Agenda packet — Oxnard City Council, April 15, 2025 (part 2 of 6)

It is the intent of the Urban Village designation
that specific or strategic plans for each area will be
prepared in advance of the planning entitlement
process. Additional Urban Villages and guidelines
may be subsequently adopted by the City Council*.

Urban Villages are envisioned as characterized by:
• Infill and/or development of
formerly agricultural land
• Reinvestment in the existing
community
• Mixture of land uses
• Mix of residential densities and
housing types
• Providing a minimum of 15
percent affordable housing
• Location along or near corridors,
downtown, and transit nodes
• Transit, pedestrian, and bicycle
circulation given high priority
Teal Club Specific Plan:
• Location. Teal Club Road, Patterson
Road, Doris Avenue, and Ventura
Road.
• Land Use. Transit oriented residential
with supporting mixed use, schools, parks,
and neighborhood commercial services.
• Overview. The intent of this urban village
is to encourage neotraditional town
planning compatible with surrounding
uses and the Oxnard Airport with a focus on
sustainability by using green building and
planning principles, provision of adequate
public semi-public uses, transit-oriented
development, and an identity creating entry
component facing Ventura Road. A central
balanced community with jobs, school,
recreation, shopping, and affordable and
market-rate housing.

The TCSP envisions development of up
to 990 residential dwelling units in a
variety of densities and product types
including both market-rate and affordable
housing (15% affordable). In addition to
single-family residential units, the TCSP
includes single-family courtyard homes,
single-family townhomes and multi-family
condominiums and apartments (Section

2.0, Project Description).

The TCSP would be located within 2.5 miles
of Highway 101, a major transportation
route and would provide access to other
public transportation options, including
Gold Coast Transit buses.

The Urban Village would be oriented
around a public plaza, and would be within
walking distance of residential units and
readily accessible to bus pull-out locations
on southbound and northbound lanes of
Ventura Road which would be built as
part of the project. The planned bus stops
would serve the project area and would
help provide public transit options. Leasing
preferences and incentives may be required
so that the Urban Village provides a mix of
uses that reduce vehicle trips by residents
(Section 2.0, Project Description).
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CD-7.5 Pedestrian and Transit
Scale. Design urban village areas to
be pedestrian-oriented and transit
accessible, incorporating block patterns,
walking routes and edges, social
orientation of buildings, and streetscapes
to provide ease of walking and safety.

Level I - Consistent. The urban village would be
oriented around a public plaza, and would be within
walking distance of residential units and readily
accessible to bus pull-out locations on southbound
and northbound lanes of Ventura Road, which would
be built as part of the project. The planned bus stops
would serve the project area and would help provide
public transit options. One of the project objectives
is to create an integrated vehicular, pedestrian and
bicycle circulation system that connects residential,
industrial, commercial and institutional uses within
the project area. The proposed project would involve
pedestrian, bicycle, and transit improvements as
discussed in Section 2.0, Project Description, and
shown in Figure 2-4.

CD-7.6 Connectivity. Provide
connectivity to other activity nodes in the
form of roadways, transit connections,
and bicycle and pedestrian linkages that
encourages non-vehicular travel modes.

Urban villages should be considered
major transit transfer points and have
amenities oriented towards transit users.

CD-7.7 Urban Village Streetscapes
and Identification. Include streetscape
and signage programs in roadway
improvements that provide each area
a unique identification and enhance
the functionality and beauty of entry
corridors. Ensure that planned roadway
improvements do not conflict with other
policies that encourage pedestrian
activities and circulation.

Level II - Consistent. Development under the TCSP,
when proposed, would be required to adhere to
streetscape and identification programs as defined by
the 2030 General Plan.

CD-7.8 Road Design. Reflect the
residential and commercial activities
of the urban village area by using
appropriate roadway widths for road
and streetscape design.

Level II - Consistent. Development under the Specific
Plan, when proposed, would be required to adhere to
road and streetscape design as defined by the 2030
General Plan.

CD-7.9 Infrastructure Compatibility.

Ensure new development within each
urban village complies with the City’s
adopted infrastructure master plans and
provides fair share contributions towards
existing and future improvements
necessary to serve the development.

Level II - Consistent. As described in Section 4.14,
Utilities and Service Systems, developers of the
proposed project would pay fees for the necessary
wastewater infrastructure, project developers would
design on-site water systems to serve the development,
and the proposed project would not significantly
impact water or solid waste infrastructure.
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CD-7.11 Urban Village Open Space
Areas/Parks. Park sizes and locations
shall follow City standards and be within
walking distance of a majority of the
population.

Level II - Consistent. The TCSP would include 17.8
acres of parks and open space, most of which would
be located east of Patterson Road. The 7.4-acre park
adjacent to Patterson Road would be within walking
distance of all TCSP residents, as well as existing
residential neighborhoods north and east of the project area.

CD-7.12 Urban Village Collocation with
Schools. Promote the collocation of parks
with school facilities for the purpose of
enhancing available open space and
recreation.

Level II - Consistent. The proposed TCSP does not
involve collocation of schools and parks; however, the

7.4-acre City Community Park proposed to be located
alongside Patterson Road would be near the proposed
OSD school site adjacent to the TCSP area.

CD-7.13 Urban Village Trail and Open
Space Connections. Include trails
(pedestrian and bicycle) and open space
areas, where feasible within urban
village areas. These facilities shall create
a network that links urban villages and
other neighborhoods to each other.

Level II - Consistent. The TCSP would include open
space areas, including greenbelts along Beverly Drive
and Street C. The area adjacent to Patterson Road,
nearest to the agricultural uses, would be developed as a 7.4 acre park area, which would be accessible to other neighborhoods.

CD 8.1. Limiting Development. Continue
to limit development to those areas that
can be served by existing or planned
utilities, transportation, and service
systems.

Level II - Consistent. See Section 4.14, Utilities and
Service Systems. The proposed project is at the edge of the existing service area. It would involve development in an area that, with the mitigation proposed, can be
served by existing or planned service systems. Since
service does not exist currently, the project is potentially consistent.

CD 8.2. Services. Continue to ensure
that public services and facilities are
in place at the time of need or prior to
the time new development occurs in
order to avoid overloading existing
urban service systems.
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CD 8.5. Impact Mitigation. Ensure that
new development avoids or mitigates
impacts on air quality, traffic congestion,
noise, and environmental resources to the
maximum extent feasible.

Level I - Consistent. See Section 4.3, Air Quality for
mitigation measures including energy efficiency design
elements and construction requirements that would
reduce impacts to air quality to a less than significant level. See Section 4.10, Noise, which includes
mitigation measures and concludes that impacts
related to noise would be less than significant. See
Section 4.13, Transportation and Traffic for mitigation measures related to intersections that would ensure
that impacts related to traffic would be less than
significant. Other mitigation measures and impacts
to environmental resources are discussed throughout
this EIR and impacts would be reduced to the extent
feasible.

CD 8.7. Community Balance. Create
an appropriate balance between
urban development and preservation
of agricultural uses by promoting
development within the CURB while
designating land outside the CURB as
Resource Protection, Open Space or
Agricultural land use, unless otherwise
allowed through a CURB amendment
and/or exemptions from the SOAR
ordinance.

CD 8.8. Public Facility Service Areas.

Provide appropriate service areas for
existing and planned public facilities
such as a museum, secondary and
elementary schools, fire stations, branch
libraries, community centers, parks, and
infrastructure utility for support facilities.

Level I - Consistent. Within the residential and
commercial Planning Areas are a 6.5-acre community
park, a 3.5-acre community park, and a 0.4-acre
greenbelt combine for a total of 10.4 park acres. A 7.4- acre City Community Park would also be included in
the TCSP to the east of Patterson Road. Public access to the Community Park would be available to all Oxnard
residents via Patterson Road. In addition, the property at 1618 Doris Avenue in the TCSP area, which is also
within ¼-mile of the proposed Oxnard School District
school site
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CD 8.9. Jobs/Housing Balance &
Sustainable Communities Strategy (SB
375). Incorporate inter- and intra-city
jobs/housing balance in the development
of the regional and subregional
Sustainable Communities Strategy
(SB 375), Urban Village strategy and
strategic plans, with the main intent to
reduce single-occupancy work-related
vehicular trips.

Level I - Consistent. The TCSP would create 2,651
employment opportunities and 988 residential units
within a transit-oriented development community.

This would potentially reduce single-occupancy work-
related vehicular trips by locating employment centers
near residences.

CD 8.10. Timing of Large-Scale
Development. Consider at an early
stage the infrastructure investment
needs of largescale developments in
order to evaluate these needs as part of
long-range water supply, conveyance,
wastewater, and other relevant planning.

Level II - Consistent. As described in Section 4.14,
Utilities and Service Systems, existing water supply and solid waste conveyance systems would be able to serve
the proposed project. Wastewater conveyance systems
and an on-site Advanced Water Purification water
system would be developed prior to occupancy.

CD 9.4. View Corridor. Preservation.

Ensure all public and private investments
positively contribute to the overall
character of the City by minimizing
impacts on important view corridors by
creating edge treatments along greenbelt
areas and a landscaped buffer corridor
of at least 30 feet along designated scenic
corridors and other major transportation
corridors.

Level II - Consistent. Given the limited extent to which the proposed project would affect scenic vistas (see
Section 4.1, Aesthetics), the project would not have a
significant adverse impact on scenic vistas.

CD 9.5. Unique Character Preservation.

Ensure that new public and private
investment maintains the unique coastal
and agricultural character of the City.

Level II - Consistent. As discussed in Section 4.2,
Agricultural Resources, there was a significant and
unmitigable impact associated with the conversion of
agricultural land in the 2030 General Plan.

CD 10.1. Human-Scale Development.

In the evaluation of development
proposals, require urban development
on a human scale, by emphasizing
the pedestrian experience over the
movement and storage of vehicles.

Level II - Consistent. The TCSP would provide for
the pedestrian experience. Medium and Medium-
High Density residential areas would orient
to internal pathways and common areas with
connection to the public walking network and to
the urban village component.
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CD 10.2. Neighborhood Themes.

In the evaluation of development
proposals, require neighborhood
themes and principles of design, such
as neotraditional town planning, which
include central parks, schools, and
community and commercial facilities,
strong pedestrian orientation and de-
emphasis of automobile related elements
in new development projects.

Level II - Consistent. The TCSP would emphasize the
neighborhood themes. Medium and Medium-High
Density areas would orient to internal pathways and
common areas with connection to the public walking
network and to the urban village. Small parks or
“greenbelts” would be located along major roadways
within the TCSP area, including on Beverly Drive and
Street C. The TCSP also includes a Community park.

CD 11.3. Protect and Enhance Cultural
Resources. Ensure that new public and
private investment protects and enhances
Oxnard’s existing cultural resources,
traditional neighborhoods, and historic
districts, to the extent feasible.

Level II - Consistent. See Section 6.0, Effects Found
Not to be Significant. There are no officially designated historic resources or known cultural resources on or
adjacent to the project area.

INFRASTRUCTURE AND COMMUNITY SERVICES
ICS 1.2. Development Impacts to Existing
Infrastructure. Review development
proposals for their impacts on
infrastructure (e.g., sewer, water, fire
stations, libraries, streets) and require
appropriate mitigation measures to
ensure that proposed developments do
not create substantial adverse impacts
on existing infrastructure and that the
necessary infrastructure will be in place
to support the development.

Level II - Consistent. The proposed project includes
payment of wastewater infrastructure fees to ensure
that infrastructure would be in place to support
development. The project also includes development
of on-site water systems. The project area is on the
edge of the existing service area for utilities and water and sewer lines are located near the project area. The
applicant would also be required to fund development
of an additional fire station, fire engine, and staff to provide fire/emergency services to the project area
(Mitigation Measure PS-1). See Section 4.12, Public
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CIRCULATION
ICS 2.5. Mitigate Impacts on County
Roads. Require new development to
contribute to the enhancement of Ventura
County-maintained roads based on an
updated City/ County Memorandum of
Understanding.

Level II - Consistent. Intersection improvements
and payment of standard traffic impact fees would
be required as described in detail in Section 4.13,
Transportation and Traffic.

ICS 3.3. New Development Level of
Service C. Determine as part of the
development review and approval
process that intersections associated with
new development operate at a level of
service of “C” or better. The City Council
may allow an exception to level of service
“D” in order to avoid impacting private
homes and/or businesses, avoid adverse
environmental impacts, or preserve or
enhance aesthetic integrity.

ICS 6.1. Transit Facilities for New
Developments. Include transit facilities
such as bus benches, shelters, pads or
turnouts, where appropriate, in new
development improvement plans.

Level I - Consistent. Enhanced bus facilities on Ventura Road are included in the proposed plan. This would
include multiple bus pull-out locations and bus shelters on southbound and northbound lanes of Ventura Road,
which would be built as part of the project. The planned bus stops would serve the project area and would help
provide public transit options.

ICS 7.3. Travel Patterns. Promote
compact, mixed use development
patterns that compliment and
encourage TDM programs, pedestrian
and bicycle travel, and transit use.

Level II - Consistent. A business/research park on
the south side of the TCSP area would provide jobs
within walking distance of area residents and the
urban village would be oriented around a public
plaza, and be within walking distance of residential
units, as well as readily accessible to a new bus stop
on Ventura Road. Fees would be paid to a TDM
program, as described in Section 4.3, Air Quality
Mitigation Measure AQ-2(a). The proposed density
would be relatively compact for airport-adjacent
areas.
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ICS 8.4. New Development Requires
Bicycle Improvements. Where designated,
require proposed developments to include
bicycle paths and / or lanes in their plan
and to clearly indicate possible bicycling
hazards such as speed bumps and storm
drain inlet grates in parking lots.

Level I - Consistent. When submitted to the City, bike
path design and alignment would be reviewed for
appropriate safety elements. (See Figure 2-4 in Section

2.0, Project Description, for proposed pedestrian,
bicycle, and transit improvements).

ICS 10.2. Oxnard Airport Compatible
Land Use. Continue to ensure that the
land use and zoning adjacent to Oxnard
Airport is compatible in order to minimize
potential noise and safety problems.

Level II - Consistent. Only a small portion along the
southern boundary in the western half of the TCSP
area would be within the 60 dBA CNEL contour.

This portion is proposed for a retention basin and
business park uses, which would be compatible with
potential noise from the Oxnard Airport. The light
manufacturing uses that could be located on the nine
parcels south of the TCSP area would be compatible
with the noise levels associated with the Oxnard
Airport (see Section 4.10, Noise). The proposed TCSP
area and additional Annexation area are both within
the Oxnard Airport’s traffic pattern zone (TPZ) and
are subject to height restrictions. Development of the
Specific Plan would place residential and commercial
uses within 2,000 feet of the Oxnard Airport runway,
potentially exposing people residing and working in
the area to safety hazards. However, the probability of an accident occurring in the Plan Area is low. Further, the presence of nearby emergency landing areas would
reduce accident hazards. Safety would be further
ensured through mitigation measures HAZ-5(a-c).

See Section 4.7, Hazards and Hazardous Materials for
further discussion.
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ICS 11.6. Water Conservation and/or
Recycling Connection as Mitigation.

Require the use of water conservation
offset measures (efficient low flow fixtures
and irrigation systems, drought tolerant
landscaping, leak detection programs,
water audits, and public awareness
and education programs) and/or
proportional contributions to Advanced
Water Purification water production
and/or conveyance infrastructure related
to the GREAT Program as mitigation for
water supply shortage as determined
by a Water Supply Assessment, CEQA
documentation, or similar analysis as
part of new or master plan development
review.

Level II - Consistent. TCSP buildout is proposed to be
“water neutral” so that future water demand would
not exceed the proposed transfer of water rights. To
provide adequate potable water for the TCSP project,
the existing agricultural water rights within the TCSP
area would be transferred for municipal and industrial
uses to the City of Oxnard. All TCSP development water
needs for which Advanced Water Purification water use
is appropriate would be connected to the City’s Ventura Road Advanced Water Purification water distribution
pipeline. Advanced Water Purification water would be
used, at a minimum, for all landscape irrigation and
other water conservation measures would be required
by mitigation measures UTIL-3(c) and UTIL-3(d). See
Section 4.14, Utilities and Service Systems for further discussion of water conveyance.

ICS 11.7. Water Wise Landscapes.

Promote water conservation in
landscaping for public facilities and
streetscapes, residential, commercial
and industrial facilities and require
new developments to incorporate water
conserving fixtures (low water usage)
and water-efficient plants into new and
replacement landscaping.

Level II - Consistent. Advanced Water Purification
water would be used, at a minimum, for all landscape
irrigation, provided that the Utilities Department
extends the Advanced Water Purification water
facilities an extension of services to the project area is approved. Development within the TCSP area and the
nine Annexed parcels would be required to adhere to
Oxnard City Code (OCC) Chapter 22 Water, Section
22-243 Compliance Requirements, which requires that
the landscape area of projects proposing commercial or
industrial uses shall be designed without the use of turf and with 100% water wise plants. The landscape area of single-family residential, and multi-family residential projects shall be designed with no more than 40% of
the landscaped area in turf or plants that are not water wise plants. Mitigation Measure AQ-2(d) requires
implementation of passive energy conservation design
techniques such as water conserving fixtures; other
water conservation measures would be required by
mitigation measure UTIL-3(c) for exterior water
conservation.

ICS 11.12. Water for Irrigation.

Require the use of non-potable water
supplies for irrigation of landscape
and agriculture, whenever available.

Level II - Consistent. Advanced Water Purification
water would be used, at a minimum, for all
landscape irrigation, provided that the Utilities
Department extends the Advanced Water
Purification water facilities to the project area, as
determined in the Teal Club FEIR.
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ICS 13.2. Adequate Storm Drains and
NPDES Discharge Treatment. Provide
storm drainage facilities with sufficient
capacity to protect the public and
property from the appropriate storm
event and strive to meet storm water
quality discharge targets set by NPDES
and related regulations.

Level II - Consistent. The site would generally
drain into new storm drains within Teal Club Road
and Patterson Road, with additional storm water
management provided by the proposed retention and
on-site infiltration areas shown on the Land Use Plan
(Figure 2-3) as “storm water treatment” areas. The
precise configuration of the drainage system would
be determined with the review and approval of each
phase of the Specific Plan. All facilities within the TCSP area would be funded, permitted, and maintained by
a Master Property Association, Community Facilities
District, or other private entity as approved by the City.

Implementation of the TSCP and buildout of the nine
additional parcels would be required to comply with
local, state and federal water quality and discharge
requirements.

ICS 13.3. Stormwater Detention Basins.

Design stormwater detention basins
to ensure public safety, to be either
visually attractive or unobtrusive,
provide temporary or permanent wildlife
habitats, and recreational uses where
feasible in light of safety concerns.

Level II - Consistent. The proposed project would
include underground drainpipes and detention basins.

The detention basins and infiltration areas would be
located along the southern portion of the TCSP area,
adjacent to Teal Club Road and the Business Research
Park. The location would be visually unobtrusive.`
ICS 13.4. Low Impact Development.

Incorporate low impact development
(LID) alternatives for stormwater
quality control into development
requirements. LID alternatives include:
(1) conserving natural areas and
reducing imperviousness, (2) runoff
storage, (3) hydro-modification (to mimic
pre-development runoff volume and flow
rate), and (4) public education.
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ENVIRONMENTAL RESOURCES
ER 1.1. Protect Oxnard’s Natural and
Cultural Resources. Protect the City’s
natural resource areas, fish and wildlife
habitat, scenic areas, open space areas,
parks, and cultural and historic resources
from unnecessary encroachment or
harm and if encroachment or harm is
necessary, fully mitigate the impacts to
the maximum extent feasible.

ER 1.2. Protect Surrounding Agriculture
and Open Space. Protect open space and
agricultural uses around Oxnard through
continued adherence to the Guidelines
for Orderly Development, Ventura
County Greenbelt programs, the Save
Open-Space and Agricultural Resources
Ordinance, and other programs or
policies that may subsequently be
adopted such as the SB 375 Sustainable
Communities Strategy.

ER 2.3. Promote Areas for Open Space.

Reserve, preserve, and promote areas
particularly suited for open space/
recreational uses. Appropriate public
access to these resources shall be
preserved, enhanced, restored, and
properly controlled.

Level I - Consistent. Within the residential and
commercial PA’s, a 6.5-acre community park, a 3.5-acre
community park, and a 0.4 acre greenbelt combine for
a total of 10.4 park acres. A 7.4-acre City Community
Park would also be included in the TCSP to the east of
Patterson Road. Public access to the Community Park
would be available to all Oxnard residents via Patterson Road.

ER 3.2. Review of Development
Proposals. Review development proposals
in accordance with applicable Federal,
State, and local statutes protecting
special-status species and jurisdictional
wetlands and be open to requiring
greater protection.

Level II - Consistent. As discussed in Section 4.4,
Biological Resources, there are no special-status
species or known jurisdictional wetlands on the project area. Nesting birds and monarch butterflies would be
protected through mitigation measures as described in
Section 4.4, Biological Resources.

ER 3.5. Reduce Construction Silt and
Sediment. Require that construction-
related silt and sediment be minimized
or prohibited to minimize temporary
impacts on biological resources.

Level II - Consistent. As described in Section 4.8,
Hydrology and Water Quality, compliance with NPDES
Construction General Permit and the City of Oxnard
ordinance requiring implementation of a Stormwater
Pollution Control Plan would ensure that impacts on
biological resources would be minimized.
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ER 5.5. Abandoned Water Wells and
Transfer of Water Rights. Require
immediate capping of abandoned water
wells at the time of abandonment and
where appropriate and feasible, require
and accept transference of water rights to
the City.

ER 5.7. Minimizing Paved Surfaces.

Require minimization and/or
permeability of paved surfaces in new
developments and replacement paving,
where feasible.

Level II - Consistent. The TCSP includes greenbelts and parks throughout the TCSP area, as well as detention
basins located along the southern boundary of the
TCSP area. Impermeable surfaces, including buildings,
surface parking lots, and streets do not exceed
requirements. See Section 4.8, Hydrology and Water
Quality for more details.

ER 6.1. Incorporate Views in New
Development. Preserve important
public views and viewsheds by ensuring
that the scale, bulk and setback of new
development does not significantly
impede or disrupt them and ensure that
important vistas and view corridors
are enhanced. Require development to
provide physical breaks to allow views
into these vistas and view corridors.

Level II - Consistent. As discussed in Section 4.1,
Aesthetics impacts to scenic views would be less than
significant. Many of the views currently available from in and around the project area would continue to be
accessible via internal streets and across the proposed parks and other open areas.

ER 6.6. New Development Private Open
Space. Ensure that new development
incorporates open space areas that
provide community and neighborhood
identity, private quality exterior private
open space for each housing unit, and
minimize conflicting land uses and noise
generators.

Level II - Consistent. The TCSP would include 17.8
acres of parks and open space, including a 7.4-acre
City Community Park. The Community Park would be
located between the TCSP and existing agricultural uses west of Patterson Road, which would minimize land
use conflicts between urban uses and agricultural uses, including those related to air quality and noise.

ER 9.4. Human Scale Development.

Ensure that all new development
emphasizes a human, pedestrian scale
and minimizes its effect on the area’s
sensitive visual resources.

4.1, Aesthetics, development within the TCSP would
be subject to the Oxnard Design Review Process
& Guidelines, which include guidelines related to
compatibility with existing development and reducing
effects on sensitive visual resources.
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ER 10.1. Promote use of Native and
Water Wise Plants. Promote the
development of a native, drought-tolerant
landscape character throughout the City
that re-enforces a unified and cohesive
landscape character and discourage
plants that are invasive or problematic
in other ways as determined by the City’s
landscape architect.

ER 11.1. Archaeological Resource
Surveys. Continue to require a qualified
archaeologist to perform a cultural
resources study prior to project
approval. Inspection for surface
evidence of archaeological deposits,
and archaeological monitoring during
grading should be required in areas
where significant cultural resources have
been identified or are expected to occur.

However, mitigation measures CR-1(a) through CR-
1(c) would minimize impacts to cultural resources
by requiring monitoring during grading (all earth
disturbing work within the vicinity of the find would
be temporarily suspended or redirected until an
archaeologist has evaluated) and procedures for
discovery of unearthed cultural resources.ER 11.6. Identification of Archaeological Resources. In the event that
archaeological/paleontological resources
are discovered during site excavation,
continue to require that grading and
construction work on the project site is
suspended until the significance of the
features can be determined by a qualified
archaeologist/paleontologist.

ER 12.5. Soil Conservation and
Transfer. Encourage the conservation of
agricultural soils by requiring, if feasible
and warranted by expert opinion, the
transfer of topsoil from agricultural land
being developed for urban uses.

Level II - Consistent. As described in Section 4.2,
Agricultural Resources, the conversion of agricultural
land and its soils to non-agricultural uses would be a
significant and unmitigable impact. Transfer of soils
would result in potentially significant air quality and noise impacts related to excavation and hauling; in
addition, no especially suited or needed receiver site
has been identified. Buildout of the TCSP would be
primarily at-grade and would not require substantial
hauling of soil for disposal.
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ER 12.11. Urban / Agricultural Buffer
Zones. Ensure adequate buffers between
residential and agricultural uses, such as
open space, recreational facilities, utility
easements, windrows, and parking areas.

Adequate fencing should be provided
around agricultural areas to prevent
vandalism.

Level II - Consistent. As described in Section 2.0,
Project Description, the TCSP would include buffer
zones. A 7.4-acre public park would be located east
of Patterson Road between the TCSP and agricultural
uses. Interim buffers, as required by Mitigation
Measure AG-2, would reduce conflicts between
proposed residential uses and existing agricultural uses within the TCSP area.

ER 14.1. Incorporate Ventura County
AQMP Mitigations. Incorporate
construction and operation mitigation
measures recommended or required by
the current Ventura County Air Quality
Management Plan (AQMP) when
preparing CEQA reviews, as appropriate.

Level II - Consistent. As described in Section 4.3, Air Quality, mitigation measures consistent with this policy would be required for development within the TCSP
and nine parcels proposed for Annexation.

ER 14.2. Transportation Demand
Management (TDM). Employ best
traffic management practices such
as bus turnouts and traffic signal
synchronization in order to reduce traffic-
related air emissions impacts; require
commercial developers to improve public
transit service between residential and
employment uses or shopping centers,
bike lanes and protected bicycle parking
areas, and other project features that
would reduce the need for automobile
trips related to the development; and
require Transportation Management
Associations (TMA) for projects that may
have adverse air quality impacts related
to mobile sources and contributions to off-
site TDM funds to reduce residual impacts
that cannot be mitigated on a project-
specific basis.

Enhanced bus facilities on Ventura Road are included
in the proposed plan. This would include multiple bus
pull-out locations and bus shelters on southbound
and northbound lanes of Ventura Road, which would
be built as part of the project. The planned bus stops
would serve the project area and would help provide
public transit options. See Section 4.3, Air Quality for Mitigation Measure AQ-2(a) which requires payment of
fees to a TDM, as well as Section 4.13, Transportation
and Traffic, which includes mitigation measures to
improve intersection and roadway operations, reducing
traffic and, therefore, emissions, at intersections.

ER 14.3. Reducing Carbon Monoxide
Exposure at Congested Intersections.

Require mitigation measures that
consider prohibiting the construction of
residences or buildings lacking ventilation
systems at congested intersections
with the potential for excessive Carbon
Monoxide “hot spot” exposure to sensitive
receptors.

Level II - Consistent. See Section 4.3, Air Quality for discussion of Carbon Monoxide “hot spot” risks. It was
determined that future traffic combined with project
traffic would not cause an exceedance of either the state or federal CO standards in 2020 or 2025 and project-
related CO impacts would be less than significant.
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ER 14.4. Emission Control Devices.

Require all construction equipment
to be maintained and tuned to meet
appropriate EPA, CARB, and VCAPCD
emissions requirements and when new
emission control devices or operational
modifications are found to be effective,
such devices or operational modifications
are required on construction equipment.

Level II - Consistent. See Section 4.3, Air Quality for requirements related to construction equipment, which
ensure consistency with this policy.

ER 14.5. Reducing Construction Impacts
during Smog Season. Require that the
construction period be lengthened to
minimize the number of vehicles and
equipment operating at the same time
during smog season (May though
October).

Level II - Consistent. See Section 4.3, Air Quality,
which includes the requirement that the construction
period be lengthened in Mitigation Measure AQ-1(b).

ER 14.6. Minimizing Dust and
Air Emissions through Permitting
Requirements. Continue to require
mitigation measures as a condition of
obtaining building or use permits to
minimize dust and air emissions impacts
from construction.

Level II - Consistent. Mitigation measures consistent
with this policy are included in the EIR in Section

4.3, Air Quality, mitigation measures AQ-1(a and b),
which require dust control measures and construction
equipment controls in accordance with VCAPCD
requirements.

ER 14.7. Mitigation Monitoring.

Ensure that projects with identified
air quality impacts in their respective
EIRs are subject to effective mitigation
monitoring as required by AB 3180.

Level II - Consistent. The Mitigation Monitoring
Program includes specific details on how each
mitigation measure is monitored, including those
related to air emissions in compliance with CEQA
Guidelines 7.15097.
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ER 14.12. Use VCAPCD Air Quality
Assessment Guidelines. Use the VCAPCD
Air Quality Assessment Guidelines
and recommended analytical tools for
determining and mitigating project air
quality impacts and related thresholds
of significance for use in environmental
documents. The City shall continue to
cooperate with the VCAPCD in the review
of development proposals.

