Agenda packet — Santa Paula City Council, April 3, 2024 (part 1 of 4)

City of Santa Paula
City Council

MAYOR LESLIE CORNEJO
VICE MAYOR PEDRO A. CHAVEZ

COUNCILMEMBER JENNY CROSSWHITE

COUNCILMEMBER CARLOS JUAREZ

COUNCILMEMBER ANDY SOBEL

CITY COUNCIL REGULAR MEETING OF THE

SANTA PAULA CITY COUNCIL
WEDNESDAY, APRIL 3, 2024
6:30 PM - City Council Regular Meeting

SANTA PAULA CITY HALL
970 VENTURA STREET
SANTA PAULA, CA 93060

JULIE LATSHAW, CITY CLERK

DAN SINGER, CITY MANAGER

MONICA CASTILLO, CITY ATTORNEY
City of Santa Paula - City Council - City Council Regular Meeting 1

CITY COUNCIL REGULAR MEETING
You are invited to participate in all Regular City Council meetings. Agendas are posted in the front of Santa Paula City Hall, 970 Ventura Street, Santa Paula, 72 hours in advance of the scheduled meetings. The City Council's regular meetings start at 6:30 p.m. the first and third Wednesday of each month in the City Hall Council Chambers located at 970 Ventura Street in Santa Paula. Special and Closed Sessions vary by date and time.

HOW TO PARTICIPATE IN PERSON DURING THE MEETING: If you wish to speak at a City Council meeting, please fill out a Public Comment Form noting your name and address and submit the form to the City Clerk. Include the Agenda item number, when appropriate. Public comments are limited to 3 minutes.

1. Items Not on the Agenda: If you wish to discuss an item which is not scheduled on the Agenda, you may address the City Council during Public Comment. Please realize that due to the limitations placed on the City Council by provisions of the California Government Code, the City Council ordinarily cannot take action on any item that is not on the agenda. Because of these restrictions, expect that matters that you identify during public comment may be referred to staff or considered on a future agenda.

2. Agenda Items: Items being considered by the City Council may appear on the Consent Calendar, as an Action Item, or as a Public Hearing. Public comments on each type of item are handled differently, as explained below:
a. For items appearing on the Consent Calendar, please submit a Public Comment Form before the Council takes action on the Consent Calendar. Items that receive a Public Comment Form may be pulled from the Consent Calendar by the Mayor and discussed separately by the City Council.
b. For items appearing as an Action Item, the Mayor will announce the Agenda item and request the staff report, the staff member responsible will give a brief summary of the report; the City Council will have an opportunity to ask questions of staff; members of the public will be given an opportunity to comment on the item and ask additional questions (all members of the public should speak directly into the microphone at the speaker’s platform); and the City Council will discuss the item and then take appropriate action.
c. For items on which a Public Hearing is scheduled, the Mayor will open the public hearing and receive the staff report; members of the public will be given an opportunity to comment on the item and ask additional questions (all members of the public should speak directly into the microphone at the speaker’s platform); the City Council will discuss the item; and the Mayor will close the public hearing after City Council action.

HOW TO PARTICIPATE BEFORE THE MEETING: Members of the public are encouraged to submit email correspondence on any agenda item by sending an email to [email protected]. All public correspondence received by 3:00 p.m. (PT) on the meeting date will be provided to the legislative body before the meeting. Public Comments received after 3:00 p.m. will be provided to the legislative body the next day.

Your Participation in this meeting is in the public domain; meetings are cablecast; minutes of this meeting will reflect your participation in this meeting and are posted on the city’s website.

PLEASE NOTE: Be advised that if you bring a legal challenge to an action, you may be limited to raising only those issues you or someone else raised at the meeting described in this Agenda, or in written correspondence delivered to the City Council at or before the meeting.

Any action is subject to the ninety-day time period set forth in Code of Civil Procedure § 1094.6.

City of Santa Paula - City Council - City Council Regular Meeting 2

1. CALL TO ORDER
REMINDER: in order to minimize distractions during public meetings, all personal communication devices should be turned off or put in a non-audible mode.

2. INVOCATION

3. FLAG SALUTE

4. ROLL CALL

5. PUBLIC COMMENT
At this time, members of the public may comment on any item not appearing on the agenda that is within the subject-matter jurisdiction of the City Council. A Public Comment Form must be submitted to the City Clerk prior to the beginning of the Public Comment period in order to be recognized to speak. Individuals submitting Public Comment Forms after the beginning of the Public Comment period will not be allowed to speak at this time, but may be recognized to speak by the Mayor at the conclusion of the meeting. Individual Councilmembers may briefly respond to Public Comments or ask questions for clarification. The City Council may direct staff to report to the City Council on the item at a later meeting. For items appearing on the Agenda, the public will be invited to make comments at the time the item comes up for City Council consideration. If a member of the public wishes to address a Consent Calendar item, please submit a Public Comment Form for that item. It may then be discussed separately by the Council, and the public will be invited to make comments at that time. At all times, please use the microphone and write your name and address on the Public Comment Form provided.

6. PRESENTATIONS

6.A ARBOR DAY PROCLAMATION

6.B GUN VIOLENCE RESTRAINING ORDER - PRESENTATION

6.C CITY MANAGER'S DEPARTMENT REPORT - NOVEMBER 2023 -
FEBRUARY 2024
RECOMMENDATION:

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (805) 933-4208. Notification 48 hours before the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 35, 102-35.104 ADA Title II). Written materials distributed to the City Council within 72 hours of the City Council meeting are available for public inspection immediately upon distribution in the City Clerk’s office.

HOW TO VIEW ON YOUR TELEVISION, COMPUTER, OR MOBILE DEVICE: Watch from home live on the local Channel 10, or view the live feed on the city website at the following link: https://www.spcity.org/523/Public-Meeting-Agendas NOTE: Special and Closed Sessions are not recorded and not available on Channel 10 or live feed on the city website.

REGULAR MATTERS - COUNCIL CHAMBERS
City of Santa Paula - City Council - City Council Regular Meeting 3 Staff recommends that the City Council:

1. Receive and file the Department Report for City Manager’s Department for November 2023 - February 2024.

Presented by: Dan Singer, City Manager

7. CITY COUNCIL REPORTS

8. CITY MANAGER REPORTS

9. CONSENT CALENDAR
Background information has been provided to the City Council on all matters listed under the Consent Calendar and these items are considered to be routine by the City Council and are normally approved by one motion. If discussion is requested by a Councilmember on any item, or a member of the public wishes to comment on an item, that item may be removed from the Consent Calendar for separate action.

9.A SECOND READING AND ADOPTION OF ORDINANCE NO. 1336,
APPROVING (1) ADDENDUM NO. 4 TO THE FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT (EIR) FOR EAST AREA 1 SPECIFIC PLAN AMENDMENT NO. 4 AND A GENERAL PLAN AMENDMENT, (2)
EAST AREA 1 SPECIFIC PLAN AMENDMENT NO. 4, AND (3) A GENERAL PLAN AMENDMENT.

RECOMMENDATION:

Staff recommends that the City Council:

1. Conduct the second reading of and adopt Ordinance No. 1336, approving (1) Addendum No. 4 to the Final Supplemental Environmental Impact Report (EIR) for East Area 1 Specific Plan Amendment No. 4 and a General Plan Amendment, (2) East Area 1 Specific Plan Amendment No. 4, and (3) a General Plan Amendment.

10. PUBLIC HEARING
Verification of posting notice by City Clerk
Declaration of conflicts (if any)
Declaration of ex parte contacts (if any)
Open public hearing
Staff presentation
Public comments
Close public hearing
Discussion and action

10.A RESOLUTION NO. 7507 APPROVING THE ISSUANCE OF MULTIFAMILY

REVENUE BONDS BY THE CALIFORNIA PUBLIC FINANCE AUTHORITY IN SUPPORT OF AN AFFORDABLE 166 UNIT MULTIFAMILY

DEVELOPMENT, CITRUS FLATS APARTMENTS
RECOMMENDATION:

City of Santa Paula - City Council - City Council Regular Meeting 4 Staff recommends that the City Council:

1. Hold a public hearing pursuant to the federal Tax Equity and Fiscal Responsibility Act (“TEFRA”)

2. Adopt Resolution No. 7507 approving the issuance of multifamily housing revenue bonds for the Citrus Flats Apartments in an amount not to exceed $55 million and authorize the City to become a non-charter member of the California Public Finance Authority.

11. ACTION ITEMS

11.A RESOLUTION NO. 7508 OF THE CITY OF SANTA PAULA AUTHORIZING

A CITY AFFORDABLE HOUSING FUND LOAN TO FLT TELEGRAPH
PARTNERS, L.P. ("PARTNERSHIP") IN THE AMOIUNT OF $5,500,000;

AND THE DEFERRAL OF DEVELOPMENT IMPACT FEES AND WATER IN LIEU FEES IN AN AMOUNT NOT TO EXCEED $5,157,949
RECOMMENDATION:

Staff recommends the City Council adopt Resolution No. 7508 authorizing a City Affordable Housing Fund loan to FLT Telegraph Partners, L.P. ("Partnership") in the amount of $5,500,000; and the deferral of Development Impact Fees and Water In-Lieu Fees in an amount not to exceed $5,157,949.

Presented by: James Mason, Community & Economic Development Director

11.B 2024 WASTEWATER COLLECTION SYSTEM AND WATER RECYCLING

FACILITY MASTER PLAN
RECOMMENDATION:

Staff recommends that the City Council:

1. Receive and file the 2024 Wastewater Collection System and Water Recycling Facility Master Plan
Presented by:

Becca Bugielski, PE, MKN & Associates, Inc.

Michael Nunley, PE, MKN & Associates, Inc.

12. ITEMS FOR FUTURE AGENDAS

12.A FUTURE AGENDA ITEMS
RECOMMENDATION:

Staff recommends City Council review future agenda items.

13. ADJOURNMENT
State of California )-
County of Ventura )- ss
City of Santa Paula )-
City of Santa Paula - City Council - City Council Regular Meeting 5 I declare under penalty of perjury that I posted this City Council Agenda on the bulletin board near the front door of City Hall, 970 Ventura Street, Santa Paula, California.

On_________________ at______________Signed:_________________________ Julie Latshaw
City Clerk
City of Santa Paula - City Council - City Council Regular Meeting 6 To: Honorable Mayor and Members of the City Council
From: Dan Singer, City Manager
Subject: CITY MANAGER'S DEPARTMENT REPORT - NOVEMBER 2023 - FEBRUARY 2024
Date: April 3, 2024
Agenda Item: 6.C

CITY OF SANTA PAULA

MEMORANDUM
RECOMMENDATION:

Staff recommends that the City Council:

1. Receive and file the Department Report for City Manager’s Department for November 2023 - February 2024.

Presented by: Dan Singer, City Manager
BACKGROUND:

City Manager
Led efforts related to the Union Oil Building, including the execution of a Transfer Agreement to donate the property to the City along with a $2-million-dollar maintenance grant. Worked with the City Attorney on efforts to update Council's Manual of Procedural Guidelines for Conduct of the City Council and Constituent Body/Commission Meetings.

Applied for and obtained a national grant from the National League of Cities (NLC) to work on efforts in partnership with the Ventura County Community Foundation (VCCF) related to the Isabella Project and early education in Santa Paula. Worked with Council, the Executive Team and consultants to conduct a preliminary community survey on the wants and desires of the community related to streets, capital improvement projects, and local control issues within Santa Paula. This effort is ongoing and additional community outreach will be ramping up in April.

Management Analyst
Administrative
Continued oversight, tracking and execution of objectives in Council’s 2-Year Strategic Plan.
7 In partnership with our Emergency Services Coordinator, assisted with emergency declarations and efforts related to the FEMA flood events from January-March 2023.

Continued oversight of the City’s transition to joining the Clean Power Alliance (CPA).

Provided community outreach, research and analysis related to a consideration in adjusting City Council meeting start times.

Economic Development
Worked with Ventura County and multiple stakeholders to support the County’s 150 th
Anniversary jubilee event which took place in Santa Paula on October 21, 2023.

Coordination and oversight of activities related to the Property Business Improvement District (PBID) to effectuate beautification and improvements to the downtown corridor.

Provided support to the Parks & Recreation Dept. related to requests for Council sponsorship for the Labor Day and Holiday Parades.

Developed a professional services agreement with the Chamber of Commerce to support several of Council's 2-Year Strategic Plan objectives related to economic development in Santa Paula.

Grants
Applied for and awarded a United States Department of Transportation Safe Streets and Roads for All (SS4A) Grant in the amount of $280,000.

Applied for and awarded an Alcohol Beverage Control (ABC) Grant in the amount of $28,108.

Continued to work with the Broadband committee to explore broadband options and utilize $192,050 in Local Agency Technical Assistance (LATA) grant funds to explore opportunities for Broadband High-Speed Internet by funding the development of a Broadband Strategic Plan for the City.

Applied for a $30,000 grant from T-mobile for a downtown kiosk on behalf of the Property Business Improvement District.

Continued to work with Public Works and VCTC to utilize $1,482,877.50 in TDA Article 3 grant funds to engineer and construct up to 2.48 miles of new bike trails in Santa Paula which would connect to the existing bike trail pathway, allowing multi-modal access from west end of Santa Paula to the east end.

Legislative Affairs
Attended the League of California Cities Conference in September to stay abreast of legislative issues that are currently, or anticipated to be, the focus of future legislation by the county, state or federal government. Worked with the Mayor, Merchant McIntyre and our Public Works Director to successfully advocate for and now be awarded just under $1M dollars in Federal funding support from Congresswoman Julia Brownley, Senator Padilla and Senator Feinstein for the Mesa Tanks project.
8 Drafted letters of Opposition based on Council's adopted Legislative platform for AB309 and AB1637.

Public Information
Established an ad hoc Communications Committee to focus on citywide communications efforts and assist with the City’s upcoming website redesign.

Continued communications and support to all departments through Channel 10 content, Take 5 newsletter, social media, website updates and design and press releases.

Coordinated with Public Works weekly outreach and communications efforts for the Harvard Blvd. Water/Sewer & Pavement Project.

Assisted with outreach efforts related to recruitment for the Chief of Police, Union Oil Building, various committees/commissions, employment opportunities, community programs, etc.

Assisted with support for various ribbon cutting ceremonies throughout the City including the Boys & Girls Club Restroom remodel and SPIRIT of Santa Paula and coordination of a $1M State gift of funds for the new Sportspark by State Senator Limon and Assemblymember Bennett.

Management Fellows
Created a consistent set of bi-monthly business workshops in collaboration with SCORE, EDC, and WEV. Workshops such as how to boost social media presence and how to start a business were provided.

Continued oversight of local Business Roundtable events in partnership with CEDD as part of Council’s 2-Year Strategic Plan. Meeting attendance continues to increase.

PBID – Supported the up-lighting project and created a downtown newsletter to keep business owners informed on a quarterly basis.

Human Resources Department
Hosted Holiday Employee Luncheon and Employee Service Recognition Breakfast.

Recognized and celebrated the 2023 Employee of the 4th Quarter.

Developed and introduced an Early Separation Notification and Police Officer Hiring Incentive Program.

Partnered with California Lutheran University to offer discounted tuition rates to City employees pursuing graduate or professional programs.

Successfully recruited and onboarded:

Community and Economic Development - Code Enforcement Inspector Finance - Accounting Specialist
Information Technology - Information Technology Analyst Parks and Recreation - Recreation Program Coordinator
Police - Chief of Police; Public Safety Dispatcher (2); Police Officer (7); Records Technician; Community Services Officer
Public Works - Administrative Analyst; Water System Operator 9 Information and Technology Department
Worked with HR to recruit and hire a new IT Analyst. Worked with contractors supporting IT-related portions of the Mesa Tank replacement, parking lot gate entry system, and Police Station remodel projects.

Installed equipment to add the Limoneira water tank to our automated water control systems.

Added equipment to support hosting a language interpreter in the Council video control room.

City Clerk's Office
Processed 15 City Council agendas and minutes.

Attended 4 Bid Openings.

Posted updated Maddy Act for yearend 2023, and continue to update as changes are made.

Continue to advertise and accept applications for Commissions, Committees, and Boards.

Administered 11 Oaths of Office.

Processed 70 Public Records Requests.

Processed and Posted 5 Notice of Publications.

Have begun the process of the Annual Fair Political Practice Commission Form 700.

ANALYSIS:

None
STRATEGIC PLAN:

None
FISCAL IMPACTS:

None
OPTIONS:

None
ATTACHMENTS:
10 To: Honorable Mayor and Members of the City Council
From: James Mason, Community & Economic Development Director Subject: SECOND READING AND ADOPTION OF ORDINANCE NO. 1336, APPROVING (1) ADDENDUM NO. 4 TO THE FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT (EIR) FOR EAST AREA 1
SPECIFIC PLAN AMENDMENT NO. 4 AND A GENERAL PLAN
AMENDMENT, (2) EAST AREA 1 SPECIFIC PLAN AMENDMENT NO. 4, AND (3) A GENERAL PLAN AMENDMENT.

Date: April 3, 2024
Agenda Item: 9.A

CITY OF SANTA PAULA

MEMORANDUM
RECOMMENDATION:

Staff recommends that the City Council:

BACKGROUND:

PROCEDURAL FACTS:

Limoneira Lewis Community Builders, LLC (“Developer” or “Applicant”) has applied for a fourth amendment to the East Area 1 Specific Plan (hereafter, “EA1 SPA”) and a third amendment to the current Development Agreement (“DA Amendment”) for the planned community development known as the Harvest at Limoneira (hereafter, “Harvest”).

Amendments to text in the General Plan referring to the current EA1 Specific Plan are also required to ensure the proposed EA1 SPA is consistent with the General Plan (“General Plan Amendment” or “GPA”).

On January 29, 2024, the Planning Commission and City Council held a joint study session regarding the DA Amendment. At a special meeting that same evening, the Planning Commission held a public hearing and adopted Resolution No. 3858, recommending City Council (i) approve Addendum No. 3 to Environmental Impact Report (EIR) for the EA1 Specific Plan Amendment and (ii) adopt an ordinance approving the DA Amendment subject to Council approval of EA1 Specific Plan Amendment No. 4.

On February 13, 2024, the City Council, after a noticed public hearing, adopted Resolution No. 7500 approving EIR Addendum No. 3, and introduced and waived first reading of 11 Ordinance No. 1333 approving the DA Amendment subject to Council approval of EA1 Specific Plan Amendment No. 4. On February 21, 2024, the City Council adopted Ordinance No. 1333.

On February 27, 2024, the Planning Commission adopted Resolution No. 3859 recommending that the City Council (1) approve Addendum No. 4 to the Final Supplemental Environmental Impact Report (EIR) for East Area 1 Specific Plan Amendment No. 4 and a General Plan Amendment, and (ii) adopt an ordinance to approve East 1 Specific Plan Amendment No. 4 and the General Plan Amendment.

On March 20, 2024, the City Council, after a noticed public hearing, adopted Resolution No. 7505 approving Addendum No. 4 to the Final Supplemental Environmental Impact Report (EIR) for East Area 1 Specific Plan Amendment No. 4 and a General Plan Amendment; and introduced and waived the first reading of Ordinance No. 1336 titled: "An Ordinance Approving (1) Addendum No. 4 to the Final Supplemental Environmental Impact Report (EIR) for East Area 1 Specific Plan Amendment No. 4 and a General Plan Amendment, (2) East Area 1 Specific Plan Amendment No. 4, and (3) a General Plan Amendment." Council directed staff to make corrections to Specific Plan Amendment No. 4 and EIR Addendum No. 4 (Attachments E and F, respectively). Ordinance No. 1336 now returns to tonight's meeting for second reading and adoption with corrections incorporated.

ANALYSIS:

PROJECT OVERVIEW
East Area 1 Specific Plan Amendment
Approved East Area 1 Specific Plan (EA1 SP-3)
The East Area 1 Specific Plan (EA1 SP-3) was first approved by the City Council in 2008, and was later amended in February 2015, November 2015, and June 2021. A land use map of the approved plan is attached as Attachment A.

As currently approved, the East Area 1 Specific Plan reserves approximately 80 acres in the northern portion of the Specific Plan area as open space; allows development of up to 1,500 residential units complemented by parks, schools, and other public facilities; and allows for a small amount of neighborhood commercial and business park uses. Primary access to the Specific Plan area is currently provided by Hallock Drive. Santa Paula Street will be extended from the west by a new bridge that will go over Santa Paula Creek to provide additional access in accordance with the approved Specific Plan.

The existing East Area 1 Specific Plan is organized by districts and neighborhoods. The Open Space District includes the open space and agricultural preserve areas in the northern portion of the Specific Plan area and open space buffer areas along Santa Paula Creek and Haun Creek on the western and eastern edges of the Specific Plan area, respectively. The Haun Creek and Foothill Residential Neighborhoods are located in the eastern portion of the Specific Plan area. The Santa Paula Creek Residential Neighborhood is located in the western portion of the Specific Plan area. In addition to these residential neighborhoods, the Specific Plan established a Civic District in the southwestern portion of the Specific Plan area that includes an approximate 35-acre community park (Sports Park) and sites for school facilities, and the 12 Hallock Center District along the southern edge of the Specific Plan area, where development of residential, commercial and business park uses are allowed.

To date, approximately 600 homes have been built in the Haun Creek Neighborhood and Hallock Center District. The first phase of the Sports Park located in the western portion of the Specific Plan area is currently under development. Since approval of the November 2015 Specific Plan Amendment, Santa Paula Unified School District determined the northern site in the Civic District reserved for development of an elementary school was no longer needed and residential development of this site with 121 of the previously approved 1,500 residential units was approved by the City on June 16, 2021.

Proposed East Area 1 Specific Plan Amendment (EA1 SPA)
The proposed EA1 SPA would amend the current East Area 1 Specific Plan and is referred to as the East Area 1 Specific Plan Amendment (“EA1 SPA”). (See Exhibit A to Attachment C [Proposed Ordinance]). The plan amendment is in response to the increased need for additional housing in Santa Paula and Ventura County. In addition, recent plans for commercial and business park development within the City’s 95-acre East Gateway planning area, located immediately south of the East Area 1 Specific Plan area has reduced the demand for commercial and business park uses in the East Area 1 Specific Plan area. The below table shows the proposed EA1 SPA land uses in comparison to the approved land uses.

Land Use Approved
a Proposedb
Change
acres units/size du/ac acres units/size du/ac
Residential
Haun Creek
Neighborhood/Hallock Center
East (Phase I)

86.2 632 du 7.3 86.2 707 du
c 8.2 75 du
Foothill Neighborhood (Phase
II)

98.0 492 du 5.0 98.0 554 du 5.7 62 du
Santa Paula Creek
Neighborhood (Phase III)

50.0 376 du 7.5 50.0 489 du 12.2 113 du
Hallock Center West (Phase I) 0 0 du 0 17.9 300 du 16.8 300 du Subtotal 234.2 1,500 du 6.4 252.1 2,050 du 8.1 550 du
Commercial/Industrial
Light Industrial – Hallock
Center West

13.5 25,000 sf - 0 0 sf - -25,000 sf
Commercial – Hallock Center
West

4.4 215,000
sf
- 0.2 10,000 sf - -205,000 sf
Subtotal 17.9
240,000
sf
- 0.2 10,000 sf - -230,000 sf
Civic/Institutional
Schools – Civic Districtd 19.2 - - 8.3 - - -10.9 ac
Fire – Hallock Center District 1.0 - - 1.5 - - 0.5 ac
Subtotal 20.2 - - 9.8 - - -10.4 ac
13 Open Space, Parks, and Agriculture
Public Athletic Fields (OS-3) 37.8 - - 37.8 - - 0 ac
Parks/Greenways (OS-2) 55.2 - - 55.2 - - 0 ac
Open Space Preserve (OS-1) 77.3 - - 77.3 - - 0 ac
Agricultural Preserve (AG) 55.0 - - 55.0 - - 0 ac
Subtotal 225.3 - - 225.3 - - 0 ac
TOTAL 497.6 497.6 0 ac
Notes:
a – Approved land uses as defined in 2015 East Area 1 SP SEIR b – Proposed land uses as defined in the 2024 Draft Proposed East Area Specific Plan SP-3 c - The Haun Creek West Neighborhood includes the 10.4 acre site previously reserved for development of an elementary school and approved for development of 121 residential units d – Reflects Santa Paula Unified School District previously declining use of one of two available school sites and prior City approval of residential units on this site Attachment B identifies the approved tentative tract maps and shows existing and planned development within the Specific Plan Area. The proposed amendment to the East Area 1 Specific Plan would increase the number of housing units allowed within the Haun Creek, Foothill and Santa Paula Creek Neighborhoods and Hallock Center District by 550 units from 1,500 to 2,050 units, as shown in Attachment B. The 2,050 units include 1,750 single-family units and potentially 300 apartment units (150 duplexes). Assisted living units would no longer be developed.

It should be noted that the proposed EA1 SPA restates land use changes to the Specific Plan approved in June 2021; namely, the reduction of 19.2 acres reserved for development of school facilities by the Santa Paula Unified School District (SPUSD) to a 8.3-acre site. This reduction was due to the SPUSD decision not to use the site for a school, and not that of the City or Applicant. Except for up to 10,000 square feet of commercial uses, all commercial, industrial, and institutional uses in the Hallock Center District are proposed for elimination. No changes to the approximately 225 acres of park and open space areas are proposed. The number of acres provided for the Community Park (Sports Park) and neighborhood parks would also remain the same.

