2. City of Ventura
General Plan Refinement Part II
Victoria Avenue & Montalvo Annex
General Plan & Zoning Code
Recommendations
3. VICTORIA AVENUE & MONTALVO ANNEX
GENERAL PLAN & ZONING CODE RECOMMENDATIONS
Victoria Avenue Planning Area and Montalvo Annexation Area Overview
City of Ventura
General Plan Refinement Part II
4. Victoria Avenue & Montalvo Annex
Wk. V-2
Illustration of five minute (1/4 mile) & ten minute (1/2 mile) pedestrian distances, central to the
Victoria Code vision
VictoriaAvenue
Telephone Road
Santa Paula Freeway
US 101
Ralston Street
Moon Drive
Government
Center
Montalvo
Square
5. Victoria Avenue & Montalvo Annex
Wk. V-3
General Plan
Recommendations
6. Victoria Avenue & Montalvo Annex
Wk. V-4
Current General Plan description of Victoria Avenue:
– Currently a wide artery with high traffic volumes and shopping centers, Vic-
toria needs effective traffic management and pedestrian and streetscape im-
provements with strong attention to additional mobility options. Actions in
this General Plan, along with the new Development Code, will call for revi-
talizing this corridor by redesigning the current array of single-use shopping
centers and retail parcels with a mix of building types, uses, and public and
private frontages. By eliminating “big box”, mega-block, auto-oriented strip
development, and the traffic patterns it generates, Victoria Avenue could create
tremendous opportunity for healthy economic investment in walkable blocks,
connected to better serve surrounding neighborhoods. Creative solutions, in-
cluding dedicating transit or streetcar lanes, wider sidewalks, and bike lanes
could transform Victoria’s image into a regional thoroughfare of great and so-
phisticated diversity. All new commercial development within the Victoria Av-
enue corridor must follow this approach.
Proposed General Plan description of Victoria Avenue:
– Currently a wide artery with high traffic volumes and shopping centers, Vic-
toria needs effective traffic management and pedestrian and streetscape im-
provements with strong attention to additional mobility options. Actions in
this General Plan, along with the new Development Code, will call for revi-
talizing this corridor by redesigning the current array of single-use shopping
centers and retail parcels with a mix of building types, uses, and public and
private frontages. By eliminating “big box”, mega-block, auto-oriented strip
development, and the traffic patterns it generates, Victoria Avenue could create
tremendous opportunity for healthy economic investment in walkable blocks,
connected to better serve surrounding neighborhoods. Creative solutions, in-
cluding dedicating transit or streetcar lanes, wider sidewalks, and bike lanes
could transform Victoria’s image into a regional thoroughfare of great and so-
phisticated diversity. All new commercial development within the Victoria Av-
enue corridor must follow this approach.
7. Victoria Avenue & Montalvo Annex
Wk. V-5
2. Change to NL
from NM
Recommended General Plan Land Use Changes
(3 recommendations, see next page)
3. Change to C
from NM
1. Change to NM
from NH
Telephone Road
Santa Paula Freeway
Ralston Street
8. Victoria Avenue & Montalvo Annex
Wk. V-6
General Plan Recommendations:
1. Change six lots between Moon Drive and 8th Street from Neighborhood High to Neighborhood Medi-
um. This change will allow 9-20 units/acre instead of 21-54 units/acre and will be more sensitive to the
existing residential Neighborhoods. Current zoning on three lots along Moon Drive is R 2, to remain.
The three lots along Alameda and 8th are within the Victoria Code zoning area and recommended
zoning change is T4.5 from T4.9 (see zoning recommendations).
2. Change Montalvo Neighborhood designation of Neighborhood-Medium to Neighborhood-Low. This
change will allow up to 8 units/acre instead of 9-20 units/acre and will be sensitive to the existing Mon-
talvo Neighborhood. Current Zoning is R 1-6 and is to remain.
3. Change Neighborhood-Medium-designated parcels at the corner of Ventura Boulevard and Grand Av-
enue to Commerce. This change will allow a variety of functions including housing. Current Zoning is
CPD to be changed to C-1 which limits to 3-story maximum (see zoning recommendations).
1. Change to NM
from NH
Moon Drive
8th Street
AlamedaAvenue
Ventura Boulevard
US 101
GrandAvenue
3. Change to C
from NM
Change zoning to
C-1
2. Change to NL
from NM
Keep R 1-6 Zoning
10. Existing Zoning Designations and areas of Zoning
Recommendations
Victoria Avenue & Montalvo Annex
Wk. V-8
Telephone Road
Ralston Street
Moon Drive
2.
3.
5.
6.
1.
4.
11. Victoria Avenue & Montalvo Annex
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Zoning Designation Recommendations for Victoria Avenue
and Montalvo Annexation Area:
1. City Council Ad-hoc Committee Request: In areas outside Moon Drive Overlay replace all T4.9 with
T4.8.
