVE MASTER PLAN
August 27, 2002
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3.A
6 2
12 12
8 Modified in
SPA 2015
Residential, Office or Retail 12
497
B

RESIDENTIAL, OFFICE OR RETAIL
1 9
9 9

COMMERCIAL SUB-DISTRICTS
exhibit
August 27, 2002
Modified in
SPA 2015 prepared for

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3.B
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3 COMMERCIAL
M a s t e r P l a n 3 . 4

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and trails, street striping, and “eyes on the street”
provided by the compact residential and commercial development.  Parking: The parking standards defined by
this Specific Plan for each use shall be met by
attractive, convenient, well landscaped and
lighted, and safe parking areas. Three parking
strategies shall be used in the commercial areas
of RiverPark: shared parking fields, dedicated
parking lots, and dedicated residential parking
in Planning Districts A and D. See Section 6 for
the Parking Master Plan.
 Parking Structures: Where parking structures
are provided:
• Parking structures should be sited to avoid
obstructing the public view and casting
shadows on ground-floor pedestrian-oriented uses.
• The maximum allowable height for abovegrade parking structure shall be limited to forty-five (45) feet to the top floor level,
measured from grade. Parking structures
wrapped by buildings on at least 3 sides
maximum height shall be 7 stories or ninety
(90) feet.
• Vehicle access should not be located along
pedestrian-oriented frontages. Wherever
possible, access should be via service roads,
alleys, and street frontages that do not contain pedestrian-oriented uses. • Where possible, the ground level of parking
structures along public streets and paseos
should include active pedestrian uses,
entrances, and arcades. Active pedestrian
uses may include, but are not limited to
restaurants, ready-to-eat food sales, retail
sales and personal services.
• Consideration should be given to building
permitted uses, such as retail and office,
directly attached or “laminated” to the parking structure. These are distinguished from incorporating uses on the ground floor of a
parking structure. This “laminating” of the
parking structure with other uses will help
to integrate the parking structure with the
overall development.
• Parking structures which primarily serve a
building or group of buildings in a development shall be compatible in architectural design, scale and materials with the architecture of the served building(s). • Ramps, cars and sources of artificial lighting
shall be minimally visible from public ways
and open spaces.
 Signage and Lighting: Signage and lighting
standards are located in Section 5.
 Mechanical Equipment Screening: All mechanical equipment must be screened from public view using screening devices consistent
with the adjacent architectural design.

3.4 STANDARDS FOR SPECIFIC

PLANNING DISTRICTS

3.4.1 Standards Exclusive to Planning
District A
 Allowed Development Options: Planning
District A contains Office: Commercial and an
area designated as mixed-use (Exhibit 2.B).

Within the mixed-use area, two alternate mix
of uses are allowed: Development Option A:

All Residential and Development Option B:

Commercial/Residential. Both options are
illustrated in Section 2. The requirements for
Development Option A and the residential
product types in Planning District D are included
in Section 4. The requirements for Development
Option B (see plan in this Section) follow.

Note that the parcel and road layout within the
mixed-use portion of Planning District A differs
according to the development option chosen.
 Location of Streets Open Space and Land Uses:

Development Option B requires the location of
streets and open space, as well as the distribution of land uses, as shown in the following graphic; Development Option B Commercial
Residential.
 Residential Land Use and Product Types: The
Permitted residential land use is Residential:
499

COMMERCIAL REGULATORY PLAN
exhibit
August 27, 2002
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3.C
Type 7-A: Residential = type 7R building type
1-C-B
or 1-C-D
or 1-C-F
or 1-C-G
or 7-A
or 3-C
1-C-G
or 3-Cor 6-C
or 7-A
B
C 4-C or 3C
or 6-C
1-C-B
or 1-C-D
or 1-C-F
or !-C-G
Modified in
SPA 2015
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all destinations. They should be narrow to the
extent possible, and spatially defined by buildings, trees and lighting, and should discourage high-speed traffic to increase the safety and
enjoyment of the pedestrians.
• Whenever possible, the natural terrain, drainage
and vegetation should be preserved. Superior
examples of existing vegetation should be contained within parks or greenbelts. • The design of private lots, including the buildings and all related appurtenances, should be well integrated into a memorable neighborhood
pattern, reflecting the rich and diverse history
of regional building traditions.
• The design features of the fronts of residential
structures should relate the house to the street,
which is intended as an important space for
fostering communication and community. The
design and location of stoops and porches as
well as the location of living rooms and other
more public spaces is particularly important. See
the following graphic.