Proposed General Plan Amendment
The 2040 General Plan contains references to the approved EA1 SPA. To make the general plan consistency finding needed for approval of the proposed EA1 SPA, these references in the 2040 General Plan must be updated to conform to the proposed EA1 SPA.

The proposed amendments to the General Plan (See Exhibit B to Attachment C [Proposed Ordinance]) would change the description of the EA1 Specific Plan in the Land Use Element.

The new description would reflect the permitted increase in residential units from 1500 to 2050, the reduction of acres reserved for SPUSD school facilities, the elimination of light industrial uses, and the reduction of permitted commercial uses to 10,000 square feet.

The amendments would also revise the Public Services and Utilities Element to remove 14 references to the K-8 elementary school site that the SPUSD decided not to use.

ENVIRONMENTAL REVIEW:

The Project has been the subject of comprehensive environmental review since 2008 conducted in conformance with the requirements of the California Environmental Quality Act (CEQA). An Environmental Impact Report (EIR) analyzing the impacts of the East Area 1 Specific Plan as originally proposed and approved was certified in 2008 (2008 EIR). The City prepared two addendums to the 2008 EIR evaluating minor changes to the approved project.

In 2015, the City prepared a Supplemental EIR (2015 SEIR) to analyze an amendment to the approved Specific Plan involving reconfiguration of the approved uses. Since 2015, the City has also prepared two additional Addendums to the 2015 SEIR and 2008 EIR evaluating minor changes to the approved Specific Plan.

CEQA authorizes the preparation of an Addendum to a previously certified EIR if the proposed changes to a project can be addressed by changes or additions to the EIR, but none of the conditions requiring preparation of a Subsequent EIR set forth in State CEQA Guidelines section 15162 have occurred. An addendum to an EIR is appropriate where:

1. No substantial changes are proposed in the Project that would require major revisions of the previous EIR due to the occurrence of new significant effects or a substantial increase in the severity of previously identified significant impact;

2. No substantial changes in circumstances under which the Project is undertaken would occur that would require major revisions of the previous EIR due to the occurrence of new significant environmental effects or a substantial increase in the severity of previously identified effects; and

3. No new information of substantial importance has been discovered that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was prepared.

Here, an Addendum to the previously certified EIR for the Project is appropriate because a review of current conditions and the amended Project demonstrates the following:

1. The amended Project would not have one or more significant effects not discussed in the previous EIR;

2. Significant effects previously examined would not be substantially more severe than shown in the Final EIR;

3. There are no new mitigation measures or alternatives previously found not to be feasible that would now in fact be feasible that would substantially reduce one or more significant effects of the amended Project, and that the amended Project proponents decline to adopt; and

4. No new mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR that would substantially reduce one or more significant effects on the environment, and that the amended Project proponents decline to adopt, are recommended.
(State CEQA Guidelines, § 15162(a).)
The City has prepared EIR Addendum No. 4 (Addendum No. 6 to the 2008 EIR and Addendum No. 4 to the 2015 SEIR) evaluating the proposed fourth amendment to the approved Specific Plan. Based on the information contained in this Addendum, the proposed 15 changes to the Project allowed by the proposed Specific Plan Amendment, if approved, would not result in any new significant impacts or any substantial increase in severity of the significant impacts identified in the 2008 EIR and 2015 SEIR as updated by the previously prepared Addendums. Additionally, no new information of substantial importance has been identified that indicates the amended Project would result in any new significant impacts or any substantial increase in the severity of the significant impacts identified in the Final EIR.

PUBLIC NOTIFICATION:

Before the City Council held a public hearing on March 20, 2024, a Notice of Public Hearing was published in the Santa Paula Times, mailed to persons within 300 feet of the exterior boundaries of the subject property, and posted in a conspicuous place on the property affected in compliance with state law and SPMC § 16.204.010(C).

STRATEGIC PLAN:

Though this item does not promote a specific objective in the City's 2-Year Strategic Plan, it furthers the following general goal: "Create an environment within the City in which our residents feel safe and which promotes the City as a location of choice for living, working, visiting and recreating."
FISCAL IMPACTS:

LLCB has submitted a Harvest at Limoneira Projected Fiscal Impacts and Assumptions memorandum dated June 30, 2023 and prepared by Stanley R. Hoffman Associates. (See Attachment D.) This memorandum updates the prior analysis with the proposed 2,050 units in East Area 1. The memorandum assesses East Area 1 and the Santa Paula Gateway Project (East Area 2) combined and is based on a seven-year fiscal forecast (2023-2029) for these areas. The memorandum concludes that when East Area 1 and 2's revenue surplus is matched against the City obligations, net City benefits (annual positive cash flow) are projected throughout the forecasted development-period and at buildout.

The City and its financial consultants have not had sufficient opportunity to peer review the fiscal impact analysis in detail and is not prepared to opine on its validity at this time.

OPTIONS:

In addition to the recommended action, the City Council has available to it the following alternative options:

1. Do not adopt Ordinance No. 1336
ATTACHMENTS:

Att A - Approved EA1 Land Use Map.pdf
Att B - Development Plan
Att C - Ordinance No. 1336 - EA1 SPA No. 4 & GPA.pdf
Att D - LLCB Fiscal Analysis.pdf
Att E - SPA 4 Corrections
16 Att F - EIR Addendum 4 Corrections
17 Santa Paula Creek
Haun Creek
Palm Lane
Park Blocks
Hallock Entry
Telegraph Road
V.C.T.C.

Hwy 126
Santa Paula Creek
Neighborhood Haun Creek
Neighborhood
Haun Creek Drive
Park Loop Rd. Santa Paula St.

Santa Paula
St
Sant
.
a Paula Cr
eek Edge
Drive
Foothill
Neighborhood
Legend
Civic District
Hallock Center
Neighborhood
Neighborhood Subarea
Agricultural Preserve
Open Space Preserve
Parks/Greenways
School Athletic Fields
Foothill Collector
N
Approved Land Use Plan
FIGURE 2-1

APPROXIMATE SCALE IN FEET
0 400 800 1600
114-001-16
18 LAND USE DA TA
- HALLOCK CENTER
- NEIGHBORH 00D RESIDENllAL
- COMMERCIAL
- C/'IIC - SCHOOL
- OPEN SP!CE "' - AC
- OPEN SPACE - PARK
200�� · ,oo· o· 200�· iiiiiiiiii� 400'
GRAPHIC SCALE: 1•�200'

OPEN SPACE
• I
I
I •
I
I
I
- AT LIMONEIRA -
19 ATTACHMENT C
Ordinance No. 1336 – EA1 SPA No. 4 & GPA
20 65283.00302\42105360.1
ORDINANCE NO. 1336
AN ORDINANCE APPROVING (1) ADDENDUM NO. 4 TO THE FINAL

SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR
EAST AREA 1 SPECIFIC PLAN AMENDMENT NO. 4 AND A GENERAL PLAN AMENDMENT, (2) EAST AREA 1 SPECIFIC PLAN AMENDMENT NO. 4, AND (3) A GENERAL PLAN AMENDMENT
The City Council of the City of Santa Paula does ordain as follows:

SECTION 1: The City Council finds and declares that:

A. On February 26, 2008, the City Council certified the East Area 1 Final Environmental Impact Report (SCH#2006071134) (the “2008 EIR”).

B. On March 3, 2008, the City Council approved the East Area 1 Specific Plan in accordance with Government Code § 65450, et seq. (the “Specific Plan”). The City Council also approved a Pre-Annexation Agreement and Development Agreement.

C. Following a special election in June 2008, the City Council adopted Resolution No. 6508 on July 7, 2008 finding that voters approved Measure G amending Section III (F) of the Land Use Element of the Santa Paula General Plan and Section III (G) of the Land Use Element to the General Plan (the “2008 General Plan Amendment”).

D. Together, the 2008 General Plan Amendment, Specific Plan, and Pre-Annexation Agreement and Development Agreement allowed development of what is commonly known as Harvest at Limoneira (“Harvest”) or “East Area 1”, a master-planned residential development in Santa Paula, California.

E. In 2010 and 2013, the City prepared Addendum Nos. 1 and 2, respectively, to the 2008 EIR evaluating minor changes to the project.

F. In February 2015, the City certified a Supplemental EIR (“2015 EIR”) that analyzed an amendment to the Specific Plan (“Specific Plan Amendment No. 1”) to revise the land use plan and regulating plan as defined in the Specific Plan, a Master Vesting Tentative Map to subdivide the Specific Plan Area to facilitate the development allowed by the approved Specific Plan, and an Amended and Restated Development Agreement.

G. On or about September 21, 2015, Limoneira Lewis Community Builders, LLC (“Developer” or “Applicant”) became the successor in interest to the rights and obligations of Limoneira Company pertaining to the Development Agreement.

H. In November 2015, the City approved a second amendment to the Specific Plan (“Specific Plan Amendment No. 2”) to adjust setback and landscaping requirements and to authorize the Planning Director to make administrative adjustments to setback requirements.
21 65283.00302\42105360.1
I. In June 2021, the City approved a third amendment to the approved Specific Plan (“Specific Plan Amendment No. 3”) which expanded the range of residential land uses allowed in the Civic District and Hallock Center Zones to include single-family residential uses and reflected that Santa Paula Unified School District no longer planned development of an elementary school on a 10.9-acre site in the Civic District.

A second 8.2 acre site for school facilities was unaffected.

J. The Applicant has applied for a fourth amendment to the approved Specific Plan (“Specific Plan Amendment No. 4”) and a General Plan Amendment (“GPA”), and a third amendment to the Development Agreement (“DA Amendment No. 3”) to increase the number of units in the Specific Plan area by 550 units from 1500 units to 2050 units, among other changes.

K. On February 13, 2024, the City Council adopted Resolution No. 7500 approving Addendum No. 3 to the EIR (“Addendum No. 3”) for DA Amendment No. 3 and introduced and waived first reading of Ordinance No. 1333 approving DA Amendment No. 3 subject to Council approval of Specific Plan Amendment No. 4 (“DA Ordinance”).

L. On February 21, 2024, the City Council adopted the DA Ordinance.

M. The proposed Specific Plan Amendment No. 4 would increase the number of residential units allowed by 550 units from 1,500 to 2,050 units and remove the 25,000 square feet of light industrial and 205,000 square feet of commercial development currently allowed by the Specific Plan in the Hallock Center District. This amendment is a reduction from 215,000 square feet commercial uses and would leave 10,000 square feet for commercial uses in the District.

N. The proposed GPA would amend the 2040 General Plan to conform to the proposed Specific Plan Amendment No. 4.

O. The City has prepared a fourth Addendum to the EIR (“Addendum No. 4”) to evaluate Specific Plan Amendment No. 4 and the GPA (together, “Amended Project”). Based on the analysis and findings in Addendum No. 4, which are incorporated by reference into this Resolution, Staff has determined no new significant impacts are likely to result from the proposed Amended Project.

P. On February 27, 2024, the Planning Commission at a duly noticed public hearing adopted Resolution No. 3859 recommending that City Council approve Addendum No. 4 to the EIR (“EIR Addendum”) and adopt an ordinance approving Specific Plan Amendment No. 4 and the GPA .

Q. On March 20, 2024, the City Council held a public hearing pursuant to the Santa Paula Municipal Code (SPMC) and provisions of Government Code Section 65355, notice of which was provided in accordance with Government Code Section 65090 and 65091, at which hearing all persons wishing to testify in connection with the EIR 22 65283.00302\42105360.1
Addendum and the Amended Project were heard and at which time the Amended Project was comprehensively reviewed.

SECTION 2: Required Specific Plan Findings. Pursuant to Santa Paula Municipal Code (SPMC) § 16.216.070, the City Council makes the following findings to approve the proposed Specific Plan Amendment No. 4:

A. The proposed Specific Plan Amendment promotes public health, safety, and general welfare, and serves the goals and purposes of SPMC Title 16, as follows:

1. SPMC Title 16 allows for the establishment and administration of Specific Plan Zones in Chapters 16.25 and 16.216 and establishes a designation of SP-3 for EA1SP on the General Plan and Zoning maps.

2. The Specific Plan Amendment would provide a mechanism by which the Harvest can provide for diverse housing use types in accordance with the General Plan Housing Element and SPMC Title 16.

3. The Specific Plan Amendment would serve the goals and purpose of SPMC Title 16 because it would permit development at Harvest consistent with the standards and requirements of SPMC Title 16 and provide diverse housing.

B. The proposed Specific Plan Amendment is consistent with the goals, policies, and objectives of the City’s General Plan as follows:

1. East Area 1 is identified in the concurrently proposed General Plan as a Specific Plan for future urban development. The amendment would increase urban development within the City by up to 550 residential units.

2. The Specific Plan Amendment provides for land uses consistent with those identified in the concurrently proposed General Plan for the Harvest site. The proposed General Plan designates the project site as a 501-acre development with up to 2,050 residential units, 25,000 square feet of light industrial, 10,000 square feet of commercial, and approximately 8.3 acres of institutional uses. Proposed public facilities include an approximate 8.3 acre site set aside for the Santa Paula Unified School District.

3. The concurrently proposed General Plan contains a number of relevant Goals, Objectives, and Policies in the Land Use Element.

The proposed Specific Plan Amendment is consistent with Land Use Element Goal 3 because it will provide for a full range of housing opportunities to the community. It is consistent with Land Use Element Policies 3.1, 3.2, 3.3, and 3.5 because it promotes a balance of diverse land uses, while leaving sufficient land for amenities to 23 65283.00302\42105360.1
enrich citizens’ quality of life such as parks and open space; provides for a full range of housing types; and encourages multi-family residential development within walking distance of commercial services and public amenities.

C. The proposed Specific Plan Amendment will not adversely affect surrounding properties because, among other reasons in the record:

1. East Area 1 is organized by three planning areas or zones: the Civic District, the Hallock Center, and the Neighborhood. The Neighborhood area consists of three neighborhood subareas: Haun Creek, Foothill, and Santa Paula Creek. As shown in Figure 2.4 of Addendum No. 4, the amendment would distribute the additional 550 potential residential units across the three zones and neighborhood subareas increasing overall density negligibly from 6.4 du/acre to 7.8 du/acre. This increase in density will not result in adverse impacts for reasons described in subsections 2 through 3 below.

2. No adverse impact to infrastructure would result because the existing infrastructure serving East Area 1 has the capacity to accommodate the additional 550 units proposed, as discussed in Section 3.11:

Utilities and Service Systems, of Addendum No. 4.

3. In terms of traffic impacts, the changes in the land uses allowed in the Specific Plan area would result in a small reduction in the amount of Daily, AM and PM Peak Hour traffic generated by the Project as shown in Table 3.2-1: Change in Trip Generation of Addendum No.

4. Neighborhood serving commercial uses in the Hallock Center would reduce the need for Harvest residents and Sports Park visitors to drive into the City.

4. In terms of roadway noise, the proposed Specific Plan Amendment would replace most of the previously approved commercial, industrial, and institutional uses with residential uses, which would result in a reduction in truck traffic (i.e., delivery trucks, passenger vehicles, and school buses) and associated vibration effects within the Specific Plan Area.

5. In terms of aesthetics, the development standards and design guidelines in the proposed amendment ensure that the amendment will not substantially degrade the existing visual character of the Specific Plan area or create a new source of substantial light or glare.

SECTION 3: Required General Plan Amendment Findings. The City Council makes the following findings pursuant to SPMC §16.212.050:
24 65283.00302\42105360.1
A. The proposed amendment is in the public interest, and there will be a community benefit resulting from the amendment. In order to amend the Specific Plan as proposed, the approved General Plan must be consistent with the proposed Specific Plan amendment. The amendments to the General Plan attached as Exhibit B to this Resolution would therefore allow for implementation of the proposed Specific Plan Amendment. If approved, the Specific Plan Amendment will result in a community benefit because it will ensure the Applicant installs and pays for East Area 1’s infrastructure including a future Santa Paula Creek Bridge, completes and funds a community sports park, and provides for the orderly and phased development of East Area 1 all in the public interest.

B. The proposed amendment is consistent with the other goals, policies, and objectives of the General Plan. The proposed amendments are textual amendments for consistency with the concurrently proposed Specific Plan Amendment and do not modify the goals, policies, and objectives of the approved General Plan. The amendment is therefore consistent with the other goals, policies, and objectives of the General Plan.

C. The proposed amendment does not conflict with provisions of the City’s Development Code. The proposed amendments are textual amendments for consistency with the concurrently proposed Specific Plan Amendment and do not modify or conflict with the City’s Development Code.

D. In the event that the proposed amendment is a change to the land use policy map, the amendment will not adversely affect surrounding properties. There is no change to the land use policy map, which currently designates the East Area 1 site as “Specific Plan”. This finding is therefore inapplicable.

E. Whether the amendment requires voter approval in accordance with either General Plan Section III(F) (the SOAR Initiative) or General Plan Section III(G) (the 81 Acre Initiative). Amendments requiring voter approval cannot become effective without an affirmative vote from a majority of registered voters at a regular or special election. The textual amendments to the General Plan for consistency with the concurrently proposed Specific Plan Amendment do not require voter approval.

This finding is therefore inapplicable.

SECTION 4: Senate Bill 18 Tribal Consultation. On December 13, 2023, notice of the proposed Specific Plan Amendment was sent to appropriate tribes pursuant to SB 18.

The 90-day tribal consultation period ended March 12, 2024. No comments were received.

SECTION 5: Environmental Assessment. The City Council makes the following findings:

A. An Environmental Impact Report (EIR) analyzing the impacts of the EA1 Specific Plan as originally proposed and approved was certified in 2008 (2008 EIR). The City prepared two addendums to the 2008 EIR evaluating minor changes to the approved project. In 2015, the City prepared a Supplemental EIR (2015 SEIR) to 25 65283.00302\42105360.1
analyze an amendment to the approved Specific Plan involving reconfiguration of the approved uses. Since 2015, the City has also prepared two additional Addendums to the 2015 SEIR and 2008 EIR evaluating minor changes to the approved Specific Plan (these documents are collectively referenced herein as the “Final EIR”).

B. The California Environmental Quality Act (CEQA) authorizes an addendum to a previously certified EIR if, as a result of changes to the project at issue in the EIR, changes or additions to the EIR are needed, but none of the conditions permitting preparation of a Subsequent EIR set forth in State CEQA Guidelines section 15162 have occurred.

C. The City has prepared EIR Addendum No. 4 to the 2015 SEIR (“EIR Addendum No. 4”).

D. EIR Addendum No. 4 is appropriate because the Amended Project demonstrates the following:

1. The Amended Project would not have one or more significant effects not discussed in the Final EIR;

2. Significant effects previously examined would not be substantially more severe than shown in the Final EIR;

3. There are no new mitigation measures or alternatives previously found not to be feasible that would now in fact be feasible and that would substantially reduce one or more significant effects of the Amended Project; and there are no new mitigation measures or alternatives that the Amended Project proponents decline to adopt; and

SECTION 6: Approval. The City Council hereby:

A. Adopts the findings and analysis in Council Resolution No. 7505 approving EIR Addendum No. 4, which is incorporated by this reference as if fully set forth herein.

B. Approves East Area 1 Specific Plan Amendment No. 4 attached as Exhibit “A” and the General Plan amendments attached as Exhibit “B”, which are incorporated by these references as if fully set forth herein.

SECTION 7: Reliance on the Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, 26 65283.00302\42105360.1
both oral and written, contained in the entire record relating to the Project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 8: Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications, and to this end the provisions of this Ordinance are severable.

SECTION 9: Notice. The City Clerk is directed to certify the passage and adoption of the Ordinance, make a note of the passage and adoption in the records of this meeting, and within fifteen days after the passage and adoption of this Ordinance cause it to be published and posted in accordance with California law.

SECTION 9: This Ordinance will become effective on the 31st day following its passage and adoption.

PASSED AND ADOPTED this ______ day of April 2024.
_________________________________
Leslie Cornejo, Mayor
ATTEST:
_________________________
Julie Latshaw, CMC, City Clerk
APPROVED AS TO FORM:
___________________________
Monica Castillo, City Attorney
27 65283.00302\42105360.1

EXHIBIT A
East Area 1 Specific Plan Amendment No. 4
[attached behind]
28 East Area 1 Specific Plan SP-3
Santa Paula, California
As Amended March 2024 29
East Area 1 Specific Plan SP-3
Santa Paula, California
City Council:

Leslie Cornejo, Mayor
Pedro Chavez, Vice Mayor
Jenny Crosswhite, Councilmember
Carlos Juarez, Councilmember
Andy Sobel, Councilmember
Planning Commission:

Aaron Dunkel, Chairperson
Maria Grace Kelly, Vice Chairperson
Austin Auger, Commissioner
Jason Herber, Commissioner
Noel Kiesewetter, Commissioner
Appointed Officials:

Dan Singer, City Manager
Monica Castillo, City Attorney
City Staff:

James Mason, Community & Economic Development Director
Clete J. Saunier, Public Works Director
Christy Ramirez, Finance Director
Don Aguilar, Chief of Police
Gregory Barnes, Director of Parks and Recreation
Julie Latshaw, City Clerk
Acknowledgements
30 City of Santa Paula
March 2024
East Area 1
Specific Plan SP-3
Santa Paula, California
Original Specific Plan Approved February 2008
Prepared by
HDR | Town Planning
Amended January 2015 and November 2015
Prepared by
Sargent Town Planning
in association with:

Meridian Consultants, LLC
Jensen Design & Survey
MJS Design Group, Inc.

Fehr & Peers Transportation Consultants
Amended June 2021 and March 2024
Prepared by
Meridian Consultants, LLC
in association with:

Jensen Design & Survey
31 East Area 1 Specific Plan SP-3
Santa Paula, California

1. Introduction

1.1. Introduction to the Specific Plan . . . . . . . . . . . . 1-1

1.2. Specific Plan Area . . . . . . . . . . . . . . . . . . . . . . 1-2

1.3. Background . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2

1.4. Relationship to the Santa Paula General Plan . . . . 1-3

1.5. Specific Plan Preparation and Adoption . . . . . . . 1-3

1.6. Overview of the Specific Plan . . . . . . . . . . . . . . 1-4

1.7. Organization of the Specific Plan . . . . . . . . . . . . 1-6

2. Formand Character

2.1. Overview of Land Use Plan . . . . . . . . . . . . . . . . 2-1

2.2. Circulation Plan . . . . . . . . . . . . . . . . . . . . . . . 2-6

2.3. Grading Concept . . . . . . . . . . . . . . . . . . . . . . 2-6

2.4. Land Use Policies and Objectives . . . . . . . . . . . . 2-8

3. Infrastructure and PublicServices

3.1. Existing Utilities and Infrastructure . . . . . . . . . . . 3-1

3.2. Transportation . . . . . . . . . . . . . . . . . . . . . . . . 3-1

3.3. Water Supply . . . . . . . . . . . . . . . . . . . . . . . . . 3-1

3.4. Wastewater Master Plan . . . . . . . . . . . . . . . . . . 3-8

3.5. Drainage Master Plan . . . . . . . . . . . . . . . . . . . 3-10

3.6. Electricity . . . . . . . . . . . . . . . . . . . . . . . . . . 3-14

3.7. Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-14

3.8. Telephone . . . . . . . . . . . . . . . . . . . . . . . . . . 3-14

3.9. Cable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-14

3.10. Solid Waste . . . . . . . . . . . . . . . . . . . . . . . . . 3-14

3.11. Public Safety Services . . . . . . . . . . . . . . . . . . . 3-15

3.12. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3-15

3.13. Parks and Recreation . . . . . . . . . . . . . . . . . . . 3-15

3.14. Goals, Policies and Programs . . . . . . . . . . . . . . 3-17 Appendices
A Approved Administrative Modifications

4. Implementation

4.1. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . 4-1

4.2. Specific Plan Regulatory Approach . . . . . . . . . . . 4-1

4.3. Implementation Schedule . . . . . . . . . . . . . . . . 4-1

4.4. Infrastructure and Public Facilities/Services . . . . . 4-1

4.5. Financing Plan . . . . . . . . . . . . . . . . . . . . . . . . 4-3

4.6. Methods and Procedures for Implementation . . . . 4-3

4.7. Specific Plan Approvals . . . . . . . . . . . . . . . . . . . 4-3

4.8. Administration . . . . . . . . . . . . . . . . . . . . . . . . 4-3

4.9. Submission, Review and Approval Requirements . . 4-4

4.10. Maximum Development Yield and
Density Transfers . . . . . . . . . . . . . . . . . . . . . . 4-9

5. DevelopmentStandards

5.1. Purpose and Applicability . . . . . . . . . . . . . . . . . 5-1

5.2. Regulating Plan . . . . . . . . . . . . . . . . . . . . . . . 5-6

5.3. Land Use Regulations . . . . . . . . . . . . . . . . . . . 5-8

5.4. Building Setback and Height Standards . . . . . . . 5-15

5.5. Parking and Service Standards . . . . . . . . . . . . . 5-16

5.6. Thoroughfare Design Standards . . . . . . . . . . . . 5-19

5.7. Landscape Standards . . . . . . . . . . . . . . . . . . . 5-35

5.8. Historic Features . . . . . . . . . . . . . . . . . . . . . . 5-44

6. Design Guidelines

6.1. Design Guidelines Overview . . . . . . . . . . . . . . . 6-1

6.2. Neighborhood Design Guidelines . . . . . . . . . . . . 6-2

6.3. Hallock Center and Civic District
Design Guidelines . . . . . . . . . . . . . . . . . . . . . 6-21

6.4. Architectural Design Guidelines . . . . . . . . . . . . 6-26 Table ofContents
32 City of Santa Paula
March 2024
Table ofContents
Tables
2-1 East Area 1 Land Use Summary . . . . . . . . . . . . . 2-2 3-1 Sumary of Ultimate Domestic Water Land Uses
and Demands . . . . . . . . . . . . . . . . . . . . . . . . 3-2 3-2 Summary Wastewater Generation for Sewer . . . . . 3-8 5-1 Allowed Land Uses and Permit Requirements . . . 5-10 5-2 Minimum Building Setbacks . . . . . . . . . . . . . . 5-15 5-3 Maximum Building Heights . . . . . . . . . . . . . . . 5-15 5-4 Thoroughfare Categories and Types . . . . . . . . . . 5-20 6-1 Sign Guidelines . . . . . . . . . . . . . . . . . . . . . . . 6-35 Figures
1-1 Regional Location Map . . . . . . . . . . . . . . . . . . 1-1 1-2 Specific Plan Area Location . . . . . . . . . . . . . . . . 1-1 1-3 View of the Specific Plan Area and Vicinity . . . . . . 1-2 1-4 Overhead View of the Specific Plan Area
and Vicinity . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2 2-1 Rendering of Santa Paula Street . . . . . . . . . . . . . 2-2 2-2 East Area 1 Illustrative Plan . . . . . . . . . . . . . . . . 2-3 2-3 Rendering of Park Blocks . . . . . . . . . . . . . . . . . 2-4 2-4 Rendering of a Typical Neighborhood Street . . . . . 2-5 2-5 Rendering of the Haun Creek Greenway . . . . . . . 2-5 2-6 Conceptual Grading Plan . . . . . . . . . . . . . . . . . 2-7 3-1 Water Well Field Schematic Layout . . . . . . . . . . . 3-3 3-2A Domestic Water Schematic Layout . . . . . . . . . . . 3-4 3-2B Recycled Water Schematic Layout . . . . . . . . . . . . 3-5 3-3 Water Quality Plan . . . . . . . . . . . . . . . . . . . . . 3-6 3-4 Wastewater System Schematic Layout . . . . . . . . . 3-9 3-5 Existing Drainage Areas . . . . . . . . . . . . . . . . . 3-11 3-6 Drainage Master Plan . . . . . . . . . . . . . . . . . . . 3-13 3-7 Public Services and Civic Uses . . . . . . . . . . . . . 3-16 4-1 East Area 1 Phasing Guide . . . . . . . . . . . . . . . . . 4-2 5-1 Regulating Plan . . . . . . . . . . . . . . . . . . . . . . . 5-7 5-2 Parking Convenience and Duration . . . . . . . . . . 5-18 5-3 Thoroughfare Type Diagram . . . . . . . . . . . . . . 5-21 5-4 Master Street Tree Plan . . . . . . . . . . . . . . . . . . 5-37 5-5 Historic Features . . . . . . . . . . . . . . . . . . . . . . 5-45 6-1 Vertical Configuration of Materials . . . . . . . . . . . 6-27 6-2 Visible Support of Projecting Elements . . . . . . . . 6-27 6-3 Window Configurations . . . . . . . . . . . . . . . . . 6-29 6-4 Shopfront Assembly . . . . . . . . . . . . . . . . . . . . 6-30 6-5 Storefront Configurations . . . . . . . . . . . . . . . . 6-31 6-6 Fence Height and Placement . . . . . . . . . . . . . . 6-31 33 East Area 1 Specific Plan SP-3
Santa Paula, California
This page intentionally left blank.
34 City of Santa Paula
March 2024

