INTRODUCTION section master planexhibit regional location 1. a hollywood-by-the-sea hollywood-beach...

section R I V E R P A R K S P E C I F I C P L A N master planI N T R O D U C T I O NI N T R O D U C T I O NI N T R O D U C T I O NI N T R O D U C T I O NI N T R O D U C T I O N 11

PROJECT SUMMARYPURPOSE OF THE SPECIFIC PLANLEGAL ASPECTSCOMMUNITY SETTING

PROPOSED LAND USE, OPEN SPACE ANDUTILITIESORGANIZATION OF THE SPECIFIC PLAN

1.11.21.31.41.5

1.6

section page

1 INTRODUCTIONINTRODUCTIONINTRODUCTIONINTRODUCTIONINTRODUCTION 1 . 1

R I V E R P A R K S P E C I F I C P L A Nprepared for RiverPark Development, LLC by AC Martin Partners withRTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS

August 27, 2002

1.1 PROJECT SUMMARYRiverPark is a 702-acre new community located atthe northeast portion of the intersection of the Ven-tura Freeway and the Santa Clara River in southernVentura County, California (Exhibits 1.A and 1.B).

RiverPark development objectives are derived fromthe physical, demographic and market environmentof the Specific Plan Area, identified developmentneeds and potentials, and the provisions of the Cityof Oxnard’s 2020 General Plan. Based on completedmarket studies, build-out is anticipated in ten to fif-teen years.

RiverPark has been carefully planned as a master-planned, mixed-use community with a strong senseof place. It is intended to foster social cohesion, mini-mize energy use, and encourage pedestrian activity.All aspects of RiverPark are designed to achievethese ends.

Each of RiverPark’s thirteen Planning Districtswill have its own character and identity, yet eachwill contribute to creating RiverPark as a cohe-sive community.

The project includes the facilities needed by acomplete community: residential neighbor-hoods, regional and neighborhood retail centers,a hotel/convention center, elementary and sec-ondary schools, and a complete system of parksand play fields.

These facilities are linked by a project-wideopen space, pedestrian and vehicle circulationand utility network.

The site plan and circulation network are de-signed and coordinated to invite and maximizepedestrian use. This is achieved by providingmixed land uses within walkable distances andlinking them with attractive pedestrian corridorsand public transit.

The core of the community, its residential neigh-borhoods, can incorporate up to 2,805 single-family and multi-family units in a wide varietyof detached and attached product types. The va-riety, character and quality of these neighbor-hoods will reflect the character and history ofOxnard and fulfill the intentions of the City ofOxnard 2020 General Plan. Fourteen percent ofthe residential units will be designated as af-fordable.

Up to 2,485,000 square feet of retail, hotel/con-vention and office uses, supported by conve-nient parking as well as the local and regionalcommercial markets, will serve RiverPark’sneighborhoods.

Community and publicly-oriented facilities willinclude three schools, a number of passive andactive parks of varying sizes, and sites whichcan be used by public entities such as religiousinstitutions and recreational centers.

The landscape will be a rich and attractive openspace environment. All of RiverPark’s openspace areas, including its circulation corridors,are planned as embracing, inviting environmentssupporting pedestrian use, social interaction,recreation and play.

The landscape plays a critical environmentalrole by preserving attractive viewsheds, creat-ing vistas, providing comfortable microclimates,establishing visual identity, buffering noise andunattractive views, and creating privacy. Thelandscape will also preserve areas of unique vi-sual, historic and natural value on the site.

A new storm water control system accommo-dates flows from within and outside the prop-erty. The existing sand and gravel pits and re-lated surface facilities will be reclaimed and re-mediated to ensure protection of surface waterand ground water quality.



August 27, 2002

1.2 PURPOSE OF THE SPECIFICPLAN

The RiverPark Specific Plan (alternately referredto in this document as the Specific Plan) providesthe City of Oxnard with a comprehensive planningprogram to regulate the use of land and govern theorderly development of the RiverPark new commu-nity.

