Agenda packet — Oxnard City Council, April 29, 2025 (part 4 of 7)

DISCUSSION
In order to accommodate the needed ADA-related sidewalk and curb ramp improvements, the project requires a 908 square foot permanent right-of-way easement located on the northwest corner of school district property at the intersection of Cooper Road and N Bonita Ave.
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Based on an easement valuation conducted by the consulting firm Hamner, Jewell & Associates, City staff extended an offer of $1,271 to the Oxnard School District for the purchase of a permanent easement adjacent to Ramona Elementary School. On March 19, 2025, the District adopted Resolution No. 24-17, formally authorizing the dedication of the permanent right-of-way easement to the City. The District has since executed a Right-of-Way Contract and Easement Deed.

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

FINANCIAL IMPACT
The cost for the permanent easement is $1,271, based on the fair market value waiver valuation conducted by Hamner, Jewell, and Associates, and this amount will be covered by existing project funds: the Ramona Preschool Pedestrian Crossing Enhancements Project C2211 has approximately $582,000 in available funds, including $377,000 from the General Fund (101), and $205,000 from the State & Local Grant Fund (210).

FUNDING SOURCE AVAILABLE PROJECT BUDGET
General Fund (101) $377,000
State & Local Grant fund (210) $205,000
TOTAL $582,000

COMMITTEE OUTCOME
This item did not originate in Committee as this is a capital improvement project specifically listed in the City's Capital Improvement Program budget, which was previously approved by the City Council.

Prepared by: Morgan Kessler, City Engineer

ATTACHMENTS

1. Easement Deed #A-8582

2. Right of Way Contract Agreement #32500496

3. Appraisal Summary Statement

4. Resolution 24-17
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CITY COUNCIL AGENDA REPORT

INFORMATION/CONSENT AGENDA
AGENDA ITEM NO. K.10
DATE: April 29, 2025
TO: City Council
FROM: Jeff Pengilley, Community Development Director, (805) 385-8208, [email protected] SUBJECT: Project Name: Teal Club Specific Plan; Planning and Zoning Permit Nos.: 15-560-01 (Pre-Zoning), 24-670-02 (Development Agreement), and 15-630-01 (Specific Plan); Property generally bounded by Doris Avenue, Patterson Road, Teal Club Road, and Ventura Road; (APNs 183-0-070-060, -070, -110, - 125, -135, -140, -240, 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, - 565, 183-0-060-125, -245, -255, -265, -325, -395, -455, 183-0-070-015).

RECOMMENDATION
That the City Council:

1. Adopt Ordinance No. 3054 titled “An Ordinance of the City Council of the City of Oxnard Approving Planning And Zoning Permit No. 15-560-01 Pre-Zoning Parcels Generally Located South of Teal Club Road, North and West of Little Farms Road, and Bisected By Mallard Way (APNs 183-0-110-030, -045, -050, -260, -270, -395, - 405, -415, 183-0-100-405, -555, -565) To Light Manufacturing (M-1). Filed By Dennis Hardgrave, On Behalf of Borchard Property Co-Owners, 434 Park Cottage Place, Camarillo, California 93012.”; and

2. Adopt Ordinance No. 3055 titled “An Ordinance Approving Development Agreement No. A-8565 (Planning And Zoning Permit No. 24-670-02) Generally Located North of Teal Club Road, East of Patterson Road, South of Doris Avenue, and West of Ventura Road, (APNs 183-0-070-060, -070, -140, -240). Filed By Dennis Hardgrave, On Behalf of Borchard Property Co-Owners, 434 Park Cottage Place, Camarillo, California 93012.”; and

3. Adopt Ordinance No. 3056 titled “An Ordinance Approving Planning And Zoning Permit No. 15-640-01 (Specific Plan), And Certifying Final Environmental Impact Report No. 2015-01 For The Teal Club Specific Plan, Generally Located North of Teal Club Road, East of Patterson Road, South of Doris Avenue, And West of Ventura Road, (APNs 183-0-070-060, -070, -110, -125, -135, -140, -240). Filed By Dennis Hardgrave, On Behalf of Borchard Property Co-Owners, 434 Park Cottage Place, Camarillo, California 93012.” (This item did not originate in Committee.)

BACKGROUND
Ordinance Nos. 3054, 3056, and XXXX were introduced to the City Council at its April 15, 2025, meeting. Following a public hearing, the Council voted to certify the Final EIR No 2015-01 and introduced the ordinances, with a vote of 7-0 for first reading by title only, waiving further reading. If adopted by Council on April 29, 2025, the ordinance will take effect in thirty days thereafter.

This project was heard by the Planning Commission on November 21, 2024. The Planning Commission took action and recommended approval of the ordinances.

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

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

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

This agenda item supports Public Safety strategy. The purpose of the Public Safety strategy is to restore and modernize the delivery of public safety services to provide for the safety of our neighborhoods and health of our community.

The City will form, at the Developers’ request, at least one Community Facilities District (CFD) over the property. The City’s maintenance obligation will include public road pavement and public utilities within the development, while a Master Homeowners association will maintain all improvements not covered by the City or CFD.

To offset the permanent loss of farmland, the developer will pay a fee to the City for the construction of Affordable Housing units within the City that will provide housing for farmworkers.

To offset the costs of increased staffing for fire and police services generated by the project, the developer agrees to provide proportional ongoing funding for increased fire response capacity and to provide proportional funding for increased staffing for fire and police services.

The TCSP would allow the future development of 55,000 square-feet of retail, mixed-use, and office uses, it is assumed the residents will shop at the nearby commercial uses and increase annual sales taxes collected by the City.

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

Prepared by: Jay Dobrowalski, Planning Supervisor

ATTACHMENTS

1. April 15, 2025 City Council Staff Report (w_o Attachments)

2. Ordinance Approving Pre-Zoning Ordinance (PZ No. 15-560-01)

3. Ordinance Approving TCSP Specific Plan Ordinance (PZ No. 15-640-01)(Option 1)

4. Ordinance Approving TCSP Development Agreement Ordinance (PZ No. 24-670-02) 498

CITY COUNCIL AGENDA REPORT

PUBLIC HEARINGS
AGENDA ITEM NO. L.1
DATE: April 15, 2025
TO: City Council
FROM: Jeff Pengilley, Community Development Director, (805) 385-8208, [email protected] SUBJECT: Project Name: Teal Club Specific Plan; Planning and Zoning Permit Nos.: 15-610-01 (Annexation), 15-620-03 (General Plan Amendment), 15-560-01 (Pre-Zoning), 24-670-02 (Development Agreement), 15-630-01 (Specific Plan), and Environmental Impact Report 2015-01; Property generally bounded by Doris Avenue, Patterson Road, Teal Club Road, and Ventura Road; (APNs 183-0-070-060, -070, -110, - 125, -135, -140, -240, 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, - 565, 183-0-060-125, -245, -255, -265, -325, -395, -455, 183-0-070-015). (60 minutes)

RECOMMENDATION
That the City Council:

1. Conduct a public hearing to receive public testimony concerning the adoption of the Teal Club Specific Plan; and

2. Approve and Adopt one of the following options for the Teal Club Specific Plan:

Option 1– Approve the Specific Plan which revised the original application to include a Class I bike lane around the perimeter of the project site, allow water fountains within the front yards of the R-2 zoned properties, promote electric energy, and require that 15 percent of the total 990 allowable residential units be designated as affordable units for verylow income and low income households and:
a. Adopt a Resolution Certifying the Final Environmental Impact Report (EIR) No. 2015-01 for the Teal Club Specific Plan (Governor's Office of Planning and Research State Clearinghouse No. 2012051080); and b. Adopt a Resolution approving Planning and Zoning Permit No. 15-610-01 for Annexation, subject to certain findings; and
c. Adopt a Resolution approving Planning and Zoning Permit No. 15-620-03 for a General Plan Amendment, subject to certain findings; and
d. Approve the first reading by title only and waive further reading of the proposed Ordinance titled “An Ordinance Of The City Council Of The City Of Oxnard Approving Planning And Zoning Permit No. 15-560-01 Pre-Zoning Parcels Generally Located South Of Teal Club Road, North And West Of Little Farms Road, And Bisected By Mallard Way (APNs 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, -565) To Light Manufacturing (M-1). Filed By Dennis Hardgrave, On Behalf Of Borchard Property Co-Owners, 434 Park Cottage Place, Camarillo, California 93012.”; and
e. Approve the first reading by title only and waive further reading of the proposed Ordinance titled “An Ordinance Approving Development Agreement No. A-8565 (Planning And Zoning Permit No. 24- 670-02) Generally Located North Of Teal Club Road, East Of Patterson Road, South Of Doris Avenue, And West Of Ventura Road, (APNs 183-0-070-060, -070, -140, -240). Filed By Dennis Hardgrave, On Behalf Of Borchard Property Co-Owners, 434 Park Cottage Place, Camarillo, California 93012.”; and f. Approve the first reading by title only and waive further reading of the proposed Ordinance titled “An Ordinance Approving Planning And Zoning Permit No. 15-640-01 (Specific Plan), And Certifying Final Environmental Impact Report No. 2015-01 For The Teal Club Specific Plan, Generally Located North Of Teal Club Road, East Of Patterson Road, South Of Doris Avenue, And West Of Ventura Road, (APNs 183-0-070-060, -070, -110, - 499
125, -135, -140, -240). Filed By Dennis Hardgrave, On Behalf Of Borchard Property Co-Owners, 434 Park Cottage Place, Camarillo, California 93012.”
Option 2 – Includes all the items stated in Option 1, except it maintains the original application’s Class II bike lane around the perimeter of the project site, does not include water fountains for R-2 zoned properties, and does not promote electric energy; and adopt the unmodified version of subparagraph f. in Option 1 (Attachment 10).

Option 3 – Requests modifications to the Development Agreement (Planning and Zoning Permit No. 24-670-02) to include the following provisions: (1) Requires applicants to pay prevailing wage for all Phase 1 development; and (2) Require that 20 percent of the total 990 allowable residential units be designated as affordable units for very-low income and low income households.
(This item did not originate in Committee.)
Please click the following link to view the required Measure M pre-recorded presentation video: https://youtu.be/uClRae4YhEE

BACKGROUND
EXECUTIVE SUMMARY:

The Teal Club Specific Plan (TCSP) seeks to create a new community that carefully integrates multiple land uses in a walkable setting. The entire plan area is linked together by the east/west multi-use trail, Class II bike lanes, and neighborhood sidewalks. The design incorporates Urban Village concepts, as outlined in the General Plan, with an emphasis on highly-visible pedestrian routes and the interconnection of residential neighborhoods, community-serving commercial uses, recreational opportunities, and on-site public transportation access. While the exact details of the TCSP have changed over the years, the TCSP has been identified in the Oxnard General Plan since at least 2004. Additionally, the current proposal for 990 residential units was identified on page S1-60 of the City’s current Housing Element, adopted by City Council on October 4, 2022, and is critical for meeting the City’s Regional Housing Needs Allocation. For more information regarding the TCSP, refer to the Draft TCSP included as Attachment 2.

The adoption of the Specific Plan does not approve development; the plan includes development standards for the future development within the TCSP area.

In order to adopt the TCSP, the following actions are required: 1) certification of the environmental document, 2) annexation of the TCSP area, 3) General Plan amendment, 4) Pre-Zoning of the project area, 5) adoption of a Development Agreement, and 6) adoption of the Specific Plan.

On November 21, 2024, the Planning Commission considered the applicant’s original proposal (Option 2). During that hearing, staff recommended approval of the project as proposed by the applicant (Attachment 1). The Planning Commission recommended approval of the project with a few changes, including:

1. Providing Class I bike paths around the perimeter of the project site.

2. Allowance of water fountains within the front yard setback areas of the R-2 zone.

3. Encouraging all electric development.

4. Increasing the Affordable Housing requirement from 15 percent to 20 percent.

5. Requiring prevailing wage for all aspects of the specific plan development.

The changes that the Planning Commission recommended are discussed further in the analysis section below.

Staff recommend the applicant’s original proposal along with select changes from the Planning Commission (Recommendation, Option 1). This staff recommendation includes the original project with the following changes: the TCSP would be developed with a Class I bike lane around the perimeter of the site, encourage all electric development, and water fountains would be allowed within the front yards of the R-2 zoned properties. 500
In summary, after the close of this public hearing, the City Council has the option to approve:
• The applicant’s original proposal with select changes (Option 1) - This would allow the applicant to proceed to LAFCo review, and if approved, move into the design and development phase. The applicant supports this recommendation.
• The applicant’s original proposal (Option 2) - This would allow the applicant to proceed to LAFCo review, and if approved, move into the design and development phase. The applicant also supports this recommendation. • The Planning Commission’s proposal (Option 3) - The developer has indicated that the prevailing wage aspect, as well as the increase to 20% of the units being affordable, is not financially feasible; therefore, the project would not move forward at this time. From a City perspective, this would impact our Housing Element, as pursuant to Oxnard Housing Element Program 24, if the Teal Club annexation is not approved, the City will be required to find alternative housing opportunities to accommodate 990 units during Fiscal Year 2025-2026 through upzoning or rezoning other properties.
• If the City Council chooses an option other than those listed above, depending on the amount of changes requested, it is likely that the project would have to update the EIR and return to the Planning Commission for review. In this case, the project would be delayed for several months, if not longer. Also, depending on the timing of the delay, as noted above for Option 3, the City may need to find alternative sites to accommodate the 990 units identified for the Teal Club development.

BACKGROUND:

The TCSP area is in active agricultural use, and has been developed with agricultural amenities, including a barn and greenhouses in the central-southern portion along Teal Club Road and two occupied single-family residences (one just east of the barn and one in the northeastern corner at Doris Avenue and North Ventura Road). The additional parcels south of Teal Club Road are a mix of vacant land (the westernmost three parcels) and residential development, including approximately six single-family residences with ancillary vehicle storage and shop uses (the easternmost six parcels). To date, there have been no Planning and Zoning Permits issued for the subject parcels. While the exact details of the TCSP have changed over the years, the TCSP has been identified in the Oxnard General Plan since at least 2004.

In 2005, Suncal Companies submitted a Pre-Application for the proposed project. At that time, the project was approximately 175 acres (25 acres larger than the current project) in size, and included land for a fire station, a total of 1,150 residential units (160 more than the current total of 990 units), and approximately 25 acres for development of school facilities.

In early 2009, due to the economic downturn, the applicant withdrew the application.

In August 2009, a new (and the current) applicant, Borchard Co-Owners, submitted a Pre-Application for the proposed project with a revised design. The new design eliminated the school facilities, included larger buffers around the perimeter of the site, included commercial uses and a larger neighborhood park, and included 2 acres for a fire station.

Based on comments from the City, the applicant revised the project.

In 2011, the applicant submitted a revised Pre-Application for the proposed project with a revised design. The new design included school facilities, a larger park which included land for a fire station, retail, office, and mixed uses, business research park uses, and only 990 residential units.

In 2015, the applicant submitted the subject applications for Annexation (PZ 15-610-01), General Plan Amendment (PZ 15-620-03), Pre-Zoning (15-560-01), and the Teal Club Specific Plan (15-640-01). The original Draft EIR was circulated for a 63-day public review period that 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 on September 3, 2015. One of the commenters on the Draft EIR was Dr. Cesar Morales, then 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.
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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.

On October 4, 2022, the City Council adopted the 2021-2029 Housing Element, which identified the 990 units proposed on the Teal Club Specific Plan property on page S1-60 of the City’s current Housing Element.

In 2024, the applicant submitted the subject application for a Development Agreement (PZ 24-670-02).

On November 21, 2024, the Planning Commission considered the project and recommended that the City Council approve the project as revised by the Commission (Option 3).

PROJECT REQUESTS:

The Applicant’s original request is City Council approval of the following six items: 1) Environmental Impact Report, 2) Annexation, 3) General Plan Amendment, 4) Pre-Zoning, 5) Specific Plan, and 6) Development Agreement. The project consists of the following requested actions:
a. A request to adopt the Teal Club Specific Plan (TCSP) that would specify development for residential, commercial, and park uses on the 149.72-acre 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. b. The project includes a General Plan Amendment (GPA) to change the land use designations on the parcels within the TCSP area to be consistent with the proposed Specific Plan land uses. Two of the parcels in the TCSP area are located in the City of Oxnard, and the others are located in the County Unincorporated area. The Oxnard 2030 General Plan land use designations for the TCSP parcels are residential low, low-medium, medium, and high; general commercial, park, public facility, business research park, and open space with an “Urban Village” overlay on the entire development area of the specific plan. The additional nine annexation parcels (11.4 acres), south of Teal Club Road, are designated for Airport Compatible land uses and will remain as Airport Compatible land uses.
c. The proposed project includes annexation of a 142.72-acre collection of five agricultural parcels and an additional nine parcels (11.4 acres combined), south of Teal Club Road, currently within the County of Ventura into the City of Oxnard. The additional nine parcels south of Teal Club Road are currently located in a “cut-out” shape that forms an irregular boundary line. In compliance with the LAFCo policy to avoid creating unincorporated islands, the Annexation would result in a more logical City boundary so as not to create an unincorporated “island.”
d. The project includes Pre-Zoning of the additional nine parcels (11.4 acres combined) to be annexed south of Teal Club Road. Upon annexation, these nine parcels would be zoned Light Manufacturing (M-1) by the City of Oxnard. Although no changes are proposed on any of these parcels, after annexation, the property owners would have the option of submitting applications to develop their properties with the uses and at the densities allowed in the City’s zoning regulations for the M-1 Zone District. The 149.72-acre TCSP area will be subject to the Specific Plan development standards for each Planning Area and will not be subject to the traditional Zoning Code development standards.
e. The project includes the approval of a Development Agreement. The Development Agreement would generally provide the framework for financial commitments paid to the City, allow for fee credits, define future affordable housing requirements, outline timing and required infrastructure improvements, and maintenance requirements for the project. The Development Agreement would not change the physical elements of the project or result in physical environmental effects.
f. The request includes certification of the proposed Final Environmental Impact Report (EIR) No. 2015-01 (State Clearinghouse No. 2012051080), adoption of the Findings of Fact, adoption of the Mitigation Monitoring and Reporting Program (MMRP), and adoption of the Statement of Overriding Considerations, which have been prepared pursuant to the California Environmental Quality Act (CEQA) Public Resources Code (California 502
Public Resources Code Section 21000 et seq.) and CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.).

Please see the attached maps (Attachment 1-Planning Commission Staff Report, Attachment A) and Teal Club Specific Plan (Attachment 1- Planning Commission Staff Report, Attachment B) for more details.

PLANNING COMMISSION’S RECOMMENDED CHANGES
The Planning Commission is an advisory body that provides land use recommendations to the City Council. Thus, while the City Council must consider the recommendations of the Planning Commission, the City Council may take an action that is not consistent with the Commission's recommendations.

During the Planning Commission public hearing on November 21, 2024, the Commissioners asked questions as a result of presentations from Planning staff and the applicant team. Public speakers provided comments during the public comment period. The discussions and deliberations from the Commissioners included fire protection resources within the City, development within the front yard setbacks of future residential units, the bicycle path around the perimeter of the project site, affordable housing, and prevailing wages. As a result of these discussions, the Commission recommended the City Council incorporate five changes to the proposed project, as part of their approval recommendation. The five requested changes are discussed below.

Expanded Class 1 Bike Lane Improvements:

The Applicant’s original proposal includes a Class II bike lane around the perimeter of the project site, which is consistent with the City’s Bicycle and Pedestrian Facilities Master Plan (the plan recommends the construction of a Class II bike lane along all four sides of the project site). The Planning Commission recommends the development of a Class I bike lane around the perimeter of the project site so that future development could include Class I bicycle facilities to connect the Teal Club area to other areas throughout the City.

The Commission-recommended Class I facilities are generally safer and more enjoyable for users because the facilities include a physical separation between the users and motor vehicles (Class II bike lanes are separated from vehicle traffic with only striping on the roadways). Since there is a physical separation, Class I bike lanes are often used also by pedestrians. The City’s Bicycle and Pedestrian Facilities Master Plan only requires the provision of Class II bike lanes.

Allowance of Water Fountains:

The Applicant’s original proposal prohibits development within the required front yard setback of the R2 zoned properties. During the Commission hearing, the applicant stated that within the R2 zone, residential units are often located in closer proximity and the required front yard setbacks do not feel as open as less dense neighborhoods. Thus, a prohibition on any development within the required front yard setback would avoid any clutter and provide a greater sense of openness. The Commission felt that a water fountain within the required front yard setback would generally be less massing than other structures and can create a more calming environment.

The Commission-recommended change to the Specific Plan to allow water fountains within the required front yard setback of the R2 zoned properties does not require the development of water fountains; it only allows water fountains as the only development allowed within the required front yard setback of the R2 zoned properties. Thus, staff recommends this change to the project.

Promotion of Electric Energy:

The Applicant’s original proposal includes a Specific Plan with a sustainability goal to create a “low impact” community that balances resources and provides for long-term sustainability. The Specific Plan requires all development to be consistent with the California Building Standards Code, which includes the California Green Building Standards Code (CalGreen) and the California Energy Code. The current 2022 Energy and CalGreen codes require detached residential units to be wired to be “electric ready” and also “EV Capable/EV Ready” to allow for plug-in electric vehicles.

Additionally, both multifamily and commercial buildings are currently required to provide for shared electric vehicle 503
charging stations, in addition to the “electric-ready” requirements for multifamily buildings. The plan mitigates the emissions of greenhouse gases through the compact walkable design, proximity to public transit, and requirements for “green” building. The plan also includes landscaping guidelines that encourage maximizing the number of trees selected for minimal maintenance and planted strategically for shade. For further carbon sequestration, the plan includes the neighborhood park, storm-water detention basins, agricultural buffers, vegetated swales, and other landscaped areas.

The Commission-recommended change to the Specific Plan to encourage all electric developments does not require all developments to be all-electric developments. The change to encourage, but not require, is consistent with the City’s adopted Climate Action and Adaptation Plan (CAAP). Future developments within the Specific Plan may include natural gas development. Since the recommended changes encourage all-electric development, rather than mandating it, staff recommends this change to the project.

Increased Affordable Housing:

The Applicant’s original proposal includes a Specific Plan that allows a total of 990 residential units. The plan requires that of those 990 units, a total of 15 percent of those units shall be designated affordable units. Affordable units include units restricted to the Very Low, Low, and Moderate income levels. Of the 15 percent total being provided, the following percentages of income levels shall apply: 6 percent of the units shall be for Very Low Income households and 9 percent of the units shall be for Low Income households. Affordable Housing units within the Specific Plan would be required to remain affordable for a period of 55 years.

The Commission-recommended change to the Specific Plan requires that 20 percent of the 990 residential units shall be designated Affordable units, with a 60/40 split between low and very low. Of this 20 percent total requirement, the following percentages of income levels shall apply: 12 percent of the units shall be for Low Income households and 8 percent of the units shall be for Very Low Income households. All Affordable Housing units within the Specific Plan would still be required to remain affordable for a period of 55 years.

The Applicant proposed 15 percent of the total 990 allowable residential units that would be designated affordable units exceed the requirement under the City’s Inclusionary Housing (Resolution No. 2980). The City’s Inclusionary Ordinance requires that any development project with ten or more dwelling units includes not less than 10 percent of those units to be designated as Affordable units available to Very-Low (5%) and Low (5%) income-level households, depending on the type of development. The Applicant’s proposal of 15% of the units being affordable is also consistent with the City’s 2030 General Plan Urban Village Design Guidelines. The Applicant’s proposal includes affordable units for only Verylow and Low income level households, rather than also including Moderate income-level households, which is allowed by both Inclusionary Housing and Urban Village Guidelines. This provides a deeper level of affordability, and addresses a need within Oxnard. Furthermore, the Applicant’s proposal exceeds the City’s Inclusionary Housing requirement that developments provide affordability for 20-year affordability requirements. The project will provide a 55-year affordability requirement.

Overall, while the site being designated as an Urban Village requires the project to provide 15 percent affordable housing, this exceeds what is required in other areas of the City and the length of the deed restriction exceeds what is required by the Inclusionary Housing. Additionally, the Project’s proposed levels of affordability (Very Low-income and Lowincome) already exceed the required levels (Very Low-income, Low-income, and Moderate-income) contained within the plans approved for other Urban Villages in the City. Furthermore, to mitigate the loss of farmland, the project includes the payment of a farmland mitigation fee that shall be used only for Affordable Housing within the City of Oxnard that is devoted to occupancy by farm workers. While the number of units that this fee can be used to create is unknown at this time, it will ultimately result in the production of units beyond the 15 percent requirement. Lastly, the Development Agreement includes a local buyer preference to ensure Oxnard residents are given priority in qualifying for buying the homes in this development. For all of these reasons, staff does not support the Commission recommendation to require 20 percent affordable housing within the project.

Prevailing Wage:

The Applicant’s proposal includes a Development Agreement (DA) with the City (Attachment 3). The originally proposed DA that was reviewed by the Planning Commission stated that no prevailing wage beyond what state law requires shall be required for this project (this language has subsequently been removed as described below). The original 504
DA specified that a prevailing wage is required for the construction of Public Work as per state law, but this does not require a prevailing wage for the rest of the development (i.e., residential or commercial development). In the City, only the prevailing wage required by state law has been a requirement for other development projects. Thus, the Applicant’s Original Proposal is consistent with state and City requirements.

The Commission-recommended change to the DA to require a prevailing wage would apply to all development within Phase 1 the Specific Plan area, as phase 2 is not covered by the DA. The prevailing wage rate is the basic hourly rate paid on public works projects to a majority of workers engaged in a particular craft, classification or type of work within the locality and in the nearest labor market area. The project-wide prevailing wage requirement would apply this requirement to the entire private development. This is above and beyond what state law requires. Consequently, the Applicant has indicated that the cost of requiring a prevailing wage would render this development infeasible due to the increased construction costs. Furthermore, increasing construction costs also has an impact of increasing the cost of the housing units constructed, making them less affordable.

The City has never required prevailing wage for all aspects of privately funded development projects within the City.

However, prevailing wage is applicable to specific aspects of private development projects meeting the definition of a “Public Work” in accordance with state law. If the City were to require a prevailing wage while nearby cities do not, then the City may not be competitive with those nearby cities to attract housing and other development. Therefore, staff does not support the Commission recommendation to require a prevailing wage for the entire project. Furthermore, to avoid any confusion, staff's recommendation includes the removal of the Prevailing Wage language from the Draft DA. As a result, all prevailing wage requirements would default to the state regulations. Lastly, the DA includes a local hire provision which will help keep jobs within Ventura County.

General Plan Consistency
The majority of the TCSP area is located in unincorporated Ventura County, with the exception of two parcels encompassing seven acres which are located within the City of Oxnard. The TCSP area and the nine additional parcels south of Teal Club Road are designated Agricultural-Urban Reserve in the Ventura County General Plan.