1. Introduction
1-1

1.1 Introduction to theSpecific Plan
This East Area 1 Specific Plan (“EA1SP”) was prepared in conformity with Government Code §§ 65451, et seq. Together with zoning regulations adopted by the Santa Paula Municipal Code (“SPMC”), and other Applicable Law, this EA1SP sets forth the regulations for East Area 1.

Pursuant to Government Code § 65450, a specific plan must include text and a diagram or diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space within the area covered by the plan. • The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the land area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and
utilization of natural resources, where applicable.
• A program of implementation measures including
regulations, programs, public works projects and financing measures necessary to carry out the above items.
• A discussion of the relationship of the EA1SP to the
General Plan.

This EA1SP is compatible and consistent with the goals and policies outlined in the General Plan. The EA1SP will further the goals and policies of the General Plan as more fully described below.

This EA1SP was prepared to provide the essential relationship between the policies of the Santa Paula General Plan and actual development in the Project area. By functioning as a regulatory document, the EA1SP provides a means of implementing the Santa Paula General Plan. All future development within the EA1SP boundaries must be consistent with the standards set forth in this document.

1.1 Introduction to the Specific Plan
Figure 1-1: Regional Location Map
Figure 1-2: Specific Plan Area Location
Santa Paula
Ventura
Fillmore
Moorpark Saticoy
Montalvo
Camarillo
Simi Valley
Thousand Oaks
Project
Location

LOS PADRES

NATIONAL FOREST

ANGELES

NATIONAL
FOREST
Los Angeles County
Sespe
Condor
Sanctuary
Ventura County
Kern County Kern County
Los Angeles County
5 5
126
126
150
35 East Area 1 Specific Plan
Santa Paula, California

1. Introduction
1-2

1.2 Specific Plan Area
The EA1SP regulates real property (approximately 501
acres) located in the City of Santa Paula, County of Ventura, State of California, described as follows (the “Specific Plan Area”): The site is located east of Santa Paula Creek, north of Telegraph Road, west of Haun/Orcutt Creeks and south of the Topatopa Mountains.

Figures 1-1 (Regional Location Map), 1-2 (Specific Plan Area Location), 1-3 (View of the EA1 Area and Vicinity) and 1-4 (Overhead View of the EA1 Area and Vicinity) identifies the project in relation to the immediate specific plan
vicinity and region.

1.3 Background
The City of Santa Paula is located directly west of the City of Fillmore, east of the City of San Buenaventura and north of the Santa Clara River. The Specific Plan Area is bounded on the north by hillside agricultural land, on the west by Santa Paula Creek, on the south by a small number of single-family homes on Texas Lane, the Santa Paula Branch Rail Line and State Route 126 (SR 126), and on the east by Haun Creek. Regional access is provided by SR 126 with local access provided from Hallock Drive and Telegraph Road.

The City of Santa Paula is located in the heart of the Santa Clara River Valley and surrounded by groves of oranges, lemons and avocados. The historical significance of the citrus industry led the City to be known as the Citrus Capital of the World. Haun Creek is the eastern edge of the City of Santa Paula and the agricultural land to the east is included in the Santa PaulaFillmore Greenbelt, adopted by the cities of Santa Paula and Fillmore and the County of Ventura to preserve open space and agriculture in the Santa Clara River Valley.

Santa Paula is a city steeped in cultural diversity and a blended heritage, which made it the unique community it is today.

Celebrated for its sense of tradition and architectural integrity, the City is a virtual showcase of classic architectural styles, from American Farmhouse, Mission and California Bungalows, to the more ornate Queen Anne and English Tudor.

Santa Paula’s colorful history can be traced through its diverse residential areas, as well as classic commercial buildings like the Limoneira Building, the Mill Building, and the California Oil Museum. This historic character provides a foundation of residential and commercial architectural design themes to build upon within the Specific Plan Area.

1.2 Specific Plan Area
Figure 1-3: View of the Specific Plan Area and Vicinity Figure 1-4: Overhead View of the Specific Plan Area
and Vicinity
36 City of Santa Paula
March 2024

1. Introduction
1-3
The City of Santa Paula was founded and continues to be largely sustained by agriculture and its associated industry.

The downtown commercial center of the City grew from the proximity to the railroad and the residential areas spread northward into the hills. The Santa Clara River and Santa Paula Creek acted as natural boundaries to the City’s growth.

Except for the northern portion of the Specific Plan Area , the land slopes gently to the southeast with slopes of less than 5 percent on a majority of the southern portion of the Specific Plan Area. The steep hills in the northern portion of the Specific Plan Area have slopes between 15 and 30 percent. A transitional plateau between these steep hills and the lower portion of the Specific Plan Area contain slopes between 5 and 15 percent.

The Specific Plan Area includes three different basic geologic formations. The northern steep portion is comprised of a bedrock formation of silts and sands prone to erosion. Alluvium and older alluvium deposits, relatively rocky in character, form the flatter portions of the Specific Plan Area.

The Specific Plan Area overlies a portion of the Santa Paula and Fillmore groundwater basins. Water for the existing agricultural operations is provided by onsite wells.

The Specific Plan Area was utilized for intensified agricultural activities for many years. The established orchards and related farm buildings and improvements – including nine small single family homes occupied by farmworkers – are the dominant features of the Specific Plan Area.

Santa Paula Creek forms a boundary between the Specific Plan Area and the existing developed portions of the City of Santa Paula. Haun Creek is the eastern boundary of the City of Santa Paula, forms a natural edge to the Specific Plan Area and the beginning of the large agricultural greenbelt area that extends eastward to the City of Fillmore. Some remnants of native vegetation are present both in Haun Creek and in the steeper hills on the northern portion of the Specific Plan Area.

This EA1SP includes comprehensive development guidelines and implementation measures to ensure the creation of a vibrant, livable community with readily accessible amenities and attractive streetscapes and public places.

A network of dedicated open space is provided along Santa Paula and Haun Creeks, and through the preservation of the northern portion of the Specific Plan Area.

1.4 Relationship to theSanta Paula General Plan

1.4 Relationship to theSanta Paula General Plan
A specific plan is a tool for implementation of the General Plan and, therefore, must be consistent with the City’s General Plan (Government Code §§ 65450, et seq.).

As shown in Section 1.6.3 (Consistency with the General Plan), the EA1SP is consistent with the goals, policies, and programs in the General Plan. The EA1SP also conforms to the Government Code requirements for specific plans (see Chapter 4 for more discussion).

The City’s 2040 General Plan Land Use Element identified the Specific Plan Area as one of five potential expansion areas and included guidance for the planning of this area. The General Plan required the preparation of a specific plan along with market and fiscal impact studies before annexation. After the City Council approved EA1SP in February 2008, voters amended the General Plan in 2008 to allow the EA1SP to regulate the Specific Plan Area following annexation. The City Council approved an amendment to the EASP1 in 2015 to refine the land use plan concurrent with approval of a master tentative tract map to implement the Specific Plan.

1.5 Specific Plan Preparation and Adoption
The General Plan required the preparation of a specific plan along with market and fiscal impact studies before annexation. Preparation of the EA1SP began with the East Area 1 Steering Committee (“Committee”). At the direction of the Committee and property owner, a design team prepared different designs for public consideration. Among other things, the design team’s efforts incorporated aerial photography; surveying; title research; review of applicable law; review of relevant environmental data; review of circulation and utility infrastructure; survey and interviews with community leaders and local residents; and other, similar, matters.

Thereafter, the Committee held a series of public meetings in 2006 to solicit public input from the property owners, City residents, City staff, other City officials, and other public agencies. Among other things, the Committee received
information related to land use, circulation, economic
development, and design.
37 East Area 1 Specific Plan
Santa Paula, California

1. Introduction
1-4

1.6 Overview of theSpecific Plan

1.6.1 Purpose and Authority of the Specific Plan
This EA1SP is intended to provide for the orderly and efficient development of the Specific Plan Area in accordance with the General Plan. In conjunction with the General Plan, this EA1SP implements the plan for the physical development of the Specific Plan Area and provides the regulatory requirements for all future development within the Specific Plan Area.

1.6.2 Specific Plan Scope and Goals
This EA1SP implements General Plan goals and policies by establishing land use designations, traffic circulation patterns, development policies, and infrastructure necessary to support the planned intensity of development. To achieve this purpose, this EA1SP has the following goals:
• Provide a single comprehensive plan for managing land use development, infrastructure, open space, and other
resources to accommodate projected business growth,
while protecting the area’s natural resources.
• Identify appropriate locations and intensity for
development considering constraints related to water
supply, infrastructure availability, and environmental
considerations.
• Provide policy and implementation direction for the
Specific Plan Area to implement the General Plan’s
contemplated land use of the Specific Plan Area.
• Provide clear design guidelines and standards to allow for flexibility in the implementation and build-out of planned development within the Specific Plan Area.

1.5 Specific Plan Preparation and Adoption
On March 2, 2006, the Committee considered a conceptual design which reflected public input and forms the basis for the EA1SP. Shortly thereafter, the property owner filed an application with the City. An Environmental Impact Report (EIR) was prepared to evaluate the potential environmental effects of the proposed project as required by the California Environmental Quality Act (CEQA). On February 26, 2008, the City Council certified the Final EIR and approved the EA1SP, subject to voter approval in accordance with applicable law. On June 3, 2008, voters amended the General Plan to include East Area 1 within the City Urban Restriction Boundary (CURB). In March 2011, the Ventura Local Agency Formation Commission approved reorganization of the City’s boundaries, thus allowing annexation of East Area 1 within the City’s jurisdiction. This change was recorded in February 2013.

The City Council approved an amendment to the the approved EA1SP (2008 EA1SP) in January 2015 (Amendment No. 1) to address the addition of three parcels to the proposed East Area 1 annexation.

In February 2015, a second amendment to the 2008 EAISP
(Amendment No. 2) to refine the land use plan concurrent with approval of a master tentative tract map, Tract Map No. 5854, to implement the Specific Plan. In November 2015, a third amendment to the 2008 EA1SP (Amendment No. 3) was approved adjusting setback and landscaping requirements and authorizing the Community and Economic Development
Director to approve administrative adjustments to setback requirements.

In June 2021, a third amendment to the 2008 EA1SP
(Amendment No. 4) was approved expanding the range of
residential land uses allowed in the Civic District and Hallock Center Zones to include single-family residential uses and reflecting that Santa Paula Unified School District no longer planned development of an elementary school on the 10.9- acre site in the Civic District.

This EA1SP is the fourth amendment to the 2008 EA1SP
(Amendment No. 4), which increases the number of permitted residential units by 550 units from 1,500 units to 2,050 units, and reduces the amount of commercial development allowed. 38 City of Santa Paula
March 2024

1. Introduction
1-5

1.6.3 Consistency with the General Plan
As shown below, the EA1SP is consistent with all applicable provisions of the General Plan.

A. LandUse Element. The Land Use Element Map designates East Area 1 as Specific Plan.

B. Open Space and Conservation Element. The EA1SP
provides more than 225 acres of open space areas. The
open space is accessible to the public. The EA1SP conserves natural resources by providing buffers from Santa Paula and Haun Creeks and preserve views of the highest visible hillsides by restricting development to the lower portion of the project site.

C. Safety Element. Development will occur in the non-high fire zone of the site reducing the fire hazard of this area.

The EA1SP includes 100 foot buffers along Santa Paula
Creek, reducing the flooding risk of this area. Flows from the project will not exceed existing conditions and will address historic flooding issues associated with Haun
Creek at State Route 126.

D. Circulation Element. The EA1SP provides for the
extension of Santa Paula Street over Santa Paula Creek
and improvement of Hallock Drive south of the project
site, thus providing improved circulation to and from the project site and remainder of Santa Paula. Hallock Drive provides primary access to the Specific Plan Area from SR126 and Telegraph Road with the planned extension of Santa Paula Street providing secondary access and direct access to the existing community located west of Santa
Paula Creek. The Ventura County Fire District has approved secondary emergency access for use until the extension of Santa Paula Street through construction of the future Santa Paula Creek Bridge is completed. The streets within the project site are designed to balance the needs and serve pedestrians, cyclists and motorists. The plan includes a pedestrian network, including trails,, encouraging people to walk whenever possible to satisfy their daily needs.

E. Noise Element. The EA1SP provides for neighborhoods that are designed to encourage walking and biking as
an alternative to driving. This is intended to reduce
automobile trips and related community noise levels.

Construction activities are subject to SPMC regulations as may be amended which restrict construction activities to during the work week.

F. Housing Element. The EA1SP will provide up to 2,050 residential units, with a variety of single family homes and multifamily units. This will add new housing to the City’s housing stock in inventory. Compliance with the
inclusionary housing requirements set forth in the SPMC as may be amended will be accomplished by providing
the City with public benefit housing down payment
program assistance funding of $500,000 in accordance
with Section 8.7.1 of the East Area 1 Development
Agreement, with an in-lieu inclusionary housing fee
of $6.5 million in accordance with Section 8.7.2 of the East Area 1 Development Agreement. In addition, the
2024 amendment to the Development Agreement (2024
Development Agreement) provides that for each unit in
excess of the first 1,500 units, the Master Developer must pay $500 per unit unto the Down Payment Assistance
Program, and an additional contribution of $5.5 Million into the City’s Affordable Housing Trust Fund to be used for an off-site affordable housing project commonly known
as Rise Santa Paula located at 18004 East Telegraph Road.

Should the City not finance Rise Santa Paula for any reason, the Master Developer will either fund a replacement offsite affordable housing project or pay in-lieu fees at $15,000 per unit in accordance with Section 8.7.2 of the 2024 Development Agreement.

1.6 Overview of theSpecific Plan
39 East Area 1 Specific Plan
Santa Paula, California

1. Introduction
1-6

1.7 Organization of theSpecific Plan
This EA1SP is organized to include all elements of a specific plan required by the Government Code. In addition, it provides additional guidance on design elements intended to ensure the development of a sustainable new community.

The Illustrative Plan presented in Figure 2-2 presents the community design for East Area 1. This EA1SP is organized into six sections addressing various topics important to the planning of the Specific Plan Area and the elements required by the Government Code in specific plans.

1. Introduction. This introduction section describes the intent and purpose of the Specific Plan and the context of East Area 1 within the City and the Santa Clara River Valley, including an overview of the relationship of EA1SP to the Santa Paula General Plan. The section also describes the land use goals, policies and objectives for East Area 1.

2. Form and Character. This section summarizes and
illustrates the intended form, character and land uses of the East Area 1 community. This EA1SP places a primary
emphasis on a human-scale public realm, the town scale and pedestrian orientation of buildings, and providing a range of housing choices within comfortable walking distance of neighborhood services, school facilities, and parks.

3. Infrastructure and Services. This section identifies and describes the infrastructure systems and public services planned to support the development permitted in East
Area 1 by this EA1SP.

4. Implementation. The section describes the process and the roles and responsibilities of the City and the Master Developer for implementing this EA1SP.

5. Development Standards. This section provides for
minimum setback and maximum height standards for
buildings, along with standards for the design of parking, neighborhood streets, and landscaping.

6. Design Guidelines. This section provides guidelines and recommendations for massing buildings and organizing
them on the lot, as well as guidelines for architectural and landscape design. As with the development standards in
Section 5, the emphasis of these guidelines is the shaping of streetscapes to provide a comfortable pedestrianoriented neighborhood environment.

1.7 Organization of theSpecific Plan
40 City of Santa Paula
March 2024

2. Formand Character
2-1

2.1 Overview ofLand Use Plan

2.1 Overview of Land Use Plan

2.1.1 Development Concept
As set forth below, the EA1SP includes comprehensive
development guidelines and implementation measures.

The development concept will be implemented through the Development Standards and Design Guidelines in Sections 5 and 6 of this Plan, respectively, which guides the design and construction of all improvements, and the location and nature of all land uses within the Specific Plan Area. The Development Standards and Design Guidelines are intended to ensure that all buildings, related site improvements, and public improvements work together to define a pedestrianoriented public realm – harmonious with each other in scale and architecture – and to create attractive, walkable neighborhoods in character with Santa Paula’s historic
neighborhoods.

2.1.2 Land Use Plan
East Area 1 is characterized by a unique range and
combination of land uses, building scales and streetscape designs, organized into three distinct planning areas – the Civic District, the Hallock Center and the Neighborhood.

The Neighborhood planning area, in turn, consists of three neighborhood subareas: the Haun Creek Neighborhood,
the Foothill Neighborhood, and the Santa Paula Creek
Neighborhood (see Figure 2-2, East Area 1 Illustrative Plan).

East Area 1 also provides four open space designations that regulate the design and use of common open space areas:
the Agricultural Preserve, the Open Space Preserve, Parks/ Greenways, and Sports Park. Finally, there are two special frontage overlays that provide some additional standards and guidelines for selected street frontages: the East Center Overlay, and the Pedestrian Priority Overlay (see Figure 5-1, Regulating Plan). Table 2-1 identifies the type and intensity of uses allowed within these planning areas, and Figures 2-1, 2-3, 2-4, and 2-5 illustrate the envisioned design character.

View of Santa Paula Street as it passes by the Haun Creek Neighborhood towards the Foothill Neighborhood.

Figure 2-1: Rendering of Santa Paula Street
41 East Area 1 Specific Plan
Santa Paula, California

2. Formand Character
2-2

1. The Hallock Center is the main entry to East Area 1, whether arriving via Hallock Drive from Telegraph Road
and Highway 126 to the south, or via Santa Paula Street from the west. Hallock Center is planned to include single and multi-family housing types. Neighborhood serving
commercial uses are also allowed in Hallock Center. The Hallock Drive entry into East Area 1 focuses on a new civic green, which includes the Harvest Entry Park and Sports Park community facilities adjacent to the Civic District, near the center of East Area 1. Hallock Center also includes the existing packing house building located on the northwest corner of Hallock Drive and Telegraph Road.

The northerly edge of Hallock Center is defined by an
east-west green in which the historic Ranch Well House is the central landmark, and its east edge is defined by the historic palm-lined ranch entry drive.

2. The Civic District, generally located in the southwest quadrant of East Area 1, includes a large sports park.

3. TheNeighborhoodplanning area consists of three distinct neighborhood subareas, the Haun Creek Neighborhood,
the Santa Paula Creek Neighborhood, and the Foothill
Neighborhood.

The Haun Creek Neighborhood is located in the southeast quadrant of East Area 1. This neighborhood is intended
to include a variety of single-family detached residences.

The Haun Creek Neighborhood emphasizes its connection
to the permanent open space environment of Haun Creek
and the Perimeter Trail along its east edge – as well as the Santa Paula/Fillmore Greenbelt beyond – while also
focusing inward to a central neighborhood green.

The Santa Paula Creek Neighborhood is located in the
Land Use Quantity
Residential Uses
Hallock Center and Neighborhood 1 2,050 units
Total 2,050 units
Non-Residential Uses
Commercial 10,000 sf
School Facilities 8.3 acres
Undeveloped Land
Agricultural Preserve 55.0 acres
Open Space Preserve 77.3 acres
Parks/Greenways 55.2 acres 2
Sports Park 37.8 acres
Total 225.3 acres
1 Up to 10,000 square feet of commercial uses allowed in the Hallock Center District subject to Director approval under Section 4.8.3. Commercial uses also allowed in the existing historic Packing House building at 18245 E. Telegraph Road.
2 Comprised of the 27.9 acre Haun Creek Greenway, 19.3 acre Santa Paula Creek Greenway, and 8.0 acres of public park space
Table 2-1: East Area 1 Land Use Summary

2.1 Overview ofLand Use Plan
42 City of Santa Paula
March 2024

2. Formand Character
2-3
Figure 2-2: East Area 1 Illustrative Plan

2.1 Overview ofLand Use Plan
Santa Paula Creek
keerC nuaH
Palm Lane
Park Blocks
Hallock Entry
Telegraph Road
V.C.T.C.

Hwy 126
Santa Paula Creek
Neighborhood Haun Creek
Neighborhood
Haun Creek Drive
Park Loop Rd. Santa Paula St.

Santa Paula St
Sant
.
a Paula Creek Edge
Drive
Foothill
Neighborhood
Legend
School Site
Hallock Center
Neighborhood
Neighborhood Subarea
Agricultural Preserve
Open Space Preserve
Parks/Greenways
Sports Park
Foothill Collector
43 East Area 1 Specific Plan
Santa Paula, California

2. Formand Character
2-4
The historic Well House is the landmark of the Park Blocks in the heart of the Haun Creek Neighborhood.

Figure 2-3: Rendering of Park Blocks
northwest quadrant of East Area 1, along the east bank
of Santa Paula Creek, north of the Civic District and west of the foothills. Similar to the Haun Creek Neighborhood in its street layout, this neighborhood emphasizes
connections to the permanent open space of Santa
Paula Creek and the bluffs to the north and east. It is planned to include a range of single-family residences.

The neighborhood is flanked by parks and open space
including a broad open space buffer along Santa Paula
Creek, and park space along the north edge of the Civic District. The Perimeter Trail runs through the linear park along the creek, the Hallock Trail runs along the foot of the east side of Hallock Drive, connecting to trailheads leading to the foothills to the north and to the Santa Paula Branch Line Trail to the south. The neighborhood is anticipated to include a neighborhood park and one or more smaller
neighborhood greens.

The Foothill Neighborhood occupies the northeast
quadrant of East Area 1. This neighborhood rises from
the relatively flat terrain of the southerly half of East Area 1 up the shallower portions of the slopes of the hills to the north. Development is limited to those portions of the
foothills that require only moderate grading, leaving the steeper and more visible portions of the hills untouched and in agricultural production. This neighborhood will
be characterized by a range of single-family detached
residences. The Perimeter Trail runs along the north edge of this neighborhood, connecting to multiple trailheads leading to recreational trails in the foothills to the north and to the Haun Creek Greenway to the east.