The Specific Plan incorporates a conceptual landuse plan, as well as other regulations in the form ofstandards and guidelines. These are intended to en-sure two results: a) that development within the Spe-cific Plan Area will be consistent with the goals,objectives, principles and policies of the City of Ox-nard 2020 General Plan, alternately referred to inthis document as the 2020 General Plan, and b) thatfuture development of RiverPark’s private and pub-lic areas will be in accord with the vision, designintent and objectives of this Plan in order to create acoherent, efficient, walkable and attractive multi-use community.

The Specific Plan is a plan, not a design. It estab-lishes the development concept and regulationswhich implement the concept. Further design andengineering of the infrastructure, development sub-areas and particular land development projectswithin RiverPark will be required before and dur-ing implementation. This future development mustbe consistent, and in substantial conformance, withthe vision, spirit, intent, objectives and regulationsof this Specific Plan.

1.3 LEGAL ASPECTS1.3.1 Contents

This Specific Plan contains text and diagrams whichillustrate in detail:

The location and extent of land uses, includingopen space, within the Specific Plan Area.

The location, extent and intensity of major com-ponents of public and private transportation,sewage, drainage, water, solid waste disposal,energy, and other essential facilities planned tosupport the land uses described in this SpecificPlan.

Criteria by which development will proceed, in-cluding development Standards, design Guide-lines and a phasing program.

Standards for the conservation, development,enhancement and utilization of natural re-sources, wherever applicable.

A program of implementation measures includ-ing regulations, programs, public works projectsand financing measures.

The RiverPark Specific Plan fixes the overall lay-out and configuration of the streets and defines thelocation and extent of land uses allowed in the Spe-cific Plan. At the time of sub-division of the landuses, detailed sub-division maps developed by theBuilder/Developer will precisely illustrate the road-way alignments and the configuration of residentiallots.

1.3.2 Consistency

The RiverPark Specific Plan is consistent with theCalifornia Government Code and subject to the con-ditions noted below. It is also consistent with theCity of Oxnard 2020 General Plan.

California Government Code: This SpecificPlan has been prepared in accordance with therequirements of the California GovernmentCode (Sections 65450 through 65457). ThisCode establishes a legal mechanism, termed a“Specific Plan,” which allows an area to be es-tablished whose development rules supersedeany previously established zoning. SpecificPlans are developed to provide and ensure agreater level of detail in planning projects ofspecial interest or value to a community withina defined area called a Specific Plan Area. ThePlan typically contains a set of medium andlong-range policies for land use and develop-ment in a defined project. Specific Plans are tocontain text and diagrams specifying:

• Location and extent of land uses.

• Location and extent of major infrastructureimprovements needed to support the landuses described in the plans.

• Development standards and criteria.

prepared for RiverPark Development, LLC by AC Martin Partners withRTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS

exhibit

REGIONAL LOCATION 1 A.

