Land Use and Zoning Designations

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2 Vicinity Map

3 Land Use and Zoning Designations Project Site Zoning: CPD (Commercial Planned Development) General Plan: Existing Community Ojai Valley Area Plan: Commercial Surrounding Area North: Single-family dwelling and vacant lot East: Church South: Single-family dwellings West: Single-family dwellings and commercial uses

4 Project Site & Surrounding Land Uses Looking southwest at the project site Looking southeast at the project site Ojai Valley Seventh Day Adventist Church located east of the site Residences and easement to the south of the site Residences to the north of the site

5 Permitting History Previous Planning Division Permits for Subject Property Tract Map 3154 Recorded September 1985 Nine residential lots One commercial lot (subject property) LU1285A CUP for Meiners Oaks Village Shopping Center Approved in 1989 Five buildings totaling 18,500 square feet Parking for 100 vehicles Never constructed and permits expired

6 Proposed CUP Application Request to construct, operate and maintain an assisted living facility: Four Residential Structures (7,800 square feet each) 14 studio units (379 square feet each) 2 one-bedroom units (750 square feet each) Common areas (living room, dining room, open kitchen, salon/spa, and library) Office Structure (600 square feet) Includes reception, facility director/sales office, multipurpose lounge, and wellness center

7 Proposed CUP Application Exterior BBQ area, gardens, walking paths, swimming pool and spa 32 space parking lot Water Service Meiners Oaks Water District Casitas Municipal Water District Sewer Service Ojai Valley Sanitary District Access El Roblar Drive via a 20 foot wide driveway in the northeast corner of the subject property.

8 Proposed Site Plan

9 Proposed Elevations

10 Proposed Landscape Plan

11 Environmental Review In accordance with of the California Environmental Quality Act (CEQA) Guidelines, an Initial Study was prepared and identified potentially significant impacts to: Water Resources Surface and Groundwater Quantity/Supply Pursuant to CEQA Guidelines a Mitigated Negative Declaration (MND) has been prepared that identifies project-specific impacts to water resources can be mitigated to less-than-significant levels.

12 General Plan Policy Environmental Review Discretionary development shall not significantly impact the quantity or quality of water resources within watersheds, groundwater recharge areas or groundwater basins. Ojai Valley Area Plan Policy New discretionary development shall be required to retrofit existing plumbing fixtures or provide other means so as not to add any net increased demand on the existing water supply. This policy shall be applicable until such time as a groundwater basin study is completed and it is found that the available groundwater, or other sources of water, could adequately provide for cumulative demand without creating an overdraft situation. The proposed project s estimated water demand is 6.4 acre feet per year (AFY).

13 Proposed Mitigation Water Offset Plan Permittee shall submit a water offset plan to the Planning Division for review and approval prior to the issuance of a Zoning Clearance for construction. The water offset plan shall include the number and type of plumbing fixtures to be retrofitted in order to offset the project s water demand. Prior to issuance of the Zoning Clearance for use inauguration, the Permittee must provide documentation demonstrating implementation and effectiveness of water offset plan.

14 Commissioners Request Water Offset Plan revised Purpose: To ensure compliance with Ojai Valley Area Plan Policy and to mitigate potentially significant impacts to surface water and groundwater quantity to less-than-significant levels. Requirement: The Permittee shall submit two copies of a water offset plan to the Planning Division Director for review and approval prior to the issuance of a Zoning Clearance for construction, and shall fully implement the approved plan prior to issuance of a Zoning Clearance for use inauguration. The water offset plan shall include the number and type of plumbing fixtures to be retrofitted in order to offset the use of 6.4 acre feet of water per year (5,714 gallons per day) total calculated water demand required to service the permitted use within the Upper Ventura River Groundwater Basin. Retrofitted low-flow fixtures shall comply with the water appliance standards set forth by the California Energy Commission (April 6, 2015) which include:

15 Commissioners Request Water Offset Plan revised Requirement (continued): Toilets and urinals, except those designed for prisons or mental health facilities. Toilets shall not consume more than 1.28 gallons per flush and shall have a waste extraction score of no fewer than 350 grams. Urinals shall not consume more than gallons per flush. (These facilities have specially-designed toilets and urinals to address security and health issues). Residential lavatory faucets shall not exceed 1.2 gallons per minute flow rate. Kitchen faucets shall not exceed 1.8 gallons per minute flow rate and may have the capability to increase 2.2 gallons per minute momentarily for filling pots and pans. Public lavatory faucets shall not exceed 0.5 gallon per minute flow rate.

16 Commissioners Request Water Offset Plan revised Requirement (continued): The Permittee shall submit a post-implementation water offset report documenting the number and type of fixtures retrofitted to demonstrate the offset of 6.4 acre feet of water the calculated total water demand as detailed in the submitted water offset plan within the Upper Ventura River Groundwater Basin. The Permittee shall annually submit a report to the Planning Division summarizing the water use of the facility. If the facility s water use for the year is greater than the original water demand reported in the water offset plan, the Permittee shall submit a revised water offset plan and a subsequent post-implementation water offset report documenting the additional water offset installed to balance the increased water use. Documentation: A copy of the approved water offset plan, and postimplementation water offset report, and annual water use report detailing the number and type of fixtures retrofitted.

17 Commissioners Request Water Offset Plan revised Timing: The Permittee shall submit its water offset plan to the Planning Division Director for review and approval prior to the issuance of a Zoning Clearance for construction. Prior to the issuance of a Zoning Clearance for use inauguration, the Permittee shall submit its post-implementation water offset report. The Permittee shall submit its annual water use report to the Planning Director for review by March 15 for the five years following issuance of the Zoning Clearance for use inauguration. Monitoring and Reporting The Planning Division maintains copies of the approved water offset plan, and post-implementation water offset report, and annual water use reports in the project file.