Level II - Consistent. See Section 4.3, Air Quality
for discussion of the TCSP’s consistency with the
VCAPCD Air Quality Assessment Guidelines. This
EIR determined that operational emissions related
to air quality would be significant and unmitigable
based on these guidelines. All project developers
would be required to use the guidelines for specific
project development within the TCSP and nine parcels
proposed for annexation.

SAFETY & HAZARDS
SH 1.1. Minimize Liquefaction Risk.

Ensure that structures for human
occupancy are only constructed or placed
on a potential liquefaction site if the
approved geological report shows that an
acceptable hazard risk would be created
and/or required mitigation measures are
met.

Level II - Consistent. Mitigation consistent with this
policy is included in Section 4.5, Geology and Soils.

Impact GEO-2 discusses liquefaction and Mitigation
Measure GEO-2 would ensure that liquefaction risk
would be minimized.

SH 1.2. Minimize Subsidence Trends.

Avoid increases in the level of
groundwater extraction as a method
for meeting new water demands if the
extraction leads to subsidence, or unless
a comprehensive reinjection program
is approved and implemented to offset
extractions.

Level II - Consistent. Mitigation consistent with
this policy is included in Section 4.5, Geology and
Soils. Mitigation Measure GEO-2 would ensure that
subsidence risk would be minimized. Furthermore, the
proposed project would be water neutral and would not
require increased groundwater extraction to meet new
water demands.

SH 1.8. Mitigating Seismic Hazards.

Where necessary, utilize the expert
mitigation measures such as those
identified in Special publication 117:

Guidelines for Analyzing and Mitigating
Seismic Hazards in California (prepared
by the Southern California Earthquake
Center) to minimize risk associated with
seismic activity.

Level II - Consistent. As discussed in Section 4.5,
Geology and Soils, mandatory compliance with
applicable City of Oxnard and California Building Code
requirements would mitigate seismic hazards to a less
than significant level.
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SH 5.4. Older Neighborhood Noise
Mitigation. Develop a noise research and
mitigation program for any area where
traffic generated noise is significant and
exceeds or is likely to exceed acceptable
thresholds.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant
other than potential traffic noise impacts on future
development within the proposed project area.

SH 5.6. Compatibility with Oxnard
Airport. Work with the Oxnard Airport in
revising flight paths to minimize flyovers
of residential areas, especially "touch and
go" pattern flying at low altitude and at
relatively high frequency.

Level II - Consistent. Prior to making a decision on
the proposed project, the City of Oxnard must refer
the proposed project to the ALUC for review and
comment. The ALUC would then review the project for
consistency with the Airport Comprehensive Land Use
Plan, including the policies and standards discussed
above. The City must consider the comments of the
ALUC prior to making a decision on adoption of the
Specific Plan. Mitigation measures HAZ-5(a-c) would
also ensure consistency with airport safety through
requirements such as limiting the density of new land
uses.

SH 6.1. Construction Noise Control.

Provide best practices guidelines to
developers for reducing potential noise
impacts on surrounding land uses.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant for
surrounding land uses.

SH 6.2. Limiting Construction Activities.

Continue to limit construction activities
to the hours of 7 am to 7 pm, Monday
through Saturday. No construction
shall occur after hours, on Sundays, or
national holidays without permission
from the City.

Level II - Consistent. As described in Section 4.10,
Noise, construction hours would be limited to 7am to
6pm Monday through Saturday.

SH 6.3. Buffering of Sensitive
Receptors. Require noise buffering
and/or other construction treatments
in development located near major
streets, highways, the airport, rail
road tracks, or other significant noise
sources as recommended by a noise
analysis.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant
other than potential traffic noise impacts on future
development within the proposed project area.

Mitigation Measure N-4(a) would require future
applicants for development within noise contours
that would exceed City standards to retain a
professional acoustical consultant to conduct an
acoustical analysis.
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SH 6.4. New Development Noise
Compatibility. Require that proposed
development projects not generate
more noise than that classified as
"satisfactory" based on CEQA Thresholds
of significance on nearby property.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant and the
proposed project would not generate noise that exceeds
significant thresholds on any nearby properties.

SH 6.5. Land Use Compatibility
with Noise. Encourage non-noise
sensitive land uses to locate in areas
that are permanently committed to
noise producing land uses, such as
transportation corridors and industrial
zones.

Level II - Consistent. The additional nine parcels
proposed for Annexation south of Teal Club Road
are designated for Airport Compatible land uses, as
shown on the Oxnard 2030 General Plan land use map
and would be developed with light industrial uses,
which are compatible with the noise levels generated
by the Oxnard Airport. As discussed in Impact LU-
3, industrial development would not impact nearby
residences.

SH 6.7. Peak Noise Evaluation Along
Truck Routes. Evaluate peak event
noise impacts for existing and proposed
development along existing or proposed
designated truck routes and require
feasible and appropriate mitigations for
project subject to discretionary review
and approval.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant other than potential traffic noise impacts on future development
within the proposed project area. No truck routes
are located adjacent to the project area. However,
Mitigation Measure N-4(a) would require future
applicants for development within noise contours that
would exceed City standards to retain a professional
acoustical consultant to conduct an acoustical analysis.

SH 6.9. Minimize Noise Exposure
to Sensitive Receptors. Prohibit the
development of new commercial,
industrial, or other noise generating land
uses adjacent to existing residential uses,
and other sensitive noise receptors such
as schools, child and daycare facilities,
health care facilities, libraries, and
churches if noise levels are expected to
exceed 70 dBA.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant
other than potential traffic noise impacts on future
development within the proposed project area.

No residential uses or other sensitive noise receptors
such as schools, child and daycare facilities, health
care facilities, libraries, or churches would be exposed to noise levels exceeding 70 dBA as a result of the
proposed project.
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SH 6.12. Development Near Railroads
and Oxnard Airport. Require that new
habitable structures be setback at least
85 feet from the nearest railroad track
measured from the edge of the outermost
railroad track, and only compatible new
development is located within the Oxnard
Airport 65 dBA CNEL contour.

The nine parcels proposed for Annexation consist of
land that is within the 65 dBA CNEL contour; however,
this land would be zoned for light industrial uses,
which are compatible. Mitigation measures HAZ-5(a-c)
would also ensure consistency with airport safety and
noise regulations.

SH 6.13. Noise Acceptable for Open
Windows and Patios. Continue to require
noise analysis of proposed development
projects as part of the environmental
review process and the require mitigation
measures to reduce noise impacts
to acceptable levels within outside
activity areas and within residential
structures without relying on mechanical
ventilation, if feasible.

Level II - Consistent. As described in Section 4.10,
Noise, impacts would be less than significant
other than potential traffic noise impacts on future
development within the proposed project area.

SH-7.12 Hazardous Materials
Studies. Ensure that the proponents
of new development projects address
hazardous materials concerns through
the preparation of phase 1 or phase 2
hazardous materials studies for each
identified site as part of the design phase
for each project. Recommendations
required to satisfy federal or State
cleanup standards outlined in the studies
will be implemented as part of the
construction phase for each project.

Level II - Consistent. Mitigation Measure HAZ-3
requires adherence to recommendations made in
the Phase 1 for the TCSP and nine parcels proposed
for Annexation. This would require removal and
recompaction of soil, as well as continued monitoring
and appropriate remediation of potentially
contaminated soil.
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SH 9.1. Airport Land Use Compatibility
Plans. Require development around
the Oxnard and Camarillo Airports to
be consistent with the safety policies
and land use compatibility guidelines
contained within the Ventura County
Airport Land Use plan.

SH 9.2. Compliance with FAA
Regulations. Ensure development within
the airport approach and departure zones
are in compliance with applicable Federal
Aviation Administration regulations
that address objects affecting navigable
airspace.

Development on the parcels would be reviewed to
ensure compliance with the FAA regulations at the time
such development is proposed. Mitigation measures
HAZ-5(a-c) would also ensure consistency with airport
safety and noise regulations for the entire project area through requirements including notification of the
FAA.

HOUSING
Housing Element Policy-2.2 Balanced
Opportunities. Provide opportunities
to the private and public sector for the
production of housing that meets the
needs of special needs-, extremely low-,
very low-, low-, moderate, and above
moderate-income housing to achieve a
balanced community.

Level II - Consistent. The TCSP envisions development
of up to 990 residential dwelling units in a variety of densities and product types including both market-
rate and affordable housing (15% affordable). In
addition to single-family residential units, the TCSP
includes single-family courtyard homes, single-family
townhomes and multi-family condominiums and
apartments (Section 2.0, Project Description).
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APPENDIX 1

LANDSCAPE PALETTE
The objective of the landscaping palette is to provide a clear definition and identity to the Teal club Specific Plan area. The primary perimeter streets and the internal collector streets are intended to have landscape palettes that encourage pedestrian and cyclist activity in a safe, visible and aesthetically pleasing environment. The landscape within the individual neighborhoods o f t he S pecific P lan s hall b e d esigned w ith t he g oal o f c reating i ndividual i dentity and visual quality consistent with the quality of architecture and building materials within the neighborhood.

The attached list of plant materials is included as an Appendix in order to provide flexibility in modification by the City of Oxnard departments responsible for selection of plant materials. As best practices and governmental policies related to landscape planting and maintenance are periodically revised, the Appendix Plant Palette may also be revised as approved by the Director of Community Development.

The list of plant materials specified herein is intended to serve as a guide during preparation of formal landscaping plans While exact plant species is not required, the use of plant species not listed in the appendix must be proven to have comparable drought tolerances and aesthetic quality, and must not be i nvasive. Locations and acceptable sizes are listed for significant locations. Where a location is not listed, similar planting palettes shall be required. 299
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Street Trees
Ventura Road
36” box size
Median 24” box size (minimum)
Cinnamomum camphora Camphor
(new)
Pinus canariensis Canary Island Pine Patterson Road
36” box size
Median
24” box size (minimum)
Platanus x ‘Bloodgood’ London Plane
(match existing)
Pinus canariensis Canary Island Pine
Tipuanua tipu Tipu Tree
Doris Avenue
36” box size
Median
24” box size (minimum)
Cupaniopsis anacardioides Carrot Wood
(match existing)
Pinus canariensis Canary Island Pine
Magnolia g. ‘St. Mary’ Southern Magnolia
Teal Club Road
36” box size
no median in Teal Club Road
Cinnamomum camphora Camphor
(new)
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Retail and Commercial Mixed-Use
Primary Trees
Dominant trees - minimum
70% of total trees
24” box minimum size
Cinnamomum camphora Camphor Tree
Koelreuteria paniculata Goldenrain Tree
Pinus canariensis Canary Island Pine
Pistacia chinensis Chinese Pistache
Quercus wislizenii Interior Live Oak
Ulmus parvifolia ‘Drake’ Evergreen Elm
Secondary Trees
Background trees
24” box minimum size
Cupaniopsis anacardioides Carrot Wood
Liquidamber s. ‘Festival’ American Sweet Gum
Pinus eldarica Afghan Pine
Podocarpus gracilior Fern Pine
Prunus caroliniana Carolina Laurel Cherry
Pyrus calleryana Evergreen Pear
Accent Trees
At visual focal areas
24” box minimum size
Cercis occidentalis Western Redbud
Lagerstroenia indica Crape Myrtle
Olea europaea “Swan Hill” Fruitless Olive
Pyrus calleryana Flowering Pear
Street Trees (cont.)
Beverly Drive
36” box size
Entry at Ventura Road
Cinnamomum camphora Camphor
Metrocideros excelsa New Zealand Christmas
Tree
Washingtonia robusta Mexican Fan Palm-
matching heights
Coronado Place
36” box size
Koelreuteria paniculata Goldenrain Tree
Round-About
24” box size (minimum)
Olea europaea ‘Swan Hill’ Fruitless Olive
Metrocideros excelsa New Zealand Christmas
Tree
Washingtonia robusta Mexican Fan Palm-
matching heights
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Single Family Residential
Primary Trees
Dominant tree - minimum
70% of total
24” box minimum size
Arbutus ‘Marina’ Strawberry Tree
Celtis sinensis Chinese Hackberry
Cinnaomoum camphora Camphor Tree
Koelreuteria paniculata Goldenrain Tree
Pinus canariensis Canary Island Pine
Pinus pinea Italian Stone Pine
Pistacia chinensis Chinese Pistache
Platanus a. ‘Bloodgood’ London Plane Tree
Rhus lancea African Sumac
Ulmus parvifolia ‘Drake’ Evergreen Elm
Secondary Trees
Background trees
24” box minimum
Fraxinus o. ‘Raywood’ Raywood Ash
Liquidamber s. ‘Festival’ American Sweet Gum
Liriodendron tulipifera Tulip Tree
Magnolia grandiflora Southern Magnolia
Pinus eldarica Afghan Pine
Pinus halepensis Aleppo Pine
Prunus caroliniana Carolina Laurel Cherry
Pyrus calleryana Flowering Pear
Sequoia s. ‘ Soquel’ Coast Redwood
Accent Trees
At visual focal areas
24” box minimum
Cercis occidentalis Western Redbud
Lagerstroenia indica Crape Myrtle
Olea europaea ‘Swan Hill’ Fruitless Olive
Prunus c. ‘Krauter Vesuvius’ Purple-Leaf Plum
Pyrus calleryana Flowering Pear
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Business Research Park
Primary Trees
Dominant tree - minimum
70% of total
24” box minimum size
Arbutus ‘Marina’ Strawberry Tree
Cedrus deodara Deodar Cedar
Cinnaomoum camphora Camphor Tree
Koelreuteria paniculata Goldenrain Tree
Pinus eldarica Afghan Pine
Pistacia chinensis Chinese Pistache
Rhus lancea African Sumac
Ulmus parvifolia ‘Drake’ Evergreen Elm
Secondary Street Trees
Background trees
24” box minimum size
Cupaniopsis anacardioides Carrot Wood
Fraxinus o. ‘Raywood’ Raywood Ash
Liquidamber s. ‘Festival’ American Sweet Gum
Liriodendron tulipifera Tulip Tree
Pinus halepensis Aleppo Pine
Podocarpus gracilior Fern Pine
Prunus caroliniana Carolina Laurel Cherry
Pyrus calleryana Flowering Pear
Accent Trees
At visual focal areas
24” box minimum size
Cercis occidentalis Western Redbud
Lagerstroenia indica Crape Myrtle
Olea europaea ‘Swan Hill’ Fruitless Olive
Pyrus calleryana Flowering Pear
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Parks, Greenbelts and Open Space
Trees
70% 24” box
30% 15 gallon
Arbutus ‘Marina’ Strawberry Tree
Cedrus deodara Deodar Cedar
Cercis occidentalis Western Redbud
Cinnamomum camphora Camphor Tree
Koelreuteria paniculata Goldenrain Tree
Lagerstroenia indica Crape Myrtle
Liquidamber s. ‘Festival’ American Sweet Gum
Liriodendron tulipifera Tulip Tree
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Pinus pinea Italian Stone Pine
Pistacia chinensis Chinese Pistache
Platanus x a. ‘Bloodgood’ London Plane Tree
Platanus racemosa Western Sycamore
Prunus caroliniana Carolina Laurel Cherry
Pyrus calleryana Evergreen Pear
Rhus lancea African Sumac
Ulmus parvifolia ‘Drake’ Evergreen Elm
Shrubs - All Developed Areas
Large Shrubs
5’ + tall
1 gallon minimum size
Abelia “Edward Goucher” Glossy Abelia
Baccharis sp. Coyote Bush
Calyccanthus occidentalis Spice Bush
Camellia japonica Japanese Camellia
Ceanothus species California Lilac
Cotoneaster lacteus Cotoneaster
Dodonaea viscosa Hopseed Bush
Escallonia fradesii Escallonia
Fiejoa sellowiana Pineapple Guava
Ilex cornuta Chinese Holly
Juniperus chinensis Juniper
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Shrubs - All Developed Areas (cont.)
Large Shrubs
5’ + tall
1 gallon minimum size
Ligustrum texanum Texas Privet
Nerium oleander Oleander
Photinia fraserii Red-tip Photinia
Pittosporum tobira Mock Orange
Podocarpus macrophyllus Yew Pine
Prunus laurocerasus English Laurel
Pyracantha ‘Santa Cruz’ Fire Thorn
Rhamnis californica Coffeeberry
Rhamnus ilicifolia Hollyleaf Redberry
Viburnum “Spring Bouquet” Viburnum
Xylosma congestum Shiny Xylosma
Medium Shrubs
3’ – 5’ tall
1 gallon minimum size
Agave species Agave
Azalea species Southern Azalea
Berberis thunbergii Japanese Barberry
Bougainvillea species Bougainvillea
Buxus japonica Boxwood
Callistemon ‘Little John’ Dwarf Bottlebrush
Camellia sasanqua Sasanqua Camellia
Ceanothus sp. California Lilac
Cistus sp. Rock Rose
Dietes bicolor Butterfly Iris
Grevellia noelii Grevillea
Nandina domestica Heavenly bamboo
Nerium oleander (dwarf var.) Dwarf Oleander
Pennisetum rubrum Red Fountain Grass
Raphiolepis indica sp. India Hawthorn
Rose sp. Rose
Salvia species Sage
Small Shrubs
1’ – 3’ tall
1 gallon minimum size
Agapanthus africanus Lily of the Nile
Artemesia sp. Artemesia
Baccharis “Pigeon Point” Dwarf Coyote Bush
Ceanothus sp. Dwarf Ceanothus
Cotoneaster dammeri Bearberry Cotoneaster
Hemerocallis hybrid Evergreen Daylily
Heuchera sanguinea Coral Bells
Juniperus horizontalis Juniper
Lantana montevidensis Lantana
Lavendula spp. Lavender
Liriope gigantea Liriope
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Shrubs (cont.)
Small Shrubs
1’ – 3’ tall
1 gallon minimum size
Lupinus albifrons Bush Lupine
Mahonia aquifolium “Compacta” Dwarf Oregon Grape
Nandina “Harbor Dwarf” Dwarf Heavenly Bamboo
Pittosporum t. “Wheeler’s Dwarf” Dwarf Mock Orange
Raphiolepis i. “Clara” India Hawthorn
Rosemarinus prostratus Dwarf Rosemary
Salvia gregii Salvia
Santolina rosmarinifolia Santolina
Zauschneria canum California Fuchsia
Groundcover and Perennials
1 gallon minimum size or
flatted rooted cuttings
Arctostaphylos sp. Dwarf Mazanita
Baccharis “Twin Peaks” Dwarf Coyote Brush
Coprosma “Verde Vista” Coprosma
Gazania sp. Gazania
Hypericum calycinum St. Johns Wort
Iris douglasiana California Iris
Juniperus confeta Shore Juniper
Myoporum pacificum Myoporum
Trachelospermum jasminoides Star Jasmine
Vines
1 gallon minimum size Campsis radicans Blood-Red Trumpet Vine Clytostoma sp. Violet Trumpet Vine
Ficus pumila Creeping Fig
Lonicera japonica Japanese Honeysuckle
Parthenocissus quinquefolia Virginia Creeper
Parthenocissus tricuspidata Boston Ivy
Rosa sp. Climbing Rose
Wisteria sinensis Wisteria
Turf
Seeded or sodded – no turf
areas less than 8’ wide
Water conserving tall-type fescue mix
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Specialty Landscape Areas: Vegetated Drainage Areas:

Vegetated swales slowly convey runoff flow to downstream discharge points and will be planted with species adapted to seasonal inundation and extended periods of dry conditions. The following plant list does not include proposed trees and shrubs for the perched areas in the swales as illustrated in the sections.

Water Quality Basins
15 gal. min.

Aesculus californica California Buckeye
Heteromeles arbutifolia Toyon
Junglans californica Black Walnut
Populus fremontii Fremont Cottonwood
Platanus racemosa Western Sycamore
Prunus ilicifolia Holly-leafed Cherry
Quercus agrifolia California Live Oak
Quercus berberidifolia Interior Scrub Oak
Quercus wislizenii Interior Live Oak 308

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AGREEMENT
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ATTACHMENTD
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ENVIRONMENTAL
IMPACT
REPORT
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LINK
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-POSTINGS
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ATTACHMENTE

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CONSISTENCY
TABLE
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TealClubSpecificPlan2030GeneralPlanConsistencyTable
Theproposedprojectis consistentwiththegoalsandpoliciesof theCityof Oxnard2030GeneralPlan.TheprojectwasreviewedforconsistencywithapplicableCityGeneralPlanpoliciesasoutlinedinthefollowingtable:

AccordingtotheconsistencyprocedureoutlinedinChapter9ofthe2030GeneralPlan,theCityhasa three-levelprocedurefordeterminingconsistency. Thethreelevelsaredefinedbytherelationshipbetweenthe2030GeneralPlangoalanditsrepresentativeimplementingpoliciesandtheproposedproject.Thethreelevelsare:

I.DirectApplicabilitytotheProposedProjectII.RelatedorIndirectApplicabilitytotheProposedProjectIII.NoorDistantApplicabilitytotheProposedProject GeneralPlanPolicy DiscussionSustainableCommunitySC-3.1. New Residential Development.Encourage incorporation of passive andactive energy and resources conservationdesign and devices in new residentialdevelopment and substantial remodelsand/or expansions.

Level II - Consistent. MitigationMeasuresAQ-2(b) andAQ2(c) requirethat constructionandbuildingmanagementcontracts for residential development within the TCSPinclude energy saving requirements mandated by StateGreen Building Code, as amended during the life of theproject.MitigationAQ-2(c) alsorequiredthat all structuresincludepassiveenergyconservationdesignelements, includingbuilding material massing, orientation, architecturalelements (deeply recessed windows, eave overhangs,etc.), landscape shading, recycled or low-impact materials,windowglazing to increase insulation, andwater circulationpumpstoreducewater use, and/or similar measuresshownto be equally effective. Thismitigationmeasurethat appliestoall development proposedwithintheTCSPandwithinthenineparcelsproposedfor Annexation.

SC-3.8. RequireUseof PassiveEnergyConservation Design. As part of the Cityand Community EAP’s, require the use ofpassive energy conservation by buildingmaterial massing, orientation, landscapeshading, materials, and other techniquesas part of the design of local buildings,wherefeasible.

SC-3.12. Encourage Natural VentilationReviewand revise applicable planningandbuildingpoliciesandregulationstopromoteuse of natural ventilation in newconstruction and major additions orremodeling consistent with Oxnard'temperateclimate.

Level II - Consistent. Mitigation Measure AQ-2(e) requiresall applicants for all projects within the TCSP area andwithin the nine parcels proposed for Annexation to includenatural ventilation in building design plans wheneverfeasible, as required by the State Green Building Code, asamendedduringthelifeof theproject.

CommunityDevelopment
414
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage2of25 CD 1.4. Transportation Choices. Promotethe application of land use and communitydesigns that provide residents with theopportunity for a variety of transportationchoices (pedestrian, bicycle, transit,automobile).

Level I - Consistent. TheTCSPconsistsof traditionalneighborhooddesigncomponentsthat promote“porchandstreet orientation” andencouragewalkingandinteractionbetween residents. High, Medium, and Medium-HighDensity areas would orient to internal pathways andcommon areas with connection to the public walkingnetwork and to the Urban Village. The UrbanVillagewouldbe oriented around a public plaza, and would be withinwalking distance of residential units and readily accessibleto a new bus stop on Ventura Road (Section 2.0, ProjectDescription).

CD1.5. HousingVariety. Promotethedevelopment of avarietyof housingtypesthroughout theCityincludingapartments,condominiums, lofts, townhouses, andattachedanddetachedsinglefamilyunits.

Level I - Consistent. The TCSP envisions development ofup to 990 residential dwelling units in a variety of densitiesandproduct typesincludingbothmarket-rateandaffordablehousing. In addition to single-family residential units, theTCSPincludes single-familycourtyardhomes, single-familytownhomes andmulti-familycondominiumsandapartments(Section2.0, Project Description).

CD1.6. PublicFacilities. Enhanceresidentquality of life by providing adequate spacefor schools, libraries, parks and recreationareas, as well as space for the expansionof public facilities to support thecommunity’svision.

Level I - Consistent. TheTCSPincludesa6.5-acrepublic(City) CommunityPark(PA8) withplaygroundequipment,picnictables, restrooms, andbackstopsandfencingforsoftball/baseball playandsoccer use. Withintheresidentialand commercial PA’s, a 6.5-acre community park, a3.5-acre community park, and a 7.4-acre community parkcombine for a total of 17.4 park and open space acres.Combined with the Beverly Dr. greenbelt, the TCSPwouldprovide 17.8 gross acres of public parks and open space,about 12%of theproject acreage.

CD 1.7. Compact Development. Promotethe use of development patterns that aremore compactly built and use space in anefficient aesthetic manner as part of thecommunityvision.

Level I - Consistent. High-density residential zones are 30or moredwellingunitsper acreandmedium-highzonesare18 to 30 dwelling units per acre, asdescribedintheCityofOxnard General Plan 2030. The TCSP would includemaximumdensitiesof between10and30dwellingunitsperacre. The general distribution of densities for the site isincluded in the 2030 General Plan Land Use map, andtheproposedTCSPgenerallyadherestothat distribution. 415
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage3of25 CD1.8. Natural ResourceConservation.Promoteahighqualityof lifewithinthecommunity, incorporating the retention ofnatural open space areas, greenbelts, andthe provision of adequate recreationalfacilities.

Level I - Consistent. AsdiscussedinSection4.4, BiologicalResources, the project area does not include any naturalopen space areas, as it is currently used for agriculturalactivities and urban development. The project area isadjacent to agricultural areastothewest that areoutsideofthe CURB boundary. Approximately 17.76 acres of openspace and parks are proposed within the TCSP area. Asdiscussed in Section 4.12 Public Services and Recreation,this acreage would exceed the required 12 acres ofparklandfor theproject.

CD1.9. CommuteReduction. Minimizethecommutingdistancesbetweenresidentialconcentrations and employment centersbyencouraging the development of mixedlandusesinappropriateareas.

Level I - Consistent. High, Medium, and Medium-HighDensity areas in the TCSP would orient to internalpathways and common areas with connection to thepublicwalking network, the proposed Business Research Parkzone (PA13 and 14), the proposed commercial zones (PA6 and 7), and the nine parcels south of Teal Club Roadwhichwouldberezonedfor employment-generatinguses.

CD 1.10. Jobs-Housing Balance. Considerthe effects of land use proposals anddecisions on efforts to maintain anappropriatejobs-housingbalanceratio.

Level I - Consistent. The TCSP includes residential uses,as well as retail, office, and a business and research park,which would offer job opportunities to residents. Theadopted VCOG 2040 forecast projects a total of 83,328jobs and 71,602 households for the City of Oxnard by theyear 2040. Therefore, the 2040jobs/housingratiowouldbe1.16:1 which is within the range of 1.1 and 1.34 jobs perhousing unit, the acceptable jobs/housing ratio rangeidentified by the VCOG (VCOG, May 2008). With theadditional 2,651 jobs and net increaseof 988housingunitsunder the proposed Specific Plan, the jobs/housing wouldchange to 1.18:1 (more skewed towards a greater numberof jobs than housing units) but would still be within theacceptable jobs/housing ratio. Therefore, the project wouldnot movetheCity’sratioout of theVCOGrange. 416
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage4of25 CD1.12. AvoidingEncroachingtheOxnardAirport. Retain land within the airporthazard area as permanent open space asshown on the Land Use Map or otherwiserecommended by the County Departmentof Airports.

Level II - Potentially Consistent. Development of theSpecific Plan would place residential and commercial useswithin 2,000 feet of the Oxnard Airport runway, potentiallyexposing people residing and working in the area to safetyhazards. However, no habitable development is proposedwithin the airport’s inner or outer safety zone, and asdiscussed in Section 4.7, Hazards and HazardousMaterials, the probability of an accident occurring in thePlan Area is low. Further, the presence of nearbyemergency landing areas would reduce accident hazards.Safety would be further ensured through mitigationmeasures HAZ-5(a-c). Prior to making a decision on theproposed project, the City of Oxnard must refer theproposed project totheALUCfor reviewandcomment. TheALUC would then review the project for consistency withthe Airport Comprehensive Land Use Plan. The City mustconsider the comments of the ALUC prior to making adecisiononadoptionof theSpecificPlan.

CD 3.1. Neighborhood Preservation.Protect existing residential neighborhoodsfrom the encroachment of incompatibleactivities and land uses as determinedthrough environmental review and/ordetermination by the PlanningCommission.

Level II - Consistent. The development within the TCSPwould be compatible with the existing residentialneighborhood located to the north of the TCSParea. Theproposed Urban Village would locate residential usesadjacent to the existing residences. Residencestotheeastare across Ventura Road from the project area, whichwould provide a buffer from the neighborhood commercialand higher density residential usesproposedintheeasternportionof theTCSParea.

CD 4.1. Mitigate Land Use Conflicts.Mitigate conflicts between commercial andother land uses, especially residential andrecreational uses.

Level II - Consistent. Proposed commercial uses in theTCSPwouldnot belocateddirectlyadjacent toanyexistingresidential or recreational uses. Existingresidencestotheeast of proposedcommercial landuseinPA6and7areacrossVenturaRoadfromtheproject area, whichwouldprovideabuffer fromtheneighborhoodcommercial uses.

CD 5.1. Industrial Clustering. Encouragethe clustering of industrial uses into areasthat have common needs and arecompatible in order to maximize theirefficiency.

