Ventura Council Considering Change in Industrial District : Development: Officials discuss zoning that would allow commercial, residential use for a project affecting 77 acres of the old sector.

The Ventura City Council on Monday began to discuss changing the zoning for a proposed development in the northern Ventura Avenue area that could significantly alter the city’s old industrial sector.

As of late Monday evening, the council was considering a change in the zoning from heavy industrial to commercial and residential uses for a proposed project affecting about 77 acres in the Ventura Avenue neighborhood.

Councilman Jim Monahan, who owns a welding company in the area, is a strong opponent of the proposed change.

“The north end of Ventura has traditionally been industrial, and we need to keep it that way,” Monahan said in an interview before the meeting.

The Neel and Huntsinger families and Kinko’s--the copy service company headquartered in the area--want to develop their land by filling vacant lots and razing a lemon grove for 330 residential units, a park, business offices and industrial buildings.

“We’ve been looking for investment in that area for a long time,” Councilman Steve Bennett said in an interview. “You have to give careful consideration to anyone who wants to bring investment dollars to the Avenue because so few dollars have gone there recently.”

The area is bounded by Stanley Avenue on the south, Seneca Street on the north, Ventura Avenue on the east and California 33 on the west.

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Some property owners in the area spoke against the proposed project Monday, saying they do not want their land rezoned for a development in which they are not participating.

The Neels, Huntsingers and Kinko’s own about 52 acres, but they are also requesting city officials to change the zoning on about 25 acres of their neighbors’ properties as well because it would spruce up the neighborhood and complement their project plans, said Steve Perlman, a land-use consultant hired by Kinko’s and the Neel and Huntsinger families.

“I don’t have any quarrel with their right to develop their parcels. Just leave us alone,” said Bill Kendall, partner in a real estate management firm that owns property nearby.

Although businesses in the industrial area would be allowed to continue operating, they would be restricted to certain standards if they wanted to expand, city officials said.

Kendall said industrial-zoned land is already scarce in the city, and if the area is changed, manufacturers and heavy industry would have a more difficult time finding locations for new plants.

Kendall said landlords are likely to become very selective in leasing to long-term tenants if the zoning changes. Under the proposal, landlords must begin leasing to light-industrial tenants if a heavy-industrial tenant leaves and the space is left vacant for more than six months. Light-industrial properties have a higher vacancy rate than their heavy-industrial counterparts.

“Every city, in order to survive, needs some heavy-industrial-zoned land,” Kendall said.

Some council members echoed Kendall’s concerns and said they want to preserve some of the industrial area.

“You always need a place to do your heavy work, clean out your paintbrushes, that type of thing,” said Monahan, a longtime advocate of the Ventura Avenue industrial sector. His welding company is not in the affected area.

“The Avenue needs that project, but I want to hear about protecting the other businesses out there,” Councilman Jack Tingstrom said before the meeting.

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However, Tingstrom said city leaders will be eager to try to accommodate the business needs of Kinko’s, one of the city’s largest employers.

Under the proposed development, Kinko’s would build a 60,000-square-foot addition to its headquarters, said President Dan Frederickson. The company employs about 400 people and is hoping to expand.

Kinko’s officials said if the project is rejected, the company may decide to build elsewhere in California.

“I would be very interested in having Kinko’s expand and stay here,” Tingstrom said. “I’m sure we can work out some kind of compromise.”