How many units will be developed?
The Specific Plan as proposed would allow a maximum of 1,500 residential units of varying types to be developed in East Area I. The actual number of units developed will depend on the detailed planning of each neighborhood in the Specific Plan Area and may be less than the maximum amount allowed by the Specific Plan.
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Is Limoneira going out of the agricultural business?
Limoneira Company has been in agricultural production for over 115 years. Limoneira Company is here to stay, to continue its farming operations, provide jobs in the agricultural industry and to contribute to the community as it has done throughout its history. The Santa Paula East Area I project helps to strengthen Limoneira Company to reinvest in its long-term agricultural operations.
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What are the traffic improvements associated with the development of the Santa Paula East Area I Project?
The project will include major roadway improvements called for in the East Area I Traffic study as part of the Environmental Impact Report. These improvements will include, Widening and & reconfiguring the intersection of Hallock and HWY 126, extension of Hallock Drive into the site to provide primary access and the extension of Santa Paula Street across Santa Paula Creek to provide secondary access. Traffic signal and reconfiguration of Telegraph Road and Hallock. Traffic signal and reconfiguration of 12th Street and Santa Paula Street. Widen and reconfigure intersection of Ojai Road (SR-150) and 10th Street and Santa Paula Street. Widen and reconfigure intersection of 8th Street and Santa Paula Street. Reconfigure the intersection of Palm Avenue and Santa Paula Street. Reconfigure intersection of Steckel Drive and Santa Paula Street. Hallock Road is designed to allow for conversion to serve as part of a Hwy 150 bypass route, if this facility is needed in the future. The project will also contribute a fair-share of the cost of improvements to 12 other intersections in the City that will be impacted by traffic from the project and other growth to create the additional capacity needed to accommodate this traffic.
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What kind of housing types will be developed?
The proposed Specific Plan promotes and permits the development of a wide range of housing types. While the majority of the homes developed will be detached single-family homes in traditional residential neighborhoods, attached units are also contemplated within the project.
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Will housing opportunities be affordable to Santa Paula’s working families?
The project will have 100 units of Public Benefit housing. These units will be available for police personnel and fire department personnel, teachers, school faculty, city employees, nurses, hospital staff, county employees. The project will also pay to the City of Santa Paula $6.5 million in-lieu fees to be used for redevelopment, additional new affordable housing and funds available to upgrade existing homes.
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Is the Teague-McKevett Ranch property within the Fillmore-Santa Paula Greenbelt?
East Area I is currently within the Fillmore-Santa Paula Greenbelt. The greenbelt was adopted by resolution by the participating cities and County. The City of Santa Paula General Plan adopted in 1998 states that the City intends to amend the Greenbelt agreement to remove the East Area I expansion area from the agreement.
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How will the loss of agricultural land bring value to Santa Paula?
The site contains rocky soils that are not the best for agricultural productivity, as reflected in the amount and value of agricultural crops currently produced on the site. The new development will contribute both directly and indirectly to the long-term economic vitality of the City of Santa Paula.
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What types of recreational facilities will be developed?
The East Area I community provides a variety of passive and active recreation areas, including a large 35 acre community park that will include new soccer fields, softball fields, baseball fields, basketball courts, tennis courts, football fields, track and passive picnic areas. There will also be approximately 28 acres of detention basins that allow for passive park use. The southern detention basin will accommodate 4 regulation size soccer fields along with softball fields. Each neighborhood will have parks within walking distance of the homes. These green spaces are a primary feature of the community and include play fields, formal plazas, community and neighborhood parks, pocket parks, and large greenways that run the full length of the community along both Haun and Santa Paula Creeks that will accommodate an extensive hiking and biking trail system. Foothill Neighborhood Park and Trailheads 4 acres improved, 1.5 acre Haun Creek Neighborhood Park improved, 5.5 acres Santa Paula Linear Park improved, 11.6 acres Haun Creek Linear Park improved, 14.3 acres Southerly Detention Basin Soccer Fields improved, 13.7 acres Northerly Detention Basin Passive Park improved, 79 acres Open Space, 55 acres On-site Agriculture Preserve. In addition, the sites being provided for elementary and secondary schools will contain additional recreational facilities that will be available to the community.
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Will the project include new schools?
The East Area I community will include a turnkey elementary school and sites reserved for the Santa Paula High School District and post-secondary educational facilities. The post secondary educational facilities could become a wide range of uses including some 4 year universities, junior college, technical schools, and trade schools. The project will also contribute $200,000 for the Middle School Facility Assessment Study, contribute approximately $6.5 million in upgrades and additions to Isbell Middle School.
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Does this project include commercial and retail opportunities?
While the East Area I community primarily consists of new residential neighborhoods and supporting community facilities, such as parks and schools, it also includes retail commercial and commercial office uses in appropriate locations along Hallock Drive and Santa Paula Street. The retail uses will be neighborhood serving.
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How will East Area I benefit the City of Santa Paula?
The new development will contribute both directly and indirectly to the long-term economic vitality of the City of Santa Paula. In addition, the project will add a variety of recreational facilities, including community parks, and sites for new schools to the City. The drainage improvements planned along Haun Creek will also benefit the entire Santa Clara Valley by correcting the existing flooding problem at Haun Creek and Highway 126. An additional 2.5 Million Gallon potable water tank will be constructed to allow for better water quality and water pressure to the City of Santa Paula.
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What are the economic benefits this development will bring to the City?
The project will contribute an annual increase in the City of Santa Paula’s General Fund in the approximate amount of $1 million annually upon build-out. The project will also pay to the City of Santa Paula $6.5 million in in-lieu fees to be used for redevelopment, additional new affordable housing and upgrades to existing homes. The project will also provide 35 acre Santa Paula Sports with $5 million in improvements, a 3.5 acre Central Park with $1 million in improvements. A $5.5 million Contribution to the City Wastewater Treatment Plant, Sewer Development Impact fees, $100,000 for the SR-150 bypass study, 5.6 acre Joint Civic Use Facility $5 million in improvements, New Fire Station/Police Sub-station $4 million, $500,000 development contribution to improve current parks within the City of Santa Paula, City Gateway monumentation and beautification between Hallock and Santa Paula Creek $100,000.
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Why is a vote required?
The City of Santa Paula General Plan includes an Urban Growth Boundary added to the General Plan in 2000 when the Santa Paula Urban Restriction Boundary Initiative (SOAR) was approved by the voters. While East Area I is identified in the General Plan as an urban expansion area, it is currently located outside the Urban Restriction Boundary and a vote to amend the Boundary to include the site is required. In addition, L6 (81 acre Initiative passed in 2006) requires a vote to amend the City’s General Plan for any increases in density on parcels larger than 81 contiguous acres.
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When will we vote on this project?
The project will be voted on by the registered voters of Santa Paula on June 3, 2008.
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