The residential neighborhoods are organized into
Planning Districts, each with distinctive centers,
edges, open spaces and urban and architectural
design characteristics. Any necessary interpretations of the intent of the regulations herein shall be based on the neighborhood planning principles
listed above.

The Regulating Plan, or alternate Regulating Plans,
for each Planning District define the blocks and lots
within which specific Product Types may be constructed. It is through this planning strategy that harmonious streetscapes and unique neighborhood
character are ensured.

4.2.3 Location of Residential Uses
Exclusively or primarily residential land uses are
located in the six Planning Districts illustrated in
Exhibit 2.I:
• Planning District F: Vineyards Neighborhood
District.
• Planning District G: Village Square Neighborhood District. • Planning District H: RiverPark Crescent Neighborhood District. • Planning District I: RiverPark Loop Neighborhood District. • Planning District J: RiverPark Mews Neighborhood District. • Planning District K: Lakeside Neighborhood
District.

Housing is also designated as a permitted use in the
following Planning Districts:
• Planning District A: Mixed-Use/Office District.
• Planning District D: Town Square Commercial
District.
• Planning District B: West Peripheral Commercial District. • Planning District C: West Corridor Commercial
District.
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RESIDENTIAL 4 Master Plan 4 .32

RIVERPARK SPECIFIC PLAN
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Lot Frontage
Lots front the public street
Lot Area Min. 20,000 s.f.

Lot Width Min. 100'
Building Envelope
Lot Coverage 90% max.,
not including porches and stoops
Building Height
90' maximum
Setbacks
Front Min. 5'
Side Min. 5'
Rear Min. 5'
Permitted Encroachments
Porches: Max. 5'
Eaves: Max 5'
Balconies: Max. 5'
Building Orientation and Use
• Buildings uses shall be in accordance with the Regulating Plan. See Section 2 for land use types. • Service Requirements
• Access to parking shall be from a common drives
shared with adjacent lots, or by drives within the lot
spaced not more than 250' on center.
• Access to trash collection, dry utility meters and other service functions shall be within the areas designated
for parking or within the block and not visible from
the street.

Parking and Open Space Requirements
• Each dwelling unit shall be provided with at least 1
on-site parking space. Units with 2 bedrooms shall be
provided with 1½ spaces, and units with 3 or more bedrooms shall be provided with 2 spaces. These parking requirements are inclusive of guest parking.For affordable housing, parking will be governed by State Code. • Surface parking lots that are visible from the street shall be screened by landscaping.
• Parking may be located in in a podium, a wrapped parking structure or subterranean. Distance from an entrance to a parking structure to a residential entrance shall be 300' maximum.
• A Parking Management Plan (PMP) describing parking
counts, onsite and curbside parking management and
enforcement practices will be required for all apartment projects. The PMP shall be approved by the City Traffic Engineer.The PMP may allow shared parking arrangements with adjacent uses or districts. • Curbside parking may be used to partially satisfy the requirement for guest parking which cannot be met on
site, when and where possible based on the Parking
Management Plan.
• Secure mail and parcel delivery provisions shall be
included, coordinated with Oxnard Police Department
(OPD).
• Long term and short term bicycle storage per the city's Bicycle Master Plan shall be provided to meet residential unit storage requirements.
• Common and private open space combined shall be a
minimum of 20% of the area of the lot, and can be yards or courts at grade, roof decks, or individual or common balconies. Balconies, if provided, must be a minimum
6' x 8' in size. All other common exterior open spaces
must be a minimum of 15' in width. Location of these
spaces should be designed so that all units have reasonable access to some form of open space. Common space alone shall be a minimum of 10% of lot area, and
amenities shall be provided, including at least one of
the following: Swimming pool, spa, sports court, BBQ
and picnic facility, recreation room, or exercise course and stations. Interior common spaces can count toward
this requirement if recreational amenities are provided. update through 3/2012
7-R Apartments - Urban
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another in the commercial district. This parking
overview function is realized by implementing a
parking management plan for each development
project, as described later in this Section.
q On-Street Parking: To facilitate the project as a
pedestrian-oriented, mixed-use district, the plan
allows a carefully-controlled disposition of onstreet parking to meet a limited proportion of the parking requirement. This inclusion of the onstreet parking for visitors and customers–both by calculation and by design–is crucial to the
success of any mixed-use, pedestrian-oriented
district. The hallmark of pedestrian-oriented
development is that front doors of businesses
and residences face the public street, which cannot function unless visitors and customers are actually using those doors–thus the parking must
be on the street. The on-street parking, located
in the immediate vicinity of the use the parking
serves, is also governed by a project-specific
parking management plan.