HOLLYWOOD-BY-THE-SEAHOLLYWOOD-BEACH

SILVER STRAND

PORT HUENEME

POINT MUGU

OXNARD

NYELAND ACRES

CAMARILLO

LAKE SHERWOOD

VENTU PARK

THOUSAND OAKS

SANTA SUSANASIMI VALLEY

MOORPARK ACRES

MOORPARK

SOMIS

SATICOY

SANTA PAULA

BARDSVALE

FILLMOREBUCKHORN

PIRU

SUMMIT

OJAI

MIRA MONTE

WHEELER SPRINGS

OAKVIEW

CASITAS SPRINGS

FOSTER PARK

LA CONCHITA

SEA CLIFF

VENTURA

33

33

150 150

126

126

23

23

23

34

118

118

1

1

34

101

NEWBURY PARK

LOS

PADRES

NATIONAL

FOREST

LOCKWOOD VALLEY

LAKE-OF-THE-WOODS

FRAZIER PARKKERN COUNTY

VENTURA COUNTY

KERN COUNTY

LOS ANGELES COUNTY

VENTU

RA CO

UN

TY

LOS ANGELES COUNTY

ANGELES

NATIONAL

FOREST

LOS AN

GELES C

OU

NTY

VEN

TURA

CO

UN

TY

SAN

TA B

ARB

ARA

CO

UN

TY

5

PACIFIC OCEAN

PROJECTLOCATION

2.50 5 10Scale in Miles

Sespe

Condor

Sanctuary

101

August 27, 2002

VENTURA COUNTY

August 27, 2002prepared for RiverPark Development, LLC by AC Martin Partners withRTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS

exhibit

PROJECT VICINITY 1 B.

LOS ANGELES AVENUE

WRIGHT ROAD

CENTRAL AVENUE

VINEY

ARD A

VENUE

ROSE

AV

ENUE

SANTA

CLA

RA

A

VENUE

BEAR

DSLEY

WAS

H

GONZALES ROAD

DORIS ROAD

HEMLOCK STREET

CHANNEL ISLANDSBOULEVARD

WOOLE

HARBO

R BOU

LEVARD

FIFTH STREET

PLEASANT VALLEY

ROADETTING ROAD

LAGUNA ROAD

HUENEME ROAD

CA

SPER

RO

ADRI

CE

RO

AD

WO

OD

RO

AD

ARN

OLD

RO

AD

SAVI

ERS

RO

ADO

XNA

RD

B

OU

LEVA

RD

VEN

TURA

RO

AD

VINEYARD AVENUE

VIC

TORI

A

R

OAD

OXNARD

OXNARD AIRPORT

REVOLO

N

SLOU

GH

SANTA

CLARA

RIVER

City of Oxnard Urban RestrictionBoundary/ Sphere-of-Influence Line

PROJECT LOCATION

RiverPark Specific PlanArea

City of Oxnard

City of Oxnard UrbanRestriction Boundary/Sphere-of-Influence Line

LEGEND

0.5Scale in Miles

10

PACIFIC OCEAN

2

101

1

PACIFIC COAST HIG

HWAY

SIMO

N WAY

232

US ROUTE 101 FREEWAY



August 27, 2002

• A program of implementation measures.

• A statement of the relationship of the Spe-cific Plan to the General Plan.

• Any other subjects which are necessary ordesirable for implementation of the GeneralPlan.

After adoption, a Specific Plan has an effectwithin the Specific Plan Area similar to that ofthe General Plan for the City as a whole. Forexample, the State’s Subdivision Map Act re-quires the legislative body to deny approval ofa tentative or final subdivision map if it is notin substantial conformance with any applicableSpecific Plan. In addition, a development agree-ment between a municipal body and a devel-oper/applicant cannot be approved unless thelegislative body finds the agreement is consis-tent with the General Plan and any applicableSpecific Plan.

City of Oxnard 2020 General Plan: TheRiverPark Specific Plan provides a conceptualland use plan, regulations and guidelines to en-sure development in a manner consistent withthe goals, objectives, principles and policies ofthe City of Oxnard 2020 General Plan. The Cityadopted the 2020 General Plan in 1990 to guidedevelopment of the City. The Plan includes thefollowing elements: Land Use, Circulation, Pub-lic Facilities, Growth Management, OpenSpace/Conservation, Noise, Economic Devel-opment, Community Design, Parks and Recre-ation, and Housing. A major amendment to the2020 General Plan relating to open space re-sources was approved by citizens of Oxnard onNovember of 1998. A General Plan Amendmenthas been adopted concurrently with the adop-tion of this Specific Plan to ensure consistencybetween both documents.