2.1 Overview ofLand Use Plan
44 City of Santa Paula
March 2024

2. Formand Character
2-5

2.1 Overview ofLand Use Plan
Houses face tree-lined street with street-facing windows and frontage types such as porches and stoops.

Figure 2-4: Rendering of a Typical Neighborhood Street
Figure 2-5: Rendering of the Haun Creek Greenway
Houses overlooking Haun Creek Greenway along the eastern edge of the Haun Creek Neighborhood. 45 East Area 1 Specific Plan
Santa Paula, California

2. Formand Character
2-6

2.2 Circulation Plan
Circulation is provided by a network of thoroughfares
designed with the principle of using interconnected and a varied pattern of context sensitive thoroughfares to serve a variety of situations and programmatic objectives to the plan area. The Specific Plan Area’s circulation system consists of a hierarchical arrangement of specific thoroughfare types within a range of neighborhood environments. The depth and versatility of the proposed thoroughfare network is described and illustrated in more detail in Section 2.2, in Table 5-4 and in Figure 5-3. In general, the circulation plan has five major thoroughfare classifications: major entry, major, residential collector, residential and other (which includes: alley, paseo, and trails). Greater discussion of project thoroughfares is contained in Section 5.6.

The layout of streets within the four planned phases of specific plan development will be reviewed as each Master Developer submits tentative map requests or Map Revisions to the City in accordance with this EA1SP.

2.3 Grading Concept
The Conceptual Grading Master Plan (Figure 2-6) addresses the lower and middle elevation zones where development
is permitted while leaving the steeper upper elevation zone ungraded. The lower elevation zone will be graded to roughly 2% land gradient, thus yielding roadways and blocks in the lower areas of generally grades of 1 % to 3%. Elevations will remain unchanged with minor variations to account for
shrinkage of the soils and recontouring of drainage surfaces.

Cuts and fills will be in the magnitude of 6’ – 10’ in the lower plate, predominantly resulting from over excavation and recompaction of the existing soil to create appropriate conditions for development.

In the middle elevation zones, the terracing of the land will occur in the northernmost areas as shown on the Regulating Plan (Figure 5-1). Cuts and fills will be in the magnitude of 36’ in the middle elevation zone to form the land into terraces.

Roadway grades in the middle elevation zone will vary
between 2% and 8% with some limited roadway segments
approaching a 12% grade. All grading must be accomplished pursuant to a grading plan approved by the Director.

2.2 Circulation Plan
46 City of Santa Paula
March 2024

2. Formand Character
2-7

2.3 Grading Concept
Figure 2-6: Conceptual Grading Plan
Source: Jensen Design & Survey, Inc. 2022.

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE

TO SANTA CLARA
RIVER
RIVER

LOWER DETENTION BASIN

SANTA CLARA
TO
BASIN
ORCUTT
CREEK

OVERFLOW

CHANNEL

INFILTRATION
AREA

INFILTRATION
AREA
2/28/2023

PROJECT

BOUNDARY
FIGURE 3-5: CONCEPTUAL GRADING PLAN
47 East Area 1 Specific Plan
Santa Paula, California

2. Formand Character
2-8

2.4 Land Use Policies and Objectives
East Area 1 is planned and designed to incorporate the
following:
• Establish an interconnected network of walkable streets and blocks similar to those existing in Santa Paula. Santa Paula’s historic community fabric is based on a network of streets that provides multiple routes for pedestrians, cyclists and motorists to move throughout the community.

East Area 1 incorporates such a network, ensuring that
the size, scale and pattern of new development will be
consistent with Santa Paula’s heritage of walkable, townscale neighborhoods and districts. • Establish a variety of development intensities and a mix of uses. Santa Paula’s older neighborhoods located adjacent to downtown and in McKevett Heights include a variety
of development intensities and uses, providing a range of housing choices within the same neighborhood and within walking distance of neighborhood-serving commercial
and civic uses. East Area 1 has been planned to have these same characteristics.
• Conserve natural resources. The land use plan provides buffers from Santa Paula and Haun Creeks and preserves
views of the highest most visible hillsides located in the northern portion of East Area 1 and of the Santa Clara
River to the south by restricting development to the lower portion of East Area 1. The plan conserves the natural open space that surrounds Santa Paula by providing a significant increment of the City’s future housing within compact,
walkable neighborhoods.
• Develop East Area 1 as a series of pedestrianoriented neighborhoods served by civic facilities and neighborhood-serving retail commercial uses to
encourage people to walk as an alternative to driving for many of their daily needs.
• Connect East Area 1 with the rest of town, particularly existing downtown Santa Paula, with streets that
accommodate automobile traffic, and routes for
pedestrians, bicyclists and transit.
• Integrate East Area 1 into the greater community as part of Santa Paula’s eastern gateway through new street
connections including extending Santa Paula Street and
Hallock Drive into East Area 1.
• Create a mixed-use community providing a variety of
housing types and lifestyle choices.
• Provide various open space types and locations that
will encourage and support informal social activity and recreation and reinforce the community’s identity and
connection to its natural and agricultural surroundings.

2.4.1 Plan-Wide Policies
The EA1SP seeks to implement the following policies:
• Neighborhoods have a clear center. Each neighborhood
has a discernible center. This is often a square or green and sometimes a busy or memorable street corner.
• Neighborhoods are structured around an approximate
5-minute walk from center to edge. Most dwellings are
within a five-minute walk of the neighborhood center
to promote walking and alternatives to driving. Such a
structure uses blocks that are between 220 and 800 feet in length depending upon the context and scale of a
particular neighborhood or district.
• Shops and Offices are adjacent. Non-residential uses are integrated to promote walkability and reduce the amount of traffic generated by residents.
• Small and strategically dispersed neighborhood parks.

Neighborhood parks are planned to be accessible
to all homes, typically serving a radius of one to four blocks, enabling activity at a compatible scale with the surrounding neighborhood. Trailheads to the adjacent
hills to the north are also provided where appropriate. • Small ancillary buildings are accommodated. Lots are
designed so as to accommodate future small ancillary
buildings in the rear, such as a home office, craft workshop, or second unit (e.g., “granny flat”).

2.4 Land Use Policiesand Objectives
48 City of Santa Paula
March 2024

2. Formand Character
2-9

2.4 Land Use Policiesand Objectives
• Variety of dwelling types. A wide variety of single-family detached homes of many types and sizes and multifamily
units are allowed to provide the young and old, singles and families with housing choices that are suitable to their lifestyle.
• A site for school facilities is located close enough to neighborhoods to allow students to walk from their home.

For those that choose to drive, and for students from other parts of Santa Paula, the school site is integrated into the planned civic district to provide easy and safe access for drivers as well.
• Streets are balanced to serve pedestrians, cyclists and motorists. Streets are balanced and scaled to their
context and role for use by motorists while creating an environment suitable for pedestrians and bicycles with onstreet parking and rows of shade trees. The width of the paved area for vehicles, curb radii and sidewalk widths are scaled appropriately. A range of traditional neighborhood street types provides several options within the following categories: mixed-use, residential, corridor, rural.
• Buildings create outdoor rooms. Buildings of all types are located to positively shape and activate public space, particularly around greens, squares and plazas.
• Parking is accommodated while maximizing the public
realm. Off-street parking is carefully designed to minimize intrusion into the pedestrian environment of the
streetscapes, particularly in Hallock Center and the central portion of the community.
• Neighborhoods provide a variety of places for gathering.

Each neighborhood is organized around public spaces
scaled to their particular context and character, adding identity and a sense of place within the overall plan area.

2.4.2 Plan-Wide Objectives
In addition to the above plan-wide policies, the following objectives apply to the entire Specific Plan Area:
• The Specific Plan Area is planned to combine residential neighborhoods, civic uses, and neighborhood-serving
commercial uses, interconnected and integrated at the
scale of a neighborhood and at the scale of a block to
maximize walkability, provide multiple route-choices,
and generate neighborhoods with long-term value. These
neighborhoods and districts are surrounded by an open
space district that includes open space buffers along Santa Paula and Haun Creeks and agricultural and open space
areas in the northern portion of East Area 1.
• East Area 1 provides a variety of housing options to
maximize the benefits to existing and future residents. • East Area 1 provides a sufficient concentration of housing to support viable neighborhood-serving commercial uses
in the City’s adjacent East Gateway Planning Area.
• Using proximity, walkability, and a sufficient concentration of resident and neighborhood-serving uses in East Area
1, the EA1SP maximizes the capture of trips within the
Specific Plan Area to reduce external traffic-generation and minimize the need for new infrastructure.
49 East Area 1 Specific Plan
Santa Paula, California

2. Formand Character
2-10

2.4.3 Objectives by Specific Plan Area
In addition to the above objectives, the following objectives complement the Development Standards and Design
Guidelines for each Planning Area:

A. Hallock Center
• Generate frontages along the extension of Santa Paula Street for residential building types and building types that enable neighborhood serving commercial uses.
• Reserve commercial frontage for neighborhoodserving uses along Hallock Drive. • Locate buildings near or at frontage lines, depending upon the context of a particular block, helping to
spatially define a varied mixed-use streetscape.

B. Civic District
• Provide a site for additional school facilities integrated with a new Sports Park.
• Extend Santa Paula Street into East Area 1 to enhance access to Downtown Santa Paula for residents of
East Area 1 and access to the Sports Park and school
facilities for residents of existing neighborhoods to
the west of Santa Paula Creek.

C. Neighborhood
• Utilize residential street types that support walkability and define appropriately scaled blocks to provide
multiple pedestrian and bicycle routes to Hallock
Center and the Civic District.
• Provide public spaces that are defined by adjacent
streets and buildings, creating an “outdoor room
effect.”
• Structure the pattern of blocks on lengths of 400 to
600 feet, breaking longer blocks with pedestrian
paseos or mid-block playgrounds.
• Set buildings back from frontage lines, depending
upon the context of a particular block, helping to
define a more suburban streetscape and produce a
variety of front yard designs that create an authentic
sense of neighborhood.
• Provide a variety of single family residences to produce a varied neighborhood pattern.
• Integrate Haun Creek and the Specific Plan Area’s
eastern boundary with lower-intensity development
that opens to the natural and agricultural open space
to the east.
• Connect streets and pedestrian connections to
multiuse trails along Santa Paula Creek, Haun Creek
and into the foothills to the north.
• Concentrate development in areas that only require
moderate grading, leaving the steepest areas in
agricultural production.
• Concentrate hillside development within the lower
slope areas to the south to reduce the quantities of
grading required in the upper areas to the north.
• In steeper slope areas provide street and block
patterns that conform to the natural terrain to reduce
required grading.

D. Open Space Districts
• Create a substantial landscape buffer of 150 feet to
280 feet along Santa Paula Creek and a naturalized
landscape buffer along Haun Creek
• Provide athletic fields with dual use as a retention area for Haun Creek flood flows.
• Preserve hillside open space and active agricultural
land in an agricultural preserve.
• Intersperse parks throughout the residential
neighborhoods.
• Provide community park accessible by City residents
and the planned elementary and high schools.
• Provide pedestrian trail connectivity throughout.

See Section 5.2.1 for more detailed descriptions of the various building zones and overlays and open space zones.

2.4 Land Use Policiesand Objectives
50 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-1

3.1 Existing Utilities and Infrastructure
Developing the Specific Plan Area requires improving existing infrastructure and services. Basic utilities, including water and sewer, already exist on-site.

The Government Code requires that a specific plan include text and diagrams that specify “the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.”
This section of the Specific Plan fulfills this requirement and meets the SPMC requirements, as may be amended, for the preparation of specific plans. In addition, this section facilitates orderly development by identifying “backbone” utility
infrastructure needed to support the proposed development.

3.2 Transportation
As set forth in the Circulation Plan, addressed in Section 2.1.3, the Specific Plan Area will be developed with a number of different transportation elements.

3.3 Water Supply

3.3.1 Domestic Water Master Plan
A. Existing Conditions. The water supply for the East Area 1 Specific Plan Area was originally supplied by four water wells within the Specific Plan Area. These wells supplied water for both domestic consumption and agricultural
irrigation uses. Three existing wells are located within the Specific Plan Area adjacent to Orcutt Creek. Two of these wells are agricultural wells for the site, and the third is a well that supplies water to an adjoining property to the east located outside the Specific Plan Area. The fourth well is located within an existing pump house at the center of Pump House Lane.

One of these wells has been upgraded from an agricultural well to a domestic well (Well 6). Prior to upgrading the well, a well evaluation study was prepared, and this study was reviewed and approved by the City’s Public Works

3.1 Existing Utilitiesand Infrastructure
Department. The second well adjacent to Well 6 has been abandoned. The fourth well on Pump House Lane will
remain as a dedicated private agricultural well providing water to the agricultural preserve area on the hillside in the northern portion of the Specific Plan area.

B. Domestic Water Demands. The estimated annual
average water demand for the uses allowed by the
Specific Plan is 741 acre-feet per year (AFY). The estimated demand for residential uses is based on a domestic
demand of 64 gallons per capita per day (gpcd) and an
average household size of 3.5 people per residential unit (See Table 3-1). This demand rate was determined by
using one complete year (2022) of water meter readings
for 316 occupied single-family residences within East Area

1. The water meter readings averaged 51 gpcd for these
316 homes. The demand rate was increased 25% to 64
gpcd for purposes of estimating the water demand for the residential uses allowed by the Specific Plan.

Of the total annual demand, 534 AFY is potable water
demand and 207 AFY is non-potable water demand for
irrigation of private parks and the Santa Paula Sports
Park. The Specific Plan Area overlies two groundwater
basins: the Santa Paula and Fillmore Basins. The 741 AFY of water needed for the uses allowed by the Specific
Plan will include approximately 365 AFY of groundwater
from the Santa Paula Basin and approximately 376 AFY
of groundwater from the Fillmore Basin. The amount of
water to be pumped from the Fillmore Basin is limited to the amount historically used for agricultural purposes.

The agricultural preserve located in the northern portion of the Specific Plan Area will be irrigated with water pumped from the existing agricultural well on Pump House Lane.

The estimated demand for the agricultural preserve is
approximately 122 AFY.

C. Well Field System. The City’s Potable Water System
Master Plan identifies the need for a new well field in the Santa Paula Basin within the Specific Plan Area and an
upgrade of the existing well in the Fillmore Groundwater Basin to provide the water needed for the use allowed by the Specific Plan. Figure 3-1 provides a schematic layout of the planned Domestic Water Well Field Master Plan.

Two new wells are planned near the western edge of the
51 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
3-2

3.3 WaterSupply
Table 3-1: Water Demand
Source: Jensen Design & Survey, 2022.

Notes: Totals in table may not appear to add exactly due to rounding in the model calculations. 1 Demand is estimated at 3.5 residents per dwelling for all proposed dwellings per the City of Santa Paula Water Master Plan (single-family attached, single-family detached, and multifamily). Actual Tract Usage was measured for the year of 2022 and averaged per house at 51 gpd/person with a 25% reserve added on, which equates to 64 gpd/person. 2 Estimate of water demand for agricultural uses is based on use over the last five years that was required to irrigate 336 acres of land under production (816.3 AFY/405 acres = 2012 AFY/acre). 3 Agricultural Preserve that is irrigated will be irrigated from an agricultural well in Pump House Lane privately operated and not part of the City domestic system.

Land Use Amount Area
(acres)
Demand Rates Annual
Demand (AF)
Average Daily
Flow (GPM)
Maximum Day Demand
(GPM) (1.5* ADD)
Peak Hour Demand
(GPM) (2.7* ADD)
Residential 1 2,050 units
Santa Paula Creek Neighborhood 489 units 64 gpd per person 122.7 76.1 114.1 205.4 Foothill Neighborhood 554 units 64 gpd per person 139.0 86.2 129.3 232.7 Haun Creek Neighborhood 707 units 64 gpd per person 177.4 110.0 165.0 296.9 Hallock Center 300 units 64 gpd per person 75.3 46.7 70.0 126.0 Civic/Institutional
School Site and Private Recreation
Facilities 10.94 1.81 AFY per acre 19.8 12.3 18.4 33.1
Commercial 10,000 sf 15.1 gal/sq.ft./yr 0.5 0.3 0.4 0.8 Other Water Consumption 2
Santa Paula Sports Park 37.8 2.22 AFY per acre 83.9 52.0 78.0 140.5 Parks/Greenways 55.2 2.22 AFY per acre 122.5 76.0 114.0 205.1 Agriculture Preserve (irrigated) 3 55.0 No water use 0.0 0.0 0.0 0.0 Open Space Preserve (not irrigated) 77.3 No water use 0.0 0.0 0.0 0.0 Total Water Demand 741.1 459.4 689.2 1,240.5
Specific Plan Area, adjacent to Santa Paula Creek. The
existing well adjacent to Orcutt Creek will be upgraded.

The easterly well (well 6) in the Fillmore Basin will be designed with a capacity to pump 1,000 gallons per
minute (gpm). The 376 AFY of water from the Fillmore
Basin can be pumped with this well by running this well approximately 5.6 hours a day, 365 days per year. Well
6 will have point source water treatment to meet State
Waterboard requirements.

Well 7, the southwest well, will be designed with a capacity to pump 2,500 gpm, and Well 8, located north of Well 7, will be designed with a capacity to pump at 1,500 gpm.

Well 7 will have a treatment facility that will treat water from both Well 7 and Well 8 prior to this water entering the City domestic system. Running these wells approximately 9 hours per day will provide 365 AFY of water.

D. Water Storage and Delivery System. The East Area
1 Domestic Water Master Plan has a double zone system
as shown in Figure 3-2a. All new wells will feed a new

3.0-million-gallon (MG) in-ground concrete tank set at
a bottom elevation of 458 feet for the City and East Area 1’s 200 zone. A new 20” feeder and fill line will proceed from the intersection of Santa Paula Street and Grant
Line through the bridge northeast in Santa Paula Street through the Specific Plan Area, terminating at the new

3.0 MG concrete tank. This new tank will serve as a source for domestic consumption in East Area 1 and will provide additional water storage for the City.

Lots within the Specific Plan Area below the 330 contour elevation will be serviced from this tank, which requires a minimum of 1.99 million gallons of storage. This leaves a surplus of 1.01 million gallons for the City’s 200 zone. The surplus already accounts for the new demand of 123 AFY
estimated for the East Gateway Planning Area (East Area 2), located immediately south of East Area 1. The tank site will provide a domestic supply system comprised of 8” through 20” mains within the Specific Plan Area. This distribution system will connect to the City’s existing water system over the Santa Paula Street Bridge to the west, and within the Hallock Drive and Telegraph Road intersection.
52 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-3
2/28/2023

BROKAW WELL

FOR OFFSITE

PROJECT

BOUNDARY
FIGURE 3-1: WATER WELL FIELD SCHEMATIC
WELL #7 SANTA

PAULA BASIN
WELL #8

SANTA PAULA
BASIN
WELL #6

FILLMORE BASIN

APPROXIMATE LOCATION

OF DEMISING LINE

BETWEEN THE SANTA

PAULA GROUNDWATER

BASIN (LEFT) AND THE

FILLMORE

GROUNDWATER BASIN
(RIGHT)
3 MG TANK

DOMESTIC
WATER
(2) 760,000

GALLON TANKS

DOMESTIC
WATER
ONSITE

AGRICULTURAL

WELL FOR AG

PRESERVE SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE
Figure 3-1: Water Well Field Schematic Layout
Source: Jensen Design & Survey, Inc. 2021.

3.3 WaterSupply
53 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
3-4
Figure 3-2A: Domestic Water Schematic Layout
Source: Jensen Design & Survey, Inc. 2021.

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE
2/28/2023
P.O.C.

PROJECT

BOUNDARY
P.O.C.

FIGURE 3-2a: DOMESTIC WATER SCHEMATIC

BROKAW WELL

FOR OFFSITE
WELL #7 SANTA

PAULA BASIN
WELL #8

SANTA PAULA
BASIN
WELL #6

FILLMORE BASIN
3 MG TANK

DOMESTIC
WATER
(2) 760,000

GALLON TANKS

DOMESTIC
WATER
ONSITE

AGRICULTURAL

WELL FOR AG

PRESERVE

3.3 WaterSupply
Legend
8” Water
12” Water
15” Water
20” Water
NOV. 19, 2014
FIGURE 3-2a: DOMESTIC WATER SCHEMATIC
54 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-5

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE
2/28/2023
P.O.C.

PROJECT

BOUNDARY

SERVICE
FIGURE 3-2b: RECYCLED WATER SCHEMATIC

SERVICE

SERVICE
FUTURE P.O.C.

EAST AREA 2

BROKAW WELL

FOR OFFSITE
WELL #7 SANTA

PAULA BASIN
WELL #8

SANTA PAULA
BASIN
WELL #6

FILLMORE BASIN
3 MG TANK

DOMESTIC
WATER
(2) 760,000

GALLON TANKS

DOMESTIC
WATER
Figure 3-2B: Recycled Water Schematic Layout
Source: Jensen Design & Survey, Inc. 2021.

3.3 WaterSupply
Legend
12” Rec Water
NOV. 19, 2014
FIGURE 3-2b: RECYCLED WATER SCHEMATIC
55 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
3-6
Source: Jensen Design & Survey, Inc. 2021.

3.3 WaterSupply
Figure 3-3: Water Quality Plan

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE
2/28/2023

PROJECT

BOUNDARY

STORM DRAIN

INFILTRATION AREAS
FIGURE 3-3: WATER QUALITY
Y
Legend Storm Drain
Infiltration Areas
MAY 7, 2014

STORM DRAIN

INFILTRATION AREAS
FIGURE 3-3: WATER QUALITY
56 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-7
Two additional 0.76 MG tanks will be constructed as
illustrated in Figure 3-2A. These tanks will be located at an elevation of 588 feet in order to provide the required flows and pressures to elevations above 330 feet. Water levels in the tank will create a new 300’ pressure zone within East Area 1 that is independent of the City’s system and will act as the primary source for domestic consumption and fire storage. This tank will be supplied via a booster station located at the 3 MG tank site. Project demands require

0.68 MG storage, resulting in 0.84 MG of surplus storage.

3.3.2 Recycled Water Plan
A. Existing Conditions. Currently there are no recycled water systems in the eastern portion of Santa Paula that can serve East Area 1.

B. Recycled Water Plan. The Recycled Water Plan is
shown on Figure 3-2B. According to the City’s Potable
Water System Master Plan, a future recycled water system conveyance plan will include a line in Telegraph Road,
delivering recycled water to a point of connection (POC) near the intersection of Hallock Drive and the VCTC railroad right-of-way.

EA1SP contemplates construction of a new recycled
water distribution system. This distribution system will be comprised of a single 12” main to meet the higher irrigation flow demands of school facilities and large landscape/
park areas. The recycled water will terminate at the end of Hallock Drive at the open space preserve and at the Soccer Field/Detention Area. The estimated demand for recycled water in East Area 1 is 207 AFY, which includes the Sports Park and the Soccer Field Detention Area located in the southeast portion of the Specific Plan Area.

3.3 WaterSupply

3.3.3 Water Quality Plan
A. Existing Conditions. Most of the Specific Plan Area is currently in agricultural use. There are no existing water quality systems or devices. However, the site is pervious; the vadose zone acts as a water quality filtration system for storm runoff.

B. Water Quality Treatment System. The site will
provide three debris/detention basins upstream of the
residential areas and storm drain system, bioswales for passive treatment through the streets and park areas,
as well as two detention basins. The system is planned
as shown in the Water Quality Exhibit Figure 3-3. These detention basins will serve dual roles of flood protection and water quality treatment. Flood protection is discussed in the drainage section. The detention basins will be sized to treat 10% of the Q50 (50 year storm event) from the
storm drain system. All storm waters shall be cleaned prior to infiltration in accordance with the applicable National Pollution Discharge Elimination System Requirements
(NPDES) regulations at time of development.
57 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
3-8

3.4 Wastewater Master Plan

3.4.1 Existing Conditions
The existing wastewater system in East Area 1 consists of only onsite septic service for the existing nine farm worker housing units onsite. The nearest sewer is an 8” line located near the intersection of Hallock Drive and Telegraph Road. The City’s Wastewater System Master Plan addresses the provision of wastewater collection facilities to serve the Specific Plan Area.

3.4.2 Wastewater System Master Plan
The City’s Wastewater System Master Plan identifies and describes the improvements required to provide adequate service for the uses allowed by the Specific Plan. The Wastewater System Master Plan for the East Area 1 Specific Plan is shown in Figure 3-4.

3.4 Wastewater Master Plan
Table 3-2: Wastewater Generation
Source: Jensen Design & Survey, 2022.

Notes: Totals in table may not appear to add exactly due to rounding in the model calculations. 1 Assuming 1 unit per parcel.
2 FAR=0.30 per East Gateway EIR Appendix 2.0.
3 FAR=0.23 per East Gateway Specific Plan.
4 FAR=0.25 per East Gateway EIR Appendix 2.0.
5 Demand rates per 75% water demand ‐ applicable to all land uses.