Level II - Consistent. The nine parcels (11.4 acrescombined) to be Annexed south of Teal Club Road are amix of vacant land and existing small residential andindustrial development. Upon Annexation, these nineparcels would be zoned Light Manufacturing (M-1) by theCity of Oxnard and would encourage the clustering ofindustrial uses. The airport area is designated by the Cityas anareawhereindustrial usesareallowed. BusinessandResearchParkusesarealsoproposedfor theTCSPareanearest totheairport (PA13and14). 417
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage5of25 CD5.2. CompatibleLandUse. Ensureadequate separation between sensitiveland uses (residential, educational, openspace, healthcare) to minimize land useincompatibility associated with noise,odors, andair pollutantemissions.

Level II - Consistent. Theproposedindustrial component ofthe Specific Plan would be compatible with existingindustrial uses as well as the adjacent agricultural, openspace, and residential land uses with incorporation of themitigation measures specified in Section 4.2, Agriculture.See Section 4.7, Hazards and Hazardous Materials andSection 4.10, Noise for further discussion regardingcompatibility. The proposed Business and Research Parkuses in PA 13 and 14 would not include heavymanufacturinguseslikelytoproduceincompatibleodors.

CD5.3. AvailableServices. Encourageindustrial activities to locate wheremunicipal services are available includingadequate storm drainage and waterfacilities, as well aseasyaccesstomultiplemodesof transportation.

Level I - Consistent. The nine parcels (11.4 acrescombined) to be Annexed south of Teal Club Road are amix of vacant land and existing small residential andindustrial development. Municipal servicescurrentlyexist inthis area including water and sewer lines. When projectsare proposed within thenineparcelsandintheTCSParea,they would be required to comply with this 2030 GeneralPlan policy and with existing regulations for stormwater.The project area is accessible to bicycle lanes and busstops.

CD 5.5. “Green” Major TransportationRoutes. Guide industrial development tolocate near transportation facilities capableof handling goods movements in anefficient manner without decreasing thelevel of service on the transportationnetworkor dividingexistingneighborhoods.

Level I - Consistent. Industrial development would belocated in the vicinity of major transportation routesincluding Ventura Road, Fifth Street and Victoria Avenue,and would not divide an existing neighborhood, asdiscussed above under Impact LU-1. The nine parcelssouth of Teal Club Road proposed for Annexation, whichcouldberezonedfor industrial uses, arelocatedadjacent tothe Oxnard Airport, generallysurroundedbyother industriallandusesandcommercial development,and no existing neighborhood is located on either side ofthe parcels. The parcels are located within 2.5 miles ofHighway101, amajor transportationroute. 418
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage6of25 CD6.1. Agricultural Buffers. Requirethatagricultural land uses designated forlong-term protection and production bebuffered from urban land uses through theuse of techniques including, but not limitedto, greenbelts, open space setbacks,fencing, berming, andwindrows.

Level II - Consistent. As described in Section 4.2,Agricultural Resources, and Mitigation Measure AG-2,which requires interim agricultural buffers, Phase 1 wouldinclude 91.83 acres of the site and interim agriculturalbuffers are proposed to allowPhase 2 owners to continuefarming indefinitely. Phase I would also include all internalroadway circulation needed to service Phase 1. Proposedagricultural buffers would be 300 feet or 150 feet widewitha double rowof appropriate trees (windrows). All proposedPhase 1 roads would be built and operable; residences forlots in the Phase 1 area within 150- foot buffers would notbe built until Phase 2 is committed to development.Trespassing, vandalism, and pilferage impacts would bereduced through the development of the Community Parkseparating agricultural production and proposedurbanlanduses. Agricultural uses to the west would be buffered byopen space planning areas and North Patterson Road.Finally, the community park (PA10) would provide a bufferbetween the residential and business park use andagricultural usetothewest.

CD6.2. Agricultural Preservation. Preserveagricultural land and uses within theOxnard Planning Area unless other usesareallowed Level II - Consistent. Whenvotersapprovedthecity’sSaveOpen Space and Agricultural Resources(“SOAR”) initiativein 1998, the Teal Club site was located inside the urbangrowthboundary(“CURB”). 419
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage7of25 CD-7.1 Establishment of Urban Villages:Six areas of theCityareinitiallydesignatedas Urban Villages. It is the intent of theUrban Village designation that specific orstrategic plans for each area will beprepared in advance of the planningentitlement process. Additional UrbanVillages and guidelines may besubsequently adopted bytheCityCouncil*.Urban Villages are envisioned ascharacterized by: ● Infill and/ordevelopment of formerlyagricultural land●Reinvestment intheexistingcommunity● Mixture of land uses ● Mix of residentialdensities and housing types ● Providing aminimum of 15 percent affordable housing● Location along or near corridors,downtown, and transit nodes ● Transit,pedestrian, and bicycle circulation givenhighpriorityTeal ClubSpecificPlan:● Location. Teal Club Road, PattersonRoad, DorisAvenue, andVenturaRoad.● Land Use. Transit oriented residentialwith supporting mixed use, schools, parks,andneighborhoodcommercial services.● Overview. The intent of thisurbanvillageis to encourage neotraditional townplanning compatible with surrounding usesand the Oxnard Airport with a focus onsustainability by using green building andplanning principles, provision of adequatepublic and semi-public uses,transit-oriented development, and anidentity creating entry component facingVentura Road. A central focus of thisdevelopment will be in the provision ofbalanced community with jobs, school,recreation, shopping, and affordable andmarket-ratehousing.

Level I - Consistent. The proposed TCSP would beconsistent with the 2030 General Plan’s Urban Villagepolicy, as it is one of the areas specifically defined as anUrban Village. The TCSPwould provide amixof landusesincluding but not limited to commercial, retail, businessresearch, residential, public/semi public uses, and openspace. The TCSP envisions development of up to 990residential dwelling units in a variety of densities andproduct types including both market-rate and affordablehousing (15% affordable). In addition to single-familyresidential units, the TCSPincludes single-familycourtyardhomes, single-family townhomes and multi-familycondominiums and apartments (Section 2.0, ProjectDescription). The TCSP would be located within 2.5 milesof Highway 101, a major transportation route and wouldprovide access to other public transportation options,including Gold Coast Transit buses. The Urban Villagewould be oriented around a public plaza, and would bewithin walking distance of residential units and readilyaccessibletobuspull-out locationsonsouthboundandnorthboundlanesof VenturaRoadwhichwouldbebuilt aspart of theproject. Theplannedbusstopswouldservetheproject areaandwouldhelpprovidepublictransit options.Leasing preferences and incentives may be required sothat the Urban Village provides a mix of uses that reducevehicletripsbyresidents(Section2.0, Project Description). 420
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage8of25 CD-7.5 Pedestrian and Transit Scale.Design urban village areas to bepedestrian-oriented and transit accessible,incorporatingblockpatterns, walkingroutesand edges, social orientation of buildings,and streetscapes to provide ease ofwalkingandsafety.

Level I - Consistent. The urban village would be orientedaroundapublicplaza, andwouldbewithinwalkingdistanceof residential units and readily accessible to bus pull-outlocations on southbound and northbound lanes of VenturaRoad, which would be built as part of the project. Theplanned bus stops would serve the project area and wouldhelp provide public transit options. One of the projectobjectives is to create an integrated vehicular, pedestrianand bicycle circulation system that connects residential,industrial, commercial and institutional uses within theproject area. The proposed project would involvepedestrian, bicycle, and transit improvementsasdiscussedin Section 2.0, Project Description, and shown in Figure2-4.

CD-7.6 Connectivity. Provide connectivitytoother activity nodes in the form ofroadways, transit connections, and bicycleand pedestrian linkages that encouragesnon-vehicular travel modes. Urban villagesshould be considered major transit transferpoints and have amenities orientedtowardstransit users.CD-7.7UrbanVillageStreetscapesandIdentification. Include streetscape andsignage programs in roadwayimprovements that provide each area aunique identification and enhance thefunctionalityandbeautyof entrycorridors.Ensure that planned roadwayimprovements do not conflict with otherpolicies that encourage pedestrianactivitiesandcirculation.

Level II - Consistent. Development under the TCSP, whenproposed, would be required to adhere to streetscape andidentification programs as defined by the 2030 GeneralPlan.

CD-7.8 Road Design. Reflect theresidential and commercial activities of theurban village area by using appropriateroadway widths for road and streetscapedesign.

Level II - Consistent. Development under theSpecificPlan,whenproposed, wouldberequiredtoadheretoroadandstreetscapedesignasdefinedbythe2030General Plan. 421
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage9of25 CD-7.9InfrastructureCompatibility. Ensurenewdevelopment withineachurbanvillagecomplies with the City’s adoptedinfrastructure master plans and providesfair share contributions towards existingand future improvements necessary toservethedevelopment.

CD-7.11UrbanVillageOpenSpaceAreas/Parks. ParksizesandlocationsshallfollowCitystandardsandbewithinwalkingdistanceof amajorityof thepopulation.

Level II - Consistent. TheTCSPwouldinclude17.8acresofparksandopenspace, most of whichwouldbelocatedeastof Patterson Road. The7.4-acreparkadjacent toPattersonRoad would be within walking distance of all TCSPresidents, as well as existing residential neighborhoodsnorthandeast of theproject area.

CD-7.12 Urban Village Collocation withSchools. Promote the collocation of parkswith school facilities for the purpose ofenhancing available open space andrecreation.

Level II - Consistent. The proposed TCSPdoesnot involvecollocation of schoolsandparks; however, the7.4-acreCityCommunity Park proposed to be located alongsidePatterson Road would be near the proposed OSD schoolsiteadjacent totheTCSParea.

CD-7.13 Urban Village Trail and OpenSpace Connections. Include trails(pedestrian and bicycle) and open spaceareas, where feasible within urban villageareas. These facilities shall create anetworkthat linksurbanvillagesandother neighborhoodstoeachother.

Level II - Consistent. TheTCSPwouldincludeopenspaceareas, including greenbelts along Beverly Drive and StreetC. Theareaadjacent toPattersonRoad, nearest totheagricultural uses, would be developed as a 7.4 acre parkarea, whichwouldbeaccessibletoother neighborhoods.

CD8.1. Limiting Development. Continuetolimit development to those areas that canbe served by existing or planned utilities,transportation, andservicesystems. Level II - Consistent. SeeSection4.14, UtilitiesandServiceSystems. The proposed project is at the edge of theexisting service area. It would involve development in anarea that, with the mitigation proposed, can be served byexisting or plannedservicesystems. Sinceservicedoesnotexist currently, theproject ispotentiallyconsistent.

CD 8.2. Services. Continue to ensure thatpublic services and facilities are inplaceatthe time of need or prior to the time newdevelopment occurs in order to avoidoverloading existing urban servicesystems. 422
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage10of25 CD8.5. Impact Mitigation. Ensurethat newdevelopment avoids or mitigates impactsonair quality, trafficcongestion, noise, andenvironmental resources to the maximumextent feasible.

Level I - Consistent. See Section 4.3, Air Quality formitigation measures including energy efficiency designelements and construction requirements that would reduceimpacts to air quality to a less than significant level. SeeSection 4.10, Noise, which includes mitigation measuresand concludes that impacts related to noise would be lessthan significant. See Section 4.13, Transportation andTraffic for mitigation measures related to intersections thatwould ensure that impacts related to traffic would be lessthan significant. Other mitigation measures and impacts toenvironmental resources are discussedthroughout thisEIRandimpactswouldbereducedtotheextent feasible.

CD8.7. CommunityBalance. Createanappropriatebalancebetweenurbandevelopment and preservation ofagricultural uses by promotingdevelopment within the CURB whiledesignating land outside the CURB asResource Protection, Open Space orAgricultural land use, unless otherwiseallowed through a CURB amendmentand/or exemptions from the SOARordinance.

Level II - Consistent. Whenvotersapprovedthecity’sSaveOpen Space and Agricultural Resources(“SOAR”) initiativein 1998, the Teal Club site was specifically located insidethe urban growth boundary (“CURB”) (Specific Plan, July2013) CD 8.8. Public Facility Service Areas.Provide appropriate service areas forexisting and planned public facilities suchas a museum, secondary and elementaryschools, fire stations, branch libraries,communitycenters, parks, andinfrastructureutilityfor support facilities.

CD 8.9. Jobs/Housing Balance &Sustainable Communities Strategy (SB375). Incorporate inter- and intra-cityjobs/housingbalanceinthedevelopment ofthe regional and subregional SustainableCommunities Strategy (SB 375), UrbanVillage strategy and strategic plans, withthe main intent toreducesingle-occupancywork-relatedvehicular trips.

Level I - Consistent. TheTCSPwouldcreate2,651employment opportunitiesand988residential unitswithinatransit-orienteddevelopment community. Thiswouldpotentiallyreducesingle-occupancywork-relatedvehiculartripsbylocatingemployment centersnear residences. 423
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage11of25 CD 8.10. Timing of Large-ScaleDevelopment. Consider at an early stagetheinfrastructureinvestment needsof largescale developments in order to evaluatethese needs as part of long range watersupply, conveyance, wastewater, andotherrelevant planning.

Level II - Potentially Consistent. As described in Section4.14, Utilities and Service Systems, existing water supplyand solid waste conveyance systems would be able toserve the proposed project. Wastewater conveyancesystems and an on-site recycled water system would bedevelopedprior tooccupancy.

CD 9.4. View Corridor. Preservation.Ensure all public and private investmentspositivelycontributetotheoverall characterof the City by minimizing impacts onimportant view corridors by creating edgetreatments along greenbelt areas and alandscaped buffer corridor of at least 30feet along designated scenic corridors andother major transportationcorridors.

Level II - Consistent. Giventhelimitedextent towhichtheproposed project would affect scenic vistas (see Section4.1, Aesthetics), the project would not have a significantadverseimpact onscenicvistas.

CD 9.5. Unique Character Preservation.Ensure that new public and privateinvestment maintains the unique coastalandagricultural character of theCity.

Level II - Consistent. As discussed in Section 4.2,Agricultural Resources, there was a significant andunmitigable impact associated with the conversion ofagricultural landinthe2030General Plan.

CD 10.1. Human-Scale Development. Inthe evaluation of development proposals,require urban development on a humanscale, by emphasizing the pedestrianexperience over the movement andstorageof vehicles.

Level II - Consistent. The TCSP would provide for thepedestrian experience. High, Medium, and Medium-HighDensity residential areas would orient to internal pathwaysand common areas with connection to the public walkingnetworkandtotheurbanvillagecomponent.

CD10.2. NeighborhoodThemes. Intheevaluation of development proposals,require neighborhood themes andprinciples of design, such as neotraditionaltown planning, which includecentral parks,schools, and community and commercialfacilities, strong pedestrian orientation andde-emphasis of automobile relatedelementsinnewdevelopment projects.

Level II - Consistent. TheTCSPwouldemphasizetheneighborhoodthemes. High, Medium, andMedium-HighDensity areas would orient to internal pathways andcommon areas with connection to the public walkingnetwork and to the urban village. Small parks or“greenbelts” would be located along major roadwayswithinthe TCSP area, including on Beverly Drive and Street C.TheTCSPalsoincludesaCommunitypark. 424
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage12of25 CD 11.3. Protect and Enhance CulturalResources. Ensure that new public andprivate investment protects and enhancesOxnard’s existing cultural resources,traditional neighborhoods, and historicdistricts, totheextent feasible.

Level II - Consistent. See Section6.0, EffectsFoundNot tobeSignificant. Therearenoofficiallydesignatedhistoricresourcesor knowncultural resourcesonor adjacent totheproject area.

InfrastructureandCommunityServices
ICS1.2. Development ImpactstoExistingInfrastructure. Review developmentproposalsfor their impactsoninfrastructure(e.g., sewer, water, fire stations, libraries,streets) and require appropriate mitigationmeasures to ensure that proposeddevelopments do not create substantialadverse impacts on existing infrastructureand that the necessary infrastructure willbeinplacetosupport thedevelopment.

Level II - Consistent. The proposed project includespayment of wastewater infrastructure fees to ensure thatinfrastructure would be in place to support development.The project also includes development of on-site watersystems. The project area is on the edge of the existingservice area for utilities and water and sewer lines arelocated near the project area. The applicant would also berequired to fund development of an additional fire station,fire engine, and staff to provide fire/emergency services tothe project area (Mitigation Measure PS-1). See Section4.12, PublicServicesandSection4.14, UtilitiesandServiceSystems for a discussion of existing and proposedinfrastructure.Circulation ICS 2.5. Mitigate Impacts on CountyRoads. Require new development tocontribute to the enhancement of VenturaCounty-maintained roads based on anupdated City/ County Memorandum ofUnderstanding.

Level II - Consistent. Intersection improvements andpayment of standard traffic impact fees would be requiredas described in detail in Section 4.13, Transportation andTraffic.

ICS 3.3. New Development Level ofService C. Determine as part of thedevelopment review and approval processthat intersections associated with newdevelopment operate at a level of serviceof “C” or better. TheCityCouncil mayallowan exception to level of service“D” inordertoavoidimpactingprivatehomesand/orbusinesses, avoidadverseenvironmentalimpacts, or preserveor enhanceaestheticintegrity.

Level II - Consistent. Theproposedproject wouldincludeimprovementstoensurethat theproject doesnot result inalevel of service lower than “C.” See Section 4.13,Transportation andTrafficandmitigationmeasuresT-1(a-h)andT-2(a-h) for specificdetailsregardingtheaffectedroadwaysandintersections. 425
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage13of25 ICS6.1. Transit Facilitiesfor NewDevelopments. Include transit facilitiessuch as bus benches, shelters, pads orturnouts, whereappropriate.

Level I - Consistent. Enhanced bus facilities on VenturaRoad are included intheproposedplan. Thiswouldincludemultiple bus pull-out locations and bus shelters onsouthbound and northbound lanes of Ventura Road, whichwould be built as part of theproject. Theplannedbusstopswould serve the project area and wouldhelpprovidepublictransit options.

ICS 7.3. Travel Patterns. Promotecompact,mixedusedevelopment patternsthatcompliment and encourage TDMprograms,pedestrian and bicycle travel, and transituse.

ICS 8.4. New Development RequiresBicycle Improvements. Where designated,require proposed developments to includebicycle paths and / or lanes in their planand to clearly indicate possible bicyclinghazards such as speed bumps and stormdraininlet gratesinparkinglots.

Level I - Consistent. WhensubmittedtotheCity, bikepathdesignandalignment wouldbereviewedfor appropriatesafetyelements. (SeeFigure2-4inSection2.0, ProjectDescription, for proposedpedestrian, bicycle, andtransitimprovements).

ICS 10.2. Oxnard Airport Compatible LandUse. Continue to ensure that the land useand zoning adjacent to Oxnard Airport iscompatible in order to minimize potentialnoiseandsafetyproblems.

Level II - Potentially Consistent. Only a small portionalongthe southernboundaryinthewesternhalf of theTCSPareawould be within the 60 dBACNEL contour. This portion isproposed for a retention basin and business park uses,which would be compatible with potential noise from theOxnard Airport. The light manufacturing uses that couldbelocated on the nine parcels south of the TCSParea wouldbe compatible with the noise levels associated with theOxnard Airport (see Section 4.10, Noise). The proposedTCSP area and additional Annexation area are both withinthe Oxnard Airport’s traffic pattern zone (TPZ) and aresubject to height restrictions. Development of the SpecificPlan would place residential and commercial uses within2,000 feet of the Oxnard Airport runway, potentiallyexposing people residing and working in the area to safetyhazards. However, the probability of an accident occurringin the Plan Area is low. Further, the presence of nearbyemergency landing areas would reduce accident hazards.Safety would be further ensured through mitigationmeasuresHAZ-5(a-c). SeeSection4.7, HazardsandHazardousMaterialsfor further discussion. 426
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage14of25 ICS 11.6. Water Conservation and/orRecycling Connection as Mitigation.Require the use of water conservationoffset measures (efficient low flow fixturesandirrigationsystems, droughttolerant landscaping, leak detectionprograms, water audits, and publicawareness and education programs)and/or proportional contributions torecycled water production and/orconveyance infrastructure related to theGREAT Program as mitigation for watersupply shortage as determined by a WaterSupply Assessment, CEQAdocumentation, or similar analysis as partof newor master plandevelopment review.

Level II - Consistent. TCSP buildout is proposed to be“water neutral” so that future water demand would notexceed the proposed transfer of water rights. To provideadequate potable water for the TCSP project, the existingagricultural water rights within the TCSP area would betransferred for municipal and industrial uses to the City ofOxnard. All TCSP development water needs for whichrecycled water use is appropriate would be connected tothe City’s VenturaRoadrecycledwater distributionpipeline.Recycled water would be used, at a minimum, for alllandscape irrigation and other water conservationmeasures would be required by mitigation measuresUTIL-3(c) andUTIL-3(d). SeeSection4.14, UtilitiesandServiceSystemsfor further discussionof waterconveyance.

ICS 11.7. Water Wise Landscapes.Promote water conservationinlandscapingfor public facilities and streetscapes,residential, commercial and industrialfacilities and require newdevelopments toincorporate water conserving fixtures (lowwater usage) and water efficient plantsintonewandreplacement landscaping.

Level II - Consistent. Recycledwater wouldbeused, at aminimum, for all landscape irrigation, provided that theUtilities Department extends the recycledwater facilitiesanextension of services to the project area is approved.Development within the TCSParea and the nine Annexedparcels would be required to adhere to Oxnard City Code(OCC) Chapter 22 Water, Section 22-243 ComplianceRequirements, which requires that the landscape area ofprojects proposing commercial or industrial uses shall bedesigned without the use of turf and with 100%water wiseplants. The landscape area of single-familyresidential, andmulti-family residential projects shall be designed with nomore than 40%of the landscapedareainturf or plantsthatare not water wise plants. Mitigation Measure AQ-2(d)requires implementation of passive energy conservationdesign techniques such as water conserving fixtures; otherwater conservation measures would be required bymitigation measure UTIL-3(c) for exterior waterconservation.

ICS11.12. Water for Irrigation. Requiretheuse of non-potable water supplies forirrigation of landscape and agriculture,whenever available.

Level II - PotentiallyConsistent. Recycledwater wouldbeused, at a minimum, for all landscape irrigation, providedthat the Utilities Department extends the recycled waterfacilitiestotheproject area. 427
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage15of25 ICS 13.2. Adequate Storm Drains andNPDES Discharge Treatment. Providestorm drainage facilities with sufficientcapacity to protect the public and propertyfromthe appropriatestormevent andstriveto meet storm water quality dischargetargetsset byNPDESandrelatedregulations.

Level II - Consistent. The site would generally drain intonew storm drains within Teal Club Road and PattersonRoad, withadditional stormwater management providedbythe proposed retention and on-site infiltration areas shownon the Land Use Plan (Figure 2-3) as “storm watertreatment” areas. The precise configuration of thedrainagesystem would be determined with the reviewand approvalof each phase of the Specific Plan. All facilities within theTCSParea would be funded, permitted, andmaintainedbya Master Property Association, Community FacilitiesDistrict, or other private entity as approved by the City.Implementation of the TSCP and buildout of the nineadditional parcels would be required to comply with local,stateandfederal water qualityanddischargerequirements.

ICS 13.3. Stormwater Detention Basins.Design stormwater detention basins toensure public safety, to be either visuallyattractive or unobtrusive, providetemporary or permanent wildlife habitats,and recreational uses where feasible inlight of safetyconcerns.

Level II - Consistent. The proposed project would includeunderground drain pipes and detention basins. Thedetention basins and infiltration areas would be locatedalong the southern portion of the TCSP area, adjacent toTeal Club Road and the Business Research Park. Thelocationwouldbevisuallyunobtrusive.

ICS 13.4. Low Impact Development.Incorporate low impact development (LID)alternatives for stormwater quality controlinto development requirements. LIDalternatives include: (1) conserving naturalareas and reducing imperviousness, (2)runoff storage, (3) hydromodification (tomimic pre-development runoff volume andflowrate), and(4) publiceducation.

ER 1.1. Protect Oxnard’s Natural andCultural Resources. Protect the City’snatural resource areas, fish and wildlifehabitat, scenic areas, open space areas,parks, and cultural and historic resourcesfrom unnecessary encroachment or harmand if encroachment or harmis necessary,fully mitigate the impacts to the maximumextent feasible.

Level II - Consistent. Nonatural resourceareas, habitat,historicresources, or other natural or cultural resourcesarelocatedadjacent totheproject area; therefore, noencroachment wouldoccur. Nestingbirdsand/or monarchbutterflies, as well as irrigation ditches that may bebiological resources would be mitigated to the maximumextent feasible under mitigation measures as described inSection4.4, Biological Resources. 428
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage16of25 ER 1.2. Protect Surrounding AgricultureandOpenSpace. Protect openspaceandagricultural usesaroundOxnardthroughcontinuedadherencetotheGuidelinesforOrderly Development, Ventura CountyGreenbelt programs, the SaveOpen-Space and Agricultural ResourcesOrdinance, and other programs or policiesthat may subsequently beadoptedsuchastheSB375SustainableCommunitiesStrategy.

Level II - Consistent. Implementationof theTCSPandAnnexationof thenineparcelswouldnot encroachuponagricultural areastothewest of thesite. Interimagriculturebuffers, asdescribedinMitigationMeasureAG-2, wouldprotect agricultural landontheproject areaduringandafterdevelopment of Phase 1 and beforedevelopment of Phase2. See Section 4.2, Agricultural Resources for a moredetaileddiscussion ER 2.3. Promote Areas for Open Space.Reserve, preserve, and promote areasparticularly suited for openspace/recreational uses. Appropriatepublicaccess to these resources shall bepreserved, enhanced, restored, andproperlycontrolled.

Level I - Consistent. Withintheresidential andcommercialPA’s, a 6.5-acre community park, a 3.5-acre communitypark, and a 0.4 acre greenbelt combine for a total of 10.4park acres. A7.4-acre City Community Park wouldalsobeincluded in the TCSPto the east of PattersonRoad. Publicaccess to the Community Park would be available to allOxnardresidentsviaPattersonRoad.

ER3.2. Reviewof Development Proposals.Review development proposals inaccordance with applicable Federal, State,and local statutes protecting special-statusspecies and jurisdictional wetlands and beopentorequiringgreater protection.

Level II - Consistent. AsdiscussedinSection4.4, BiologicalResources, therearenospecial-statusspeciesor knownjurisdictional wetlands on the project area. Nesting birdsand monarch butterflies would be protected throughmitigation measures as described in Section4.4, BiologicalResources.

ER 3.5. Reduce Construction Silt andSediment. Require thatconstruction-related silt and sediment beminimizedor prohibitedtominimizetemporaryimpactsonbiological resources.

ER 5.5. Abandoned Water Wells andTransfer of Water Rights. Requireimmediate capping of abandoned waterwells at the time of abandonment andwhere appropriate and feasible, requireand accept transference of water rights totheCity.

Level II - Consistent. One well currently exists on theproject area. The existing agricultural water rights on thesite would betransferredtotheCityaspart of theproposedAnnexation under applicable rules of the Fox CanyonGroundwater Management Agency. 429
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage17of25 ER 5.7. Minimizing Paved Surfaces.Requireminimizationand/or permeabilityofpaved surfaces in new developments andreplacement paving, wherefeasible Level II - Consistent. The TCSP includes greenbelts andparks throughout the TCSP area, as well as detentionbasins located along the southern boundary of the TCSParea. Impermeable surfaces, including buildings, surfaceparking lots, and streets do not exceed requirements. SeeSection4.8, HydrologyandWater Qualityfor moredetails.

ER 6.1. Incorporate Views in NewDevelopment. Preserve important publicviews and viewsheds by ensuring that thescale, bulk and setback of newdevelopment doesnot significantlyimpedeor disrupt them and ensure that importantvistas and view corridors are enhanced.Require development to provide physicalbreaks to allowviews into thesevistasandviewcorridors.

Level II - Consistent. As discussed in Section 4.1,Aesthetics impacts to scenic views would be less thansignificant. Many of the views currently available from inand around the project area would continue to beaccessible via internal streets and across the proposedparksandother openareas.

ER 6.6. New Development Private OpenSpace. Ensure that new developmentincorporatesopenspaceareasthat providecommunity and neighborhood identity,private quality exterior private open spacefor each housing unit, and minimizeconflictinglandusesandnoisegenerators.

Level II - Consistent. TheTCSPwouldinclude17.8acresofparksandopenspace, includinga7.4-acreCityCommunityPark. The Community Park would be located between theTCSP and existing agricultural uses west of PattersonRoad, which would minimize land use conflicts betweenurban uses and agricultural uses, includingthoserelatedtoair qualityandnoise.

ER 9.4. Human Scale Development.Ensure that all new developmentemphasizes a human, pedestrian scaleand minimizes its effect on the area’ssensitivevisual resources.

Level II - Consistent. The TCSP would be an “UrbanVillage,” emphasizing mixed land uses (single- andmulti-family residential, retail, commercial, a businessresearch park, and public/semi-public uses), pedestrianorientation and scale, transit accessibility, andneighborhood identity. As described in Section 4.1,Aesthetics, development within the TCSPwouldbesubjectto the Oxnard Design ReviewProcess &Guidelines, whichinclude guidelines related to compatibility with existingdevelopment and reducing effects on sensitive visualresources 430
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage18of25 ER10.1. Promote use of NativeandWaterWisePlants. Promotethedevelopment of anative, drought-tolerant landscapecharacter throughout the City thatre-enforces a unified and cohesivelandscape character anddiscourageplantsthat are invasive or problematic in otherways as determined by the City’slandscapearchitect.