Two parcels in the TCSP area are located in the City of Oxnard and the TCSP area is fully within the City of Oxnard Sphere of Influence and CURB. The TCSP concept has been included in the General Plan since 2004. Oxnard 2030 General Plan land use designations are residential low, low-medium, medium, and high; general commercial, park, public facility, business research park, and open space with an “Urban Village” overlay on the entire development area of the specific plan. The proposed project requires minor refinements to some General Plan maps to reflect the more detailed location of land uses and roadways within the proposed Teal Club Specific Plan Area. As defined in General Plan Goal CD-7, Urban Villages are intended to support “development of vibrant mixed-use urban villages characterized by a mix of land uses, transit accessibility, pedestrian orientation, and neighborhood identity.” General Plan Policy CD 7.1 specifically addresses the Teal Club site (in part):

CD-7.1 Establishment of Urban Villages: Six areas of the City are initially designated as Urban Villages. 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% affordable housing
• Location along or near corridors, downtown, and transit nodes • Transit, pedestrian, and bicycle circulation given high priority The Oxnard 2030 General Plan includes additional goals and policies that apply specifically to the Urban Village designation and to the proposed project in general, as discussed further below and in the EIR (Section 4.9, Land Use and Planning).
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The additional nine annexation parcels (11.4 acres) south of Teal Club Road are designated for Airport Compatible land uses. As described in the 2030 General Plan, this designation requires airport-compatible land uses that do not interfere with airport operations or subject large numbers of persons to aircraft hazards. Airport Compatible uses need not be directly related to or dependent upon the adjacent airport. Uses must be consistent with the policies of the City; the Federal Aviation Administration (FAA); the California Department of Transportation (Caltrans), Division of Aeronautics; and the Ventura County Airport Land Use Commission. Allowable uses are typically of a limited industrial or specialized commercial nature.

The project’s consistency review with General Plan policies is included as Attachment 1-Planning Commission Staff Report, Attachment E. The proposed project has been determined to be consistent with the General Plan and the property’s land use designation.

Zoning Code Consistency
The project includes Pre-Zoning of the additional nine parcels (11.4 acres combined) to be annexed south of Teal Club Road. Upon annexation, these nine parcels would be zoned Light Manufacturing (M-1) by the City of Oxnard. Although no changes are proposed on any of these parcels, after annexation the property owners would have the option of submitting applications to develop their properties with the uses and at the densities allowed in the City’s zoning regulations for the M-1 Zone District. The TCSP area does not include these additional annexation parcels, totaling 11.4 acres south of Teal Club Road.

The 149.72-acre TCSP area will be subject to the Specific Plan development standards for each Planning Area and will not be subject to the traditional Zoning Code development standards. The TCSP was developed to be consistent with the 2030 General Plan and related City Master Plans and policies. The TCSP sets forth a proposed development program within 14 proposed Planning Areas (PA) for a mix of land uses on the approximately 149.72-acre TCSP portion of the project area.

Environmental Determination
Pursuant to the California Environmental Quality Act (CEQA) Section 15060, the City of Oxnard as the Lead Agency, has prepared an EIR (State Clearinghouse No. 2012051080) in accordance with the requirements of the California Environmental Quality Act (CEQA, Public resources Code § 21000, et seq.), the regulations promulgated thereunder (14 California Code of Regulations, §15000, et seq., CEQA Guidelines), and the City’s Environmental Review Guidelines (Attachment 12). The EIR identifies and discusses potential impacts, mitigation measures, monitoring requirements, and residual impacts for identified subject areas.

Based upon the analysis contained in the Final EIR, the Teal Club Specific Plan would result in one or more Class I potentially significant and unavoidable impacts in the following two impact sections: (1) Agricultural Resources and (2) Air Quality. The EIR also concluded that one or more potentially significant but mitigable (Class II) impacts would result with the implementation of the Teal Club Specific Plan in the following nine impact sections: (1) Aesthetics, (2) Biological Resources, (3) Cultural Resources and Tribal Cultural Resources, (4) Geology and Soils, (5) Hazards and Hazardous Materials, (6) Hydrology and Water Quality, (7) Land Use and Planning, (8) Public Services and Recreation, and (9) Utilities. Less than significant (Class III) impacts were identified for the Teal Club Specific Plan within the following six sections: (1) Greenhouse Gas Emissions/Climate Change, (2) Mineral Resources, (3) Noise, (4) Population, Education, and Housing, (5) Transportation/Traffic, and (6) Wildfire.

As discussed above, the project would result in the following significant impacts which, even after application of feasible mitigation, cannot be mitigated to a less than significant level and therefore remain significant and unavoidable:

1. Agricultural Resources: 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.

2. Air Quality: 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.

Accordingly, Findings and a Statement of Overriding Considerations (SOC) were prepared pursuant to the CEQA and are 506
included within the resolution of approval approving the Teal Club Specific Plan Final EIR. State law stipulates that approval of the findings and SOC are not required until action is taken on a project. In addition to the general project benefits such as employment, housing, and increased property and sales tax revenue, the specific project benefits and overriding considerations identified with the findings for the Teal Club Specific Plan Project include numerous public benefits.

Therefore, staff recommends that the City Council certify that: (1) The final EIR has been completed in compliance with CEQA; (2) The final EIR was presented to the decision-making body of the lead agency, and that the decision-making body reviewed and considered the information contained in the final EIR prior to approving the project; (3) The final EIR reflects the lead agency’s independent judgment and analysis; (4) adopt the Findings; (5) adopt the Mitigation Monitoring and Reporting Program; (6) adopt the Statement of Overriding Considerations; and (7) certify the EIR.

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

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

FINANCIAL IMPACT
The developer will construct, at its own expense, all infrastructure improvements that are specifically required for the development as specified in the TCSP and mitigation measures in the EIR. The proposed Development Agreement will allow the developer to transfer fee credits to future buyers of the property, requires the payment of development impact fees upon issuance of building permits, and requires the development of a public park space so that it is ready for use by the public and acceptance by the City.

The City will form, at the Developers' request, at least one Community Facilities District (CFD) over the property. This CFD would likely be for funding the construction and maintenance of the Phase 1 public park, sewer lift station, and other common facilities agreed to by the developer and City; however, the details of the CFD will be developed during the tentative map phase of the project. The City’s maintenance obligation will include public road pavement and public utilities within the development, while a Master Homeowners association will maintain all public parkways and medians adjoining the public streets within the development; parkways on the project side of public streets adjoining the development; all private streets, sidewalks and parkways inside the development; water quality detention basins; and all private utilities within the private streets.

To offset the permanent loss of farmland, the developer will pay a fee to the City for the construction of Affordable Housing units within the City that will provide housing for farmworkers.

To offset the costs of increased staffing for fire and police services generated by the project, the developer agrees to 507
provide proportional ongoing funding for increased fire response capacity and to provide proportional funding for increased staffing for fire and police services.

The TCSP would allow the future development of 55,000 square-feet of retail, mixed-use, and office uses. Since the TCSP area is a designated Urban Village, it is assumed the residents will shop at the nearby commercial uses and increase annual sales taxes collected by the City.

COMMITTEE OUTCOME
This is a public hearing and was reviewed by the Planning Commission. Therefore, this item did not originate in Committee. During the Planning Commission public hearing on November 21, 2024, the Commissioners asked questions as a result of presentations from Planning staff and the applicant team. Public speakers provided comments during the public comment period. The discussions and deliberations from the Commissioners included fire protection resources within the City, development within the front yard setbacks of future residential units, the bicycle path around the perimeter of the project site, affordable housing, and prevailing wages. The Planning Commission meeting can be viewed online at the following link: November 21, 2024 - https://youtu.be/_3LAWLkenl0 The Commission made a motion to recommend that the City Council certify the Final Environmental Impact Report, approve the annexation, approve the General Plan Amendment, and approve the Pre-Zoning. That motion passed 7 (in favor) - 0 (against).

The Commission made a subsequent motion to recommend that the City Council approve the Development Agreement with the following revisions: increase the Affordable Housing requirement of the project from the proposed 15 percent to 20 percent with the same affordability ratio of low and very-low income levels from the proposed project, and to require a prevailing wage requirement. That motion passed 4 (in favor) - 3 (against).

The Commission made another subsequent motion to recommend that the City Council approve the Specific Plan with the following revisions: include a Class I bike path around the perimeter of the project site, allow water fountains within the front yard setback areas of the R-2 zone, and encourage all electric development. That motion passed 6 (in favor) - 1 (against).

Although numerous outreach meetings were held prior to the Planning Commission, the City held a town hall style webinar on March 27, 2025 to provide additional opportunities for the community to ask questions of staff and the applicant. At the hearing staff outlined the overall process, provided a brief presentation on the projects, and took questions from the community. The list of comments and questions are included in Attachment 11. The March 27, 2025 webinar was recorded and can be viewed online at the following link: https://youtu.be/aHlMSr8XR0M Public Comments:

Following the end of the Planning Commission hearing, the City received comment letters, including at the webinar hosted on March 27th, regarding the proposed project (Attachment 11). City staff has reviewed the information in the comments and determined that these comments were addressed during the Planning Commission hearing, and this information does not change staff recommendations.

Prepared by: Jay Dobrowalski, Planning Supervisor

ATTACHMENTS

1. Planning Commission Staff Material dated November 21, 2024 and Signed Planning Commission Resolutions

2. Teal Club Specific Plan_City Council Hearing

3. Development Agreement with Staff Recommendations Revisions

4. Draft General Plan Amendment Resolution (PZ No. 15-620-03)

5. Draft Pre-Zoning Ordinance (PZ No. 15-560-01)

6. TCSP Draft Specific Plan Ordinance (PZ No. 15-640-01)(Option 1)

7. TCSP Draft Development Agreement Ordinance (PZ No. 24-670-02)

8. Draft Annexation Resolution (PZ No. 15-610-01)

9. Draft Resolution Certifying Environmental Impact Report No. 2015-01

10. Unmodified TCSP Draft Specific Plan Ordinance (PZ No. 15-640-01)(Option 2)

11. Public Comment Letters
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12. Teal Club Final Environmental Impact Report No. 2015-01

13. Staff Presentation
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CITY COUNCIL OF THE CITY OF OXNARD
ORDINANCE NO. 3054

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF OXNARD
APPROVING PLANNING AND ZONING PERMIT NO. 15-560-01 PRE-ZONING

PARCELS GENERALLY LOCATED SOUTH OF TEAL CLUB ROAD, NORTH AND

WEST OF LITTLE FARMS ROAD, AND BISECTED BY MALLARD WAY (APNS 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, -565) TO LIGHT MANUFACTURING (M-1). FILED BY DENNIS HARDGRAVE, ON BEHALF OF BORCHARD PROPERTY CO-OWNERS, 434 PARK COTTAGE PLACE, CAMARILLO, CALIFORNIA 93012.

WHEREAS, the Borchard Property Co-Owners owns seven contiguous parcels that total 149.72-acres generally located north of Teal Club Road, east of Patterson Road, south of Doric Avenue, and west of Ventura Road (APNs 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, -565); and
WHEREAS, in 2015 Dennis Hardgrave, on behalf of the Borchard Property Co-Owners, filed entitlement applications with the City of Oxnard for Annexation (PZ No. 15-610-01), a General Plan Amendment (PZ No. 15-620-03), Pre-Zoning (PZ No. 15-560-01), a Development Agreement (PZ No. 24-670-02), and a Specific Plan (PZ No. 15-640-01); and WHEREAS, the Teal Club Specific Plan would allow future development of residential, commercial, mixed use, business research park, and open space under the Teal Club Specific Plan, as identified in the Teal Club Specific Plan within the project area; and WHEREAS, related Project approvals are required by the Local Agency Formation Commission, County of Ventura, Ventura County Airport Land Use Commission, Calleguas Municipal Water District, and the Metropolitan Water District of Southern California; and WHEREAS, the Project was reviewed by the City Council as a Pre-Application in 2005, 2009, and 2011 which identified the mix of land uses, compatibility, with surrounding development, affordable housing, and on-site recreational amenity issues that were addressed by changes to the Project; and
WHEREAS, the Project applicants participated in a Community Workshop on April 18, 2022; and
WHEREAS, the Project was reviewed by the Airport Land Use Commission on July 8, 2022, and on that date, the Airport Land Use Commission made a determination that the Project is consistent with the Airport Comprehensive Land Use Plan (ACLUP); and WHEREAS, in accordance with the California Environmental Quality Act (CEQA, Public resources Code § 21000, et seq.), the regulations promulgated thereunder (14 California Code of Regulations, §15000, et seq., CEQA Guidelines), and the City’s Environmental Review 510
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Guidelines, the City of Oxnard as the Lead Agency, has prepared a EIR No. 2015-01 (State Clearinghouse No. 2012051080); and
WHEREAS, the Planning Commission considered EIR No. 2015-01 and recommended that the City Council find that Final EIR No. 2015-01 was completed in compliance with CEQA, and the final EIR was presented to the City Council as the decision-making body of the Lead Agency, and that the City Council reviewed and considered the information contained in the final EIR prior to approving the project; and the final EIR reflects the lead agency‘s independent judgment and analysis; and
WHEREAS, the Planning Commission recommended that the City Council certify Final Environmental Impact Report (FEIR) No. 2015-01 (State Clearinghouse No. 2012051080) and adopt a Statement of Overriding Considerations; and
WHEREAS, the Planning Commission concurrently recommended the City Council approve the resolutions recommending City Council approval of an Annexation, General Plan Amendment, Development Agreement, Specific Plan; and
WHEREAS, the Planning Commission held a duly noticed public hearing on November 21, 2024 and received and reviewed written and oral comments; and WHEREAS, the City Council held a duly noticed public hearing on April 15, 2025 and received and reviewed written and oral comments; and
WHEREAS, the City Council finds after due study and deliberation that the public interest and general welfare require the pre-zoning of parcels generally located south of Teal Club Road, north and west of Little Farms Road, and bisected by Mallard Way (APNs 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, -565) to Light Manufacturing (M-1).

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF OXNARD DOES ORDAIN AS FOLLOWS:

SECTION 1. The Recitals above are true and correct and incorporated herein by this reference.

SECTION 2. The City Council finds that the Pre-Zoning is internally consistent with all other provisions of the City of Oxnard 2030 General Plan.

SECTION 3. The City Council finds that the Pre-Zoning will not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

SECTION 4. The City Council finds that the project site associated with the Pre-Zoning is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity 511
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of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.

SECTION 5. The City Council determines that the proposed pre-zoning of parcels generally located south of Teal Club Road, north and west of Little Farms Road, and bisected by Mallard Way (APNs 183-0-110-030, -045, -050, -260, -270, -395, -405, -415, 183-0-100-405, -555, -565) to Light Manufacturing (M-1), as shown on Exhibit A attached hereto, is the best use for the subject project site .

SECTION 6. The City Council determines that the Pre-Zoning is in the best interests and welfare of the City and its residents.

SECTION 7. The City Council finds and determines the project is in compliance with the California Environmental Quality Act because an EIR (EIR No. 2015-01) was considered by the City Council at the public hearing. The Final EIR was prepared pursuant to the requirements of the California Environmental Quality Act (CEQA, Public resources Code §§ 21000, et seq.), the regulations promulgated thereunder (14 California Code of Regulations, §15000, et seq., CEQA Guidelines), and the City’s Environmental Review Guidelines. The City of Oxnard is the Lead Agency. Based upon the analysis contained in the FEIR, the Teal Club Specific Plan Project would result in one or more Class I potentially significant and unavoidable impacts in the following two impact sections: (1) Agricultural Resources, and (2) Air Quality. Pursuant to CEQA Section 21081 and the State CEQA Guidelines, the City Council made specific findings to include consideration of benefits of the project such as economic, legal, social, technological or other benefits that may outweigh the potential significant effects on the environment.

SECTION 8. The City Council Approve Planning and Zoning Permit No. 15-560-01 (Prezoning) is approved, as shown on the map attached hereto as Exhibit A and incorporated herein by reference.

SECTION 9. Except as expressly amended herein, the City’s Zoning Ordinance Map shall remain in full force and effect and shall apply to the property affected by this Ordinance.

SECTION 10. Pursuant to Government Code Section 36933(c)(1), the City Attorney was designated to prepare, and the City Clerk published, a summary of this Ordinance, and a certified copy the Ordinance was posted in the Office of the City Clerk a minimum of five days before the City Council’s adoption of the Ordinance.

SECTION 11. The City Clerk shall certify as to the adoption of this ordinance and shall cause the summary thereof to be published within fifteen (15) days of the adoption and shall post a certified copy of this ordinance, including the vote for and against the same, in the office of the City Clerk, in accordance with Government Code Section 36933. Ordinance No. 3054 was first read on April 15, 2025, and finally adopted on April 29, 2025 to become effective thirty days thereafter.
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PASSED AND ADOPTED this 29th day of April 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSED:

Luis A. Mc Arthur, Mayor
ATTEST:
____________________________
Lourdes A. López, City Clerk
APPROVED AS TO FORM:
_____________________________
Stephen M. Fischer, City Attorney
Exhibits:

Exhibit A: Proposed 2030 General Plan Zoning Map
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EXHIBIT A
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CITY COUNCIL OF THE CITY OF OXNARD
ORDINANCE NO. 3056
AN ORDINANCE APPROVING PLANNING AND ZONING PERMIT NO.
15-640-01 (SPECIFIC PLAN) FOR THE TEAL CLUB SPECIFIC PLAN,

GENERALLY LOCATED NORTH OF TEAL CLUB ROAD, EAST OF

PATTERSON ROAD, SOUTH OF DORIS AVENUE, AND WEST OF
VENTURA ROAD, (APNs 183-0-070-060, -070, -110, -125, -135, -140, -240).

FILED BY DENNIS HARDGRAVE, ON BEHALF OF BORCHARD
PROPERTY CO-OWNERS, 434 PARK COTTAGE PLACE, CAMARILLO,
CALIFORNIA 93012.

WHEREAS, the City Council of the City of Oxnard has considered the proposed Teal Club Specific Plan (Exhibit A) to clarify the Urban Village as outlined within the 2030 General Plan; to create planning area boundaries and Land Use Table. The new land use designation will be applied in combination with the 2030 General Plan. This will allow for the option to develop to residential, commercial, mixed use, business research park, and open space under the Teal Club Specific Plan, as identified in the Teal Club Specific Plan within the project area; and WHEREAS, on November 21, 2024, the Planning Commission of the City of Oxnard conducted a duly noticed public hearing where written and oral comments were received and reviewed to consider an application for adoption of the Teal Club Specific Plan (PZ 15-640-01) in accordance with Chapter 16-575 of the Oxnard City Code; and WHEREAS, on November 21, 2024, the Planning Commission considered the project and recommended the following revisions to the project:

1. The proposed Teal Club Specific Plan shall include a minimum of 20 percent of the total 990 residential units as designated Affordable units subject to the same affordability levels and ratios (60 percent very low-income and 40 percent low-income levels);

2. The proposed Class II bike lanes around the perimeter of the Teal Club Specific Plan area be developed as Class I bike lanes;

3. The Landscape Guidelines for Residential Yards (Section 3.7.7) shall be revised to exclude fountains from the list of prohibited items in front yards for Detached and Attached Cluster Home Areas (R-2); and

4. The Specific Plan shall encourage the development of electric energy developments.

WHEREAS, on April 15, 2025, the City Council of the City of Oxnard conducted a duly noticed public hearing where written and oral comments were received and reviewed to consider 515
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an application for adoption of the Teal Club Specific Plan (PZ 15-640-01) in accordance with Chapter 16-575 of the Oxnard City Code; and
WHEREAS, the City Council finds, after due study, deliberation and a duly noticed public hearing on April 15, 2025, and received and reviewed written and oral comments, presented by staff and the Applicant, and that the project meets the criteria set out in Chapter 16-575 of the Oxnard City Code; and
WHEREAS, the City Council found that Final EIR No. 2015-01 was completed in compliance with CEQA, and the final EIR was presented to the City Council as the decision-making body of the Lead Agency, and that the City Council reviewed and considered the information contained in the final EIR prior to approving the project; and the final EIR reflects the lead agency‘s independent judgment and analysis; and WHEREAS, the City Council certified Final Environmental Impact Report (FEIR) No. 2015-01 (State Clearinghouse No. 2012051080) and adopted a Statement of Overriding Considerations. The FEIR was prepared to analyze potential impacts associated with the approval and the implementation of The Teal Club Specific Plan and the anticipated build out of the 149.72-acre specific plan site. The FEIR No. 2015-01 found two areas of significant impacts (Agricultural Resources, and Air Quality); and
WHEREAS, the City Council finds, after due study, deliberation and public hearing that the following circumstances exist:

1. As outlined in Section 6(b) and Attachment F of the Planning Commission Staff report, the proposed Specific Plan is in conformance with the 2030 General Plan and other adopted policies of the City of Oxnard.

2. As determined in the Final EIR No. 2015-01, the proposed Specific Plan will result in significant impacts which, even after application of feasible mitigation, cannot be mitigated to a less than significant level and therefore remain significant and unavoidable, and will result in benefits such as economic, legal, social, technological or other benefits that may outweigh the potential significant effects on the environment.

3. As outlined in Section 6(c - g) of the Planning Commission Staff report, the proposed Teal Club Specific Plan conforms to adopted City standards and constitutes good City planning.

WHEREAS, the Applicant agrees that at its own expense, to indemnify, defend (with counsel selected by the City in its discretion) and hold harmless the City of Oxnard and its agents, officers and employees from and against any claims, actions or proceedings to attack, set aside, void or annul the approval of this ordinance or any actions or proceedings, acts or determinations taken, done or made before the approval of this ordinance that were part of the approval process.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF OXNARD DOES ORDAIN AS FOLLOWS:

SECTION 1. The Recitals above are true and correct and incorporated herein by this reference.

SECTION 2. The City Council finds that the Teal Club Specific Plan is internally consistent with all other provisions of the City of Oxnard 2030 General Plan.

SECTION 3. The City Council finds that the Teal Club Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

SECTION 4. The City Council finds that the project site associated with the Teal Club Specific Plan is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.

SECTION 5. The City Council determines that the proposed Teal Club Specific Plan is the best use for the subject project site.

SECTION 6. The City Council determines that the Teal Club Specific Plan is in the best interests and welfare of the City and its residents.

SECTION 7. The City Council finds and determines the project is in compliance with the California Environmental Quality Act because an EIR (EIR No. 2015-01) was considered by the City Council at the public hearing. The Final EIR was prepared pursuant to the requirements of the California Environmental Quality Act (CEQA, Public resources Code §§ 21000, et seq.), the regulations promulgated thereunder (14 California Code of Regulations, §15000, et seq., CEQA Guidelines), and the City’s Environmental Review Guidelines. The City of Oxnard is the Lead Agency. Based upon the analysis contained in the FEIR, the Teal Club Specific Plan would result in one or more Class I potentially significant and unavoidable impacts in the following two impact sections: (1) Agricultural Resources, and (2) Air Quality. Pursuant to CEQA Section 21081 and the State CEQA Guidelines, the City Council made specific findings to include consideration of benefits of the project such as economic, legal, social, technological or other benefits that may outweigh the potential significant effects on the environment.

SECTION 8. The City Council Approve Planning and Zoning Permit No. 15-640-01 (Specific Plan), attached hereto as Exhibit A and incorporated herein by reference with the following revisions as recommended by the Planning Commission:

1. The proposed Class II bike lanes around the perimeter of the Teal Club Specific Plan area be developed as Class I bike lanes;
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2. The Landscape Guidelines for Residential Yards (Section 3.7.7) shall be revised to exclude fountains from the list of prohibited items in front yards for Detached and Attached Cluster Home Areas (R-2); and

3. The Specific Plan shall encourage the development of electric energy developments.

SECTION 9. Except as expressly amended herein, the City’s Zoning Ordinance Map shall remain in full force and effect and shall apply to the property affected by this Ordinance.

SECTION 10. All aspects of this Project shall not become effective unless and until the City Council approves the Development Agreement.

SECTION 11. Pursuant to Government Code Section 36933(c)(1), the City Attorney was designated to prepare, and the City Clerk published, a summary of this Ordinance, and a certified copy the Ordinance was posted in the Office of the City Clerk a minimum of five days before the City Council’s adoption of the Ordinance.

SECTION 12. The City Clerk shall certify as to the adoption of this ordinance and shall cause the summary thereof to be published within fifteen (15) days of the adoption and shall post a certified copy of this ordinance, including the vote for and against the same, in the office of the City Clerk, in accordance with Government Code Section 36933. Ordinance No. 3056 was first read on April 15, 2025, and finally adopted on April 29, 2025 to become effective thirty days thereafter. //
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PASSED AND ADOPTED this 29th day of April 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RECUSED:

Luis A. Mc Arthur, Mayor
ATTEST:
____________________________
Lourdes A. López, City Clerk
APPROVED AS TO FORM:
_____________________________
Stephen M. Fischer, City Attorney
Exhibit:

Exhibit A: Proposed Teal Club Specific Plan
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EXHIBIT A

TEAL CLUB SPECIFIC PLAN
520
Teal Club Specific Plan
Prepared for:

City of Oxnard
Development Services
Prepared by:

Development Planning Services, Inc.

Camarillo, California 93012
March 2025
City Council Hearing version 2025
Development Planning Services, Inc. © 2023
Teal Club Specific Plan
521
Teal Club Specific Plan
522
Teal Club Specific Plan
Prepared for:

City of Oxnard
Development Services
Prepared by:

Development Planning Services, Inc.