6.2.5.2 Specific Regulations
q Parking Requirements for Mixed-Use Neighborhoods
The mixed-use neighborhoods (Planning Districts
A, G, I, J, and K shown in Exhibit 2.C) which surround the commercial core of RiverPark (Planning Sub-Districts B, C and D) utilize off-street parking
for residents and a combination of on-street and offstreet parking for visitors and customers depending on the specific location and building type used. The
parking requirements for these neighborhoods are
defined for each permitted building type in Section
4 of this Specific Plan.

For blocks where both commercial and residential
uses are proposed by a Builder/Developer, a Parking Master Plan must be prepared. This plan will be evaluated as part of the Design Review Process to
assure that the required parking is available and that
shared parking is utilized when possible to avoid
an oversupply of parking lots. The Development
Services Director/ Planning Manager when determining that the availability of visitor and customer parking is likely to change over time, may require
that a Parking Management Plan be prepared and
implemented for the block(s) in question.
q Commercial Area Parking
• Commercial area parking in Planning Districts A through E will fulfill the minimum off-street parking requirements of this
Specific Plan and will provide the parking
required for a viable and successful commercial center. • Shared parking will be allowed where appropriate, particularly in the commercial districts (Planning Districts A through E)
and the parking areas behind mixed-use
residential building types 4-R and 5-R
• The parking requirement may be accommodated by a combination of lot parking, as well as street parking near the business
the parking serves, or on another site by way
of a shared parking proposal approved initially by the Master Developer and then by the City of Oxnard Development Advisory
Committee and the Development Services
Director/ Planning Manager.
• Where residential uses are proposed as
alternates within commercial districts, the
residential portion of the required parking
must be met independently of any shared
parking arrangement.

Exhibit 6.D illustrates a potential parking scenario
for the primarily commercial Planning Districts A
through E. It should be understood that the parking
locations shown by this graphic are potential locations which support only one of many development scenarios which may actually be built. The actual
locations will have to be approved on a case-bycase basis, as specific development projects with their accompanying parking management plans are
submitted for review.
q Parking Management Plan
A Parking Management Plan must be incorporated in the submission for any commercial development in Planning Districts A through E.

The plan shall identify a system for managing
on- and off-street parking to ensure that it will
be available for visitors and customers.

The Parking Management Plan must address the
entire block in which a development is located,
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is available, and that shared parking is utilized
when possible to avoid an oversupply of parking
lots. The plan must take into account the change
in parking demand over time as development
proceeds.
2) A system for managing on-street parking to
ensure that it will be available for visitors
and customers. Management techniques
may include time limits or other measures
to prevent the on-street parking being used
up by residents or employees of businesses,
who must park off-street.
3) Standards for the location and phasing of
parking structures should sufficient at-grade
parking not be available in the future.
q Parking Space Size
Full size parking spaces shall be a minimum
of 9’x 19’. Parking may overhang per OMC
16-636 (B & C). Parking drive aisles shall be
a minimum of 25’ wide. Driveway approaches
shall be a minimum of 22’ wide and a maximum
of 31’ wide for pedestrian safety. The Master
Developer will work with the City to assure
that the distribution of spaces will best serve
parking demand.
q Commercial Parking Ratios
Off-street parking shall be provided in accordance with City standards. A land use and its required parking shall be located within the
same Planning District.

In case of a conflict between any provisions of this
Plan and the Oxnard Zoning Ordinance, the provisions of this Plan shall govern. In matters on which this Plan is silent, the Oxnard Zoning Code shall
govern. In the case of conflicts between the provisions of this plan and the Uniform Building Code (UBC), the UBC shall govern.

6.2.6 Public Transportation
The RiverPark development is designed to encourage maximum use of public transportation as an alternative and supplement to the use of private
automobiles.