2. City Council Ad-hoc Committee Request: Replace T5.3 or change height limits to 3 stories maxi-
mum.
Recommendation:
• Apply a 3-story height limit all across the Victoria Avenue Code area except in the Walmart and
Montalvo square areas, the T5.3 areas.
• T5.3 was envisioned as the Victoria Avenue Town Center and borders an electric utility corridor
used as park to the north and as storage facility to the north and west. There is single-family west
of Montalvo Square. Recommend keeping T5.3 and the 4-story height limit but maintain-ing a
residential height transition overlay along residential areas.
3. City Council Ad-hoc Committee Request: Apply a residential height transition overlay east of Mon-
talvo Square and remove residential option south of T5.3 areas.
Recommendation:
• Maintain a height transition overlay along residential areas throughout the Victoria Corridor
• Keep residential option in the area north of Ralston or north of Edison utility easement and
either remove residential south of T5.3 - zoned areas or apply a non-residential overlay. If
initiated by Council, such a proposal will mean a complete redoing of Victoria Code to effectuate
the above direction.
4. Montalvo Community Council Request: Replace MPD (Manufacturing Planned Development Zone)
with M-1 (Limited Industrial Zone) on Grand Avenue and Ventura Boulevard. This change will allow
for 3 stories (45’ max height) instead of 6 stories (75’ height).
Recommendation:
• Since M-1 allows “by right” emergency shelter use, staff recommends retaining the existing
MPD Zoning and create an overlay zone for a 3-story maximum height.
5. Montalvo Community Council Request: Change Neighborhood-Medium designated parcels on
Ventura Boulevard and Grand Avenue to Commerce. This change will allow a variety of functions in-
cluding housing. Current Zoning is CPD to be changed to C-1 which limits to 3-story maximum.
12. Victoria Avenue & Montalvo Annex
Wk. V-10
6. Moon Drive Overlay Recommendations (community, ad-hoc committee, & staff):
• Replace all T4.9 with either T4.5 or T4.8 designations as shown on the map below
• Apply a 3-story height limit overlay (up to 45’ max height) to both zones to avoid 6-story struc-
tures
• Apply a residential height transition overlay to address edge condition next to residencies
• Split lot 2284 in two zones to address adjacency concerns: T4.9 along Victoria Avenue and T4.5
along Alameda Avenue. This lot currently stretches from Victoria to Alameda with an undevel-
oped part adjacent to Alameda
MOON DRIVE
OVERLAY
PARCELS
Proposed change
from T4.9 to T4.5
(yellow)
Lot 2284 currently stretches
from Victoria to Alameda
Avenue with an undeveloped
part adjacent to Alameda.
Split lot in two zones to
address adjacency concerns:
Apply new T4.8 along
Victoria Avenue and T4.5
along Alameda Avenue.
Residential Transition
Overlay along residential
boundary
Zone Split
Proposed change
from T4.9 to T4.8
(red)
Moon Drive Overlay Area Recommendations
13. Victoria Avenue & Montalvo Annex
Wk. V-11
Other Zoning Designation Recommendations:
1. Possibility of allowing mixed-use but not requiring it in commerce designated areas
2. Allow facade and parking lot improvements at Walmart site. Walmart has expressed interest for store
improvements which are currently restricted by the Victoria Avenue Corridor Development Code,
Section 24V.300.050.H.2 on nonconforming buildings. Modifying section 24V.300.050 H.2.a.Addi-
tions of Victoria Avenue Corridor Development Code rather than waiting for that provision to sunset
(expire) in 2019, will allow Walmart to proceed with improvements:
Victoria Avenue Corridor Development Code, Section 24V.300.050.H.2 on nonconforming buildings:
2. Nonconforming Buildings or Structures. Buildings or other
structures that are nonconforming as to setback, height, or
other Development Code provisions may be added to, repaired,
or replaced only to the extent permitted by this section.
a. Additions.
i. Additions or expansions to nonconforming buildings
or structures shall be limited to entrance vestibules and
loading docks, and additions or expansions limited to
no more than ten (10) percent of the gross floor area of
the existing building or structure only upon review and
approval by the Design Review Committee. Additions,
expansions, or modifications, including the removal of
interior demising walls that would result in an increase in
the gross floor area of an individual retail establishment to
more than 100,000 square feet, are prohibited. Nothing
in this section shall be construed to authorize uses that
are not permitted in Table C, Allowed Land Uses.
ii. Maximum value of improvements over any 5-year period
shall not exceed twenty-five (25) percent of the estimated
cost of duplicating the entire structure as it existed prior
to such addition.
iii. This section (24V.300.050.H.2.a, Additions) shall
automatically be repealed on May 20, 2019, unless
otherwise ratified or amended by the City Council.
24V.300 Administration 176
Replace strike-through text with following:
a. Additions.