18 Commissioners Request Color Palette Members of the public at the December 1, 2016 hearing expressed concern regarding the color of the structure (white) Planning Division Staff developed a condition of approval that your Commission has the discretion to apply

19 Commissioners Request Color Palette Condition of Approval Purpose: In order to ensure that buildings and structures blend in with the Project s surroundings. Requirement: The Permittee shall utilize building materials and colors compatible with surrounding terrain (earth tones or off-white palettes and non-reflective paints, i.e. Swiss Coffee) on exterior surfaces of all structures, walls, and fences. Documentation: A copy of the approved plans denoting the building materials and colors. Timing: Prior to issuance of a Zoning Clearance for construction, the Permittee shall submit the building plans with the colors and materials noted on all structures for review and approval by the Planning Division. Prior to occupancy, the Permittee shall paint the structures according to the approved plans. Monitoring and Reporting: The Planning Division maintains the approved plans in the Project file. Prior to occupancy, the Planning Division has the authority to inspect the site to ensure that the exterior of the structures were treated as approved. The Permittee shall maintain these materials and colors throughout the life of the Project. The Planning Division has the authority to inspect the site to confirm ongoing compliance with the approved plans consistent with the requirements above.

20 CUP Findings 1. The proposed development is consistent with the intent and provisions of the County s General Plan and of Division 8, Chapters 1 and 2, of the Ventura County Ordinance Code [Section a] Based on the information and analysis presented in Sections C and D of the Planning Division staff report, the finding that the proposed development is consistent with the intent and provisions of the County's General Plan and of Division 8, Chapters 1 and 2, of the Ventura County Ordinance Code can be made. The Planning Division staff report and analysis did not find any inconsistencies between the proposed project and the General Plan and Ojai Valley Area Plan.

21 CUP Findings 2. The proposed development is compatible with the character of the surrounding, legally established development [Section b] The Meiners Oaks community is characterized by diverse architectural styles originating back to the 1930s. The area is largely built-out with other residential uses, a change in land uses in the vicinity is not foreseeable at this time. The proposed campus will be constructed in an Andalusian Spanish style resembling the Ojai Valley Inn, Community Hospital, and Acacia Mansion. Based on the above discussion, this finding can be made.

22 CUP Findings 3. The proposed development would not be obnoxious or harmful, or impair the utility of neighboring property or uses [Section c] The proposed project: would not adversely impact air quality in the vicinity of the project, would not be unsightly or visually incompatible with the neighborhood, would not create noise impacts that would impact surrounding noise sensitive uses such as single-family dwellings or a church. No aspect of the project has been identified that would be obnoxious or harmful, or affect the use of neighboring properties. Based on the above discussion, this finding can be made.

23 CUP Findings 4. The proposed development would not be detrimental to the public interest, health, safety, convenience, or welfare[section d] The proposed project would not adversely impact local air quality, would not adversely impact water supply through implementation of the water offset plan (Exhibit 5, Condition No. 26), and would not restrict or impair emergency response in the Meiners Oaks community. No aspect of the project has been identified that would be detrimental to the public interest or pose a threat to public health and safety. Based on the above discussion, this finding can be made.

24 CUP Findings 5. The proposed development, if allowed by a Conditional Use Permit, is compatible with existing and potential land uses in the general area where the development is to be located [Section e] The Meiners Oaks community is characterized by diverse architectural styles originating back to the 1930s. The design and residential use of the facility would be in character with the existing community. The area is largely built-out with other residential uses, a change in land uses in the vicinity is not foreseeable at this time. Based on the above discussion, this finding can be made.

25 CUP Findings 6. The proposed development will occur on a legal lot [Section f] The proposed project is located on a legal lot created by Tract No (104-MR-62), recorded September Based on the above discussion, this finding can be made.

26 Public Notification Notice of the MND and Public Review Period: - Ventura County Star (October 12, 2016) - Property owners within 300 feet - Available: - Public Review Period: October 12, 2016 to November 1, 2016 Ojai Valley Municipal Advisory Committee - Considered proposed project on October 17, Voted 4-1 to recommend approval of proposed project

27 Public Hearing Notice of the December 1, 2016 hearing was published in the Ventura County Star and mailed to property owners within 300 feet of the subject property. As a continued hearing, no additional public notice was required for the January 12, 2017 hearing.

28 Staff Recommended Actions 1. CERTIFY that the Planning Commission has reviewed and considered this staff report and all exhibits thereto, including the proposed MND and Mitigation Measures and Mitigation and Monitoring and Reporting Program, and has considered all comments received during the public comment process; 2. FIND, based on the whole of the record before the Planning Commission, including the Initial Study and any comments received, that upon implementation of the mitigation measures there is no substantial evidence that the project will have a significant effect on the environment and that the MND reflects the Planning Commission s independent judgment and analysis;

29 Staff Recommended Actions 3. ADOPT the MND and Mitigation Monitoring Program 4. MAKE the required findings to grant a CUP pursuant to Section of the Ventura County NCZO, based on the substantial evidence presented in staff report and the entire record; 5. GRANT CUP PL , subject to the conditions of approval 6. SPECIFY that the Clerk of the Planning Division is the custodian, and 800 S. Victoria Avenue, Ventura, CA is the location, of the documents and materials that constitute the record of proceedings upon which this decision is based