The term “public transportation” is used here as a
general term. It refers to the standard services provided by Oxnard’s public bus operator as well as other bus services, local shuttles, taxis, “dial-a-bus,” airport shuttles and other services which operate in
the area now and in the future.

Regardless of the specific service or mode, increasing the use of public transportation is an essential element in meeting local and regional planning
objectives, addressing air quality concerns, as well
as improving the quality of life for all. It is also
essential for those individuals who are transitdependent.

Several features of the Specific Plan encourages the
use of public transportation:
q Ensuring that development will be in the form
of complete, mixed-use neighborhoods with an
interconnected network of pedestrian-oriented
streets, such that the use of transit for travel to,
from and within the District is both pleasant and
likely.
q Providing a street network within the community that facilitates the efficient movement of public transportation vehicles throughout the
development.
q Providing direct linkages to key local and regional arteries, namely Oxnard Boulevard and Vineyard Avenue.
q Providing a road system design that ensures safe
and efficient transit stops.
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needed to link RiverPark to the City of Oxnard and to
support most anticipated residential, commercial and
office development within RiverPark Areas “A” and
“B.” Work is anticipated to incorporate: a) the remediation program for the mining pits in RiverPark “B” and construction of all water storage/recharge basin
and storm water control facilities; b) construction
of the Phase One backbone infrastructure including roads and utilities; c) grading of RiverPark “A” to create required drainage and building pads; and
d) construction of related landscape improvements
including Town Square and entry monuments.

Timely completion of the State Route 1/US Route
101 Freeway interchange by Caltrans is critical to
the development of RiverPark “A” and the completion of Phase One. This interchange will connect the existing Oxnard Boulevard north across the
Ventura Freeway to RiverPark, as well as provide
direct access from the freeway to the main entry to
the Project at Oxnard Boulevard.

Phase Two will complete the backbone road and
utilities and development pads in Planning District
H, thereby completing all infrastructure required of
the Master Developer with the exception of roads
within Planning District D.

Phase Three is limited to the completion of roads
and development pads in Planning District D.

Build-out will be, in part, dependent on providing
the transportation system improvements called for in
the Circulation Master Plan portion of this document
(Section 6.2), the City of Oxnard Circulation Element and the City’s fifteen-year circulation system improvement plan.

7.5.2 Development Options

7.5.2.1 Development in the Mixed-Use Portion of
Planning District A
The following requirements apply to development
only within the Planning District A mixed-use area:

One of two development options may be exercised:
1) Development Option A: All Residential: Development will be guided by the regulatory plan and related residential regulations contained in
Section 4, Residential Master Plan. The land use
plan for this option is located in Section 2.
2) Development Option B: Commercial/Residential:

The regulatory plan for Development Option B:

Commercial/Residential and regulations of commercial building types are contained in Section 3, Commercial Master Plan. Regulations for
residential building types used in Development
Option B are contained in Section 4, Residential
Master Plan. The land use plan for this option is
located in Section 2.

Development Options A and B are the only options
permitted by the Specific Plan. Other road layouts
and/or changes of the indicated uses will require
a change in the Specific Plan.

The road and parcel locations differ between the
two options. Therefore, first development within the
mixed-use area, whether residential or commercial,
will determine which of the two Development Options will be utilized for the rest of the mixed-use portion of Planning District A.

The first Builder/Developer who develops residential
or office uses within the mixed-use area will propose
to the City which of the two Development Options
are implemented, according to Specific Plan requirements. The requirements for the development option chosen will apply to all future development within
the mixed-use area.

7.5.2.2 Development in Planning District B
The following requirements apply to development
within Planning District B:

One of two development options may be exercised:
1) Development Option A: All Residential: Development will be guided by the residential regulations contained on page 4.32. The land use plan for this
option is located in Section 2.
2) Development Option B: All Commercial: The
regulations of commercial building types are contained in Section 3. The land use plan for this option is located in Section 2.

The first Builder/Developer who develops residential
or office uses within the mixed-use area will propose
to the City which of the two Development Options
are implemented, according to Specific Plan requirements. The requirements for the development option 506
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chosen will apply to all future development within
the mixed-use area.