Camarillo, California 93012
March 2025
City Council Hearing version 2025
Development Planning Services, Inc. © 2023
Teal Club Specific Plan
523
Teal Club Specific Plan Teal Club Specific Plan

TABLE OF CONTENTS
Introduction

1.1 Purpose of the Specific Plan 10

1.2 Authority and Scope 10

1.2.1 California Government Code Compliance 10

1.2.2 City of Oxnard Zoning Code Compliance 11

1.3 Project Site Location 11

1.3.1 Physical Setting 11

1.3.2 Existing Land uses and On-Site Characteristics 14

1.4 Project Goals and Objectives 18

1.4.1 Goal #1 18

1.4.2 Goal #2 18

1.4.3 Goal #3 19

1.5 Scope & Format 19
Sustainable Community

2.1 Overview 20

2.2 Land Use & Transportation 20

2.2.1 Jobs and Housing Proximity 20

2.2.2 Transit-Oriented Development 20

2.2.3 Integrated Land Uses 20

2.2.4 Density 21

2.3 Energy Generation and Conservation 21

2.3.1 Solar Ready & Title 24 21

2.3.2 Beyond Green Code 21

2.3.3 PEV Charging Stations 21

2.4 GHG Mitigations 21

2.4.1 Urban Forestry 21

2.4.2 Other GHG Emissions 21
Community Development

3.1 Planning Context 24

3.2 Land Use Plan 25

3.3 Proposed Zone Classifications 30

3.3.1 Zone Classifications 30

3.3.2 Inclusionary Housing 30

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3.4 Development Standards 30

3.5 Design Philosophy and Objectives 30

3.6 Philosophy and Objectives 31

3.6.1 Pedestrian-Oriented Design Objectives 31

3.6.2 Residential Design Objectives 34

3.6.3 Urban Village & Mixed Use Commercial Design Objectives 34

3.6.4 Business Research Park Design Objectives 35

3.6.5 Open Space Design Objectives 39

3.7 Design Guidelines 39

3.7.1 Architectural Styles 39

3.7.2 Residential Development 48

3.7.3 Commercial & Mixed Use Development 55

3.7.4 Business Research Park Development 58

3.7.5 Public Parks & HOA Recreation Areas 60

3.7.6 Open Space 63

3.7.7 Landscape 64

3.7.8 Hardscape & Street Furniture 69

3.7.9 Curbs & Sidewalks 70

3.7.10 Lighting 70

3.7.11 Walls & Fences 71

3.7.12 Mailboxes 71

3.7.13 Signage 72

3.8 Urban Village 74

3.8.1 Mixed Uses 74

3.8.2 Transit Oriented 74

3.8.3 Public Spaces 74
Infrastructure & Community Services

4.1 Infrastructure Overview 76

4.2 Circulation Plan 76

4.2.1 On-Site Streets 76

4.2.2 Off-Site Streets 77

4.2.3 Bike Lanes &Trail Networks 90

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4.3 Public Facilities 92

4.3.1 Potable Water 92

4.3.2 Advanced Water Purification System 92

4.3.3 Wastewater System 92

4.3.4 Stormwater Drainage 93

4.3.5 Solid Waste Disposal 93

4.3.6 Natural Gas 101

4.3.7 Electricity 101

4.3.8 Public Schools 101

4.3.9 Police Protection 101

4.3.10 Fire Protection 101

4.3.11 Parks & Recreation 102

Environmental Resources

5.1 Overview 104

5.2 Water Resources 104

5.2.1 Water Supply 104

5.2.2 Advanced Water Purification System 104

5.3 Aesthetic Resources 104

5.3.1 Open Space 104

5.3.2 Roadways 104

5.4 Character Enhancement 105

5.5 Landscape Design 105

5.6 Agriculture 105

5.7 Air Quality 105
Safety & Hazards

6.1 Overview 106

6.2 Airport Compatibility 106

6.3 Noise 106

6.4 Traffic & Pedestrian Safety 106

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date 03.20.2025 Table of Contents
Housing

7.1 Overview 108

7.2 Urban Village Concept 108

7.3 Inclusionary Housing 109

7.4 Residential Unit Mix 110
Implementation

8.1 Phasing 112

8.2 Agricultural Buffers 112

8.3 Financing Districts 113

8.4 Development Review Process 113

8.5 Specific Plan Administrative 113

8.5.1 Minor Modifications 113

8.5.2 Specific Plan Amendments 116

8.6 Mitigation Monitoring and Reporting Program 116 General Plan Consistency

9.1 General Plan Consistency 119

Appendix
1 Landscape Palette 146
List of Figures
Figure 1-1 Regional Location & Curb Boundaries 12
Figure 1-2 Assessors Parcels 13
Figure 1-3 Surrounding Land Uses 16
Figure 1-4 Land Use Plan 17
Figure 3-1 Land Use Plan 27
Figure 3-2 Pedestrian Circulation 33
Figure 3-3 Central Public Plaza 36

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Teal Club Specific Plan
Table of Contents
Teal Club Specific Plan
Figure 3-4 BRP Landscape Buffer 38
Figure 3-5 Architecture - Craftsman 40
Figure 3-6 Architecture - Traditional 42
Figure 3-7 Architecture Spanish Colonial Revival 44 Figure 3-8 Architecture - Monterey 46
Figure 4-1 Vehicular Circulation Plan 78
Figure 4-2 Residential Collector 79
Figure 4-3 Residential Collector - Beverly Drive 80
Figure 4-4 Local Streets 81
Figure 4-5 Primary Arterial - Ventura Road 83
Figure 4-6 Secondary Arterial - Doris Avenue 85 Figure 4-7 Secondary Arterial - Patterson Road (Phase 1) 86 Figure 4-8 Secondary Arterial - Patterson Road (Ultimate) 87 Figure 4-9 Secondary Arterial - Teal Club Road (Phase 1) 88 Figure 4-10 Secondary Arterial - Teal Club Road (Ultimate) 89 Figure 4-11 Bike Path Circulation 91
Figure 4-12 Public Facilities 94
Figure 4-13 Proposed Phase 1 Water System 95
Figure 4-14 Proposed Build-out Water System 96
Figure 4-15 Proposed Phase 1 Wastewater System 97 Figure 4-16 Proposed Build-out Wastewater System 98 Figure 4-17 Proposed Phase 1 Stormwater Drainage System 99 Figure 4-18 Proposed Build-out Stormwater Drainage System 100 Figure 6-1 Air Safety Zones Map 107
Figure 8-1 Proposed Phased Improvement Plan Phase 1 114 Figure 8-2 Proposed Build-out Improvement Plan 115

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date 03.20.2025 Table of Contents
List of Tables
Table 3-1 Land Use Table 26
Table 3-2 Land Use Statistical Summary 28
Table 3-3 Zoning 29
Table 3-4 Development Standards Summary 32
Table 9-1 2030 General Plan Consistency 118

529
p.10 Introduction
Teal Club Specific Plan
1 INTRODUCTION

1.1 PURPOSE OF THE SPECIFIC PLAN
The Teal Club Specific Plan provides the City
of Oxnard with a comprehensive planning
document to direct the orderly development
of the 149.7-acre property known as the Teal
Club Planning Area (see Figures 1-1 and 1-2).

The Specific Plan provides a conceptual land
use plan, development standards, guidelines,
and programs to ensure that this area of the
city is developed in a manner consistent with
the goals, objectives, principles, and policies
of the City of Oxnard 2030 General Plan
(referred to in this document as the General
Plan).

The Specific Plan allows development
of a variety of residential, mixed-use,
neighborhood commercial, industrial and
recreational uses within the Specific Plan
area. The guidelines and standards contained
in this Specific Plan will ensure that these
uses, and the associated infrastructure
elements and public spaces are planned and
designed in an integrated manner.

Creating a walkable Urban Village is a
primary goal of this Specific Plan. In order to
ensure long-term sustainability the Specific
Plan shall incorporate policies of both the
State of California SB 375 (Greenhouse Gas
Bill) and “Build It Green” design standards.

The plan includes a strategically-placed
Transit Hub with bus turn-out and shelter
and bike racks at Ventura Road and Beverly
Drive.

1.2 AUTHORITY & SCOPE
California Government Code (Sections 65450
through 65457) authorizes the preparation
and adoption of specific plans. The Teal
Club Specific Plan has been prepared in
accordance with the requirements of this
code as summarized below.

1.2.1 CALIFORNIA GOVERNMENT CODE

COMPLIANCE
California Government Code Section 65450
gives a legislative body the authority to
prepare a specific plan for the systematic
implementation of the General Plan for all or
part of the area covered by the General Plan.

As outlined in the Government Code Sections
65451 and 65452, specific plans are to contain
a text and diagram or diagrams specifying the
following:

The italicized text indicates where in the Teal
Club Specific Plan these requirements have
been addressed.
□ A statement of the relationship of
the Specific Plan to the General Plan.

Chapter 9 describes how this Specific Plan
relates to, and is in conformance with, the
goals and objectives of the City of Oxnard
General Plan;
□ The distribution, location, and extent of
land uses. The goals of the proposed Specific
Plan, as defined in Section 1.4, provides the
530
date 03.20.2025 Chapter 1 - Introduction p.11
Teal Club Specific Plan
rationale for the proposed land uses and
their distribution throughout the project site.

Section 3.2 contains a detailed land-use table
(Table 3-1) and precise land use plan (Figure
3-1). The project includes approximately
990 residential units, approximately 8.8
acres commercial mixed-use, approximately

9.1 acres of Business Research uses, and
approximately 17.7 acres of parks and
greenbelts.
□ The distribution, location, and extent
of major infrastructure improvements
needed to support the land uses described
in the plan. Section 4.2 describes the
circulation plan for the site, including street
sections. Potable water, wastewater, and
stormwater infrastructure as well as utilities
are outlined in Section 4.3 of the proposed
Specific Plan.
□ Development standards and criteria.

Section 3.4 and Table 3-4 identifies
development standards. Sections 3.5 through

3.8 identifies project design objectives and
guidelines;
□ A program of phasing and
implementation measures. Chapter 8
identifies implementation and administration
for this Specific Plan.

1.2.2 CITY OF OXNARD ZONING CODE

COMPLIANCE
A key function of the Specific Plan is to
reduce the need for subsequent master
planning and environmental review
procedures as the project area is developed.

The Specific Plan fixes the general layout and
configuration of streets and defines the land
uses allowed in the Specific Plan area. At the
time of subdivision maps will precisely fix
the boundary of the land uses, the location of
streets, and the configuration of residential
lots. After adoption of the Specific Plan,
either by ordinance or resolution, a Specific
Plan supplements existing zoning regulations
and has an effect similar to the local General
Plan. For example, the California Subdivision
Map Act requires the legislative body to deny
approval of a tentative or final subdivision
map if it is not in substantial conformance
with the applicable specific plan. In addition,
a development agreement between a
municipal body and a developer/applicant
cannot be approved unless the legislative
body finds the agreement is consistent with
the General Plan and any applicable specific
plans.

1.3 PROJECT SITE LOCATION

1.3.1 PHYSICAL SETTING
The Teal Club Specific Plan area project site
is located in the western portion of Oxnard;
Ventura County, California. A majority of the
site is currently outside of the City limits and
will require annexation to the City of Oxnard.

The plan area is surrounded by the City of
Oxnard on three sides and a mix of existing
development uses on the north, east, and
south, with County agricultural uses to the
west. The site is bounded by existing roads
on all sides: Ventura Road to the east, Teal
Club Road to the south, Patterson Road to
the west, and Doris Avenue to the north. The
Oxnard Airport is located immediately to
the south of the project. The project site and
surrounding land uses are shown on Figure
1-3.

The Teal Club Specific Plan project area
is within the City of Oxnard Sphere of
Influence and inside the Oxnard “City Urban
Restriction Boundaries” (CURB) boundary
of the City. As a result of this location the
531
p.12 Introduction
Teal Club Specific Plan
Figure 1-1 REGIONAL LOCATION & CURB BOUNDARIES

PROJECT
Doris Ave.

Channel Islands
Blvd.

Rose Ave.

Gonzales Rd.

Vineyard Ave.

Patterson Rd.

Wooley Rd.

Fifth St.

Victoria Ave.

Teal Club Rd.

Ventura Rd.

Fifth St.

Oxnard Blvd.

Oxnard Blvd.
101 FWY
City of Port Hueneme
Oxnard Airport
City Urban Restriction Boundaries (CURB)
Existing City Limit
0 4000’
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date 03.20.2025 Chapter 1 - Introduction p.13
Teal Club Specific Plan
Figure 1-2 Existing Site - Assessor Parcels
VENTURA RD.

PATTERSON RD.
183-0-070-140 - Borchard
183-0-070-125
Kawaguchi
183-0-070-135 - Kohara
TEAL CLUB RD.

DORIS AVE.
183-0-070-240 - Borchard 183-0-070-060
Borchard
183-0-070-070
Borchard
183-0-070-110 - Basso
0’ 500’
533
p.14 Introduction
Teal Club Specific Plan
Specific Plan area is not within an area
subject to either City of Oxnard or Ventura
County “Save Open Space and Agricultural
Resources” (SOAR) voter approval. The
CURB boundary is shown on Figure 1-1.

1.3.2 EXISTING LAND USES & ON-SITE

CHARACTERISTICS
The proposed project site encompasses
seven parcels totaling 149.72 acres of land,
including the following APN #’s (illustrated
in Figure 1-2):
□ 183-0-070-060;
□ 183-0-070-070;
□ 183-0-070-240;
□ 183-0-070-110;
□ 183-0-070-125;
□ 183-0-070-135;
□ 183-0-070-140.

The site’s topography is primarily flat and
characterized by row crop areas with primary
drainage trending from north to south.

Utilities
There are no existing public utilities within
the Teal Club Specific Plan area. Along all
Teal Club Rd. Looking Looking West
four streets that surround the plan area
there are utilities and infra-structure that
serve existing development within the City
of Oxnard. The four streets are Teal Club
Road on the south, Patterson Road on the
west, Doris Avenue on the north, and Ventura
Road on the east. Southern California Edison
local service and/or distribution lines exist
on Teal Club, Patterson, and Ventura Roads.

Southern California Gas distribution lines are
located in Teal Club Road, Doris Avenue, and
Ventura Road. City of Oxnard water lines
exist in Teal Club Road, Doris Avenue, and
Ventura Road; a reclaimed water line is in
Ventura Road. City of Oxnard sewer mains
are located in Patterson and Ventura Roads.

The only storm drainage facilities in the
immediate area are varying depth agricultural
open drains; the most substantial one is
located on the north side of Teal Club Road.

Historical Use & Preservation
The majority of the Teal Club property has
been used for commercial farming operations
for the past 50 years or longer and is actively
farmed today. Farming activities have
historically included various row crops, citrus
and avocado trees.

A farm house and related
out-buildings are located
near the northeast corner of
the site and will be evaluated
for historical significance
through the Environmental
Impact Report.

Biology
Due to many years of crop
production, most of the
ground surface has been
534
date 03.20.2025 Chapter 1 - Introduction p.15
Teal Club Specific Plan
Ventura Ventura Rd. Looking Looking North at Beverly Beverly Dr.

Patterson Patterson Rd. Looking Looking North
Doris Ave. Looking Looking West
535
p.16 Introduction
Teal Club Specific Plan
Figure 1-3 Surrounding Land Uses `
PA 5
PA 2
PA 1
PA 10
PA 11 PA 11
PA 13 PA 13 PA 14
PA 8
PA 9
PA 12
PA 4
PA 3
PA 7
PA 6PA 6
Agriculture
Residential
Commercial
Residential
Airport
Residential
Industrial
Agriculture
(not a part)
0’ 500’
536
date 03.20.2025 Chapter 1 - Introduction p.17
Teal Club Specific Plan
`
PA 5
PA 1
PA 10
PA 11 PA 11
PA 13 PA 13
PA 12
PA 14
PA 8
PA 9
PA 4
PA 3
PA 6PA 6
PA 7
PA 2
Park
General Commercial
Mixed Use
Business Research Park
Residential Low MediumResidential MediumResidential Medium-High TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

Stormwater Treatment &Detention Basin
Transit Hub
Beverly Drive
Note: Teal Club Plan is designated as a City of Oxnard Urban Village Coronado Place
Figure 1-4 Land Use Plan
0’ 500’
Detached Cluster
Townhome
Townhome Apartment Apartment
Detached Cluster
Attached Condo Attached Condo
/Condo
/Condo
537
p.18 Introduction
Teal Club Specific Plan

1.4.2 GOAL #2: INTEGRATE THE NEW

COMMUNITY WITHIN THE EXISTING
NEIGHBORHOOD.

Objectives:
□ Provide development and transitional
land use patterns that do not conflict with
surrounding land uses or neighborhoods.
□ Avoid leapfrog development and
accommodate projected growth
in a location adjacent to existing
infrastructure, urban services, existing
circulation elements and community
facilities.
□ 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.
□ Provide an adequate buffer between the
project area and agricultural uses to the
west on both an interim and permanent
basis, as needed.
□ Provide bike and trail linkages between
the project area and existing facilities.
□ Provide land for a potential fire station or
sub-station, if determined necessary.
disturbed and very little native vegetation
remains within the farmed areas. The site
does not contain any suitable habitat areas or
features other than the few ornamental trees
located near existing structures and along
Ventura Road.

1.4 PROJECT GOALS & OBJECTIVES

1.4.1 GOAL #1: CREATE A COMPREHENSIVE

URBAN VILLAGE DEVELOPMENT PLAN FOR
THE TEAL CLUB PROJECT AREA.

Objectives:
□ 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 vehicle trips both
within the project and within the City.
□ Provide a balance and economic match,
to the extent feasible, between onsite housing and nearby employment opportunities.
□ Create an integrated vehicular, pedestrian
and bicycle circulation system that
connects residential, industrial and
commercial uses within the project.
□ 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
requirements.
□ Adopt design guidelines and regulations
to provide for consistent and orderly
implementation of the plan.
538
date 03.20.2025 Chapter 1 - Introduction p.19
Teal Club Specific Plan

1.4.3 GOAL #3: CREATE A FISCALLY
RESPONSIBLE COMMUNITY.

Objectives:
□ 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.
□ Ensure appropriate phasing and financing
for community facilities including street
and road improvements, water, urban
runoff and flood control facilities and
parks.
□ Create neighborhoods with lasting
value by setting high quality standards
for residential and commercial land
development and related public
improvements.
□ Development shall comply with the State
of California’s “Build it Green” standards.

1.5 SCOPE & FORMAT
The Teal Club Specific Plan is divided into the
following chapters:
□ Chapter 1 - Introduction: This section
provides an overview of the project and
describes the purpose and intent of the
Specific Plan document.
□ Chapter 2 - Sustainable Community:
this section addresses how the Teal Club
Specific Plan sets standards for addressing
climate change and SB 375 compliance.
□ Chapter 3 - Community Development:

This section establishes the design
objectives, guidelines and development
standards associated with the project.
□ Chapter 4 - Infrastructure and
Community Services: This section
identifies the on- and off-site necessary
infrastructure that link the project to the
surrounding city.
□ Chapter 5 - Environmental Resources:

Working in conjunction with Chapter
2 - Sustainable Community, this section
provides information on the stewardship
of additional environmental resources.
□ Chapter 6 - Safety and Hazards: This
section discusses the compatibility with
adjacent uses and safety issues.
□ Chapter 7 - Housing Section: This section
establishes the Urban Village concept and
affordable housing requirements of the
project.
□ Chapter 8 - Implementation: This section
provides detailed information on the
phasing plan, administration and Specific
Plan processes.
□ Chapter 9 - General Plan Consistency:

This section identifies how the Specific
Plan relates to, and is in conformance
with, the applicable goals and objectives
identified in the City of Oxnard General
Plan.
539
Teal Club Specific Plan
p.20 Sustainable Community
Teal Club Specific Plan

2.2.1 JOBS & HOUSING PROXIMITY
In addition to creating a balance of jobs and
housing within and near the planning area,
the Teal Club Specific Plan is located near
major employment centers including Naval
Base Ventura County, the Port of Hueneme
and major commercial areas.

2.2.2 TRANSIT-ORIENTED DEVELOPMENT
The Teal Club Specific Plan is located directly
adjacent to Ventura Road, a Gold Coast
transit corridor, and will include an on-site
public transit stop. Gold Coast provides
direct service from the Teal Club Specific
Plan area to major employment centers at the
Esplanade, Naval Base Ventura County and
Oxnard College, with connecting Gold Coast
service throughout the city and connections
to the Ventura County Transportation
Commission (VCTC) Highway 101 Corridor
route to Ventura, Camarillo and Thousand
Oaks. The Oxnard Transportation Center
is only 1.25 to 1.75 miles from the entire site
via connecting bus service or pedestrian
sidewalks and provides Metrolink and
Amtrak service. East of the Specific Plan area
the City of Oxnard Bicycle Facilities Master
Plan map identifies existing Class II bike
lanes on Doris Avenue and recommended
Class II future bike lanes on Fifth Street,
also providing access to the Oxnard
Transportation Center.

2.2.3 INTEGRATED LAND USES
A variety of land use types are included
within the Specific Plan including various
residential densities, retail, commercial
and open space uses. The uses are all
interconnected with trails, sidewalks, and
bikeways to minimize the number of vehicle
miles traveled. Figure 4-11 illustrates the
onsite Bike Path Circulation Plan.
2SUSTAINABLE COMMUNITY

2.1 OVERVIEW
This chapter specifically focuses on
issues relating to climate change and the
implementation of SB 375. Consistent
with the organization of the General Plan,
additional sustainability issues are addressed
in Chapter 5 - Environment Resources.

The Teal Club Specific Plan approaches
sustainability as a holistic process.

Sustainability begins with site selection, takes
form through planning and construction and
is completed with testing and monitoring.

The Teal Club Specific Plan’s sustainability
goal is to create a “low impact” community
that effectively balances resources and
provides for long-term sustainability.

Technologies are rapidly evolving and
this plan does not intend to preclude new,
efficient options to achieve sustainability.

2.2 LAND USE & TRANSPORTATION
The first step toward sustainability is site
selection. The Teal Club site is ideally located
adjacent to established infrastructure with
convenient access to public transportation,
schools, bike paths, major arterials,
employment centers, and shopping. This
location will help minimize vehicle miles
traveled.
540
Teal Club Specific Plan
date 03.20.2025 Chapter 2 - Sustainable Community p.21

2.2.4 DENSITY
The site’s location on a transit corridor
provides an opportunity for compact
development with increased residential
densities in appropriate locations near the
transit stop.

2.3 ENERGY GENERATION &

CONSERVATION

2.3.1 SOLAR ENERGY & TITLE 24
All newly constructed buildings within
the Teal Club Specific Plan area shall be
equipped with solar panels and meet all
applicable State of California energyconservation requirements of Title 24 at the time of issuance of building permits. All
development within the Teal Club Specific
Plan shall comply with the California
Energy Commission rules and requirements
applicable at the time of issuance of building
permits.

2.3.2 BEYOND GREEN CODE
The intent of the Teal Club Specific Plan is
to create a community that meets current
sustainable building standards. To achieve
this, it is required that all new construction
receive “Greenpoint” ratings through
the California “Build It Green” program
or a similar program that quantifies and
documents green building standards.

2.3.3 PEV CHARGING STATIONS
Detached residential units shall be wired to
allow for charging plug-in electric vehicles.

Multi-family and commercial buildings shall
provide for shared PEV charging stations.

2.4 GHG MITIGATIONS
The primary greenhouse gas (GHG)
mitigations are addressed in the compact,
walkable design, proximity to public transit
and requirements for “green” building
practices of the Teal Club Specific Plan.

Additional strategies to reduce GHG in the
environment include:

2.4.1 URBAN FORESTRY
In addition to the aesthetic benefits to the
community, planting trees has a number
of beneficial results. Trees and vegetation
temporarily sequester carbon dioxide
and reduce other air pollutants. When
strategically located, trees can also provide
shading that reduces electrical use and
minimizes potential heat island effects. The
landscaping guidelines of the Teal Club
Specific Plan, outlined in Section 3.7.7,
encourage maximizing the number of trees
selected for minimal maintenance and
planted strategically for shade.

The neighborhood park, storm-water
detention basins, agricultural buffers,
vegetated swales and other landscaped areas
will also be utilized for carbon sequestration.

2.4.2 OTHER GHG EMISSIONS
A number of additional strategies are
included in the design and operation of the
Teal Club Specific Plan to minimize GHG
impacts and are quantified in the project EIR
and Mitigation Monitoring Program.
541
Teal Club Specific Plan
p.22 Sustainable Community
Teal Club Specific Plan
Construction
During the construction phases of the
project, exhaust emissions reductions
will be required. These include the use
of alternative fuel, electric equipment,
diesel particulate filters, diesel oxidation
catalysts, and new tier engines. Fugitive
dust emissions reductions including
construction site watering is required. The
Teal Club Specific Plan EIR Mitigation
Monitoring Program shall provide
documentation of best practices to reduce
emissions and impacts.

Architectural Coatings
Low volatile organic compound
(VOC) coatings are required in all new
construction.

Water
As discussed in the Infrastructure section
of the Specific Plan, the potable water
is sourced and treated locally, thereby
reducing indirect GHGs. “Advanced
Water Purification System” water will be
delivered to the site through the City of
Oxnard existing Ventura Road water lines
and utilized throughout the project site.

Waste
Mandatory city recycling and green waste
composting programs will be implemented
throughout the project in compliance with
City of Oxnard requirements throughout
the life of the project.
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Teal Club Specific Plan
date 03.20.2025 Chapter 2 - Sustainable Community p.23

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543
Teal Club Specific Plan
p.24 Community Development
Teal Club Specific Plan
Element with the inclusion of the Teal Club
Specific Plan development. It is the only
undeveloped site of its size within the Sphere
of Influence and within the CURB boundary
surrounded on three sides by industrial,
residential and commercial land uses and
adjacent to all municipal services. The site
therefore provides an excellent location for
a planned, orderly and efficient extension of
existing urban development.

The Teal Club Specific Plan site is unique
in that it is on an existing public transit
corridor, adequately served by the City’s
existing sewer and water system and within
walking distance of a variety of retail stores
and support services. The city and county
have an extensive agricultural land protection
program that precludes local agencies from
re-zoning the county’s agricultural land
without a public vote to allow land use
changes to non-agricultural uses. When
voters approved the city’s Save Open Space
and Agricultural Resources (SOAR) initiative
in 1998, the Teal Club site was specifically
located inside the urban growth boundary
(CURB). The Ventura County SOAR initiative
has been extended by voter approval to 2050.

This county-wide land use policy continues
the protection of agricultural resources and
requires local planning agencies to consider
how to best utilize the remaining infill
properties to meet the housing needs of the
coming decades. The Teal Club Specific Plan
is intended to establish a land use plan that
provides for future housing needs while being
compatible with the existing surrounding
land use and development patterns.

The project land Uses are listed in Table 3-1;
the Land Use Plan is illustrated in Figure
3-1; A statistical summary of the land uses is
provided in Table 3-2
COMMUNITY DEVELOPMENT 3

3.1 PLANNING CONTEXT
The Teal Club Specific Plan site is one of the
last major properties located within the City
of Oxnard Sphere of Influence, established by
the Ventura County Local Agency Formation
Commission (LAFCO), and the City Urban
Restriction Boundary (CURB) and has been
designated for urban growth for many years.

Figure 1-1 illustrates the CURB boundary and
existing City of Oxnard boundary.

The Specific Plan land use conforms to the
City’s 2030 General Plan land use and density
designation for the site. The City of Oxnard
General Plan 2013-2021 Housing Element
identifies the Teal Club Specific Plan site
for development, and the 2021-2029 Draft
Housing Element anticipates development
of the Teal Club Specific Plan site. The State
of California Department of Housing &
Community Development (HCD) approved
the 2013-2021 City of Oxnard Housing
544
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date 03.20.2025 Chapter 3 - Community Development p.25
portion of the future housing needs of the City
of Oxnard.

The Urban Village concept envisions a
highly visible, pedestrian-accessible central
multi-use path to encourage walking and
biking within the community. The Ventura
Road frontage north of Beverly Drive will
contain commercial and retail businesses.

A mixed-use gateway is planned for the
Beverly Drive entry area immediately west of
Ventura Road The retail center and mixed
use area, containing a public plaza, will be
within walking distance to all new residential
neighborhoods and is adjacent to a main line
transit stop for access to nearby employment
centers such as the Esplanade, Naval Base
Ventura County and Channel Islands Harbor.

A business/research park on the south side
of the project would provide another source
of potentially “walkable” jobs within the
planning area.

The centrally-located ten-acre neighborhood
park is intended to be a gathering place and a
healthy activity zone for the entire community.

Concurrent with residential construction of
Phase 1 of the Specific Plan the developers
shall provide 6.5 acres of the ten-acre park and
construct the Phase 1 park improvements as
required by the Phase 1 Development Agreement..

Programming for this park will be determined
by the Oxnard Recreation and Community
Services Department prior to approval of Phase 1
development entitlements. Development of Phase
2 shall provide an additional 3.5 acres, with park
completion as required by future Phase 2 project
Conditions of Approval.

Programming in the ten-acre park will consist
of both active recreation elements (game courts,
game fields and tot lot/playground areas) and
passive recreation elements (benches, sidewalks
545
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Teal Club Specific Plan
Table 3-1
Land Use Table
Land Use Maximum
Density

TOTAL PLANNED
Acres
(1) Units (2) Density Bldg. Sq. Ft.

RESIDENTIAL USES & LAND USE CATEGORY:

PA-1 Detached Cluster - Residential Low Medium 10 DU/Ac. 17.52 140 8 DU/Ac. - PA-2 Detached Cluster - Residential Low Medium 10 DU/Ac. 10.01 80 8 DU/Ac. - SUBTOTAL Detached Cluster Units - 27.53 220 - -
PA-3 Attached or Detached Townhome - Residential Medium 18 DU/Ac. 9.6 145 15 DU/Ac. - PA-4 Attached or Detached Townhome - Residential Medium 18 DU/Ac. 5.54 88 16 DU/Ac. - PA-5 Attached Apartment/Condo - Residential Medium High 30 DU/Ac. 10.57 240 23 DU/Ac. - PA-11 Attached or Detached Condo - Residential Low Medium 12 DU/Ac. 15.64 167 11 DU/Ac. - PA-12 Attached Apartment/Condo - Residential Medium High 30 DU/Ac. 4.43 100 23 DU/Ac. - Commercial/Mixed Use (Residential component) - 0.00 30 - - SUBTOTAL Multi-Family - 45.78 770 - -
TOTAL RESIDENTIAL - 73.31 990 - -

PARKS & OPEN SPACE
PA-8 Community Park - Phase 1 Portion - 6.50 0 - 5,000
PA-9 Community Park - Phase 2 Portion - 3.50 0 - -
PA-10 Community Park - Phase 2 - 7.38 0 - -
Beverly Dr. Greenbelt - 0.38 0 - -
SUBTOTAL Parks & Open Space - 17.76 0 - 5,000

COMMERCIAL/MIXED USE
PA-6 Commercial/Mixed Use - General Commercial - 4.35 0 - 10,000 PA-7 Village Commercial - General Commercial - 4.43 0 - 45,000 SUBTOTAL Commercial/Mixed Use - 8.78 0 - 55,000

LIGHT INDUSTRIAL
PA-13 Business Research Park - 6.19 0 - 88,000
PA-14 Business Research Park - 2.92 0 - 44,000
SUBTOTAL Light Industrial - 9.11 0 - 132,000

ARTERIAL ROADWAYS
Ventura Road - 2.82 0 - -
Doris Avenue - 2.80 0 - -
Patterson Road - 0.30 0 - -
Teal Club Road - 7.20 0 - -
SUBTOTAL Arterial Roadways - 13.12 0 - -
INTERIOR ROADWAYS & MISC.

Interior Roadways show in Fig 2-1 - 22.18 0 - -
Stormwater Treatment / Detention Basins - 5.46 0 - -
SUBTOTAL Interior Roadways & Misc. - 27.64 0 - -
TOTAL PROJECT - 149.72 990 - 192,000

1. Land Use Acres shown in this table are Net Area, measured from the right-of way line of streets shown in the Teal Club Specific Plan “Precise Land Use Plan”, Figure 2-1.

2. The number of units within any Residential land use area may be refined during the course of subsequent City review and approval, provided that the total number of units within the Specific Plan does not increase beyond that shown in this table, or unless subsequent approval includes a density bonus and additional CEQA review as applicable under State or local law.
546
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date 03.20.2025 Chapter 3 - Community Development p.27
Figure 3-1 Land Use Plan
`
PA 5
PA 1
PA 10
PA 11 PA 11
PA 13 PA 13
PA 12
PA 14
PA 8
PA 9
PA 4
PA 3
PA 6PA 6
PA 7
PA 2
Park
General Commercial
Mixed Use
Business Research Park
Residential Low MediumResidential Medium
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

Beverly Drive
Transit Hub
Coronado Place
Detached Cluster
Townhome
Townhome Apartment Apartment
Detached Cluster
Condominium Condominium
Stormwater Treatment &Detention Basin
Note: Teal Club Plan is designated as a City of Oxnard Urban Village 0’ 500’
Residential Medium-High
/Condos
/ Condo
547
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p.28 Community Development
Teal Club Specific Plan
Table 3-2
Land Use Statistical Summary
Land Use Description Planning Area Acres DU SF % of Total Plan Recreation/Open Space Uses:

Neighborhood Parks PA 8-10 17.38
Greenbelt .38
Recreation/Open Space Subtotal: 17.76 11.9%
Developed Uses:

Mixed-Use, Village Commercial PA 6 & 7 8.78 30 55,000
Business Research Park PA 13 & 14 9.11 132,000
Medium-High Density PA 5 & 12 15.0 340
Medium Density PA 3 & 4 15.14 233
Low-Medium Density Residential PA 1,2 & 11 43.17 387
Developed Uses Subtotal: 91.2 990 60.9%
Streets & Misc.:

Arterial Roadways 13.12
Interior Roadways 22.18
Detention Basins/Detention Basins 5.46
Streets & Misc. Subtotal: 40.76 27.2%
Project Total: 149.72 990 192,000 100.00%
5,000
5,000
548
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date 03.20.2025 Chapter 3 - Community Development p.29
TABLE 3-3
ZONING

LAND USE DESCRIPTION ZONING DENSITY (DU/AC)
Low-Medium Residential - Detached Cluster R-2 7-12
Low-Medium Residential - Attached or Detached Cluster R-2 7-12 Medium Residential - Attached & Condominium R-3 12-18
Medium-High Density Residential - Apartment/Condo R-4 18-30 Mixed-Use Commercial (1st Floor) C-2 N/A
Mixed-Use Residential (2nd/3rd Floor) C-2 12-18
Village Commercial & CPD Uses CPD N/A
Business Research Park BRP N/A
Park C-R N/A
Greenbelts & Open Space C-R N/A
and small-scale picnic areas). Parking is intended
to be primarily along the perimeter of the park,
in either parallel or angled parking stalls along
the street, in order to maximize the usable park
area. Maintenance of the neighborhood park shall
be funded by a financing district formed by the
developers of the Specific Plan and financed by all
development within the Specific Plan as provided
for in the project Development Agreement(s).

An additional 7.3 acre park is included in Phase
2 at the western edge of the Specific Plan, at the
northeast quadrant of the intersection of Teal Club
Road and Patterson Road. Programming for this
park will be determined by the Oxnard Recreation
and Community Services Department prior to
approval of Phase 2 development entitlements.

Concurrent with construction of Phase 2 of the
Specific Plan the developers shall provide 7.3
acres of land with park completion as required by
future Phase 2 development project Conditions of
Approval.

Maintenance of the Phase 2 neighborhood parks
shall be funded by a financing district formed by
the developers of the Specific Plan and financed
by all developments.

Additional private recreation and common
area open space amenities, including seating
areas, barbecues and picnic tables, shall
be located within the Medium Density
neighborhoods of the plan area. The
Medium-High Density planning area shall
include a pool, seating areas, barbecues and
picnic tables for use by the residents of that
planning area. Collectively these public
and HOA-member private amenities will
ensure that outdoor recreational opportunities
are located within a quarter mile walking
distance of all residential units via the public
multi-use trail and sidewalk network.
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Teal Club Specific Plan
pedestrian connections in an open, visually
pleasing setting. The Development Standards
are established to provide objective standards
governing development of each of the
Planning Areas. The Development Standards
ensure that each neighborhood is developed
consistent with the Zone Classifications
outlined in Section 3.3 and within the density
range of development in each Planning Area.

For each Zone Classification the Development
Standards define the allowable building
height, setback requirements and other
standards to be met in site planning for each
Planning Area.

Any deviations from these standards in
the residential Zone Classifications shall
require approval of a Residential Planned
Development (RPD) Permit as defined in
City of Oxnard Municipal Code Section 16-
450. In the BRP and Commercial/Mixed Use
areas a Development Design Review Permit
is required for any deviations from these
standards. The Setback Requirements of this
Specific Plan shall be applied as the minimum
requirements for projects within the Specific
Plan, unless modified by an RPD Permit.

The City of Oxnard Municipal Code shall
regulate development in the Teal Club
Specific Plan, except as modified by the
Specific Plan text, conditions, regulations
and standards contained herein. In such
cases where Teal Club Specific Plan text,
conditions, regulations and standards conflict
with those in sections contained in the City
of Oxnard Municipal Code, the Teal Club
Specific Plan text, conditions, regulations and
standards shall apply.

3.5 DESIGN OVERVIEW
This section discusses and expands upon the
development plan identified in Section 2. The
design philosophy and objectives outline the

3.3 PROPOSED ZONE

CLASSIFICATIONS & INCLUSIONARY

HOUSING

3.3.1 ZONE CLASSIFICATIONS
Table 3-3 defines zoning classifications
proposed within the Specific Plan area. In
categories where this plan does not establish
or define standards, the standards of the City
of Oxnard Zoning Ordinance shall apply.

All uses within the zoning classifications of
this Specific Plan shall be consistent with
those allowed in Chapter 16 of the Oxnard
Municipal Code. Special Use Permits shall be
allowed as defined in Section 8 of this Specific
Plan

3.3.2 INCLUSIONARY HOUSING
The Teal Club Specific Plan includes a
range of housing types. Chapter 7 provides
additional housing information. In
accordance with the Housing Element
of the City’s General Plan and the Urban
Village criteria, the Teal Club Specific Plan
residential component will require that
15% of the total residential development is
Affordable Housing for very low and lowerincome workforce households (defined as Very Low and Low Income Households).

Affordable Housing Agreements shall
be executed and covenants recorded as
necessary to insure that all Affordable
Housing units within the Specific Plan remain
affordable for a period of 55 years.

3.4 DEVELOPMENT STANDARDS
Table 3-4 defines the Development Standards
for the Teal Club Specific Plan. An overall
objective of this Specific Plan is to create a
walkable neighborhood with highly visible
550
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date 03.20.2025 Chapter 3 - Community Development p.31

3.6.1 PEDESTRIAN-ORIENTED DESIGN

OBJECTIVES
The pedestrian-oriented design objectives
play a significant part in defining this Specific
Plan by facilitating direct connections
between the individual residential
neighborhoods, commercial and mixed-use,
and business research developments. The
design guidelines reinforce the Urban Village
and small town image through the emphasis
of architecture, landscaping, and hardscape
elements at the pedestrian level.

The entire project site is interconnected by
sidewalks along public streets, pedestrian
and multi-use paths, and bike lanes on major
public streets. Public plazas and gathering
places in the residential and mixed-use
areas are easily accessed by the pedestrian
network to enhance the walking experience.

A few minutes of walking will take residents
and workers anywhere within the proposed
project. A bus stop and shelter for the Gold
Coast Transit Ventura Road route is located
at the project entry intersection of Ventura
Road and Beverly Drive. The pedestrian
circulation plan is illustrated in Figure 3-2.

For street design cross-section dimensions
see Section 4.2, Figure 4-2 to Figure 4-10.

Various traffic calming methods shall be
utilized in the planning area including
“chokers” at local and collector street
intersections with crosswalks, clearly defined
to promote pedestrian movement between
the neighborhoods. Roundabouts or traffic
circles may be incorporated into local
and collector streets and private drives to
reduce traffic speeds, promote even traffic
flows, and provide safe crossing locations
for pedestrians. Landscape within the
roundabouts aim to soften the visual impact
of roadways and reduce the dominance of
automobiles in the pedestrian context.

Urban Village design of the Teal Club Specific
Plan area. The design guidelines establish
concepts and the range of features to be
considered in the design of future residential,
commercial, mixed-use and industrial land
uses. These guidelines can be implemented
in a variety of ways and are written to provide
architectural flexibility and encourage
diversity in architecture.

3.6 DESIGN PHILOSOPHY &

OBJECTIVES
The Teal Club Specific Plan seeks to create
a new community that carefully integrates
multiple land uses in a walkable setting.

The entire plan area is linked together
by the east /west multi-use trail, Class II
bike lanes, and neighborhood sidewalks.

The design incorporates Urban Village
concepts with an emphasis on highly-visible
pedestrian routes and the interconnection
of residential neighborhoods, communityserving commercial uses, recreational opportunities, the adjacent Oxnard School
District educational facilities and on-site
public transportation access. The bike path
circulation plan is illustrated in Figure 4-11.

The Teal Club Specific Plan encourages
commercial spaces and residential
neighborhoods with a strong sense of identity
through planning and landscape architecture
emphasizing the Mediterranean climate as
well as architecture that complements the
design character of Coastal California. To
accomplish this, the design guidelines for
the project draw heavily from neighborhoods
having stood the test of time and known for
their beauty and ambiance, particularly the
Henry T. Oxnard Historic District in the
nearby Wilson Neighborhood and the older
coastal residential neighborhoods of Santa
Barbara and Carpinteria, California.
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Teal Club Specific Plan
Table 3-4
Development Standards Summary
Zoning
R-2
Detached
Cluster
R-2
Attached
Condo
R-3 R-4 Mixed
Use C-2 BRP
Maximum Density 12 12 18 30 18 N/A N/A
Maximum Height 30 ft.1 30 ft. 1 45 ft.1 50 ft. 1 45 ft. 1 35 ft. 1 35 ft.

Minimum Lot Area 2,500 sf N/A N/A N/A N/A 10,000 sf 20,000 sf Minimum Lot Frontage 40 ft. 2 N/A N/A N/A N/A N/A 100 ft.

Minimum Lot Width 40 ft. 2 N/A N/A N/A N/A N/A 100 ft.

Minimum Lot Depth 50 ft. 2 N/A N/A N/A 100 ft. N/A 100 ft.

Private Open Space 150 ft.3 150 sf 3 100 sf 3 50 sf 3 50 sf 3 N/A N/A Set-back Requirements
Front Building 10 ft. 10 ft. 10 ft. 15 ft. 0 ft. 10 ft. 30 ft.

Front Porch 10 ft. 10 ft. N/A N/A N/A N/A N/A
Garage 18 ft.4 3 ft. 3 ft. 3 ft. N/A N/A N/A
Side 5 ft. 5 ft. 5 ft. 5 ft./story 5 ft./story 5 ft. Equal to bldg height
Rear 5 ft. 5 ft. 5 ft. 5 ft./story 5 ft./story 15 ft. 20 ft.

Front-to-Front 25 ft. 25 ft. 25 ft. 30 ft. 25 ft. N/A N/A Patio Cover 5 ft. 5 ft. 5 ft. N/A 5 ft. N/A N/A
Footnotes:

1. Additional height allowed subject to approval of a Special Use Permit and conformance with FAA requirements.

2. Decreased dimension allowed subject to approval of a Special Use Permit.

3. Private Open Space defined as residential unit patio, porch and / or balcony with a six-foot by six-foot minimum dimension.

4. Garage set-back must be greater than the building set-back from street frontage property line.

5. Development within PA8 park area would be subject to C-2 Zone Standards.

General Note: Allowed uses within all zoning classifications shall be consistent with those allowed or conditionally allowed by Chapter 16 of the City of Oxnard Municipal Code. All projects within the Specific Plan require Development Design Review. In addition, approval of a Special Use Permit shall be required for any conditionally allowed uses or any deviations from the Development Standards within the Specific Plan. Any deviations from the Residential Development Standards of this Specific Plan require approval of a Residential Planned Development (RPD) Permit as defined in City of Oxnard Municipal Code Division 12 Residential Planned Unit Developments. The Setback Requirements of this Specific Plan shall be applied as the minimum requirements for projects within the Specific Plan, unless modified by an Special Use Permit. Such conditions that concern numerical standards shall not increase or decrease by more than 25 percent the requirements that apply in the basic zone.

Note: Overall developed residential building footprint coverage of the Specific Plan cannot exceed 25% of the total residential area of the Specific Plan, calculated inclusive of streets, paved areas, parks, landscape, open space and private yards, in accordance with the Oxnard Airport Master Plan. Commercial and Industrial uses cannot exceed 50% building footprint coverage of the total Commercial and Industrial use areas. 5 552
Teal Club Specific Plan
date 03.20.2025 Chapter 3 - Community Development p.33 PA 5 PA 8 PA 9 PA 1 PA 11 PA 11 PA 10 PA 13 PA 13 PA 12 PA 14 PA 4 PA 3 PA 6 PA 6 PA 7 PA 2 Transit Hub Multi-Use Trail 0’ 500’ Figure 3-2 Pedestrian Circulation
Primary Sidewalk
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

NOTE:
(See Figure 4-11 for Bike Path information)
553
Teal Club Specific Plan
p.34 Community Development
Teal Club Specific Plan

3.6.2 RESIDENTIAL DESIGN OBJECTIVES
The primary residential design objective is
to use Urban Village design concepts and
architecture to create effective and balanced
pedestrian-oriented environments.

Residential uses make up approximately
50 percent of the Specific Plan area. Within
the residential planning areas, three land
use densities are allowed: Low-Medium,
Medium, and Medium-High density. In
accordance with the City’s General Plan, these
designations allow maximum densities of 12,
18, and 30 units per acre, respectively. Within
each of these land use density neighborhoods,
the design guidelines allow for several
styles of architecture. The development
guidelines for Low-Medium and Medium
residential land uses require a minimum of
three separate floor plans and four distinct
exterior elevations for each neighborhood.

These design variations promote visual and
aesthetic interest within these residential
communities. Medium-High residential
land uses require that a single, uniform
architectural style be implemented for
each individual project; each project shall
be architecturally distinct in this land use
category. This approach will create a sense
of unique identity and character for each
multi-family attached development with the
Specific Plan.

3.6.3 URBAN VILLAGE & MIXED-USE

COMMERCIAL DESIGN OBJECTIVES
The primary urban village and mixeduse design objective is to ensure that the Specific Plan provides appropriately scaled
commercial projects that serve the needs of
full-time residents and daytime employees. In
this context the term “mixed-use commercial”
applies to retail, office, and restaurant uses
along Ventura Road and near the Ventura
Road and Beverly Drive intersection. Diverse
neighborhood retail uses and professional
office space encourage a walkable “park once”
strategy that further reduces dependency on
automobiles within the project.

A central public plaza will serve as a
community hub along Beverly Drive and
will anchor the Urban Village. The plaza
will be located westerly of the Ventura
Road intersection to minimize roadway
noise impacts. Buildings near the plaza
shall activate the public realm by including
outdoor dining and recreational activities to
create a vibrant social and cultural character
consistent with the Coastal California
motif. The plaza area shall have a minimum
dimension of 100’ in any direction and
include both fixed perimeter seating and a
central multi-function area for neighborhood
arts and cultural use. The public plaza will
include an identity feature that will further
define the space. A conceptual illustration for
the plaza and typical proposed features are
provided in Figure 3-3.

The mixed-use area will include creative,
contemporary architectural references to
“Traditional” or “Spanish Colonial Revival”
building design as described in Section

3.7 of this Specific Plan. The buildings and
garden spaces of this area shall be linked
by sidewalks and landscaping that visually
reduce the dominance of required parking
within the site. Patios or courtyards shall be
included within this area and clearly-defined
pedestrian access throughout the mixed
use area shall be provided. A portion of the
commercial parking shall be provided in
parking lots clustered away from public street
view and with consideration for shared use by
daytime and evening functions.
554
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date 03.20.2025 Chapter 3 - Community Development p.35

consistency and attention to both landscape
function and architectural form are intended
to provide a clear identity for the industrial
area while creating a valuable economic and
job-creation resource for the City of Oxnard.

The land use ranges allowed for this area
shall be consistent with the City of Oxnard
Business Research Park (BRP) Zone
Classification.

The architectural character of the business
research area shall not be limited to the
range of styles identified in the residential
section of the Specific Plan, but shall allow
for contemporary themes that can more
effectively serve the needs and express the
identities of the anticipated users.

The business research buildings shall
incorporate both passive and active energysaving technologies and design. Photovoltaic Solar Panels shall be required within this
planning area. Buildings are to be located
near the Teal Club Road frontage and a
minimum of 40 percent of tenant parking
is to be clustered in parking areas away
from major public street view to the extent
practical in site design. Up to 60 percent of
required parking shall be allowed between
Teal Club Road and the building frontage in
private parking lots. Outdoor storage is not
allowed with the BRP zone. Loading areas
and other service functions shall be effectively
screened from public view to enhance the
visual character of the area. A 20-foot wide
landscape buffer and 8-foot high slumpstone
block wall separating the residential street
from the BRP area shall be incorporated in
to the site design as shown in Figure 3-4.

Buildings in the BRP zone shall not exceed
35’ in total height, including required
mechanical equipment screening and are
subject to any additional Oxnard Airport
height and lighting limitations.
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Teal Club Specific Plan
p.36 Community Development
Teal Club Specific Plan
Figure 3-3 Central Public Plaza
Ventura Road Beverly Drive
Multi-Purpose
Trail
Central Plaza
Public Space
Bus Shelter
556
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date 03.20.2025 Chapter 3 - Community Development p.37
Figure 3-3 Central Public Plaza
Beverly Drive
Central Plaza
Public Space
Turf MultiPurpose Trail
Outdoor
Seating
557
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p.38 Community Development
Teal Club Specific Plan
Figure 3-4 BRP Landscape Buffer
30’
R.O.W.
65’
Street Parkway &
Stormwater
Retention
BRP
Building
Parking Teal Club
Road
60’ 20’ 66’
R.O.W.
8’ Wall
Residence
558
date 03.20.2025 Chapter 3 - Community Development p.39
Teal Club Specific Plan

3.6.5 OPEN SPACE DESIGN OBJECTIVES
The design objective of the Specific Plan
open space areas is to ensure an integrated
plan addressing recreational and aesthetic
issues. All run-off from the project will be
captured and treated to the standards of
the Environmental Protection Agency and
Regional Water Quality Control Board
through a series of bio-swales, filtration
ponds, and other vegetated treatment
systems. Plant materials selected for the
drainage network shall consist of native
species and selected adaptive plant materials
appropriate for both habitat and visual
enhancement for either upland, transitional,
or wetland locations. Approximately

5.4 acres of Stormwater Treatment and
Detention Basins are proposed within the
overall Specific Plan area.

Additional open space within the plan
area includes approximately 17.7 acres
of parks and greenbelts. These sites are
intended to provide for the recreational
needs of the residents of the plan area in an
interconnected network of paths, trails, and
sidewalks.

The neighborhood park and recreation
facilities shall be designed and programmed
in cooperation with the Oxnard Recreation
and Community Services Department to
ensure that the widest possible range of
neighborhood-compatible outdoor activities
are provided within the planning area.

3.7 DESIGN GUIDELINES

3.7.1 ARCHITECTURAL STYLES
This section provides the overall design
guidelines for residential and other land uses
within this Specific Plan area. Architecture
is a key component of the appearance of the
Specific Plan area. The design guidelines
outlined in the following sections provide
general design criteria and promote
visual compatibility while allowing for
individuality and architectural diversity. Four
architectural styles form the basis for these
design guidelines: Craftsman, Traditional,
Spanish Colonial Revival, and Monterey (see
Figures 3.5-3.8). Creative, contemporary
interpretation of these styles is strongly
encouraged. All homes shall provide solar
panels and be pre-wired to accommodate
electric vehicle plug-in portals.

The architectural styles chosen have
remained popular over time and are
consistent with the prevailing history and
design character of the region and the nearby
Oxnard Historic District. They are intended
to provide direction to the architect, while
allowing latitude in the interpretation of the
style. The styles represented are not intended
to be prescriptive, but are intended to provide
inspiration and encouragement. Additional
architectural styles may be considered,
subject to approval by the Development
Services Director. Contemporary themed
architectural styles are recommended in the
Specific Plan Business Research use planning
areas.
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Teal Club Specific Plan
p.40 Community Development
Teal Club Specific Plan
Craftsman - Figure 3-5
Unique characteristics of the Craftsman style include rustic texture of building materials, broad overhangs with exposed rafter tails at the eaves, and often extensive pergolas and trellises over large porches at the lower level. Roofs are low-pitched and gabled with wide unenclosed eave overhangs. Windows are often combined into horizontal groupings and are surrounded by wide and carefully detailed wood or other appropriate trim.

Elements Description
Roof □ One and three-story structures (four-story allowed in Medium-High Density).
□ Low-pitched gable roofs with wide unenclosed eave overhangs. □ Multiple roof planes.
□ Decorative beams or braces under gable.
□ Exposed, profiled rafter tails or fascia board set eaves, and simple wide bargeboards with trim at rakes (no stucco soffits).
□ Flat concrete or slate tile roofs.

Windows □ Vertical and square windows combined into horizontal groupings. □ Divided lites in upper sashes of single- or double-hung windows. □ Surrounded by wide and carefully detailed wood or other appropriate trim.
□ Window dormers with gable or shed roof.

Wall
Materials
□ Wide, horizontal wood siding or smooth stucco.
□ Frequent use of natural or simulated cobblestone and river rock. □ Occasional use of brick at base of wall or porch.
□ Rubble stone faux chimneys.
□ Use of natural materials such as redwood, tile, and stone. □ Exposed wooden balconies.
□ Trellis porch or porte-cochere.

Architectural
Elements
□ Tapered wood posts set on rectangular or tapered masonry piers. □ Exposed wood beams and brackets, profiled at the ends. □ Extensive use of gabled porches.
□ Band sawed and pierced ornamentation in the wood railings.

Colors □ Brown rich contrasting accents.
□ Lighter whites, grays, flat blues, earthy greens, and yellows. 560
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date 03.20.2025 Chapter 3 - Community Development p.41
Craftsman - Figure 3-5
561
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p.42 Community Development
Teal Club Specific Plan
Traditional - Figure 3-6
Unique features of the Traditional style draw on forms and details from the early ancestral homes along the Atlantic seaboard of Colonial America. Creative touches of wood and horizontal siding define the Traditional style, which is identified by simple one and two story rectangular boxes with a primary front to back side-gabled roof. Hip roofs tend to occur at the first story roof lines associated with porch elements.

Elements Description
Roof □ One- or two-story except as deemed appropriate to specific design. □ Flat concrete tile or composition shingle tile .
□ Roof pitches are steeper normally ranging from 5:12 to 7:12. First story porch roofs can have lower pitches of 3:12 to 4:12.
□ Overhangs are typically shallow; 6” – 12” rakes with 12’ – 18” eaves, sometimes with the use of double trim fascia/barge boards.

Windows □ Single hung rectangular multi-paned windows frequently arranged in pairs or stacked at first and second floors.
□ Bay windows.
□ Typically louvered shutters at primary windows – sized to match window openings.

Wall
Materials
□ Stucco.
□ Both horizontal and vertical accent siding is used – board and batten, clapboard and lap siding.
□ Brick or stone is used mostly as a wainscot at the first story or on builtup column/post bases.

Architectural
Elements
□ Accentuated front entry door with pediment and columns or covered front porch.
□ Decorative vents or trusses at gable ends.
□ Wood columns/posts and railing with vertical pickets. □ Simple garage doors.
□ Occasional use of dormer windows.
□ Wood outlookers.

Colors □ White or a variety of brighter, bolder theme colors. □ Typically white/off white trim and fascia/barge board. □ Body siding colors should match the stucco color, however areas of accent siding should be contrasting darker shades or white. □ Deeper, darker shutter and accent colors.
`
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Traditional - Figure 3-6
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Teal Club Specific Plan
Spanish Colonial Revival - Figure 3-7
Unique features of the Spanish Colonial Revival style include red tile hipped roofs, ornamental ironwork over windows or on balconies, arcaded porches, ornate low-relief carvings highlighting arches, columns, window surrounds, and parapets. Stone or brick exterior walls often are left exposed or finished in plaster. Windows can be either straight or arched.

Elements Description
Roofs □ One and three-story structures (four-story allowed in Medium-High Density).
□ Low-pitched gabled roof with little or no overhang.
□ Simple hip, gable, and shed forms.
□ Exposed rafter tails or profiled cornice at eaves.
□ No overhang at gables, with tile wrapped over face of wall, with or without profiled cornice and/or stucco soffits.
□ High barrel concrete “S” tile in red colors, or two-piece/high-profile “S” clay tile.

Windows □ Recessed feature windows at façades.
□ Flat, arched, segmental, or half round window heads.
□ No trim typically at heads or jambs of typical openings. □ Stone or simulated cast stone, pre-cast concrete or stucco over foam at accent openings, or at sills of typical openings.

Wall
Materials
□ Smooth finish stucco (no rougher than sand or light lace finish). □ Cut or simulated stone accents.
□ Clay or polyurethane/foam material made to faithfully simulated clay pipe scuppers and vents.
□ Shutters at windows accent windows.

