As most new developments go, many of the homes are sold to people from out of town. Typically, they will be priced below homes in any other community where there are new homes being sold--with the exception of Fillmore. The attraction to out of towners will be great. It is also rare for new home sales managers to sell to people who have a home to sell first. That will slow down sales to Santa Paulans who want to “move up.” This single development is not the final answer to Santa Paula’s economic woes or Santa Paula’s future.
There are almost always objections to “smaller lots and higher density”. With the high cost of land on the Central Coast, it’s the way of the future. That is why we see so many two-story homes. An 1800 sf home can be built on a 900 sf footprint. The need for the 10,000 sf lot is diminished. A developer will seldom take on the risk of a housing development without maximizing profit and optimizing land use is likely considered first. That is why there are planning commissions and planning staff to hold developers to zoning standards and compromise only for the good of the community.
We have built many affordable units in Santa Paula. Given our demographics, we could build many more and not meet the need. We need balance. We need middle-income spending power in Santa Paula from people who live and work here. Without a job base within our borders, the work force leaves town every day. It’s easy to shop on their way home where there is attractive shopping in nearly every other community.
Under a previous City Administration, a Development Agreement was made between the City of Santa Paula and a developer from Malibu. It was for the re-development of the square block where City Hall and the Police Station are located, approximately 6 acres, excluding the gas station on the corner. The new development was a shopping center with Albertson’s as the anchor tenant. Complimentary retail services were being pursued.
Albertson’s management had reservations about the lack of shoppers in our trade area from East Ventura to Fillmore. The final decline after approximately two years of work came when the development of Fagan Canyon seemed to be only a dream. As they said goodbye to Santa Paula, they noted, “When we see rooftops, we’ll be there.”
The developers sought out Gelson’s, Trader Joes and others. The answers were all the same. We got a second look from Super A Foods but we walked away from them.
We wonder why Main Street has changed so much over the last 35 years. It’s because it lacks shoppers with extra $20 bills in their pockets. Fortunately, a few classy businesses have added greatly to the appeal of Main Street and its overall appeal is evident during train stops and Cruise Nights.
By comparison, the City of Ojai has managed to stay small and appear prosperous because they have a clearly defined geography and receive a $1 million a year in sales tax revenue from the Ojai Valley Inn. There were many promises about a similar resort for us made by the developers and proponents of Adams Canyon.
As for new homes and the “new people” that purchase them, it’s easy to close the door to them once “we have ours”. We forget it was the investment and risk of people before us who made what we have possible. Housing projects should not be opposed because of the short term inconveniences of “dust on your bushes, hammers and truck traffic”. We should look to long view of a community where shopping at home is made easy and working close to home is made possible. It will be then that employers will consider relocating businesses or creating new ones, employment opportunities will be increased, educational opportunities will be enhanced resulting in improved school test scores accompanied by increased learning capacities and superior classroom environments.
Growing a community well is a continuing and healthy endeavor especially if it is languishing from economic blight. Closing opportunities for new neighborhoods gets us more of what we have. The groups who are charged with promoting business attraction must gain understanding of the need for housing and then earnestly pursue job providers. Otherwise, we have learned nothing from what we know and “bust” will be the continuing result of efforts never made.
Kay Wilson-Bolton is a former State President of the California Women for Agriculture, former mayor of the Santa Paula City Council, former president of the Santa Paula Chamber of Commerce, member of the Santa Paula Economic Development Commission, Executive Committee of Ventura County Economic Development Association and a Realtor, serving Ventura County. She has two Bachelor’s Degrees and is completing her Master’s Degree.