7.5.2.3 Development in the Mixed Use Portion of
Planning District C
The following requirements apply to development
only within the Mixed Use portion of Planning
District C:

One of two development options may be exercised:
1) Development Option A: All Residential:

Development will be guided by the residential regulations contained on page 4.32. The land use plan for this option is located in Section 2.
2) Development Option B: All Commercial: The
regulations of commercial building types are contained in Section 3. The land use plan for this option is located in Section 2.

The residential development options in Districts B
and C will be subject to the limitations indicated
in 7.10.4

7.5.3 Distribution of Dwelling Units and
Commercial Among Districts
Each Planning District has a range of allowable
dwelling units and maximum commercial development, as shown by Exhibit 2.J the Land Use Summary. The total of the allowable dwelling units per Planning District based on the range exceeds the
project-wide maximum of 3,656 dwelling units.

To assure that the project-wide maximums are not
exceeded, the Master Developer shall monitor the
number of units and commercial square footage
built within each Planning District as development
proceeds in order to assure that units are not overly
concentrated in some districts, that the commercial
maximum is not exceeded, and that the total number
of units developed does not exceed 3,656.

7.6 FINANCING AND FUNDING

7.6.1 Financing and Funding Principles
The policies described in this section shall govern
the funding of facilities and public services for the
RiverPark Specific Plan. The principle underlying
these policies is that RiverPark should pose no financial burden or obligation on the City of Oxnard or other jurisdictions beyond their meeting State and
City requirements related to providing such services
as school, fire and public safety.

Accordingly, the Master Developer, in combination
with Builder/Developers, will:
 Pay the full cost of the infrastructure needed to
serve RiverPark.
 Fund the costs of mitigating adverse impacts
on the City’s existing utility and transportation
infrastructure.
 Provide for a fair allocation of costs among land
uses.

7.6.2 Financing and Funding Policies
The following policies govern the financing of
infrastructure and public services for the RiverPark Specific Plan in accordance with the above principles:
 On-Site Public Infrastructure: The Master
Developer will fund the full cost of public
infrastructure and public services within the
Specific Plan Area. These funds shall come from
revenues generated by development within the
Specific Plan Area, except where specific existing City, County, District or State sources are available.
 Off-Site Public Infrastructure: The Master
Developer will fund the “fair share” costs of
public infrastructure outside of the Specific Plan
Area required to support development within
RiverPark. Construction of the various off-site
circulation improvements will be funded by a
combination of sources. These include City,
County, and State developer financing and an
Maximum Development Based on Residential
Development Options
Residential
Options Selected
per District
(B& C only)
Maximum
Residential Units
of Options
Chosen
Maximum
Commercial
Development
B & C 3,656 1,761,623
B 3,376 1,915,270
C 3,323 1,944,353
No Residential 3,043 2,098,000
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Modifications and/or Specially Permitted Uses
are made to, and decided by, the Planning Commission.
5b. Final Project Plan: The Builder/Developer
prepares construction documents meeting City
of Oxnard requirements, while incorporating
comments and/or conditions established by the
Planning Commission or Development Services
Department Director/Planning Manager. The
RDAG will review the Final Project Plan to assure that the construction documents incorporate all design comments made to date, and then
submit a recommendation to the City.

Phase 6: Building Permit
 Plan Check and Building Permit: The Builder/
Developer prepares construction documents
meeting all Specific Plan and City of Oxnard
requirements and submits the plans and other
required material to the Oxnard Building Department for the necessary approvals.

7.9.5 Roadway Approval
All Oxnard roadways, including those governed by
the Specific Plan, must be approved by the City prior
to their implementation. Discussions have been held
with the appropriate agencies (e.g. fire, sanitation,
traffic and police) concerning the roadway cross
sections shown in this document and these roadways
will each accommodate the appropriate functions.

Any changes from these sections, or any relocation,
other treatment or other uses tributary to these sections, will be considered by the City and additional approvals may be required.

7.9.6 Signage Approval
All submittals to the City shall be consistent with
the requirements of the Specific Plan and the Signage and Lighting Guidelines document, including requirements for submission exhibits.

7.9.6.1 Preliminary Review
The Preliminary Signage Plan shall be submitted as
part of the submission for Phase 4a of the Project
Review and Approval Process, as described in Section 7.14.

7.9.6.2 Final Approval
Signage plans which incorporate the design review
comments made at the Preliminary Review stage
shall be submitted as part of Phase Five of the Project Permitting Process.