1.3.3 Environmental Impact Report

The Environmental Impact Report certified forRiverPark is the sole environmental document forthe Specific Plan and all individual projects whichare undertaken pursuant to, and in conformancewith, the Specific Plan. The City of Oxnard, as the

Lead Agency, prepared the EIR in accordance withthe California Environmental Quality Act (PublicResources Code Section 21000 et seq.). Therefore,an Initial Study, Negative Declaration or other en-vironmental analysis need not be filed for the indi-vidual site and building plans which are in substan-tial conformance with the standards and guidelinescontained in the RiverPark Specific Plan.

Individual projects which are in substantial conform-ance with the Specific Plan may proceed with siteand building design and/or other discretionary ac-tions without the requirement for environmentaldocumentation.

1.3.4 Approval Authority

The City of Oxnard retains authority for approvalof the Specific Plan as a whole, amendments to theSpecific Plan and approval of individual develop-ment projects within the Specific Plan Area. Ap-provals requested from the City may include, butare not necessarily limited to:

Approvals related to the Specific Plan as awhole:

• Approval of the Specific Plan and amend-ments to the Specific Plan

• Master Tentative Tract Map

• Development Agreement

• Zone Changes

Approvals related to individual developmentprojects within the Specific Plan Area:

• Tentative Tract Maps

• Amendments to the Specific Plan

• Development Design Review Permits

• Building and Grading Permits

• Major and Minor Modifications

1.3.5 Applicable Boundaries

Exhibit 1.C indicates legal boundaries referred toby the Specific Plan.

1. City of Oxnard Boundaries: Approximately 258acres of the project site are located within the



August 27, 2002

City of Oxnard. The remaining 443 acres of thesite are outside the City limits in unincorporatedterritory.

2. City of Oxnard Sphere of Influence Line (CityUrban Restriction Boundary): The entireRiverPark site is located within the City of Ox-nard Urban Restriction Boundary (CURB) andthe Sphere of Influence Line for the City ofOxnard. The November 1998 ordinance estab-lishing the CURB requires that the City restricturban services and urbanized uses of lands towithin the CURB Line through the year 2020.The CURB line is coterminous with the Sphereof Influence Line for the City in this area.

3. Redevelopment Boundaries: Some PlanningDistricts are located within the Oxnard Com-munity Development Commission’s HistoricEnhancement and Revitalization of Oxnard(HERO) Redevelopment Area.

4. Oxnard Town Center Specific Plan Boundaries:The City of Oxnard adopted The Oxnard TownCenter Specific Plan in 1986 for a multi-usebusiness and commercial development. Permit-ted uses included professional offices, researchand development space, hotels, restaurants andretail uses.

Adoption of the RiverPark Specific Plan super-sedes the Oxnard Town Center Specific Plan asthe regulating document for development withinthe former Oxnard Town Center Specific PlanPlanning Area.

5. RiverPark Specific Plan Boundaries: Theboundary of the entire Specific Plan Area,shown by exhibits in this section, are as follows:

• RiverPark Area “A” and RiverPark Area“B”:

The RiverPark Specific Plan Area containstwo major sub-areas shown by Exhibit 1.C.

RiverPark “A,” located within the City ofOxnard, consists of all of the Specific PlanArea generally south of Garonne Street. TheCity of Oxnard adopted the “Oxnard TownCenter Specific Plan” for the majority ofRiverPark “A” in 1986 and annexed the area

addressed by this Specific Plan. RiverPark“A” includes the area addressed by the Ox-nard Town Center Specific Plan and a smallamount of additional land located directlynorth of the Ventura Freeway and west ofVineyard Avenue. This adopted plan al-lowed development of up to 4.4 millionsquare feet of commercial and industrialspace in the area addressed by this SpecificPlan.

The RiverPark Specific Plan, which re-places the Oxnard Town Center SpecificPlan, reduces the amount of commercial de-velopment allowed in RiverPark “A” to2.485 million square feet. RiverPark “A” isalso located within the Oxnard CommunityDevelopment Commission’s Historic En-hancement and Revitalization of Oxnard(HERO) Redevelopment Plan Area. TheRiverPark Specific Plan primarily containsregionally oriented commercial, office andhotel/convention uses with some multi-fam-ily residential in RiverPark “A.”