Land Use Amount Area
(acres)
Sewer Generation
Rates 6,7
Average Daily
Water Flow (GPM)
Average Daily
Wastewater
Flow (GPM) 5
Peak Daily Wet
Wastewater Flow
(GPM) (3xADWF)
Peak Hour
Flow (GPM)
(2xADWF)

EAST AREA ONE
Residential 2,050 units
Santa Paula Creek Neighborhood 489 units 48 gpcd 7 - 57.1 171.2 114.1 Foothill Neighborhood 554 units 48 gpcd 7 - 64.6 193.9 129.3 Haun Creek Neighborhood 707 units 48 gpcd 7 - 82.5 247.5 165.0 Hallock Center 300 units 48 gpcd 7 - 35.0 105.0 70.0
Civic/Institutional
School Site and Private
Recreation Facilities 10.94 1.81 AF/YR/acre 12.3 9.2 27.6 18.4 Commercial 10,000 sf 15.1 gal/SF/YR 0.3 0.2 0.6 0.4
EAST AREA ONE SUBTOTAL 12.6 248.6 745.8 497.2

OFF-SITE (EAST GATEWAY PROJECT AREA)
Residential 1 8 85 gpcd 7 - 1.7 5.0 3.3
Light Industrial 2 186,008 14.2 2.49 gal/SF/YR 0.9 0.7 2.0 1.3 East Gateway North (Retail) 3 20,574 2.1 2.49 gal/SF/YR 0.1 0.1 0.2 0.1 East Gateway South (Retail) 3 326,511 32.6 2.49 gal/SF/YR 1.5 1.2 3.5 2.3 Industrial 2 764,478 58.5 15.1 gal/SF/YR 22.0 16.5 49.4 32.9 Highway Commercial 4 600,039 55.1 15.1 gal/SF/YR 17.2 12.9 38.8 25.9 OFF-SITE (EAST GATEWAY PROJECT AREA) SUBTOTAL 41.7 32.9 98.8 65.9 TOTAL 54.3 281.5 844.7 563.1
FLOW TO LEMONWOOD LIFT STATION #28 54.3 281.5 844.6 563.1 The connection of East Area 1 to the City’s system will be via a new lift station located south of SR-126 at the end of old Hallock Drive Extension. The existing lift station on Lemonwood Drive would still operate as was intended. The flows from the existing lift station will be pumped to the new lift station location via a new force main in Lemonwood. The new lift station will then pump the effluent under Santa Paula Creek via a directional drilled pipeline underneath Santa Paula Creek. A 15” main will be extended from East Area 1 at Hallock Drive and Telegraph Road, down Telegraph Road to a private property where an easement has been obtained, into the new lift station under Highway 126. Other improvements along Lemonwood include a force main from the existing Lemonwood Station 1 to the new lift station, and a gravity main to intercept a portion of off6 3.5 people per household. 7 Calculated Water Demand based on 2022 water meter readings is 64 gpd/capita ‐ residential sewer flow would be 75% of 64 = 48 gpd/capita.
8 Inflow in final condition post project improvements.
58 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-9

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE
2/28/2023
P.O.C. - FIRST
200 UNITS

PROJECT

BOUNDARY
Note: Backbone system shown;
gravity 8" line to be provided in
neighborhood developments.

FIGURE 3-4: SEWER MASTER PLAN
Figure 3-4: Wastewater System Schematic Layout
Source: Jensen Design & Survey, Inc. 2021. MAY 7, 2014
FIGURE 3-4: SEWER MASTER PLAN 3.4 Wastewater Master Plan Legend
8” Sewer
10” Sewer
12” Sewer
15” Sewer
NOV. 19, 2014
FIGURE 3-4: SEWER MASTER PLAN
59 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
3-10

3.5 Drainage Master Plan
site flows and convey these flows to the new lift station. The new lift station will convey flows across Santa Paula Creek in a newly constructed force main under Santa Paula Creek to a new upsized gravity sewer main along Santa Clara Street to 12th Street.

Average wastewater generation for the uses permitted by the East Area 1 Specific Plan is estimated at approximately 0.36 million gallons per day (MGD). This is based on 48 gallons per day per capita and an average household size of 3.5 people as identified in the City of Santa Paula Wastewater Master Plan. (See table 3-2.) The flow is approximately 75% of the water demand. The lift station will be sized to handle project flows, and flows generated by existing and new uses, in the East Gateway Project Area. The estimated wastewater generated by the East Gateway Planning Area will generate approximately

0.046 MGD, which will also be directed to the new lift station.

3.5 Drainage Master Plan

3.5.1 Existing Conditions
Most of the Specific Plan Area is currently in agricultural use.

The existing topography of the surrounding area defines four major separate drainage sub-areas. These areas, described below, make up a total drainage area of over 2,900 acres.

A. Orcutt Canyon Creek Drainage. The Orcutt Creek
Drainage is comprised of approximately 2,456 acres and
is the largest drainage area east of East Area 1. The Orcutt Creek Drainage area is shown in Figure 3-5. The drainage area is linear and situated in a north-south direction with Orcutt Creek, a natural creek, conveying water to Santa Clara River. The Orcutt Creek Drainage is roughly 1 mile wide and over 4.5 miles long, stretching well up into the Topatopa foothills and mountains. The elevation varies
from 4,600 feet at the northern end of the drainage area to an elevation of 300 feet at the Highway 126/Orcutt Creek Bridge.

Within the Specific Plan Area, only about 70 acres currently drains to the Orcutt Creek drainage area with an additional 2,386 acres being off-site drainage upstream of the
project. This 70 acres drains to Orcutt Creek through an existing 36” CMP at the southeast corner of the site. This pipe discharges upstream of the railroad bridge.

B. Farm Creek Drainage. The Farm Creek Drainage is
comprised of over 408 acres and is the second largest
drainage area associated with the Specific Plan Area. Of this 408 acres, roughly 330 acres are in East Area 1. The remaining 78 acres consists of offsite areas. The Farm
Creek Drainage Area is shown in Figure 3-5. The Farm Creek drainage area is roughly trapezoidal in shape and stretches into the foothills of the Topatopa Mountains, with an
upper elevation of 980 feet to a low elevation of 300 feet at Highway 126. The Farm Creek Drainage has several natural and man- made drainage devices that convey drainage.

Concrete drainage ditches were installed throughout
the orchard areas to better direct the flows and control damage caused by unabated flows. The system of natural
drainage courses in the foothills and the man-made
concrete ditches in the orchard areas combine and form a shallow rip rap reinforced channel near the southern edge of East Area 1. This channel exits the site via a 48” culvert under an existing fence to a large 12’x4’ double box culvert under Highway 126, roughly 600 feet west of the Orcutt
Creek/Orcutt Creek crossing, and flows parallel to Orcutt Creek for approximately 2,000 feet before converging with Orcutt Creek.

C. Overland Drainage. The area defined as Overland
Drainage includes approximately 59 acres, as shown in
Figure 3-5. The Overland Drainage is roughly rectangular in shape and is wholly contained within the Specific Plan Area . The Overland Drainage is bounded by Santa Paula Creek to the west and the existing VCTC railroad to the south. The VCTC railroad sits atop a berm that varies from at grade to 5 feet tall. Four existing culverts cross under the VCTC railroad and convey drainage flows onto property located between the VCTC railroad and Telegraph Road. This flow is directed to an unimproved open ditch drainage channel that runs perpendicular to Telegraph Road through a box culvert under Highway 126 and through Lemonwood
Drive to the Santa Clara River.

D. Santa Paula Creek Drainage. Approximately 47 acres of the northwest portion East Area 1 identified in Figure 3-5 currently drain to Santa Paula Creek through four 18-inch CMP outlets into the slope of Santa Paula Creek spaced out along 2,740 feet of East Area 1 westerly property boundary.

Existing site topography shows 47 acres of drainage area 60 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-11

3.5 Drainage Master Plan
Figure 3-5: Existing Drainage Areas

SANTA PAULA CREEK

HAUN CREEK

RR BRIDGE
48" CULVERT

RR CULVERTS

TELEGRAPH
ROAD

DRAINAGE
AREA
[58.7 AC]

FARM CREEK

DRAINAGE AREA
[439 AC]
SANTA
PAULA
CREEK

DRAINAGE
AREA
[46.7 AC]
ORCUTT
CANYON
CREEK

DRAINAGE
AREA
[2,456 AC]
36" CULVERT
HWY 126
2/28/2023

PROJECT

BOUNDARY
FIGURE 3-6: EXISTING DRAINAGE
Source: Jensen Design & Survey, Inc. 2021.
61 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
3-12

3.5 Drainage Master Plan
associated with these four inlets from the very northwest portion of the site.

E. Existing FEMA Floodplain Conditions. The Specific
Plan Area currently has three floodplain designations
according to the 2010 FIRM (Flood Insurance Risk Map)
maps as shown on Figure 3-5. The Federal Emergency
Management Agency (“FEMA”) designates the western
portion of East Area 1 as Zone A99 with small islands
designated as Zone X. The easterly portion has a Zone
A designation generated by Orcutt Creek. Zone A99 is
defined by FEMA as “an area to be protected from 1%
annual chance flood by a Federal flood protection system under construction; no Base Flood Elevations determined.” This designation is due to the Army Corps channel
improvements to Santa Paula Creek. A LOMR (Letter of
Map Revision) to remove the Zone A designation and a
CLOMR (Conditional Letter of Map Revision) to remove the Zone A99 designation will be processed with the project through local agencies and FEMA. A Zone X determination is an area of 0.2% annual chance flood; areas of 1% annual chance flood with average depths of less than 1 foot or with drainage areas less than 1 square mile; and areas
protected by levees from 1% annual chance flood. This
designation area will also be altered once a LOMR is filed.

3.5.2 Drainage Master Plan
The East Area 1 drainage system is designed to meet or
exceed the storm drainage requirements of the Ventura
County Watershed Protection District (Orcutt Creek/Orcutt Creek), and the City of Santa Paula on-site drainage systems, where applicable. The Drainage Master Plan for East Area 1 is illustrated in Figure 3-6.

The majority of Orcutt Creek is located outside of the Specific Plan Area boundary. The East Area 1 Drainage Master Plan includes grading to provide appropriate protection from flood flows in Orcutt Creek and help convey these flows downstream.

Planned improvements include grading to convey overflow from Orcutt and a bypass channel along the detention basin frontage separate from the detention basin. The site grading will allow over flows from Orcutt Creek to be conveyed down to the Highway where there will be a diversion structure to allow water into the basin as well as to a bypass channel on site directing flow into a new trapezoidal channel running westerly along the south property line of the project. This overflow channel will join with reduced flows from the onsite detention basin upstream of the Railroad bridge and be directed under the Railroad to the existing double box culvert under the Highway. The flows will then be conveyed southerly in an existing ditch to the confluence with the Santa Clara River (see Figure 3-6).

A. Orcutt Canyon Creek Drainage Area and Farm
Creek Drainage. The Orcutt and Farm Creek Drainage
Areas located within the Specific Plan Area will be
combined into a single drainage area by the design of the Grading and Drainage Master Plans. The Orcutt Drainage
area will remain unchanged for the upstream off-site areas.

The Grading Master Plan will change the existing drainage pattern of the portions of the Specific Plan Area located immediately adjacent to Orcutt Creek/Orcutt Creek. The
Grading Master Plan will not increase the amount of East Area 1 draining to Orcutt Creek.

Flows from the tributary areas located north of the Specific Plan Area will be directed from the two debris basins
located on the northern edge of the development area
to storm drains within the development area. Onsite
flows from the remaining onsite drainage areas will be
conveyed in these same storm drain systems and outlet
to the detention basin located at the southeast corner
of East Area 1. The flows from this basin flows will outlet through an engineered structure into a parallel channel to Orcutt Creek. This basin area totals 27.8 acres and will allow for infiltration of water as well as attenuate peak storm events so that post project runoff will not exceed existing condition runoff. The basin will be graded to allow for water to pond in each storm event to a water surface elevation below the elevation of the soccer fields.

The easterly portion of this drainage area will be directed to an infiltration area in the 35-acre community park in the Civic District. This infiltration/detention basin will also assist in meeting infiltration requirements and reducing peak storm events.
62 City of Santa Paula
March 2024

3. Infrastructure and Public Services
3-13

3.5 Drainage Master Plan
Figure 3-6: Drainage Master Plan

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE

TO SANTA CLARA
RIVER
RIVER

LOWER DETENTION BASIN

SANTA CLARA
TO
BASIN
ORCUTT
CREEK

OVERFLOW

CHANNEL

INFILTRATION
AREA

INFILTRATION
AREA
2/28/2023

PROJECT

BOUNDARY
FIGURE 3-7: DRAINAGE MASTER PLAN
Source: Jensen Design & Survey, Inc. 2021.

Legend
Overland Drainage Area
Santa Paula Creek Drainage Area
Railroad Drainage Area
18” SD
24” SD
30” SD
36” SD
42” SD
48” SD
54” SD
60”SD
NOV. 19, 2014
FIGURE 3-7: DRAINAGE MASTER PLAN
NOV. 19, 2014
FIGURE 3-7: DRAINAGE MASTER PLAN
NOV. 19, 2014
FIGURE 3-7: DRAINAGE MASTER PLAN
NOV. 19, 2014
FIGURE 3-7: DRAINAGE MASTER PLAN
63 East Area 1 Specific Plan
Santa Paula, California

3. Infrastructure and PublicServices
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3.6 Electricity
B. Overland Drainage Area and Santa Paula Creek.

The existing Overland Drainage area will be reduced to

26.7 acres. Flows will be collected in a storm drain system and outlet through a rip rap/velocity dissipater structure located along the southerly property line just north of the railroad and west of Hallock Drive.

The outflow from the most westerly debris/detention
basin, as well as the north westerly portion of the project will be conveyed to the several existing outfalls located along the edge of Santa Paula Creek. Overland flows along the westerly 160 feet of the property will flow through the linear landscape buffer area along Santa Paula Creek before exiting the site and entering Santa Paula Creek. A total of 192 cubic feet per second (cfs) in a 100-year event enters Santa Paula Creek in the existing condition. The improvements constructed pursuant to the proposed
condition will reduce the peak flows into Santa Paula Creek in a 100 year event to 109 cfs. The storm drain systems for the Overland Drainage Area and Santa Paula Creek are
shown in Figure 3-6.

Stormwater conveyance and treatment requirements
must meet City of Santa Paula and State Water Resources Control Board MS4 Requirements. The treatment types
include bioswales, bioretention cells, infiltration trenches, permeable pavement, and/or detention basins as needed
based on the proposed site plan layout.

3.6 Electricity
Electricity in Santa Paula is supplied by Southern California Edison Company (SCE). High voltage, 66 kilovolt, transmission lines exist crossing Ojai Road (SR 150), along a portion of 12th Street south of Orchard Street, and along the south side of the railroad tracks east of 12th Street. A Southern California Edison substation, (the “Wakefield Substation”), is located south of the railroad tracks at the intersection of 12th Street and the railroad tracks. SCE will service and maintain the project area’s electrical facilities. The EA1SP includes relocation of transmission mains along the Santa Paula Creek side of the project. New local serving electrical lines will be placed underground. All conduits will be with full encasement. The East Area 1 Specific Plan includes energy conservation related design standards to reduce
electric energy consumption. In addition, all development in EA1SP will observe the following setback requirements for residences (including private residential yards), school facilities, and designated recreational facilities: 100 feet from 100-110kV lines and 150 feet from 220-230 kV lines.

3.7 Gas
The Southern California Gas Company (SCG) provides natural gas in Santa Paula. SCG serves much of Southern California with a network of transmission and distribution lines. An existing 12-inch high-pressure supply line runs east-west in Telegraph Avenue (SR126). This line feeds pressure reducing stations supplying the City. Major distribution lines run from these stations. These in turn, branch into the network of smaller gas mains in all of the streets. Service connections will be provided and maintained throughout the East Area 1 Specific Plan area as needed.

3.8 Telephone
Telephone service and maintenance to the area is provided by Verizon. Telephone facilities will be located underground within the streets rights-of-way. No overhead telephone facilities will be permitted.

3.9 Cable
Cable television is provided in the area by Time Warner. This company will serve the East Area 1 Specific Plan area. Cable television facilities will be located underground within public rights-of-way, or easements on private property.

3.10 Solid Waste
Solid waste collection services are provided in the City of Santa Paula by an exclusive franchise agreement with Athens Services through 2047. All materials are disposed of at the Toland Road Landfill, operated by the Ventura Regional Sanitation District, or other permitted solid waste disposal facility.
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3.11 PublicSafetyServices
The City participates in a curbside recycling program, which includes the recycling of paper (egg cartons, paper, cards, cardboard), glass (food and beverage containers), metal (aluminum cans/trays & foil, metal cans, etc.) and plastic ( #1 – 7). Curbside pickup of food waste and yard trimmings is provided, as well as community drop-off events for residents to dispose of large items, household hazardous waste, and motor oil and filters.

The City is required to have trash, recycling, and organics service with the provision of three separate containers and adequately sized enclosures for all single family, multi-family and commercial units. All construction projects shall comply with SB 1383 and the Green building code to divert a minimum of 65% of total waste generated away from the landfill.

3.11 Public Safety Services
Fire and Police Protection Services will be provided by the Ventura County Fire District (VCFD) and Santa Paula Police Department (SPPD). The VCFD provides the City with fire prevention, rescue, and basic emergency medical services; hazardous materials mitigation; and disaster planning
coordination.

The Ventura County Fire District has two fire stations located on the East and West sides of town. VCFD Station 29 is located on the Eastside at 114 S. 10th Street. VCFD Station 26 is located on the Westside at 536 W. Main Street (refer to Figure 3-7).

The majority of the Specific Plan Area is designated in the “low-range area” of the Fire Hazard Zones. However, the northernmost portion of the Specific Plan Area is designated as a “High Fire Hazard” area. This area is comprised of steep terrain and will be retained as irrigated avocado fields, thus reducing the fire hazard of this area.

The Santa Paula Police Department (SPPD) currently operates out of a 4,728 square foot facility on 10th Street (refer to Figure 3-7).

3.12 Schools
The EA1SP includes a site for school facilities. The Civic District provides an approximately 8.3-acre site (not including streets and parks) for additional school facilities.

3.13 Parks and Recreation

3.13.1 Existing Conditions
The Santa Paula park system includes two neighborhood parks, nine mini-parks, and two special interest parks, defined in the 2040 General Plan as facilities with a particular use that serves the entire community. The largest park is George Harding Park, which comprises 13 acres. Most of the other parks in the City are between one and six acres.

A portion of the Santa Paula Branch Line Recreational Trail is currently planned. In addition, the City has a Class I bikeway near Cemetery Road, south of Santa Paula Street, and several Class II bikeways.

The City’s goal is to provide 5 acres of parkland per 1,000 residents. Based on Santa Paula’s projected 2040 population of approximately 39,600, a total of 198 acres of parkland would be required to achieve this desired standard. Existing and approved parks plus future parks identified in the City’s 2040 General Plan would yield a total of approximately 440 acres of parkland, which would exceed the City’s goal.

3.13.2 Park and Open Space Plan
The EA1SP includes recreational amenities and open spaces that will contribute to both the desirability and livability of the community. These areas will provide a diverse variety of spaces for family- and community-oriented recreation. The parks vary in size to accommodate a number of different amenities so that each park has its own character and provides a combination of passive and active recreation opportunities within the Specific Plan Area. The green spaces include play fields, formal plazas, community and neighborhood parks, pocket parks, and large greenways that run the full length of the community along the creek fronts, with hiking trails.
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3.13 Parksand Recreation
Figure 3-7: Public Services and Civic Uses
Source: HDR Town Planning, 2007.
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3. Infrastructure and Public Services
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Approximately 225.3 acres (45%) of the East Area 1 Specific Plan area will consist of undeveloped land, consisting of open space uses (including parks and greenways, the Santa Paula Sports Park, and open space preserve) and agricultural preserve. A total of approximately 88.0 acres will be parkland that includes the following: approximately 55.2 acres of neighborhood parks and greenways in the three Neighborhoods and Civic District, and the 37.8-acre Sports Park. Each park will be fully accessible via an integral system of sidewalks and multi-use paths, all of which meet current accessibility standards. Approximately 77.3 acres will remain open space preserve. Approximately 55.0 acres will remain in active agricultural operations and will not be open to the public. Refer to Section 5.9 for additional details regarding the development standards for the open space and park areas. Table 2-2 provides an undeveloped land summary.

3.14 Goals, Policies and Programs

3.14.1 Goals

1. To provide the level of public services desired by the residents at a reasonable cost.

2. To ensure the provision of public services keeps pace with new development.

3.14.2 Policies
A. General:

1. Development must provide for orderly urban
expansion.

2. Public facilities should be located and designed so that noise, light, odors, and appearances do not adversely
affect nearby land uses.

3. Builders are encouraged to use designers familiar with sustainable practices when conceiving their projects
in order to gain the greatest amount of benefit from
these systems.

4. Sustainable development is encouraged.

B. Water Conservation:

1. Developers must employ the efficient use of water and reduced water demand by requiring water-conserving
design and equipment in new construction and by
encouraging water-conserving landscaping and other
conservation measures.

2. The majority of landscaping for both public and
private projects must employ low water demand/
drought tolerant native plants.

3. In any turf areas within public spaces, street medians or landscaping barriers, hydro tension-meters and
automatic irrigation systems (or similar technology)
must be used to achieve the most effective use of
water applied to turf.

4. The East Area 1 Specific Plan requires the use of water conservation measures to reduce water demand.

These include the use of high-efficiency clotheswashing machines, ultra-low-flow toilets, low-flow shower heads, and evapotranspiration sensor based
irrigation controllers, and other such devices to reduce domestic water consumption.

C. Drainage and Flood Control:

1. Natural drainage systems will be encouraged where
feasible to preserve and enhance natural features.

2. Improve the quality of urban storm water runoff and
quality of groundwater recharge through the use of
appropriate mitigation measures including, without
limitation, infiltration/sedimentation basins, oil/grit separators, and other best management practices
(such as storm water retention).

3. Require new development to adequately mitigate
increases in storm water peak flows and/or volume.

Peak water discharge into the Santa Clara River and
Orcutt Creek cannot exceed existing conditions.

Mitigation measures must consider impacts on
adjoining properties and impacts on groundwater
recharge related to existing and proposed water wells.

4. Engineered drainage plans must incorporate a
collection and treatment system for storm water runoff

3.14 Goals, Policiesand Programs
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3.14 Goals, Policiesand Programs
consistent with the Ventura Countywide Stormwater
Quality Urban Impact Mitigation Plan.

5. Development must mitigate risks from floods.

D. Police Protection:

1. Public safety issues must be considered in all aspects of project design, including crime prevention through
design.

E. Fire Protection:

1. Development must incorporate designs, systems and
practices for fire safety, prevention and suppression.

2. All proposed developments must be reviewed for
compliance with fire safety standards in accordance
with the SPMC as may be amended and any VCFD
requirements.

F. Grading:

1. Retain significant natural hillsides and ridgelines
where feasible, while allowing for required street
access and Neighborhoods.

2. Provide contour grading of significant slopes

3. Round edges of manufactured slopes to blend into
natural terrain, where feasible.

4. Avoid “estate” pad sizes to reduce grading.

3.14.3 Programs

1. Complete on-site water distribution lines in the East Area 1 Specific Plan Area to serve individual parcels. Pipe
connections will include adequate looping to provide
redundancy for the system.

2. Place fire hydrants at most intersections and every 350 feet. Fire hydrant locations will be reviewed and approved by Ventura County Fire District.

3. Complete on-site sewer mains in the East Area 1 Specific Plan Area to serve individual parcels. Determine the
location and size of utility lines during the design of each neighborhood subarea.

4. Complete a storm water collection system that connects into Santa Paula Creek and/or Orcutt Creek. The storm
water collection system for the Specific Plan Area will primarily consist of storm water inlets with underground piping systems, which will discharge low flows into
pretreatment areas such as bio-filters (vegetated swales/ strips).

5. Construct storm drain detention facilities to mitigate the increase of the developed condition peak flow over the
undeveloped peak flow. The detention sites may consist
of detention basin(s), dual use basins, and/or underground storage. Any detention basin deeper than 18 inches will be designed to avoid the need for perimeter fencing.

6. Submit development plans to the police department and fire department to ensure to the extent practical that
design of the project facilitates public safety.

7. Install utilities underground to secure such utilities from damage.
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4.1 Introduction
This section addresses Government Code § 65451
which requires that specific plans include a program for implementation including regulations, conditions, programs and additional measures necessary to implement the plan.

The responsibilities and procedures required for implementing the EA1SP are identified in this section, including responsibility for capital improvements and financing and the regulations that will govern its implementation.

Public and capital facilities adjacent to the Specific Plan Area are required to support EA1SP development, including public roadway and signal improvements. Private infrastructure within the Specific Plan Area required to support development include water mains, sewer trunk lines, new roadways, dry utility conduits within roadways, and drainage. The Master Developer will finance and/or construct all such improvements.

Recreational amenities will be provided on-site. Contributions towards maintaining Transportation, Fire, Police, and Library services will be made through payment of development
impact fees.

4.2 Specific Plan Regulatory Approach
The implementation procedures set forth in this section are intended to ensure the development of East Area 1 in accordance with the planning and design intent of this EA1SP and Applicable Law.

This EA1SP applies to all lands within the Specific Plan Area All development proposals within the Specific Plan Area boundaries must be consistent with this EA1SP, the General Plan, and SPMC, as may be amended. The Development
Standards and Guidelines, presented in Sections 5 and 6 of this EA1SP, contain development regulations which are mandatory for all properties within the Specific Plan Area.

