City Council approves
making EA1 a Master
Planned Community

On a 4-0 vote the City Council approved modifications to the Specific Plan for Limoneira East Area 1 that changed the proposed residential development to a Master Planned Community with private amenities available only to those residents belonging to a Homeowner Association (HOA).

The change to the specific plan was more detailed than had been addressed in August when reducing residential setbacks was brought to the Planning Commission, which tightened approval to allow more density in 30 percent of the development primarily in the Hallock Center neighborhood. New guidelines for drought tolerant landscaping were also included in the document. Planning Director Janna Minsk said setback changes will allow developers more flexibility in designing the homes. Also changed is the makeup of housing: Mike Penrod of Parkstone Company and longtime project manager for Limoneira, told the council that original plans to include 250 apartments and condominiums in the development have changed to single-family detached homes only. The agreement with Lewis is “a 50-50 venture” with a company deemed to be the “perfect partner” after more than 40 were considered. Limoneira is “not moving away, not selling out…it’s a true joint venture and Limoneira wants to deliver on everything they promised to the community.’ Penrod noted The Lewis Group appreciates Santa Paula and “Will have a great vision,” that will also benefit the schools and the Downtown. Lewis Group Vice President Glen Crosby, whose company is now partners with Limoneira on the project, told the council buyers now prefer detached, single-family homes even if they are on smaller lots and closer to streets. Such designs would be clustered so garage parking is in the back and the homes would face major streets in the development. The Lewis Group is not a homebuilder but rather will concentrate on infrastructure including streets, preparing the lots for home building and create community buildings. Said Crosby, “Basically, we will be building everything except the houses…” Homebuilders will come in and work with designs that will have to be approved by the city. Crosby noted that although a Master Planned Community, EA1 is not a “large subdivision” but rather a diverse community with different types of housing “products” and amenities for private homeowners such as an Olympic size pool, club house, gymnasium, possibly a resident vegetable garden and private neighborhood parks which will be funded through the HOA, which will have enforceable codes for residents. Said Crosby of Limoneira and Lewis, “We both have a lot of pride in this project…we want to deliver on the specific plan and on the vision.” None of the council questioned the new development model of a Master Planned Community, usually thought of as communities within communities. During public comment Sheryl Hamlin questioned several aspects of the modification itself as well as street parking, multi-generational homebuyers and the possibility of investors buying neighborhoods for rental. Crosby said parking enforcement could be incorporated into HOA rules as well as registering each household’s vehicles and mandating that garages could not be used for storage. Later he noted that lots should be ready for developers in two years. Councilwoman Ginger Gherardi asked if the homes would all be two story and Crosby said that ultimately would be up to the home developer. She also questioned city returns and Crosby said the first project, the water tank and pumping station is a multimillion dollar effort that should generate permit revenue. When Gherardi asked about the commercial/retail planned for East Area 2 Penrod said the area could not be prepared without the infrastructure created for the residential development. He estimated that at about the time the first homes would be ready for occupancy — in 2018 — the center should be built. Hiring local labor and the community area concerned Councilwoman Jenny Crosswhite and she asked of the latter, “Will only residents be able to use that?” When Crosby said yes, Crosswhite noted, “My concern is we don’t have something like that, on this side there’s nothing like that…” Penrod told the council the development will benefit the entire community including more than 50 acres of parkland, plus a $5 million payment the city can use for recreational or cultural needs that can be built on the parkland, “Whatever you decide to do.” Vice Mayor Martin Hernandez noted his concern with “pockets” in the proposed higher density areas that could potentially be a law enforcement issue and asked if security cameras would be considered. Crosby said security safeguards would be planned that would be reviewed by the local police department. Mayor John Procter has cited a conflict of interest and recused himself from the hearing and council members voted 4-0 to accepted the revised Specific Plan.