RiverPark “B” refers to the Specific Planarea north of Garonne Street. This area, cur-rently outside the City of Oxnard, is unin-corporated land currently under the juris-diction of the County of Ventura. The areaincludes an existing sand and gravel minepermitted by the County of Ventura in 1979and two detention basins owned and oper-ated by the Ventura County Flood ControlDistrict. All mining activities allowed by thecurrent permit have been completed and thesite is currently being reclaimed in accor-dance with a reclamation plan for this siteapproved by the County of Ventura. Underthe RiverPark Specific Plan, this area is de-voted to residential communities with parks,schools and storm water storage/rechargebasins.

1.3.6 Oxnard 2020 General Plan Land UseDesignations

Exhibit 1.D indicates the Oxnard 2020 General Planland use designations for the site. RiverPark “A” iscurrently designated for development of Regional

SANTA

CLARA

RIVER

exhibit

PROJECT BOUNDARIES AND LOCATION 1 C.

RiverPark "B"

RiverPark "A"

VIN

EYAR

D AV

ENUE

ROSE

AVE

NU

E

OXN

ARD BO

ULEVARD


101

City of Oxnard City UrbanRestriction Boundary/Sphere of Influence Line

RiverPark Specific PlanBoundary

RiverPark Specific PlanArea "A"RiverPark Specific PlanArea "B"

City of Oxnard and CityBoundaries

City of Oxnard UrbanRestriction Boundary/Sphere-of-Influence Line

LEGEND

SIMON WAY

STROUBE STREET

1

232


exhibit

2020 GENERAL PLAN LAND USE PLAN 1 D.

CENTRAL AVENUE

SANTA

VIN

EYAR

D AV

ENUE

ROSE

AVE

NU

E

OXN

ARD BO

ULEVARD


101

City of Oxnard City UrbanRestriction Boundary/ Sphere ofInfluence Line


City of Oxnard and CityBoundaryCity of Oxnard UrbanRestriction Boundary/Sphere-of-Influence Line

LEGEND

CLARA

RIVER

Mineral Resource/ PlanningReserve

Buffer

General

Office

Regional Commercial

STROUBE STREET

SIMON WAY

232

1




August 27, 2002

Commercial, Office, and general uses consistentwith the adopted Oxnard Town Center Specific Plan.RiverPark “B” is currently designated as OpenSpace/Mineral Resource with a Planning ReserveOverlay, consistent with the previous mining activi-ties on this part of the site. This Planning ReserveOverlay was placed on certain open space areas con-tiguous to developed portions of the City to indi-cate that these areas may be considered for urban-ization during the term of the 2020 General Plan.

1.4 COMMUNITY SETTING1.4.1 Project Location

The 702-acre project site is located at the northernedge of the City of Oxnard, in southern VenturaCounty, adjacent to and north of the Ventura Free-way (US Route 101 Freeway). The site is borderedby the Ventura Freeway to the south, Vineyard Av-enue to the east and the Santa Clara River to thewest. The River itself is separated from the site byan existing levee built by the Army Corps of Engi-neers.

1.4.2 Existing Uses

The Specific Plan Area incorporates a number ofdisparate existing uses.

RiverPark “A”: The aerial photograph of the projectsite (Exhibit 1.E) indicates previous developmentof the southwest corner of RiverPark Area “A” aspart of the Oxnard Town Center Specific Planadopted in 1986. The primary improvements gov-erned by this Plan were two office structures (thethree-story, 115,000 square foot State Compensa-tion Insurance Building and the seven-story, 106,000square foot Nordman, Cormany, Hair and ComptonBuilding), along with supporting streets, surfaceparking and other infrastructure. Immediately eastof this developed area is a fourteen-acre site con-taining a building complex that houses a number ofVentura County offices and maintenance facilities.The areas to the north and east of these developedportions of RiverPark “A” are currently in agricul-tural production.