A nonconforming building or other
14. Victoria Avenue & Montalvo Annex
Wk. V-12
structure may be added to, provided that
an addition of 50% or more of the existing
fl oor area shall trigger compliance with all
Development Code provisions for the portion
of the building or structure comprising
the addition.
Remaining Section 24V.300.050.H.2, subsections b, c, d on nonconforming buildings shall remain
unchanged:
b. Restoration of buildings or other structures.
If a nonconforming building or structure is damaged or partially destroyed by fire,
flood, wind, earthquake, or other calamity or act of God or the
public enemy to the extent of not more than fifty (50) percent
of the estimated cost of duplicating the entire structure as it
existed prior to such damage or partial destruction, structural
alterations, or other repairs for purposes of reconstruction
may be carried out so long as they are repaired or replaced to
the condition in which they existed immediately prior to the damage.
Structural alterations, or other repairs for purposes of
reconstruction may be carried out so long as they are repaired
or replaced to no more than their original size (i.e., no additional
floor space shall be added) except when it would bring the
building or structure closer to conformity. Restoration shall be
subject to approval by the Design Review Committee.
c. Other repair.
Repair of nonconforming buildings or structures,
other than repairs required for restoration of damaged or
partially destroyed buildings, may be carried out provided that:
i. No structural alterations may be carried out unless those
structural alterations are determined by the building official
to be required for protection of the public health or safety
ii. The total cost of repairs over any 5-year period shall not
exceed twenty-five (25) percent of the estimated cost of
duplicating the entire structure, as it existed prior to such
repair.
d. Alterations.
Alterations to nonconforming buildings or
structures, including but not limited to loading docks, new
15. Victoria Avenue & Montalvo Annex
Wk. V-13
facades, and modernizations for the purposes of improving
the energy or water efficiency of a nonconforming building or
structure such as the installation of solar collection systems,
energy efficient electrical or heating or cooling systems, or
water conserving plumbing systems may be permitted so long
as the total cost over any 5-year period does not exceed twenty five (25)
percent of the estimated cost of duplicating the entire
structure, as it existed prior to such alteration.
16. Victoria Avenue & Montalvo Annex
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Existing and Alternative Height Transition Overlay
Existing and Alternative Residential Height Transition Overlay locations
Telephone Road
Ralston Street
Moon Drive
17. Victoria Avenue & Montalvo Annex
Wk. V-15
Recommendations:
1. Rename the 1 to 4 Story Height Limit Overlay to Residential Height Transition Overlay. The Victoria
Code in 24V.202.060 introduces the 1 to 4 Story Height Limit Overlay which mitigates the impact of
tall buildings adjacent to residential zones and adds a four-story limit to specified areas. Since a 3-story
overlay is proposed throughout the Victoria Code area the new Residential Height Transition Overlay
addresses adjacency to residential only.
2. Replace the existing 1-4 story Height Limit Overlay requirements in the Victoria Code with a Residen-
tial Height Transition Overlay. The existing 1-4 story Height Overlay addresses proximity issues to
existing residential but a 25’ two-story building at 20’ distance from the adjacent residential property
line might create an uncomfortable situation for home owners. In many areas, the proposed change
of zoning to a recommended T4.5 zone and without an alley, would require a 20’ rear setback for 1-2
story buildings and a 30’ setback for 3-story buildings. Allowed rear setback under current T4.9 and
T4.8 zones is 10’ without an alley. The new Residential Height Transition Overlay offers a more sensi-
tive architectural transition of buildings next to residential and would provide discretion to the Design
Review Committee for adjacent lot compatibility:
• A minimum 20’ setback for all buildings regardless zone or stories, unless a higher setback is
required
• A second and third floor 7.5’ min. required step-back
• A 4th floor 15’ min. required step-back, and
• Possible vegetation screening as a means to ameliorate visual impacts to adjacent residential prop-
erties.
3. Apply the proposed Residential Height Transition Overlay to all indicated areas, and with the discre-
tion of the Design Review Committee, where future structures abut residential uses.
The following diagrams show the 2, 3, and 4-story instances of the existing 1-4 story Height Overlay, fol-
lowed by the diagrams of the proposed Residential Height Transition Overlay:
18. Existing 1-4 story Height Limit Overlay:
The following diagram represents the existing 1-4 story Height Limit Overlay requirements in the Victo-
ria Avenue Code:
T5.3: 10’ rear setback for a 4-story
building without an alley.
T4.8, T4.9, and T5.3: 10’ rear set-
back for 3 or more stories without
an alley. A building will be at
10’ min distance from property
line at a max. height of 25’ at that
point.
Victoria Avenue & Montalvo Annex
Wk. V-16
19. Two-story
example
Three-story
example
Victoria Avenue & Montalvo Annex
Wk. V-17
Alternative Residential Height Transition Overlay:
The following diagrams represent an alternative Residential Height Transition Overlay along residential
zones and the east side of the Montalvo Square, which could replace the existing 1-4 story Height Transi-
tion Overlay Zone:
