This document proposes recommendations for distributing mixed-use land uses in the City of Ventura's General Plan. It recommends: 1) A new "Commerce" designation that prohibits residential uses, replacing most existing "Commerce" designations. Residential would only be allowed in specified areas through a new mixed-use overlay zone. 2) A new "Mixed-Use" designation that allows a mix of commercial and residential uses, coinciding with required mixed-use areas in the zoning code. 3) Revising the "Industry" designation to prohibit residential uses. The recommendations are based on analyzing mixed-use opportunities and constraints, such as increasing nearby households to support commerce or providing housing

1. MXD Intro-9
Proposed Commerce and Mixed-Use land use zones based on the application of the identified mixed-use impact criteria

2. Recommendations for Distributing Mixed-Use in
the City of Ventura
INTRODUCTORY NOTE
MIXED-USE CRITERIA
The study which was part of the City of Ventura's General Plan Refinement
effort, provides a methodology to answer the question "to mix-use or not to mix-
use." Just like Hamlet's "to be or not to be" the study attempts to provide an
answer to this often difficult question regarding mixed-use.
Many cities face a lot of resistance, make an effort, try, or struggle to identify
whether to incorporate mixed-use or not. Although the criteria in this study do
not include parking they do include fundamental characteristics of mixed use and
commerce areas including economic development reasons. These mixed-use
criteria are:
• Walkability potential (fundamentally tied to mixed-use),
• Surrounding character (very important to the community),
• Supportable housing (possible percentage mixed-use could contribute to
the specific commerce area supportable housing needs), and
• Infrastructure funds available (for improving pedestrian and biking
infrastructure).
To a lesser extent the study also considered opportunities for employee
housing.
WALKABILITY POTENTIAL & RETAIL AREA SUPPORTABLE HOUSEHOLDS
When it comes to the walkability potential of a neighborhood with a retail
(commerce) center, the study displays not only the full number of required
supportable households of each retail area but also the number of supportable
households within a quarter mile distance from the retail area (the tree-like
structure for every commerce area incorporated in the study). This is important
because it identifies the percentage of supportable households of a specific
retail area within a .25-mile walkable distance. This way it is apparent what
percentage of a retail area could be supported by pedestrian transportation
(home to store). The jurisdiction can then plan or else target desired increases
in pedestrian transportation per commerce area by stating for example a
desired 5% increase (on top of current numbers) in walkability in these areas
within the next 20 years and planning on adding so many more households
within the .25 mile distance. In other words the study creates targets for
increased walkability.

3. INFRASTRUCTURE PRIORITIES
By using the criteria presented above, the study selected potential walkable
neighborhoods within the whole city. This helps the city figure out where to
focus when it comes to infrastructure. In other words, and this is the other
possible benefit of the study, the city map that circles potential mixed use areas,
is a map that sets funding/infrastructure priorities for the city. Another example
of prioritizing few areas throughout a city as potential walkable neighborhoods is
the awarded City of Cincinnati Form-Based Code.
COMMUNITY RESISTANCE
As an overall assessment, by providing a reason for mixed-use, the study
attempted and succeeded (at least for now) in navigating community resistance
to mixed-use in commerce areas by appeasing city council members who
thought mixed use was everywhere, and similarly community members who
thought their neighborhood would be overrun by mixed use.
The study was able to take community mixed-use resistance and transform it
into an opportunity for the community by organizing mixed-use distribution, and
appeasing community members from thoughts of widespread mixed-use
application throughout their city. It was overwhelmingly approved by the
Ventura City Council on September 12, 2016.
POTENTIAL APPLICATION TO OTHER JURISDICTIONS
Other jurisdictions could use the same or similar methodology to organize
mixed-use throughout their city and:
o pinpoint/select priority areas as potential walkable/mixed-use
neighborhoods,
o prioritize infrastructure improvements,
o leave alone local single-family areas,
o provide housing options in selected areas,
o set walkability targets, and
o direct/manage/assess household supportability of commerce areas
towards higher future walkability rates.
The following presents the study as approved by the City of Ventura City Council
on September 12, 2016 with some headings expanded for better
comprehension. As a sample, this presentation includes only two General Plan
Commerce-designated areas which illustrate application of the mixed-use
criteria. The complete study presented the majority of General Plan Commerce-
designated areas within the City of Ventura.
Evan Evangelopoulos, MCRP, MLA
November, 2016

4. MXD Intro-
3
Purpose and Summary
Purpose
The Ventura City Council has authorized staff and a Council Adhoc Committee to re-evaluate
the suitability of the combination of commerce with residential (known as mixed-use)
throughout the City in accordance with the following goals set at the August 4, 2014 Council
hearing:
• Clear distinction between Commerce, Industrial, and Mixed Use land use designations,
• Re-evaluate density and scale that fit Ventura’s character,
• Confirmation and prioritization of priority “focus” areas, and
• Pursue Code Refinement effort
By December 2014, the City Council had created the Council Adhoc Committee (made up of
Council members Heitmann, Weir, and Morehouse) to assist and guide staff on this effort titled
the General Plan Refinement Program. Staff and the Adhoc Committee met for 16 meetings
during 2014, 2015, and early 2016 to evaluate and make recommendations for General Plan
refinement before returning to the full Council for review and initiation.
Summary
Existing Commerce land use-designated areas in the General Plan correspond to C-1, C-1a, C-2,
MXD, PO, RPD, CPD, T4, T5, and T6 zones in the zoning code. CPD and PO Commerce designated
zones are the only zones not allowing residential. To evaluate the suitability of mixed-use
development in commerce areas, staff developed a list of potential opportunities and constraints
associated with mixed-use development followed by recommendations and the following
General Plan modifications:
City of Ventura
General Plan Refinement Part I
Recommendations for the
Distribution of Residential Uses
in Commerce-Designated Areas
• A new General Plan Commerce designation that does not permit residential and replaces
most of existing Commerce designations. The underlying existing zoning will remain the
same but the residential use option will be removed from C-1, C-1A, C-2 zones.
The new General Plan Commerce land use designation will permit mixed-use residential
only under a new mixed-use overlay zone in the zoning code. This mixed-use overlay zone
will allow residential in specified Commerce-designated areas.
• A revised Industry designation that does not allow residential use.
• A new General Plan Mixed-Use designation that allows mix of commerce and residential.
The proposed Mixed-Use Designations coincide with the existing Midtown Corridors
Development Code specified required mixed-use designations.
The goal of the Mixed-Use Designation is to ensure a close connection between mixed-use
and a pedestrian-oriented area instead of scattering mixed use throughout the City. Where
deemed appropriate, the existing MXD zones, in the 4 instances where they occur, will
either remain part of the existing specific plan (i.e. Saticoy-Wells), or staff will study
options to implement in the zoning ordinance, based upon the City Council direction at the
July 25, 2016 hearing.

5. MXD Intro-4
Background
Commerce-Designated Areas
in the 2005 General Plan
General Plan Commerce designated areas are scattered throughout town. Areas adjacent to
highways, highway exit and entry ramps, the center of the City, central locations in residential
neighborhoods, and along major vehicular routes seem to be where some areas of Commerce
concentration exist. Commerce land use-designated areas defined by the 2005 General Plan
occur:
• On the Westside along Ventura Avenue as the old main route to Ojai and today
connects to Highway 33
• In Downtown, which is the center of the City
• Along Thompson Avenue as one of the main vehicular corridors in the City which used
to be the old US Highway 1 route
• Along Main Street from Downtown through Five Points to the point where East Main
merges with 101. This is one of the main vehicular corridors in the City
• Along Victoria Avenue on the 1.3-mile segment that connects the Santa Paula Freeway
(Highway 126) with US 101
• In the Johnson Drive/North Bank area next to the Johnson Drive/Highway 101 point of
connection
• Along and around Seaward Avenue in Pierpont as the center of the Pierpont Community
with beach access
• Around Ventura’s Harbor
Smaller and dispersed concentrations of Commerce-designated areas exist along major routes
or as centers of neighborhoods:
• Loma Vista Road
• Telegraph Road
• Telephone Road
• Wells Avenue
There is no Mixed-Use designated land use at the General Plan. In Commerce designated land
use areas only the C-1, C-1a, C-2, MXD, and RPD zones allow residential and mixed-use
development. Zones T4, T5, and T6 in the form-based code districts of the City also allow
residential and mixed use. PO or CPD zones do not allow residential or mixed use.
The following maps present an Overview of General Plan Commerce land use-designated areas
throughout the City and the zones where residential and mixed use is permitted.

6. MXD Intro-5
Overview of General Plan Commerce land use designated areas in the City of Ventura

7. MXD Intro‐6
Zones that allow residential and exclusively mixed‐use zones in the City of Ventura zoning code
Zones that support housing opportunities in combination with commercial use or other use options are C‐1, C‐1A, C‐2, MXD, HMXD,
CMXD, T4, T5, and T6.

8. MXD Intro-7
Overview of Commerce Area and Urban Center
Classifications
The following classifications offer an understanding of trade area requirements and in the Robert
Gibbs classification system, the supportable households per type of urban center. Such
information is useful in understanding the requirements of commercial areas in terms of
supporting buyers (residents, workers, and visitors) and as a technical tool in assessing and
projecting the area range and supportable households of Ventura’s commerce areas.
A. Urban Center Classification according to Robert J. Gibbs, AICP, ASLA (Gibbs Planning
Group, Inc.)
Types Size in sq.ft.
Trade Area
Range in
miles
Supportable
Households
Anchors
Corner Stores: 1,500-3,000 sq. ft. - 1,000 Convenience store
Convenience
Centers:
10,000-30,000
sq.ft.
1.5 2,000 Pharmacy or small specialty store
Neighborhood
Centers
70,000-90,000
sq.ft.
1-2 6-8,000 Supermarket
Community Centers: 250-350k to 500k
sq.ft.
4-6 16-20,000 Department/Home improvement
store
Regional Centers: 400k-2 million
sq.ft.
10-12
average
- Multiple large anchors
B. Commerce Area classification according to the International Council of Shopping Centers
(ICSC)
Types Size in sq.ft.
Trade Area
Range in
miles
Supportable
Households
Anchors
Strip/Convenience: <30k sq.ft. 1 - Convenience store
Neighborhood Centers: 30-125k sq.ft. 3 - Supermarket
Community Centers: 125-400k sq.ft. 3-6 - Discount store, supermarket, drug,
large-specialty discount
Regional Mall: 400-800k sq.ft. 5-15 - Full-line or junior department store,
mass merchant, discount
department store and/or fashion
apparel store.
Super Regional Malls: 800k+ sq.ft. 5-25 - Full-line or junior department store,
mass merchant, discount
department store and/or fashion
apparel store.

9. MXD Intro-8
Mixed-Use Designation Criteria
Overview1.
The International Council of Shopping Centers (ICSC) provides the following definition of mixed-
use:
A mixed-use development is a real estate project with planned integration of some combination of
retail, office, residential, hotel, recreation or other functions. It is pedestrian-oriented and
contains elements of a live-work-play environment. It maximizes space usage, has amenities and
architectural expression, and tends to mitigate traffic and sprawl.
2. Staff-assessed potential mixed-use impacts
Potential opportunities and constraints were used to evaluate compatibility of mixed-use. These
were established based on the commerce and urban center classification systems, supportable
household characteristics, aspects of mixed-use development in the definition above, local
character, and possible finance implications. Simultaneously, based on these characteristics,
mixed-use is envisioned as a contributor to a pedestrian-oriented area. Mixed-use impacts can be
assessed as:
Mixed-Use Potential Opportunities
• Increase of supportable households in proximity to a commerce center (sustain and enhance
local businesses and economic growth)
• Provision of proximal housing for office, retail, and commerce employees thus decreasing
commute time (lessen air quality impacts, improve the job/housing balance)
• Increase in walkability around the commerce designated area and a pedestrian-oriented
environment with walkable destinations to a larger number of residents and workers (healthy
community, reduce auto dependency, and reduce air quality impacts)
Mixed-Use Potential Constraints
• May alter the character of existing single family neighborhoods (careful selection of sites,
decide % of residential, and reliance on design review)
• Implications for more City funds for capital improvements such as sidewalks, intersections,
bicycle lanes, and walkable-friendly roadway improvements (updating development impact
fees to better tailor to these types of improvements may be desirable)
Application of the above opportunities and constraints criteria on Commerce areas served the
Adhoc Committee and Staff in their preliminary identification of compatible Commerce and
Mixed-Use land use zones throughout the City. The following map displays the summary of the
proposed Commerce and Mixed-Use zones:

10. MXD Intro-9
Proposed Commerce and Mixed-Use land use zones based on the application of the identified mixed-use impact criteria

11. MXD Intro-10

12. MXD Intro-11
General Plan Refinement Recommendations
A. COMMERCE
In order to apply the commerce and mixed-use recommendations, two new designations would
succeed the current Commerce designation in the General Plan:
• A new General Plan Commerce designation that does not permit residential and replaces most
of existing Commerce designations. The underlying existing zoning will remain the same but
the residential use option will be removed from C-1, C-1A, C-2 zones.
The new General Plan Commerce land use designation will permit mixed-use residential only
under a new mixed-use overlay zone in the zoning code. This mixed-use overlay zone will allow
residential in specified Commerce-designated areas.
• A new General Plan Mixed-Use designation that allows mix of commerce and residential. The
proposed Mixed-Use Designations coincide with the existing Midtown Corridors Development
Code specified required mixed-use designations.
The goal of the Mixed-Use Designation is to ensure a close connection between mixed-use and
a pedestrian-oriented area instead of scattering mixed use throughout the City. Where
deemed appropriate, the existing MXD zones, in the 4 instances where they occur, will either
remain part of the existing specific plan (i.e. Saticoy-Wells), or staff will study options to
implement in the zoning ordinance.
Specifically, the recommended text changes are:
New Commerce Designation1.
Definition (underlined text is the proposed):
Commerce – (T4 General Urban through T6 Urban Core, neighborhood center downtown,
regional center, town center or village center) encourages a wide range of building types of
anywhere from two to six stories (depending on neighborhood characteristics) that house a
mix of functions, including commercial, entertainment, office, and limited housing in zoning
code-specified areas.
Commerce Designation with Limited Housing Option:
These parts of commerce areas will be controlled by the mixed-use overlay zone specified in
the Zones section below.

13. MXD Intro-12
Definition:
Mixed-use designates an area that integrates a mix of compatible commercial and residential uses
and creates a pedestrian oriented urban environment through a mix of residential density,
specified design standards, and compatible commercial and/or professional uses. Where specified,
the residential component is designed as either vertical (upper floors on a ground floor
commercial space) or horizontal (typically the rear portion of the site). The overall design of a
mixed-use development should create an integrated, complementary urban environment and feel.
B. INDUSTRY
Proposed changes in the Industry land-use definition in the General Plan (crossed-out text marks
words for removal):
Industry – (T2 Rural through T6 Urban Core) encourages intensive manufacturing, processing,
warehousing and similar uses, as well as light, clean industries and support offices; also
encourages workplace-serving retail functions and work-live residences where such secondary
functions would complement and be compatible with industrial uses. Primarily large-scale
buildings. Also can be developed as Transit Oriented Development, employment center or working
village with a mix of uses.
C. PUBLIC AND INSTITUTIONAL
Proposed changes in the Public and Institutional definition in the General Plan (crossed-out text
marks words for removal):
Public and Institutional -- accommodates civic functions such as government offices, hospitals,
libraries, schools and public green space.
With changing demographics for an aging population it is important for the community to keep
convalescent hospitals and rest home uses. By adjusting the designation definition, it broadens the
institutional uses to not just public. This provides adjustments for convalescent homes to be
consistent with the land use designation.
Zone Ordinance Recommendations
General Plan land use designations are implemented by zoning ordinances. The Zoning Code can
address the General Plan designations that allow residential with a new overlay zone or use of
existing zone (or both):
• A Mixed-Use Overlay Zone will specify areas to incorporate a possible residential
component in Commerce-designated areas.
• A Mixed-Use Zone will serve all Mixed-Use-designations.
New Mixed-Use Designation2.

14. MXD Intro-13
The following are two definitions that would be inserted into the zoning ordinance (these are
nearly identical texts differing only in the underlined phrases):
Mixed-Use Overlay Zone1.
Purpose Statement:
The intent of this overlay is to allow for greater flexibility in the utilization of land within certain
Commerce-designated areas in the City of Ventura, through allowance for optional single mixed-
use buildings and multi-building mixed-use developments that are in compliance with the goals
and visions of the General Plan. Single mixed-use buildings and multi-building mixed-use
developments are intended to maintain an X amount of commercial use while incorporating a Y
amount of residential use, allow for efficient use of land and public services, encourage pedestrian
oriented development, human interaction, and sense of place; create safe, attractive and
convenient environments; and increase development alternatives.
Mixed-Use Zone2.
Purpose Statement:
The intent of this zone is to allow for greater flexibility in the utilization of land within the Mixed-
Use designated areas in the City of Ventura, through allowance for mixed-use single buildings and
multi-building mixed-use developments that are in compliance with the goals and visions of the
General Plan. Single mixed-use buildings and multi-building mixed-use developments are intended
to maintain an X amount of commercial use while incorporating a Y amount of residential use,
allow for efficient use of land and public services, encourage pedestrian oriented development,
human interaction, and sense of place; create safe, attractive and convenient environments; and
increase development alternatives.
Note:
Where limited Commerce areas are proposed to allow for "optional residential," the zoning
ordinance would be amended to define the amount (percentage) of residential to commercial use
allowed.
Only as a projection, the 2005 General Plan has assumed 25% commercial, typically as ground
floor or frontage, and 75% residential, typically as stories above or to the rear of the property.
These percentages were set based upon the analysis of General Plan: providing the increased
residential use to serve the current and expanded retail and services sector of our local economy.
Commerce and Industry footnotes from General Plan Table 3-1 - Potential Development Based on
Carrying Capacity of Land Area, state that:

15. MXD Intro-14
1. Commerce residential unit capacity is for property within a Corridor, District or
Neighborhood Center and assumes buildout to the maximum FAR and that 25% of floor
area would be commercial (with remainder residential).
2. Industry residential unit capacity is for property within a Corridor, District, or
Neighborhood Center and assumes buildout to the maximum FAR and that 75% of floor
area would be industrial (with the remainder) residential.
There are market forces at play as well however and although the 2005 General Plan provides
assessments of future residential and commercial development growth (2005 General Plan Table
3.1 - Potential Development Based on Carrying Capacity of Land Area, Table 3.2 - Predicted
Development Intensity & Pattern, and Figure 3-1 – Infill Areas), it recognizes the role of market
forces in shaping future growth in the City:
The actual distribution of future growth in the City may vary based on market forces and
other factors. The districts, corridors, and neighborhood center areas, shown on Figure 3- 1
Infill Areas, could accommodate more development and/or a different mix of development
than shown in Table 3-2. To demonstrate this, Table 3-1 shows the potential development
based on the overall carrying capacity of the land.
The General Plan Refinement included analysis of supportable households necessary for viable
commercial areas, and in most cases affirmed the General Plan, that more residential units are
needed to support the local economy. The Adhoc Committee requested the percentages be re-
considered but didn't provide a recommendation, waiting for the City Council to direct the
percentages sought.
When the City Council considers the appropriate percentage, the Housing Element must be
considered to ensure adequate sites remain to accommodate the RHNA. To give the City Council
the flexibility to make percentage adjustments while still remaining compliant with the Housing
Element, one option would be to allow for greater percentage of residential, even to 100%, only
on those properties contained in the Housing Element identified land inventory site so long as the
proposed project will provide the residential units per the assigned affordable income categories.

16. MXD Intro-15
Recommendations per Commerce -
Designated Area

17. MXD Intro-16

18. MXD Intro-17
EAST SIDE
(5 areas)
COLLEGE/
POINSETTIA
(4 areas)
MIDTOWN/
SEAWARD
(6 areas)
VICTORIA/
MONTALVO
(4 areas)

19. City of Ventura
General Plan Refinement Part I
Recommendations for the Distribution of Residential Uses in
Commerce-Designated areas
East Side Commerce – 5 Areas
Commerce-designated areas and residential addresses in Ventura’s East Side. Each of the 5 areas
identified below will be analyzed individually in the following pages.
3,815 Residential
Addresses in Serra
2,681 Residential Addresses in
Wells (includes Parklands, UC
Hansen Specific Plan Areas and
10 County addresses)
2,445 Residential
Addresses in
Juanamaria
SATICOY
COMMERCE
AREA
TELEPHONE/
CACHUMA
COMMERCE
AREA
KIMBALL/
TELEGRAPH
COMMERCE AREA
WELLS
CORRIDOR
COMMERCE
AREA
.5 miles.250
N
3,651 Residential
Addresses in Saticoy
(Includes 227 County
Addresses)
PETIT/
TELEPHONE
COMMERCE
AREA
Wells
Saticoy
Serra
Juanamaria
Residential address count extent
General Plan-designated Commerce area
Wells General Plan Planning Community

20. MXD ES - 2
0.25-mile Pedestrian Range in East Side
Commerce Areas
0.25 mile (5-minute walk) pedestrian range and housing unit count in east side Commerce areas
General Plan-designated Commerce area
SATICOY
COMMERCE
AREA
(401 units within
.25 miles)
TELEPHONE/
CACHUMA
COMMERCE
AREA
(573 units within
.25 miles)
KIMBALL/
TELEGRAPH
COMMERCE AREA
(506 units within
.25 miles)
WELLS CORRIDOR
COMMERCE AREA
(1,152 units within
.25 miles)
.5 miles.250
N
Wells
Saticoy
Serra
Juanamaria
.25 mile distances from edges of Commerce
areas and internal circulation
PETIT/
TELEPHONE
COMMERCE AREA
(1,144 units
within .25 miles)
Wells General Plan Planning Community

21. MXD ES - 3
Wells Corridor Commerce Area
Commerce-designated areas in Wells: Wells Corridor Commerce Area
Current Commerce Size and Supportable Households
The Wells Corridor Commerce-designated area includes about 50,000 sq.ft. of built space. Based on the
City’s business license records the Commerce area includes a gas station, convenient store, restaurant,
bank, and medical offices with an estimated 86 employees.
At this size, the Commerce area is at the convenience center level requiring about 2,000 households to
be supportable within a range of 1.5 miles. If it reaches the neighborhood center level with a grocery
store as an anchor and other tenants, the commerce area will require about 6,000 to 8,000 households
to be supportable within a range of 2 -3 miles.
N
.5 miles.250
WELLS CORRIDOR
COMMERCE AREA
Parklands Specific
Plan: 499 units
2,681 Residential Addresses
within the Wells community
(includes Parklands & UC
Hansen Specific Plan Areas
and 10 County addresses)
Residential Address Count Extent
City Boundaries
Wells
Saticoy
1,725 Residential
Addresses within
Saticoy east of South
Saticoy Avenue
UC Hansen Specific Plan:
195 units including 32
worker/ farmer housing

22. MXD ES - 4
However, at a range of 2 miles around the Commerce area includes Wells, Saticoy, and Juanamaria
combined with 8,582 households or 22,056 people at an estimated density of 2.57 Ventura persons per
household.
Within .25 miles or a 5 minute walk from the Commerce area edges there are 1,152 households, more
than half needed to support the current Commerce area. Within the Wells community, the total address
counts are 2,486. Wells and east Saticoy –east of Saticoy Avenue-- communities combined include 4,406
households which could not potentially support a neighborhood center with a supermarket. Such an
option appears even less viable with the presence of the existing supermarket at the Telephone/Petit
Commerce area within a distance of only 1.5 to 2 miles from east Saticoy households. A neighborhood
center with a supermarket in the Wells Commerce area would require at least 2,000 additional
supportable households in both Wells and east Saticoy to a total of 6,406 supportable households.
0.25 mile (5-minute walk) pedestrian range and housing unit count in Wells Commerce area

23. MXD ES - 5
Zoning along the Wells Corridor Commerce Area
*Perhaps future annexation; City pre-zoned already as T5.4, Urban Center Zone
Mixed-Use Potential Impact
Staff Comments
• A minimum of 2,000 additional households might be needed in Wells and east Saticoy (east of
South Saticoy Avenue) to support a grocery store. Based on the current household numbers only
small retail seems supportable. Mixed-use will increase the number of supportable households
for the existing or future commercial components.
• Additional mixed-use development could be beneficial to the senior citizens in the assisted living
facilities and non-medical home care establishments at the west corner of Wells and Telegraph
Roads by offering destination options within a walkable proximity thus improving quality of life.
Parklands Specific Plan
Mixed-Use Area
Senior Housing
and Care
Recommended
for Public and
Institutional
UC Hansen
Specific Plan
Area
WELLS CORRIDOR
COMMERCE AREA

24. MXD ES - 6
• Mixed use would likely not impact the aesthetic character of existing single family
neighborhoods because the Commerce area is large enough --0.5 miles long-- and bound by SR
126/ Santa Paula Freeway, Wells Road, and Telegraph Road on three sides.
Staff Recommendation
 A Mixed-use overlay is recommended for the Wells Commerce-designated area along with
infrastructure improvements to address walkability.
Wells Corridor Commerce Area
WELLS CORRIDOR
COMMERCE AREA
Parklands Specific
Plan Mixed-Use
Area
Senior
Housing
and Care