RiverPark “B”: The northern half of the site, Riv-erPark “B,” contains the Hanson Aggregate proper-

ties, a sand and gravel business permitted by theCounty of Ventura in 1979. The area includes fourmining pits, the Large Woolsey, Small Woolsey,Brigham, and Vickers pits, as well as two stormwater detention basins, the El Rio Drainage BasinsNo. 1 and 2. The Detention Basin No. 1, built in1995, is located adjacent to Vineyard Avenue. Thelarger El Rio Drainage Basin No. 2, south and westof Basin No. 1, was built in 1997 (Exhibit 6.K).These detention basins were built by the VenturaCounty Flood Control District to accept runoff fromagricultural areas to the east of Vineyard Avenue.The four mining pits, extending to about 90 feet be-low grade, contain exposed groundwater which var-ies in depth during the year. The mine site also in-cludes equipment for processing sand and aggre-gate materials and associated administrative offices.Facilities currently in operation are two ready mixconcrete batch plants operated by Associated ReadyMix, an asphalt plant operated by Sully Miller, arecycling plant operated by Hanson Aggregates, andrelated shop areas and offices. RiverPark “B ” alsoincludes a small amount of additional property southof Myrtle Street and west of Vineyard Avenue.

1.4.3 Surrounding Uses

Immediately south of the Ventura Freeway are com-mercial uses and farther south is downtown Oxnard.East of the project site is the El Rio neighborhood,a predominantly single-family residential area ex-tending both east and west of Vineyard Avenue.Some commercial uses, as well as a growing num-ber of multi-family residential projects, front Vine-yard Avenue. The area immediately northeast of theProject contains industrial uses, as well as a site se-lected by the County for construction of the Ven-tura County Juvenile Justice Center which startedconstruction in June of 2001.

1.4.4 Circulation

Primary off-site access to the site is via the VenturaFreeway (US Route 101 Freeway) and several ma-jor thoroughfares including Oxnard Boulevard (StateHighway 1), Vineyard Avenue (State Highway 232)and Ventura Road.

The California Department of Transportation (Cal-trans) will reconstruct the existing interchange atOxnard Boulevard (State Highway 1) and the Ven-



August 27, 2002

tura Freeway (US Route 101 Freeway) to providedirect access from the freeway as well as from down-town Oxnard to RiverPark.

Caltrans is also planning a new Ventura Freeway/Santa Clara River bridge crossing, and the widen-ing of the freeway immediately east and west of thenew bridge. A supplemental EIR/EIS, prepared forthis project, has been certified.

1.5 PROPOSED LAND USE, OPENSPACE AND UTILITIES

The RiverPark Specific Plan allows developmentof a new mixed-use community containing commer-cial, residential, recreational, educational and openspace uses within the proposed Specific Plan Area.The land uses for the project are presented in Ex-hibits 2.B, 2.C and 2.D.

The Land Use Plan reflects a unique mix of regionaland community-oriented commercial uses with someresidential neighborhoods in the southern part of theSpecific Plan Area, and a new residential commu-nity in the north. An open space network will linkthe various land use areas and facilitate pedestrianand bicycle circulation throughout the community.

The Plan allows for flexibility in density and pro-posed land uses. A number of commercial and resi-dential building types allow a range of densities andproducts in many portions of the Specific Plan Area.Limited commercial and live/work uses are allowedon the first floor of multi-family residential devel-opment in some of the residential and commercialPlanning Districts. An area in Planning District “A”with a “mixed-use” land use designation allows twoalternate development mixes. In addition, the Spe-cific Plan provides for flexibility in the planned usesby allowing alternative Specially Permitted uses sub-ject to the granting of a Special Use Permit by theCity.

