Sorry about that. We're just waiting on some technical issues. Good evening.
Just wanted to do that one last time. My name is Rachel Diamond. This is the City
of Ventura director's hearing. I'm uh again, Rachel Diamond. I'm the community
development director. Um and I'm the hearing officer this evening. Um,
tonight is a special meeting of the um, director's hearing. Um, and um, just
going through the agenda here. Um, I do want to acknowledge that we're gathered
on unseated Chumash land. We do have a city council adopted Chumash land
acknowledgement. Um, and we have a link in our agenda if you'd like to see that
full acknowledgement. Um, if anyone does have public comment, you can give a
speaker slip to the clerk. Um, we have just called to order. Um, and next we'll
go to public communications, which is a time set aside during the hearing for
members of the public to address me on any planning related business, anything
other than scheduled agenda items. Madame Clerk, do we have any members of
the public who wish to speak during this item?
» Thank you, Director Diamond. No public communications.
» Okay, moving along, we have our consent items. Um there is one item on consent
which is just the con um approval of the minutes from July 20th. I went through
those and looked at the um video and I will go ahead and um approve those
minutes unless do we have any speakers on the consent agenda?
» No speakers. >> Thank you for that. So I'll go ahead and
approve the minutes as provided in the draft. Um moving along to our public
hearing items. Um, our first item, we actually have two items on public
hearings. Um, let's go ahead and move forward with project 261 1150. Um, which
is an off- streetet parking agreement at 1973 East Main Street. And we have Grant
White with us. Oh, no. We have Ruby with us this evening, uh, with the
presentation. >> Yes. Good afternoon. My name is Ruby
Triggero, assistant planner in the community development department,
presenting on behalf of my colleague, acting senior planner Grant White. And
the agenda item before you is a request for a use permit to permit an off-
streetet agreement, parking agreement, and minor design review for a new
commercial daycare.
The project site is located
at 1971 through 1975 East Main Street within the Midtown community. The
approximately 7,750 foot project site is a mixeduse site
developed with two structures. The property is zoned T4.5 Urban General and
is regulated by the Midtown Quarters Development Code. Surrounding uses are
primarily commercial in character. To the west store a restaurant, a Pilates
studio, and a corner market with various commercial businesses located east and
south of the project site. A single family residence is located directly
north of the site. The proposed project includes the
request for a use permit to authorize the majority of the required off-
streetet parking spaces to be to be provided at an off-site location.
Additionally, the project includes the request for a minor design review to
construct an outdoor playground area at the rear to support the licensed daycare
use. And in conjunction with these entitlements, tenant improvements would
convert the interior commercial space to a daycare use, including a co-working
room and preschool. Not included in the project scope of work is the existing
residence located on the second floor. This unit would be maintained as is with
no changes proposed. As seen in the depicted site plan,
building A fronts East Main Street as a two-story structure with commercial on
the ground floor and one residential unit on the second floor. Building B
sits at the rear of the property at approximately 1,000 square feet. And the
proposed project will utilize the ground floor space of both building A and B.
Between the two structures, the existing paved area would be converted to
construct an outdoor play area and two sparking parking spaces would be
provided on site. One ADA parking space and one space reserved for the upstairs
residential unit. At the street frontage off Main Street, the applicant has
requested a 46 46 foot wide loading zone to be striped to accommodate multiple
daily drop off and pickup windows which the transportation division mentioned
they are amendable to that request.
And due to the maximization of the project site for proposed childcare
operations, a use permit has been submitted for allowance of an off-
streetet parking agreement between the project applicant, Blue Crush, and a
neighboring church property, Community Presbyterian Church, located about half
mile away at 1555 Poli Street. Consistent with the requirements of the
zoning ordinance, the applicant has submitted a use permit and signed lease
agreement between Blue Crush and Community Presbyterian Church to allow
for the 15 parking spaces to be provided off-site at the church to allow parking
of its employees. Blue Crush off-site parking spaces will be clearly labeled
and reserved within the church's parking lot that currently provides up to 150
parking spaces.
And to accommodate the spaces at the church site, the applicant will provide
a shuttle service to its employees. Two morning shuttles at 6:45 and 8:15 a.m.
will drop off teachers at the child care center, and two shuttles will return the
employees to the off-site parking lot at 3:45 and 5:15 p.m. For daily childare
operations, the applicant has proposed utilizing the front curb as a designated
loading zone for parent drop off and pickup and to avoid reliance on the
alley um in the rear for child access. And those drop off and pickup windows
happen three times during the day for classes at 7:15, 8:15 a.m., and 12:30
p.m.