4.1 Introduction

4.3 Implementation Schedule
It was anticipated that development of the Specific Plan Area would occur in four (4) phases, as shown in Figure 4-1 (Phasing Guide) over approximately ten (10) years and be completed by 2020. However, due to outside forces, the Plan Area could not be completed by then and extensions were granted subject to further unavoidable delays beyond the Master Developer’s and City’s control. In order to coordinate infrastructure and financing needs, the phasing of the EA1SP Area is designed to meet the following objectives:
• Orderly build-out based upon market and economic
conditions.
• Providing adequate infrastructure and public facilities concurrent with development of each phase.
• Protection of public health, safety and welfare.

The infrastructure improvements will be matched to meet the needs of each phase of development.

4.4 Infrastructure and Public Facilities/Services
Consistent with Applicable Law, this section provides an overview of the parties involved in the implementation, ownership, and long-term maintenance responsibilities for the private infrastructure and public facilities/services required to support the Specific Plan Area. Related to the text below, please see Figure 3-2A (Domestic Water Schematic Layout), Figure 3-2B (Recycled Water Schematic Layout), Figure 3-4 (Sewer System Schematic Layout), Figure 3-6 (Drainage Master Plan), and Figure 5-3 (Thoroughfare Categories).

Development will require the extension of existing
infrastructure and services into the Specific Plan Area to provide water, wastewater disposal, storm drainage, roads, public safety services and solid waste services. The Master Developer is responsible to provide the required infrastructure improvements to serve the plan area.

Domestic water demands are comprised of potable water
demand and non-potable water demand for irrigation of
parks and agricultural preserves. The City would supply the portions of the project overlaying the respective groundwater basins with water from those basins (Santa Paula and Fillmore 69 4. Implementation
East Area 1 Specific Plan 4-2
Santa Paula, California

4.4 Infrastructureand PublicFacilities/Services
Figure 4-1: East Area 1 Phasing Guide
Source: Jensen Design & Survey, Inc., 2021.

Basins). Several new field wells are required and well upgrade in the Fillmore Groundwater Basin to serve the project.

Improvements/upgrades to the water delivery system will be implemented. The development will also construct a new recycled water distribution system in anticipation of the City developing a recycled water system and line in Telegraph Road which would deliver recycled water to appoint of connection near the intersection of Hallock Drive and the VCTC railroad right-of–way.

The development will provide three upstream debris/detention basins, bioswales for passive treatment of water quality through the streets and park areas and includes two detention basins.

To accommodate wastewater disposal, the EA1SP requires
the construction of a new lift station near the SR 126 Bridge on Lemonwood Drive. The lift station will allow flows to cross Santa Paula Creek in a newly constructed 10“ force main to a new sewer main constructed in Santa Clara to 12th Street.

A drainage master plan will be implemented by the Master Developer that meets or exceed the storm water drainage requirements of the Ventura County Watershed Protection District (see Figure 3-6) and City utilities such as electricity, gas, telephone, and cable will be installed per EA1SP requirements.

Southern California Edison (SCE) will service and maintain the project area’s electrical facilities. The plan includes energy

SANTA PAULA CREEK

ORCUTT CREEK

TELEGRAPH ROAD
DRIVE
S.P.R.R.

HALLOCK
HWY 126
BRIDGE
2/28/2023

PROJECT

BOUNDARY
FIGURE 4-1: PHASING GUIDE
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4. Implementation
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4.5 Financing Plan
conservation related to design standards to reduce electric consumption.

The circulation system consists of a hierarchical deployment of particular thoroughfare types for specific physical applications (Figure 5-3 Thoroughfare Categories) to provide a highly connected multi-modal circulation network. This system will be constructed by the Master Developer.

4.5 Financing Plan
The financing and maintenance plan for the EA1SP anticipates the timely completion of public facilities, streets, utilities, and other necessary capital improvements, as well as the proper maintenance of these facilities. The Master Developer(s) of the EA1SP will fund project infrastructure and public facilities through the following activities:
• Fund new on-site and off-site public infrastructure and services needed to support the EA1SP development;
• Phase on-site improvements to ensure they are constructed when necessary and when funds are available to construct public improvements; and
• Provide for reimbursements from other development
for infrastructure costs that the EA1SP area is required to advance.

Individual Permitee(s) will fund project infrastructure and public facilities by paying development impact fees in
accordance with Applicable Law.

4.6 Methods and Procedures
for Implementation
The procedures, regulations, standards and specifications described in this EA1SP supersede any conflicting portions of the SPMC, as may be amended. Any development regulation and building requirement not addressed in this EA1SP is subject to Applicable Law.

4.7 Specific Plan Approvals
The Specific Plan Area is zoned as “SP-3.” This EA1SP amends and restates the previously approved specific plan (adopted in February 2008, as amended by Amendment Nos. 1 through 3) in its entirety; the Specific Plan Area, however, will continue to be zoned “SP-3”; this EA1SP must be adopted by ordinance.

4.8 Administration

4.8.1 Introduction
The EA1SP applies to any of the following within the Specific Plan Area boundaries:
• Land use activity;
• New buildings and signage
• Modifications/additions to existing buildings and
signage
• Subdivision of land or a building; and
• Improvements to a site.

All required permits/approvals must be obtained before the proposed use, and any structures related to the proposed use, are constructed, otherwise established or put into operation.

Unless specified otherwise, the EA1SP will be administered and enforced by the Director, Planning Commission, and City Council. Applications must be processed and approved by the applicable requirements and findings of this EA1SP.

4.8.2 Municipal Code Reference
In the event of a conflict between the SPMC and the Specific Plan, this EA1SP takes precedence over the SPMC, as may be amended. The Director is authorized to provide administrative determinations regarding the Specific Plan. Such administrative determinations must be in writing and may be appealed in accord with the SPMC, as may be amended.

This EA1SP provides the entire zoning for the EA1 Area. The entire property is zoned “SP-3,” and the applicable zoning regulations for the EA1 are those set forth in this EA1SP.

4.8.3 Director Authority
A. The Director has the authority to implement the EA1SP in accordance with Applicable Law.

B. The Director has the authority to interpret the EA1SP. In the event that a specific use or type of use is not listed as a permitted use, the Director has authority to determine whether the proposed use is similar to a permitted use
and whether the use is permitted, permitted subject to
conditions, permitted as a temporary use, or prohibited. In 71 East Area 1 Specific Plan
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4. Implementation
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4.8 Administration
• Realignment or modifications to internal streets
serving the project, lot lines, easement locations
and grading adjustments, if approved by the City
Engineer.
• Minor modification to design criteria such as paving
treatments, architectural details and related criteria. • Minor modification to landscape treatments, fencing,
lighting, trails, and entry treatments, provided the
modifications are in substantial conformance with the
purpose and intent of the specified design criteria.
• Minor expansions or reductions (10%) of the
geographic area covered by a given Neighborhood.
• Minor expansions or reductions (not to exceed
25%) of the required setbacks set forth in Table 5-2,
Minimum Building Setbacks.

4.8.6 Miscellaneous
Any time limit established by this EA1SP may be extended by mutual agreement between the applicant and the Director, or with the approval of the Planning Commission or the City Council, as the case may be.

4.8.7 Noticing
All noticing required by Applicable Law will be accomplished at the cost of the applicant seeking a Project Clearance, or other action in accordance with Applicable Law.
determining “similarity,” the Director must make all of the following findings:
• The proposed use meets the intent of, and is
consistent with, the goals, objectives and policies of
the general plan and the Specific Plan;
• The proposed use does not adversely impact the
public health, safety and general welfare of the City’s residents; and
• The proposed use shares characteristics common
with, and is not of greater intensity or density or does not generate more environmental impacts than those
uses listed in the permitted uses section.

C. Any applicant, interested person, or public official may appeal Project Clearance or Specific Plan Amendment
decisions of the Director to the Planning Commission in accordance with the Santa Paula Municipal Code.

4.8.4 Amendments
A. This EA1SP may be amended in the same manner as
required for the adoption of a specific plan.

B. The City may initiate amendments to any portion of this EA1SP.

C. The following changes to this EA1SP require an
amendment:
• Changes to the text or maps other than the addition
of information that does not change the effect of any
regulation.
• Changes in any Specific Plan Area boundary.
• Changes in standards or regulations, including
landscaping and design standards.

4.8.5 Administrative Modifications
A. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by this EA1SP with the
Project Approval and Applicable Law.

B. In addition, the Director is authorized to make the
following technical amendments, in a form approved by
the City Attorney:
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4.9 Submission, Review and
Approval Requirements

4.9.1 Tentative and Final Subdivision Map
All subdivision maps of any type must be submitted, reviewed and approved in accordance with the SPMC, as may be
amended, and the California Subdivision Map Act. For projects requiring a tentative or parcel map(s), the provisions and procedures of the EA1SP apply, unless otherwise provided for in the SPMC, as may be amended. A tentative map or parcel map may be processed concurrently with the EA1SP. Applications for tentative and final subdivision maps, parcel maps, and lot line adjustments must be filed with the Planning Director in accordance with the SPMC, as may be amended.

4.9.2 Map Revision Approvals
A. Purpose. The provisions of this section set forth findings, procedures, and fees for changes to Vesting Master
Tentative Map 5854 and subsequent recorded final
maps (Map Revisions). Map Revisions are authorized by
compliance with this section in order to facilitate and expedite implementation and build-out of planned
development within the Specific Plan Area.

Map Revision applications may consist of applications for certificates of correction (COC), lot line adjustments (LLA), record map modifications (RMM)/amending maps (AM),
tentative parcel maps (TPM), tentative maps (TM), and any related final map clearances (MC).

B. Fees. The fee or fees established by city council resolution for processing, recording or other services related to Map Revisions must be paid by the Permittee.

C. Materials for Filing.
a. COC/LLA/RMM/AM Applications. Any Permittee
proposing a COC/LLA/RMM/AM pursuant to this
section must submit the following information, as
applicable:
• 1 copy of the Planning Permit Application.
• 2 copies of a Preliminary Title Report prepared
within 60 days before the application date for all
parcels.
• 10 copies of a site plan showing: (a) existing
lot lines; (b) proposed lot lines; (c) location of
all structures on all parcels; and (d) distances
between buildings and proposed lot lines.
• 1 copy of above exhibits reduced to 11” x 17”.
• 2 copies of draft Owner’s Certificates (final
versions to be signed and notarized) for each
property owner and holder of record title interest.
• 2 copies of draft Grant Deed.
• 2 copies of draft Partial Reconveyance
• 2 copies of proposed draft Modified Deed of Trust
• 2 copies of Certificate of Conformity or Certificate
of Modification
• 2 copies of Notice document (if applicable).
• Applicable fees.
• Agreement for Payment of Processing Fees and
Consultant Costs for Major Projects (signed).
b. TPM/TTM/MCApplications.Any Permittee proposing
a TPM/TTM pursuant to this section should submit the
following information, as applicable:
• 1 copy of the Planning Permit Application.
• 10 copies of the Tentative Map, including a
statement by the applicant on the plans that
“The design of the subdivision and the type of
improvements will not conflict with easements
acquired by the public at large for access
through, or use of, property within the proposed
subdivision.”
• 10 copies of a preliminary landscape plans for
common areas.
• 1 copy of above exhibits reduced to 11” x 17”.
• 2 copies of a Preliminary Title Report prepared
within the past 3 months for all parcels.
• 2 copies of a Hydrology Report for the site
(include Flood Plain Map as applicable).
• 2 copies of a Geotechnical Report (soils/
liquefaction/fault activity) for the site.
• 2 copies of a description of the proposed method
and plan for sewage disposal.
• 3 copies of a description of the proposed method
and plan for domestic water service and storm
water disposal (required for Vesting Maps).

4.9 Submission Review and Approval Requirements
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4. Implementation
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2. A Map Revision expires 36 months after the approval
date, unless the City grants a time extension in
accordance with this section.

3. The Director may grant a 36 month extension, for good cause shown, before the initial time period expires.

4. Upon a Map Revision expiration, all map entitlements revert back to the previously recorded map instrument.

4.9.3 Development Plan Review
Before the City issues any residential, commercial or institutional building permits for any specific phase, a Development Plan must be approved for such development.

The primary purpose of the Design Review, as set forth in SPMC Chapter 16.226 as may be amended, is to determine
that individual tracts are being developed in a manner that conforms to the goals and standards specified by this EA1SP and to ensure compatibility with all applicable City regulations.

4.9.4 Individual Project Approvals
Individual Project applications must be reviewed by the Director for their consistency with the Specific Plan, including the Design Guidelines and Development Standards.

A. Project Clearances

1. Unless otherwise exempt, the Director must issue a
Project Clearance before the City can issue a grading
permit or building permit.

2. The Director cannot issue a Project Clearance unless an Individual Project complies with all applicable
provisions of this EA1SP and other Applicable Law.

B. Findings.A Project Clearance must include written findings by the Director that the Individual Project complies with all applicable provisions of this EA1SP and may only be issued if all of the following specific findings can be made:

1. That the proposed development conforms to the
applicable policies of the General Plan and the
applicable provisions of the zoning regulations within
the SPMC, as may be amended.
• 1 copy of the City of Santa Paula Environmental
Questionnaire.
• Applicable fees.
• Agreement for Payment of Processing Fees and
Consultant Costs for Major Projects (signed).

D. Applicant. An application for a Map Revision must
be signed by all parties having any record title interest in real property identified specifically as part of the requested revision. In order to initiate the Map Revision review process, the Permittee(s) must submit a complete application consistent with the Materials for Filing section identified above.

E. Review Process. A complete Map Revision application
must be submitted by the Permittee(s) to the Director.

The application must be forwarded by the Director for
review by the Development Review Committee (including
the Public Works Director) within five business days of its receipt.

The Director must conduct environmental review in
compliance with the California Environmental Quality Act (CEQA). Any Map Revision requiring a Supplemental and/
or Subsequent Environmental Impact Report (EIR) must be referred to the Planning Commission.

F. Approval Procedure. The Director is the decisionmaker for certificates of correction, lot line adjustments, tentative parcel maps, and final parcel map/ map clearances. The City Council is the decisionmaker for record map modifications/ amending maps and tentative maps.

G. Relationship of Map Revision to Approved Map. Map
Revisions will supersede the lot configuration contained in the Approved Final Map applicable to such individual lot(s).

Except as affected by a Map Revision, all other provisions of the Approved Final Map will continue in full force and effect.

H. Map Revision Expiration.

1. A Map Revision remains valid if it meets all
requirements of this EA1SP.

4.9 Submission Review and Approval Requirements
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4. Implementation
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2. That the proposed development is located on a legally created lot.

3. That the subject property is in compliance with all
laws, rules, regulations pertaining to subdivisions,
permitted uses, design guidelines, development
standards, and any other applicable provisions of this
EA1SP.

C. Covenant. A Project Clearance must include a requirement that the Permittee either submit evidence of the Permittee’s previous acceptance of all recorded Project Approval
conditions of approval, or if new conditions of approvals are imposed in the Project Clearance process, record a
new agreement (against only those lot(s) affected by the Individual Project) concerning new specific information/ conditions contained in the Project Clearance (e.g.,
Agreement to Comply with Conditions of Approval) before the City issues Occupancy Clearance for that Individual Project.

The agreement must be in a form approved by the City
Attorney and include provisions requiring it to run with the land and be binding on any subsequent owners, heirs or assigns. After recordation, a copy bearing the County of Ventura Recorder’s number and date must be given to the Director for attachment to the subject case file.

D. Advisory Determination. An applicant may request,
at the applicant’s cost, that the Director conduct a
preliminary review of an Individual Project application for an advisory non-binding determination of compliance with the provisions contained in this EA1SP.

E. Director’s Review. In approving a Project Clearance for an Individual Project, the Director may impose only those applicable conditions of approval/mitigation measures
that were previously imposed in connection with the
Project Approval, with the exception that new conditions may be imposed as necessary to ensure that previously
imposed Project Approval conditions of approval are
effectively implemented for the Individual Project being reviewed (e.g., construction notifications, construction buffering requirements, construction monitoring efforts).

In approving a Project Clearance, the Planning Commission may impose applicable conditions of approval/mitigation measures that were previously imposed in connection
with the Project Approval as well as any new conditions of approval/ mitigation measures associated with new
potentially significant environmental impacts identified through CEQA analysis. In addition, new conditions may be imposed as necessary to ensure that previously imposed
Project Approval conditions of approval are effectively implemented for the Individual Project being reviewed
(e.g., construction notifications, construction buffering requirements, construction monitoring efforts).

1. Referral to Public Works Director. After receiving a Project Clearance application, the Director will transmit a copy of the application to the Public Works Director
and Building Official requesting comment. The Public
Works Director will make the determinations required
by the EA1SP and provide a written determination on
the Individual Project to the Director.

2. Compliance with Environmental Guidelines. Upon
receipt of an application for Project Clearance, the
Director must determine whether the Individual
Project/Map Revision is consistent with CEQA.

3. Development Configuration Matching Project
Approval. If the Individual Project is consistent with the development reflected on Figure 2-3 and the Director
determines that the Project Clearance complies with
all other applicable requirements of the EA1SP, the
Director may impose any applicable conditions of
approval/ mitigation measures appropriate for the
Individual Project and may issue a Project Clearance
conditioned upon the implementation of those
conditions/mitigation measures.

4. Development Configuration Consistent with
Environmental Guidelines. If the Individual Project,
while not consistent with the development reflected
in Figure 2-3, is consistent with the requirements of the EA1SP, the Director may impose applicable conditions
of approval/ mitigation measures and issue a Project
Clearance conditioned upon compliance with those
conditions/ mitigation measures.

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2. Each Project Clearance constitutes a “Project Approval” as defined by Applicable Law; no amendment of
the East Area One Project Approval is required in
association with approval of a Project Clearance.

G. Relationship of Project Clearance to Approved Map

1. An application for an Individual Project may include a Map Revision in order to better configure lots to
the proposed building and/or parking areas. The City
may approve such Map Revisions concurrent with the
Project Clearance. Map Revisions may be processed as
a certificate of correction, record map modification/
amending map, lot line adjustment, parcel map, or
tentative map, as applicable, in accordance with the
provisions of this EA1SP.

2. Map Revisions approved concurrent with the Project
Clearance will supersede the lot configuration
contained in the Approved Project applicable to
such individual lot. Except as affected by a Project
Clearance, all other provisions of the Approved Project will continue in full force and effect.

3. Expiration of a Project Clearance for an Individual
Project does not affect the validity of a certificate of correction, record map modification/ amending map,
lot line adjustment, parcel map, or map.

H. Rights Granted Under Project Clearance. A Project
Clearance indicates compliance with the EA1SP and the
Applicable Law.

I. Project Clearance Expiration

1. A Project Clearance for an Individual Project expires 24 months after the approval date, unless within such
period physical construction of the Individual Project
is substantially commenced, and/or the beginning of
the authorized use commenced, or the City grants a
time extension in accordance with this section.

2. The Director may grant a one year extension, for good cause shown, before the initial time period expires.

3. Upon a Project Clearance expiration, all entitlements revert back to Figure 2-3.

5. Development Configuration Inconsistent with
Environmental Guidelines for which an EIR is not
Required. If the Individual Project conforms to the
requirements of the EA1SP, but requires additional
environmental analysis under CEQA, the Director must
inform the Applicant that an additional environmental
assessment will be required for the Project and
require a deposit from the applicant to proceed with
additional Individual Project review. The Director may
then conduct an environmental review in compliance
with CEQA and take appropriate action as to a Project
Clearance.

6. Development Configuration Inconsistent with
Environmental Guidelines for which an EIR is Required.

If the Individual Project conforms to the requirements
of the EA1SP, but requires a Supplemental or
Subsequent Environmental Impact Report (EIR) in
order to comply with CEQA, the Planning Commission
is the decision maker for Project Clearance.

7. Finding of Inconsistency. If the Director finds the
Individual Project is inconsistent with Applicable
Law, including the EA1SP, the Director must deny the
application in writing. The written denial will identify the reasons for inconsistency. The Permittee may
amend its application or appeal the Director’s decision in accordance with the SPMC § § 16.206.010, et seq., as may be amended.

8. Referral to Planning Commission. The Director may
determine on a case-by-case basis that the public
interest would be better served by holding a public
hearing before the Planning Commission to determine
whether the Director should issue a Project Clearance.

F. Relationship of Project Clearance to Project Approval

1. Upon the City issuing a Project Clearance, plans for each such approved Individual Project will supersede
the plans contained in the Project Approval originally
applicable to such Individual Project’s lot. Except
where inconsistent with the approved Individual
Project, all other provisions of the Project Approval
apply to the Individual Project.

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4.9.5 Utility Plan
A Utility Plan must be submitted for City approval. All utility service connections and aboveground mounted equipment
(such as backflow prevention devices) must be screened from view and painted in earthtone or other colors compatible with the surrounding area (red is prohibited). Screening may include a combination of landscaping, fencing, walls, or lattice. All gas and electrical meters must be concealed and/or painted to match the surroundings. Utility transformers must be placed in underground vaults unless proven to be technically infeasible.

All transformers and vaults that must be located in the right-ofway must be installed below grade unless otherwise approved by the City. If not installed below grade, such facilities must be screened from public view.

4.9.6 Landscape Plan
The Permittee must prepare a detailed landscape plan for each Individual Project that identifies existing landscaping, proposed new landscaping (trees, shrubs, groundcovers by species), size of plant materials, and location of landscaping. Landscaping must consist of drought-tolerant native and/or Mediterranean type species which provides adequate enhancement of the property and screening from surrounding areas. The use of invasive plants is prohibited. Landscaping must be used to soften building masses, to reinforce pedestrian scale, and to provide screening along public street frontages and within parking areas.

Figure 2-3 is illustrative of the essential form that the East Area 1 is intended to take, including landscape and recreational areas.

Front Yard landscape for individual lots is identified in Section

5.7.1.D (front Yard Landscapes). As building and parking lot coverage are anticipated to change and evolve as the Specific Plan Area is built out, the landscape coverage requirements for Individual Projects may similarly evolve.

4.10 Maximum Development Yield
and Density Transfers
The maximum development yield from all of the East Area 1 Area subject to this Specific Plan is 2,050 dwelling units. During site development plan review, minor adjustments to planning area boundaries, and road alignments, may require adjustment of the Planning Area density allocations defined in Table 2-1.

Requests by Neighborhood Builder(s)/Developer(s) for density transfers between neighborhoods may be submitted for City consideration and approval, subject to prior authorization by the Master Developer. Any approval by Planning Director for density transfer between neighborhoods cannot exceed the potential maximum of each individual planning area, providing that the maximum total development potential of the entire project is not exceeded.

Density transfers are subject to the following provisions:

1. The density transfer meets the provisions of the
Development Standards and occurs within the
development envelope on the approved Land Use Plan
and Grading Plan of this Specific Plan;

2. The transfer is consistent with the integrity of the subject zone category in terms of overall intensity;

3. There would be no major impacts on approved
infrastructure plans, including major changes to the
approved circulation plan or pedestrian network;

4. Land use compatibility and Neighborhood integrity are not compromised.

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5. DevelopmentStandards

5.1 Purpose and Applicability

5.1.1 Purpose
These Development Standards, along with the Design
Guidelines in Section 6, are intended to implement the
development of Santa Paula’s East Area 1 Specific Plan
(“EA1SP”) in a manner that successfully creates neighborhoods with pedestrian-oriented streets, a variety of housing types and an economically vital mixed-use area, and that achieves the related goals and objectives identified in Section 2 of this Specific Plan (Form and Character).

The purpose of this section is to provide development
standards for project review and approval by the Director for all buildings, structures and attendant site improvements proposed for construction within the EA1SP area. These
Standards, along with the Guidelines in Section 6, are intended to complement the Santa Paula Municipal Code (SPMC).

5.1.2 Applicability of Development
Standards and Guidelines
A. Applicability. These Standards apply to all proposed development, subdivisions, and land uses within the
EA1SP area, except for school facilities, which are reviewed and permitted by the State of California through a special permitting and procedures process.

B. Relationship of the EA1SP’s regulations to zoning and other local ordinances. This Specific Plan provides the zoning for the entire EA1SP area. The entire property is zoned “SP-3”, and the applicable zoning regulations for East Area 1 are those set forth in this Section 5 of the Specific Plan.

C. Standards. The development standards (Zoning
Regulations) in Sections 5-2 through 5-4 of this Specific Plan include the Regulating Plan (zoning maps), and lists of allowed land uses (Table 5-1), minimum setback standards (Table 5-2), and maximum height standards (Table 5-3) for each zone.

Section 5.5 provides standards for the number, location and configuration of required parking facilities, and
Section 5.6 provides standards for the design of public and private streets. Section 5.7 provides standards for the public and private landscapes of East Area 1.

Throughout this section, the word “must” denotes a
standard or requirement that has the force of zoning, while the terms “should” and “recommended” denote a guideline or recommendation.

D. Design Guidelines. Are provided in Section 6.

5.1 Purposeand Applicability

5. DevelopmentStandards
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5. DevelopmentStandards
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5.1.3 Definitions
In addition to the defined terms set forth above in this EA1SP, unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this EA1SP. Words and phrases not defined by this chapter have the meaning set forth elsewhere in the SPMC or applicable law.

Adverse Impact: The negative consequences of the use of a building on adjacent lots, usually as a result of noise, vibration, odor, pollution, or socioeconomic disruption.

Applicable Law: All federal, state and local laws including, without limitation, Ordinance No. 1255, which approved
the 2008 EA1SP and the 2015 Development Agreement.

Applicable Law also includes, without limitation, entitlements and agreements affecting the Specific Plan Area.

Arcade: A series of arches - curved or square - linked together and supported by columns on the outer side - covering the pedestrian way along a building Frontage. As distinct from a Gallery (see below) an Arcade generally supports habitable interior space at the upper floors, whereas galleries support roofs or open Porches.

Building Type: A structure defined by the illustrated
combination of building configuration, disposition and
function. These are prototypical arrangements of architectural and site design elements, illustrating ways in which the intended building scale and character may be achieved
through design.

Carriage Unit: A Carriage unit is an auxiliary housing unit, as allowed by the Neighborhood (N) zone, located above
or adjacent to the garage of the primary housing unit on the lot, with the front door and access directed towards an alley. A carriage unit constitutes a residential second unit in compliance with the Government Code Section 65852.2 and, as provided by the Government Code, is not included in the maximum density limitations established by this specific plan.

Carriage units are between 375 square feet and 700 square feet in floor area, and should be provided with an off-street parking space.

Civic Building: A building designed for occupancy by public or quasi-public uses that provide important services to the community. Buildings may be publicly owned and operated, semipublic, or privately owned and operated.

Development Configurations: Building locations, sizes, and uses, including related parking and landscaping.

Director: The Planning Director, Community Development
Director, or designee.

Dooryard: A yard between the street and a building, raised above the grade of the sidewalk adjacent and/or bounded by a low garden wall built on the frontage line(s).

Educational institution: A building or complex of buildings that accommodates a primary or secondary school, college, trade school, or similar public or private educational institution..

Facade: The vertical surface of a building that is set parallel to a Frontage Line and facing a street.

Frontage Line: The property lines of a lot fronting a street or other public way, or a park, green or paseo.

Frontage Type: These are prototypical arrangements of
architectural and site design elements, illustrating ways in which the intended streetscape character - and appropriate degrees of privacy for adjoining buildings - may be achieved through design.

Gallery: A roofed promenade, one- or two-story, extending along the facade of a building and supported by columns on the outer side, generally covering the sidewalk.

Half-Story: A story under a gable, hip, or gambrel roof, plates of which are not more than 3 feet above the nearest floor.

Health/Athletic Club: A fitness center, gymnasium, health and athletic club, which may include any of the following: exercise machines, weight facilities, group exercise rooms, sauna, spa or hot tub facilities; indoor tennis, handball, racquetball, archery and shooting ranges and other indoor sports activities, indoor or outdoor pools.

5.1 Purposeand Applicability
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5. DevelopmentStandards
Individual Project: A discretionary project proposed for the Specific Plan Area that substantially conforms to the EA1SP, but requires a discretionary permit such as a conditional use permit, Map Revision, or other, similar, action.

Indoor Recreation Center: An establishment providing indoor amusement and entertainment services for a fee or admission charge, including: bowling alleys, coin-operated amusement arcades, electronic game arcades (video games, pinball, etc.), ice skating and roller skating, pool and billiard rooms as primary uses.

Four or more electronic games or amusement devices (e.g., pool or billiard tables, pinball machines, etc.) in any establishment, or a premises where 50 percent or more of the floor area is occupied by electronic games or amusement devices, are
considered a commercial recreation facility; three or fewer machines or devices are not considered a land use separate from the primary use of the site.

Live-Work or Work-Live Unit: An integrated dwelling unit and working space, occupied and utilized by a single household in a structure that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes:

1. Complete kitchen space and sanitary facilities in
compliance with the SPMC; and

2. Working space reserved for and regularly used by one or more occupants of the unit.

The difference between live-work and work-live units is that the “work” component of a live-work unit is secondary to its residential use, and may include only commercial activities and pursuits that are compatible with the character of a quiet residential environment; while the work component of a worklive unit is the primary use, to which the residential component is secondary.

Map Revision: Any changes to Vesting Tentative Map No. 5854 or subsequent maps proposed by a Permittee in accordance with the EA1SP.

Master Developer: An individual or legal entity who controls or owns the Specific Plan Area; is responsible for managing the development and disposition of the property from initiation and design of the EA1SP that guides development for the entire site to final buildout; obtains financing and approvals; oversees site preparation and infrastructure development; and controls and contracts for the phased implementation by specialized builders/developers with experience required to complete the approved plan.

Neighborhood Builder / Developer: Someone who contracts with the Master Developer to build or develop a specific Neighborhood or portion of a Neighborhood contained in the Master Plan or Specific Plan.

Net Floor Area: The enclosed area of a building, excluding unglazed porches, arcades and balconies.

Parking Determination: The Director makes a Parking
Determination to identify the number and location of required Parking Spaces in compliance with the requirements of the Development Standards. Parking Determinations are required before issuing a Live-Work License, and for projects located in the Civic District (CD) and Neighborhood (N) zones.

Parking District: An area where parking has rules and
restrictions that are commonly managed by an entity.

Parking Spaces: See Section 5.5.D.

Paseo: A pedestrian alley. Paseos are located and designed to reduce the required walking distance within a neighborhood.

Permittee: An individual or legal entity who owns one or more portions of the Specific Plan Area and seeks discretionary approvals in accordance with the EA1SP.

5.1 Purposeand Applicability
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5. DevelopmentStandards
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Personal Service: Establishments that provide non‑medical services to individuals as a primary use. Examples of these uses include: barber and beauty shops, clothing rental, dry cleaning pick‑up stores with limited equipment, home electronics and small appliance repair, laundromats (self‑service laundries), locksmiths, massage as permitted by the SPMC, nail salons, pet grooming with no boarding, shoe repair shops, tailors, tanning salons.

These uses may also include accessory retail sales of products related to the services provided.

Porch: A roofed structure, that is not enclosed, attached to the Facade of a building.

Primary Building: A building that accommodates the primary use of the site.

Project Clearance: The Director’s or, if applicable, the Planning Commission’s, review and verification of an Individual Project’s conformance with the requirements of the EA1SP.

Residential: Premises used primarily for human habitation.

Units cannot be less than 375 square feet in net area.

Restaurant: A retail business selling ready-to-eat food and/or beverages for on- or off-premise consumption. These include eating establishments where customers are served from a walkup ordering counter for either on- or off-premise consumption (“counter service”); and establishments where customers are served food at their tables for on-premise consumption (“table service”), that may also provide food for take-out, but does not include drive-through services, which are separately defined and regulated.

Secondary Building: A building that accommodates the
secondary use of the site subject to size requirements identified in the Neighborhood (N) zone.

Setback: The mandatory distance between a property line and a building or appurtenance. This area is to be left free of structures that are higher than 3 feet, except as noted in Section

5.4, Setback and Height Standards.

Smart Growth: A planning and development theory
that promotes town-centered and pedestrian oriented
development patterns as alternative to suburban “sprawl.” Smart Growth principles include: range of housing choices; walkable neighborhoods; strong sense of place; predictable and fair development decisions; mix of land uses; preserved open space and natural beauty; variety of transportation choices; compact building design.

Story: A habitable floor level within a building, typically 8’ to 12’ high from floor to ceiling. Individual spaces, such as lobbies and foyers may exceed one story in height. In Shopfront spaces, the ceiling height of the first story may be as high as 16’.

Studio - Art, Dance, Martial Arts, Music, etc: Small scale facilities, typically accommodating no more than two groups of students at a time, in no more than two instructional spaces.

Larger facilities are included under the definition of “Schools - Specialized Education and Training.” Examples of these facilities include: individual and group instruction and training in the arts; production rehearsal; photography, and the processing of photographs produced only by users of the studio facilities; martial arts training studios; gymnastics instruction, and aerobics and gymnastics studios with no other fitness facilities or equipment.

Also includes production studios for individual musicians, painters, sculptors, photographers, and other artists.

5.1 Purposeand Applicability
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5. DevelopmentStandards
Sustainable Development: Development that balances the
fulfillment of human needs with the protection of the natural environment so that these needs can be met not only in the present, but in the indefinite future. The way communities are planned and laid out is fundamental to sustainability.

Community sustainability requires a transition from poorlymanaged sprawl to land use planning practices that create and maintain efficient infrastructure, ensure close-knit neighborhoods and sense of community, and preserve
natural systems. Key planning principles of sustainable land use planning include: design comprehensive, mixed-use
neighborhoods instead of isolated pods, subdivisions and developments; make neighborhoods as pedestrian-friendly and as bicycle friendly as possible; create mass transit systems to link neighborhoods, employment centers and other “nodes”; create communities that contain the full range of development densities and land-uses; avoid large tracts with the same density or land-use.

Tower: A portion of a building with the primary purpose of providing access to a view which is distant or otherwise blocked. Towers are at least one story higher than the rest of the building and are less than 600 sq.ft. in footprint. Its massing may have vertical proportions, i.e. its height to the eave may be greater than any of its horizontal exterior dimensions.

Townhouse: A building with two or more single-family
dwellings located side by side, with common walls on the side lot lines, the facades reading in a continuous plane.

Traditional Neighborhood Design: A development pattern
that reflects the characteristics of small, older communities of the late 19th and early 20th centuries. Traditional Neighborhood Design is characterized by neighborhoods with a discernible center located within a 5-minute walk from most residences.

Each neighborhood provides a variety of dwelling types and land uses, interconnected network of narrow, walkable streets, neighborhood parks, and a distinct sense of place.

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5. DevelopmentStandards
5-6

5.2 Regulating Plan

5.2 Regulating Plan
To implement the vision for East Area 1 as outlined in Chapter 2, the Development Standards and Design Guidelines in this EA1SP are differentiated and organized by zones. Each zone is characterized by a unique range and combination of land uses, building scales and streetscape designs, as described below and mapped on Figure 5-1, Regulating Plan.

A. Hallock Center (HC) Zone
Hallock Center is the walkable neighborhood center, designed to support a range of neigborhood-serving retail commercial, and housing options, as well as substantial pedestrian activity.

Accordingly, design priorities include wide, shaded sidewalks, minimal driveway cuts, and well-screened off-street parking.

Buildings may be up to 3-stories, should front directly onto sidewalks, with access to services and parking via alleys or shared-driveways.

B. Neighborhood (NC) Zone
The Neighborhood Zone accommodates a mix of single-family housing types, ranging from larger and smaller detached houses. Buildings may be up to 2.5 stories, should front on the street, and should provide at least one curbside visitor parking space per unit.

The street network should provide multiple through routes and blocks should be walkable in scale and pattern. Streets should serve as vehicular, pedestrian and bicycle circulation routes and should generally include sidewalks and parkway strips on both sides of the street. Streets abutting Santa Paula Creek, Haun Creek and on the hillside – where pedestrian volumes are expected to be lower – should provide a sidewalk on at least one side of each street. Streets should also provide pedestrian and bicycle connections to trailheads and greenways,
providing residents with views of the surrounding hills, opens spaces and greenbelt.

C. Civic District (CD) Zone
The Civic District includes a site for school facilities and a Sports Park. The park perimeter should be naturally
landscaped with large trees to spatially contain this large open space, incorporating a multi-use trail that provides safe pedestrian and bicycle connections from the surrounding neighborhoods to the school facilities, parks, and adjacent neighborhoods.

D. Pedestrian-Priority Overlay
This overlay is provided to enhance pedestrian, bicycle and vehicular safety along busier streets. It is recommended that vehicular access to lots along these designated frontages be provided via alleys or drives that allow vehicles to turn around on site and avoid backing into these busy streets.

E. Agricultural Preserve (AG).

The AG zone applies to areas intended to remain in active agricultural operation.

F. Open Space 1 (OS-1).

The OS-1 zone applies to areas intended to remain undeveloped and natural in character. Pedestrian, bicycle and equestrian trails are allowed.

G. Open Space 2 (OS-2).

The OS-2 zone applies to areas intended for passive and active recreation and accommodates a range of greenways, community parks, neighborhood parks and squares.

Development is limited to trails, unlit athletic fields, playground equipment, small open structures such as picnic shelters, and structures necessary to support the specific purposes of each individual open space site.

H. Open Space 3 (OS-3).

The OS-3 zone applies to areas reserved for athletic facilities for joint use by the adjacent school facilities and the general public and may include lighted athletic fields and structures for indoor and outdoor athletic activities.
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5. DevelopmentStandards

5.2 Regulating Plan
Figure 5-1: Regulating Plan
Santa Paula Creek
keerC nuaH
Santa Paula St.

Foothill Collector
Palm Lane
Park Blocks
Hallock Entry
Santa Paula St.

Haun Creek Drive
Santa Paula Creek Edge
Drive
Park Loop Rd.

Telegraph Road
V.C.T.C.

Hwy 126
Pedestrian Priority Overlay
Civic District (CD)
Hallock Center (HC)
Neighborhood (N)
Agricultural Preserve (AG)
Open Space 1 (OS-1)
Open Space 2 (OS-2)
Open Space 3 (OS-3)
Legend
AG
AG
AG
N
N
N
OS-3
OS-2
OS-2
OS-2
OS-2 HC
CD
OS-2
OS-1
OS-2
OS-2
OS-2
(Santa Paula Creek
Neighborhood)
(Haun Creek
Neighborhood)
(Foothill
Neighborhood)
OS-1
OS-1
HC
ECO
N
East Center Overlay (ECO)
85 East Area 1 Specific Plan
Santa Paula, California

5. DevelopmentStandards
5-8

5.3.2 Allowed Land Usesand Planning
Permit Requirements
A. Allowed land uses. A parcel or building within the EA1 Area area should be occupied only by the land uses listed in Table 5-1 and shown on Figure 5-1 (Regulating Plan).

Definitions of listed use types are in the SPMC, Chapter

16.05, except where a specific type is defined by Section

5.1.3 (Definitions) of these Development Standards and
Guidelines. If a use type is not defined in this section, or in the SPMC, the Director can determine the correct
definition, giving deference to common usage.

1. Establishment of an allowed use.
a. Any one or more land uses identified in Table 5-1
as being allowed within the Neighborhood (N)
zone may be established on any parcel within that
Area, subject to the planning permit requirement
listed in the table, and in compliance with all
applicable requirements of these Development
Standards and Guidelines.
b. If a parcel is proposed for development with two
or more of the land uses listed in the tables at the
same time, the overall project is subject to the
highest permit level required by the tables for
any individual use. For example, a new mixeduse building proposed with a permitted use on the second floor and a use requiring Conditional
Use Permit approval on the ground floor would
require Conditional Use Permit approval for the
entire project.

2. Use not listed.
a. A land use not listed in Table 5-1, that is
determined by the Director to not be included in
Section 5.1.3 (Definitions) under the definition of
a listed land use, is prohibited within the Specific
Plan Area, except as otherwise provided in
Subsection A.3 below.
b. A land use that is listed in the table, but not
within the Neighborhood (N) zone is prohibited
within that Area, except as otherwise provided in
Subsection A.3.

5.3 Land Use Regulations

5.3.1 Purpose
This section identifies the land use types allowed in each Zone, as defined in the Regulating Plan (Section 5.2) and specifies the type of City approval required for each allowed land use type.

5.3 Land Use Regulations
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5. DevelopmentStandards

5.3 Land Use Regulations

3. Similar and compatible use may be allowed. The
Director may determine that a proposed use not listed
in Table 5-1 is allowable as follows:
a. Required findings. A determination that a
proposed use is similar to, and compatible with
a listed use and consequently may be allowed,
requires that the Director first make all of the
following findings:

1. The characteristics of, and activities
associated with the use are similar to one or
more of the listed uses, and will not produce
greater impacts than the uses listed for the
applicable zone;

2. The use is consistent with the purposes of
the applicable zone;

3. The use is consistent with the General Plan
and the EA1SP;

4. The use will be compatible with the other
uses allowed in the zone; and

5. The use is not listed as allowed in another
zone.
b. A determination of “similar use” and the findings
supporting the determination may be in writing.

4. Permitrequirements and development guidelines.

When the Director determines that a proposed, but
unlisted, use is similar to a listed use, the proposed use will be treated in the same manner as the listed use
in determining where it is allowed, what permits are
required, and what other guidelines and requirements
of these Development Standards and Guidelines
apply.

B. Permit requirements. Table 5-1 identifies land uses as described below:

1. Permitted subject to compliance with all applicable
provisions of these Development Standards and
Guidelines. These are shown as “P” land uses in the
table;

2. Allowed subject to the approval of a Conditional Use Permit, and shown as “CUP” land uses in the table;

3. Prohibited in particular Neighborhood zones, and
shown as an “X” in the table.

5.3.3 AdditionalCity Approval Requirements
A. Additional City approval requirements. Any land
use identified as allowed by Table 5-1 may require other City permits, licenses, and approvals, including without limitations a building permit.

B. Initiation of non-residential use. The initiation of a non-residential use in a Live-Work or Work-Live unit
requires that a business license and a Zoning Clearance be obtained from the City. Before issuing a Zoning Clearance, the Planning Director or designee may determine: (i) that the nature of the business, the goods being produced, and services being rendered on the premises will not create an adverse impact on adjoining properties; and (ii) that the number and location of required parking spaces complies with the requirements of these Development Standards
and Guidelines.

C. Landscape Master Plan. The landscape design of the
public realm and within the Open Space 2 (OS-2) and
Open Space 3 (OS-3) zones shall be determined through a Landscape Master Plan and the Final Map process.
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5. DevelopmentStandards
5-10
Land Use Type 1 Permit Required by Zone Reference to SPMC and additional EA1SP
CD HC N AG OS-1 OS-2 OS-3 regulations
Table 5-1: Allowed Land Uses and Permit Requirements

AGRICULTURAL USE TYPES
Fruit/Agriculture Stand(s) X P 4 X X X X X
Agricultural equipment and supplies, sales, repair X X X X X X X Ch. 16.15, Table 15-1

AUTOMOTIVE / VEHICLE-RELATED USE TYPES
Parts, sales, without installation X X X X X X X
Parts, sales with installation X X X X X X X
Repair (minor) - lube/tune, window tinting X X X X X X X Vehicle leasing/rental X X X X X X X
Vehicle storage, including RV’s and Boats (Outdoor only) X Ch. 16.15, Table 15-1

BOARDING AND LODGING USE TYPES
Bed and Breakfast Inn X P X X X X X
Congregate Care Housing Facility X P X X X X X
Hotel X P X X X X X
Conference Facility CUP X X X X X X
Ch. 16.15, Table 15-1

EATING / DRINKING USE TYPES
Cafe, Delicatessen (no alcoholic beverage sales) X P 2 X X X X X Restaurant (without drive-through) X P 2 X X X X X
Restaurant (can include dining on public right-of-way) X CUP 2 X X X X X

ENTERTAINMENT / RECREATION USE TYPES
Auditorium, convention hall, theater CUP X X X X X X
Batting cage(s), driving range, similar outdoor facility CUP X X X X X X Billiard/Pool Hall X P X X X X X
Bowling Alley X X X X X X X
Cultural Center CUP X X X X X X
Health/Athletic Club X P X X X X X
Indoor Recreation Center X P X X X X X
Library or Museum CUP CUP X X X X X
Massage Establishment X CUP X X X X X Ch. 119 of Title XI Skate Park or Rink CUP X X X X X X
Slot Car Racing X X X X X X X
Theater, Cinema (movie) X CUP X X X X X
Theater, Stage CUP CUP X X X X X
Ch. 16.15, Table 15-1
Notes:
1 Definitions of listed use types are in the SPMC, Chapter 16.05, except where a specific type is defined by Section 5.1.3 (Definitions) of these Development Guidelines. If a use type is not defined in this section, or in the SPMC, the Director can determine the correct definition, giving deference to common usage. 2 Limited to lots fronting Hallock Drive.
3 Not allowed on ground floor within 50 ft. of street corner on Hallock Main Street. 4 Permitted in East Center Overlay (See Figure 5-1)
Key to Zone Symbols Key to Permit Types
P Permitted Use
CUP Conditional Use
Permit required
X Use not allowed
CD Civic District
HC Hallock Center
N Neighborhood
AG Agriculture Preserve
OS-1 Open Space 1
OS-2 Open Space 2
OS-3 Open Space 3

5.3 Land Use Regulations
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Notes:
1 Definitions of listed use types are in the SPMC, Chapter 16.05, except where a specific type is defined by Section 5.1.3 (Definitions) of these Development Guidelines. If a use type is not defined in this section, or in the SPMC, the Director can determine the correct definition, giving deference to common usage. 2 Limited to lots fronting Hallock Drive.
3 Not allowed on ground floor within 50 ft. of street corner on Hallock Main Street. 4 Permitted in East Center Overlay (See Figure 5-1)
Key to Permit Types
P Permitted Use
CUP Conditional Use
Permit required
X Use not allowed

5.3 Land Use Regulations
Land Use Type 1 Permit Required by Zone Reference to SPMC and additional EA1SP
CD HC N AG OS-1 OS-2 OS-3 regulations

MEDICAL USE TYPES
Blood bank X CUP X X X X X
Day Care Home - large family - adult or child X CUP 3 X X X X X Ch. 16.60 Day Care Home - small family - adult or child X CUP 3 X X X X X Child Day Care Center X CUP 3 X X X X X
Clinic - outpatient X CUP 3 X X X X X
Community Care Facility CUP CUP 3 X X X X X Ch. 16.64
Convalescent Home or Hospital CUP CUP 3 X X X X X
Medical Laboratory X CUP X X X X X
Medical Office X P 3 X X X X X
Urgent Care Facility X P 3 X X X X X
Ch. 16.15, Table 15-1

PERSONAL SERVICE / FINANCIAL USE TYPES
ATM, Bank, Savings and Loan, Credit Union X P 2 X X X X X Barber/Beauty/Nail X P X X X X X
Dance/Music School/Martial Arts studio CUP P 2 X X X X X Dry Cleaner (without on-site cleaning facility) X P 2 X X X X X Dry Cleaner (with on-site cleaning facility) X P 2 X X X X X Laundromat X CUP X X X X X
Repair: leather, luggage, shoes X P X X X X X
Ch. 16.15, Table 15-1

PROFESSIONAL AND ADMINISTRATIVE USE TYPES
Medical, Dental, Optometry, Chiropractic X P 3 X X X X X Business, Professional X P 3 X X X X X
Veterinary X CUP X X X X X
Ch. 16.15, Table 15-1

RESIDENTIAL USE TYPES
Academic Housing X P X X X X X
Dwelling - Multiple Family P P P X X X X
Dwelling - Live/Work X P X X X X X
Dwelling - Single Family P P P X X X X
Home Occupation X P P X X X X Ch. 16.230
Second Unit - Carriage Unit X X P X X X X Ch. 16.13, Div. 4 Senior Housing CUP P P X X X X In any dwelling
Ch. 16.13, Table 13-1
Table 5-1: Allowed Land Uses and Permit Requirements (continued) Key to Zone Symbols
CD Civic District
HC Hallock Center
N Neighborhood
AG Agriculture Preserve
OS-1 Open Space 1
OS-2 Open Space 2
OS-3 Open Space 3
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Land Use Type 1 Permit Required by Zone Reference to SPMC and additional EA1SP
CD HC N AG OS-1 OS-2 OS-3 regulations
Table 5-1: Allowed Land Uses and Permit Requirements (continued)

RETAIL / COMMERCIAL USE TYPES
Antique sales X P X X X X X
Art gallery, studio X P X X X X X
Auction (within a building, excluding livestock) X CUP X X X X X Automotive X CUP 4 X X X X X
Bakery (can include on-premises baking) X P X X X X X
Books X P X X X X X
Clothing / Apparel X P X X X X X
Candy X P X X X X X
Convenience / mini-market (up to 5,000 sq ft floor area) X CUP 2,4 X X X X X Fabric, crafts X P X X X X X
Flowers X P X X X X X
Furniture, furnishings, appliances X P X X X X X
Groceries / market (up to 35,000 sq ft floor area) X CUP X X X X X Hardware X P X X X X X
Home Improvement, lumber, garden X P X X X X X
Jewelry X P X X X X X
Music, instruments X P X X X X X
Nursery/Garden supply X P X X X X X
Office supplies, equipment X P X X X X X
Pets X P X X X X X
Pharmacy X P X X X X X
Plumbing supplies, equipment X P X X X X X
Warehouse retail X P X X X X X
Ch. 16.15, Table 15-1

SERVICE COMMERCIAL USE TYPES
Catering X P X X X X X
Cleaning / Janitorial X P X X X X X
Copy center / Postal center X P X X X X X
Equipment rental, sales, service X CUP X X X X X
Interior Design X P X X X X X
Laboratory (film, medical, dental) X P X X X X X
Photography shop/studio, film processing X P X X X X X
Painting, publishing X P X X X X X
Travel agency X P X X X X X
Ch. 16.15, Table 15-1

5.3 Land Use Regulations
Key to Zone Symbols
CD Civic District
HC Hallock Center
N Neighborhood
AG Agriculture Preserve
OS-1 Open Space 1
OS-2 Open Space 2
OS-3 Open Space 3
Notes:
1 Definitions of listed use types are in the SPMC, Chapter 16.05, except where a specific type is defined by Section 5.1.3 (Definitions) of these Development Guidelines. If a use type is not defined in this section, or in the SPMC, the Director can determine the correct definition, giving deference to common usage. 2 Limited to lots fronting Hallock Drive.
3 Not allowed on ground floor within 50 ft. of street corner on Hallock Main Street. 4 Permitted in East Center Overlay (See Figure 5-1)
Key to Permit Types
P Permitted Use
CUP Conditional Use
Permit required
X Use not allowed
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5.3 Land Use Regulations

INDUSTRIAL USE TYPES
Alcohol and alcoholic beverage manufacturing X CUP X X X X X Automotive repair/tune-up shop X X X X X X X
Assembly (small scale - electronics, small appliances) X P X X X X X Day Care center - employer-sponsored child X P X X X X X Ch. 16.60 Distribution (low intensity, local distribution) X CUP 4 X X X X X Farm vehicle sales, storage, repair and auction X X X X X X X Food Processing X CUP 4 X X X X X
Manufacturing (small scale, electronics, small appliances) X CUP 4 X X X X X Motion Picture Studio X CUP X X X X X
Office as accessory to primary industrial use X P X X X X X Telecommunications Facilities X CUP X X X X X Ch. 16.50 Trade School X CUP X X X X X
Wholesaling X CUP 4 X X X X X
Table 21-1

OTHER USE TYPES
Antenna, satellite or dish X CUP X X X X X Ch. 16.05.020 Antenna, wireless communications X CUP 3 X X X X X
Assembly hall CUP X X X X X X Ch. 16.62
Civic building (community center, fire station) CUP CUP CUP X X CUP CUP Ch. 16.23 Club, lodge, meeting hall CUP X X X X X X
Educational institution P X X X X X X
News rack CUP CUP X X X X X Ch. 16.68
Trade / Technical School CUP CUP X X X X X
Ch. 16.15, Table 15-1
Land Use Type 1 Permit Required by Zone Reference to SPMC and additional EA1SP
CD HC N AG OS-1 OS-2 OS-3 regulations
Table 5-1: Allowed Land Uses and Permit Requirements (continued) Key to Zone Symbols
CD Civic District
HC Hallock Center
N Neighborhood
AG Agriculture Preserve
OS-1 Open Space 1
OS-2 Open Space 2
OS-3 Open Space 3
Notes:
1 Definitions of listed use types are in the SPMC, Chapter 16.05, except where a specific type is defined by Section 5.1.3 (Definitions) of these Development Guidelines. If a use type is not defined in this section, or in the SPMC, the Director can determine the correct definition, giving deference to common usage. 2 Limited to lots fronting Hallock Drive.
3 Not allowed on ground floor within 50 ft. of street corner on Hallock Main Street. 4 Permitted in East Center Overlay (See Figure 5-1)
Key to Permit Types
P Permitted Use
CUP Conditional Use
Permit required
X Use not allowed
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5.4 Building Setbackand HeightStandards

5.4.1 Purpose
This section identifies building setback and height standards that regulate how individual buildings shape the public realm.