1.5.1 RiverPark “A”

RiverPark “A” will contain a mix of retail, office,hotel/convention and residential uses. The Plan re-duces the approximately 4.4 million square feet ofretail uses allowed by the Oxnard Town Center Spe-

cific Plan to 2.485 million square feet, a reductionof approximately 1.65 million square feet. PlanningDistrict D (Exhibit 2.B) would include regionallyand neighborhood-oriented retail as well as an en-tertainment-retail area emphasizing local and re-gional culture and interests. This District would alsoincorporate 320 to 450 Residential: High units, in-cluding some vertical mixed-use units in buildingswith commercial ground floor level uses and resi-dential units above. Planning District C permits ahotel and convention center. The adjacent PlanningDistrict A allows office and residential uses.

The Specific Plan also allows development of alter-nate uses in two planning districts:

Residential: Medium uses instead of theSchools/Community Park use allowed by-rightin Planning District G, the Village Square Neigh-borhood District; and

Residential: Medium uses instead of theSchools/Community Park use allowed by-rightin Planning District J, the RiverPark MewsNeighborhood District.

The right to build non-school uses in the PlanningDistricts where Schools/Community Parks are thepermitted land use is allowed only with the fulfill-ment of two conditions:

a) The Rio School District must prepare a writtendocument indicating that it does not want to pur-chase or utilize the land; and

b) The Planning Commission grants a Special UsePermit for the non-school use.

1.5.2 RiverPark “B”

RiverPark “B” contains residential, open space andpublic facilities uses. The existing El Rio DetentionBasin No. 2 will be filled and reclaimed. Residen-tial neighborhoods will be developed in PlanningDistricts H, I, J and K. Commercial and live/workuses are allowed on the first floor of multi-unit resi-dential buildings in limited areas of Planning Dis-tricts I, J and K.

Planning District J is planned to include a new el-ementary and middle school occupying a joint sitewith associated open space/parks. The school’s play

prepared for RiverPark Development, LLC by AC Martin Partners withRTKL / EDSA / CRAIN AND ASSOCIATES / WILLIAM HEZMALHALCH ARCHITECTS / HUITT-ZOLLARS

exhibit

EXISTING USES 1 E.August 27, 2002

EL RIO

12

VINEYARD

AVENU

EEXISTING

INDUSTRIAL AREA

US ROUTE 101 FREEWAY 101

OXNARD BOULEVARD

SANTA

CLA

RARIVER

3

5

County of Ventura Facilities

Existing Office Buildings

Existing Mining Pits

LEGEND

1

2

3

4

5 Existing County Detention Basin


0 375' 750' 1,500'Scale in Feet

EL RIO WEST RESIDENTIALNEIGHBORHOOD

4

6

6 Existing Agricultural Uses

Existing Mining Plant andStockpile

SIMON WAY

STROUBE STREET

232

1

VENTURA COUNTY JUVENILE

JUSTICE CENTER SITE



August 27, 2002

fields could be shared with the community whennot required for school activity, subject to agree-ment with the School District (Exhibit 2.L).

Planning District L contains the East Detention Ba-sin, part of the storm water quality treatment sys-tem, as well as a site for a new joint City/Countyfire station and maintenance facilities (Exhibit 2.M).

Planning District M contains the existing mine pits,proposed to be reclaimed for use as water storage/recharge basins which are subject to the provisionsof a new mine reclamation plan and the proposedSpecific Plan. In addition, District M will containnew detention basins and dry swales.

1.5.3 Utilities

As mentioned above, the existing mining pits (to bereferred to as “Water Storage/Recharge Basins”) inRiverPark “A” will be reclaimed for use as compo-nents of an expanded recharge capacity program.The Basins will allow for settling-out of suspendedsediments present in diverted Santa Clara River wa-ter prior to transferring the water to the existing ElRio recharge basins, or in lieu of delivery pipelinefacilities. Native vegetation around the existingWater Storage/Recharge Basins and along the west-ern edge of the project will enhance the natural habi-tat of the adjacent Santa Clara River corridor.