The proposed minor design review proposes the construction of a 2,000
square foot nature playscape outdoor area utilizing a portion of the existing
parking lot area. Consistent with the daycare state licency requirement, the
new outdoor area will be provided for use of child care at the day for
children at the daycare emphasizing an outdoor play environment.
And the proposed project is category categorically exempt from the California
Environmental Quality Act as provided under section 15303 of the sequelines
and therefore no further environmental review is required.
Staff is recommending that the community development director approve the project
as condition and please note that an updated resolution has been prepared for
this item and this concludes staff's presentation and I'm available for any
questions. >> Thank you. Excellent presentation. No
notes, no questions. Applicants, do you have anything you'd like to add? You
have how many minutes? >> Three minutes if or you're welcome to
come up. Are they present?
» Available for questions if you want to come up
if you don't mind. >> Did you call me?
» No, I didn't. >> Oh, I'm sorry.
» First, just the applicant, then we'll get to members of the public.
» Hi, I'm the I'm the director at the Midtown location. and I'm here on behalf
of Melissa who is the um owner and applicant for this project. Um I just
wanted to say that we really appreciate you guys reviewing this. We are um we
have our first location over downtown just a couple blocks from here. We've
built this location um with a similar structure, small amount of parking,
large amount of outdoor play space for young children. Most of our staff walk
to school or carpool to school. Um, we do utilize like farther away parking
spots and walk into the space. Our, uh, parents do loading and unloading,
10-minute drop off, and it works really, really effectively. Um, and so we're
grateful for your consideration of this proposal. I'm happy to answer any
questions as well. >> Great. Thank you. Um, I'll come back to
you if I have questions. Um, but it's more comments, so I don't want to make
you stand there. Do we have any members of the public who wish to speak?
» Uh, yes, director. We have two public comments.
» Great. >> First will be Ray Hennessy. followed by
William Groden. You'll each have three minutes.
» Good afternoon. >> Could you bring the graphic up that you
just had as far as showing the new uh playground,
proposed playground? There you go. Um
again, my name is Ray Hennessy. I've been a resident here in Ventura for
since 1977. um moved to this location which is that
house right there on the right hand side of the playground
uh where my two living room windows are. Uh lived there for six years and just
let me say that I would be the last person in the world that would move in
next to an airport and then complain about the noise. Um, but this because
I'm pretty much semi-retired and serve the community and half a dozen
different organizations, I am at my house frequently and uh
having a playground right outside my living room windows uh would be less
than ideal for me. So, thank you for the consideration.
» Thank you.
William.
» Hi, Rachel. Um, William Grouden. I'm the uh I'm the business owner at 1963. He's
uh on Main Street and my wife has a plotty studio that you mentioned and my
architect's office is there. Um I will be directly impacted by the project and
I support it. 100%. Um, I look forward to the kids noise. I I used to live next
to the school, which I miss the kids actually being loud. I don't I don't
worry about the drop off. Um, I don't have really any objections and I support
staff for uh for you to recommend approval. Um,
I do and I I've talked to a lot of the neighbors of the other businesses, which
I know I'm not really supposed to talk uh speak for them, but everybody I've
spoke to has been in support of it. So, thank you.
» Thank you for that. Um, I do have a question. Oh, do we have another
speaker? >> That concludes public comments.
» Did you want to speak? >> Yes. Hi, I'm Linda Callas. I am the
property owner of 1974 to 1998 East Main Street across the street, directly
across the street. So, um I'm wondering how this is going to impact with this
lane, how it's going to impact the traffic there. uh there is not a lot of
parking and um I didn't see any sort of adjustment to
uh the flow of traffic through there with the drop off directly across from
my businesses. Um and as far as the gentleman saying he
talked to everybody um the my tenants are not supportive of this because of
the traffic issue. Thank you. Thank you. Um any other
speakers, Madam Clerk? >> Um no other speakers.
» Um to the woman who just spoke, if you could fill out a speaker card. Um
typically you fill out a card first. You were up there. It's great. Um but this
way we have in the record all your info. If you um can provide that. Um can I
have the applicant up here again? I just have some questions. So obviously you've
heard some concerns. Um for any of us who have dropped off our own children at
um child care, it I mean drop off is always a challenging time. Um how do you
plan to deal with pickup drop off? How do you make it work? Do you phase pickup
drop off people? I know there's some conditions as well that get into this.