Colors □ White and off-white walls.
□ Dark brown wood.
□ Vibrant paint and tile accents.
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Spanish Colonial Revival - Figure 3-7
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Teal Club Specific Plan
Monterey - Figure 3-8
Unique characteristics of the Monterey style include low-pitched roofs with flat concrete tile, usually in tones of browns and brownish terra cotta. The Monterey typically has a prominent second floor covered wood balcony or covered front porch at the façade. Wall surfaces are always stucco and the forms are usually asymmetrical.

Architectural
Elements
□ Heavy exposed beams.
□ Iron, steel bar block simulating wrought iron, or wood balconies and rails.
□ Masonry, stucco, or wood column and balustrades.
□ Arcades and trellises.
□ Decorative tile insets; decorative wrought iron railings, window treatments, or balconies.
□ Low stucco wall at frontage, enclosing forecourt.
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Monterey - Figure 3-8
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Teal Club Specific Plan
Residential General Design Guidelines for Residential Uses Table 3-4 Site Planning □ Orientation of buildings to the street is a fundamental objective of this Specific Plan. In multi-family residential areas, one of the prevalent features shall be an attractive internal pedestrian-oriented circulation system.
□ Street configuration is designed to maintain the majority of automobile traffic on main circulation arteries and limit the volume of automobile traffic on secondary streets.
□ Neighborhood design along main travel arteries should be clustered with interior parking courts, which access off of secondary streets, thus limiting the number and frequency of curb cuts along the main street. □ Parking shall be provided for permitted uses in accordance with the provisions of the Zoning Code. Required parking for residences shall be located and designed in conformance with the development standards and the design guidelines.

3.7.2 RESIDENTIAL DEVELOPMENT
Residential uses include various densities
ranging from R-2 (maximum 7 to 12 dwelling
units per acre), to R-3 (maximum 12 to 18
dwelling units per acre), to R-4 (18 to 30
units per acre). A fundamental planning
principle of this Specific Plan is to incorporate
a range of development densities located
within close proximity. Higher densities will
be designed as clustered neighborhoods, with
resident parking and automobile access from
an interior parking court which is accessed off
of secondary streets. This design reduces the
number of curb cuts and automobile activity
on the main streets, improving automobile
circulation and maintaining pedestrian
friendly activity. These higher density clusters
will be located along the main circulation
arteries or near employment centers and
retail services. Less dense residential
development will be oriented away from
the commercial and automobile activity.

This type of clustered neighborhood design
with access and orientation to the street is
consistent with the Traditional Neighborhood
Design Concept proposed for this Specific
Plan.

The following Design Guidelines for this
Specific Plan are consistent with both
the City of Oxnard Zoning Code and the
recommended architectural styles.

General Design Guidelines for Residential
Uses
The following guidelines apply to all
residential development within the Teal Club
Specific Plan area.
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Residential General Design Guidelines for Residential Uses Table 3-4 continued Architectural
Details
□ These guidelines define a range of materials, elements, and details required for residential units and site improvements within the Specific Plan area and apply to all architectural styles recommended for residential land uses (see Section 3.7.1 for recommended architectural styles).

Roofs and
Massing
□ Allowable building forms shall be three-and four story for MediumHigh, two-and three story massing for Medium Density residential and two-story for the Low-Medium density residential to be accompanied by taller appropriate details, as appropriate for the particular architectural style.
□ Overhanging eaves should be finished with exposed rafter tails or a cornice, as appropriate for the selected architectural style. The minimum dimension of exposed rafter tails should be three inches. □ Skylights should be flat (non-bubble) only.
□ Gutters should be painted galvanized steel or painted aluminum.

Allowed gutter shapes are half round and ogee.
□ Roofing materials should be concrete barrel or flat tile or high-quality composite materials.
□ The roofing material for each house or building should be consistent with the selected architectural style, as specified in the architectural styles (Section 3.7.1) of these guidelines.

Doors and
Windows
□ Exterior doors and windows should be made of wood, vinyl clad wood, vinyl, or metal.
□ Window glass should be clear glass with not more than 10 percent daylight reduction (tinting), and should not be reflective (mirrored). □ Windows may have the following accessories: shutters sized to match the openings, canvas awnings appropriate to the architectural style, and planter boxes supported by visible and decorative brackets. 569
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Residential General Design Guidelines for Residential Uses Table 3-4 continued Doors and
Windows
(cont.)
□ Windows and doors may be trimmed in painted wood, brick, stone, or cast stone.
□ Windows may be single-hung, double-hung, hinged casement, or slider. Windows on main façades should be consistent with the selected architectural style.
□ Façades adjacent to or visible from the street should be fenestrated with windows and doors, identifying a principal entry to the building where practical.

Walls and
Fences
□ Building walls should be made of or finished in smooth or sand finish stucco, painted wood siding, brick, stone, or approved composite materials faithfully simulating these natural materials appropriate to the architectural style.
□ Perimeter garden walls should be made of concrete sand - colored slump masonry material.
□ Painted wood picket fences are allowed at the frontages of lots in the Low-Medium residential areas as long as they match the architectural style of the main structure. These fences should be a maximum of 36 inches in height and all fences shall be set back at least three feet from back of sidewalk with landscape between the sidewalk and fence. □ Rear yard walls visible from a street should be made of sand-colored slump block masonry. Interior yard walls and gates may be vinyl. □ Such walls should be no more than six feet in height, except where noise sources or adjacent grade differences require higher walls.

Mechanical
and Electrical
Equipment
□ All mechanical and electrical equipment—including but not limited to air-conditioning units and antennas—whether roof-mounted, ground-mounted, or otherwise, should be screened from street view with construction materials and a design that is consistent with the architectural style of the main structure. An exception shall be made for flat roof-mounted solar panels.

Colors □ Roofs: Fireproof Materials appropriate to the architecture style of the main structure in color and texture.
□ Walls: Natural materials or composite materials faithfully replicating the color and texture of the natural material, appropriate to the architectural style of the main structure.
□ Accents: Traditional and historically correct colors to complement the selected architectural style.
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R-2 Density Residential
R-2 Density Residential Guidelines
This residential density creates a moderate
intensity development and provides for
residential development of 7-12 units per
acre in the form of two-story buildings,
courtyard housing, condominiums,
townhouses or detached two-story singlefamily houses. Buildings are to be designed in a manner that orients the main façades to
the adjacent street and takes advantage of the
associated circulation system. On-site parking
shall be located primarily in street-facing or
clustered garages. On-street parking shall
be encouraged through site design. Minimal
front yard setbacks will be used along main
circulation arteries. Private outdoor space
in the form of balconies, patios, and porches
is required. Buildings should have definitive
entries and should function to reduce the
physical scale of the buildings through the
use of pedestrian scale design elements.

Development standards specified within the
Development Standards (Table 3-4) of this
Specific Plan shall be utilized. Additionally,
the following Development Guidelines shall
apply.
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Residential R-2 Density Development Guidelines Table 3-5 □ Two-story maximum building height of 30 feet, or up to 35 feet with an approved Residential Planned Development Permit (RPD).
□ A minimum of three variations of floor plans and three distinct exterior elevations shall be required.
□ Lot sizes shall be per the Teal Club Specific Plan (Table 3-4). □ Front yard setbacks to porches or building shall be a minimum of 10 feet from adjacent street right of way, with a 2-foot minimum front setback variation between adjacent residences.
□ Side and rear setbacks shall be a minimum of five feet, subject to site plan approval.
□ Parking garages shall not be oriented to the adjacent arterial or collector street and shall be accessed through a private drive aisle or parking court where feasible. Garages facing local streets shall be set back further than the porch or main structure.
□ The minimum parking requirements shall be per the City of Oxnard Zoning Ordinance. Of the spaces required, only guest parking spaces are allowed as “on-street” parking.
□ Craftsman, Traditional, Spanish Colonial Revival, and Monterey architectural styles and contemporary interpretations are appropriate for Low-Medium Density Development. Trash receptacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view within the allowable standards of public utility agency requirements. □ All mechanical and electrical equipment—including but not limited to air-conditioning units, and antennas—whether roof-mounted, groundmounted, or otherwise, shall be screened from public view, except as limited by other agency regulations. An exception shall be made for flatmounted solar panels. □ A minimum of two fully enclosed garage spaces are required for each detached unit.
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R-3 and R-4 Residential Design Guidelines
This residential category provides for
residential development from 12 to 30 units
per acre in the form of two- and three-story
condominium buildings, courtyard housing,
or townhouses as well as three- and fourstory apartment buildings. Development standards per the City of Oxnard Zoning
Ordinance for the R-3 and R-4 Zone
Classifications shall apply, except as specified
within the Development Standards (Table
3-4) of this Specific Plan. This density
provides a moderate transition from arterial
roadways and nearby commercial and
industrial development. Buildings are to
be designed in a manner that orients the
main façades to the adjacent street and
takes advantage of the associated circulation
system. Resident parking shall be located
primarily behind buildings or otherwise
screened from street view. Guest parking
may be accommodated in a combination
of designated on-site spaces and on-street
parking along the perimeter of a multifamily residential parcel. Clustered design is encouraged. Minimal front yard setbacks
will be used along main internal circulation
roadways. Private outdoor space in the form
of balconies, patios, or porches is required.

Buildings should have definitive entries and
should function to reduce the physical scale
of the buildings through the use of pedestrian
scale design elements.

Pedestrian or bike access will be an integral
part of the site design. The adjacent
pedestrian oriented circulation system can
be used as a secondary recreation area as
it relates to providing residents with an
enjoyable route to walk, jog, bike, etc. The
following Development Guidelines shall
apply.

R-3 and R-4 Density Density Residential Residential
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Teal Club Specific Plan
Residential R-3 and R-4 Density Development Guidelines
□ R-3 shall have a three-story maximum building height of 45 feet, and R-4 shall have a four-story maximum building height of 50 feet, with any exceptions requiring an approved Residential Planned Development Permit (RPD) subject to FAA restrictions and in accordance with zoning standards.
□ Lot sizes shall be per the Teal Club Specific Plan (Table 3-4) and comply with Subdivision Map Act standards for attached and multi-family dwelling units.
□ Front yard setbacks along circulation arteries shall be 15 feet as measured from the adjacent right of way. On corner lots the front setback applies to both façades facing an adjacent roadway. □ Side and rear setbacks shall be determined by the individual Planned Development Permit of each project and may be less than those established in the Oxnard Zoning Code. Minimum building separation shall be 5 feet per story of the taller of two adjacent buildings. (Example:
15 foot building separation between a three-story building and a twostory building.) This shall apply to buildings located on either the same parcel or adjoining separate parcels.
□ Parking areas shall not be located between the building and the adjacent street and shall be configured as “parking courts.” Any parking areas visible from a street frontage shall be screened from view by a low wall or by continuous landscaped shrubbery.
□ The minimum parking requirements shall be per the City of Oxnard Zoning Ordinance. Of the spaces required, only guest parking spaces are allowed as “on-street” parking. Tandem garage parking shall be allowed in R-3 for-sale residential projects and included in parking count totals.

Tandem spaces shall be assigned to the same unit.
□ Trash receptacles, electrical transformers, and other service elements shall be located in areas where parking is permitted and shall be screened from public view within the allowable standards of public utility agency requirements.
□ All mechanical and electrical equipment—including but not limited to air-conditioning units, and antennas—whether roof-mounted, groundmounted, or otherwise, shall be screened from public view, except as limited by other agency regulations. An exception shall be made for flat roof-mounted solar panels.
□ Craftsman, Traditional, Monterey and Spanish Colonial Revival architectural styles and contemporary interpretations are appropriate for Medium and Medium High Density Development.
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3.7.3 COMMERCIAL & MIXED-USE
DEVELOPMENT (C-2)
The commercial and mixed-use land use
components of the Specific Plan occur along
Ventura Road and Beverly Drive. Mixeduse properties are a unique development type in that they combine retail and office
commercial uses in a single site along with
residential uses in suitable locations. The
typical mixed-use design primarily has
retail or office uses located on the firstfloor street or public plaza frontage, while residential uses occupy the upper floors.

Mixed-use development is consistent with
the Traditional Neighborhood Design form
proposed for this Specific Plan. Mixeduse development is conducive to the small town, pedestrian-oriented design elements
proposed in this plan.

The mixed-use area is envisioned as a
gathering place consisting of a combination
of single buildings and building groups with
landscape and hardscape details as a focal
point. The ambiance of the mixed-use zones
shall be open-air, inviting, and accessible to
the public.

The most desirable design will utilize
combinations of construction materials
and accent features such as brick, stucco,
wood, or stone. Heights will vary from
one to three-stories and façades will be
modulated to create the desired “village”
environment. Contemporary interpretation
of the Traditional or Spanish Colonial Revival
theme will build upon this ambiance and
allow architectural variety in the mixed-use
area.

The mixed use development will complement
the residential development in the rest of the
Specific Plan area. Visually and physically,
where two planning areas abut, there shall be
a smooth transition so as not to detract from
the overall design. This smooth transition is
accomplished through the continuation of the
adjacent mixed-use architectural styles, the
use of consistent landscape and hardscape
materials, the pedestrian-oriented street
design, and the street intersection corner
landscape open space design.

General Design Guidelines for Commercial
& Mixed-Use (C-2)
The following Design Guidelines for the
mixed-use development zones are consistent
with the City of Oxnard General Commercial
Zone (C-2) standards, except as specified
within this Specific Plan, and are intended to
highlight and expand on the uniqueness of
these highly visible public spaces.

Mixed-Use
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Teal Club Specific Plan
Commercial
& Mixed Use General Design Guidelines for Mixed Use & Commercial (C-2) Site
Planning
□ Buildings should be aligned along a plaza or sidewalk. Outdoor cafes and seating areas are encouraged.
□ Main entrances should have an architectural definition, such as an awning, recessed niche, three dimensional feature, or building projection. □ A combination of hardscape and landscape is required from the street or parking lots to the building wall on every setback area.

Architectural
Character
□ C-2 buildings shall have a two-story maximum building height of 35 feet, and Mixed Use shall have a three story maximum building height of 45 feet except with an approved Design Development Review Permit.
□ Buildings should maintain architectural articulation and visual quality on all sides.
□ Front façades for mixed-use buildings should be designed to create an individual identity to each vertical module or unit.
□ Storefront or display windows shall encompass a minimum of 40 percent and a maximum of 70 percent of the building facade.
□ All mechanical and electrical equipment including but not limited to air conditioning units, and antennas (whether roof-mounted or otherwise), should be screened from public view.
□ The mixed-use area shall allow a wider range of colors, materials, and forms to encourage a creative interpretation of the Traditional or Spanish Colonial Revival styles.

Parking and
Vehicular
Access
□ The Commercial frontage along Ventura Road shall allow for one driveway curb cut between Doris Avenue and Beverly Drive. A visible parking lot is allowed on the Ventura Road frontage.
□ Parking access, driveway design and parking areas shall provide clear path of pedestrian travel to store fronts.
□ Parking shall be provided for permitted uses in accordance with the provisions of the Zoning Code.
□ Nonresidential parking standards remain consistent with the City of Oxnard Zoning Ordinance; however, a shared parking agreement may be developed where practical and enforceable.
□ Service and loading facilities must be screened from view from public streets, open spaces, and other sensitive uses.
□ Trash receptacles, electrical transformers, and other service elements should be located in areas where parking is permitted and should be screened from public view by walls with matching architectural elements as those of the buildings they serve.
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3.7.4 BUSINESS RESEARCH PARK

DEVELOPMENT (BRP)
Industrial uses within the Specific Plan are
intended to promote a balance of jobs and
housing within close proximity, reducing the
dependence on automobiles. The Specific Plan
industrial use areas are located immediately
north of and adjacent to existing industrial
zoning and provide a logical extension of this
land use type. The intent of the Specific Plan
industrial area is to provide a Business Research
Park (BRP) zoned location for new or expanded
manufacturing, research, professional, and high
technology uses consistent with the economic
development goals of the City of Oxnard. The
walkable community planning principle of
the Specific Plan places an emphasis on high
Industrial General Design Guidelines for BRP
Site Planning □ Buildings should be located near Teal Club Road with at least 40 percent of parking and all service and loading activities located away from street view. The remainder of parking may be on the building street frontage side.
□ A combination of hardscape and landscape is required from the street to the building wall on every setback area.
□ Main entrances should be prominent and easily identified and accessible from clearly defined guest parking areas.
□ All on-site lighting shall utilize light standards and devices that provide down-lighting that is shielded from abutting public streets, residential areas, or adjoining properties.
□ Lot sizes shall be a minimum of 20,000 square feet.

Architectural
Character
□ Two-story maximum building height of 35 feet.
□ Architectural styles shall include contemporary themes unique to the industrial area or interpretations of the Specific Plan styles. □ Buildings shall maintain architectural articulation on all sides. □ Buildings shall not exceed two stories in height and are subject to Oxnard Airport height and lighting imitations.
□ Building facades must have at least one break in wall plane of at least three feet in depth every 100 feet in length.
□ Flat roofs shall be allowed with adequate mechanical space parapet screening.
quality of life for the daytime workforce with
direct access to trails, greenbelts, and parks.

Commercial services including restaurants
and shopping are planned within a ten minute
walking distance of the majority of industrial
parcels.

The following Development Guidelines are
consistent with the Business Research Park
(BRP) Zone, except as specified within this
Specific Plan and are consistent with the
recommended architectural styles.

General Design Guidelines for BRP Uses
The following guidelines apply to all industrial
development within the Teal Club Specific
Plan area.
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Industrial General Design Guidelines for BRP
Architectural
Character
(cont.)
□ All mechanical and electrical equipment including but not limited to air conditioning units and antennas (whether roof-mounted, ground-mounted or otherwise) should be screened from public view. An exception is made for solar panels which are integrated into the design of a building. □ Roofs shall include solar panels.
□ Tinted or reflective glass may be allowed, appropriate to the architectural style. □ The industrial use area shall allow a range of colors, materials, and forms to encourage architectural diversity within the limits of the style selected for an individual building or buildings. The decision-makers shall have authority on appropriateness of colors through the discretionary permit process.

Walls and
Fences
□ Walls and fences are to be made of sand-colored slump masonry material. □ Walls shall be utilized to screen all permitted outdoor activities completely from offsite public view.
□ The required height for any BRP zone wall or fence is eight feet, except with a discretionary permit which may allow up to ten feet in height. □ All BRP public-facing wall surfaces shall be planted with approved fast-growing vines and trellis material to prevent graffiti.
□ Outdoor storage shall be subject to a Special Use Permit and shall not exceed the height of the perimeter screen wall.

Parking and
Vehicular
Access
(cont.)
□ No loading areas may be located where they can be viewed directly from any adjacent or nearby residential areas. Loading areas are to be screened from view by walls or fences.
□ A 20-foot wide landscape buffer and wall shall be incorporated into the site design separating the residential street from the BRP area (as shown in Fig 3-4).
□ Trash receptacles, electrical transformers, and other service elements should be located in areas where parking is permitted and should be screened from public view by walls matching architectural elements of the buildings they serve. □ Trash enclosures shall include hose bibs and be maintained in a clean and odor-free condition.
□ Industrial and office parking standards remain consistent with the City of Oxnard Zoning Ordinance; however, a shared parking agreement may be developed where appropriate, practical, and enforceable. □ Guest parking shall be provided at clearly identifiable locations near the entry to a building.
□ No on-street loading is allowed in the industrial areas of the Specific Plan. 579
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3.7.5 PUBLIC PARKS & HOA RECREATION
AREAS
The Specific Plan provides for a range of
active and passive park spaces with varied
uses and amenities. The combination of
private homeowners’ association facilities
and publicly owned and maintained parks are
intended to meet the needs of the plan area
residents and business employees as well as
provide public benefit to the entire Oxnard
community.

The intent of the park and open space plan
is to ensure that all residents and employees
are within a ten-minute walk of usable
recreational amenities, encouraging an active
healthy lifestyle. There are two public parks
in the plan area: the Phase 1 and 2 portions of
the ten-acre centrally-located Neighborhood
Park and the 7.3 acre Phase 2 southwest area
park. The central east-west greenbelt creates
a visible connection for public gathering,
organized recreation, walking, and biking.

Both public parks will be owned and
maintained by the City of Oxnard and serve a
portion of the recreational needs of the plan
area and the existing nearby neighborhoods.

Maintenance funding shall be provided by a
Maintenance Community Facilities District
(CFD) or other city-approved funding
mechanism. Turf play areas, playground
equipment, bathrooms, and picnic tables will
be incorporated into the parks, subject to
final design approval by the City of Oxnard.

HOA Private Recreation Areas
HOA-maintained private recreation areas
constructed by developers and maintained
by Property Owners’ or Homeowners’
Associations are allowed. These private
spaces provide for a portion of recreational
Neighborhood Park
needs and are available for use only by the
residents and guests of the plan area or a subarea of the Specific Plan.

All park and private recreation landscaping
will be irrigated with City of Oxnard water
and comply with the landscape guidelines of
the Specific Plan. The park plans shall also
comply with the Recreation Element of the
General Plan. The following guidelines shall
be considered when planning and designing
the Public Parks and HOA-owned facilities
within the Teal Club Specific Plan area.
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Parks General Design Guidelines for Parks
Neighborhood
Parks
□ Park shall be operated and maintained by City of Oxnard Recreation and Community Services Department. All costs of maintenance of the parks shall be borne by the Specific Plan developments under a financing mechanism as defined within the Phase 1 and Phase 2 Development Agreements.
□ No more than 50 percent of the total park area shall be reserved for turf and shall also provide areas for passive recreational space. □ A portion of the park area shall be designed as active recreational space with related equipment that shall include play structures and/or a tot play area.
□ Organized sports fields may be considered for the turf areas. Field lighting shall be allowed subject to Oxnard Airport approval. Lighting for pedestrian and parking areas shall be designed to the highest available light cut-off standards due to the proximity to the Oxnard Airport and nearby residences. Pedestrian and parking lot pole lighting shall not exceed 20 feet in height.
□ Each park shall include at least six picnic tables and appropriate apparatus; group picnic facilities may be allowed at this location and could include one shelter structure.
□ Park benches, drinking fountains and trash receptacles will be included at appropriate locations.
□ Restroom facilities shall be provided, subject to City approval. □ The park architectural character will be consistent with the theme of the allowed Specific Plan architectural styles.
□ Landscape area will include clusters of trees dispersed throughout the park area.
□ Park landscape will be designed to promote off-site visibility and public safety for policing and neighborhood awareness throughout the park. □ The roadway edges of the park should incorporate the adjacent streetscape character.
□ No more than 15 percent of the park will be utilized for parking lots. Onstreet perimeter parking is allowed. Overnight parking is prohibited. □ Field lighting shall be designed to the highest available light cutoff standards to shield future adjacent homes from light and glare.

Field lighting and hours of operation shall be managed by the City Recreational Services Department.
□ All lighting shall comply with the City of Oxnard lighting requirements. 581
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Parks General Design Guidelines for Parks and Recreation Areas HOA Facilities □ Facilities shall be operated, funded and maintained by a private Property Owners’ Association, or as required by an applicable Development Agreement.
□ A maximum of 25 percent of the total overall HOA recreation and greenbelt area shall be reserved for turf or other appropriate surface and shall provide passive recreational space.
□ Park benches and trash receptacles will be included at appropriate locations.
□ HOA maintained areas may contain a fenced and gated pool and spa for the exclusive use of the Property Owners’ Association members per the Association rules and regulations.
□ Restroom facilities shall meet or exceed the requirements of applicable Building Codes.
□ Community use buildings may be constructed for the exclusive use of the Property Owners’ Association members per the Association rules and regulations.
□ Active recreational features such as basketball half-courts may be included.
□ Passive landscape gardens and community produce gardens are encouraged within the community.
□ Landscape area will include clusters of shade trees dispersed throughout the recreation areas.
□ Landscape will be designed to promote off-site visibility and public safety for policing and neighborhood awareness throughout the community.
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3.7.6 OPEN SPACE
The open space elements of the plan are
intended to enhance the quality of life for
residents and employees of the area and
provide vital environmental benefits. Open
space will be privately-owned and maintained
by a Property Owners Association, or as
required by an applicable Development
Agreement. Greenbelts, parkways, and
the Mixed-Use Central Plaza shall be
publicly accessible; pool areas and internal
recreational amenities within the Planning
Areas shall be for the private use of Specific
Plan residents within the individual Planning
Areas. All required irrigation shall be with
City of Oxnard water and comply with the
landscape guidelines of the Specific Plan.

Greenbelts
Greenbelts link the community together
and provide a further separation between
commercial and residential uses. Greenbelts
shall be primarily turf and locally-adapted
ground cover, shrubs, and trees.

Detention Basins & Water Quality Features
Detention basins provide both flood control
and water quality functions, resulting in
improved outflows. Landscaping is intended
to be native or adapted species and should
need little or no irrigation after a grow-in
period.

General Design Guidelines for Open Space
The following guidelines shall be considered
when planning and designing the open space
within the Teal Club Specific Plan area.

Greenbelt
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Teal Club Specific Plan
Open Space General Design Guidelines for Open Space
Greenbelts □ Shall be owned and maintained by a private Property Owners Association, or as required by an applicable Development Agreement. □ Design shall require approval of the City of Oxnard.
□ Introduced vegetation shall be consistent with the landscape standards of the Specific Plan.
□ Picnic tables and apparatus are not intended to be in the greenbelt and trail areas.
□ Park benches and trash receptacles will be included at appropriate locations.
□ Lighting may be allowed along the greenbelt with the consent of the City of Oxnard. Lighting shall not spill over onto adjacent residential lots.

Detention
Basins
□ Shall be operated and maintained by a Property Owners’ Association or other private entity for the purpose of flood control and water quality assurance.
□ Design shall require approval of the City of Oxnard.
□ Introduced vegetation shall be consistent with the landscape standards of the Specific Plan and provide suitable vegetation consistent with the engineering design requirements of the basin.
□ No buildings shall be allowed in the detention basins. □ All detention basins in excess of 18” water storage depth shall be fenced and gated to restrict public access.
□ Basins shall be maintained to the standards of the water quality permit issued by the City of Oxnard or any other agency with jurisdiction over their function.
□ Irrigation may be temporary or permanent, subject to the final design approval of the City of Oxnard.

3.7.7 LANDSCAPE
The Teal Club Specific Plan concept seeks
to unify the diverse planning elements
of both the site and its surroundings,
which tie the entire project together. The
landscape concept also aims to provide a
distinct visual impression and community
identity while providing the highest level
of aesthetic standards that will assure
an attractive environment and enhance
the quality of life among its residents. The
landscape elements will recall the Coastal
California theme through the use of native
and naturalized plant materials. This Coastal
California sense will carry through from the
drought-tolerant and indigenous plants to
the hardscape features including decorative
walls, signs, and monuments.
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date 03.20.2025 Chapter 3 - Community Development p.65
in the area. Plant selection factors include
compatibility with local soils, the microand macro climates throughout the site, the plant’s ability to merge into the existing
natural environments, and drought tolerance.

See Appendix 1, Landscape Palette, for the
plant selections and locations. Additional
plant materials may be administratively
approved by the Community Development
Director or their designee.

General Landscape Guidelines
In addition to City of Oxnard’s Landscape
Standards and the landscape provisions of
this document, the following guidelines shall
apply to all land uses within the Specific Plan
area.

Landscape irrigation for the community will
be designed to provide the most efficient
means to distribute irrigation water and
provide the community with the latest
technology for community-wide water
conservation.