Level II - Consistent. All development withintheTCSPareaand the nine Annexed parcels would berequiredtoadheretoOCCChapter 22Water, Section22-243ComplianceRequirements, whichrequiresthat thelandscapeareaofprojectsproposingcommercial or industrial usesshall bedesignedwithout theuseof turf andwith100%waterwise plants. Thelandscapeareaof single-familyresidential,multi-family residential projects shall be designed with nomore than 40%of the landscapedareainturf or plantsthatarenot water wiseplants.ER 11.1. Archaeological ResourceSurveys.Continue to require a qualifiedarchaeologist to perform a culturalresources study prior to project approval.Inspectionfor surfaceevidenceof archaeological deposits, andarchaeological monitoring during gradingshould be required in areas wheresignificant cultural resources have beenidentifiedor areexpectedtooccur.

Level II - Consistent. Grounddisturbancethat hasoccurredon the project area during past development andagricultural activities, as well as the lack of natural surfacewater features, reduces the likelihood that intact prehistoriccultural resources are present. However, mitigationmeasures CR-1(a) through CR-1(c) would minimizeimpacts to cultural resourcesbyrequiringmonitoringduringgrading (all earth disturbing work within the vicinity of thefind would be temporarily suspended or redirected until anarchaeologist has evaluated) and procedures for discoveryof unearthedcultural resources ER11.6. Identificationof ArchaeologicalResources. Intheevent thatarchaeological/paleontological resourcesare discovered during site excavation,continue to require that grading andconstruction work on the project site issuspended until the significance of thefeatures can be determined by a qualifiedarchaeologist/paleontologist.

ER12.5. Soil ConservationandTransfer.Encourage the conservation of agriculturalsoils by requiring, if feasibleandwarrantedby expert opinion, the transfer of topsoilfrom agricultural land being developed forurbanuses.

Level II - Consistent. As described in Section 4.2,Agricultural Resources, the conversion of agricultural landand its soils to non-agricultural uses would be a significantand unmitigable impact. Transfer of soils would result inpotentially significant air quality and noise impacts relatedto excavation and hauling; in addition, no especially suitedor needed receiver site has been identified. Buildout of theTCSP would be primarily at-grade and would not requiresubstantial haulingof soil for disposal. 431
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage19of25 ER 12.11. Urban / Agricultural BufferZones. Ensure adequate buffers betweenresidential and agricultural uses, such asopen space, recreational facilities, utilityeasements, windrows, and parking areas.Adequate fencing should be providedaround agricultural areas to preventvandalism.

Level II - Consistent. AsdescribedinSection2.0, ProjectDescription, the TCSP would include buffer zones. A7.4-acre public park would be located east of PattersonRoad between the TCSP and agricultural uses. Interimbuffers, as required by Mitigation Measure AG-2, wouldreduce conflicts between proposed residential uses andexistingagricultural useswithintheTCSParea.

ER 14.1. Incorporate Ventura CountyAQMP Mitigations. Incorporateconstruction and operation mitigationmeasures recommendedor requiredbythecurrent Ventura County Air QualityManagement Plan(AQMP) whenpreparingCEQAreviews, asappropriate.

Level II - Consistent. As described in Section 4.3, AirQuality, mitigation measures consistent with this policywould be required for development within the TCSP andnineparcelsproposedfor Annexation.

ER 14.2. Transportation DemandManagement (TDM). Employ best trafficmanagement practices such as busturnouts and traffic signal synchronizationin order to reduce traffic-related airemissions impacts; require commercialdeveloperstoimprovepublictransit servicebetween residential and employment usesor shopping centers, bike lanes andprotected bicycle parking areas, and otherproject featuresthat wouldreducetheneedfor automobile trips related to thedevelopment; and require TransportationManagement Associations (TMA) forprojectsthat mayhaveadverseair qualityimpacts related to mobile sources andcontributions to off-site TDM funds toreduce residual impacts that cannot bemitigatedonaproject-specificbasis.

Level II - Consistent. The transit oriented development ofthe Urban Village would reduce air quality impacts bycreating a community that would be accessed bypedestrians and would be in close proximity to alternativemodes of transportation, such as buses. Enhanced busfacilities on Ventura Road are included in the proposedplan. This would include multiple bus pull-out locationsandbus shelters on southbound and northbound lanes ofVentura Road, which would be built as part of the project.The planned bus stops would serve the project area andwould help provide public transit options. See Section 4.3,Air Quality for Mitigation Measure AQ-2(a) which requirespayment of fees to a TDM, as well as Section 4.13,Transportation and Traffic, which includes mitigationmeasurestoimproveintersectionandroadwayoperations,reducingtrafficand, therefore, emissions, at intersections.

ER 14.3. Reducing Carbon MonoxideExposure at Congested Intersections.Require mitigation measures that considerprohibiting the construction of residencesor buildings lacking ventilation systems atcongested intersections with the potentialfor excessive Carbon Monoxide “hot spot”exposuretosensitivereceptors.

Level II - Consistent. SeeSection4.3, Air Qualityfordiscussionof CarbonMonoxide“hot spot” risks. It wasdeterminedthat futuretrafficcombinedwithproject trafficwould not cause an exceedance of either the state orfederal CO standards in 2020 or 2025 and project-relatedCOimpactswouldbelessthansignificant. 432
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage20of25 ER 14.4. Emission Control Devices.Require all construction equipment to bemaintained and tuned to meet appropriateEPA, CARB, and VCAPCD emissionsrequirements and when new emissioncontrol devicesor operational modificationsare found to be effective, such devices oroperational modificationsarerequiredonconstructionequipment.

Level II - Consistent. SeeSection4.3, Air Qualityforrequirements related to construction equipment, whichensureconsistencywiththispolicy.

ER 14.5. Reducing Construction Impactsduring Smog Season. Require that theconstruction period be lengthened tominimize the number of vehicles andequipment operating at the same timeduring smog season (May throughOctober).

Level II - Consistent. SeeSection4.3, Air Quality, whichincludestherequirement that theconstructionperiodbelengthenedinMitigationMeasureAQ-1(b) ER 14.6. Minimizing Dust and AirEmissions through PermittingRequirements. Continue to requiremitigation measures as a condition ofobtaining building or use permits tominimize dust and air emissions impactsfromconstruction.

Level II - Consistent. Mitigation measures consistent withthis policy are included in the EIR in Section 4.3, AirQuality, mitigation measures AQ-1(a and b), which requiredust control measures and constructionequipment controlsinaccordancewithVCAPCDrequirements.

ER14.7. MitigationMonitoring. Ensurethatprojects withidentifiedair qualityimpactsintheir respective EIRs are subject toeffective mitigation monitoring as requiredbyAB3180.

ER 14.12. Use VCAPCD Air QualityAssessment Guidelines. Use the VCAPCDAir Quality Assessment Guidelines andrecommended analytical tools fordetermining and mitigating project airquality impacts and related thresholds ofsignificance for use in environmentaldocuments. The City shall continue tocooperate with the VCAPCD in the reviewof development proposals.

Level II - Consistent. SeeSection4.3, Air Qualityfordiscussionof theTCSP’sconsistencywiththeVCAPCDAirQualityAssessment Guidelines. ThisEIRdeterminedthatoperational emissions related to air quality would besignificant and unmitigable based on these guidelines. Allproject developers would be required to use the guidelinesfor specific project development within the TCSPand nineparcelsproposedfor annexation.

Safety&Hazards
433
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage21of25 SH1.1. MinimizeLiquefactionRisk. Ensurethat structures for human occupancy areonly constructed or placed on a potentialliquefaction site if the approved geologicalreport shows that an acceptable hazardrisk would be created and/or requiredmitigationmeasuresaremet.

Level II - Consistent. Mitigationconsistent withthispolicyisincludedinSection4.5, GeologyandSoils. Impact GEO-2discusses liquefaction and Mitigation Measure GEO-2wouldensurethat liquefactionriskwouldbeminimized.

SH 1.2. Minimize Subsidence Trends.Avoidincreases in the level of groundwaterextraction as a method for meeting newwater demands if the extraction leads tosubsidence, or unless a comprehensivereinjection program is approved andimplementedtooffset extractions.

Level II - Consistent. Mitigationconsistent withthispolicyisincludedinSection4.5, GeologyandSoils. MitigationMeasure GEO-2 would ensure that subsidence risk wouldbe minimized. Furthermore, the proposed project would bewater neutral andwouldnot requireincreasedgroundwaterextractiontomeet newwater demands.

SH1.8. MitigatingSeismicHazards. Wherenecessary, utilize the expert mitigationmeasures such as those identified inSpecial publication 117: Guidelines forAnalyzing and Mitigating Seismic Hazardsin California (prepared by the SouthernCalifornia Earthquake Center) to minimizeriskassociatedwithseismicactivity.

SH 5.4. Older Neighborhood NoiseMitigation. Develop a noise research andmitigation program for any area wheretraffic generated noise is significant andexceeds or is likely to exceed acceptablethresholds.

SH 5.6. Compatibility with Oxnard Airport.Work with the Oxnard Airport in revisingflight paths to minimize flyovers ofresidential areas, especially "touchandgo"pattern flying at low altitude and atrelativelyhighfrequency.

Level II - Consistent. Prior tomakingadecisionontheproposed project, the City of Oxnard must refer theproposed project totheALUCfor reviewandcomment. TheALUC would then review the project for consistency withthe Airport Comprehensive Land Use Plan, including thepolicies and standards discussed above. The City mustconsider the comments of the ALUC prior to making adecision on adoption of the Specific Plan. Mitigationmeasures HAZ-5(a-c) would also ensure consistency withairport safety through requirements such as limiting thedensityof newlanduses. 434
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage22of25 SH 6.1. Construction Noise Control.Provide best practices guidelines todevelopers for reducing potential noiseimpactsonsurroundinglanduses.

Level II - Consistent. AsdescribedinSection4.10, Noise,impactswouldbelessthansignificant for surroundinglanduses.

SH6.2. LimitingConstructionActivities.Continue to limit construction activities tothehoursof 7amto7pm, MondaythroughSaturday. Noconstructionshall occur afterhours, on Sundays, or national holidayswithout permissionfromtheCity Level II - Consistent. AsdescribedinSection4.10, Noise,constructionhourswouldbelimitedto7amto6pmMondaythroughSaturday.

SH6.3. Bufferingof SensitiveReceptors.Require noise buffering and/or otherconstruction treatments in developmentlocated near major streets, highways, theairport, rail road tracks, or other significantnoise sources as recommendedbyanoiseanalysis.

SH 6.4. New Development NoiseCompatibility. Require that proposeddevelopment projects not generate morenoise than that classified as "satisfactory"based on CEQAThresholdsof significanceonnearbyproperty.

Level II - Consistent. AsdescribedinSection4.10, Noise,impactswouldbelessthansignificant andtheproposedproject wouldnot generatenoisethat exceedssignificantthresholdsonanynearbyproperties.

SH6.5. LandUseCompatibilitywithNoise.Encourage non-noise sensitive land usestolocate in areas that are permanentlycommitted to noise producing land uses,such as transportation corridors andindustrial zones.

Level II - Consistent. The additional nine parcels proposedfor Annexation south of Teal Club Road are designated forAirport Compatible land uses, as shown on the Oxnard2030GeneralPlanlandusemapandwouldbedevelopedwithlightindustrial uses, whicharecompatiblewiththenoiselevelsgenerated by the Oxnard Airport. As discussed in ImpactLU3, industrial development would not impact nearbyresidences. 435
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage23of25 SH6.7. PeakNoiseEvaluationAlongTruckRoutes. Evaluatepeakevent noiseimpactsfor existing and proposed developmentalong existing or proposed designatedtruck routes and require feasible andappropriate mitigations for project subjecttodiscretionaryreviewandapproval.

Level II - Consistent. AsdescribedinSection4.10, Noise,impactswouldbelessthansignificant other thanpotentialtrafficnoiseimpactsonfuturedevelopment withintheproposed project area. Notruckroutesarelocatedadjacentto the project area. However, Mitigation Measure N-4(a)would require future applicants for development withinnoisecontoursthat wouldexceedCitystandardstoretainaprofessional acoustical consultant toconduct anacousticalanalysis.

SH 6.9. Minimize Noise Exposure toSensitive Receptors. Prohibit thedevelopment of newcommercial, industrial,or other noise generating land usesadjacent to existing residential uses, andother sensitive noise receptors such asschools, child and daycare facilities, healthcare facilities, libraries, and churches ifnoise levels are expected to exceed 70dBA.

SH6.12. Development Near RailroadsandOxnard Airport. Require that newhabitablestructures be setback at least 85 feet fromthe nearest railroad track measured fromthe edge of the outermost railroad track,and only compatible new development islocated within the Oxnard Airport 65 dBACNELcontour.

Level II - Consistent. Prior tomakingafinal decisionontheTCSP project, the City of Oxnard will refer it to the ALUCfor a consistency review with the Airport Land Use Plan.Only a small portion of the TCSPareaiswithinthe65dBACNELcontour andit wouldnot containresidencesor otherincompatible land uses. The nine parcels proposed forAnnexationconsist of landthat iswithinthe65dBACNELcontour; however, this land would be zoned for lightindustrial uses, which are compatible. Mitigation measuresHAZ-5(a-c) would also ensure consistency with airportsafetyandnoiseregulations.SH 6.13. Noise Acceptable for OpenWindows and Patios. Continue to requirenoise analysis of proposed developmentprojects as part of the environmentalreview process and the require mitigationmeasures to reduce noise impacts toacceptable levels within outside activityareas and within residential structureswithout relying on mechanical ventilation, iffeasible.

Level II - Consistent. AsdescribedinSection4.10, Noise,impactswouldbelessthansignificant other thanpotentialtraffic noise impacts on future development within theproposedproject area. MitigationMeasureN-4(a) wouldrequire future applicants for development within noisecontours that would exceed City standards to retain aprofessional acoustical consultant toconduct anacousticalanalysis. 436
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage24of25 SH-7.12 Hazardous Materials Studies.Ensure that the proponents of newdevelopment projects address hazardousmaterials concerns throughthepreparationof phase I or phase II hazardous materialsstudies for each identified site as part ofthe design phase for each project.Recommendations required to satisfyfederal or Statecleanupstandardsoutlinedin the studies will be implemented as partof theconstructionphasefor eachproject.

SH 9.1. Airport Land Use CompatibilityPlans. Require development around theOxnard and Camarillo Airports to beconsistent with the safety policies andlanduse compatibility guidelines containedwithin theVenturaCountyAirport LandUseplan.

SH9.2. CompliancewithFAARegulations.Ensure development within the airportapproach and departure zones are incompliance with applicable FederalAviation Administration regulations thataddress objects affecting navigableairspace.

Level II - Consistent. The additional nine parcels proposedfor Annexation south of Teal Club Road are designated forAirport Compatible land uses, as shown on the Oxnard2030 General Plan land use map. Upon Annexation, theadditional nine parcels proposed for annexation south ofTeal Club Road would be rezoned Light Manufacturing(M-1) by the City of Oxnard. Development on the parcelswould be reviewed to ensure compliance with the FAAregulations at the time such development is proposed.Mitigation measures HAZ-5(a-c) would also ensureconsistency with airport safetyandnoiseregulationsfor theentire project area through requirements includingnotificationof theFAA Housing
437
TealClubSpecificPlan(PZ15-640-01)PlanningCommissionHearingDate:November21,2024GeneralPlanConsistencyPage25of25 Housing Element Policy-2.2 BalancedOpportunities. Provideopportunitiestotheprivate and public sector for theproductionof housing that meets the needs of specialneeds-, extremely low-, very low-, low-,moderate, and above moderate-incomehousingtoachieveabalancedcommunity.

Level II - Consistent. The TCSPenvisions development ofup to 990 residential dwelling units in a variety of densitiesandproduct typesincludingbothmarket-rateandaffordablehousing (15% affordable). In addition to single-familyresidential units, the TCSPincludes single-familycourtyardhomes, single-family townhomes and multi-familycondominiums and apartments (Section 2.0, ProjectDescription).

Asoutlinedabove,theprojectisconsistentwiththe2030GeneralPlan. 438

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. 15-640-01
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ATTACHMENT
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ATTACHMENTJ
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ANNEXATION

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ATTACHMENTK
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RESOLUTION

CERTIFYING

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CEQA Findings and Statement of Overriding
Considerations
for
Teal Club Specific Plan
Pursuant to CEQA Sections 15091 and 15093
and Public Resources Code Section 21081
The Final Environmental Impact Report (Final EIR) prepared by the City of Oxnard (City) for the Teal Club Specific Plan (“the project”) identifies significant environmental impacts that will result from implementation of the project. The City finds that the inclusion of certain mitigation measures as part of project approval will reduce all but the following significant impacts to levels that are less than significant: air quality and agricultural resources. No feasible mitigation measures have been identified to reduce these impacts to a less-than-significant level or mitigation measures have been identified but would not reduce impacts to a level of less than significant; these impacts will remain significant unavoidable impacts of the project. These impacts will be overridden due to specific considerations that are described within this document.

As required by the California Environmental Quality Act (CEQA), the City, in adopting these CEQA Findings and Statement of Overriding Considerations, also adopts a Mitigation Monitoring and Reporting Program (MMRP) for the project. The City finds that the MMRP, which is incorporated by reference, meets the requirements of Public Resources Code Section 21081.6 by providing for the implementation and monitoring of measures intended to mitigate potentially significant effects of the project. In accordance with CEQA and the CEQA Guidelines, the City adopts these findings as part of the project approval. Pursuant to Public Resources Code Section 21082.1(c)(3), the City also finds that the Final EIR reflects the City’s independent judgment as the lead agency for the project. 474
Table of Contents

CEQA Findings of Fact and Statement of Overriding Considerations i Table of Contents
1 Introduction .................................................................................................................................... 1

1.1 Statutory Requirements for Findings ................................................................. 1

1.2 Procedural Findings ............................................................................................ 2

1.3 Findings Required Under CEQA .......................................................................... 3

1.4 Record of Proceedings ........................................................................................ 3

1.5 Findings ............................................................................................................... 4 2 Project Description ......................................................................................................................... 5

2.1 Project Objectives ............................................................................................... 5

2.2 Project Summary ................................................................................................ 6

2.3 Alternatives ......................................................................................................... 6 3 Effects Determined to be Mitigated to Less than Significant Levels .............................................. 8

3.1 Aesthetics ........................................................................................................... 8

3.2 Agricultural Resources ........................................................................................ 9

3.3 Air Quality ........................................................................................................... 9

3.4 Biological Resources .........................................................................................12

3.5 Geology and Soils ..............................................................................................13

3.6 Hazards and Hazardous Materials ....................................................................15

3.7 Hydrology and Water Quality ...........................................................................18

3.8 Land Use and Planning ......................................................................................18

3.9 Public Services and Recreation .........................................................................20

3.10 Utilities ..............................................................................................................21 4 Significant Effects that Cannot be Mitigated to a Less than Significant Level ..............................24

4.1 Agricultural Resources ......................................................................................24

4.2 Air Quality .........................................................................................................25

4.3 Cumulative Impacts ..........................................................................................27 5 Feasibility of Project Alternatives .................................................................................................29

5.1 Alternative 1: No Project – No Development Alternative ................................29

5.2 Alternative 2: Phase 1 Development Only ........................................................30

5.3 Alternative 3: Reduced Intensity ......................................................................30

5.4 Environmentally Superior Alternative ..............................................................31 6 Statement of Overriding Considerations ......................................................................................32 7 Conclusion.....................................................................................................................................34

7.1 Incorporation by Reference ..............................................................................34

7.2 No Recirculation of the Recirculated Draft EIR is Required ..............................34

7.3 Summary ...........................................................................................................34

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City of Oxnard
Teal Club Specific Plan

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Introduction

CEQA Findings of Fact and Statement of Overriding Considerations 1 1 Introduction

1.1 Statutory Requirements for Findings
This statement of findings addresses the potentially significant environmental impacts associated with the proposed Teal Club Specific Plan (TCSP) (“proposed project”) located in the City of Oxnard and is made pursuant to Section 15091 of the California Environmental Quality Act Guidelines (CEQA Guidelines), which provides that:
(a) No public agency will approve or carry out a project for which an Environmental Impact Report (EIR) has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.
(2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. (3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. (b) The findings required by subsection (a) will be supported by substantial evidence in the record.

Section 15092 of the CEQA Guidelines further stipulates that:
(b) A public agency will not decide to approve or carry out a project for which an EIR was prepared unless either:
(1) The project as approved will not have a significant effect on the environment, or (2) The agency has:
(A) Eliminated or substantially lessened all significant effects on the environment where feasible as shown in findings under Section 15091, and
(B) Determined that any remaining significant effects on the environment found to be unavoidable under Section 15091 are acceptable due to overriding concerns as described in Section 15093.

As required by CEQA, the City of Oxnard, in adopting these findings, must also adopt a Mitigation Monitoring and Reporting Program (MMRP) for the project. The MMRP, which is incorporated by reference and made a part of these findings, meets the requirements of Section 15097 of the CEQA Guidelines by providing for the implementation and monitoring of measures intended to mitigate potentially significant effects of the project.
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2 Whenever these findings specifically refer to a mitigation measure that will avoid or mitigate a potentially significant impact, that specific mitigation measure is hereby made a specific condition of approval of the Teal Club Specific Plan.

1.2 Procedural Findings
The City Council of the City of Oxnard finds as follows.

Based on the nature and scope of the Teal Club Specific Plan, the City Council of Oxnard determined, based on substantial evidence, that the Teal Club Specific Plan may have a significant effect on the environment and prepared an EIR. The EIR was prepared, noticed, published, circulated, reviewed and completed in full compliance with the CEQA Public Resources Code Sections 21000 et seq. CEQA and the CEQA Guidelines (14 California Code of Regulations Sections 15000 et. Seq.), as follows.

On May 18, 2012 the City of Oxnard circulated a Notice of Preparation (NOP) for a 45-day comment period to help identify the types of impacts that could result from the proposed project, as well as potential areas of controversy. The NOP was filed with the County Clerk and mailed to public agencies (including the State Clearinghouse and the California Department of Transportation), and nearby addresses. Comments received by the City on the NOP were taken into account during the preparation of the Draft EIR.

The original Draft EIR was made available on the City’s website for public review on August 3, 2015.

The Notice of Availability of a Draft EIR was posted with the County Clerk, mailed to local, regional, state, and other public agencies (including the State Clearinghouse and the California Department of Transportation), and nearby property owners and occupants. Hard copies of the Draft EIR were available for public review upon request. The Draft EIR public comment period began on August 3, 2015 and ended on October 5, 2015. The City received 29 comment letters on the Draft EIR. In addition to written comments, verbal comments were received at the Planning Commission hearing of September 3, 2015. One of the commenters on the Draft EIR was Dr. Cesar Morales, Superintendent of Schools for the Oxnard School District (OSD). In the comment letter, Superintendent Morales explained that the Facilities Implementation Program Semi-Annual Report adopted by the OSD in January 2015 provided for the acquisition of a 20-25 acre site at the corner of Doris Avenue and Patterson Road within the TCSP area to develop school facilities. The proposed Specific Plan was put on hold pending a decision on the school site by OSD. While the proposed Specific Plan was on hold, the Draft EIR that was circulated in 2015 was not finalized and was not certified.

In February 2019, the OSD Board of Trustees approved a 25-acre parcel in the original TCSP area for development of a district office, a 700-student elementary school, and a 1,200-student middle school (although the OSD Board of Trustees approved the project, the land use permit approval from the City of Oxnard has not yet occurred). In response, the proposed Teal Club Specific Plan has been revised to remove that 25-acre area from the TCSP area. The revised TCSP would not include 58,000 square feet for a new school, fire station, and park as originally analyzed in the original 2015 EIR.

This Recirculated Draft EIR analyzes the effects associated with the revised TCSP, taking into account changes to the environmental and regulatory setting and taking into account comments that were received in the original Draft EIR circulated in 2015. The Recirculated Draft EIR was circulated for a 60-day public review period that began on December 17, 2021 and ended on February 15, 2022. The City of Oxnard (City) received 39 comment letters on the Recirculated Draft EIR. 478
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CEQA Findings of Fact and Statement of Overriding Considerations 3 Subsequent to the end of the public review period for the Recirculated Draft EIR, and consistent with the requirements of Section 15088(a) of the CEQA Guidelines, the City of Oxnard, as the Lead Agency, has considered the public comments received on the Recirculated Draft EIR for the project and has prepared written responses to each of the comments received relative to environmental issues.

Pursuant to Section 15132 of the CEQA Guidelines, the Final EIR consists of the following:
(a) The Recirculated Draft EIR, including all of its appendices. (b) A list of persons, organizations, and public agencies commenting on the Recirculated Draft EIR.
(c) Copies of all letters received by the City during the Recirculated Draft EIR public review period and responses to significant environmental points concerning the Recirculated Draft EIR raised in the review and consultation process.
(d) Any other information added by the Lead Agency.

1.3 Findings Required Under CEQA
The City Council (the final decision-making body) of the City of Oxnard (the CEQA Lead Agency) will determine whether to certify the EIR for the Project. Because the Recirculated Draft EIR identified a potentially significant environmental impact, the City Council must also make certain “findings” as part of its action to certify that the EIR has been completed in compliance with CEQA and to approve the Teal Club Specific Plan. Pursuant to CEQA Guidelines Section 15091 and CEQA Guidelines Section 21081, no public agency shall approve or carry out a project for which an environmental impact report has been certified, which identifies one or more significant effects on the environment that would occur if the project is approved or carried out, unless the public agency makes one or more findings for each of those significant effects, accompanied by a brief explanation of the rationale of each finding. The possible findings, which must be supported by substantial evidence in the record, are:
▪ Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. ▪ Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. ▪ Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

1.4 Record of Proceedings
For purposes of CEQA and the findings set forth herein, the record of proceedings for the City’s decision on the proposed project consists of: a) matters of common knowledge to the City, including, but not limited to, federal, State and local laws and regulations; and b) the following documents which are in the custody of the City:
▪ Notice of Preparation and other public notices issued by the City in conjunction with the proposed project (see Appendix A of the Recirculated Draft EIR for the Notice of Preparation); 479
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4 ▪ The Draft EIR dated August 2015 and supporting documentation prepared for the proposed project and Appendices A through K and all documents cited, incorporated by reference, or referred to therein;
▪ The Recirculated Draft EIR and supporting documentation prepared for the proposed project (Recirculated Draft EIR dated December 2021 and Appendix A through K), and all documents cited, incorporated by reference, or referred to therein; ▪ The written and verbal comments and documents submitted to the City by agencies, organizations, and members of the public (before, during, and after the close of the public comment periods.);
▪ The Mitigation Monitoring and Reporting Program;
▪ The Final EIR for the Teal Club Specific Plan dated March 2023 and all documents cited, incorporated by reference, or referred to therein;
▪ All findings and resolutions adopted by the City in connection with the proposed project, and documents cited or referred to therein;
▪ The City of Oxnard General Plan;
▪ Minutes or verbatim transcripts of information and study sessions, workshops, public meetings, and public hearings held by the City in connection with the proposed project; and ▪ Any other materials required to be in the record of proceedings by public Resources Code section 21167.6, subdivision (e).

The location and custodian of the documents and other materials that constitute the record of proceedings are:

City of Oxnard
Planning Division
214 South C Street
Oxnard, California 93030
Contact: Jay Dobrowalski, Planning Supervisor, (805) 385-3948

1.5 Findings
The Final EIR is incorporated into these findings in its entirety. Without limitation, this incorporation is intended to elaborate on the scope and nature of mitigation measures, the basis for determining the significance of impacts, the comparative analysis of alternatives, and the reasons for approving the Teal Club Specific Plan in spite of the potential for associated significant and unavoidable adverse impacts.

For the purposes of these findings, the impact discussions include the relevant policies and actions, as well as the separate mitigation measures imposed to reduce the impacts where the policies did not result in a less than significant impact. In the findings that follow, impact numbers are provided.

The impact numbers correspond to sections of the Final EIR that contain an expanded discussion of impacts. Please refer to the referenced impact sections of the Final EIR for more detail.

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CEQA Findings of Fact and Statement of Overriding Considerations 5 2 Project Description
This section lists the objectives of the proposed project, provides a brief description of the project, and lists the project alternatives evaluated in the Recirculated Draft EIR.

2.1 Project Objectives
The TCSP Project Proponent’s objectives of the project are to:
1) Create an integrated land, transportation, and infrastructure plan that allows for a mix of residential, mixed-use and commercial development to minimize the need for short distance single-person vehicle trips both within the project and within the City. 2) Provide a balance and economic match, to the extent feasible, between on-site housing and employment opportunities.
3) Create an integrated vehicular, pedestrian and bicycle circulation system that connects residential, industrial and commercial uses within the project. 4) Create recreational opportunities accessible to the neighborhood and City of Oxnard. 5) Establish land uses that permit a range of housing opportunities with varying densities, types, styles, prices and tenancy characteristics including compliance with the 2030 General Plan Housing Element affordability requirements.
6) Adopt design guidelines and regulations to provide for consistent and orderly implementation of the plan.
7) Provide development and transitional land use patterns that do not conflict with surrounding land uses and neighborhoods.
8) Avoid leapfrog development and accommodate projected growth in a location adjacent to existing infrastructure, urban services, existing circulation elements and community facilities. 9) Minimize traffic trips by providing a variety of neighborhood services in the commercial area of the project.
10) Establish development regulations to ensure residential neighborhoods are compatible with the surrounding area and all proposed land uses are properly integrated or buffered, as appropriate.
11) Access the City’s Advanced Water Purification program for non-potable water uses. 12) Provide an adequate buffer between the TCSP area and agricultural uses to the west on both an interim and permanent basis, as needed.
13) Utilize commercial land uses to buffer the TCSP area from the Oxnard Airport to the south. 14) Provide bike and trail linkages between the TCSP area and existing facilities. 15) Provide a mix of land uses that are financially independent, sustainable, and not a fiscal burden on the General Fund of the City of Oxnard.
16) Ensure appropriate phasing and financing for community facilities including street and road improvements, water, urban runoff and flood control facilities, and parks. 481
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6 17) Create neighborhoods with lasting value by setting high quality standards for residential and commercial land development and related public improvements. 18) Comply with the State of California’s “Build it Green” standards.