7.10 OTHER ISSUES

7.10.1 Effects of a General Plan Amendment on
the Specific Plan
Adoption of amendments to the 2020 General
Plan or a General Plan Update by the City will
not necessarily require amendment of the Specific
Plan. But any subsequent discretionary approval or
amendment to the Specific Plan must be consistent
with the General Plan, as amended and/or updated,
except to the extent that such change in the General
Plan deals with matters in which the Developer/Applicant shall possess vested rights under the terms of a Development Agreement entered into between
the Developer/Applicant and the City.

7.10.2 Environmental Issues
The City of Oxnard has certified the Project Environmental Impact Report in association with approval of the RiverPark Specific Plan.

Mitigations for all identified impacts are defined
by the adopted Mitigation Monitoring Program.

All mitigations identified will be implemented
as required.

7.10.3 Affordable Housing Guidelines
Within the Specific Plan Area, 140 residential units
will be affordable to very low income households.

Also, 140 residential units will be affordable to
low income households, and 112 residential units
will be affordable to moderate income households.

In addition, the developer of the residential units
within Planning District H shall be required to pay
the applicable affordable housing in lieu fee for each
residential unit constructed. The above numbers may
also be increased by the application of a density
bonus pursuant to City Ordinance. Any subsequent
development that increases residential units above
3,043 through a Specific Plan Amendment must provide a minimum of 15% of those units as affordable, split as 5% Very Low Income, 5% Low Income, and
5% Moderate Income.
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7.10.4 Residential Unit Mix within Residential
Very High Districts
Within the Residential Very High portions of Districts B and C, the number of residential units collectively will be limited to up to 613 units and by the bedroom unit type. The maximum number of units
per bedroom unit types are as follows:

Studio Units 68
One Bedroom Units 300
Two Bedroom Units 215
Three Bedroom Units 30
If a development is proposed that would require an
increase in the maximum number of a specific unit
type or types, a corresponding decrease in another
unit type or types will be required, utilizing a conversion rate of 1.18 persons per bedroom. The Master Developer and TMP will monitor the unit type mix
of the Residential Very High portions of Districts B
and C to insure that the maximum overall unit count
and bedroom unit types are not exceeded.

7.11 TEMPORARY USES

7.11.1 Temporary Use - Defined
A “temporary use” is one which occupies a parcel
of land for a period of more than one hour within a
twenty-four-hour period, but less than the maximum
time limits set forth herein and which does not utilize any permanent structures except as otherwise permitted herein.

7.11.2 Temporary Use - Permitted
No uses listed in this section shall be conducted
unless a temporary use permit or special use permit
authorizing such a use has been approved.

The following temporary uses which are further defined in the City Code, may be permitted subject to the granting of a temporary use permit in accordance
with the provisions of this article:
(a) Residential Land Use Districts, or property for
which a residential use has been approved:
(1) Construction signs, defined as a sign stating the names of those individuals or firms directly connected with the construction
project. Said sign may include the name
of the city in which the business is located
and emergency phone numbers.
(2) Sales or rental offices (used only for the
sale or rental of residential properties
which are part of a project containing
five or more contiguous lots or units, said
offices to be located on or immediately
adjacent to the site of the project and as
further regulated by section 7.11.8).
(3) Sub-division model homes and related
facilities.
(4) Sub-division signs.
(5) Temporary construction yards and offices
(used only in conjunction with development of uses permitted by the applicable land use district, said offices and yards
to be located on or immediately adjacent
to the site of the development. One adult
caretaker may be present during nonconstruction hours). (6) Youth, charitable or nonprofit organization
projects.
(7) Other temporary uses, which the development services director has determined to be compatible with the land use district and
surrounding land uses.
(b) Commercial and Office Land Use Districts:
(1) Those temporary uses listed in section

7.11.1 (a).
(2) Christmas tree lots.
(3) Grand opening signs, banners and other
similar temporary signage excluding balloons and other inflatables. (4) Auctions.
(5) Outdoor carnivals, circuses and rodeos.
(6) Outdoor concerts.
(7) Other outdoor shows.
(8) Outdoor religious revival meetings.
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Lanes or Lane Streets: See Alleys
Live/Work Unit: A building type as defined in Section 2 which allows retail or commercial use on the ground floor of a residential unit in residential
neighborhoods. The ground floor of such a unit is
often used for a home business, as an artist studio or
a workshop. Refer to Section 4. As defined by “City
of Oxnard Mixed Use Development Policy”.

