LCP Amendment No. MAJ-2-12, Item Th15b Zoning Designations 2007 DTSP City Approved CTO 2007 DTSP Coastal Commission Approved in 2010 Coastal Commission Direction to City in 2010 Demonstrate why a mix of uses at the site is appropriate. Relationship of this site to other visitor- serving coastal sites throughout the Ventura coastal area. Economic and Financial Viability of Visitor-Serving Uses City Initiated Economic Study Conducted by HR&A Advisors, Inc. Analyzed hotel, motel, retail and other visitor serving uses Economic and Financial Viability of Visitor-Serving Uses No demand for lodging site Small retail not financially feasible Site heavily constrained Weak market demand Site competes with Downtown Core Isolated by Hwy 101, Railroad tracks, topography No direct access from Hwy 101 Site Constraints Entitled Hotels within Coastal Zone Proposed 2007 DTSP Amendment CT O T Urban General 3.5 Promenade Parcels T4.3.5 Promenade Parcels Benefits to Public Real development of Promenade with amenities Accommodates all modes of transportation Adds coastal visitor public parking Beachside Promenade 8 foot walk 6 feet landscape each side Seating areas 28 feet deep w/ benches Crosswalks Houseside Promenade 6 foot walk 6 and 10 feet landscape Promenade Detail Mitigation In-Lieu Fee Fee for non-visitor serving uses Use towards lower cost visitor serving uses in City Suggested Edit to Modification 5 Management & Location of In Lieu Fee money 3-Party MOU should be prepared between the Commission, State Parks and the City of Ventura Project should be in City limits Rationale: Monies are collected under City permit authority for local use Establishes accountability for use of public monies Ensures partnership between local and state agencies a key objective of Coastal Act implementation MOD 4 & 9, Restrict portion for parking City owned parcel City Owned Parcel City Owned Parcel - constraints Railroad Right of Way Ash Street ROW Parking Space Standards Back out Distance Accessibility Requirements Stormwater Requirements utility CTO = City Owned Parcel Or Retain Retain CTO will maintain status-quo Request Approval of LCPA D o w n t o w n Beach Project Site Within the Downtown Specific Plan (Certified IP) DTSP Pacific Ocean Project Site Midtown DTSP Focus Area for Development Project Site Land Use Designations 1989 Comprehensive Plan (LCP) D T S P PC-T PC-T = Planned Commercial Tourist Oriented Conceptual Cross Section BeachHighwaySite Conceptual Cross Section 15 15 min. 210 rooms x 25% x $34, = approximately $1,794, Suggested Edit to Modification 5 1. Construct In Lieu Fee as a rolling fee based on identified ratio: $34, per residential unit instead of flat flee Rationale: City must comply with AB1600 for impact fee Supports fee collection and nexus justification Consistent with ratio-based fee Commission certified in 2010 Residential at full potential would equal same fee as. Residential Just 1% residential ? Ratio solves problem Residential