This drainage and water quality treatment system(Exhibits 6.F and 6.L respectively) has been de-signed to protect the quality of the exposed ground-water in the existing Water Storage/Recharge Ba-sins and the surface water in the Santa Clara River.

The system will collect, treat and convey all stormrunoff up to and including that resulting from a ten-year storm and discharge it to the Santa Clara Riverat existing levee outfalls. The storm drain and wa-ter quality treatment systems have also been de-signed to accept and treat runoff from off-site tribu-tary areas to the north and east of the Specific PlanArea and the residential neighborhoods in DistrictH. The system utilizes a variety of best managementpractice (BMP) devices as well as detention basinsand dedicated stormdrain pipelines. Dry swales arethe most frequently utilized BMP and provide sub-stantial water quality improvement for flows derivedfrom all areas within and tributary to the SpecificPlan Area. Runoff from storm events larger than a

10-year frequency storm will be discharged into theWater Storage/Recharge Basins.

1.6 ORGANIZATION OF THESPECIFIC PLAN

This document is designed to enable builders/de-velopers to easily access the information they willneed to plan and gain public agency approval of de-velopment projects within RiverPark.

The Specific Plan regulates development of all as-pects of RiverPark through a set of clearly definedDesign Standards and Guidelines. The intent of theseregulations is to guide Builder/Developers and theMaster Developer in providing a high level of de-velopment and design quality, while also providingreasonable flexibility.

The location of the standards and organization ofthe Specific Plan follows:

Section 1: Introduction: The Introduction out-lines the purpose of the Specific Plan and de-fines the regulatory authority of the Plan and itsrelationship to the City of Oxnard 2020 Gen-eral Plan. Section One then defines the Project’scommunity setting and outlines the location ofDevelopment Standards and the contents of eachof the Plan’s Sections.

Section 2: Land Use Master Plan: This sectionaddresses three areas: 1) the intent, structure andgoals of RiverPark, 2) the location, categories,allowable square footage and number of unitsof each land use permitted within RiverPark;and 3) the project-wide landscape, vehicular cir-culation, pedestrian network and utility networkwhich links the Project’s land uses into a coher-ent and comprehensive community.

Section 3: Commercial Master Plan: This sec-tion outlines the development concept, site de-velopment standards and design guidelines forthe commercial areas of RiverPark in PlanningDistricts A, B, C, D and E. This section alsoaddresses the residential components within thePlanning Districts A and D.

Section 4: Residential Master Plan: This sec-



August 27, 2002

tion details the residential development concept,site and development standards and guidelinesfor the Specific Plan’s residential neighbor-hoods. It defines the character and developmentstandards for a number of residential ProductTypes. The Section also addresses residentialuses in Planning District A and D.

Section 5: Landscape Master Plan: This sec-tion defines RiverPark’s Landscape Master Plan,incorporating the landscape design concept forRiverPark as a whole, for each of its neighbor-hood and community parks and for streetscapesand the storm water system. It concludes withlandscape lighting and signage design standardsand guidelines.

Section 6: Infrastructure Master Plan: This sec-tion describes the master plans for each of theinfrastructure components: vehicular circula-tion, grading, drainage, water, sewers, gas, elec-tric and water quality, including storm watercontrol.

Section 7: Specific Plan Implementation: Thissection defines the policies and programs thatwill be adopted to implement the RiverParkSpecific Plan. It also defines the developmentapproval process and the roles of the City andMaster Developer within it.

Section 8: Glossary: This section defines keyterms used in the Specific Plan.

INTRODUCTION section master planexhibit regional location 1. a hollywood-by-the-sea hollywood-beach...

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Transcript of INTRODUCTION section master planexhibit regional location 1. a hollywood-by-the-sea hollywood-beach...