Live/ Work Use: Residential premises used for the
transaction of business or the supply of professional
services. Home occupation shall include the following: agent, architect, artist, broker, consultant, dentist, doctor, draftsman, dressmaker, engineer,
interior decorator, lawyer, notary public, teacher,
or other similar occupations, as determined by the
DAC or the City of Oxnard Mixed Use Development
Policy. Such use shall not simultaneously employ
more than two persons. The total gross area of the
home occupation use shall not exceed 30 percent of
the gross square footage of the residential unit.

Lot: The individual land area on which a single
family detached unit is located.

Major Deviation: A deviation from numerical standards of the Specific Plan by more than 15%.

Master Developer: The Specific Plan requires that
a Master Developer entity (or two Master Developers, one for residential and one for commercial development) assume the primary responsibility
for implementing the project according to and in
conformance with the design intent of the Specific
Plan and related documents until all development
parcels are built out.

The Specific Plan requires that, following adoption
of the Specific Plan, Master Developer responsibilities include, but are not limited to: installing backbone road and utilities infrastructure, providing
public open space, selecting Builder/Developers,
monitoring the allocation and maximum number
of units within and among Planning Districts, and
monitoring the total number of dwelling units to assure that they do not exceed the maximum of 3,656 established by the Specific Plan.

Media Niche: An architectural projection commonly used to house media cabinets and equipment in a residential application. Media niches must be
combined with other architectural features such as
a fireplace chimney. The media niche portion of a
projection shall not exceed 6’ in length parallel to
the structural envelope of the building.

Minor Deviation: A deviation from numerical standards of the Specific Plan up to 15%.

Multi-Family: Dwelling units grouped within a
building and sharing a street entrance with other
dwelling units. Maximum density is 80 d.u. per acre.

Net Acreage: The area of a site within its property
lines. Distinguished from Gross Acreage. Note that
Net Acreage should be used when determining residential density (unit count per acreage).

Paseo: An outdoor, uncovered pedestrian walkway
in commercial and residential areas which lead from
the rear to the front of the property. This walkway is
attractively landscaped, hardscaped and lighted in a
manner to maximize safety and security as well as
to encourage pedestrian use.

Pedestrian Lighting: Lighting primarily designed to
illuminate pedestrian pathways including sidewalks.

Distinguished from street lighting that is primarily
designed to illuminate streets.

Permitted (or By-Right) Uses: Specific Plan land
uses which require review and approval by the Development Services Manager/Planning Manager.

Distinguished from “Specially Permitted” land uses
which require review and approval by the Oxnard
Planning Commission and a Special Use Permit.

Planning Commission: The City of Oxnard Planning Commission.

Planning District: One of thirteen designated areas
of the RiverPark Specific Plan, labeled “A” through
“M.” Each Planning District has distinct land uses,
environmental character and development requirements. Planning District boundaries and characteristics are defined in Section 2.

Private Street: A street, as distinguished from a
lane or alley, which is located within a development provided by a Builder/Developer on private land. A private street is generally used for on-site
circulation.

Product Type: The basic unit of residential development. Each product type has associated deupdate through 3/2012 510
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velopment requirements such as lot dimensions,
building envelope, building orientation and use,
service requirements and parking requirements. The
RiverPark Specific Plan defines residential product
types in Section 4. The location of these product
types is defined in the residential regulatory plans
in Section 4.

Project: The construction, addition or structural
alteration of commercial, residential or institutional buildings and related facilities, or a change of use, within the Specific Plan Area by a Builder/
Developer.

Refers to specific development projects on parcels
within RiverPark, as distinguished from RiverPark
as a whole. A project does not include permits for
electrical, mechanical, plumbing, demolition or
similar permits; certain fences or walls, signs, minor
grading permits, reconstruction of a building damaged or destroyed by fire, flood, wind, earthquake or other calamity or act of nature or the public
enemy, and any construction for which a building
permit is required in order to comply with a public
safety order.

The term sometimes refers to RiverPark as a
whole. Context should indicate which meaning is
intended.