The City of Oxnard’s objectives of the project are to:
1) Develop a project consistent with the 2030 General Plan and other adopted and relevant City policies and capital improvement plans and programs.
2) Incorporate innovative, feasible, flexible features that assist the City in implementing relevant 2030 General Plan and related environmental, economic development, and planning goals, policies, and programs.

2.2 Project Summary
The proposed project involves the adoption of a Teal Club Specific Plan (TCSP), a Specific Plan that would involve residential, commercial, and park uses on the 149.72-acre area Teal Club Specific Plan area (“TCSP area”). The TCSP area includes seven agricultural parcels currently in active agricultural production, two of the parcels (seven acres) are located within the City of Oxnard and five parcels (142.72 acres) are in the County of Ventura. Therefore, the proposed project would also involve Pre- Zoning that would allow for the Annexation of a 142.72-acre collection of five agricultural parcels to the City of Oxnard (City), Annexation approval by the Ventura County Local Agency Formation Commission (LAFCo), and Annexation to the Calleguas Municipal Water District (CMWD) and Metropolitan Water District (MWD). The TCSP area is also within the land use planning area for the Oxnard Airport and would require approval by the Ventura County Airport Land Use Commission.

The TCSP would involve development on the 149.72-acre area north of Teal Club Road (known locally as “Teal Club”). Development of the TCSP area would involve construction of up to 990 single and multifamily residential units (of which approximately 148 would be affordable housing units); development of up to 132,000 gross square feet (gsf) of business park; up to 60,000 square feet of Urban Village commercial space; 17.76 acres of community and neighborhood parks and open space; new and widened on- and off-site arterials and collector streets; utility infrastructure including complete recycled water irrigation; resident and visitor parking; bicycle and pedestrian paths and sidewalks; bus transit stops; various pocket parks and resident recreation areas; and landscaping within the individual residential projects. In compliance with the LAFCo policy to avoid creating unincorporated islands, the project includes Annexation of 11.4 acres (9 parcels) south of Teal Club Road that would be Pre-Zoned Light Manufacturing (M-1) with capacity for up to 347,608 gsf of manufacturing uses. The project site is entirely within the Oxnard City Urban Restriction Boundary (CURB) and, therefore, does not require voter approval to adopt the proposed TCSP, Pre- Zoning, and Annexations. Overall, the entire project area is 161.12 acres (149.72-acre TCSP area plus the 11.4-acre additional Annexation area).

2.3 Alternatives
Based on the project objectives and anticipated environmental consequences, and pursuant to CEQA Guidelines Section 15126.6, the following project alternatives were selected for analysis:
▪ Alternative 1: No Project - No Development
▪ Alternative 2: Phase 1 Development Only
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CEQA Findings of Fact and Statement of Overriding Considerations 7 ▪ Alternative 3: Reduced Intensity
A more detailed description of these alternatives, and required findings, are set forth in Section 5, Feasibility of Project Alternatives.
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8 3 Effects Determined to be Mitigated to Less
than Significant Levels
The Recirculated Draft EIR identified certain potentially significant effects that could result from the project. However, the City finds, for the reasons stated in the EIR, that mitigation identified in the Recirculated Draft EIR and Initial Study would reduce impacts to less than significant levels. The City finds that all the mitigation measures described below are feasible and agrees to adopt them as conditions of approval for the project. Accordingly, changes or alterations have been required or incorporated into the project which avoid or substantially lessen the significant effects as identified in the EIR and adoption of the mitigation measures set forth below will reduce these significant or potentially significant effects to less than significant levels. These mitigation measures will effectively be part of the project.

3.1 Aesthetics
Impact AES-2
Scenic resources in the project area consist of farmland and tree windrows along the eastern boundary of the project area. These resources help define the project area’s visual character and quality. Implementation of the proposed project would replace these visual resources with urban development. Therefore, the project would both eliminate scenic resources and substantially alter the visual character and quality of the site. However, impacts would be Class II, significant but mitigable.

Mitigation Measure AES-2 Windrows in Project Landscaping.

A windrow shall be created throughout the length of the Beverly Drive greenbelt. In addition, in order to reinforce the project’s boundaries, windrows shall be created between the project area and the proposed school project, which abuts the project area, and between the Phase 1 and Phase 2 boundaries. The windrows shall be designed to emulate traditional regional windrows originally planted for farming operations, including spacing of trees and tree species of like stature as determined by the Community Development Director. The windrow plan shall be submitted for review and approval by the Oxnard Planning Department prior to issuance of grading permits or building permits in the TCSP area. The windrows shall be maintained for the life of the project, including necessary irrigation and protection for tree establishment and tree maintenance and replacement to maintain the aesthetic look and tree safety for the life of the project.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts to scenic resources would be mitigated to a less than significant level with incorporation of the required mitigation measure.
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CEQA Findings of Fact and Statement of Overriding Considerations 9

3.2 Agricultural Resources
Impact AG-2
Development of non-agricultural uses in the TCSP area could potentially cause compatibility conflicts with on-site and nearby agricultural uses. Impacts would be Class II, significant but mitigable.

Mitigation Measure AG-2 Agricultural Buffers
TCSP development adjacent to active agricultural operations shall provide fencing and a minimum buffer of 300 feet to the agricultural operations, consistent with the Ventura County Agricultural Commissioner’s Agricultural/Urban Buffer Policy (2006). If this distance is not practical due to project design or features, a minimum 150-foot buffer is acceptable if a vegetative screen is provided as specified in the Agricultural/Urban Buffer Policy. Consistent with Mitigation Measure AES-2, vegetative screens shall be windrows designed to emulate traditional regional windrows originally planted for farming operations, including spacing of trees and tree species of like stature as determined by the Community Development Director.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts to agricultural operations would be mitigated to a less than significant level with incorporation of the required mitigation measure.

3.3 Air Quality
Impact AQ-1
Project construction would generate temporary air pollutant emissions of ozone precursors ROG and NOX, as well as fugitive dust (PM10 and PM2.5). VCAPCD recommends that lead agencies include mitigation measures to reduce construction emissions; therefore, temporary construction-related air quality impacts would be Class II, significant but mitigable Mitigation Measure AQ-1(a) Dust Control Measures
The following shall be implemented during grading and construction to control dust.

1. The area disturbed by clearing, grading, earth moving, or excavation operations shall be minimized to prevent excessive amounts of dust.

2. Pre-grading/excavation activities shall include watering the area to be graded or excavated before commencement of grading or excavating activities. Application of water (preferably reclaimed, if available) should penetrate sufficiently to minimize fugitive dust during grading activities.

3. Fugitive dust produced during grading, excavation, and construction activities shall be controlled by the following activities:
a. All trucks shall be required to cover their loads as required by California Vehicle Code Section 23114.
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10 b. All graded and excavated material, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways, shall be treated to prevent fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally-safe soil stabilization materials, and/or roll- compaction as appropriate. Watering shall be done as often as necessary and reclaimed water shall be used whenever possible.

4. Graded and/or excavated inactive areas of the construction site shall be monitored at least weekly for dust stabilization. Soil stabilization methods shall be periodically applied to portions of the construction site that are inactive for over four days. If no further grading or excavation operations are planned for the area within three weeks, it shall be seeded and watered until grass growth is evident, or periodically treated with environmentally safe dust suppressants, to prevent excessive fugitive dust.

5. Signs shall be posted on-site limiting traffic to 15 miles per hour or less.

6. During periods of high winds (i.e., wind speed sufficient to cause fugitive dust to affect adjacent properties), all clearing, grading, earth moving, and excavation operations shall be curtailed to the degree necessary to prevent fugitive dust from being an annoyance or hazard, either off-site or on-site.

7. Adjacent streets and roads shall be swept at least once per day, preferably at the end of the day, if visible soil material is carried over to adjacent streets and roads.

8. Personnel involved in grading operations, including contractors and subcontractors, shall wear respiratory protection in accordance with California Division of Occupational Safety and Health regulations.

9. Shaker plates shall be installed at all truck exits from the site.

10. Dust control requirements shall be shown on all grading plans.

11. Signs displaying the APCD Complaint Line Telephone number for public complaints shall be posted in a prominent location visible off the site: (805) 303-3708 during business hours and (805) 303-3700 after hours.

Mitigation Measure AQ-1(b) Construction Equipment Controls The following shall be implemented during construction to minimize emissions of ozone precursors.

1. Construction contractors shall minimize equipment idling time throughout construction.

Engines shall be turned off if idling would be for more than five minutes.

2. Equipment engines shall be maintained in good condition and in proper tune as per manufacturers’ specifications.

3. The number of pieces of equipment operating simultaneously shall be minimized.

4. Construction contractors shall use alternatively fueled construction equipment (such as compressed natural gas, liquefied natural gas, or electric) when feasible.

5. The engine size of construction equipment shall be the minimum practical size.

6. Heavy-duty diesel-powered construction equipment manufactured after 1996 (with federally mandated clean diesel engines) shall be utilized wherever feasible. 486
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CEQA Findings of Fact and Statement of Overriding Considerations 11

7. During the smog season (May through October), the construction period should be lengthened so as to minimize the number of vehicles and equipment operating at the same time

8. Use of minimum of Tier 4 diesel rating for off-road construction equipment and engine model year 2010 and above for on-road construction vehicles.

Mitigation Measure AQ-1(c) Low Volatile Paints
Low volatile interior and exterior paints (less than 50 g/L ROC/VOC) shall be used for architectural coatings wherever painted surfaces are proposed.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Construction-related air quality impacts would be mitigated to a less than significant level with incorporation of the required mitigation measure.

Impact AQ-4
The proposed project would not generate population growth beyond AQMP forecasts. It would not inhibit the City’s ability to meet the goals of its EAP with implementation of energy efficiency measures described in Impact AQ-2. Impacts relating to AQMP and EAP consistency are therefore considered Class II, significant but mitigable.

Mitigation Measure AQ-2 (b) Increased Efficiency
Applicants for all projects in the TCSP area and in the nine parcels south of Teal Club Road proposed for Annexation shall include in construction and building management contracts the following energy saving requirements, or measures shown to be equally effective:
• Residential and commercial land use shall increase efficiency 15% beyond Title 24 to achieve a Tier 1 “green building” designation within the California Green Building Code, or equivalent as determined by the Community Development Director. • Use of solar or low-emission water heaters in new buildings. • Require that commercial landscapers providing services at the common areas of the TCSP area use electric or battery-powered equipment, or other internal combustion equipment that is either certified by the California Air Resources Board or is three years old or less at the time of use, to the extent that such equipment is reasonably available and competitively priced in Ventura County (meaning that the equipment can be easily purchased in stores in Ventura County and the cost of the equipment is not more than 20% greater than the cost of standard equipment).

Applicants for all projects in the TCSP area shall provide documentation of energy savings associated with materials proposed for use at time of building permit application.

Mitigation Measure AQ-2 (c) Passive Energy Conservation Design Applicants for all projects in the TCSP area and the nine parcels south of Teal Club Road proposed for Annexation shall include passive energy conservation design elements, including 487
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12 building material massing, orientation, architectural elements (deeply recessed windows, eave overhangs, etc.), landscape shading, recycled or low-impact materials, window glazing to increase insulation, and water circulation pumps to reduce water use, and/or similar measures shown to be equally effective.

Applicants for all projects in the TCSP area and the nine parcels south of Teal Club Road proposed for Annexation shall provide documentation of energy savings associated with materials and methods proposed for use at time of building permit application. These documents shall be reviewed by City staff for achievement of adequate energy conservation Mitigation Measure AQ-2 (d) Natural Ventilation
Applicants for all projects in the TCSP area and the nine parcels south of Teal Club Road proposed for Annexation shall include natural ventilation in building design plans.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Construction-related air quality impacts would be mitigated to a less than significant level with incorporation of the required mitigation measures.

3.4 Biological Resources
Impact BIO-1
Within the TCSP area, the additional Annexation area, and where Teal Club Road and Patterson Road will be widened, construction during the bird nesting season could directly or indirectly affect nesting birds protected under the Migratory Bird Treaty Act and the CFGC 3503. This is a Class II, significant but mitigable, impact.

Mitigation Measure BIO-1(a) Nesting Bird Survey
If tree removal is to occur during the bird-breeding season (February 15 through September 15), at a minimum one (1) survey shall be conducted prior to tree removal by a qualified biologist (a person with a biology degree and/or established skills in bird recognition). The survey shall occur no more than one (1) week prior to tree removal. The work limits plus a 250-foot buffer, as feasible, shall be surveyed to accommodate potential active raptor nests, as well as other birds nesting nearby. A copy of the biologist contract for these services shall be submitted to the Planning Department for review and approval prior to issuance of grading permits. A report summarizing the findings of the survey and the recommended buffers shall be provided to the Planning Department prior to vegetation removal activities.

Mitigation Measure BIO-1(b) Establishment of Appropriate Buffers In the event that nesting birds are observed within 250 feet of the disturbance/construction area, species-specific exclusionary buffers shall be determined by the qualified biologist, and construction timing and location shall be adjusted accordingly until the nestlings have fledged and are no longer dependent upon the nest. The active nests and exclusionary buffers shall be monitored by a qualified biologist (at least initially) to determine if the active nests are being 488
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CEQA Findings of Fact and Statement of Overriding Considerations 13 adversely affected by construction activities and to determine if a buffer would need to be increased to reduce such effects.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to nesting birds would be mitigated to a less than significant level with incorporation of the required mitigation measure.

Impact BIO-2
California horned lark and monarch butterflies, both locally sensitive animal species, were not observed on-site during site surveys but may occur within the project area. If present during construction, individuals could potentially be adversely affected. However, impacts to these species would not substantially reduce the populations or affect population sustainability. This is a Class II, significant but mitigable, impact.

Mitigation Measures BIO-1(a-b)
Discussed above under Impact BIO-1.

Mitigation Measure BIO-2(a) Monarch Butterfly Survey
If tree removal occurs during the aggregation season (September through December), a qualified biologist (a person with a biology degree and/or established experience with butterflies) shall determine the presence/absence of monarch butterfly activity on-site. At a minimum, one survey shall be performed no more than one week prior to initial tree removal. A copy of the biologist contract for these services shall be submitted to the Planning Department for review and approval prior to issuance of grading permits. A report summarizing the findings of the survey and the recommendations shall be provided to the Planning Department prior to tree trimming/removal activities.

Mitigation Measure BIO-2(b) Establishment of Appropriate Buffers If temporary aggregation activity is observed, a 100-foot buffer shall be established until after the aggregation season or until the monarchs have left the site.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts to horned lark and monarch butterflies would be mitigated to a less than significant level with incorporation of the required mitigation measure.

3.5 Geology and Soils
Impact GEO-2
The TCSP area and additional Annexation area is within a State designated Liquefaction Hazard Zone. In addition, near-surface alluvial soils in the project area are not considered suitable to 489
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14 support structures and expansive soils may be present. However, geotechnical engineering solutions are available to remediate these issues, and development of the residential and other uses envisioned in the TCSP and additional annexation area would be feasible from a geotechnical perspective. Mitigation Measure GEO-2 would reduce impacts to a Class II, significant but mitigable, level.

Mitigation Measure GEO-2 Geotechnical Recommendations
All recommendations contained within the TCSP geological “due diligence” investigation conducted by Geolabs in 2004 (Appendix D of this EIR) shall be followed for future development proposals within the TCSP area and annexation area south of Teal Club Road. These recommendations include the following, unless superseded by a project-specific geotechnical report reviewed and approved
• A uniform blanket of compacted fill shall be created for support of structural footings in the alluvial area.
• Areas that are to be paved shall be scarified to at least 12 inches below existing or rough grade (whichever is deeper), brought to near material’s optimum moisture content, and compacted to appropriate relative compaction.
• Areas with disturbed materials and areas to support structures shall be improved by over excavating the unsuitable materials and replacing them with engineered fill. • Any import materials that are to be used as structural fill shall be approved by a qualified geotechnical engineer prior to placement.
• Compressible soils that lie within areas to receive engineered fill shall be removed to relatively incompressible material, moisture conditioned, and replaced as properly compacted fill.
• Conduct laboratory testing to verify the expansive properties of the near-pad-grade materials shall be performed at the completion of rough grading.

Supplemental subsurface investigations shall be performed for each specific development project within the project area to more thoroughly evaluate the materials within the site and update/augment the measures listed above as appropriate. These reports shall be submitted for City review and approval prior to issuance of grading or building permits within the project area. All recommendations of the supplemental investigations shall be incorporated into approved grading and construction plans.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to liquefaction would be mitigated to a less than significant level with incorporation of the required mitigation measure.
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CEQA Findings of Fact and Statement of Overriding Considerations 15

3.6 Hazards and Hazardous Materials
Impact HAZ-2
Development of the TCSP and additional parcels to be annexed would require the demolition of structures that could contain asbestos or lead based paints. Demolition of these buildings, if these materials are present, could potentially expose workers to hazards that would adversely affect human health and safety. Also, buried asbestos-cement (“transite”) water pipes contain asbestos.

However, compliance with both locally adopted Ventura County Air Pollution Control District (VCAPCD) and State regulations regarding the handling and disposal of these materials would reduce these potential impacts to Class II, significant but mitigable.

Mitigation Measure HAZ-2(a) Asbestos and Lead Based Paint Surveys Prior to issuance of a demolition permit for any structure, a lead-based paint and asbestos survey shall be performed by a qualified and appropriately licensed professional and submitted to the City. All testing procedures shall follow recognized local standards as well as established California and Federal assessment protocols. The lead-based paint and asbestos survey report shall quantify the areas of lead –based paint and asbestos containing materials.

Mitigation Measure HAZ-2(b) Asbestos Abatement
Prior to any demolition or renovation, onsite structures that contain asbestos must have the asbestos containing material removed according to proper abatement procedures recommended by the asbestos consultant and as required by the VCAPCD. All abatement activities shall be in compliance with California and Federal OSHA, and with the VCAPCD requirements. Only asbestos trained and certified abatement personnel shall be allowed to perform asbestos abatement. All asbestos containing material removed from onsite structures shall be hauled and disposed of by a transportation company licensed to handle asbestos- containing materials and disposed of at a licensed receiving facility and under proper manifest.

Following completion of the asbestos abatement, the asbestos consultant shall provide a report documenting the abatement procedures used, the volume of asbestos containing material removed, where the material was disposed. This report shall include transportation and disposal manifests or dump tickets. The abatement report shall be prepared for the property owner or other responsible party, with a copy submitted to the VCAPCD and the City of Oxnard.

Mitigation Measure HAZ-2(c) Lead Based Paint Removal
Prior to the issuance of a permit for the renovation or demolition of any structure, a licensed lead- based paint professional shall be contracted to evaluate the structure for lead-based paint.

If lead-based paint is discovered, it shall be removed according to proper abatement procedures recommended by the consultant and in accordance with VCAPCD, State of California and Federal requirements. Only lead-based paint trained and certified abatement personnel shall be allowed to perform abatement activities. All lead-based paint removed from these structures shall be hauled and disposed of by a transportation company licensed to transport this type of material. In addition, the material shall be taken to a landfill or receiving facility licensed to accept the waste. Following completion of the lead based paint abatement, the lead based paint consultant shall provide a report documenting the abatement procedures used, the volume of lead based paint removed, where the material was moved to, and include transportation and 491
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16 disposal manifests or dump tickets. The abatement report shall be prepared for the property owner or other responsible party, with a copy submitted to the VCAPCD and the City of Oxnard.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to demolition of structures that could contain asbestos or lead-based paint would be mitigated to a less than significant level with incorporation of the required mitigation measure.

Impact HAZ-3
The proposed TCSP area is currently used for agriculture. Residual levels of chlorinated pesticides were found in the soil. Chemicals could be released during grading activities for development under the proposed TCSP, exposing construction workers and nearby receptors to contaminated soils.

However, with adherence to existing regulations pertaining to the remediation of such soils, impacts would be Class II, significant but mitigable.

Mitigation Measure HAZ-3 Remediation
The following recommendations (including those contained in the Phase I ESA) shall be implemented during construction of projects within the TCSP area:
• The upper agricultural disturbed soil (approximately upper 1 to 1.5 feet below surface level, to be determined by Building and Engineering Services), shall be removed and the site shall be recompacted.
• Monitoring of residual levels of pesticides and metals (including arsenic and lead) shall be confirmed both during and following completion of the grading activities to be sure residual levels are below action levels. San Francisco Bay Regional Water Quality Control Board’s Environmental Screening Levels (ESLs) and hazardous waste screening thresholds for contaminants in soil (CCR Title 22, Section 66261.24) shall be used to set appropriate residual levels of contamination found.
• If residual organochlorine pesticide or metals contamination (including arsenic and lead) is found at levels exceeding ESLs and/or hazardous waste screening thresholds for contaminants in soil (CCR Title 22, Section 66261.24), a Soil Management Plan, Removal Action Plan or equivalent document must be prepared by a qualified hazardous materials consultant. The plan must establish remedial measures and/ or soil management practices to ensure construction worker safety and the health of future workers, residents, and visitors. The Plan shall be submitted to the hazardous materials response team in the Oxnard Fire Department for review and approval.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to contaminated soils would be mitigated to a less than significant level with incorporation of the required mitigation measure.
492
Effects Determined to be Mitigated to Less than Significant Levels

CEQA Findings of Fact and Statement of Overriding Considerations 17 Impact HAZ-5
The proposed TCSP area and additional annexation area are both within the Oxnard Airport’s traffic pattern zone (TPZ) and are subject to height restrictions. Structures in these areas may be considered obstructions to air travel. Impacts related to airport safety clearance are Class II, significant but mitigable.

Mitigation Measure HAZ-5(a) FAA Notification
For all development in the TCSP area and the additional annexation area, the applicant shall notify the FAA via online application at FAA’s https://oeaaa.faa.gov/oeaaa/external/portal.jsp website. The FAA will determine if the structure is an “obstruction” or “hazard” to aviation, and if so, will make recommendations to reduce the obstruction or hazard. Prior to issuance of building permits, the applicant shall forward the FAA determination and recommendations to the City of Oxnard and the City shall require that the applicant implement the recommendations provided by the FAA. Recommendations may include the use of red obstruction lighting on new construction.

Mitigation Measure HAZ-5(b) Structural Coverage in the TCSP Area Structures within the TCSP area shall conform to the following guidelines:
• Residential uses: Maximum structural coverage of the residential planning areas must be no more than 25%. “Structural coverage” is defined as the percent of building footprint area to total land area, including streets and greenbelts.
• Commercial uses: Maximum structural coverage of the commercial planning areas must not exceed 50%. “Structural coverage” is defined as the percent of building footprint area to total land area, including streets and greenbelts.

Mitigation Measure HAZ-5(c) Structural Coverage in the Additional Annexation Area
Structures within the additional annexation area shall conform to the following guidelines:
• Commercial and industrial uses: Maximum structural coverage must not exceed 50%. “Structural coverage” is defined as the percent of building footprint area to total land area, including streets and greenbelts. Where development is proposed immediately adjacent to the airport property, site plans shall be designed to locate structures as far as practical from the runway.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to airport safety clearance would be mitigated to a less than significant level with incorporation of the required mitigation measure.
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18 3.7 Hydrology and Water Quality
Impact HWQ-4
During excavation and grading in the project area, groundwater could be encountered onsite. This may require temporary or permanent dewatering. However, impacts would be Class II, significant but mitigable.

Mitigation Measure HWQ-4 Dewatering Program
Prior to the issuance of any grading permits in the project area, a qualified engineer, hydrologist or hydrogeologist shall estimate from the final engineering plans the volume of dewatering necessary for development within the project area. If dewatering is required, a dewatering program shall be designed to properly convey and treat dewatering discharge in accordance with the NPDES permits, as well as state and local regulations. The program shall be subject to the approval of the City of Oxnard Public Works Department. The program shall include site design methods for treatment and conveyance of temporary, and permanent if required, dewatering discharge, including infiltration ponds, vegetated swales, and/or reuse for landscape irrigation. Prior to the implementation of a dewatering program, groundwater sampling shall be performed to ensure that the system is adequately designed and permitted to address onsite groundwater conditions. Groundwater samples shall be analyzed for chemicals related to agricultural operations (i.e.: pesticides and arsenic) , petroleum hydrocarbons, and volatile organic compounds (VOCs).

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to groundwater would be mitigated to a less than significant level with incorporation of the required mitigation measure.

3.8 Land Use and Planning
Impact LU-2
The proposed project is potentially inconsistent with applicable land use plans, policies and regulations. This is a Class II, significant but mitigable impact.

Mitigation Measures
Mitigation measures included in Sections 4.1, Aesthetics, 4.2, Agricultural Resources, 4.3, Air Quality, 4.5, Geology and Soils, 4.7, Hazards and Hazardous Materials, 4.10, Noise, and 4.13, Transportation and Traffic would reduce environmental impacts to help achieve consistency with adopted goals and policies.

CEQA Findings of Fact and Statement of Overriding Considerations 19 EIR. Impacts related to inconsistency with applicable land use plans would be mitigated to a less than significant level with incorporation of the required mitigation measure.

Impact LU-3
The proposed project would be generally compatible with existing adjacent urban and airport uses, with incorporation of mitigation measures included in the transportation, air quality, hazards, and noise sections of this EIR. This is considered a Class II, significant but mitigable, impact.

Mitigation Measure LU-3(a) FAA Notification
For all development in the TCSP area and the additional Annexation area, the applicant shall notify the FAA via online application at FAA’s https://oeaaa.faa.gov/oeaaa/external/portal.jsp website. The FAA will determine if the structure is an “obstruction” or “hazard” to aviation, and if so, will make recommendations to reduce the obstruction or hazard. Prior to issuance of building permits, the applicant shall forward the FAA determination and recommendations to the City of Oxnard and the City shall require that the applicant implement the recommendations provided by the FAA. Recommendations may include the use of red obstruction lighting on new construction.

Mitigation Measure LU-3(b) Structural Coverage in the TCSP Area Structures within the TCSP area shall conform to the following guidelines:
• Residential uses: Maximum structural coverage of the residential planning areas must be no more than 25%. “Structural coverage” is defined as the percent of building footprint area to total land area, including streets and greenbelts
• Commercial uses: Maximum structural coverage of the commercial planning areas must not exceed 50%. “Structural coverage” is defined as the percent of building footprint area to total land area, including streets and greenbelts.

Mitigation Measure LU-3(c) Structural Coverage in the Additional Annexation Area
Structures within the additional Annexation area shall conform to the following guidelines:
• Commercial and industrial uses: Maximum structural coverage must not exceed 50%. “Structural coverage” is defined as the percent of building footprint area to total land area, including streets and greenbelts. Where development is proposed immediately adjacent to the airport property, site plans shall be designed to locate structures as far as practical from the runway.

Mitigation Measure LU-3(d) Avigation Easement
Prior to issuance of final tract maps for development pursuant to the proposed Specific Plan or rezone of additional Annexation areas, the project applicant shall grant an avigation easement to the County of Ventura to record that the property owner(s) acknowledge that their properties are in an area subject to frequent aircraft overflights and that such overflights may result in noise, exhaust emissions and vibrations.
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20 Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to compatibility with urban and airport uses would be mitigated to a less than significant level with incorporation of the required mitigation measures.

3.9 Public Services and Recreation
Impact PS-1
The proposed project would incrementally increase demands on the Oxnard Fire Department. This increase would affect the personnel, equipment, and the organization of the Fire Department. This would be a Class II, significant but mitigable impact.

Mitigation Measure PS-1 New Fire Station, Equipment, and Staffing The developer shall provide sufficient proportional funding for development of an additional fire station, fire engine, and staff to provide fire/emergency services to the project area. The City of Oxnard shall create a Community Facilities (Mello Roos) District within the project area to offset proportional associated staffing costs. Mitigation shall be in place and operational prior to occupancy to be determined by the Oxnard Fire Department.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to fire department demand would be mitigated to a less than significant level with incorporation of the required mitigation measure.

Impact PS-2
The proposed project would incrementally increase demands on the Oxnard Police Department, which could adversely affect the Police Department. This would be a Class II, significant but mitigable impact.

Mitigation Measure PS-2(a) Oxnard Police Department Consultation Prior to approval of individual Development Design Review permits, the developer shall work closely with the Oxnard Police Department prior to the final design of the project to ensure the development of adequate security measures for the construction and occupancy stages of development. Such measures shall include but are not limited to the following:
• Compliance with Oxnard Police Department recommendations relative to building design, site design, visibility, access, graffiti control, landscaping, security lighting, doors, locks and other relevant factors in the preparation of the final plans. • The Oxnard Police Department shall be included in the plan check process to enable the Department to recommend specific improvements that will enhance crime prevention for the project and allow for the police to better plan for calls that may be generated by the development.
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Effects Determined to be Mitigated to Less than Significant Levels

CEQA Findings of Fact and Statement of Overriding Considerations 21 • Implement fencing and security measures during the construction phase. The City of Oxnard Police Department shall approve security measures
Mitigation Measure PS-2(b) New Police Staffing
The developer shall provide sufficient proportional funding for development of additional police staffing to provide police protection services to the project area. The City of Oxnard shall create a Community Facilities (Mello Roos) District within the project area to offset proportional associated staffing costs. Mitigation shall be in place and operational prior to occupancy to be determined by the Oxnard Police Department.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Impacts related to police department demand would be mitigated to a less than significant level with incorporation of the required mitigation measure.

3.10 Utilities
Impact UTL-2
Buildout under the proposed TCSP would generate an estimated water demand of about 389 acre feet per year. The City’s projected water supply is expected to be adequate to serve the TCSP demands though the Year 2035, based on planned increases in supply provided by recycled water and transfer of groundwater sources from agricultural activities to the City. However, certain sources of supply included in the City’s projections are not yet available. Impacts would be Class II, significant but mitigable.

Mitigation Measure UTL-2(a) Availability of Recycled Water In order to ensure that the proposed TCSP does not draw from Phase I AWPF recycled water, the City shall confirm that planned additional AWPF capacity is at least 50% funded and engineering plans are 25% completed before any building permits for the first phase of the TCSP are issued and/or adequate alternative new water are available.

Mitigation Measure UTL-2(b) On-site Recycled Water System The recycled water system serving the TCSP area shall include the following:
• Pipeline extension from the mainline in Ventura Road to the property. The developer shall be responsible for either constructing the line or payment of fees to the City for its construction.
• A recycled water system that serves all practical irrigated areas and which is: (1) separated from the domestic water system; (2) constructed per the City’s Recycled Water Construction Standards; (3) irrigated at night; and (4) properly signed. Note that the signs shall be installed once the system is fully operational.
• Mainline shall be a public system with meters, as appropriate, to recycled water customers.

The developer shall be responsible for the design and construction of the recycled water 497
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22 main pipeline system within the development. Construction shall be per City standard requirements with payment of applicable fees.
• Separate meters for the portion of the irrigated area intended for the future recycled water system and the portion of the system that will not be connected to the future recycled water system, if any.
• Until the recycled water system is operational, the common area irrigation system shall be connected to the domestic system. Once recycled water is available, and connection to the recycled water system is made, the developer shall remove the connection to the domestic water system.
• Prior to the availability of recycled water, the developer shall be responsible for payment of the Recycled Water Connection Fee or the water connection fee, whichever is greater for facilities constructed.
• At such time as recycled water is available, the developer shall be responsible for all costs involved with the re-connection of the applicable portions of the irrigation system to the public recycled water system, including appropriate signage. Credits for connection fees shall be given by the City based on the size of the meter(s). Under no circumstance will there be a refund of water connection fees already paid. • The developer shall be responsible for appropriate CCRs covering the use of recycled water within the property and for proper disclosures.

Mitigation Measure UTL-2(c) Exterior Water Conservation The developer shall incorporate into the TCSP the following exterior water conservation features in order to reduce water demand to the greatest extent feasible, with a goal of at least 30% water use reduction compared to traditional turf landscaping. These shall include, but are not limited to:
• Landscape of common areas with low water-using plants (i.e., drought tolerant plant species);
• Weather-based irrigation controllers for all landscaped areas; • Minimize the use of turf by limiting it to lawn dependent uses; and, • Wherever turf is used, install warm season grasses
Mitigation Measure UTL-2(d) On-site Domestic Water System The on-site domestic water system shall include:
• Connections to the City’s system in at least two locations as approved by the City, generally located along the eastern side of the property (Ventura Road) and along either the north or south side of the development away from Ventura Road. There shall be an on-site looped main transmission system through the development.
• Public pipeline systems which feed into separate water meters for each ownership. In addition, there shall be separate water meters for each multi-family unit, but not apartments.
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Effects Determined to be Mitigated to Less than Significant Levels

CEQA Findings of Fact and Statement of Overriding Considerations 23 • An internal water system designed to provide for the higher of either maximum day plus fire or peak hour demand.

Mitigation Measure UTL-2(e) Water Neutrality
To ensure that the proposed TCSP meets the objectives of the City’s Water Neutrality Policy, the City shall confirm, at the time individual phases of the project are reviewed, that the FCGMA allocation transfer rate in place is sufficient to meet the water demand of the phase under consideration. Additional water demand above the amount of transferred supply, shall be provided by the applicant to offset the net additional water demand associated with the project. This shall be accomplished through a Water Neutrality Plan to be reviewed and approved by the City prior to issuance of any building permit. The Water Neutrality Plan shall contain any combination of the following measures, or other measures suggested by the Applicant, that are quantifiable, permanent offsets of existing potable water use elsewhere in the City, or bring new water supply to the City, that match or exceed potable water shortfall:
a. Use recycled water for indoor residential uses, including but not limited to, toilet flushing; b. Use recycled water for indoor business park and commercial elements of the project including, but not limited to, toilet and urinal flushing, process uses and air conditioning. c. Contribute to expansion of the City’s water conservation program, such as but not limited to offsets available through programs such as toilet exchange and showerhead replacements;
d. Provide to the City financial contributions towards City programs which generate in-City water conservation or recycled water capacity or conveyance not otherwise required by another State or local water conservation program;
e. Participate in other similar programs with cumulatively result in an adequate water supply contribution; and
f. Provide to the City water supplies equal to the shortage amount.

The City shall ensure implementation of the approved plan in all aspects of permitting and construction of individual phases addressed in the plan.

Finding
The City of Oxnard finds that changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the EIR. Phase 2 impacts related to water supply would be mitigated to a less than significant level with incorporation of the required mitigation measure.
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24 4 Significant Effects that Cannot be Mitigated
to a Less than Significant Level
A significant unavoidable impact is an impact that cannot be mitigated to a less than significant level if the project is implemented, because no feasible mitigation has been identified. Except for the impacts described below, all significant impacts associated with the proposed project would be reduced to a less than significant level with incorporation of mitigation measures identified in the Final EIR. The project would result in the following significant unavoidable impacts:

4.1 Agricultural Resources
Impact AG-1
Implementation of the proposed TCSP would result in the conversion of approximately 149.5 acres of “important farmland” with prime soils to non-agricultural uses. This would result in the permanent loss of agricultural lands. Therefore, impacts would be Class I, significant and unavoidable.

Mitigation Measure AG-1 Agricultural Conservation
The applicant shall implement one of the two options below. The applicant for projects involving the Phase 1 properties shall implement Option 1, the Agricultural Conversion In-Lieu fee. For the applicants for Phase 2 properties, Option 1 is also the preferred option, though the City may review and allow Option 2.

Option #1: Agricultural Conversion In-Lieu Fee. Prior to issuance of the first grading permit, the applicant shall have paid an agricultural conservation in-lieu fee to the City of Oxnard. The final fee amount shall be determined by the City of Oxnard at its discretion. The funds shall be used for land acquisition (land or structure), refurbishment and/or construction of farmworker housing units within Oxnard. The use of such funds shall be determined at the discretion of the City Manager, Community Development Director, and Housing Director.

Option #2: Purchase of Agricultural Conservation Easements. Prior to recordation of the first final map in the TCSP area, the applicant shall have recorded permanent agricultural conservation easements on at least 50 acres in either the Oxnard Plain area of Ventura County, the Santa Clara River floodplain, or a location otherwise deemed acceptable by the City of Oxnard Community Development Department. Prior to issuance of a building permit for construction of the 500th residential unit, the applicant shall have recorded permanent agricultural conservation easements on at least 100 acres in the Oxnard Plain area of Ventura County, the Santa Clara River floodplain, or a location otherwise deemed acceptable by the City of Oxnard Community Development Department. Prior to issuance of a building permit for construction of the 990th residential unit, the applicant shall have recorded permanent agricultural conservation easements on at least 149.5 acres in the Oxnard Plain area of Ventura County, the Santa Clara River floodplain, or a location otherwise deemed acceptable by the City of Oxnard Community Development Department. All agricultural lands to be preserved via conservation easement shall be of comparable quality to the farmland of statewide importance that would be converted under implementation of the TCSP, containing row crops or tree crops 500
Significant Effects that Cannot be Mitigated to a Less than Significant Level

CEQA Findings of Fact and Statement of Overriding Considerations 25 and high soil fertility. Agricultural conservation easements shall perpetually restrict non-farm development and other uses that are inconsistent with commercial agriculture. To the extent feasible, the applicant shall coordinate with and provide funding for qualified land conservation entities (i.e., land trusts) to secure and hold the easements in perpetuity.

Finding
Implementation of the required mitigation measures would reduce impacts to agricultural resources either through the payment of an in-lieu fee which the City would use for land acquisition, refurbishment, and/or construction of farmworker housing units within Oxnard or through the applicant’s purchase of permanent agricultural conservation easements The City finds that although this impact would be significant and unavoidable, the impact is acceptable when weighed against the overriding social, economic, and other considerations set forth in the Statement of Overriding Considerations (Section 6 of these Findings).

4.2 Air Quality
Impact AQ-2
Operational emissions of ROG and NOX would exceed VCAPCD’s daily thresholds. While the impacts of vehicle emissions and related impacts are mitigable with payment of Transportation Demand Management (TDM) fees, not all operational emissions are mitigable. Therefore, the project would have a Class I, significant and unavoidable, impact to regional air quality.

Mitigation Measure AQ-2(a) TDM Fees
The TCSP project developer shall provide payment of fees to the City’s Transportation Demand Management Plan Fund Fee for Mitigation for Air Quality. Fees will be based on the formula provided by the Ventura County APCD. The fees will be based on the exceedance of the threshold for ROG and NOx that is attributable to mobile emissions for Phase 1 and Phase 2. The fees shall be based on the unit cost for ROG and NOx, in effect at the time the fee is to be paid using the VCAPCD guidelines formula of:
• (excess emissions lbs/day) x (unit cost ROG) x (days in operation) x (3 years) = Total cost • (excess emissions lbs/day) x (unit cost NOx) x (days in operation) x (3 years) = Total cost Payment of Phase 1 fees is required prior to issuance of the first certificate of occupancy for Phase 1. Payment of Phase 2 fees is required prior to issuance of the first certificate of occupancy for Phase 2. Payment of fees associated with the additional Annexation area is required for future developers prior to issuance of certificate of occupancy.

Mitigation Measure AQ-2(b) Increased Efficiency.

Applicants for all projects within the TCSP area and in the nine parcels on the south side of Teal Club Road proposed for annexation shall include in construction and building management contracts the following energy saving requirements, or measures shown to be equally effective:
• Residential and commercial land use shall increase efficiency 15% beyond Title 24 to achieve a Tier 1 “green building” designation within the California Green Building Code. • Use of solar or low-emission water heaters in new buildings. 501
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26 • Require that commercial landscapers providing services at the common areas of the TCSP area use electric or battery-powered equipment, or other internal combustion equipment that is either certified by the California Air Resources Board or is three years old or less at the time of use, to the extent that such equipment is reasonably available and competitively priced in Ventura County (meaning that the equipment can be easily purchased in stores in Ventura County and the cost of the equipment is not more than 20% greater than the cost of standard equipment). Applicants for all projects within the TCSP area shall provide documentation of energy savings associated with materials proposed for use at time of building permit application.

Mitigation Measure AQ-2(c) Renewable Energy
All structures within the TCSP area and within the nine parcels south of Teal Club Road with a flat or nearly flat roof area of over 10,000 square feet shall be designed to support the installation of solar panels and/or similar equipment that generates electricity from sunlight and/or wind. (This is a current requirement of Title 24 for all newly constructed single family residences and low-rise multifamily residential buildings, but shall also apply to all development proposed within the TCSP area and within the nine parcels on the south side of Teal Club Road proposed for annexation.) The owner/tenant of the building may elect to install such equipment to service the building and/or enter into a commercially reasonable public or private utility agreement for purposes of generating energy or transmission, if requested by the City and economically feasible.

Mitigation Measure AQ-2(d) Passive Energy Conservation Design.

Applicants for all projects within the TCSP area and in the nine parcels south of Teal Club Road proposed for annexation shall include passive energy conservation design elements, including building material massing, orientation, landscape shading, recycled or low-impact materials, window glazing to increase insulation, and water circulation pumps to reduce water use, and/or similar measures shown to be equally effective.

Applicants for all projects within the TCSP area and nine parcels south of Teal Club Road proposed for annexation shall provide documentation of energy savings associated with materials and methods proposed for use at time of building permit application. These documents shall be reviewed by City staff for achievement of adequate energy conservation.

Mitigation Measure AQ-2(e) Natural Ventilation. Applicants for all projects within the TCSP area and in the nine parcels south of Teal Club Road proposed for annexation shall include natural ventilation in building design plans whenever feasible.

Finding
Implementation of the required mitigation measures would reduce NOX emissions associated with the operation of the TCSP and projects on the nine parcels south of Teal Club Road proposed for annexation. Payment of TDM fees would mitigate the impacts from mobile emissions to the extent feasible provided that the final square footage and dwelling units does not exceed those described in Section 2.0, Project Description, of the Recirculated Draft EIR. At this programmatic stage of planning for the TCSP, there are no specific building design plans and therefore it cannot be ensured that individual projects would include the design components necessary to reduce the impacts from area emissions to a less than significant level. Due to the exceedance of VCAPCD thresholds for ROG and NOX that are not attributable to mobile emissions and therefore not mitigable by payment of 502
Significant Effects that Cannot be Mitigated to a Less than Significant Level

CEQA Findings of Fact and Statement of Overriding Considerations 27 fees, impacts would remain significant after mitigation. (However, mitigation measures AQ-2(b) through AQ-2(e) do ensure that the projects would be consistent with City of Oxnard General Plan policies intended to reduce operational emissions.) The City finds that although this impact would be significant and unavoidable, the impact is acceptable when weighed against the overriding social, economic, and other considerations set forth in the Statement of Overriding Considerations (Section 6 of these Findings).

4.3 Cumulative Impacts
An EIR is required to discuss the cumulative impacts of a project when the project’s incremental effect is cumulatively considerable. CEQA Guidelines Section 15130(a). “Cumulatively considerable” means that the incremental effects of the project are significant when viewed in connection with the effects of past projects, other current projects, and probable future projects. CEQA Guidelines Section 15065(a)(3); Pub. Resources Code Section 21083(b)(2).

The City finds that the proposed project will result in cumulatively considerable impacts to agriculture and air quality.

As discussed in Section 4.3, Air Quality, of the Recirculated Draft EIR, Ventura County is currently in nonattainment under the federal 2008 standard for 8-hour ozone (AQMP, 2016) and under the state standards for ozone, PM2.5, and PM10, related projects could exceed an air quality standard or contribute to an existing or projected air quality exceedance. With regard to determining the significance of the proposed project’s contribution, the VCAPCD recommends that a project’s potential contribution to cumulative impacts should be assessed utilizing the same significance criteria as those for project specific impacts. Therefore, this EIR assumes that individual development projects that generate operational emissions that exceed the VCAPCD recommended daily thresholds for project-specific impacts would also cause a cumulatively considerable increase in emissions for those pollutants for which the Basin is in nonattainment. As discussed in Impact AQ- 2, operational emissions associated with full buildout of the proposed project would exceed VCAPCD thresholds for ROG and NOX. Therefore, the emissions generated by the proposed project would be cumulatively considerable regarding a substantial contribution to an existing or projected air quality violation.

As discussed in Section 4.2, Agricultural Resources, of the Recirculated Draft EIR, the proposed project combined with other planned and pending projects would contribute to the conversion of agricultural land to non-agricultural uses. The City’s 2030 General Plan Program EIR, which was certified in October 2011, found significant and unavoidable impacts related to the conversion of agricultural land to non-agricultural uses, as no feasible mitigation measures were available to reduce this impact to a less than significant level. Project development would convert approximately 149.5 acres of important farmland to non-agricultural uses and would therefore substantially contribute to this significant impact, even with implementation of Mitigation Measure AG-1 to avert the future regional conversion of important farmland with agricultural conservation easements.

A number of regulatory mechanisms are in place to minimize the conversion of agricultural land to nonagricultural use outside of the CURB, including the County SOAR ordinances, City CURB, and greenbelt agreements between Camarillo and Oxnard and between the City of Oxnard and City of Ventura. Nevertheless, planned development of Prime Farmland, Farmland of Statewide Importance, and Unique Farmland within the CURB line would result in cumulatively significant agricultural resource impacts, as the conversion of such land to non-agricultural uses cannot be fully mitigated. According to the City’s 2030 General Plan Program EIR (recirculated November 2009 503
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28 version), cumulative development would result in the conversion of up to 2,215 acres of important farmland, of which 1,048 acres would be farmland of statewide importance. The specific 149.5 acre loss of farmland associated with buildout of the proposed project is included in General Plan assessment as shown on Figure 5-1, Important Farmland Updates, of the recirculated 2030 General Plan Program EIR and represents approximately 14% of the total cumulative loss of “important” farmlands within the CURB. Thus, the cumulative impact to agricultural would be significant and the project’s contribution would be cumulatively considerable.

Finding
Implementation of the proposed project would result in cumulatively considerable air quality impacts associated with the Ventura County area’s nonattainment for various criteria air pollutants and the project’s operational ROG and NOX emissions. While mitigation measure AG-2(a-e) as discussed above would be required, the project would still have cumulative impacts. The City finds that although this impact would be significant and unavoidable, the impact is acceptable when weighed against the overriding social, economic, and other considerations set forth in the Statement of Overriding Considerations (Section 6 of these Findings).

Implementation of the proposed project would result in cumulatively considerable agricultural impacts due to the conversion of 149.5 acres of important farmland. While mitigation measure AG- 1, as discussed above, would be required, impacts would remain cumulatively considerable. The City finds that although this impact would be significant and unavoidable, the impact is acceptable when weighed against the overriding social, economic, and other considerations set forth in the Statement of Overriding Considerations (Section 6 of these Findings).

504
Feasibility of Project Alternatives

CEQA Findings of Fact and Statement of Overriding Considerations 29 5 Feasibility of Project Alternatives
The Recirculated Draft EIR included several project alternatives. The City hereby concludes that the Recirculated Draft EIR sets forth a reasonable range of alternatives to the proposed project so as to foster informed public participation and informed decision making. The City finds that the alternatives identified and described in the Recirculated Draft EIR were considered and further finds two of them to be infeasible for the specific economic, social, or other considerations set forth below pursuant to CEQA Guidelines Section 21081.

In addition to the project, the following alternatives were evaluated in the Recirculated Draft EIR, and are more fully described in Section 7, Alternatives, of the Recirculated Draft EIR.

5.1 Alternative 1: No Project – No Development
Alternative
The CEQA Guidelines stipulate that an EIR specifically include a “No Project” alternative. The purpose in including a No Project Alternative is to allow decision-makers to compare the impacts of approving the project with the impacts of not approving the project.

This alternative assumes that the proposed project is not approved and that the project area is not developed. For the TCSP area, the existing County of Ventura Zoning of Agricultural Exclusive-40 and County of Ventura General Plan designation of Agricultural would remain and the area would remain in active agricultural uses. The existing structures on-site would not be demolished. The nine parcels in the additional Annexation area would not be Annexed and would remain designated as Agricultural-Urban Reserve in the Ventura County General Plan.

The No Project – No Development alternative would involve no changes to the physical environment and thus would have no environmental effects. As such, this alternative would have no impact with respect to aesthetics, agricultural resources, biological resources, geology, greenhouse gas emissions/climate change, hazards and hazardous materials, hydrology, noise, population, education, and housing, public services and recreation, traffic, or utilities and energy. This alternative would eliminate the proposed project’s significant and unavoidable impacts with respect to conversion of important farmland, operational air pollution emissions, and change in visual character. No mitigation measures would be required for the No Project – No Development alternative. Overall impacts would be lower than those of the proposed project since no change to environmental conditions would occur.

This alternative would be inherently consistent with the Ventura County General Plan but would not fulfill the vision of the City of Oxnard General Plan for the project area, which pre-designates the project area as “Urban Village” and includes a goal to support development of this land.

Findings
The No Project – No Development Alternative would not meet several of the objectives of the proposed project, including:
• Provide a mix of residential and commercial development to minimize vehicle trips (Objective 1)
505
City of Oxnard
Teal Club Specific Plan

30 • Create recreational opportunities (Objective 4)
• Create housing opportunities (Objective 5)
The City rejects Alternative 1 as infeasible because it would not achieve several of the project objectives.

The findings for the Teal Club Specific Plan set forth in this document and the overriding social, economic and other considerations set forth in the Statement of Overriding Considerations provide support for the proposed project and the elimination of this alternative from further consideration.

5.2 Alternative 2: Phase 1 Development Only
This alternative anticipates that Phase 2 of the TCSP would not be developed. The 57.9 acres that comprise Phase 2 would continue to be used for agriculture. The 91.8 acres of the Phase 1 planning area would be developed, 150-foot agricultural buffers (with a vegetative screen) would be provided and the Phase 2 area would be removed from the TCSP. The resulting project (Phase 1 only) would include 723 dwelling units at various densities, a 6.5‐acre Community Park, and Urban Village core along Ventura Road. Total non-residential development in the TCSP area would include 60,000 square feet of commercial/mixed-use space. Development of the business research park would not occur. The additional nine parcels south of Teal Club Road would still be annexed and zoned for light manufacturing, potentially facilitating up to 347,608 square feet of light industrial development.

Overall, this alternative would result in 267 fewer residential units than the proposed project (a 27% reduction) and 132,000 fewer square feet of non-residential development (a 29% reduction). This alternative would result in the demolition of one existing single-family residence in the TCSP area and approximately six residences in the additional Annexation area.

Alternative 2 would require the same mitigation measures to reduce impacts related to aesthetics, biological resources, Hazards and Hazardous materials, Hydrology and Water Quality, Land Use and Planning, Public Services, Transportation and Traffic, Utilities and Service Systems However, this alternative would result in different operational impacts in some areas. Because the alternative would include fewer residential units, impacts related to greenhouse gas emissions and noise would be reduced. Nonetheless, Alternative 2, like the proposed project, would result in unavoidable significant impacts related to Agricultural Resources and Air Quality.

Findings
This alternative would reduce, but not eliminate, the significant and unavoidable impacts related to Air Quality and Agricultural Resources. This alternative would generally meet the project objectives, although fewer housing units, office uses, and public park acreage would be constructed.

The City rejects Alternative 2 as infeasible because it would not meet the project objectives to the same extent as the proposed project and would not eliminate the significant and unavoidable air quality and agricultural resources impacts.

5.3 Alternative 3: Reduced Intensity
This alternative would be similar to the proposed project with similar land uses and development patterns, but would replace the business research park area with single-family residential units. This 506
Feasibility of Project Alternatives

CEQA Findings of Fact and Statement of Overriding Considerations 31 alternative assumes 387 single-family dwelling units would be constructed (instead of the 220 under the proposed project) and 603 multi-family dwelling units would be constructed (instead of the 770 under the proposed project). In other words, 167 additional single-family units would be constructed and 167 fewer multi-family units would be constructed; the total number of dwelling units would remain the same as the proposed project. This alternative would also reduce the commercial/mixed-use building area by 10,000 square feet and would not involve the 132,000 square feet of business research park use. All other components of the proposed project would remain, including the 990 dwelling units.

In total, this alternative would reduce non-residential development in the TCSP area development by 142,000 square feet. The additional nine parcels south of Teal Club Road would still be annexed and zoned for light manufacturing, potentially facilitating up to 347,608 square feet of light industrial development. Overall, this alternative would result in 142,000 fewer square feet of non- residential development (a 26% reduction).

In comparison to the proposed project, Alternative 3 would require the same mitigation measures to reduce impacts related to Aesthetics, Agricultural Resources, Air Quality, Biological Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Public Services, Transportation and Traffic, and Utilities and Service Systems. Alternative 3 would result in less impacts related to Greenhouse Gas Emissions, but would still result in unavoidable impact to Agriculture and Air Quality.

The City rejects Alternative 3 as infeasible because it would not meet the project objectives to the same extent as the proposed project ad would not eliminate the significant and unavoidable air quality and agricultural resources impacts.

5.4 Environmentally Superior Alternative
The CEQA Guidelines state than an EIR shall identify an environmentally superior alternative. If the environmentally superior alternative is the “No Project” alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives (Section 15126.6(e)(2)).

Alternative 1: No Project – No Development would avoid all of the proposed project impacts and would be environmentally superior to the proposed project. However, this alternative would not fulfill the project objectives.

Among the other alternatives being considered, Alternative 2: Phase 1 Only Development could be considered environmentally superior, as it would reduce impacts in many issue areas, due primarily to the 57-acre reduction in the development area. This alternative would reduce, but not eliminate, the significant and unavoidable impacts related to Air Quality and Agricultural Resources. This alternative would generally meet the project objectives, although fewer housing units, office uses and public park acreage would be constructed.
507
City of Oxnard
Teal Club Specific Plan

32 6 Statement of Overriding Considerations
CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a project against its unavoidable risks when determining whether to approve a project. If the specific economic, legal, social, technological or other benefits of the project outweigh the unavoidable adverse environmental effects, those effects may be considered acceptable (CEQA Guidelines Section 15093(a)). CEQA requires the agency to support, in writing, the specific reasons for considering a project acceptable when significant impacts are not avoided or substantially lessened. Those reasons must be based on substantial evidence in the Final EIR or elsewhere in the administrative record (CEQA Guidelines Section 19093(B)). The proposed project would result in a significant unavoidable impact related to Agricultural Resources and Air Quality.

No feasible mitigation measures have been identified that would reduce these impacts to a less than significant level. These significant unavoidable impacts are identified and discussed in Section 5 of these Findings. The City finds that the significant unavoidable impacts to Agricultural Resources and Air Quality are outweighed by the proposed project’s benefits and is acceptable in light of the benefits of the project, based on the findings below:
▪ The City has made a reasonable and good faith effort to eliminate or substantially mitigate the potential impacts resulting from the project, as described above. ▪ All mitigation measures required in the Final EIR have been incorporated into the project and will be implemented through the MMRP, incorporated by reference herein. ▪ In accordance with CEQA Guidelines Section 15093, the City has, in determining whether or not to approve the project, balanced the economic, legal, social, technological, and other benefits, including region-wide or statewide environmental benefits of the project against these unavoidable environmental risks, and has found that the benefits of the project outweigh the unavoidable adverse environmental effects.
▪ The proposed project would fulfill all of the project objectives, whereas some of the proposed alternatives, each of which has the same significant and unavoidable impacts, do not.

The following statements specify the reasons why, in the City’s judgment, the benefits of the project outweigh its unavoidable environmental risks. The City also finds that any one of the following reasons for approval cited below is sufficient to justify approval of the project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence, the City will stand by its determination that each individual reason is sufficient. The substantial evidence supporting the City Findings and the benefits described below can be found in the Record of Proceedings. ▪ The proposed project fulfills the vision for the Teal Club Specific Plan area provided in the City’s General Plan.
▪ The proposed project helps create an economic match between on-site housing and employment opportunities.
▪ Implementation of the proposed project will result in the development of a new, well-designed, economically feasible residential community that consists of a variety of residential products and unit types. The project would allow for development of up to 990 residential units, 148 of which would be affordable housing options.
508
Statement of Overriding Considerations

CEQA Findings of Fact and Statement of Overriding Considerations 33 ▪ Implementation of the project would allow for up to 60,000 square feet to be used for retail, mixed se, and office use and would be centered around a Public Plaza and be within walking distance of public transportation and residential units.
▪ The proposed project would promote a mix of land uses on the site that would be financially independent and sustainable.
▪ The addition of 990 residential units to the City of Oxnard will make a substantial contribution toward attainment of community housing goals. The diverse residential types will address a number of communities housing issues, including affordable and market rate multi-family housing, smaller single-family housing for first-time home buyers, move-up housing, and executive housing.
▪ The project would create an integrated vehicular, pedestrian and bicycle circulation system that connects residential, industrial, and commercial uses within the project. This would help minimize short distance single-person vehicular trips.
▪ The project would create recreational opportunities for citizens of Oxnard. ▪ The project would permit a variety of housing opportunities and would comply with the 2030 General Plan Housing Element affordability requirement. ▪ The project would concentrate development near commercial space in the area while also allowing for the creation of necessary buffers between residential development and the Oxnard Airport and Agricultural land.
▪ Implementation of the project would include designation of two park areas, one a 10-acre community park and the other a 7.38-acre park. There would also be a greenbelt in the proposed project area for a total of 17.76 park and open space acres. ▪ The TCSP consists of traditional neighborhood design components that promote “porch and street orientation” and encourage walking and interaction between residents. Both single- family residences (Low-Medium Density) and courtyard/cluster homes (Low-Medium Density) would include porches and architectural elements reflecting the early 20th Century diversity and character of style evident in the nearby F and G Streets historic district and other recently developed neighborhoods. High, Medium, and Medium-High Density areas would orient to internal pathways and common areas with connection to the public walking network and to the urban village.

After balancing the specific economic, legal, social, technological, and other benefits of the project alternatives, the City of Oxnard has determined that the unavoidable adverse environmental impacts identified may be considered acceptable due to the specific considerations listed above which offset the unavoidable, adverse environmental impact that will be caused by implementation of the proposed project.

Recognizing that significant and unavoidable impacts will result from implementation of the project, the City adopts this Statement of Overriding Considerations. Having adopted all feasible mitigation measures and recognizing the significant and unavoidable impact, the City hereby finds that each of the separate benefits of the project, as stated herein, is determined to be unto itself an overriding consideration, independent of other benefits, that warrants approval of the proposed project and outweighs and overrides its unavoidable significant effect, and thereby justifies the approval of the project.
509
City of Oxnard
Teal Club Specific Plan

34 7 Conclusion

7.1 Incorporation by Reference
These findings incorporate the text of the Final Environmental Impact Report for the City of Oxnard Teal Club Specific Plan by reference and in its entirety. Without limitation, this incorporation is intended to elaborate on the scope and nature of mitigation measures, the basis for determining the significance of impacts, the comparative analysis of alternatives, the determination of the environmentally superior alternative, and the reasons for approving the project in spite of the potential for associated significant and unavoidable adverse impacts.

7.2 No Recirculation of the Recirculated Draft EIR is
Required
The changes and new information provided in the Final EIR consist of clarifications of the Recirculated Draft EIR analysis and do not include identification of new significant impacts associated with the project or mitigation measures, or new project alternatives or mitigation measures that warrant consideration.

The City of Oxnard finds that the new information added in the Final EIR merely clarifies, amplifies, or makes insignificant modifications to an adequate EIR and is not “significant” within the meaning of CEQA Guidelines Section 15088.5. The City of Oxnard further finds that incorporating the new information does not deprive the public of a meaningful opportunity to comment on the project or its effects, and that no information has been added to the Final EIR that would warrant recirculation pursuant to Public Resources Code Section 21092.1. Finally, the City of Oxnard has reviewed and considered comments made after the Final EIR was issued and finds that those comments do not present significant new information within the meaning of CEQA Guidelines Section 15088.5 or otherwise warrant recirculation of the Final EIR pursuant to Public Resources Code Section 21092.1.

These findings are based on all the information presented in the Final EIR and the record of proceedings.

7.3 Summary

1. Based on the foregoing Findings and the information contained in the record, the City has made one or more of the following Findings with respect to each of the significant effects of the project:
a. Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effects identified in the Final EIR.
b. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other public agency.
c. Specific economic, legal, social, technological, or other considerations, make infeasible the mitigation measures or alternatives identified in the Final EIR that would otherwise 510
Conclusion

CEQA Findings of Fact and Statement of Overriding Considerations 35 avoid or substantially lessen the identified significant environmental effects of the project.

2. Based on the foregoing Findings and the information contained in the record, the City determines that:
a. All significant effects on the environment due to the approval of the project have been eliminated or substantially lessened where feasible.
b. Any remaining significant effects on the environment found to be unavoidable are acceptable due to the factors described in the Statement of Overriding Considerations in Section 6, above.

511
Mitigation Monitoring and Reporting Program

1 Mitigation Monitoring and Reporting Program

CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). This mitigation monitoring and reporting program is intended to track
and ensure compliance with adopted mitigation measures during the project implementation phase. For each mitigation measure recommended in
the Final Environmental Impact Report (Final
EIR), specifications are made herein that i
dentify the action required, the monitoring that must
occur, and the agency or department responsible for oversight.

512
City of
Oxnard

Teal Club Specific Plan

2 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

A
esthetics

A
ES
-
2 Windrows in Project Landscaping

A windrow shall be created throughout the length
of the Beverly Drive greenbelt. In addition, in order
to reinforce the project’s boundaries, windrows
shall be
created between the project area and the
proposed school project, which abuts the project
area, and between the Phase 1 and Phase 2
boundaries. The windrows shall be designed to
emulate traditional regional windrows originally
planted for farming operation
s, including spacing
of trees and tree species of like stature as
determined by the Community Development
Director. The windrow plan shall be submitted for
review and approval by the Oxnard Planning
Department prior to issuance of grading permits or
buildi
ng permits in the TCSP area. The windrows
shall be maintained for the life of the project,
including necessary irrigation and protection for
tree establishment and tree maintenance and
replacement to maintain the aesthetic look and
tree safety for the life

of the project.

Submit a windrow plan for review and
approval
prior to issuance of grading
permits or building permits in the TCSP
area
.

C
reate windrows throughout the
length of the Beverly Drive greenbelt,
between the project and the proposed
school project, and between the Phase
1 and Phase 2 boundaries.

Maintain windrows for the life of the
project.

Review and approve
the windrow plan.

Conduct inspections
to ensure
maintenance of
windrows for the life
of the project.

Once prior to
issuance of
grading
permits or
building
permits.

Periodically
throughout
life of the
project

City of
Oxnard
Community
Development
Department

Agricultural
Resources

AG
-
1 Agricultural Conservation

The applicant shall implement one of the two
options below. The applicant for projects involving
the Phase 1 properties shall implement Option 1,
the Agricultural Conversion In
-
Lieu fee.

For the
applicants for Phase 2 properties, Option 1 is also
the preferred option, though the City may review
and allow Option 2.

Option

#1: Agricultural Co
nservation

In
-
Lieu Fee.

Prior to issuance of the first grading permit, the
applicant shall have paid an agricultural
conservation in
-
lieu fee to the City of Oxnard. The
final fee amount shall be determined by the City of
Oxnard at its discretion. The funds shall be used for
The

applicant shall implement one of
the two options, either paying an
agricultural conservation in
-
lieu fee

(Option #1)
, which is preferred, or
have
recorded permanent agricultural
conservation easements on at least 50
acres in either the Oxnard Plain area of
Ventura County, the Santa Clara River
floodplain, or a location otherwise
deemed acceptable by the City of
Oxnard Community Development
Depa
rtment

(Option #2)
.

Confirm payment of
fees
(Option #1)
or
recordation of
agricultural
conservation
easements

(Option
#2)
.

Option #1:

Prior to
issuance of
the first
grading
permit

Option #2:

Prior to
recordation of
the first final
map in the
TCSP area

City of
Oxnard
Community
Development
Department

513
Mitigation Monitoring and Reporting Program

3 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

land acquisition (land or structure), refurbishment
and/or construction of farmworker housing units
within Oxnard. The use of such funds shall be
determined at the discretion of the City Manager,
Community Development Director, and Housing
Director.

Option #2: Purchase of Agricultural Conservation
Easements.

Prior to recordation of the first final
map in the TCSP area, the applicant shall have
recorded permanent agricultural conservation
easements on at least 50 acres in either the
Oxnard Plain area of Ventura County, the Santa
Clara River floodplain, or a lo
cation otherwise
deemed acceptable by the City of Oxnard
Community Development Department. Prior to
issuance of a building permit for construction of
the 500th residential unit, the applicant shall

have
recorded permanent agricultural conservation
easements on at least 100 acres in the Oxnard
Plain area of Ventura County, the Santa Clara River
floodplain, or a location otherwise deemed
acceptable by the City of Oxnard Community
Development Departmen
t. Prior to issuance of a
building permit for construction of the 990
th

residential unit, the applicant shall have recorded
permanent agricultural conservation easements on
at least 149.5 acres in the Oxnard Plain area of
Ventura County, the Santa Clara Ri
ver floodplain,
or a location otherwise deemed acceptable by the
City of Oxnard Community Development
Department. All agricultural lands to be preserved
via conservation easement shall be of comparable
quality to the farmland of statewide importance
that w
ould be converted under implementation of
the TCSP, containing row crops or tree crops and
high soil fertility. Agricultural conservation
easements shall perpetually restrict non
-
farm
development and other

uses that are inconsistent
514
City of
Oxnard

Teal Club Specific Plan

4 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

with commercial agriculture. To the extent
feasible, the applicant shall coordinate with and
provide
funding for qualified land conservation
entities (i.e., land trusts) to secure and hold the
easements in perpetuity.

AG
-
2 Agricultural Buffers

TCSP development adjacent to active agricultural
operations shall provide fencing and a minimum
buffer of 300 feet to the agricultural operations,
consistent with the
Ventura County Agricultural
Commissioner’s Agricultural/Urban Buffer Policy
(2006). If this distance is not practical due to
project design or features, a minimum 150
-
foot
buffer is acceptable if a vegetative screen is
provided as specified in the Agricult
ural/Urban
Buffer Policy. Consistent with Mitigation Measure
AES
-
2, vegetative screens shall be windrows
designed to emulate traditional regional windrows
originally planted for farming operations, including
spacing of trees and tree species of like statur
e as
determined by the Community Development
Director.

Provide f
encing
and a minimum buffer
of 300 feet (or 150 feet with vegetative
screen if 300 feet is not possible due to
project design) for development
adjacent to active agricultural
operations.

The City shall review
plans
to

confirm the
necessary
agricultural buffers
are
included in
project plans.

Once

prior to
issuance of
grading
permit.

City of
Oxnard
Community
Development
Department

Air Quality

AQ
-
1 (a) Dust Control Measures

The following shall be implemented during grading
and construction to control dust.

1. The area disturbed by clearing, grading, earth
moving, or excavation operations shall be
minimized to prevent excessive amounts of
dust.

2. Pre
-
grading/excavation activities shall include
watering the area to be graded or excavated
before commencement of grading or
excavating activities. Application of water
(preferably reclaimed, if available) should
penetrate sufficiently to minimize fugitiv
e dust
during grading activities.

I
mplement dust
control measures
during construction and grading.

Confirm dust control
measures are
implemented.

Periodically
throughout
constructi
o
n

activities.

City of
Oxnard
Community
Development
Department

515
Mitigation Monitoring and Reporting Program

5 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

3. Fugitive dust produced during grading,
excavation, and construction activities

shall be
controlled by the following activities:

All trucks shall be required to cover their
loads as required by California Vehicle Code
Section 23114.

All graded and excavated material, exposed
soil areas, and active portions of the
construction site,
including unpaved on
-
site
roadways, shall be treated to prevent
fugitive dust. Treatment shall include, but
not necessarily be limited to, periodic
watering, application of environmentally
-
safe soil stabilization materials, and/or roll
-
compaction as approp
riate. Watering shall
be done as often as necessary and
reclaimed water shall be used whenever
possible.

4. Graded and/or excavated inactive areas of the
construction site shall be monitored at least
weekly for dust stabilization. Soil stabilization
methods shall be periodically applied to
portions of the construction site that are
inactive for over four days. I
f no further grading
or excavation operations are planned for the
area within three weeks, it shall be seeded and
watered until grass growth is evident, or
periodically treated with environmentally safe
dust suppressants, to prevent excessive fugitive
dust
.

5. Signs shall be posted on
-
site limiting traffic to
15 miles per hour or less.

6. During periods of high winds (i.e., wind speed
sufficient to cause fugitive dust to affect
adjacent properties), all clearing, grading, earth
moving, and excavation operations shall be
curtailed to the degree necessary to prevent
516
City of
Oxnard

Teal Club Specific Plan

6 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

fugitive dust from being an annoyance or
hazard, either off
-
site or on
-
site.

7. Adjacent streets and roads shall be swept at
least once per day, preferably at the end of the
day, if visible soil material is carried over to
adjacent streets and roads.

8. Personnel involved in grading operations,
including contractors and subcontractors, shall
wear respiratory protection in accordance with
California Division of Occupational Safety and
Health regulations.

9. Shaker plates shall be installed at all truck exits
from the site.

10. Dust control requirements shall be shown on all
grading plans.

Signs displaying the APCD Complaint

Line
Telephone number for public complaints shall be
posted in a prominent location visible off the site:
(805) 303
-
3708 during business hours and (805)
303
-
3700 after hours.

AQ
-
1(b)
Construction Equipment Controls

The following shall be implemented during
construction to minimize emissions of ozone
precursors.

1. Construction contractors shall minimize
equipment idling time throughout construction.

Engines shall be turned off if idling would be for
more than five minutes.

2. Equipment engines shall be maintained in good
condition and in proper tune as per
manufacturers’ specifications.

3. The number of pieces of equipment operating
simultaneously shall be minimized.

4. Construction contractors shall use alternatively
fueled construction equipment (such as
compressed natural gas, liquefied natural gas,
or electric) when feasible.

Implement construction equipment
controls to minimize emissions of
ozone precursors during construction.

Confirm measures
are implemented.

Periodically
throughout
constructi
o
n
activities.

City of
Oxnard
Community
Development
Department

517
Mitigation Monitoring and Reporting Program

7 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

5. The engine size of construction equipment shall
be the minimum practical size.

6. Heavy
-
duty diesel
-
powered construction
equipment manufactured after 1996 (with
federally mandated clean diesel engines) shall
be utilized wherever feasible.

7. During the smog season (May through
October), the construction period should be
lengthened so as to minimize the number of
vehicles and equipment operating at the same
time.

8. Use of minimum of Tier 4 diesel rating for off
-
road construction equipment and engine model
year 2010 and above for on
-
road construction
vehicles.

AQ
-
1(c) Low Volatile Paints

Low volatile interior and exterior paints (less than
50 g/L ROC/VOC) shall be used for
architectural
coatings wherever painted surfaces are proposed.

Use low volatile paints.

Verify that building
plans
specify use of
low volatile paints.

Once p
rior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

AQ
-
2(a) TDM Fees

The TCSP project developer shall provide payment
of fees to the City’s Transportation Demand
Management Plan Fund Fee for Mitigation for Air
Quality. Fees will be based on the formula
provided by the Ventura County APCD. The fees
will be based on the excee
dance of the threshold
for ROG and NOx that is attributable to mobile
emissions for Phase 1 and Phase 2. The fees shall
be based on the unit cost for ROG and NOx, in
effect at the time the fee is to be paid using the
VCAPCD guidelines formula of:



(excess emissions lbs/day) x (unit cost ROG) x
(days in operation) x (3 years) = Total cost



(excess emissions lbs/day) x (unit cost NOx) x
(days in operation) x (3 years) = Total cost

Provide payment of fees to the
City’s
Transportation Demand Management
Plan Fund Fee for Mitigation for Air
Quality.

Payment of Phase 1 fees is required
prior to issuance of the first certificate
of occupancy for Phase 1. Payment of
Phase 2 fees is required prior to
issuance of the first certificate of
occupancy for Phase 2. Payment of
fees associated with the additional

Annexation area is required for future
developers prior to issuance of
certificate of occupancy.

V
erify payment of
fees and
keep
record
of payment of the
required fees
on file
.

Prior to
certificate of
occupancy for
each phase
.

City of
Oxnard
Community
Development
Department

518
City of
Oxnard

Teal Club Specific Plan

8 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

Payment of Phase 1 fees is required prior to
issuance of the first certificate of occupancy for
Phase 1. Payment of Phase 2 fees is required prior
to issuance of the first certificate of occupancy for
Phase 2. Payment of fees associated with the
additional

Annexation area is required for future
developers prior to issuance of certificate of
occupancy.

AQ
-
2(b)

Increased Efficiency

Applicants for all projects in the TCSP area and in the nine parcels south of Teal Club Road proposed for
Annexation shall include in construction and building
management contracts the following

energy saving
requirements, or measures
shown to be equally
effective:



Residential and commercial land use shall
increase efficiency 15% beyond Title 24 to
achieve a Tier 1 “green building” designation
within the California Green Building Code, or
equivalent as determined by the Community
Development Director.



Use of solar or low
-
emission water heaters in
new buildings.



Require that commercial landscapers providing
services at the common areas of the TCSP area
use electric or battery
-
powered equipment, or
other internal combustion equipment that is
either certified by the California Air Resources
Board or is three years o
ld or less at the time of
use, to the extent that such equipment is
reasonably available and competitively priced
in Ventura County (meaning that the
equipment can be easily purchased in stores in
Ventura County and the cost of the equipment
is not more

th
an 20% greater than the cost of
standard equipment).

I
nclude energy saving measures in
construction an
d

building management
contracts

and
provide

documentation of
energy savings associated with materials
proposed for use at time of building
permit application.

Verify measures are
included in
construction and
building
management
contracts.

Verify measures
implemented during
construction.

Once

prior to
building
permit
approval
.

Periodically
throughout
construction.

City of
Oxnard
Community
Development
Department

519
Mitigation Monitoring and Reporting Program

9 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

Applicants for all projects in the TCSP area shall
provide

documentation of energy savings associated
with materials proposed for use at time of building
permit application.

AQ
-
2(c)

Passive Energy Conservation Design

Applicants for all projects in the TCSP area and the
nine parcels south of Teal Club Road proposed for
Annexation shall include passive energy conservation
design elements, including building
material massing,
orientation, architectural elements (deeply recessed
windows, eave overhangs, etc.), landscape shading,
recycled or low
-
impact materials, window glazing to
increase insulation, and water circulation pumps to
reduce water use, and/or simil
ar measures shown to
be equally effective.

I
nclude passive energy conservation
design elements
and provide

documentation of energy savings
associated with building materials and
method
s at the time of building permit
application.

Review documents
for achievement of
adequate energy
conservation
.

Once prior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

AQ
-
2(d)

Natural
Ventilation

Applicants for all projects in the TCSP area and the
nine parcels south of Teal Club Road proposed for
Annexation shall include natural ventilation in
building design plans.

Include natural ventilation in building
design plans.

Review plans to
confirm they include
natural ventilation.

Once prior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

Biological Resources

BIO
-
1(a)
Nesting Bird Survey

If tree removal is to occur during the bird
-
breeding
season (February 15 through September 15), at a
minimum one (1) survey shall be conducted prior
to tree removal by a qualified biologist (a person
with a biology degree and/or established skills in
bird
recognition). The survey shall occur no more
Conduct

a survey prior to tree removal
.

S
ubmit to the City Planning
Department a copy of the biologist
contract for review and approval
.

Review and approve
the biologist contract
and the report
summarizing the
survey findings.

Once p
rior to
issuance of
grading
permits
.

City of
Oxnard
Community
Development
Department

520
City of
Oxnard

Teal Club Specific Plan

10 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

than one (1) week prior to tree removal. The work
limits plus a 250
-
foot buffer, as feasible, shall be
surveyed to accommodate potential active raptor
nests, as well as other birds nesting nearby. A copy
of the biologist contract for these services shall b
e
submitted to the Planning Department for review
and approval prior to issuance of grading permits.

A report summarizing the findings of the survey
and the recommended buffers shall be provided to
the Planning Department prior to vegetation
removal activi
ties.

Provide a report summarizing the
findings

to the Planning Department
prior to vegetation removal activities
.

BIO
-
1(b)

Establishment of Appropriate Buffers

In the event that nesting birds are observed within
250 feet of the disturbance/construction area,
species
-
specific exclusionary buffers shall be
determined by the qualified biologist, and
construction timing and location shall be adjusted
accordingly unti
l the nestlings have fledged and are
no longer dependent upon the nest. The active
nests and exclusionary buffers shall be monitored
by a qualified biologist (at least initially) to
determine if the active nests are being adversely
affected by construction

activities and to
determine if a buffer would need to be increased
to reduce

such effects.

Install e
xclusionary buffers
as
determined by the biologist if nesting
birds are found.

Verify buffers are in
place.

Periodically
during
construction.

City of
Oxnard
Community
Development
Department

BIO
-
2(a)

Monarch Butterfly Survey

If tree removal occurs during the aggregation
season (September through December), a qualified
biologist (a person with a biology degree and/or
established experience with butterflies) shall
determine the presence/absence of monarch
butterfly activity on
-
s
ite. At a minimum, one
survey shall be performed no more than one week
prior to initial tree removal. A copy of the biologist
contract for these services shall be submitted to
the Planning Department for review and approval
prior to issuance of grading per
mits. A report
Applicant shall ensure a qualified
biologist is on site to determine
presences/absence of monarch
butterflies on site during aggregation
season.

Submit the biologist contract to the
Planning Department for review and
approval.

Provide a report summarizing the
findings

to the Planning Department
.

Review and approve
the biologist contract
and the report
summarizing the
survey findings.

Prior to
issuance of
grading
permits
.

City of
Oxnard
Community
Development
Department

521
Mitigation Monitoring and Reporting Program

11 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

summarizing the findings of the survey and the
recommendations shall be provided to the
Planning Department prior to tree
trimming/removal activities
.

BIO 2(b) Establishment of Appropriate Buffers

If temporary aggregation activity is observed, a
100
-
foot buffer shall be
established until after the
aggregation season or until the monarchs have left
the site.

Install buffers as determined by the
biologist.

Verify buffers are in
place.

Periodically
during
construction.

City of
Oxnard
Community
Development
Department

Cultural Resources

CR
-
1(a) Native American Monitoring

(
r
ecommended mitigation measure
)

Developer shall contract with a Native

American
monitor to be present during all subsurface
grading, trenching or construction activities on the
project area. The monitor shall provide a monthly
report to the Planning Division summarizing their
activities during the reporting period. A copy of the
contract for these services shall be submitted to
the Planning Manager for review and approval
prior t
o grading activities on site. The

monitoring
report(s) shall be provided to the Planning Division
prior to approval of final building permits.

C
ontract with a Native American
monitor who will provide a monthly
report to the Planning Division
.

Review and approve
the contract and
review and approve
monthly reports.

Review
contract prior
to issuance of
grading
permit.

Review
reports
monthly.

City of
Oxnard
Community
Development
Department

CR
-
1(b
)
Procedures for Discovery of Intact Cultural
Resources

(
r
ecommended mitigation measure)

In the event that archaeological resources are
unearthed during project construction, all earth
disturbing work

within the vicinity of the find must
be temporarily suspended or redirected until an
archaeologist has evaluated the nature and
significance of the find. After the find has been
appropriately mitigated, work in the area may
resume. A Chumash representative

shall monitor
any mitigation work associated with Native
American cultural material.

In the event that archaeological
resources are unearthed during project
construction

applicant shall halt
ground disturbing work and ensure a
Chumash representative is on site to
monitor mitigation work
.

Verify monitor is in
place.

Periodically
during
construction.

City of
Oxnard
Community
Development
Department

522
City of
Oxnard

Teal Club Specific Plan

12 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

CR
-
1(c) Procedures for Discovery of Human Remains

(
r
ecommended mitigation measure)

If human remains are unearthed, State Health and
Safety Code Section 7050.5 requires that no
further
disturbance shall occur until the County
Coroner has made the necessary findings as to
origin and disposition pursuant to Public Resources
Code Section 5097.98. If the remains are
determined to be of Native American descent, the
coroner has 24 hours to not
ify the California Native
American Heritage Commission.

In the case that human remains are
unearthed Applicant must not further
disturb them and must contact the
California Native American Heritage
Commission within 24 hours if the
remains are of Native American
descent
.

Verify work has
stopped and
procedures are
followed.

Periodically
during
construction.

City of
Oxnard
Community
Development
Department

CR
-
1(d) Unanticipated Discovery of Tribal Cultural Resources (
r
ecommended mitigation measure)

In the event that cultural resources of Native
American origin are identified during construction,
all earth
-
disturbing work within the vicinity of the
find
must be temporarily suspended or redirected
until an archaeologist has evaluated the nature
and significance of the find and an appropriate
Native American representative, based on the
nature of the find, is consulted. If the City
determines that the resou
rce is a tribal cultural
resource and thus significant under CEQA, a
mitigation plan shall be prepared and
implemented in accordance with state guidelines
and in consultation with Native American groups.

The plan would include avoidance of the resource
or,

if avoidance of the resource is infeasible, the
plan would outline the appropriate treatment of
the resource in coordination with the archeologist
and the appropriate Native American tribal
representative.

In the event that cultural resources of
Native American origin are identified
during construction, all earth
-
disturbing work must be suspended or
redirected. An archaeologist must
evaluate the find and a Native
American representative must be
consulted. If

necessary, a mitigation
plan shall be prepared and
implemented to avoid the resource if
feasible.

Verify work has
stopped and
procedures are
followed.

Periodically
during
construction
.

City of
Oxnard
Community
Development
Department

Geology and Soils

GEO
-
2 Geotechnical
Recommendations

All recommendations contained within the TCSP
geological “due diligence” investigation conducted
by Geolabs in 2004 (Appendix D of this EIR) shall be
followed for future development proposals within
the TCSP area and annexation area south of Teal
Incorporate

geotechnical
recommendations
into grading and
construction plans.

Review and approve
grading and
construction

plans to
ensure geotechnical
Prior to
issuance of
grading and
building
permits.

City of
Oxnard
Community
Development
Department

523
Mitigation Monitoring and Reporting Program

13 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

Club Road. These recommendations include the
following, unless superseded by a project
-
specific
geotechnical report reviewed and approved



A uniform blanket of compacted fill shall be
created for support of structural footings in the
alluvial area.



Areas that are to be paved shall be scarified to
at least 12 inches below existing or rough grade
(whichever is deeper), brought to near
material’s optimum moisture content, and
compacted to appropriate relative compaction.



Areas with disturbed materials and areas to
support structures shall be improved by over
excavating the unsuitable materials and
replacing them with engineered fill.



Any import materials that are to be used as
structural fill shall be approved by a qualified
geotechnical engineer prior to placement.



Compressible soils that lie within areas to
receive engineered fill shall be removed to
relatively incompressible material, moisture
conditioned, and replaced as properly
compacted fill.



Conduct laboratory testing to verify the
expansive properties of the near
-
pad
-
grade
materials shall be performed at the completion
of rough grading.

Supplemental subsurface investigations shall be
performed for each specific development project
within the project area to more thoroughly
evaluate the materials within the site and
update/augment the measures listed above as
appropriate. These reports sha
ll be submitted for
City review and approval prior to issuance of
grading or building permits within the project area.

All recommendations of the supplemental
recommendations
are included
.

524
City of
Oxnard

Teal Club Specific Plan

14 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

investigations shall be incorporated into approved
grading and construction plans.

Hazards and Hazardous Materials

HAZ
-
2(a)

Asbestos and Lead Based Paint Surveys

Prior to issuance of a demolition permit for any
structure, a lead
-
based paint and asbestos survey
shall be performed by a qualified and appropriately
licensed
professional and submitted to the City. All
testing procedures shall follow recognized local
standards as well as established California and
Federal assessment protocols. The lead
-
based
paint and asbestos survey report shall quantify the
areas of lead
–
bas
ed paint and asbestos containing
materials.

Conduct
lead
-
based paint and asbestos
survey

and submit to City
.

Review and approve
survey report.

Prior to
issuance of
demolition
permit.

City of
Oxnard
Community
Development
Department

HAZ
-
2(b)

Asbestos Abatement

Prior to any demolition or renovation, onsite
structures that contain asbestos must have the
asbestos containing material removed according to
proper abatement procedures recommended by
the asbestos consultant and as required by the
VCAPCD. All abatement a
ctivities shall be in
compliance with California and Federal OSHA, and
with the VCAPCD requirements. Only asbestos
trained and certified abatement personnel shall be
allowed to perform asbestos abatement. All
asbestos containing material removed from onsit
e
structures shall be hauled and disposed of by a
transportation company licensed to handle
asbestos
-
containing materials and disposed of at a
licensed receiving facility and under proper
manifest. Following completion of the asbestos
abatement, the asbest
os consultant shall provide a
report documenting the abatement procedures
used, the volume of asbestos containing material
removed, where the material was disposed. This
report shall include transportation and disposal
manifests or dump tickets. The abatem
ent report
Remove a
sbestos containing material
according to proper abatement
procedures recommended by the
asbestos consultant and as required by
the VCAPCD
.

Prepare and submit abatement report
to the VCAPCD and City.

Verify procedures are
followed.

Review and approve
abatement report.

Prior to
issuance of
demolition
permit and as
needed during
demolition.

City of
Oxnard
Community
Development
Department

and VCAPCD

525
Mitigation Monitoring and Reporting Program

15 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

shall be prepared for the property owner or other
responsible party, with a copy submitted to the
VCAPCD and the City of Oxnard.

HAZ
-
2(c) Lead Based Paint Removal

Prior to the issuance of a permit for the renovation
or demolition of any structure, a licensed lead
-

based paint professional shall be contracted to
evaluate the
structure for lead
-
based paint. If lead
-
based paint is discovered, it shall be removed
according to proper abatement procedures
recommended by the consultant and in
accordance with VCAPCD, State of California and
Federal requirements. Only lead
-
based paint

trained and certified abatement personnel shall be
allowed to perform abatement activities. All lead
-
based paint removed from these structures shall
be hauled and disposed of by a transportation
company licensed to transport this type of
material. In addi
tion, the material shall be taken to
a landfill or receiving facility licensed to accept the waste. Following completion of the lead based
paint abatement, the lead based paint consultant
shall provide a report documenting the abatement
procedures used, th
e volume of lead based paint
removed, where the material was moved to, and
include transportation and disposal manifests or
dump tickets. The abatement report shall be
prepared for the property owner or other
responsible party, with a copy submitted to the

VCAPCD and the City of Oxnard.

Remove lead based paint
according to
proper procedures
.

Prepare and submit abatement report
to the VCAPCD and City.

Verify procedures are
followed.

Review and approve
abatement report.

Prior to
issuance of
demolition
permit and as
needed during
demolition.

City of
Oxnard
Community
Development
Department

and VCAPCD

HAZ
-
3 Remediation

The following recommendations (including those
contained in the Phase I ESA) shall be implemented
during
construction of projects in the TCSP area:



The upper agricultural disturbed soil
(approximately upper 1 to 1.5 feet below
surface level, to be determined by Building and
U
pper agricultural disturbed soil shall
be removed and the site shall be
recompacted.

