Planning & Transportation Commission - May 28, 2025

Commission unanimously backs revised El Camino retail map

In a series of 7-0 votes, the Planning & Transportation Commission recommended that the City Council adopt a revised El Camino Real Retail Node Map. The recommendation keeps the Bike to School and Triangle nodes as drawn, removes the North Ventura Coordinated Area Plan node, and retains Central Node sections A, B and C. Staff will depict the three sections as a single Central Node before the resolution goes to the council.

The map is used for retail-preservation purposes under the city code. Commissioner Bart Hechtman initially questioned Central Node A because of shallow lots, parking and possible constraints on housing, but supported it after staff clarified that adjacent RM-30 zoning does not limit height under the current code. Commissioner Todd James suggested reconsidering the previously removed California Avenue node but did not seek a motion to restore it. Staff also clarified that removing the North Ventura node from the map would not displace the area's existing plan or the generally applicable retail-preservation ordinance.

In a separate 7-0 vote, the commission recommended that the council consider directing staff to study whether retail-preservation requirements should apply to housing-element sites within nodes that are not designated for lower-income housing. Staff said the city's adopted approach currently allows all housing-element inventory sites to be developed as entirely residential. The commission's vote called only for consideration of a study, not an immediate policy change.

Parking review prompts calls for better data and wayfinding

The commission took no formal action after a study session on downtown parking, instead offering feedback on signs, occupancy data, employee permits and possible pricing changes. Several commissioners argued that clearer directions to available garages and better information about parking supply should precede or accompany broader policy changes.

Staff said parking remains scarce near University Avenue and High Street while more capacity is available farther west and on upper garage levels. Existing occupancy figures generally come from annual point-in-time counts, and staff acknowledged that at least one data row needs correction and that some historical figures are not directly comparable. Automated parking guidance systems are being installed in the four largest garages but were not yet online.

Commissioners Bart Hechtman, Bryna Chang and Kevin Ji emphasized visible signs and pre-trip availability information, with Ji favoring basic wayfinding before parking charges. Cari Templeton prioritized shifting employee parking from residential permit areas to garages, while Chang and Allen Akin said improved permit data should inform possible pricing differentials. Forest Peterson called for a systemwide approach to forecasting parking supply and demand. Potential curb pricing, mobile payment and a proposed July 1 increase in the daily permit price to $20 were also discussed, but the commission did not vote on them.

Staff plans to publish parking tables and maps through a dedicated data portal, provide regular updates and assess the cost of refreshed wayfinding with the incoming transportation director. The sole public commenter supported continued data collection while urging broader discussions with residents, businesses and other stakeholders.

4075 El Camino Way redesign is expected to reduce unit count

Staff reported that the City Council had remanded the proposed residential plan at 4075 El Camino Way for further redesign, including removal of third-floor units. The revision is expected to contain 11 to 13 units instead of 16. The commission took no action on the update; staff will review the redesigned plan before returning it to the commission.

Primary sources

Watch the meeting on YouTube · Read the official meeting packet