Project Plan: The design for each project which
is submitted to the City of Oxnard by a Builder/
Developer during the Project Review and Approval
Process.

Project Review and Approval Process: The Process
defined in Section 7 by which a Builder/Developer
obtains from the City the permits required to construct a development project. This process includes review by the Master Developer and the City for conformance of the Project Plan of each development with the Specific Plan and related documents.

Public Realm; Public Open Spaces: Areas of RiverPark other than those sold to Builders/Developers for private development. These include all landscaped
open spaces, parks, circulation corridors for motor
vehicles, pedestrians, and bicycles (public rights-ofway), storm water and water runoff control facilities.

The setback areas of private development parcels
between the building and public access street are
also considered part of the public realm. See also
“Street Space.”
Public Right-of-Way: Areas within RiverPark designated for pedestrian and/or vehicular circulation with associated utilities and streetscape improvements.

This land cannot be sold to Builders/Developers.

Regulations: Generic term for rules governing
development in all public and private areas of the
RiverPark Specific Plan Area. Includes guidelines
and standards.

Residential: Premises used primarily for human
habitation. Units shall not be less than 450 square
feet in net area.

Residential: Low-Medium: A land use category
allowing dwellings at 8-12 dwelling units per gross
acre. Permitted building types are single-family
detached.

Residential: Medium: A land use category allowing
dwellings at 12-18 dwelling units per gross acre.

Permitted building types are single-family and multifamily attached or detached.

Residential: High: A land use category allowing
dwellings at 18-30 dwelling units per gross acre.

Permitted building types are single-family and multifamily attached or detached.

Residential: Very High: A land use category allowing dwellings at 30-80 dwelling units per gross acre.

Permitted building types are multi-family attached.

Residential Uses: Refers to the residential land
use categories: Residential: Low-Medium (SingleFamily); Residential: Medium (Townhouses); and Residential: High (Multi-Family Residential); Residential: Very High (Urban Apartments).

RiverPark “A”: RiverPark “A” consists of all of
the Specific Plan area south of Garonne Street. This
area includes commercial, office, hotel/convention
and residential uses.

RiverPark “B”: RiverPark “B” refers to the Specific Plan area north of Garonne Street. This area is devoted primarily to residential communities with
parks, schools and water control facilities including
water storage recharge basins.
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PLANNING COMMISSION

STAFF REPORT
TO: Planning Commission
FROM: Joe Pearson II, AICP, Senior Planner
DATE: December 16, 2021
SUBJECT: Project Name: Fore Property Development Agreement Amendment; Planning and Zoning Permit PZ No. 20-670-03 (Second Development Agreement Amendment) and certification of an Addendum to Final Environmental Impact Report (FEIR) No. 00-03. Located at 2700 and 2750 North Ventura Road (APN 132-0-100-095 & 132-0-100-085) (Attachment A)

1. Recommendation: That the Planning Commission (“Commission”):
a. Adopt Resolution 2021-XX recommending City Council approval of Planning and Zoning Permit No. 20-670-03 (Second Amendment to Development Agreement No.

A-7113) for the Fore Property, subject to certain findings, and certification of an Addendum to FEIR No. 00-03.

2. Project Description and Applicant: The project consists of a proposed Development Agreement Amendment (DAA) to allow for a time extension, fee modifications, define future affordable housing requirements, and off-site maintenance requirements (Attachment B).

The Fore DAA only pertains to Lots 8 & 9 of Tract 4334, in RiverPark Specific Plan (RPSP)1 District B and does not cover the rest of the RiverPark Specific Plan Area. The remainder of the properties in the RiverPark Specific Plan are covered under a separate Development Agreement, which is processing a separate DA Amendment (PZ 20-670-04) concurrent with this request. In accordance with the California Environmental Quality Act (CEQA), Addendum No. 15 (Attachment C) to FEIR No. 00-03, and subsequent Addendums for The 2 RiverPark Specific Plan has been prepared.
2 The RiverPark FEIR and Subsequent Addendums are available on the City’s website:
https://www.oxnard.org/environmental-document-archives/ 1 The RiverPark Specific Plan is available on the City’s website:
https://www.oxnard.org/city-department/community-development/planning/specific-plans/ 551
Fore Development Agreement Amendment No. 2 (PZ 20-670-03) Planning Commission Hearing Date: December 16, 2021