Land-use change nixed for apartments at Fisherman's Wharf

The Oxnard Planning Commission has nixed a land-use change that would allow a development anchored by 400 apartments to be built at a dilapidated corner of Channel Islands Harbor.

Voting 5-1 late Thursday, the commission rejected a proposed amendment to the city's coastal plan after a five-hour hearing that drew more than 300 people. Its recommendation goes now to the City Council, which is tentatively scheduled to take up the amendment on Oct. 15.

Commissioner Daniel Chavez Jr., who said he supported "responsible development," voted against the denial. The seventh commissioner, Jim Fuhring, was absent.

MORE:Oxnard Planning Commission to mull amendment and allow Fisherman's Wharf development

Mark Sandoval, director of the county-owned harbor, told the panel that it was not economically feasible to redevelop the 11-acre parcel known as Fisherman's Wharf without the rentals.

"Fisherman's Wharf will or will not be developed predicated on apartments," he said. 

Located at the corner of Victoria Avenue and Channel Islands Boulevard in Oxnard, the decades-old complex of Cape Cod-style wooden buildings is decaying and many of the properties are empty.

Critics argue that the county has mismanaged and neglected the site. County officials have said their attempts to rehabilitate the site over 15 years have been slowed by the 2008 recession, the long bureaucratic process required for approval of projects along the coast and objections from residents of beach areas who oppose development. 

At issue now is a proposal from Channel Islands Harbor Properties of Beverly Hills to build 400 market-rate apartments and 36,000 square feet of commercial space. 

To accommodate it, the commission was asked to approve land-use policies allowing residential units at up to 40 units per acre and a height of 55 feet with an additional 10 feet for screening rooftop appurtenances. 

Oxnard's coastal plan currently does not allow residential development in that area of the harbor.

The Planning Commission upheld Oxnard planning staff members' recommendation that the amendment be denied. According to a city staff report, the proposed project is inconsistent with the plan in a dozen areas. The issues have to do with public access, adequate number of parking spaces, focus on recreational boating and other matters.

Commissioner Orlando Dozier said he did not support the argument that the high-density apartments proposed by the county and the development firm were essential for rehabilitating Fisherman's Wharf.

"I want public buy-in," he said. 

Chairwoman Deirdre Frank said there was "no way" she could support the amendment. She said the county had flouted the city's land-use process.

"They knew what the rules were and they didn't care," she said.

If the City Council also nixes the land-use change, the county could seek an overriding vote from the California Coastal Commission. Developer Tom Tellefsen said he expected that would have to be done. 

He views the entire dispute as a turf war between the city and the county. "This is all a political game," he said.

"Our view has always been to get in front of the Coastal Commission and let the chips fall where they may," he said.

Dozens of people spoke at the hearing, most in opposition. 

The harbor should be preserved for public use, said Rene Aiu, a representative of the Harbor & Beach Community Alliance, a group that formed after the Ventura County Board of Supervisors voted in 2016 to amend a public works plan to allow the apartments. 

The organization cited seven reasons why the amendment should be denied, including loss of permitting authority, inconsistency with 20 coastal land-use policies, parking issues, traffic safety and development of public land for the benefit of private apartment tenants. 

"If we put residential there, it will become a harbor for a privileged few," Aiu told the commission.

Sandoval said the opponents holding pink cards saying "NO 400 APTS" are the "privileged few" who already live at the harbor. "We want to develop Fisherman's Wharf for people that do not live by the harbor," he said. 

Labor and business interests supported the project.

"The city of Oxnard needs solid economic development," said Tom Cady, a board member for the Oxnard Chamber of Commerce.

Construction workers wearing bright orange vests and shirts said they hoped to work on the project. 

"Very few tradesmen have the opportunity to work in Oxnard," said Mercy Urrea, regional manager of the Southwest Regional Council of Carpenters in Camarillo.

Although 425 union members live in Oxnard, they have to commute long distances to jobs in other areas, he said.

Sandoval said he saw no room for compromise before the project goes to the City Council. Nor did Tellefsen, who said the developers had already made numerous concessions.

Several speakers, though, said they would like to see a smaller project.

"We are not against redevelopment of this area. It is pretty obvious it needs to be done," said Matt Moody, a 21-year resident of Hollywood Beach.