25. MXD ES - 7
HELI (HOUSING ELEMENT INVENTORY) SITES IN THE WELLS
CORRIDOR COMMERCE AREA
HELI designated areas in Wells Corridor Commerce Area
2016 HELI (Housing Element Inventory)
NUMBER OF UNITS
Number of parcels: 5
Total number of units: 186 (2016 status)
Very Low & Low Units: 43
Moderate Units: 5
Above Moderate Units: 138
Notes:
1. 111 Very Low & Low Units were left out of 2 planned projects
2. Above Moderate Units include 111 planned new units in Site Nos. 3 and 5 currently in the
planning process, and 27 potential units in Site Nos. 1 and 4
3. 111 Very Low & Low units remain unmet need
4. 2013 status of the 5 parcels:
Total units: 181
Very Low & Low Units: 154
Moderate Units: 0
Above Moderate Units: 27
1. 2.
3.
4.
5.

26. MXD ES - 8
Telephone/Cachuma Commerce Area
Telephone/Cachuma Commerce Area
Current Commerce Size and Supportable Households
The Telephone/Cachuma Commerce-designated area includes about 42,000 sq. ft. of built space with
about 32 businesses and offices and approximately 76 employees. Businesses include hair stylists, liquor
store, bookkeeping, pet grooming, cosmetologist, Italian fast food restaurant, certified massage
therapist, bar, veterinary clinic, bicycle repairs/sales, auto wash, restaurant, beauty shop, laundromat,
fraternal organization, retail store, animal hospital, bar cocktail lounge, Mexican restaurant, takeout
pizza, optometrist, state farm insurance, and dentist.
Based on the number and types of businesses, as well as the lack of a large anchor store, the center is at
the convenience center level requiring a trade range of about 1.5 miles and about 2,000 supportable
households.
.5 miles.250
N
3,815 Residential
Addresses in Serra
3,651 Residential
Addresses in Saticoy
(Includes 227 County
Addresses)
SCANDIA (TELEPHONE/
CACHUMA)
COMMERCE AREA
Residential Address Count Extent
City Boundaries
Saticoy
Serra
Juanamaria
Wells

27. MXD ES - 9
Within .25 miles or a 5 minute walk from the Commerce area edges there are 573 households which is
about one quarter of the supportable households. The number of households within 1.5 miles includes
about 3,651 residential addresses in Saticoy and 3,815 residential addresses in Serra Planning
Community, enough to support this center. Wells Planning Community with 2,486 residential addresses
could be considered part of Scandia Center trade range due to the proximity of the South Saticoy
Avenue overpass. Juanamaria Planning Community however is at a two mile distance on either side of
the Commerce area and is considered beyond its trade range.
0.25 mile (5-minute walk) pedestrian range and housing unit count in the Telephone/Cachuma
Commerce Area

28. MXD ES - 10
Zoning in proximity to the Telephone/Cachuma Commerce Area
Mixed-Use Potential Impact
Staff Comments
• There are enough households in the area to support the Telephone/Cachuma Commerce area.
• The small size of the center and lack of higher density zoning create a dependency on the
automobile and make mixed-use less significant in creating a walkable environment.
• The Commerce area is surrounded by single-family surrounding areas and mixed-use will likely
impact the character of the area.
Staff Recommendation
TELEPHONE/CACHUMA
(SCANDIA) COMMERCE-
DESIGNATED AREA

29. MXD ES - 11
 Mixed use is not recommended for the Telephone/Cachuma Commerce-designated area.
HELI (HOUSING ELEMENT INVENTORY) SITES IN
TELEPHONE/CACHUMA COMMERCE AREA
HELI designated areas in Telephone/Cachuma Commerce Area
2013 HELI NUMBER OF UNITS (Unchanged status in 2015 HELI update)
Parcel Number: 089-0-100-170
Total number of units: 10
Very Low & Low Units: 0
Moderate Units: 0
Above Moderate Units: 10
TELEPHONE/ CACHUMA
SCANDIA (COMMERCE
AREA)
HELI Site