A detailed planting palette has been carefully
selected for the project. The primary goal is
to incorporate species that are already well
established, including a variety of traditional
trees, shrubs, and grasses historically found
Landscape General Landscape Guidelines for Specific Plan Area Uses General
Landscape
□ All areas not devoted to paving or building shall be landscaped and permanently maintained.
□ Planting area dimensions shall be consistent with plant material requirements and the purpose of the planting, such as aesthetics, scree`ning, environmental mitigations, air quality, wind, noise, etc. □ Street trees shall be planted at minimum of 40‑foot intervals. □ Permanent automatic irrigation facilities with moisture sensors shall be provided in all landscaped areas.
□ Landscape areas shall be maintained by Property Owners’ or Homeowners’ Associations and may be funded by Maintenance and Community Facilities District (CFD).
□ Prior to the issuance of building permits for each individual segment of the plan area, landscape and irrigation plans in conformance with these regulations shall be submitted to the City of Oxnard.
□ To minimize exterior water use, the following measures shall be incorporated into project design within the project area, where feasible:
use of drought tolerant plants; extensive use of mulch in landscaped areas; installation of low precipitation rate irrigation systems where appropriate.
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Teal Club Specific Plan
Landscaping Guidelines for Residential
Yards
The types of landscape, hardscape, and low
yard walls or fences that are built adjacent
to the streets will define the character
of the neighborhood. This Specific Plan
allows for front yard landscape treatments
that emphasize the front lawn due to the
availability of “Advanced Purified” water to
the Specific Plan area. All publicly visible
yards shall obtain landscape plan approval
prior to construction per the requirements of
Community CC&R’s.

In addition to City of Oxnard landscape
standards and the landscape provisions of
this document, the following shall apply to
all residential yards within the Specific Plan
area.

Landscape General Landscape Guidelines for Specific Plan Area Uses General
Landscape
(cont.)
□ All street trees shall be planted and staked per City of Oxnard landscape standards and details. All trees planted in turf areas shall receive turf boots to prevent damage from mowers and edgers, etc. Root barriers shall be required where trees are planted within five feet of any walls, curbs, walks, buildings, or other hardscape.
□ All plant materials shall be planted in accordance with City of Oxnard standards and minimum sizing requirements.
□ All landscaping and irrigation shall comply with the Water Efficient Landscape Ordinance No. 2822 and the associated Landscape Water Conservation Standards. Where conflicts may exist between the Specific Plan language and the Ordinance No. 2822 language, the more restrictive water use language shall prevail.
□ Where the specific plan design guidelines are silent on landscape issues, the City of Oxnard Landscape Standards shall prevail.
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date 03.20.2025 Chapter 3 - Community Development p.67
Landscape Landscape Guidelines for Residential Yards
Front Yard
General
□ Forty percent of the yard may be hardscape, providing access to the garage, guest parking, front walks, and courtyards. Hardscape may include brick, stone, interlocking concrete pavers, textured concrete, and/or impressed patterned concrete. The balance of the yard shall be landscaped. Only driveways may be used for driving and parking of automobiles.
□ Landscaping may include turf, low shrubs or groundcover, and yard trees, as outlined in the Plant Palette Appendix to the Specific Plan.

Front Yard
Detached
& Attached
Cluster Home
Areas (R-2)
□ Front yards shall be a minimum of 10 feet in depth from the back of the sidewalk to a façade, including patios and porches. A setback minimum of 18 feet shall be required from the back of public sidewalk to a garage door.
□ No more than 25% of the front yard may consist of turf grass.. □ At façades, low shrubs and/or groundcover shall be planted against the façade.
□ At porches, low shrubs or wall vines shall be allowed. □ No pilasters, statuary, or decorative columns shall be allowed in front yards. Fountains up to 36" in height are allowed in front yards.

Front Yard
R-3 and R-4
Areas
□ Multi-family front yards shall be a minimum of 15 feet in depth from the back of the public sidewalk to a facade, including patios and porches. □ Turf, ground cover, and low shrubs may be planted in the area between the buildings and the sidewalk.
□ Shrubs may be massed or configured as maintained hedges. □ Tree sizes and types shall be planted as buffers at the edge of the private space in proportion to the height and mass of the building façade.

Other Yards □ Side yards shall be planted to ensure privacy and create buffers as identified above. Where practical, public street-adjacent side yards shall be planted and maintained by a Property Owners Association. □ Rear yards and property lines shall be landscaped in order to preserve the quality of the pedestrian oriented circulation system and prevent erosion.
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Teal Club Specific Plan
Landscape Guidelines for Roads and
Streets
The principal plantings on all streets are tree
rows mixed with landscape groundcover and
shrubs that define the pedestrian oriented
circulation system. Perimeter and interior
roads connect the Teal Club Specific Plan area
to the adjacent land uses. The Plant Palette
Appendix provides the Master Street Tree
Plan.

In addition to City of Oxnard landscape
standards and the landscape provisions of
this document, the following shall apply to
all roads and streets within the Specific Plan
area.

Landscape Landscape Guidelines for Roads and Streets
General □ All streetscapes shall be planted with 24-inch box-sized trees. □ Street trees shall be selected for their ability to form canopies and require minimal maintenance; this includes trees with sidewalk-friendly root systems.
□ Root collars will be utilized in all areas where there are sidewalks and/or plazas.
□ Consistency in tree species and spacing shall be used to establish a strong street identity.

Arterial
Roads
□ Trees on arterial roads shall be planted along the landscape buffer area adjacent to all public sidewalks with lawn or groundcover. □ Trees will be spaced equally at approximately 40 feet on center.

Streets
(Collector and
Local)
□ Collector and Local streets shall have trees planted along the landscape area adjacent to all public sidewalks with lawn as groundcover. □ Trees will be spaced equally at approximately 40 feet on center. □ In order to provide maximum identity, the width of landscape buffers, street medians, and sidewalks shall correspond to the type of the street. 588
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Hardscape
and Street
Furniture
General Design Guidelines for Hardscape and Street Furniture General □ Hardscape shall be used to enhance the pedestrian experience. □ Enhanced paving shall be considered in high visibility areas, neighborhood entries, and key intersections throughout the Specific Plan area.
□ Hardscape materials may include, but are not limited to, the following:
integral color concrete with acid wash finish and a pattern of frequent deep score joints; seeded exposed aggregate concrete; impressed (stamped) concrete with modular tile or cobblestone pattern; pre-cast interlocking concrete pavers.
□ Street furniture shall be provided at appropriate intersections and gathering places; materials and colors are to be consistent throughout the plan area.

Landscape Guidelines for Parking Lots
In addition to City of Oxnard landscape
standards and the landscape provisions of
this document, the following shall apply to all
parking lots within the Specific Plan area.

3.7.8 HARDSCAPE & STREET FURNITURE
The design of hardscape and street furniture
shall create a strong community framework
that relates to the established architectural
style and character. Natural materials and
quality construction are strongly encouraged.

The hardscape and street furniture element
may include enhanced paving (sidewalks and
paving), walls and fences, arbors and shade
Landscape Landscape Guidelines for Parking Lots
Parking Lots □ Landscaping of parking lots shall consist of 24-inch box trees and shall be provided at the rate of one tree per eight parking spaces. □ The required trees shall be planted on landscaped islands located within the parking area and along the perimeter of the parking area. structures, water features, gates, seating
elements, lighting, signage, finishes, grade
elevations, and drain structures.

General Design Guidelines for Hardscape
and Street Furniture
The following are guidelines for hardscape
and street furniture design within the Specific
Plan area.
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Teal Club Specific Plan
Curbs and
Sidewalks General Design Guidelines for Curbs and Sidewalks Curbs □ Curbs shall be vertical concrete curb and shall be natural gray concrete.

Sidewalks □ Sidewalks will be natural gray medium acid wash finish concrete with a tooled grid to reflect the character of older early California neighborhoods (2 ft. x 2 ft. grid for 4 ft. walks), (2.5 ft. x 2.5 ft. grid for 5 ft. walks), and (3 ft. x 3 ft. grid for 6 ft. walks).
□ Other walkways in the community may include, but are not limited to, the following: natural gray acid wash concrete; integral color concrete with acid wash finish; seeded/exposed aggregate concrete; pre-cast interlocking concrete pavers.

Lighting General Design Guidelines for Lighting
Street Lights □ Street lights shall be decorative pole lights with traditional globe or pendant fixtures to match the architectural character of the Traditional Neighborhood community theme.
□ “Cobra” lights will not be permitted within the neighborhoods. □ Poles may be concrete or aluminum; color and finish are to be reviewed by the Development Services Director.
□ Lighting shall not spill over from the subject parcel to any other lot or create a hazard for pedestrians or automobile drivers.

Decorative
Lights
□ Decorative up-lights, bollards, and landscape accent fixtures are allowed in the community at entries to individual neighborhoods and the commercial, mixed-use, and industrial areas. These lights shall match the architectural character of the Traditional Neighborhood community theme.
□ Lighting shall not spill over from the subject parcel to any other lot or create a hazard for pedestrians or automobile drivers.

3.7.9 CURBS & SIDEWALKS
The following are guidelines for curbs and
sidewalks within the Specific Plan area.

3.7.10 LIGHTING
The following are guidelines for street and
decorative lighting within the Specific Plan
area.
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Walls and
Fencing General Design Guidelines for Walls and Fencing Walls and
Fencing
□ The community shall be viewed as open, connective, and inviting. □ All fencing and wall heights will be measured vertically from the average finished grade at the base of the fence or wall.
□ Side and rear yard walls will have a maximum height of six feet, except at the BRP buffer area where an eight foot wall is required. □ Landscaping with shrubs and vines shall be used to reduce the visible height of walls when necessary.
□ Side yards requiring a retaining wall will provide a minimum horizontal separation of two feet between the side yard wall and the retaining wall to allow for planting.
□ Side yard gates may be vinyl, wood or tubular steel. Perimeter fencing and walls shall be earth-tone slump stone blocks. Side yard fencing may be vinyl or earth-tone slump stone block. Finish colors must be approved by the City and be consistent with the architectural style. □ Fencing and walls must meet pool safety code requirements for height, picket spacing, and access.
□ All retaining walls must be properly waterproofed and drained. □ Walls may not occur directly adjacent to any walkway; a minimum three-foot landscape area is required.

3.7.12 MAILBOXES
The following are guidelines for mailboxes
within the Specific Plan area.

All walls and fences shall comply with the
Oxnard Municipal Code. In the event of a
conflict between the Municipal Code and
this Specific Plan, the more restrictive
requirement shall apply.

3.7.11 WALLS & FENCES
In keeping with the community theme of
inclusiveness and integration, rather than
exclusivity and segregation, the following are
guidelines for walls and fences within the
Specific Plan area.

General Design Guidelines for Mailboxes
Mailboxes □ Mailboxes in the residential neighborhoods will be grouped in kiosks in accordance with the postmaster specifications.
□ Mailbox kiosks shall be located at the entries to streets where possible. 591
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Teal Club Specific Plan
Signage General Design Guidelines for Non-Residential Signage Courtyard
Wall Signs
□ Lettering applied to courtyard walls (walls parallel to the frontage line and matching the building walls to identify facilities, institutions, and addresses) shall be individually mounted metal letters, not to exceed 16 inches in height, either front lit or halo lit.
□ Courtyard walls intended to receive signage may encroach to within five feet of the frontage line.

Freestanding
Monument
Signs
□ Lettering applied to freestanding walls that are not courtyard walls (i.e. walls not parallel to the frontage line or matching the building walls to identify facilities, businesses, tenants, and addresses) shall be individually mounted metal letters, not to exceed 16 inches in height either front lit or halo lit except with Development Services Department approval.
□ Monument signs shall meet the same setback requirements as required for courtyard wall signs and shall have distinct base and cap elements. □ Monument signs shall be set back at least five feet from the frontage line and shall not exceed five feet in height, except with Development Services Department approval.
□ Materials for monument Signs may include, but are not limited to, the following: slump block with painted sack finish; plaster and stucco; brick; stone; concrete.
numerals attached to walls, in accordance
with the sign regulations of the City of
Oxnard Zoning Code, Fire, and Police
requirements.

Non-Residential Signage
The City of Oxnard Sign Ordinance shall
apply to the Teal Club Specific Plan. The
following additional requirements also apply
to the Mixed Use, C-2 and BRP zones.

3.7.13 SIGNAGE
While the primary purpose of signs is to guide
and inform, the design and placement can
be multifunctional. Signage for the Teal Club
Specific Plan is intended to clearly identify
entry to the community and reinforce the
natural open space character of the plan area.

The location and design of all entry signs will
be directed at establishing gateways to the
plan area.

Residential Signage
Permanent signs for residential uses include
neighborhood identification signs placed in
intersection parkways and street address
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Signage General Design Guidelines for Non-Residential Signage Building Wall
Signs
□ Lettering applied to a facade to identify the building or an institution within the building. See City of Oxnard Sign Ordinance.

Projecting
Signs
□ Sign panels perpendicular to and projecting from a facade to identify a tenant or use shall be made of metal or wood with lettering raised, incised, or painted.

Lighting,
Materials,
etc.
□ All signs, if lit, shall be front lit or halo lit, not internally illuminated except with Community Development Department approval; no canister type signs are permitted.
□ All signs shall be made of materials compatible with exterior building colors, materials, and finishes, and be of a high quality of fabrication. □ No signs will be permitted that do not directly relate to the name or primary service of function of the building user or institution. □ Signs are to be free of all labels and fabricator’s advertising, except for those required by code.
□ All electrical service to sign lights shall be fully concealed; no sign shall have exposed wiring, raceways, ballasts, conduit, or transformers. □ No sign shall have visible moving parts or simulate movement by means of fluttering, rotating, or reflecting devices.
□ No sign shall have flashing, blinking, or moving lights, or any other moving lights, or other illuminating device that has changing light intensity, brightness, or color, except for parts designated to give public service information such as time, date, temperature, or similar information.
□ Freestanding monument signs shall be integrated with landscaping and courtyard walls to minimize visual mass.
□ Metal signs may be made of aluminum, brass, bronze, copper, or stainless steel.
□ No cabinet signs allowed.
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Teal Club Specific Plan

3.8 URBAN VILLAGE
The Teal Club Specific Plan is an Urban
Village and fronts on a proposed transit
stop at Ventura Road and Beverly Drive. It
is connected to the neighborhood through a
series of green belts, sidewalks and dedicated
bikeways.

3.8.1 MIXED USES
An appropriate mix of uses is necessary
to create a vibrant Urban Village.

Neighborhood-oriented retail and
commercial uses shall be located on the
ground floor of Urban Village buildings
fronting on the intersection of Ventura
Road and Beverly Drive at the project entry.

Residential uses shall be located on the
floor(s) above the ground-level commercial.

3.8.2 TRANSIT ORIENTED
A new transit stop will be located on
Ventura Road within the Urban Village.

The transit stop will be improved with
amenities including a shelter, benches and
bike racks. This transit stop will connect the
neighborhood to nearby job centers such
as Navy Base Ventura County, the port and
office and manufacturing centers to the south
and east. The Oxnard Transportation Center
provides greater regional links. It is intended
that two or more bus routes serving the Teal
Club Specific Plan will include direct stops
at the Oxnard Transportation Center. This
direct connection will enable public transit
access to Metrolink, Amtrak, and VCTC bus
service.

3.8.3 PUBLIC SPACE
The focal point for the Urban Village will
be a public plaza. The plaza will front on
the extension of Beverly Drive and will be
integrated into the Urban Village mixed-use
area. The plaza area shall have a minimum
dimension of 100’ in any direction and
include both fixed perimeter seating and a
central multi-function area for neighborhood
arts and cultural use. The public plaza will
include an identity feature that will further
define the space. A conceptual illustration for
the plaza and typical proposed features are
provided in Figure 3-3.
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595
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Teal Club Specific Plan

INFRASTRUCTURE &

COMMUNITY SERVICES
4 4.1 INFRASTRUCTURE OVERVIEW
The Teal Club Specific Plan is proposed
to be developed in two phases. Phasing is
discussed in more detail in Chapter 8 and
Figure 8-1 illustrates the Proposed Phase
1 Improvement Plan. Phase 1 consists of
Planning Areas PA1 through PA8 as well
as the perimeter and interior roadways,
infrastructure and utilities necessary to
serve PA1 through PA8. Additional off-site
roadways and infrastructure necessary for
development of Phase 1 are discussed and
illustrated within the following sections of
Chapter 4.

Figure 8-2 illustrates the Proposed Buildout (Phase 2) Improvement Plan. Phase 2 of the Specific Plan consists of Planning
Areas PA9 through PA14 and includes the
remainder of the roadway and infrastructure
improvements discussed and illustrated
within Chapter 4. The portions of Patterson
Road and Doris Avenue that are not a
part of the Teal Club Specific Plan provide
the frontage and access to the property
owned by the Oxnard School District at the
southeast corner of Patterson Road and Doris
Avenue. Those roadway and infrastructure
improvements are proposed to be built by
the Oxnard School District as a part of their
future campus development, as shown on
their proposed campus site plans.

The extent of off-site improvements required
shall ultimately be consistent with the
mitigations as defined and required by
the Teal Club Specific Plan certified Final
Environmental Impact Report (FEIR).

4.2 CIRCULATION PLAN
The Vehicle Circulation Plan locates the
existing and proposed road network and
is illustrated in Figure 4-1. In addition to
providing sufficient access to the proposed
land uses, the street network is designed
to link the project to adjacent existing
communities. Final engineered road
alignments may vary and are subject to
review and approval by the City of Oxnard
based on policies contained in this document.

Any major roadway changes may require an
amendment to this Specific Plan as defined
in Section 8.5. The roadway categories
are summarized in accordance with the
Circulation Element of the City’s General
Plan.

4.2.1 ON-SITE STREETS
Within the Specific Plan area there are
two types of street categories: Collector
Streets (both Commercial/Industrial and
Residential), and Local Streets.
596
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date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.77 Collector Streets
Collector Streets within the Specific Plan
area will provide two 12-foot travel lanes in
a 80-foot right-of-way and a curb-to-curb
pavement width of 40 to 54 feet; 13-foot
minimum landscaped parkway with a 5-foot
sidewalk are typically provided. Figures 4-2
and 4-3, illustrate this street section.

Local Streets
Local streets are public streets located within
the Specific Plan area. Local Public Streets
provide access to residential and recreational
land uses. They typically have a right-of-way
width of 66 feet and a curb-to-curb pavement
width of 40 feet with 13-foot parkway
containing an 8-foot landscape area and a
5-foot sidewalk. Figure 4-4 illustrates these
street sections. Local Private Streets within
individual planning areas are allowed with
street widths of 36 feet or less curb-to-curb,
subject to City of Oxnard approval.

Local Streets are located and detailed with
the following intentions:
□ Provide quiet, safe, and attractive
frontages for residential lots;
□ Provide safe and convenient routes for
pedestrians from homes to recreational
areas; and
□ Accommodate low volume vehicular
traffic and bicycles at slow speeds.

The precise location shall be determined
through the approval of subdivision maps.

The precise width of private streets shall
be determined through the approval of
subdivision maps and related discretionary
permits for these project areas.

Transit Hub
A key component of the community
circulation plan is a transit hub at the
southwest corner of the intersection
of Ventura Road and Beverly Drive.

This intersection will be traffic signalcontrolled to serve as a main artery into the project and will connect the existing
neighborhoods to the east to the new
community park and project amenities.

The transit hub will be adjacent to the
Mixed-Use entry buildings and include
a full bus turn-out and bus shelter for
the south-bound Gold Coast Transit
Ventura Road route as well as a public
plaza with bike racks and seating areas
to encourage local resident daily use
of the public transportation system. A
separate bus shelter will be provided on
the east side of Ventura Road to serve
the north-bound Gold Coast Transit
Ventura Road route.

4.2.2 OFF-SITE STREETS
The project area is bounded by an
existing network of streets that will be
improved consistent with the Circulation
Element of the General Plan. Two
types of streets, Primary Arterial and
Secondary Arterial, are adjacent to the
Specific Plan area:

Primary Arterial Street
Ventura Road is currently a Four-Lane
Primary Arterial Road adjacent to the
project area (Figure 4-5). It consists of
four 11-foot travel lanes (two in each
direction), with a right-of-way width of
approximately 177 feet and a curb-to597
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p.78 Infrastructure & Community Services
Teal Club Specific Plan
Figure 4-1 Vehicle Circulation Plan
PA 5
PA 1
PA 1
PA 10
PA 8
PA 9
PA 12
PA 11 PA 11
PA 13 PA 13 PA 14
PA 4
PA 3
PA 6
PA 6
PA 7
PA 2
Primary Arterial
Secondary Arterial
Residential Collector
Roundabout
Choker
Teal Club Rd.

Ventura Rd.

Patterson Rd.

Doris Ave
Beverly Drive
Local Streets
Transit Hub
Coronado Pl.
0’ 500’
598
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date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.79 Figure 4-2 Residential Collector
Not to Scale
` Doris Ave.

Ventura Rd.

Teal Club Rd.

Patterson Rd.

Phase 2 Phase 1
Coronado Pl. Phase 1 Phase 1
12’ 7’
R/W
80’
8’ 5’
R/W
5’ 8’ 8’ 8’ 7’ 12’
Sidewalk Land
scape
Bike Parking Travel Lane Side walk Land scape Parking Bike Travel Lane Not a Part
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. 599
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p.80 Infrastructure & Community Services
Teal Club Specific Plan
Figure 4-3 Residential Collector - Beverly Drive
Not to Scale
` Doris Ave.

Ventura Rd.

Teal Club Rd.

Patterson Rd.

Coronado Pl.
80’
Travel
Lane

R/W R/W
5’ 7’ 12’ 8’ 12’ 12’ 8’ 8’ 8’
Multi-Purpose
Trail
Land
scape
Parking Land
scape
Land
scape
Parking Travel
Lane
Sidewalk
Not a Part
Phase 2 Phase 1
Phase 1 Phase 1
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. 600
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date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.81 ` `
Doris Ave.

Ventura Rd.

Teal Club Rd.

Patterson Rd.

Coronado Pl.

R/W
Figure 4-4 Local Streets
Not to Scale
R/W
Sidewalk
Side
walk Land
scape
Land
scape
Parking Parking Travel
Lane
Travel
Lane
12’ 12’
66’40’
8’ 8’ 8’ 8’ 5’ 5’
Not a Part
Phase 2 Phase 1
Phase 1 Phase 1
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. 601
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p.82 Infrastructure & Community Services
Teal Club Specific Plan
curb pavement width of 102 feet including
the existing frontage road, with controlled
access and restricted parking. Ventura Road
is proposed to be widened to six lanes plus
an 8-foot Class II bike lane in each direction
south of Doris Avenue, in keeping with the
existing General Plan designation. A 14-foot
wide landscaped center median shall be
provided, and the existing parkway on the
easterly side of Ventura Road shall remain
as currently improved. The westerly parkway
shall be 30 feet wide and consist of a 6-foot
wide sidewalk and landscape areas.

Dedicated right and left turn lanes will be
provided where needed. Figure 4-5 illustrates
the section view of Ventura Road between
Doris Avenue and Teal Club Road. The
Commercial frontage along Ventura Road
shall allow for one driveway curb cut between
Doris Avenue and Beverly Drive to facilitate
access to the Commercial site.

Prior to recordation of the first Tract Map
within the plan area the Teal Club Specific
Plan developer shall design the following
roadway alignment details to the satisfaction
of the City Engineer:
□ Ventura Road & Doris Avenue
intersection: design transitions to all
legs of the intersection for public safety,
pedestrian and bike lane connection, and
free flow of traffic consistent with the
General Plan Circulation Element.
□ Ventura Road & Beverly Drive
intersection: design transitions to all
legs of the intersection for public safety,
pedestrian and bike lane connection, and
free flow of traffic. A traffic signal with
left-turn pockets and median shall be
designed for Ventura Road at the Beverly
Drive intersection. Bus turn-outs with
covered bench shelters and bike storage
shall be incorporated in the public rightof-way improvements. □ Ventura Road & Teal Club Road/West
Second Street intersection: design
transitions to all legs of the intersection
for public safety, pedestrian and bike
lane connection, and free flow of
traffic. Roadway design shall include
consideration of West Second Street
median realignment and minimizing
impacts to existing properties on the
south side of Teal Club Road west of
Ventura Road.

Secondary Arterial Streets
Proposed Secondary Arterial streets adjacent
to the Specific Plan area include Doris
Avenue, Patterson Road and Teal Club Road.

In Phase 1 Doris Avenue is proposed to be
widened between Ventura Road and Street
“A” to two 16-foot travel lanes with a rightof way width of 98 feet, not including the existing 20’ of landscape on the north side of
Doris Avenue. The street section will include
8-foot Class II bike lanes, a 12-foot Class I
bike path, and a 16-foot wide center median
as shown in Figure 4-6.

Phase 1 improvements to Patterson Road
shall consist of the ultimate roadway and
median segments but not the east side multipurpose trail and 30-foot parkway or the west side 10-foot parkway. Class II bike lanes shall
be provided in place of the ultimate parking
areas within the Phase 1 pavement section as
shown in Figure 4-7.
602
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.83 Figure 4-5 Primary Arterial - Ventura Road
Not to Scale
`
R/W
11’ S’walk
R/W
Ventura Rd.

Patterson Rd.

Teal Club Rd.

Doris Ave.
8’ 12’
30’
12’
6’ 8’
11’ 11’ 11’ 8’
42’ 42’
14’

30.5’+/-

4.5’+/- 14’+/-
12’
Median
Exist.

Pkwy
Frontage Road
Typical Section
Class II
Bike
Lane
Class II
Bike
Lane
177’
Phase 2
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. Multi- Purpose Trail Landscape Land scape 5’ 13’ Not a Part Phase 1 Phase 1 Phase 1 603
Teal Club Specific Plan
p.84 Infrastructure & Community Services
Teal Club Specific Plan
of the road.

Phase 1 widening of Teal Club Road west of
Coronado Place to Patterson Road will consist
of improvements within the existing 40-
foot right-of-way with two travel lanes and
8-foot paved shoulder areas on each side as
shown in Figure 4-9. Phase 1 widening from
Patterson Road west to Victoria Avenue will
also consist of the two travel lanes and 8-foot
paved shoulder areas as shown in Figure 4-9.

Phase 2 widening of Teal Club Road from
Coronado Place to Patterson Road will
consist of the full build-out of Teal Club Road
as shown in Figure 4-10 with four 12-foot
travel lanes, 8-foot Class II bike lanes, a
12-foot Class I bike path, and a 14-foot wide
center paved and striped median. No further
improvements are proposed to Teal Club
Road west of Patterson Road except as may
be require for traffic movements at the Teal
Club Road intersections with Patterson Road
and Victoria Avenue.

Dedicated left turn lanes will be provided
on secondary arterial roads where needed,
subject to City of Oxnard approval.

As a part of Phase 2 of the Specific Plan
Patterson Road along the Phase 2 frontage
shall provide two 16-foot travel lanes with
a right-of way width of 104 feet. The street
section will include an 8-foot on-street
parking area on the east side only, an 8-foot
bike lane on the west side, a 16-foot wide
center median, and a 12-foot wide multipurpose trail within a 30-foot wide parkway on the east side as shown in Figure 4-8.

Teal Club Road between Ventura Road
and Patterson Road is to be widened in
two phases. Phase 1 widening is shown in
Figure 4-9 and includes full build-out from
Ventura Road to the new Phase 1 extension
of Coronado Place through the Specific Plan
area. Full build-out provides for four 12-
foot travel lanes with a right-of-way width of
122’ and a curb-to-curb pavement width of
78 feet. The pavement section will provide
for 8-foot Class II bike lanes, a 12-foot Class
I bike path, and a 14-foot wide center paved
and striped median as shown in Figure 4-10.

The paved and striped median will allow for
the continued left-turn access in and out of
existing multiple driveways on the south side
604
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.85 Figure 4-6 Secondary Arterial - Doris Avenue
Not to Scale
` `
Ventura Rd.

Patterson Rd.

Teal Club Rd.

Doris Ave.

R/W
R/W
102’
24’
20’
8’
8’
16’
24’
13’ 16’ 16’ 8’ 5’ MultiPurpose
Trail
Median
City of Oxnard
Landscape
Sidewalk
Class II
Bike
Lane
Class II
Bike
Lane
North side
Existing Improvements
Phase 2
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. 5’ Land scape Landscape 12’ Not a Part Phase 1 Phase 1 Phase 1 605
Teal Club Specific Plan
p.86 Infrastructure & Community Services
Teal Club Specific Plan
Figure 4-7 Secondary Arterial - Patterson Road Phase 1
Not to Scale
Ventura Rd.

Patterson Rd.

Doris Ave.

Teal Club Rd.

P/L
24’
72’ R/W
16’
24’
16’ 8’ 8’ 8’ 16’ Median
Class II
Bike
Lane
Class II
Bike
Lane
Parkway
Not a Part
Phase 2
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. Phase 1 606
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.87 `
Figure 4-8 Secondary Arterial - Patterson Road (Ultimate) Not to Scale
Ventura Rd.

Patterson Rd.

Doris Ave.

Teal Club Rd.
24’
150’ AG Buffer
104’ R/W
16’
16’
24’
12’
46’
30’
16’ 8’ 8’ Median
Parkway
Buffer to
Structures
Class II
Bike
Lane
Parking
MultiPurpose
Trail
Phase 2
10’
Park
way
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. Not a Part Phase 1 Phase 1 Phase 1 607
Teal Club Specific Plan
p.88 Infrastructure & Community Services
Teal Club Specific Plan
Figure 4-9 Secondary Arterial Teal Club Road - Phase 1
Not to Scale
R/W
12’
Bike
Lane
Ventura Rd.

Patterson Rd.

Teal Club Rd.

Doris Ave.

Victoria Ave.

Phase 1
(off-site improvements)
R/W
40’
8’ 8’ 12’
Bike
Lane
Travel
Lane
Travel
Lane
Guardrail
New
Culvert
Phase 1
Phase 2
Not a Part
Phase 1
Full Build-out in Phase 1
see Fig. 4-10
Teal Club Road
(Phase 1 off-site improvements)
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. Phase 2 608
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.89 `
R/W
122’
Ventura Rd.

Patterson Rd.

Teal Club Rd.

Doris Ave.

R/W
30’ 32’ 32’ 14’ 14’
8’ 12’ 12’ 12’ 12’ 8’ 8’ 6’
MultiPurpose
Trail
Parkway Turn Lane
Class II
Bike
Lane
Class II
Bike
Lane
Land
scape
Sidewalk
Figure 4-10 Secondary Arterial - Teal Club Road (Ultimate) Not to Scale
Not a Part
Phase 2
Phase 1
Phase 1 Build-out Phase 2 Build-out
Teal Club Road
(Ultimate Build-out)
Note: All cross-sections are conceptual. Final precise street sections to be approved by City Engineer. Landscape 12’ 5’ Land scape 13’ 609
Teal Club Specific Plan
p.90 Infrastructure & Community Services
Teal Club Specific Plan

4.2.3 BIKE LANES & TRAIL NETWORKS
The bike lane system for the Specific Plan
area is intended to promote walking and
biking within the community, thereby
reducing automobile trips and related
environmental impacts. Figure 4-11 illustrates
the bike lane plan.

The bike lane system within the Specific
Plan area provides safe connections between
residences, employment centers, Public/
Semi-Public uses, the community park, and
transit hub. Arterial roads and Collector
roads shall include clearly marked Class I and
Class II bike lanes.
610
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.91 Figure 4-11 Bike Path Circulation
PA 5
PA 8
PA 9
PA 1
PA 11 PA 11
PA 10
PA 13 PA 13
PA 12
PA 14
PA 4
PA 3
PA 6
PA 6
PA 7
PA 2
Class II
Transit Hub
Multi-Purpose Trail
Roundabout
Choker
0’ 500’
611
Teal Club Specific Plan
p.92 Infrastructure & Community Services
Teal Club Specific Plan
to the entire Specific Plan area. The precise
configuration of water service system for the
proposed project will be determined at the
time individual tract maps are prepared for
each phase of the Specific Plan. Figures 4-13
and 4-14 illustrates the proposed Potable
Water System.

4.3.2 ADVANCED WATER PURIFICATION

WATER SYSTEM
The City of Oxnard will provide water
service to the project area and encourage
water efficient landscapes and conservation.

Greenbelts, common areas, and similar
landscapes shall all utilize “Advanced Water
Purification” water for landscape irrigation
purposes.

4.3.3 WASTEWATER SYSTEM
The City of Oxnard will provide sanitary
sewer service for the project site. All existing
and proposed wastewater lines drain through
a network of pipes to the Oxnard Wastewater
Treatment Plant on Perkins Road. To reduce
potential impacts to the off-site lines, the
east side of the project area will connect to
the Redwood trunk in Ventura Road and the
west side of the project will flow to the trunk
in Victoria Avenue. The exact configuration of
the sewage collection system for the project
will be determined at the time individual
tract maps are prepared for each phase of
the Specific Plan. Figures 4-15 and 4-16
illustrates the proposed Phase 1 and Buildout (Phase1 and Phase 2) Wastewater System.

The City of Oxnard requires that new
development connect to the city’s existing
wastewater system. Any developer
constructing a new wastewater line is
required to coordinate the construction
and dedication of any such wastewater
system with the city for future operation and

4.3 PUBLIC FACILITIES
This section addresses the public service
requirements for the Teal Club Specific
Plan area. All necessary utilities of sufficient
capacity are either adjacent to or will be
brought to the site as part of the Teal Club
project. Figure 4-12 illustrates existing public
schools, fire stations and civic buildings
near the project area. Utility sizing in the
Specific Plan is preliminary and projectspecific studies will be required at the time of subdivision approval. Maintenance
funding for Specific Plan infrastructure shall
be provided by Maintenance Community
Facilities District (CFD) or Community
Service Area, subject to approval by the City
of Oxnard.

4.3.1 POTABLE WATER
A goal of the project is to minimize potable
water use. To provide adequate potable
water for the project, the existing agricultural
water rights within the Teal Club Specific
Plan area will be transferred for Municipal
and Industrial uses to the City of Oxnard,
subject to the approval of the Fox Canyon
Groundwater Management Agency (FCGMA).

The agricultural water rights for each
property will be transferred to the city after
the approval of a final tract map and prior
to the start of construction. There is no
obligation to transfer agricultural water rights
unless a development project consistent
with the Specific Plan is fully approved
including a final tract map that allows for
the construction of the proposed residential
units. The City of Oxnard will provide potable
water to the site.

The City of Oxnard will be the source of
domestic water for the project. Transmission
mains exist within the plan area and the
Developer will construct any upgrades
required to provide potable water service
612
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.93 permitted, and maintained in satisfactory
order by a Master Property Association,
Community Facilities District, or other
private entity as approved by the City of
Oxnard. Stormwater lines within private
streets that primarily serve private streets
will be operated and maintained by the Home
Owners’ Association.

4.3.5 SOLID WASTE DISPOSAL
The City of Oxnard-owned Del Norte
Regional Recycling and Transfer Station
(DNRRTS) will provide solid waste disposal
services to the project area. Any remaining
refuse from the project that cannot be
accommodated by the DNRRTS will be
hauled to other landfill sites in Ventura
County. User fees for collection and disposal
services will be incurred for development
within the project area.
maintenance. The developer will pay for it’s
proportionate share of the off-site wastewater
mitigations identified in the FEIR.

Wastewater lines within private streets will
be operated and maintained by a Community
Facilities District or Service Area.

4.3.4 STORMWATER DRAINAGE
The Teal Club Specific Plan area is located
in the Oxnard Plain Hydrologic Area of the
Santa Clara – Calleguas Hydrologic Unit.

Storm water from the on-site agricultural
fields currently drains to the west and south
from the project site to a manmade channel
along the southern boundaries of the project
area.

The design and sizing of the Teal Club
Specific Plan drainage system is based on a
100-year storm event. The exact configuration
of the drainage system for the project will be
determined at the time individual tract maps
are prepared for each phase of the Specific
Plan. The proposed Phase 1 and Build-out
(Phase 1 and Phase 2) Stormwater Drainage
System drainage system is illustrated in
Figures 4-17 and 4-18.

The design and sizing of the Teal Club
Specific Plan drainage system and water
quality treatment system shall comply with
the applicable National Pollution Discharge
Elimination System (NPDES) MS4 Permit
in force at the time of development, subject
to the interpretation of the governing body
regulating permit issuance. All facilities
within the Specific Plan area shall be funded,
613
Teal Club Specific Plan
p.94 Infrastructure & Community Services
Teal Club Specific Plan
Figure 4-12 Public Facilities

PROJECT
Doris Ave.

Channel Islands
Blvd.

Rose Ave.

Gonzales Rd.

Vineyard Ave.

Patterson Rd.

Wooley Rd.

Fifth St.

Victoria Ave.

Teal Club Rd.

Ventura Rd.

Fifth St.

Oxnard Blvd.

Oxnard Blvd.
101 FWY
City of Port Hueneme
Oxnard Airport
Oxnard
High School
Fire
Station 1
Soria
Elementary
School
Civic
Center
Library
Fremont
Intermediate School
Ritchen
Elementary
School
Fire
Station 6
0 4000’
614
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.95 Figure 4-13 Proposed Phase 1 Water System PA 5
PA 1
PA 4
PA 3
PA 6
PA 7
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

EX. 12” WTR
EX. 12” WTR
EX. 16” WTR
12” WTR
12” WTR 12” WTR
12” WTR
12” WTR
Existing WaterProposed Water
12” WTR
Note: Pipe sizing
is preliminary and
project-specific
studies will be
required at the
time of subdivision
approval
8” WTR
0’ 500’
615
Teal Club Specific Plan
p.96 Infrastructure & Community Services
Teal Club Specific Plan
Existing Water
Note: Pipe sizing
is preliminary and
project-specific
studies will be
required at the
time of subdivision
approval
PA 5
PA 1
PA 4
PA 3
PA 6
PA 7
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE. EX. 12” WTR
EX. 12” WTR
EX. 16” WTR
12” WTR
12” WTR
12” WTR 12” WTR
12” WTR
12” WTR
Proposed Water
12” WTR
8” WTR
12” WTR
Figure 4-14 Proposed Build-out water System PHASE 1 PHASE 2 0’ 500’
616
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.97 Figure 4-15 Proposed Phase 1 Wastewater System
10” Sewer
EX. 18” Sewer
Existing WastewaterPhase 1 Proposed Wastewater
PA 5
PA 1
PA 4
PA 3
PA 6
PA 7
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

EX. 42” Sewer
8”
10” 8”
8”
8”
Note: Pipe sizing
is preliminary and
project-specific
studies will be
required at the
time of subdivision
approval
8”
PA 6
8”
8”
0’ 500’
Potential Sewer Lift Station
617
Teal Club Specific Plan
p.98 Infrastructure & Community Services
Teal Club Specific Plan
Figure 4-16 Proposed Build-out Wastewater SystemPA 5 PA 1 PA 8 PA 9 PA 9 PA 10 PA 12
PA 11
PA 10
PA 4
PA 3
PA 7
PA 6
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

Note: Pipe sizing
is preliminary and
project-specific
studies will be
required at the
time of subdivision
approval
8”
10” 8”
8”
8”
8”
8”
8”
8”
8” 8” 8” 8”
8” 8”
EX. 18” Sewer
EX. 42” Sewer
Existing WastewaterProposed Wastewater
PHASE 1
PHASE 2
0’ 500’
Potential Sewer Lift Station
618
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.99 Figure 4-17 Proposed Phase 1 Stormwater Drainage System PA 5 PA 1
PA 4
PA 3
PA 6
PA 7
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.
36” SD
48” SD
42” SD
30” SD
Proposed Storm DrainProposed Retention
60” SD
42” SD 48” SD
30” SD 36” SD
36” SD
48” SD
Note: Pipe sizing
is preliminary and
project-specific
studies will be
required at the
time of subdivision
approval
PA 6
30” SD
0’ 500’
619
Teal Club Specific Plan
p.100 Infrastructure & Community Services
Teal Club Specific Plan
PA 5
PA 1
PA 4
PA 3
PA 6
PA 7
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.
36” SD
48” SD
42” SD
30” SD
Proposed Storm DrainProposed Retention
60” SD
42” SD 48” SD
30” SD 36” SD
36” SD
48” SD
Note: Pipe sizing
is preliminary and
project-specific
studies will be
required at the
time of subdivision
approval
Figure 4-18 Proposed Build-out Stormwater Drainage System 30” SD PA 6 PA 8 PA 9 PA 9 PA 10 PA 12 PA 11 PA 10 30” SD 30” SD 30” SD
0’ 500’
620
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.101 Sheriff’s Department since the property is
within the city’s Sphere of Influence but not
within its current corporate limits. Once
annexed to the city, the Specific Plan area
will be served by the City of Oxnard Police
Department.

Developers within the Teal Club Specific
Plan shall coordinate with the city’s police
department regarding the design standards
and safety protection requirements and
will implement these in the final design and
construction of all residential, commercial
and public structures.

4.3.10 FIRE PROTECTION
The Teal Specific Plan area is served by the
Oxnard Fire Department. Two fire stations
are located in proximity of the project
area; Fire Station 1 and Fire Station 6. Fire
Station 1 is located at 491 South “K” Street,
approximately 1.2 miles east of the Specific
Plan area and would be the primary response
company. Fire Station 6 is located at 2601
Peninsula Road, approximately 2.3 miles
northeast of the project site.

All development within the Specific Plan shall
pay applicable City of Oxnard Fire Protection
fees in place as required by City Ordinances.

The use of non-flammable materials,
especially roofing materials, will be required
for all structures in the Specific Plan area.

4.3.6 NATURAL GAS
The Southern California Gas Company
(SCG) supplies gas resources to the City
of Oxnard. The existing SCG facilities will
serve as primary sources of gas supply for
the Teal Club Specific Plan. SCG will review
the proposed gas piping layout at the design
development phase.

4.3.7 ELECTRICITY
Southern California Edison (SCE) provides
electricity to the project area. The existing
SCE facilities will serve as the primary
sources of electrical supply for the Teal Club
project. All future electrical additions located
within the project boundaries will be placed
underground.

4.3.8 PUBLIC SCHOOLS
Oxnard School District (OSD) and Oxnard
Union High School District (OUHSD) provide
public education services to the project
area. Development of approximately 990
residential units proposed as part of the
Specific Plan would introduce additional
students into the OSD and OUHSD and
increase demand on school facilities. School
fees are used to mitigate impacts associated
with adding incremental amounts of students
to school districts. OSD has acquired a 25-
acre site immediately adjacent to the Teal
Club Specific Plan at the southeast corner
of Doris and Patterson Roads. The district
proposes to construct school facilities to serve
the Kindergarten through 8th Grade students
within the surrounding community, including
the Teal Club Specific Plan area. OUHSD will
house students generated by the project in
existing or future facilities.

4.3.9 POLICE PROTECTION
The Teal Club Specific Plan is served by
the City of Oxnard and the Ventura County
621
Teal Club Specific Plan
p.102 Infrastructure & Community Services
Teal Club Specific Plan

4.3.11 PARKS & RECREATION
There are two public parks in the plan area:
the Phase 1 and 2 portions of the ten-acre
centrally located Neighborhood Park and the

7.3 acre Phase 2 southwest area park. The
central east-west greenbelt creates a visible
connection for public gathering, organized
recreation, walking, and biking.

Both public parks will be owned and
maintained by the City of Oxnard and
serve a portion of the recreational needs
of the plan area and the existing nearby
neighborhoods. Maintenance funding shall
be provided by a city-approved funding
mechanism established and formed by the
developers of the Specific Plan and financed
by all development within the Specific Plan
as provided for in the Project Development
Agreement(s). Turf play areas, playground
equipment, bathrooms, and picnic tables will
be incorporated into these parks, subject to
final design approval by the City of Oxnard.

Private recreation facilities shall be included
within each multi-family project to meet a
portion of recreational needs as determined
during the Planned Development Permit
approval process.
622
Teal Club Specific Plan
date 03.20.2025 Chapter 4 - Infrastructure & Community Services p.103

THIS PAGE LEFT INTENTIONALLY BLANK
623
Teal Club Specific Plan
p.104 Environmental Resources
ENVIRONMENTAL RESOURCES 5

5.1 OVERVIEW
The City of Oxnard strives to be a leader
in environmental resource sustainability.

This chapter focuses on implementing longestablished state and federal regulations and should be used in conjunction with Chapter
2 - Sustainable Community, which focuses
on new environmental issues such as climate
change.

5.2 WATER RESOURCES
The Teal Club Specific Plan provides
important implementation measures for the
city’s water resource management goals.

5.2.1 WATER SUPPLY
The Teal Club Specific Plan provides for the
transfer of historic agricultural pumping
rights to the city for municipal uses. The
transfer reduces the amount of water that
may be extracted from the aquifer and the
existing wells will be capped.

5.2.2 ADVANCED WATER PURIFICATION
WATER
The Teal Club site is located on Ventura Road
where the City of Oxnard water infrastructure
has been installed. With the addition of the
Advanced Water Purification program the
water distributed throughout the project
site will be primarily locally sourced and will
reduce the environmental impacts associated
with imported water.

5.3 AESTHETIC RESOURCES

5.3.1 OPEN SPACE
The 17-plus acres of Neighborhood Parks will
provide a healthy and scenic outdoor asset
while the tree-lined Multi-Purpose Trail and
agricultural buffer will provide a pleasing
background for residents and the larger
community.

5.3.2 ROADWAYS
New 14 to 16-foot landscaped medians will
be added to Ventura Road, Doris Avenue and
Patterson Road. Large, landscaped parkways
(15-30 feet) will separate arterial streets from
the project. A greenbelt along Beverly Drive
will provide a pleasant walking or biking
624
Teal Club Specific Plan
date 03.20.2025 Chapter 5 - Environmental Resources p.105 connection to the community park, schools
and the Mixed Use area.

5.4 CHARACTER ENHANCEMENT
The Teal Club Specific Plan seeks to create
an environment where most of the services
and activities for residents and employees
are located within walking distance of
their homes or offices. Encouraging
walking requires appropriate destinations
and linkages as well as the creation of a
pedestrian-friendly environment. The Teal
Club Specific Plan therefore incorporates
traditional neighborhood design components
that promote “porch and street orientation”
that fosters personal interaction between
private buildings and the public realm.

Courtyard/Cluster homes (R-2) include
porches and architectural elements reflecting
the early twentieth century diversity and
character of style evident in the nearby
Oxnard Historic District.

Providing nodes of activity also enhances the
pedestrian experience. The neighborhood
park is located at the mid-point of the main
pedestrian axis through the site so that it is a
visible destination for most residents.

5.5 LANDSCAPE DESIGN
Landscaping is intended to be native or
adapted species in all open space areas and
should need minimal irrigation after a growin period. Trees are an important part of the overall landscape plan and will be selected
based on a number of criteria as defined in
the Landscaping Design Guidelines section of
this Specific Plan.

5.6 AGRICULTURE
Existing agricultural fields to the west of the
project area will be buffered according to the
County of Ventura Agricultural/Urban Buffer
Policy revised July 19, 2006. A minimum
150-foot buffer area with a vegetative screen
as defined in the county’s buffer policy will
be placed between agricultural uses and
the new developed uses. The Phase 2 park
and Patterson Road provide the permanent
west edge project buffer. The development
of Phase 1 will also buffer the remaining
agricultural fields located in Phase 2 of the
Specific Plan until such time as Phase 2 is
developed. The Phase 1 Agricultural Buffer is
shown in Figure 8-1.

5.7 AIR QUALITY
In addition to standard construction
mitigation measures, the land-use and zoning
of the Teal Club Specific Plan co-locates a
variety of uses in order to minimize vehicle
miles traveled. Jobs, housing, public/semipublic uses, Urban Village commercial services (restaurants, shops, childcare,
etc.), recreational opportunities and transit
options will be connected by safe, attractive
greenbelts, trails and bikeways. When
combined with the features identified in
Chapter 2 -Sustainable Community, the Teal
Club Specific Plan will effectively reduce the
number of vehicle miles that residents need
to travel due to the availability of services and
alternative modes of transportation listed
above.
625
Teal Club Specific Plan
p.106 Safety & Hazards
SAFETY & HAZARDS 6

6.1 OVERVIEW
This chapter addresses both the safety
and noise factors relevant to the Teal Club
Specific Plan.

6.2 AIRPORT COMPATIBILITY
The Teal Club Specific Plan is located just
north of the Oxnard Municipal Airport and
within the airport’s Sphere of Influence. The
site lies directly below the landing pattern
for aircraft approaching the airport from the
northwest. The Airport Air Safety Zones map
and project location are shown in Figure
6-1. Therefore, the Teal Club Specific Plan is
designed to meet the conditions identified in
the Ventura County Comprehensive Airport
Land Use Plan (ACLUP) for sites located
within the Traffic Pattern Zone (TPZ):
□ The structural coverage of residential
units is less than 25% of the overall site
area
□ The structural coverage of commercial or
industrial development is less than 50% of
the site area.
□ An avigation easement will be granted to
the County of Ventura.

The land use density maximums in this
section apply to the overall Specific Plan
area. Each development phase shall show
compliance with these overall density
requirements as part of the Tentative Tract
Map filing for both the proposed development
and the cumulative development.

Further, the Federal Aviation Administration
(FAA) has jurisdiction over development
proposals under Title 14, Code of Federal
Regulations, Part 77. Potential noise impacts
from airport operations will be analyzed
through the project’s Environmental Impact
Report (EIR) and mitigations implemented.

The project plans shall address landscape
materials the size and location of trees to
minimize any potential hazard.

6.3 NOISE
The project’s location next to the Oxnard
Airport requires that all buildings include
noise buffering. The noise analysis and
mitigations are detailed in the EIR.

6.4 TRAFFIC & PEDESTRIAN SAFETY
The Teal Club Specific Plan circulation plan
is designed to enhance the safety and comfort
of all modes of transportation. Street widths
have been minimized and most allow onstreet parking which slows vehicular traffic.

Wide sidewalks are separated from traffic
with landscaped parkways and a Class I trail
links much of the residential land uses to
both the Commercial Mixed Use area and
neighborhood park. Design guidelines require
buildings to front the streets with porches
or storefronts. This keeps more “eyes on the
street” to further increase safety.

Figure 4-18 Prop
out Stormwater
System
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posed Build
r Drainage
Figure 6-1 Air Safety Zones Map
627
p.108 Housing
Teal Club Specific Plan
HOUSING & URBAN VILLAGE 7CONCEPT

7.1 OVERVIEW
The Teal Club Specific Plan is an important
component of the implementation of the City
of Oxnard 2030 General Plan, the City of
Oxnard General Plan Housing Element and
the State-approved Regional Housing Needs
Assessment. The Specific Plan, General Plan
Housing Element and the State-approved
Regional Housing Needs Assessment allows
for the development of 990 residential
dwelling units in a variety of densities,
product types and price ranges to meet the
City’s growing population.

7.2 URBAN VILLAGE CONCEPT
This Specific Plan is a City of Oxnarddesignated Urban Village. As discussed throughout the Specific Plan, the design
guidelines, housing types, mix of land uses,
and landscape and pedestrian orientation
concepts implement a neo-traditional town
planning concept. Chapter 3 of the 2030
Oxnard General Plan addresses the vision
to guide future development in the City. In
particular, Community Development Goal
CD-7 calls for the “Development of vibrant
mixed-use urban villages characterized
by a mix of land uses, transit accessibility,
pedestrian orientation, and neighborhood
identity.”
General Plan Policy CD-7.1 defines the
implementation of Goal CD-7 as follows:

Establishment of Urban Villages
Six areas of the City are initially designated
as Urban Villages. A specific plan for
each area shall be prepared in advance of
implementing an Urban Village in a specific
authorized location. Additional Urban
Villages and guidelines may be subsequently
adopted by the City Council. Urban Villages
shall be 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
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Within the General Plan the Teal Club
Specific Plan is further described as follows:

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 neo-traditional 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 and semi-public uses, transit-oriented
development, and an identity-creating entry
component facing Ventura Road. A central
focus of this development will be in the
provision of balanced community with jobs,
school, recreation, shopping, and affordable
and market-rate housing.

The Teal Club Specific Plan, as formulated
within this document, implements the
General Plan Urban Village Goal CD-7.

The land use plan, community layout and
development standards and guidelines
ensure that the objective criteria of General
Plan Policy CD-7.1 will be implemented
upon completion of the Specific Plan. The
General Plan Overview description of the
Teal Club Specific Plan is also fully-realized
by the implementation of this Specific Plan
document. To achieve an appropriate mix
of housing the Specific Plan has established
density ranges for each Planning Area. These
density ranges provide for a wide variety
of housing types to meet a diverse range of
community housing needs. Unit types will
include Medium-High Density market-rate
and affordable income-restricted apartments
(18 to 30 units per acre), condominium and
townhome for-sale housing (12 to 18 units per
acre) and detached small-lot, single-family
homes (7 to 12 units per acre). Within these
product types there will be a range in unit
sizes to accommodate single occupancy as
well as larger household groupings.

7.3 INCLUSIONARY HOUSING
As an Urban Village the Teal Club Specific
Plan will provide for fifteen percent of
the overall unit count to be affordable,
inclusionary housing based on household
income as defined by the California Health
and Safety Code. Of this fifteen percent total
requirement, the following percentages of
income levels shall apply:
40% - Very Low Income
60% - Lower Income
The qualifying inclusionary units may be colocated in multi-family buildings or dispersed throughout the project but shall be built with
a similar quality of materials and amenities
so as not to be distinguishable from marketrate units. 629
p.110 Housing
Teal Club Specific Plan
Phase 1 of the Specific Plan shall be required
to provide the inclusionary units for Phase
1 within the Phase 1 boundary. These
inclusionary, affordable units shall be
constructed in PA 5 and/or PA 6, as the
developer may elect.

In the event that land is donated to the
City or a qualified affordable housing
developer within Phase 1 specifically for
a 100% affordable, inclusionary housing
project, that project may apply for any and
all density bonus provisions provided under
Local or State Law in force at the time of the
affordable, inclusionary project approval.

Any density bonus project approved under
Local or State density bonus provisions shall
be evaluated as required under the applicable
California Environmental Quality Act and
other Local or State laws.

Phase 2 of the Specific Plan shall be required
to provide the inclusionary units for Phase
2 within the Phase 2 boundary. In the
event that land is donated to the City or a
qualified affordable housing developer within
Phase 2 specifically for a 100% affordable,
inclusionary housing project, that project
may apply for any and all density bonus
provisions provided under Local or State
Law in force at the time of the affordable,
inclusionary project approval. Any density
bonus project approved under Local or State
density bonus provisions shall be evaluated
as required under the applicable California
Environmental Quality Act and other Local or
State laws.