So I'm going to ask you about your process and then I'm going to ask staff
how we're conditioning this to kind of keep these things in in check. So that's
where we'll go from there. >> Yeah, absolutely. So we have a few
different pickup and drop off times slated. So it's not our first location
here. We're 9 to5. So pretty much all families drop off at 9:00 and most of
the families pick up at 5. But here we're going to be phasing it. So I think
you heard part of that will be a 7:30 option, an 8:15 option, a 9:00 a.m.
option. And so that helps spread it out throughout the morning so that it's not
all congested all at one time. Similarly for pickup, we max the children out at 8
hours a day. So then, right, the 7:15 becomes a 3:15, the 8:15 becomes a 415,
etc. So that's how we plan on staggering it. Also, we do plan on having 75
families on site, but my apologies, 75 children on site, but a lot of those are
multiple children families, right? The most common age gap between children is
two to three years. And so typically we expect that there will be a lot of
duplicates coming into the site. Um, and that being said, if we carve out that
space, that loading zone that we discussed, um, it shouldn't impede the
flow of traffic if parents are just pulling over, they're dropping off their
children, um, and then they're able to walk out, return to their cars after
less than 10 minutes and head out. >> So, is there do you anticipate having
staff greet the parents outside? >> Yeah, that's absolutely something that
we can work on is having staff that are able to support with the drop off
because it can be challenging if your child's all the way in the back. you
know, we want to make sure that we're creating space so that parents can stay
within that 10-minute window. >> Okay.
» Um I'm sorry to to interrupt. I did want to let you know that the business owner
is on Zoom if you'd like to ask questions directly to her.
» Okay. I mean, I I'm happy for anyone to answer. So, if the business owner, while
you're on Zoom, if you want to jump in, perhaps um she can raise her hand and
then if you could just let me know. She's raising her hand.
» Can you can you hear me? >> Yes, absolutely. Feel free to jump in
anytime. Sorry, I had I had hands raised to try and um also answer the question
from the neighbor that's living right beside us if that's helpful.
» Sure. Yeah, I'm open to really I don't know if we can if we need this in the
use permit, but I'm open to building block wall and we were going to make
that wall next to his house an orchard anyway, so it has trees along it, which
is known as a green buffer. But I'm really open to putting a block wall
behind that if that's helpful with the sound barrier.
» Can you put up the um the picture of the the playground, the rendering? Is it
possible to get that up there while we look? Oh, perfect. So, it looks like a
wall. Now, is that not going to be a wall along that side?
» It was a It was a wooden fence, which is what's required by state licensing.
» Okay. >> And so, you have to have a six foot high
fence all the way around. So, that's required. So, that way children can't
jump over it, that sort of thing. But, I'm open to making that side block,
which would help with the sound buffer because we already have plants and trees
going along it as well. I mean, if you want to volunteer that,
that sounds great. So, are you okay if I condition you to and require you to do
that? This is like the moment. [laughter]
» Well, I don't want to be required to do it because I haven't quoted it yet, but
I do want to have good neighbors, right? So, we we're doing this for the
community. Just so everyone knows, 30% of Californians don't have daycare for
ages 0 to three, and 56% of Venturans don't have it. 67% of families with zero
to three children in Ventura are trying to work. So we we're fitting a a target
in the in the daycare industry right here in Ventura. We have 142 children on
our weight list. From our fir first location, we have 48 spots. So this one
we're trying to do 72. And but we want to work with the community. And the
reason why we chose Midtown is because there's so many young families that live
in Midtown. There's so many that walk their strollers to places. And we
thought, how cool would it be to bring more industry into Midtown? We just won
the new economy award for the central coast because we've created a new
economy for mothers and fathers. Uh they get to work near their children. So, but
we do want to have good neighbors. We believe in community. We believe in
getting along with people. And I would like to get this quoted out, but I don't
have a quote yet. But I I'm I'm willing to make it work.
» Okay. Um I I appreciate that. And I mean to your
point, obviously, you know, we have an extreme shortage of child care in this
community um and throughout the region. And I think just from a a use
perspective, you know, this is clearly um not oversaturated in any way.
