Implementation Thresholds

The goals is to build downtown housing in multiple locations, including micro units, to create much-needed additional residential units. Very high apartment rent rates reflect an under-supplied market and may help subsidize the retail until retail rents can be increased. A series of development thresholds are recommended in Table 3.1 to support development at the following scales:

Making Small Possible Threshold

There are the Vacant Lot Projects intended to filled with new housing units and commercial storefronts as easily as possible. These projects should get Municipal Service Fee relief to encourage this infill development and fill blighted vacant lots in the Downtown.

Reinvesting in Downtown Threshold

We recommend that improvements to privately owned lots in Downtown be multi-story, mixed-use, urban format buildings in a loosely coordinated sequence of investments. The Municipal Service fees should be lifted from city-wide funding mechanisms and reinvested specifically back into Downtown and its PBID area. This includes expanded, diversified restaurant offerings in
two blocks bounded by 6th and 7th, A and Meta to elevate this zone’s status to a regional dining destination (approximately 15 restaurants already are clustered in that zone; restaurants increase traffic to an area);

Catalytic Project Threshold

The following are recommendations for specific catalytic projects, the City’s redevelopment obligation projects, that will improve the Downtown and spur additional investment. New projects will address either directly or indirectly these proposed catalytic investments and by the City’s new structure for handling projects.

Public Realm

1. Redevelopment obligation development projects;
2. Oxnard Boulevard improvements;
3. Upgraded street lights, wayfinding signage, sidewalks, and possibly tree lighting throughout
   Downtown and along the major approach thoroughfares;
4. Plaza Park amphitheatre and pergola;
5. Downtown parking structure that incorporatesground-floor retail;
6. Mural program in alleys (committee to make approvals); and,
7. Improvements to how homeless are handled.Private Realm

Large Scale Projects

1. SSA Building redevelopment in coordination with Plaza Park amphitheatre:
   – Carnegie Art Museum expansion,
   – Children’s Museum,
   – Market-rate residential units and/or office space on upper floors;
2. Rieter Affiliated’s new 3-story headquarters on A Street;
3. Teatro and Vogue Theatres rehabilitation and reopening:
   – New homes for Elite Theatre Co. and Teatro de las Americas;
4. Church for the Nations on B Street (up for sale):
   – Potential black box theatre or alternative Children’s Museum location;
5. JCPenney conversion to big box for small grocery, a key amenity that is needed Downtown;
6. Downtown housing units needed to accommodate the expected demand generated by new Sakioka 422 ac. commercial/office development;
7. UCSB, Cal State Channel Islands, or Cal Lutheran Univ. to open a Downtown Campus; and,
8. Hotel (business class, 3.5-4 stars).