Monitor r
esidual
levels of

pesticides
and metals.

Verify grading plans
include removal and
recompaction of soil.

Verify monitoring has
occurred.

Prior to
approval of
grading
permit.

City of
Oxnard
Community
Development
Department

and Oxnard

526
City of
Oxnard

Teal Club Specific Plan

16 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

Engineering Services), shall be removed and the
site shall be recompacted.



Monitoring of residual levels of pesticides and
metals (including arsenic and lead) shall be
confirmed both during and following
completion of the grading activities to be sure
residual levels are below action levels. San
Francisco Bay Regional Water Quali
ty Control
Board’s Environmental Screening Levels (ESLs)
and hazardous waste screening thresholds for
contaminants in soil (CCR Title 22, Section
66261.24) shall be used to set appropriate
residual levels of contamination found.



If residual organochlorine pesticide or metals
contamination (including arsenic and lead) is
found at levels exceeding ESLs and/or
hazardous waste screening thresholds for
contaminants in soil (CCR Title 22, Section
66261.24), a Soil Management Plan, Remov
al
Action Plan or equivalent document must be
prepared by a qualified hazardous materials
consultant. The plan must establish remedial
measures and/ or soil management practices to
ensure construction worker safety and the
health of future workers, residen
ts, and
visitors. The Plan shall be submitted to the
hazardous materials response team in the
Oxnard Fire Department for review and
approval.

If residual
pesticides or metals are
found to
exceed ESLs and/or hazardous
waste screening thresholds for
contaminants in soil
, prepare a
Soil
Management Plan, Removal Action
Plan
and
submitted to the hazardous
materials response team in the Oxnard
Fire Department for review and
approval.

Review and approve
Soil Management
Plan
.

Fire
Department

HAZ
-
5(a) FAA Notification.

For all development in the TCSP area and the
additional annexation area, the applicant shall
notify the FAA via online application at FAA’s
https://oeaaa.faa.gov/oeaaa/external/portal.jsp
website. The FAA will determine if the structure is
an “obstruction”

or “hazard” to aviation, and if so,
will make recommendations to reduce the
obstruction or hazard. Prior to issuance of building
Notify

the FAA
.

Implement recommendations from
FAA as appropriate.

Forward the FAA determination and
recommendations to the City.

Verify FAA has
reviewed plans and
that the applicant
has implemented
recommendations as
appropriate.

Prior to
issuance of
building
permit.

City of
Oxnard
Community
Development
Department

527
Mitigation Monitoring and Reporting Program

17 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

permits, the applicant shall forward the FAA
determination and recommendations to the City of
Oxnard and the City shall require that the applicant
implement the recommendations provided by

the
FAA. Recommendations may include the use of red
obstruction lighting on new construction.

HAZ
-
5(b) Structural Coverage in the TCSP Area

Structures within the TCSP area shall conform to
the following guidelines:



Residential uses: Maximum structural
coverage of the residential planning areas
must be no more than 25%.
“Structural
coverage” is defined as the percent of building
footprint area to total land area, including
streets and greenbelts



Commercial uses: Maximum structural
coverage of the commercial planning areas
must not exceed 50%. “Structural coverage” is
defined as the percent of building footprint
area to total land area, including streets and
greenbelts.

Include in project plans that s
tructural
coverage shall be no more than 25% in
residential areas and no more than
50% in commercial areas
.

Verify project plans
meet guidelines.

Prior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

HAZ
-
5(c)

Structural Coverage in the Additional Annexation Area

Structures within the additional annexation area
shall conform to the
following guidelines:

Commercial and industrial uses: Maximum
structural coverage must not exceed 50%.
“Structural coverage” is defined as the percent of
building footprint area to total land area, including
streets and greenbelts. Where
development is
proposed immediately adjacent to the airport
property, site plans shall be designed to locate
structures as far as practical from the runway.

Include in project plans that s
tructural
coverage in the additional annexation
area shall not exceed 50%
.

Verify project plans
meet guidelines.

Prior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

528
City of
Oxnard

Teal Club Specific Plan

18 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

Hydrology and Water Quality

HWQ
-
4 Dewatering Program

Prior to the issuance of any grading
permits in the
project area, a qualified engineer, hydrologist or
hydrogeologist shall estimate from the final
engineering plans the volume of dewatering
necessary for development within the project area.

If dewatering is required, a dewatering program
sha
ll be designed to properly convey and treat
dewatering discharge in accordance with the
NPDES permits, as well as state and local
regulations. The program shall be subject to the
approval of the City of Oxnard Public Works
Department. The program shall inc
lude site design
methods for treatment and conveyance of
temporary, and permanent if required, dewatering
discharge, including infiltration ponds, vegetated
swales, and/or reuse for landscape irrigation. Prior
to the implementation of a dewatering program,

groundwater sampling shall be performed to
ensure that the system is adequately designed and
permitted to address onsite groundwater
conditions. Groundwater samples shall be analyzed
for chemicals related to agricultural operations
(i.e.: pesticides and a
rsenic) , petroleum
hydrocarbons, and volatile organic compounds
(VOCs
).

qualified engineer, hydrologist or
hydrogeologist shall estimate from the
final engineering plans the volume of
dewatering necessary for development
within the project area
.

If necessary a dewatering program
shall be designed to properly convey
and treat dewatering discharge in
accordance with the NPDES permits, as
well as state and local regulations
.

Verify dewatering
plan in place, if
needed.

Prior to
issuance of
grading
permits.

City of
Oxnard
Public Works
Department

Land Use and Planning

LU
-
3(a) FAA Notification

For all development in the TCSP area and the
additional Annexation area, the applicant shall
notify the FAA via online application at FAA’s
https://oeaaa.faa.gov/oeaaa/external/portal.jsp
website. The FAA will determine if the structure is
an “obstruction”

or “hazard” to aviation, and if so,
will make recommendations to reduce the
obstruction or hazard. Prior to issuance of building
Notify the FAA.

Implement recommendations from
FAA as appropriate.

Forward the FAA determination and
recommendations to the City.

Verify FAA has
reviewed plans and
that the applicant
has implemented
recommendations as
appropriate.

Prior to
issuance of
building
permit.

City of
Oxnard
Community
Development
Department

529
Mitigation Monitoring and Reporting Program

19 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

permits, the applicant shall forward the FAA
determination and recommendations to the City of
Oxnard and the City shall require that the applicant
implement the recommendations provided by the
FAA. Recommendations may include the use of red
obstruction lig
hting on new construction.

LU
-
3(b)
Structural Coverage in the TCSP Area

Structures within the TCSP area shall conform to
the following guidelines:



Residential uses: Maximum structural coverage
of the residential planning areas must be no
more than 25%. “Structural coverage” is
defined as the percent of building footprint
area to total land area, including streets and
greenbelts



Include in project plans that s
tructural
coverage shall be no more than 25% in
residential areas and no more than
50% in commercial areas
.

Verify project plans
meet guidelines.

Prior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

LU
-
3(c) Structural Coverage in the Additional Annex
ation

Area

Structures within the additional Annexation area
shall conform to the following guidelines:

Commercial and industrial uses: Maximum
structural coverage must not exceed 50%.
“Structural coverage” is defined as the percent of
building footprint area to total land area, including
streets and greenbelts. Where development is
proposed immediately adja
cent to the airport
property, site plans shall be designed to locate
structures as far as practical from the runway

Include in project plans that s
tructural
coverage in the additional annexation
area shall not exceed 50%
.

Verify project plans
meet guidelines.

Prior to
issuance of
building
permits.

City of
Oxnard
Community
Development
Department

LU
-
3(d) Avigation Easement

Prior to issuance of final tract maps for
development pursuant to the proposed Specific
Plan or rezone of additional Annexation areas, the
G
rant an avigation easement to the
County of Ventura acknowledging that
Verify avigation
easement has been
granted.

Prior to
issuance of
City of
Oxnard
Community

530
City of
Oxnard

Teal Club Specific Plan

20 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

project applicant shall grant an avigation easement
to the County of Ventura to record that the
property owner(s) acknowledge that their
properties are in an area subject to frequent
aircraft overflights and that such overflights may
result in noise, exhau
st emissions and vibrations.

their properties are in an area subject
to frequent aircraft overflights.

final tract
maps
.

Development
Department

Public Services and Recreation

PS
-
1 New Fire
Station, Equipment, and Staffing

The developer shall provide sufficient proportional
funding for development of an additional fire
station, fire engine, and staff to provide
fire/emergency services to the project area. The
City of Oxnard shall
create a Community Facilities
(Mello Roos) District within the project area to
offset proportional associated staffing costs.

Mitigation shall be in place and operational prior
to occupancy to be determined by the Oxnard Fire
Department

Provide

sufficient proportional funding
for development of an additional fire
station, fire engine, and staff to
provide fire/emergency services to the
project area
.

Verify funds have
been provided.

Create

a Community
Facilities

District
within the project
area
.

Prior to
occupancy
permit.

City of
Oxnard
Community
Development
Department

and Oxnard
Fire
Department

PS
-
2 (a)

Oxnard Police Department Consultation

Prior to approval of individual Development Design
Review permits, the developer shall work
closely
with the Oxnard Police Department prior to the
final design of the project to ensure the
development of adequate security measures for
the construction and occupancy stages of
development. Such measures shall include but are
not limited to the foll
owing:



Compliance with Oxnard Police Department
recommendations relative to building
design, site design, visibility, access, graffiti
control, landscaping, security lighting, doors,
locks and other relevant factors in the
preparation of the final plans.



The Oxnard Police Department shall be
included in the plan check process to enable
the Department to recommend specific
improvements that will enhance crime
Coordinate

with the Oxnard Police
Department to ensure there are
adequate safety measures included in
the construction and occupancy stages
of development.

Implement Police Department
recommendations.

Confirm coordination
has occurred and
that
recommendations
are implemented.

Prior to
approval of
individual
Development
Design Review
permits

City of
Oxnard
Community
Development
Department

and City of
Oxnard Police
Department

531
Mitigation Monitoring and Reporting Program

21 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

prevention for the project and allow for the
police to better plan for calls that may be
generated by the development.



Implement fencing and security measures
during the construction phase. The City of
Oxnard Police Department shall approve
security measures
.

PS
-
2 (
b
)

New Police Staffing

The developer shall provide sufficient proportional
funding for development of additional police
staffing to provide police
protection services to the
project area. The City of Oxnard shall create a
Community Facilities (Mello Roos) District within
the project area to offset proportional associated
staffing costs. Mitigation shall be in place and
operational prior to occupancy
to be determined
by the Oxnard Police Department.

Provide proportional funding for the
development of additional police
staffing.

Verify funds have
been provided.

Create

a Community
Facilities

District
within the project
area
.

Prior to
occupancy
permit.

City of
Oxnard
Community
Development
Department

and Oxnard
Police
Department.

Transportation/Traffic

T
-
1(a)
Ventura Road between Doris Avenue and Teal Club Road

(recommended mitigation measure)

The project developer shall construct the widening
of this roadway segment to primary arterial (six
lane) standards. Construction shall be completed
prior to occupancy clearance for any portion of
Phase 1 development.
.

I
mplement necessary
improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase 1
development
.

City of
Oxnard
Community
Development
Department

T
-
1(b)
Doris
Avenue between the Plan Area Boundary and Ventura Road

(recommended mitigation measure)

The project developer shall construct the widening
of this roadway segment to full local arterial (four
lane) standards. Construction shall be completed
prior to
occupancy clearance for any portion of
Phase 1 development.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase 1
development
.

City of
Oxnard
Community
Development
Department

T
-
1(c)
Teal Club Road between Ventura Avenue and Coronado Road

(recommended mitigation measure)

The project developer shall construction the
widening of this roadway segment to full local
arterial (four lane) standards. Construction shall be
Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
Prior to
occupancy
clearance for
City of
Oxnard
Community

532
City of
Oxnard

Teal Club Specific Plan

22 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

completed prior to occupancy clearance for any
portion of Phase 1 development.

plans and have been
completed.

any portion of
Phase 1
development
.

Development
Department

T
-
1(d)
Patterson Road
between the Plan Area Boundary and Teal Club Road

(recommended mitigation measure)

The project developer shall implement
improvements at this location of the widening of
this roadway segment to local arterial (two lane)
standards. Improvements shall occur prior to
occupancy clearance for any portion of Phase 2
development.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase
2 development
.

City of
Oxnard
Community
Development
Department

T
-
1(e)
Teal Club Road between Coronado Road and Patterson Road

(recommended mitigation measure)

The project developer shall implement
improvements at this location of the
widening of
this roadway segment to local arterial (four lane)
standards. Improvements shall occur prior to
occupancy clearance for any portion of Phase 2
development.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase
2 development
.

City of
Oxnard
Community
Development
Department

T
-
1(f)
Doris Avenue between Patterson Road and Victoria Avenue

(recommended
mitigation measure)

The project developer shall install safety measures
as determined by the City’s Traffic Engineer to
address the open ditch on the north side of the
roadway.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase
2 development
.

City of
Oxnard
Community
Development
Department

T
-
1(g)
Teal Club Road between Patterson Road and Victoria Avenue

(recommended mitigation measure)

The project developer shall install safety measures
as determined by the City’s Traffic Engineer to
address the open ditch on the north side of the
roadway.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase
2 development
.

City of
Oxnard
Community
Development
Department

T
-
2(a) Victoria Avenue and Teal Club Road

(recommended mitigation measure)

The project
developer sha
l
l

be responsible for
signalization of the intersection. Signalization shall
occur prior to occupancy clearance for any portion
of Phase 1 development.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
The City of
Oxnard
Community

533
Mitigation Monitoring and Reporting Program

23 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

Phase
1 development
.

Development
Department

T
-
2(b) Ventura Road and

Beverly Drive

(Recommended mitigation measure)

The
project developer shall

be responsible for
signalization of the intersection. Signalization shall
occur prior to occupancy clearance for any portion
of Phase 1 development.

Implement necessary improvements at
each listed intersection.

Verify improvements
are part of project
plans and have been
completed.

Prior to
occupancy
clearance for
any portion of
Phase
1 development
.

The City of
Oxnard
Community
Development
Department

T
-
3(a) Victoria Avenue/ Doris Avenue
(recommended mitigation measure)

The project developer shall pay a fair share cost
(estimated at 40%) towards implementing
improvements to the Victoria Road and Doris
Avenue intersection that add a third northbound
through lane and a third southbound thru lane.

The fair share cost shall b
e determined by the
City’s Traffic Engineering Division based on the
project’s trip generation and distribution.

Improvements shall occur prior to occupancy
clearance for any portion of Phase 2 development.

Pay
a fair cost towards implementing
road
improvements at the Victoria
Road and Doris Avenue intersection.

Verify fees have been
paid.

Prior to
occupancy
clearance for
Phase 2
development
.

City of
Oxnard
Community
Development
Department

T
-
3(b) Victoria Avenue and Teal Club Road
(recommended mitigation measure)

The project developer shall pay a fair share cost
(estimated at 23%) towards implementing
improvements to the Victoria Avenue and Teal
Club Road intersection to signalize the intersection
and add a third southbound thru lane. To provide
for acceptable serv
ice levels, installation of a third
northbound and southbound through lane,
consistent with the future planned widening of
Victoria Avenue to Primary Arterial (six
-
lane)
standards, would be required. The fair share cost
shall be determined by the City’s Tr
affic
Engineering Division based on the project’s trip
generation and distribution. Improvements shall
occur prior to occupancy clearance for any portion
of Phase 2 development.

Pay the fair cost towards implementing
road improvements at the Victoria
Avenue and Teal Club Road
intersection.

Verify fees have been
paid.

Prior to
occupancy
clearance for
Phase 2
development
.

City of
Oxnard
Community
Development
Department

534
City of
Oxnard

Teal Club Specific Plan

24 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

T
-
3( c) Patterson Road and Doris Avenue
(recommended mitigation measure)

The
project developer shall pay a fair share cost
(estimated at 21%) towards signalizing the
intersection of Patterson Road and Doris Avenue.

To provide for acceptable operations, a traffic
signal should be installed and a left
-
turn lane and
shared through/rig
ht
-
turn lane should be provided
on all approaches. This will require widening of the
eastbound approach. The fair share cost shall be
determined by the City’s Traffic Engineering
Division based on the project’s trip generation and
distribution. Improvement
s shall occur prior to
occupancy clearance for any portion of Phase 2
development
.

Pay a fair cost towards implementing
road improvements at the Patterson
Road and Doris Avenue intersection.

Verify fees have been
paid.

Prior to
occupancy
clearance for
Phase 2
development
.

City of
Oxnard
Community
Development
Department

T
-
4(a) Victoria Avenue/Gonzales Road
(recommended mitigation measure)

The project developer shall pay a fair share cost
(estimated at 10%) towards intersection
improvements
including conversation of the
southbound right
-
turn lane to a shared
through/right
-
turn lane, and conversion of the
westbound #2 through lane to a shared
through/right
-
turn lane. The fair share cost shall be
determined by the City’s Traffic Engineering
Div
ision based on the project’s trip generation and
distribution. Improvements shall occur in
conjunction with the widening of Victoria Avenue
south of Gonzale
s

Road to provide three
southbound travel lanes
.

Pay a fair cost towards implementing
road improvements at the Victoria
Avenue/Gonzales Road intersection.

Verify fees have been
paid.

Prior to
occupancy
clearance for
Phase 2
development
.

City of
Oxnard
Community
Development
Department

T
-
4(b) Patterson Road/Teal Club Road
(recommended mitigation measure)

The project developer shall pay a fair share cost
(estimated at 17%) towards signalizing the
intersection of Patterson Road and Teal Club Road.

The fair share cost shall be determined by the
City’s Traffic Engineering Division based on the
project’s trip generation and distribution.

Pay

a fair cost towards implementing
road improvements at the
Patterson
Road/ Teal Club
Road intersection
.

Verify fees have been
paid.

Prior to
occupancy
clearance for
Phase 2
development
.

City of
Oxnard
Community
Development
Department

535
Mitigation Monitoring and Reporting Program

25 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

T
-
4(c) Ventura Road/Doris Avenue
(
re
commended mitigation measure)

The project developer shall pay a fair share cost
(estimated at 33%) towards reconfiguring the
intersection to a dedicated left
-
turn lane, a
through lane,
and a shared through/right
-
turn
lane. The fair share cost shall be determined by the
City’s Traffic Engineering Division based on the
project’s trip generation and distribution.

Improvements shall occur prior to Phase 2
occupancy clearance.

Pay a fair cost towards implementing
road improvements at the Ventura
Road/Doris Avenue intersection.

Verify fees have been
paid.

Prior to
occupancy
clearance for
Phase 2
development
.

City of
Oxnard
Community
Development
Department

Utilities and Energy

UTL
-
2 (
a)

Availability of Recycled Water

In order to ensure that the proposed TCSP does
not draw from Phase I AWPF recycled water, the
City shall confirm that planned additional AWPF
capacity is at least 50% funded and engineering
plans are 25%
completed before any building
permits for the first phase of the TCSP are issued
and/or adequate alternative new water are
available.

None

T
he City shall confirm
that planned
additional AWPF
capacity is at least
50% funded and
engineering plans are
25% completed
.

B
efore any
building
permits for
the first phase
of the TCSP
are issued
and/or
adequate
alternative
new water are
available
.

The City of
Oxnard
Community
Development
Department

UTL
-
2 (b)

On
-
site Recycled Water System

The recycled
water system serving the TCSP area
shall include the following:



Pipeline extension from the mainline in
Ventura Road to the property. The
developer shall be responsible for either
constructing the line or payment of fees to
the City for its construction.



A recycled water system that serves all
practical irrigated areas and which is: (1)
separated from the domestic water system;
(2) constructed per the City’s Recycled
Water Construction Standards; (3) irrigated
Include plans for the
recycled water
system serving the TCSP area
to
include the described features.

The city shall confirm
these features are in
place.

Once prior to
issuance of
building
permits.

The City of
Oxnard
Community
Development
Department

536
City of
Oxnard

Teal Club Specific Plan

26 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

at night; and (4) properly signed. Note that
the signs shall be installed once the system is
fully operational.



Mainline shall be a public system with
meters, as appropriate, to recycled water
customers. The developer shall be
responsible for the design and construction
of the recycled water main pipeline system
within the development. Construction shall
be per City

standard requirements with
payment of applicable fees.



Separate meters for the portion of the
irrigated area intended for the future
recycled water system and the portion of the
system that will not be connected to the
future recycled water system, if any.



Until the recycled water system is
operational, the common area irrigation
system shall be connected to the domestic
system. Once recycled water is available,
and connection to the recycled water system
is made, the developer shall remove the
connection to

the domestic water system.



Prior to the availability of recycled water, the
developer shall be responsible for payment
of the Recycled Water Connection Fee or the
water connection fee, whichever is greater
for facilities constructed.



At such time as recycled water is available,
the developer shall be responsible for all
costs involved with the re
-
connection of the
applicable portions of the irrigation system
to the public recycled water system,
including appropriate signage. Credits fo
r
connection fees shall be given by the City
based on the size of the meter(s). Under no
circumstance will there be a refund of water
connection fees already paid.

537
Mitigation Monitoring and Reporting Program

27 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments



The developer shall be responsible for
appropriate CCRs covering the use of
recycled water within the property and for
proper disclosures.

UTL
-
2 (c)

Exterior Water Conservation

The developer shall incorporate into the TCSP the
following exterior water conservation features in
order to reduce water demand to the greatest
extent feasible, with a goal of at
least 30% water
use reduction compared to traditional turf
landscaping. These shall include, but are not
limited to:



Landscape of common areas with low water
-
using plants (i.e., drought tolerant plant
species);



Weather
-
based irrigation controllers for all
landscaped areas;



Minimize the use of turf by limiting it to lawn
dependent uses; and,



Wherever turf is used, install warm season
grasses.

I
ncorporate exterior water
conservation features to reduce water
demand.

Verify features are
included in the
project plans.

Once prior to
issuance of
building
permits.

The City of
Oxnard
Community
Development
Department

UTL
-
2 (d)

On
-
site Domestic Water System

The on
-
site domestic water system shall include:



Connections to the City’s system in at least
two
locations as approved by the City,
generally located along the eastern side of
the property (Ventura Road) and along
either the north or south side of the
development away from Ventura Road.

There shall be an on
-
site looped main
transmission system through

the
development.



Public pipeline systems which feed into
separate water meters for each ownership.

In addition, there shall be separate water
The developer shall ensure the on
-
site
domestic water systems has
connections to the City’s system in at
least two locations as approved by the
City, public pipelines systems which
feed into separate water meters for
each ownership and
a
n internal water
system designed to provide for the
higher of either maximum day plus fire
or peak hour demand
.

Verify features are
included in the
project plans.

Once prior to
issuance of
building
permits.

The City of
Oxnard
Community
Development
Department

538
City of
Oxnard

Teal Club Specific Plan

28 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

meters for each multi
-
family unit, but not
apartments.



An internal water system designed to
provide for the higher of either maximum
day plus fire or peak hour demand.

UTL
-
2 (e)

Water Neutrality

To ensure that the proposed TCSP meets the
objectives of the City’s Water Neutrality Policy, the
City shall confirm, at the time individual phases of
the
project are reviewed, that the FCGMA
allocation transfer rate in place is sufficient to
meet the water demand of the phase under
consideration. Additional water demand above the
amount of transferred supply, shall be provided by
the applicant to offset the

net additional water
demand associated with the project. This shall be
accomplished through a Water Neutrality Plan to
be reviewed and approved by the City prior to
issuance of any building permit. The Water
Neutrality Plan shall contain any combination o
f
the following

measures, or other measures
suggested by the Applicant, that are quantifiable,
permanent offsets of existing potable water use
elsewhere in the City, or bring new water supply to
the City, that match or exceed potable water
shortfall:

Use recycled water for indoor residential
uses, including but not limited to, toilet
flushing;

Use recycled water for indoor business park
and commercial elements of the project
including, but not limited to, toilet and urinal
flushing, process uses and
air conditioning.

Contribute to expansion of the City’s water
conservation program, such as but not limited
to offsets available through programs such as
Complete allocation transfers.

If additional water demand above the
transferred supply is needed, develop
a Water Neutrality Plan.

Review and confirm
allocation transfer
rates are sufficient to
meet demand.

Review and approve
Water Neutrality
Plan if needed.

Ensure
implementation of
the approved plan
.

P
rior to
issuance of
building
permit for
individual
phases.

Periodically
during life of
the project.

The City of
Oxnard
Community
Development
Department

539
Mitigation Monitoring and Reporting Program

29 Mitigation Measure/

Condition of Approval

Applicant
Action Required

City
Monitoring
Action Required

Monitoring
Timing and
Frequency

Responsible

Agency

Compliance Verification

Initial

Date

Comments

toilet exchange and showerhead
replacements;

Provide to the City financial contributions
towards City programs which generate in
-
City
water conservation or recycled water capacity
or conveyance not otherwise required by
another State or local water conservation
program;

Participate in other similar programs with

cumulatively result in an adequate water
supply contribution; and

Provide to the City water supplies equal to
the shortage amount.

The City shall ensure implementation of the
approved plan in all aspects of permitting and
construction

of individual phases addressed in the
plan.

540
City of
Oxnard

Teal Club Specific Plan

30 This page intentionally left blank.

541

ATTACHMENTL
OXNARD

REFERRAL

LETTERTO

AIRPORT
LAND
USE

COMMISSION

LETTERDATED
MAY
19,2022
542
543
544
545

ATTACHMENTM

AIRPORT
LAND
USE

COMMISSION

DETERMINATION

LETTERDATED
JULY
11,2022
546
547

ATTACHMENTN
PUBLIC

COMMENT

LETTERS
548
TealClubSpecificPlanCommentLetters
LetterNo. Commenter Date
001 TsaiEmailandLetterSWRCC 2.15.22
002 BedaEmail 4.14.22
003 GiacobbeEmailandAttachment 4.11.22
004 SteinEmailwith28Attachments 6.6.24
005 SteinEmail 7.17.24
006 SteinEmail 7.20.24
007 SteinEmail 7.26.24
008 SteinEmail 7.27.24
009 SteinEmail 7.28.24
010 GustafsonLetter 8.23.24
549
Dobrowalski, Jay <[email protected]>
EIR Comments: Teal Club Specific Plan
Mitchell Tsai <[email protected]> Tue, Feb 15, 2022 at 6:04 PM To: "[email protected]" <[email protected]> Cc: Jason Cohen <[email protected]>, Brandon Young <[email protected]>, Maria Sarmiento <[email protected]>, Rebekah Youngblood <[email protected]>, Hind Baki <[email protected]> Mr. Dobrowalski,
Please see attached comments from my office on behalf of the Southwest Regional Council of Carpenters.

Mitch
--
Mitchell M. Tsai
Principal
Mitchell M. Tsai, Attorney At Law
139 South Hudson Avenue Suite 200
Pasadena, CA 91101
Phone: (626) 314-3821
Fax: (626) 389-5414
Email: [email protected]
Website: http://www.mitchtsailaw.com
CONFIDENTIALITY NOTICE: This e-mail transmission, and any documents, files or previous e-mail messages accompanying it, may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this message is STRICTLY PROHIBITED and may violate applicable laws including the Electronic Communications Privacy Act. If you have received this transmission in error, please immediately notify us by reply e-mail at [email protected] or by telephone at (626) 381-9248 and destroy the original transmission and its attachments without reading them or saving them to disk. Thank you.

20220215_SWRCC_Oxnard_TealClub_DEIRCommentLtr_Final.pdf 3290K
550
P: (626) 381-9248
F: (626) 389-5414
E: [email protected]

Mitchell M. Tsai
Attorney At Law
139 South Hudson Avenue
Suite 200
Pasadena, California 91101

VIA E-MAIL
February 15, 2022
Jay Dobrowalski
Senior Planner
City of Oxnard
214 South C Street
Oxnard, CA 93030
Em: [email protected]
RE: City of Oxnard Teal Club Specific Plan DEIR Comment Letter Dear Ms. Power,
On behalf of the Southwest Regional Council of Carpenters (“SWRCC” or “Southwest Carpenters”), my Office is submitting these comments on the City of Oxnard’s (“City” or “Lead Agency”) Draft Environmental Impact Report (“DEIR”) for the City of Oxnard Teal Club Specific Plan (the “Project”).

The Southwest Carpenters is a labor union representing more than 50,000 union carpenters in six states and has a strong interest in well-ordered land use planning and addressing the environmental impacts of development projects.

Individual members of the Southwest Carpenters live, work and recreate in the City and surrounding communities and would be directly affected by the Project’s environmental impacts.

The Southwest Carpenters expressly reserves the right to supplement these comments at or prior to hearings on the Project, and at any later hearings and proceedings related to this Project. Cal. Gov. Code § 65009(b); Cal. Pub. Res. Code § 21177(a); Bakersfield Citizens for Local Control v. Bakersfield (2004) 124 Cal. App. 4th 1184, 1199-1203; see Galante Vineyards v. Monterey Water Dist. (1997) 60 Cal. App. 4th 1109, 1121.

SWRCC incorporates by reference all comments raising issues regarding the EIR submitted prior to certification of the EIR for the Project. Citizens for Clean Energy v City of Woodland (2014) 225 Cal. App. 4th 173, 191 (finding that any party who has objected 551
City of Oxnard – Teal Club Specific Plan
February 15, 2022

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Oxnard City CouncilApril 15, 2025

Oxnard City Council
April 15, 2025