Sometimes it feels like it in certain specific areas, but we clearly have kind
of an over um a massive need for child care. And I think figuring out ways to
fit it into spaces within the our existing community and um you know
mitigating the um potential um you know consequences of this land
use going in next door to neighbors as much as possible I think is is great. So
I appreciate hearing you want to to work with the neighbors. Um, and certainly,
you know, while you didn't move in next door with the this type of use, this is
certainly something that can go in this area and frankly at this point in the
state of California can go into, you know, regular single family homes as
well and not come to a a public hearing. So, this is more commercial in nature.
» Yeah, we're permitted by right to be in that space. So, daycare is permitted by
right for that location 1971 and 1973. What wasn't permitted and why we're
having to bring it to you is having the parking offsite.
» Right. Yeah. So, >> and the reason why we're doing that is
to try and help with parking in Midtown. So, we're actually spending an extra
$1,000 a month. Our rent is going to be $9,000. And so, it's a $10,000, you
know, incre it's an extra increase for us of $1,000 onetenth of our budget is
going to parking teachers somewhere that doesn't cause congestion in Midtown. And
that's really important to us, right? One for children's safety. And then
doing this staggered drop off is we're hoping that it helps with the traffic
because we have 12 students coming at a time, right? Which is really great. No
school I know of does that. Every school I know is like all hundred kids pop in
at the same time. So we're we're trying to help with both those things. And it
does help. The reason why we didn't want to use the alley is we don't want
children walking down the alley because it's tight. So, we wanted them on the
front road where you have a bike lane which we parents could bike and walk
their kids from the local community and also it has two lanes plus a a turn left
lane. So, it's much wider, right, for cars to pull in and then you have
parking on either side as well of the road. So, you've got a nice wide birth
and you have a sidewalk. So, that's the reason for drop off and pickup in the
front.
» Okay. Okay. Um, all right. Well,
again, I appreciate you trying to figure this out in terms of parking. Um, you
know, I think this is a great example of how you can use this type of situation
to make these sites work. Um, you know, certainly I think the um the operational
aspects of the business seem to help address some of these issues. Do we have
any of the operational stuff in our conditions that you can go over in terms
of um particularly the staggered drop off and staff being available to help
people in? >> Yes. So, the project has been
conditioned um according to what the applicant has provided in terms of the
staggered drop off um and shall traffic on Main Street be severely impacted, the
project has been conditioned to further review and perhaps an amendment and
looked into further by our public works department.
» If traffic is impacted, >> do we quantify that at all or is it just
left open-ended? Sorry, I'll pull up the language as well.
I believe if you look at condition 19, it notes these spaces shall not be
removed, reduced, um, obstructed or reassigned to other uses without prior
written approval without an amendment. So that is condition 19 and that
requires that they maintain the spaces on site. If you go to condition 17 and
18, they further describe the 15 off- streetet parking spaces that have to be
provided at the church.
And further condition number 20 and 21 further state that any substantive
modification to the local location, length or hours of operation of the
loading zone shall be subject to review and approval by the community
development director and is applicable by the public works department.
Okay, great. Um, I appreciate the thoroughess of the conditions. I think
that these um address all of the issues that I have as far as like kid noise.
It's it is a permitted use. So, we can't really push any more conditions in terms
of um limiting that. That's just part of the reality of being next to a use like
this. And I think um you know, more broadly, you know, staggering the kids,
staggering the hours of play obviously all you know, help with that. I'm not
going to require the block wall, particularly since it sounds like you
can't quite commit to it yet. But certainly, if you want to use a block
wall instead of a wood fence, that would be fantastic and is highly encouraged.
Um, but again, I can't condition you to that. Um, so with that, I'm going to go
ahead and approve this item with all of the required conditions noted by staff
in the report and the resolution as written. So, thank you and good luck.
» Thank you. >> And thanks to everyone else who came
out. Um the next item this evening before you um we'll give it a second to
get switched over here and thank you Ruby.
Um is GG's Parklet located at 2493 Grand Avenue
for Gigi's Cocktail Lounge. Um and we have AJ Burnernhard, senior planner here
with a presentation and then it looks like Ben Turner um is the applicant's
representative. AJ whenever you are ready.
» Yeah. Good afternoon members of the public. Director Diamond last meeting.
Excited to have you on the dis one last time.
[laughter] Uh my name is AJ Burnernhard for the record and I'll be presenting
agenda item number three, the GG's Parklet.
Uh the project site is located at 2493 Grand Avenue. The site is zoned
commercial plan development and has a land use designation of mixeduse 3. On
the vicinity map to the right, you'll note the project site outlined with a
blue square. To the east is a residential neighborhood. To the north,
south, and west is commercial and industrial uses, and further to the
south is Ventura Boulevard and the 101 freeway.