7.4 RESIDENTIAL UNIT MIX
The mix of residential units is intended to
meet existing and future community needs.

The unit mix and unit sizes shall be evaluated
by City staff and Planning Commissioners as
part of the development review and approval
process for subdivisions and individual
discretionary permits within the Specific
Plan. This review shall include consideration
of the inclusion of very small units, multigenerational units, large households, seniors or special needs. The density ranges
encourage a combination of detached,
attached and multi-story units to meet the
widest range of household types possible in
a pedestrian-friendly and transit-accessible
location.
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8 IMPLEMENTATION

8.1 PHASING
The project includes two major phases based
on ownership as illustrated in Figure 8-1
and 8-2. Development of the Specific Plan
is anticipated to occur over a five to ten year
period. As a result, there will be a number
of individual projects and sub-phases within
each phase. Development of the major land
use components may occur independently
of one another or in parts. It is intended
that agricultural production continue, to
the degree economically feasible, on the
undeveloped segments of the Specific Plan
area. The right to farm under generally
accepted standards near development is
accorded to each property within the Specific
Plan area.

The project developer shall construct,
repair, and/or upgrade as necessary the
infrastructure improvements that are within
the project site and serve only the project
at its sole cost and expense. The project
developer shall construct, repair, and/or fund
the infrastructure upgrades necessary beyond
the project boundary as required to serve
both the project and the city. Infrastructure
reimbursement agreements shall be required
between all developments within the Specific
Plan to ensure an equitable, proportional
sharing of backbone infrastructure costs.

The Specific Plan EIR Mitigation Monitoring
and Reporting Program shall be utilized
as the guiding document for providing a
logical extension of necessary infrastructure
to support development of individual
Planning Areas within the overall project.

As development occurs within the Specific
Plan area onsite and offsite roadway
improvements shall be provided to insure
that traffic impacts within and beyond the
Specific Plan area are mitigated. Other
infrastructure improvements including
“Advanced Water Purification” water, sewer
service, storm drains and water quality
treatment systems, and public utilities
shall be provided to serve the needs of the
individual Planning Areas and project phases.

The extent and sequence of phases of
development will be approved through
the City’s development review process
and subdivision map approval process
with implementation of the utility master
plans, as contained in this Specific Plan, as
required to provide necessary utility services.

Each development shall be responsible
for improvements within their individual
project boundary as defined within the Phase
1 and Phase 2 Development Agreements
and the future implementing entitlement
Subdivisions, Tract Maps, and project
Conditions of Approval.

8.2 AGRICULTURAL BUFFERS
Agricultural buffers are required to separate
new development from existing agricultural
uses. The primary agricultural buffer will be
parallel to Patterson Road adjacent to Phase 2
development. It will be installed concurrently
with the Patterson Drive road improvements
identified in Chapter 4 - Infrastructure.

The Agricultural buffer area extends into
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the neighborhood Park along Patterson
Road. Uses within the buffer area shall
conform to the Ventura County Agricultural
Commission’s adopted policies.

Interim agricultural buffers may be necessary
between Phase 1 and Phase 2 of the Teal Club
Specific Plan. The first phase shall provide
a full 150-foot structural setback buffer
adjacent to any remaining agricultural uses as
shown in Figure 8-1.

8.3 FINANCING DISTRICTS
At the developer’s request, the City shall,
pursuant to California Government Code
Section 53311 et. seq., establish a Community
Facilities District for capital improvements
and create bonded indebtedness to finance
the construction or acquisition of certain
facilities such as roads, utilities, drainage,
public facilities and other infrastructure.

If the City and Developer choose to, the City
shall, pursuant to California Government
Code Section 53311 et. seq., establish a
Community Facilities District for the purpose
of funding the maintenance costs of certain
improvements such as roads, utilities,
drainage facilities, parks, landscaping and
public facilities.

8.4 DEVELOPMENT REVIEW PROCESS
All development within the Teal Club Specific
Plan area is subject to the standards and
guidelines in this Specific Plan. As part of
the discretionary permit review process (i.e.,
staff review, development design review
permit, Special Use Permit, subdivision
map approval, etc.), the City of Oxnard shall
review project submittals for consistency with
these standards and guidelines. Subdivision
maps and related discretionary permits
shall be processed in accordance with the
procedures established by the City of Oxnard
and defined within the City of Oxnard
Municipal Code.

8.5 SPECIFIC PLAN ADMINISTRATION
The Specific Plan includes development
and design guidelines but cannot anticipate
every potential condition requiring decisions
within the development review process.

Any subsequent discretionary approval or
amendment to the Specific Plan must be
consistent with the General Plan as amended
and/or updated.

Development applications that are not in
substantial conformance with the Specific
Plan or that may require an amendment to
the Specific Plan shall be governed by the
following processes under the following four
application categories: Minor Modifications,
Major Modifications, Specific Plan
Amendments, and Special Use Permits.

8.5.1 MINOR MODIFICATIONS
The following items may deviate, within
specified limitations, from the adopted
Specific Plan but shall be considered to be in
Substantial Conformance with the Specific
Plan. This revision shall occur concurrent
with the applicable discretionary permits.
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Teal Club Specific Plan
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`
PA 5
PA 1
Phase 1
PA 4
PA 3
PA 6
PA 7
PA 2
TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

STREET “A”
END
STREET “B”
CORONADO ST.

BEVERLY DR.

Roadways & Utilities Built in Phase 1 Agricultural Use
Phase 2
150’ Non-Structural Setback Area
Figure 8-1 Proposed Phased Improvement Plan - Phase 1 PA 6 0’ 500’
Phase 2
Phase 1
Not a Part
Roadways Constructed by Oxnard School District
634
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date 03.20.2025 Chapter 8 - Implementation p.115 Roadways & Utilities Built in Phase 2 Agricultural Use 150’ Non-Structural Setback Area 0’ 500’ Roadways Constructed by Oxnard School District Not a Part PA 5 PA 1 PA 4 PA 3 PA 6 PA 7 PA 2 TEAL CLUB RD.

VENTURA RD.

PATTERSON RD.

DORIS AVE.

STREET “A”
STREET “B”
PA 6
Figure 8-2 Proposed Build-out Improvement Plan
PA 10
PA 11 PA 11
PA 9
PA 12
PA 13 PA 13 PA 14
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Teal Club Specific Plan

8.5.2 SPECIFIC PLAN AMENDMENTS
Amendments may be requested at any
time pursuant to Section 65453(a) of
the California Government Code. Any
proposed modification to the Specific Plan
beyond the defined limits of the Minor or
Major Modification will be processed as a
Specific Plan Amendment. Depending upon
the nature of the proposed Specific Plan
Amendment, additional environmental
analysis may be required, pursuant to Section
15162 of the California Environmental
Quality Act.

8.6 MITIGATION MONITORING &

REPORTING PROGRAM
Refer to the Teal Club Specific Plan EIR
Mitigation Monitoring and Reporting
Program for implementation and reporting of
the Mitigation Measures.

Examples of Minor Modifications include the
following:
□ Final facility sizing and alignment
of water, sewer, and storm drain
improvements (as directed by the City
Engineer);
□ Change in utility and/or infrastructure
serving agency;
□ Alignment of streets within
neighborhoods so long as the number and
approximate spacing of connections is
in general conformance with the Specific
Plan Land Use Plan;
□ Local street, road, and multi-purpose trail
alignments provided that connecting of
destination points in maintained;
□ Minor landscape and streetscape design
modifications consistent with the Design
Guidelines contained in this document
and approved through the development
review process;
□ Deletion of utility infrastructure deemed
unnecessary by the City Engineer.
□ Re-distribution of dwelling units between
Planning Areas provided that the redistribution falls with the allowed density for each affected Planning Area.
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Teal Club Specific Plan

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GENERAL PLAN
CONSISTENCY 9
The Teal Club Specific Plan is a defined
Urban Village and Specific Plan area within
the City of Oxnard General Plan. The
California Government Code (Sections
65450 through 65457) permits the adoption
and administration of Specific Plans as an
implementation tool for elements contained
in the local General Plan. As a result, Specific
Plans must demonstrate consistency in
regulations, guidelines and programs with
the goals and policies set forth in the General
Plan.

The City of Oxnard 2030 General Plan
contains the following elements that relate
to the consistency analysis for the Teal Club
Specific Plan: Sustainable Community,
Community Development, Infrastructure
& Community Services, Environmental
Resources, Safety & Hazards and Housing.

An exhaustive review and analysis of each
of these elements has been conducted as
a part of the Teal Club Specific Plan Draft
Environmental Impact Report (DEIR). The
Teal Club Specific Plan DEIR General Plan
Consistency Analysis was prepared by Rincon
Consultants under the direction of the City of
Oxnard.

The following pages list the applicable
City of Oxnard 2030 General Plan Policies
and provide a discussion of the project
impacts, mitigations and consistency upon
implementation of the Specific Plan and
Final Environmental Impact Report (FEIR)
mitigation measures. In each case the DEIR
analysis confirms that the Teal Club Specific
Plan is either deemed Consistent with the
applicable General Plan Policy or Potentially
Consistent with the applicable General
Plan Policy, subject to final confirmation
by conformance with the mitigations and
requirements to be set forth in the FEIR.

The Teal Club Specific Plan, located entirely
within the City of Oxnard’s established
City Urban Restriction Boundary (CURB),
has been identified in the approved City of
Oxnard 2030 General Plan as one of the last
remaining major parcels for development
within the ultimate City of Oxnard
boundaries. Upon annexation to the City
of Oxnard and subsequent completion of
the infrastructure improvements outlined
within the Teal Club Specific Plan and FEIR
Mitigation Measures there would be no
significant impacts to public services within
the City of Oxnard.

The Teal Club Specific Plan mix of residential,
commercial, industrial, recreational and
transit connections will contribute to the
overall economic and cultural vitality of
the City of Oxnard. The City of Oxnard
will receive economic benefits from the
tax-increment revenue derived from the
development of the Specific Plan area. The
Specific Plan shall provide for self-funding of
internal community infrastructure through
the formation of a Maintenance Community
Facilities District (CFD) or Community
Service Area, subject to approval by the City
of Oxnard.
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SUSTAINABLE COMMUNITY
SC-3.1. New Residential Development.

Encourage incorporation of passive and
active energy and resources conservation
design and devices in new residential
development and substantial remodels
and/or expansions.

Level II - Consistent Mitigation Measures AQ-2(b)
and AQ-2(c) require that construction and building
management contracts for residential development
within the TCSP include energy saving requirements
mandated by State Green Building Code, as amended
during the life of the project. Mitigation AQ-2(c) also required that all structures include passive energy
conservation design elements, including building
material massing, orientation, architectural elements
(deeply recessed windows, eave overhangs, etc.),
landscape shading, 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. This mitigation measure
that applies to all development proposed within
the TCSP and within the nine parcels proposed for
Annexation.

SC-3.8. Require Use of Passive Energy
Conservation Design. As part of the City
and Community EAP’s, require the use of
passive energy conservation by building
material massing, orientation, landscape
shading, materials, and other techniques
as part of the design of local buildings,
where feasible.

SC-3.12. Encourage Natural Ventilation
Review and revise applicable planning
and building policies and regulations
to promote use of natural ventilation in
new construction and major additions
or remodeling consistent with Oxnard’s
temperate climate.

Level II - Consistent Mitigation Measure AQ-2(e)
requires all applicants for all projects within the
TCSP area and within the nine parcels proposed for
Annexation to include natural ventilation in building
design plans whenever feasible, as required by the State Green Building Code, as amended during the life of the
project.

COMMUNITY DEVELOPMENT
CD 1.4. Transportation Choices.

Promote the application of land use and
community designs that provide residents
with the opportunity for a variety of
transportation choices (pedestrian,
bicycle, transit, automobile).

Level I - Consistent The TCSP consists of traditional
neighborhood design components that promote “porch
and street orientation” and encourage walking and
interaction between residents. Medium and MediumHigh Density areas would orient to internal pathways and common areas with connection to the public
walking network and to the Urban Village. The Urban
Village would be oriented around a public plaza, and
would be within walking distance of residential units
and readily accessible to a new bus stop on Ventura
Road (Section 2.0, Project Description).
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CD 1.5. Housing Variety. Promote the
development of a variety of housing
types throughout the City including
apartments, condominiums, lofts,
townhouses, and attached and detached
single family units.

Level I - 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. In addition to single-family
residential units, the TCSP includes single-family
courtyard homes, single-family townhomes and multifamily condominiums and apartments (Section 2.0, Project Description).

CD 1.6. Public Facilities. Enhance
resident quality of life by providing
adequate space for schools, libraries,
parks and recreation areas, as well as
space for the expansion of public facilities
to support the community’s vision.

Level I - Consistent. The TCSP includes a 6.5-acre
public (City) Community Park (PA 8) with playground
equipment, picnic tables, restrooms, and backstops
and fencing for softball/baseball play and soccer use.

Within the residential and commercial PA’s, a 6.5-acre
community park, a 3.5-acre community park, and a

7.4-acre community park combine for a total of 17.4
park and open space acres. Combined with the Beverly
Dr. greenbelt, the TCSP would provide 17.8 gross
acres of public parks and open space, about 12% of the
project acreage.

CD 1.7. Compact Development. Promote
the use of development patterns that are
more compactly built and use space in an
efficient aesthetic manner as part of the
community vision.

Level I - Consistent. High-density residential zones are 30 or more dwelling units per acre and medium-high
zones are 18 to 30 dwelling units per acre, as described in the City of Oxnard General Plan 2030. The TCSP
would include maximum densities of between 10 and
30 dwelling units per acre. The general distribution of densities for the site is included in the 2030 General
Plan Land Use map, and the proposed TCSP generally
adheres to that distribution.

CD 1.8. Natural Resource Conservation.

Promote a high quality of life within
the community, incorporating the
retention of natural open space areas,
greenbelts, and the provision of adequate
recreational facilities.

Level I - Consistent. As discussed in Section 4.4,
Biological Resources, the project area does not include any natural open space areas, as it is currently used
for agricultural activities and urban development. The
project area is adjacent to agricultural areas to the west that are outside of the CURB boundary. Approximately

17.76 acres of open space and parks are proposed within the TCSP area. As discussed in Section 4.12 Public
Services and Recreation, this acreage would exceed the
required 12 acres of parkland for the project.
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CD 1.9. Commute Reduction. Minimize
the commuting distances between
residential concentrations and
employment centers by encouraging
the development of mixed land uses in
appropriate areas.

Level I - Consistent. Medium and Medium-High
Density areas in the TCSP would orient to internal
pathways and common areas with connection to
the public walking network, the proposed Business
Research Park zone (PA 13 and 14), the proposed
commercial zones (PA 6 and 7), and the nine parcels
south of Teal Club Road which would be rezoned for
employment-generating uses.

CD 1.10. Jobs-Housing Balance. Consider
the effects of land use proposals and
decisions on efforts to maintain an
appropriate jobs-housing balance ratio.

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. The adopted VCOG 2040 forecast projects a
total of 83,328 jobs and 71,602 households for the City of Oxnard by the year 2040. Therefore, the 2040 jobs/
housing ratio would be 1.16:1 which is within the range of 1.1 and 1.34 jobs per housing unit, the acceptable
jobs/housing ratio range identified by the VCOG
(VCOG, May 2008). With the additional 2,651 jobs and
net increase of 988 housing units under the proposed
Specific Plan, the jobs/housing would change to 1.18:1
(more skewed towards a greater number of jobs than
housing units) but would still be within the acceptable jobs/housing ratio. Therefore, the project would not
move the City’s ratio out of the VCOG range.

CD 1.12. Avoiding Encroaching the
Oxnard Airport. Retain land within the
airport hazard area as permanent open
space as shown on the Land Use Map or
otherwise recommended by the County
Department of Airports.

Level II - Consistent. 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, no habitable development
is proposed within the airport’s inner or outer safety
zone, and as discussed in Section 4.7, Hazards and
Hazardous Materials, 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). The City of
Oxnard has referred the proposed project to the ALUC
for review and comment. The ALUC has determined
that the Project is consistent with the Airport
Comprehensive Land Use Plan. The City must consider
the comments of the ALUC prior to making a decision
on adoption of the Specific Plan.
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CD 3.1. Neighborhood Preservation.

Protect existing residential neighborhoods
from the encroachment of incompatible
activities and land uses as determined
through environmental review and/
or determination by the Planning
Commission.

Level II - Consistent. The development within the
TCSP would be compatible with the existing residential
neighborhood located to the north of the TCSP area.

The proposed Urban Village would locate residential
uses adjacent to the existing residences. Residences to the east are across Ventura Road from the project area, which would provide a buffer from the neighborhood
commercial and higher density residential uses
proposed in the eastern portion of the TCSP area.

CD 4.1. Mitigate Land Use Conflicts.

Mitigate conflicts between commercial
and other land uses, especially residential
and recreational uses.

Level II - Consistent. Proposed commercial uses in
the TCSP would not be located directly adjacent to
any existing residential or recreational uses. Existing residences to the east of proposed commercial land
use in PA 6 and 7 are across Ventura Road from the
project area, which would provide a buffer from the
neighborhood commercial uses.

CD 5.1. Industrial Clustering. Encourage
the clustering of industrial uses into
areas that have common needs and are
compatible in order to maximize their
efficiency.

Level II - Consistent. The nine parcels (11.4 acres
combined) to be Annexed south of Teal Club Road are
a mix of vacant land and existing small residential and industrial development. Upon Annexation, these nine
parcels would be zoned Light Manufacturing (M-1) by
the City of Oxnard and would encourage the clustering
of industrial uses. The airport area is designated by
the City as an area where industrial uses are allowed.

Business and Research Park uses are also proposed for
the TCSP area nearest to the airport (PA 13 and 14).

CD 5.2. Compatible Land Use. Ensure
adequate separation between sensitive
land uses (residential, educational, open
space, healthcare) to minimize land use
incompatibility associated with noise,
odors, and air pollutant emissions.

Level II - Consistent. The proposed industrial
component of the Specific Plan would be compatible
with existing industrial uses as well as the adjacent
agricultural, open space, and residential land uses with incorporation of the mitigation measures specified in
Section 4.2, Agriculture. See Section 4.7, Hazards and
Hazardous Materials and Section 4.10, Noise for further discussion regarding compatibility. The proposed
Business and Research Park uses in PA 13 and 14 would
not include heavy manufacturing uses likely to produce
incompatible odors.
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CD 5.3. Available Services. Encourage
industrial activities to locate where
municipal services are available
including adequate storm drainage and
water facilities, as well as easy access to
multiple modes of transportation.

Level I - Consistent. The nine parcels (11.4 acres
combined) to be Annexed south of Teal Club Road are
a mix of vacant land and existing small residential and industrial development. Municipal services currently
exist in this area including water and sewer lines. When projects are proposed within the nine parcels and in the TCSP area, they would be required to comply with this
2030 General Plan policy and with existing regulations
for stormwater. The project area is accessible to bicycle lanes and bus stops.

CD 5.5. “Green” Major Transportation
Routes. Guide industrial development
to locate near transportation facilities
capable of handling goods movements in
an efficient manner without decreasing
the level of service on the transportation
network or dividing existing
neighborhoods.

Level I - Consistent. Industrial development would
be located in the vicinity of major transportation
routes including Ventura Road, Fifth Street and
Victoria Avenue, and would not divide an existing
neighborhood, as discussed above under Impact
LU-1. The nine parcels south of Teal Club Road
proposed for Annexation, which could be rezoned for
industrial uses, are located adjacent to the Oxnard
Airport, generally surrounded by other industrial land
uses and commercial development, and no existing
neighborhood is located on either side of the parcels.

The parcels are located within 2.5 miles of Highway
101, a major transportation route.
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CD 6.1. Agricultural Buffers. Require
that agricultural land uses designated
for long-term protection and production
be buffered from urban land uses
through the use of techniques including,
but not limited to, greenbelts, open
space setbacks, fencing, berming, and
windrows.

Level II - Consistent. As described in Section 4.2,
Agricultural Resources, and Mitigation Measure AG2, which requires interim agricultural buffers, Phase 1 would include 91.83 acres of the site and interim
agricultural buffers are proposed to allow Phase 2
owners to continue farming indefinitely. Phase 1 would
also include all internal roadway circulation needed to service Phase 1. Proposed agricultural buffers would
be 300 feet or 150 feet wide with a double row of
appropriate trees (windrows). All proposed Phase 1
roads would be built and operable; residences for lots
in the Phase 1 area within 150-foot buffers would not
be built until Phase 2 is committed to development.

Trespassing, vandalism, and pilferage impacts would
be reduced through the development of the Community
Park separating agricultural production and proposed
urban land uses. Agricultural uses to the west would
be buffered by open space planning areas and North
Patterson Road. Finally, the community park (PA 10)
would provide a buffer between the residential and
business park use and agricultural use to the west.

CD 6.2. Agricultural Preservation.

Preserve agricultural land and uses
within the Oxnard Planning Area unless
other uses are allowed through a future
CURB amendment and/or applicable
exemptions.

Level II - Consistent. When voters approved the city’s
Save Open Space and Agricultural Resources (“SOAR”)
initiative in 1998, the Teal Club site was located inside the urban growth boundary (“CURB”).
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CD-7.1 Establishment of Urban Villages: Six areas
of the City are initially designated as Urban Villages.

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.

Level I - Consistent. The proposed TCSP
would be consistent with the 2030 General
Plan’s Urban Village policy, as it is one of
the areas specifically defined as an Urban
Village. The TCSP would provide a mix
of land uses including but not limited to
commercial, retail, business research,
residential, public/semipublic uses, and
open space.

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.

Level II - Consistent. When voters approved the city’s
Save Open Space and Agricultural Resources (“SOAR”)
initiative in 1998, the Teal Club site was specifically located inside the urban growth boundary (“CURB”)
(Specific Plan, July 2013).

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 workrelated 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 MediumHigh 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 deemphasis 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
Services and Section 4.14, Utilities and Service Systems for a discussion of existing and proposed infrastructure. 651
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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.

Level II - Consistent. The proposed project would
include improvements to ensure that the project does
not result in a level of service lower than “C.” See
Section 4.13, Transportation and Traffic and mitigation measures T-1(a-h) and T-2(a-h) for specific details
regarding the affected roadways and intersections.

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.

Level II - Consistent. No natural resource areas,
habitat, historic resources, or other natural or cultural resources are located adjacent to the project area;
therefore, no encroachment would occur. Nesting birds
and/or monarch butterflies, as well as irrigation ditches that may be biological resources would be mitigated
to the maximum extent feasible under mitigation
measures as described in Section 4.4, Biological
Resources.

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.

Level II - Consistent. Implementation of the TCSP and
Annexation of the nine parcels would not encroach
upon agricultural areas to the west of the site. Interim agriculture buffers, as described in Mitigation Measure AG-2, would protect agricultural land on the project
area during and after development of Phase 1 and
before development of Phase 2. See Section 4.2,
Agricultural Resources for a more detailed discussion.

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 constructionrelated 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.

Level II - Consistent. One well currently exists on the project area. The existing agricultural water rights on the site would be transferred to the City as part of the proposed Annexation under applicable rules of the Fox
Canyon Groundwater Management Agency.

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.

Level II - Consistent. The TCSP would be an “Urban
Village,” emphasizing mixed land uses (singleand multi-family residential, retail, commercial, a business research park, and public/semi-public uses),
pedestrian orientation and scale, transit accessibility, and neighborhood identity. As described in Section

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.

Level II - Consistent. All development within the TCSP
area and the nine Annexed parcels would be required
to adhere to 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, 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.

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.

Level II - Consistent. Ground disturbance that has
occurred on the project area during past development
and agricultural activities, as well as the lack of
natural surface water features, reduces the likelihood
that intact prehistoric cultural resources are present.

However, mitigation measures CR-1(a) through CR1(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 trafficrelated 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 offsite TDM funds to reduce residual impacts that cannot be mitigated on a projectspecific basis.

Level II - Consistent. The transit oriented development of the Urban Village would reduce air quality impacts
by creating a community that would be accessed
by pedestrians and would be in close proximity to
alternative modes of transportation, such as buses.

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 projectrelated CO impacts would be less than significant. 659
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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 LU3, 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.

Level II - Consistent. Prior to making a final decision on the TCSP project, the City of Oxnard will refer it
to the ALUC for a consistency review with the Airport
Land Use Plan. Only a small portion of the TCSP area
is within the 65 dBA CNEL contour and it would not
contain residences or other incompatible land uses.

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.

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. Upon
Annexation, the additional nine parcels proposed for
annexation south of Teal Club Road would be rezoned
Light Manufacturing (M-1) by the City of Oxnard and
would be compatible. Mitigation measures HAZ-5(a-c)
would also ensure consistency with airport safety and
noise regulations for the entire project area.

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 marketrate 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 of the Specific Plan shall be designed with the goal of creating individual identity 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 invasive. Locations and acceptable sizes are listed for significant locations. Where a location is not listed, similar planting palettes shall be required. 666
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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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Teal Club Specific Plan
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
674
155
Teal Club Specific Plan
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
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CITY COUNCIL OF THE CITY OF OXNARD
ORDINANCE NO. 3055
AN ORDINANCE APPROVING DEVELOPMENT AGREEMENT NO.

A-8565 (PLANNING AND ZONING PERMIT NO. 24-670-02) GENERALLY

LOCATED NORTH OF TEAL CLUB ROAD, EAST OF PATTERSON ROAD, SOUTH OF DORIS AVENUE, AND WEST OF VENTURA ROAD, (APNs
183-0-070-060, -070, -140, -240). FILED BY DENNIS HARDGRAVE, ON BEHALF OF BORCHARD PROPERTY CO-OWNERS, 434 PARK COTTAGE PLACE, CAMARILLO, CALIFORNIA 93012.

WHEREAS, on November 21, 2024 the Planning Commission recommended that the City Council approve the entitlements for the Teal Club Specific Plan to guide future development on the 149.72-acre project site; and
WHEREAS, the City Council of the City of Oxnard has considered an application for Planning and Zoning Permit No. 24-670-02, Development Agreement No. A-8565 (Development Agreement) between the City of Oxnard, a municipal corporation of the State of California (the “City”) and Borchard Property Co-Owners a California limited liability company (collectively referred to “Applicant” or “Developer” in the record of proceedings); and WHEREAS, the Development Agreement would generally provide the framework for financial commitments paid to the City, allow for fee modifications, define future affordable housing requirements, outline timing and required infrastructure improvements, and maintenance requirements for the project. The Development Agreement is included in Exhibit A to this Ordinance; and
WHEREAS, the City Council found that Final EIR No. 2015-01 was completed in compliance with CEQA, and the final EIR was presented to the City Council as the decision-making body of the Lead Agency, and that the City Council reviewed and considered the information contained in the final EIR prior to approving the project; and the final EIR reflects the lead agency‘s independent judgment and analysis; and
WHEREAS, the City Council certified Final Environmental Impact Report (FEIR) No. 2015-01 (State Clearinghouse No. 2012051080) and adopted a Statement of Overriding Considerations. The FEIR was prepared to analyze potential impacts associated with the approval and the implementation of The Teal Club Specific Plan and the anticipated build out of the 149.72-acre specific plan site. The FEIR No. 2015-01 found two areas of significant impacts (Agricultural Resources, and Air Quality); and
WHEREAS, on November 21, 2024, the Planning Commission of the City of Oxnard conducted a duly noticed public hearing where written and oral comments were received and reviewed to consider an application for a Development Agreement (PZ 24-670-02) in accordance with Chapter 16-575 of the Oxnard City Code; and
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Ordinance No. 3055 (PZ 24-670-02; Teal Club Property Development Agreement)

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Oxnard City CouncilApril 29, 2025

Oxnard City Council
April 29, 2025