The site is currently improved with a multi-tenant commercial shopping center
that was constructed in the 1960s. During CO 19, one of the tenants, the
GG's Cocktail Lounge, erected a temporary parklet in response to CO 19
restrictions. In September of 2024, the city issued a violation for the
unpermitted use of the parklet. The project today would remove that
temporary parklet installation and replace it with a permanent parklet
installation. That parklet is comprised of a 1,270
ft parklet that would occupy six existing parking spaces, provide an
outdoor seating area, be surrounded with six foot tall perimeter fencing,
incorporates landscape screening in front of the fencing, incorporates a
trellised roof structure, and accessible entrances to the north and south.
On the site plan to the right, you'll note the existing shopping center and
related building footprint in blue and the proposed parklet area in green.
This project requires three separate permits. First is a minor design review
which authorizes the look of the parklet. Second are minor variances
which enable deviations from our citywide parklet design guidelines and
standards. The third is an alcohol use permit which allows alcohol service and
consumption in the Parklet area. We'll start with the aesthetics and the
look of the Parklet and we'll uh and we'll share the east elevation or the
primary elevation facing Grand Avenue. I want to highlight that the proposed
structure is predominantly constructed of wood painted gray and white which
complements the existing building facade. That wood fencing is topped with
a white lattice fence topping providing some design articulation and is screened
with landscaping including ital Italian cypress and Chinese juniper trees.
Next, I'll transition to the minor variances. This project includes four
deviations from our citywide parklet design guidelines and standards. The
first of which is related to perimeter fence height. Under our current
standards, a 3 and 1/2 ft fence is permitted. The applicant is proposing a
six- foot tall perimeter fence. Staff supports this request as it buffers the
additional homes through additional screening and some modest sound
attenuation. Second relates to the shade canopy or
the roof structure which our standards require uh that the structures
constructed of soft fabric. This proposed project proposes a wood lattice
structure and in staff's review we felt it better integrated with the design of
the existing shopping center. Third is a deviation related to the
emergency access gap requirement which requires a three-foot gap for every 40
feet of parklet length. The proposed parklet is 54t 4 in in length and
there's no emergency access gaps. We reviewed the deviation with the Ventura
fire and police departments who supported the deviation.
Relatedly, it supports ABC's licensing requirements uh pertaining to controlled
entry. Finally, our design guidelines and
standard require that the post material of the fence is painted black or
constructed of C10 steel. This project proposes gray.
This is supported as it matches the shopping center's color palette.
Finally is a request for the alcohol use permit. In reviewing the crest, in
reviewing the request with the Ventura Police Department, staff felt it was
compatible with nearby uses. Specifically, the use of screening,
fencing, landscaping, and controlled access minimize impacts to the
neighborhood. Secondly, the conditions of approval for the project are intended
to ensure responsible management and security, ultimately protecting public
safety. Third, we don't anticipate any
significant crime impacts and Ventura Police was in support of the expansion.
Staff reviewed the request in the context of the California Environmental
Quality Act and found that the project was exempt pursuant to the new
construction or conversion of small structures exemption under SQUA.
In conclusion, staff recommends that the director approves the project as
conditioned.
Thank you for the presentation. Do we have the applicant here as well? Would
you like to come up?
» Thank you, director. My name is Ben Turner. Just a quick round of thank yous
and introductions here. I have the owner, uh, Julie here, as well as the
project architect, Nicole Harding. I'm the project manager who work at Nicole
Harding Architect. I'm going to say thank you to AJ. I'm not going to repeat
uh his very thorough review and all the work that he did. uh as well as a quick
thank you to the police, fire and building departments because we had to
coordinate with them. We think this replaces the co era park lit and makes
improvements for the screening uh compatibility with the neighborhood and
visuals. So that's it. Thank you for your consideration.
» Great. Thank you for that. Uh do we have any members of the public who are here
to speak on this item? >> Thank you, Director Diamond. No public
comments. >> Okay, with that very thorough
presentation. Thank you for yours as well. No notes, no comments. Julie, good
luck to you. Approved. Thank you so much.
» Thank you. Um this is my last meeting of um as a director here um and for the
director's hearing. I really want to thank the staff. You're the best. Thank
you to the clerk's office. Thank you to the legal team. Um it's been such an
honor working here. Um and so with that, I will adjourn this meeting. Have a good
evening.
The last