The standards vary according to the Neighborhood (N) zone as shown on the Regulating Plan.

Table 5-2 provides the minimum setbacks for primary buildings.

For the Hallock Center (HC) zone, the primary street setback is regulated according to use (commercial and residential).

Table 5-3 provides building heights to top of roof/parapet and, for the N zone, to the bottom of the eave.

5.4 Building Setbackand HeightStandards
.

Table 5-2: Minimum Building Setbacks 1, 2
Building Type
East Area 1 Zones

CD HC N
Commercial Residential
Primary Street Setback 10 ft.; 30 ft. max. 0-10 ft. 10 ft. 10 ft.

Side Street Setback 10 ft. 0 ft. 10 ft. 10 ft.

Side Yard Setback 10 ft.3 0 ft. 5 ft. 5 ft.

Rear Yard Setback 10 ft.3 5 ft. 10 ft. w/o alley
3 ft. w/ alley
10 ft. w/o alley
3 ft. w/ alley
1 All development in the Specific Plan Area, including residences and private residential yards, school facilities, and designated recreational facilities, must be setback a minimum of 100 feet from 100-110kV lines and 150 feet from 220-230 kV lines. 2 No more than 35% of the residential units can be built at the minimum primary street setback criteria. 3 Residential development within CD Zone subject setback requirements similar to HC and N zones.

Table 5-3: Maximum Building Heights
Building Type
East Area 1 Zones

CD HC N
Max. Height to Top of Roof/Parapet 3 stories / 50 ft. 3 stories / 40 ft. 2.5 stories / 30 ft.

Max. Height to Bottom of Eave 22 - 28 ft.
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5.5 Parking and ServicesStandards
A. Parking location and access. Vehicle parking in the East Area 1 will be provided on streets, in public parking lots, and on private lots. Parking for residents and for employees of businesses will be provided off-street, at the rear of the lot, and generally accessed by alleys. Parking for guests of residents will be provided on the streets abutting and nearby the lot. Parking for greens and parks will be provided on the abutting streets, with additional parking for events accommodated on surrounding streets and
facilities as specified in Section 5.5.1 (Parking Strategies).

Parking for customers of businesses will be provided on the streets abutting and nearby the business, to the extent possible, with supplemental off-street parking provided in parking lots or parking structures behind the buildings and accessed by alleys as described below. Parking in alleys is prohibited.

B. Off-street parking requirements. Individual Projects must provide and/or demonstrate access to parking spaces
at the following minimum recommended ratios, to be
approved at Project Clearance by the Director:.

1. Single dwellings,townhouses, live-work and worklive units. 2 parking spaces per house, townhouse, live-work or work-live units; at least one space may
be enclosed. Each carriage unit, when provided, may
be provided with one off-street parking space, which
may be enclosed, covered, or open, in addition to
those required for the principal dwelling.

2. Multi-dwelling buildings.
a. 1 parking space per apartment or condominium
for efficiency and 1-bedroom units in a multifamily building, which may be enclosed, covered or open. This requirement also applies to carriage
units of up to one bedroom located behind
single-family residences.
b. 1.5 parking spaces per apartment or
condominium for 2-bedroom units in a multifamily building, which may be enclosed, covered or open. This requirement also applies to carriage
units of up to two bedrooms located behind
single-family residences.
c. 2 parking spaces per apartment or condominium
for units of 3 or more bedrooms in a multi-family
building, which may be enclosed, covered or
open.
d. Provide visitor parking per SPMC parking
requirements. Curbside parking along the front
of the lot may count toward that requirement.

3. Office. 1 parking space per 300 s.f. of office space provided in shared parking facilities consisting of a
combination of on-street spaces and off-street spaces
(surface lots or structures).

4. Retail. 1 parking space per 300 s.f. of retail space provided in shared parking facilities consisting of a
combination of on-street spaces and off-street spaces
(surface lots or structures).

5. Restaurants. Sit-down establishments. 1 parking space per 80 s.f. of customer service area and 1 parking space per every 250 s.f. of food preparation area. Shared
parking agreements are encouraged for restaurants of
1,000 s.f. or more.

6. Entertainment. The Director can make a Parking
Determination identifying the number and location
of required parking spaces in compliance with the
requirements of these Development Guidelines.

7. Civic/Institutional. The Director can make a Parking Determination identifying the number and location
of required parking spaces in compliance with the
requirements of these Development Guidelines.

8. Alternative Requirements. The number of required
parking spaces may be reduced if the Director finds
that such reduction is justified based on substantial
evidence including, without limitation (a) a Parking
Demand Analysis demonstrating that parking required
for certain uses or combination of uses is less than the number of parking spaces which would otherwise
be required for such uses; and/or (b) measures such
as Transportation Demand Management programs,
implemented individually or in conjunction with
owners and/or tenants of other projects; and/or (c)

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5.5 Parking and ServicesStandards
other similar measures.

9. Parking Demand Analysis. The Director and Public
Works Director must confirm the number of parking
spaces will be adequate for each Individual Project
based on the above parking ratio requirements.

Permittees with land uses not identified above
and/or submitted with the request for Alternative
Requirements identified above must submit a
parking demand memorandum. The parking demand
memorandum will be evaluated based upon the
following:
• The Director and Public Works Director may use
reasonable methods to determine the appropriate
number of parking spaces for Individual Projects
which include use of recognized data sources
such as the Institute of Transportation Engineers’
(ITE) Parking Generation or Urban Land Institute’s
(ULI) Shared Parking.
• The Director’s determination must reflect
the anticipated effect of the proximity of the
Individual Project to mass transit facilities,
the effect of interaction of on-site mixed-use
development, and implementation of other
transportation demand management measures.

C. Services and utilities. All utility entrances and meters, and all trash and recycling receptacles, cannot be located closer to the front of the lot than parking is permitted.

Off-street surface lot or parking garage On-street parallel parking Wall‑mounted devices may be screened from public views
and/ or integrated into the architecture of the building, as approved through the Master Developer Design Review
process (see Section 4.9.4). Ground mounted devices may be screened with landscaping.

D. Parking spaces. Parking Spaces may be a minimum of 9 feet x 19 feet, except that in off-street parking lots of more than 10 spaces, up to 20 percent of the spaces may be a minimum of 8 feet x 16 feet. The parking requirement
may be accommodated on the lot and on the street on
the corresponding frontage, or on another site by way of a shared parking proposal approved by the Director. Pairs of on-site parking spaces for use by employees of a single business, or for use by residents of a single dwelling unit, may be provided in tandem configuration (one behind the other) when approved by the Director.
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Figure 5-2: Parking Convenience and Duration
Most convenient for
customers
Level of Convenience Type and Duration of Parking
2-hour:
on-street near
retail destinations
3-hour:
mid-block parking lots
Least convenient for
employees
All day:
periphery of district low
high
Priority
On-street diagonal parking

5.5 Parking and ServicesStandards
Example of typical loading and delivery practices for nonresidential uses similar in scale and intensity to those anticipated in the EA1 area.

5.5.1 Parking Strategies
Fundamental to the successful development and operation of the various neighborhoods and districts is the utilization of a parking strategy distinct from current, conventional practice.

This plan identifies the approach for the Hallock Center Area and the Civic District, as well as one for the residential neighborhoods as described below:

A. Residential Development. All parking for dwellings is provided on-site as identified in the Design Guidelines (Section 6.1). This includes the acknowledgement that
on-street parking suffices for guest parking along with the need to minimize curb cuts to maximize on-street spaces; B. Non-Residential Development. All parking for
commercial or civic uses is to be strategically dispersed in a way that maximizes its use, throughout the day and evening, allowing it to be shared by a variety of businesses and uses. Through a combination of public off-street and on-street parking, the district-wide parking needs are
satisfied.

This approach to non-residential parking consists of the following:

1. Park-Once Program. The parking needs of uses in the Hallock Center (HC) and Civic District (CD) Areas may
be addressed through a park-once strategy whereby
non-residential parking is shared on off-street surface lots or garages and on-street parking.
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5.6.Thoroughfare Design Standards

5.6 Thoroughfare Design Standards

5.6.1 Purpose
This section provides the standards for the design of main streets and avenues in East Area 1. Each street type provides requirements for both the traveled way (parking lanes, travel lanes, medians) and the pedestrian way (sidewalks, trails, curbside landscaping). All streets and avenues are designed to foster an attractive and comfortable pedestrian environment and are designed to strengthen the character of their context.

Figure 5-3 provides an overview of all allowed thoroughfare types and their locations within the Specific plan Area. Each type is described in detail on the following pages.

5.6.2 Approach
The approach to thoroughfares and thoroughfare design is based on the fundamental practice of using an interconnected and varied pattern of context-sensitive thoroughfares to serve a variety of situations based on the urban design and programmatic objectives for the plan area. The plan-area’s circulation system consists of a hierarchical deployment of particular thoroughfare types for specific physical applications.

Across the plan area, these types range from plan-wide
connectors to very short streets defining a public space to pedestrian passages and alleyways. Such a wide range of types serves to both organize and define specific contexts, generating a system that accommodates vehicular traffic. The following characteristics are associated with this approach:
• Mixed land uses in close proximity to one another and relatively compact development.
• A highly-connected multi-modal circulation network.

Building entries front directly on to thoroughfares without parking between entries and the public right-of-way.
• Building, landscape and thoroughfare design that is
pedestrian-scale, providing architectural and urban design detail with size and design appreciated by persons who
are traveling slowly and observing from the street level. • Thoroughfares and other public spaces that contribute to ‘place-making’ – the creation of unique locations that are compact, mixed-use and pedestrian-oriented with a
strong civic character and lasting economic value.

Further, the following policies specifically inform the design, execution and maintenance of thoroughfares in the plan area:
• Limited lane widths to appropriately calm traffic.
• Two-way traffic and on-street parking to maximize
frontage and mobility options.
• Tighter curb radii to calm traffic and thus improve
pedestrian safety and walkability.
• Ample sidewalks and generous streetscapes to maximize appeal and image.
• Compatible lighting that is responsive to its context while providing safety and appeal.
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5.6.3 ThoroughfareTypes
Based on the above, the plan area uses thoroughfare types in several categories to create the palette of blocks that comprise the proposed development. In support of EA1SP goals, the thoroughfare types are identified at a general level as to their overall category. Each category receives the appropriate number of thoroughfare types to address the needs of the plan as to specific purpose and function. To further illustrate the depth and versatility of the proposed thoroughfare network, each of the 5 categories and their corresponding thoroughfare types are summarized in Table 5-4. Figure 5-3 identifies the locations of the thoroughfare categories.

Table 5-4: Thoroughfare Categories and Types
Classification Thoroughfare Type
Major Entry Hallock Commercial Street
Major Santa Paula Street
Santa Paula Creek Bridge
Residential Collector Santa Paula Creek /
Haun Creek Edge Drives
Central Park
Park Blocks
Residential Palm Avenue
Neighborhood Streets
Neighborhood Edge Drive
Other Alley
Paseo
Trail I
Trail II
Source: Jensen Design & Survey, Inc., 2022

5.6.4 New Street Names
New streets must be named in accordance with City of Santa Paula Resolution No. 6276.

5.6.Thoroughfare Design Standards
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5.6.Thoroughfare Design Standards
Figure 5-3: Thoroughfare Type Diagram
Santa Paula Creek
keerC nuaH
Santa Paula St.

Foothill Collector
Palm Lane
Park Blocks
Hallock Entry
Santa Paula St.

Haun Creek Drive
Major Entry
Major
Residential Collector
Residential
Other - Alley (not shown)
Other - Paseo (not shown)
Legend
Santa Paula Creek Edge
Drive
Park Loop Rd.

Telegraph Road
V.C.T.C.

Hwy 126
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5.6.5. Hallock Entry
The Hallock Entry serves as the Gateway into East Area 1, as well as a direct link to the Santa Paula Sports Park and the mixeduse Hallock Center. Its character is heavily pedestrian-oriented and has buildings with shopfronts built to the street.

Design Guidelines
Notes Dimension
Street Classification Major Entry --
Right-Of-Way (ROW) Width -- 120 feet
Curb-to-Curb Pavement Width across entire street, incl. median 92 feet to median 38 feet
Desired Operating Speed -- 25 mph
Corner Curb Radius -- 13 feet
Travel Lanes four, 2-each direction 12 feet
Medians planted median & left-turn lane 16 feet
Parking Lanes parallel, both sides, marked 8 feet
Addtional Transportation
Provision bicycle lanes, both sides 6 feet
Walkways sidewalk, both sides 6 feet
Curbside Landscaping parkway tree wells 8 feet
Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column
(see section 5.6.16 )
60’ on center both
side, aligned
Parallel Median / Left Turn Lane
Parking
Right-of-Way
120’
16’
Bike Travel Lane
Lane
Travel Lane
8’
Parallel
Parking
6’ 12’ 8’
Bike
Lane
6’
Travel Lane
12’ 12’ 12’ 14‘
Travel Lane Sidewalk & Planter
(or Parkway, or Arcade)
14’
Sidewalk & Planters
(or Parkway, or arcade)
Median
Right-of-Way
104’
16’
Bike Travel Lane
Lane
6’ 30’ 30’ 8‘
Travel Lane
6’
Parkway Side
Walk
6’ 8‘
Side Parkway
Walk
Parallel Median / Left Turn Lane
Parking
Right-of-Way
116’
16’
Bike Travel Lane
Lane
Travel Lane
8’
Parallel
Parking
6’ 11’ 8’
Bike
Lane
6’
Travel Lane
11’ 11’ 11’ 14‘
Travel Lane Sidewalk & Planter
(or Parkway, or Arcade)
14’
Sidewalk & Planters
(or Parkway, or arcade)
Typical plan view of Hallock Entry

5.6.Thoroughfare Design Standards
Actual cross-section
Artist’s rendition of Hallock Entry.
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5.6.6. Santa PaulaStreet
Santa Paula Street is the major east/west thoroughfare in the southern portion of East Area 1, serves as a gateway from downtown across a new bridge over Santa Paula Creek and defines the southern edge of the Civic Park. Parallel parking on both sides, and sidewalks separated from the curb with continuous landscaping including trees.

Travel
12’
Travel
12’
Parallel
Parking
8’
Parallel
Parking
8’
Bike Lane
5’
Bike Lane
6’ 5’ 6’
61’
Right-of-Way
5’
Sidewalk Parkway
10’
Parkway Sidewalk
Travel
12’
Travel
12’
Parallel
Parking
8’
Parallel
Parking
8’
Bike Lane
5’
Bike Lane
6’ 5’ 6’
61’
Right-of-Way
5’
Sidewalk Parkway
10’
Parkway Sidewalk
Design Guidelines
Notes Dimension
Street Classification Major --
Right-Of-Way (ROW) Width -- 61 feet
Curb-to-Curb Pavement Width 50 feet
Desired Operating Speed -- 30 mph
Corner Curb Radius -- 13 feet
Travel Lanes two, 2-way 12 feet
Medians -- --
Parking Lanes parallel, both sides 8 feet
Additional Transportation
Provision bicycle lanes, both sides 5 feet
Walkways sidewalk, south side 5 feet
multi-use trail, park/school side 10 feet
Curbside Landscaping continuous planting strip 6 feet
Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column (see
section 5.6.16 )
120’ on center,
staggered
Artist’s rendition of Santa Paula Street.

Typical plan view of Santa Paula Street.

5.6.Thoroughfare Design Standards
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5.6.7. Santa PaulaCreek Bridge
Santa Paula Creek Bridge serves as the eastern Gateway from downtown and consists of one vehicular travel lane and one bike lane in each direction. Curb-tight sidewalks provide pedestrian access from existing neighborhoods to the Civic and Hallock Center Districts, as well as the Neighborhood. 5’ bike lanes will be provided on both sides of the bridge to tie into East Area 1’s trail system and provide for a safe crossing of Santa Paula Creek.

Design Guidelines
Notes Dimension
Street Classification Major --
Right-Of-Way (ROW) Width -- 48 feet
Curb-to-Curb Pavement Width -- 36 feet
Desired Operating Speed -- 25 mph
Corner Curb Radius -- --
Travel Lanes Two, 2-way 12 feet
Medians Center Turn Lane --
Parking Lanes No --
Additional Transportation
Provision bicycle lanes, both sides 5 feet
Walkways sidewalk on both sides 6 feet
Curbside Landscaping -- --
Typical Street Lighting single-head column (see
section 5.6.16 )
60’ on center,
aligned
12’
Right-of-Way
48’
Travel Lane Walkway
12’
Travel Lane
6’
Walkway
6’
Bike Lane
6’
Bike Lane
6’
12’
Right-of-Way
48’
Travel Lane Walkway
12’
Travel Lane
6’
Walkway
5’
Bike Lane
5’
Bike Lane
6’
12’
Right-of-Way
48’
Travel Lane Walkway
12’
Travel Lane
6’
Walkway
6’
Bike Lane
6’
Bike Lane
6’
12’
Right-of-Way
48’
Travel Lane Walkway
12’
Travel Lane
6’
Walkway
5’
Bike Lane
5’
Bike Lane
6’
Typical plan view of Santa Paula Creek Bridge.

5.6.Thoroughfare Design Standards
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5.6.8. FoothillCollector
The Foothill Collector connects the Civic District to
the Haun Creek. The buildings fronting the street are
varied, and include townhouses along the eastern half,
and mostly single family houses. The street has parallel parking and sidewalks separated from the curb with
continuous planting strips on both sides.

Travel
12’
Travel
12’
Parallel
Parking
8’
Parallel
Parking
8’
Bike Lane
5’
Bike Lane
5’ 5’ 5’
70’
Right-of-Way
5’
Sidewalk Parkway
5’
Parkway Sidewalk
Travel
11’
Travel
11’
Parallel
Parking
8’
Parallel
Parking
8’
Bike Lane
5’
Bike Lane
5’ 5’ 5’
68’
Right-of-Way
5’
Sidewalk Parkway
5’
Parkway Sidewalk
Design Guidelines
Notes Dimension
Street Classification Residential Collector --
Right-Of-Way (ROW) Width -- 70 feet
Curb-to-Curb Pavement Width across entire street 50 feet Desired Operating Speed -- 30 mph
Corner Curb Radius -- 13 feet
Travel Lanes Two, 2-way 12 feet
Medians -- --
Parking Lanes parallel, both sides 8 feet
Additional Transportation
Provision -- --
Walkways sidewalk, both sides 5 feet
Curbside Landscaping continuous planting strip 5 feet
Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column
(see section 5.6.16 )
120’ on center,
staggered
Typical plan view of the Foothill Collector.

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5.6.9. Park Blocks
Running east from the Santa Paula Sports Park, Park Blocks accommodates the historic Well House and is lined with
residential and mixed-use buildings. The streets on either side of the greens allow one-way traffic and parallel parking on one side. The sidewalks are located on the building side of the streets and are separated from the curb by continuous planting strips.

Parallel Green
Parking
9’
Right-of-Way
140’
72’
Travel
Lane
8’ 12’ 12’
Travel
Lane
8’
Parallel
Parking
5’
Sidewalk Parkway
9’ 5’
Parkway Sidewalk
Design Guidelines
Notes Dimension
Street Classification Residential Collector (w/ Median) -- Right-Of-Way (ROW) Width -- 140 feet
Curb-to-Curb Pavement Width across entire street 112 feet to median 20 feet
Desired Operating Speed -- 25 mph
Corner Curb Radius -- 13 feet
Travel Lanes two, 2-way 12 feet
Medians Park Blocks 72 feet
Parking Lanes parallel, both sides 8 feet
Additional Transportation
Provision -- --
Walkways sidewalk, both sides 5 feet
Curbside Landscaping continuous planting strip 9 feet
Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column
(see section 5.6.16 )
60’ on center on
building side
Parallel Green
Parking
8’
Right-of-Way
140’
72’
Travel
Lane
8’ 12’ 12’
Travel
Lane
8’
Parallel
Parking
6’
Sidewalk Parkway
8’ 6’
Parkway Sidewalk
Artist’s rendition of Park Street.

Typical plan view of the Park Blocks.

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5.6.Thoroughfare Design Standards

5.6.10. Santa PaulaCreekand Haun CreekEdge Drives
12’
Multi-Use Trail
(where occurs)
8’
Parkway
8’
Gravel Shoulder
12’
Travel
Lane 40’
Right-of-Way
12’
Travel
Lane
8’
Parallel
Parking
6’
Parkway
5’
Sidewalk
Typical plan view of the Santa Paula
Creek/Haun Creek Edge Drive.

The Santa Paula Creek Edge Drive and Haun Creek Edge Drive are characterized by a curb, parkway and sidewalk along the developed side of the street, and a greenway on the other side of the street. A multi-use trail is envisioned running through the greenway providing pedestrian and bicycle access to the trail network in the hills.

Design Guidelines
Notes Dimension
Street Classification Residential Collector --
Right-Of-Way (ROW) Width -- 40 feet
Curb-to-Curb Pavement Width across entire street 40 feet Additional Curb Detail River Cobble or Rolled Curb Edge in lieu of Curb, (park / edge side)
Desired Operating Speed -- 25 mph
Corner Curb Radius -- 13 feet
Travel Lanes two, 2-way 12 feet
Medians -- --
Parking Lanes (park side) 8 feet
Additional Parking Details parkable gravel shoulder (edge side) 8 feet Additional Transportation
Provision multi-use trail along creek and park 12 feet
Walkways sidewalk on creek side 5 feet
Curbside Landscaping Parkway / bioswale, development side 10-15 feet Additional Landscaping Tree planters in gravel shoulders between parking spaces 6 feet minimum
Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column
(see section 5.6.16 )
150’ on center
on building side
Actual Cross-section for Santa Paula Creek Drive
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5.6.Thoroughfare Design Standards

5.6.11. PalmAvenue
Palm Avenue is a residential street east of and parallel to Hallock Street. It is lined with higher-density residential buildings.

Its wide right-of-way accommodates the existing palm trees as well as wide sidewalks that provide for a comfortable pedestrian route from the Park Blocks to the greenway to the south and east.

Travel
Lane
10’ 10’
Travel
Lane
8’
Parallel
Parking
Parallel
Parking
16-17’ 8’ 6’
82’
Right-of-Way
6’
Sidewalk Parkway Parkway Sidewalk
16-17’
Travel
Lane
12’ 12’
Travel
Lane
8’
Parallel
Parking
Parallel
Parking
16-17’ 8’ 6’
84’
Right-of-Way
6’
Sidewalk Parkway Parkway Sidewalk
16-17’
Design Guidelines
Notes Dimension
Street Classification Residential --
Right-Of-Way (ROW) Width -- 84 feet*
Curb-to-Curb Pavement Width -- 40 feet
Desired Operating Speed -- 25 mph
Corner Curb Radius -- 10 feet
Travel Lanes two, 2-way 12 feet
Medians -- --
Parking Lanes parallel, both sides 8 feet
Additional Transportation
Provision -- --
Walkways sidewalk, both sides 6 feet*
Curbside Landscaping cont. planting with exist. palms 16-17 feet* Typical Street Tree Spacing see section 5.7
25’ on center
if replaced
Typical Street Lighting single-head column
(see section 5.6.16 )
90’ on center,
aligned
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5.6.Thoroughfare Design Standards

5.6.12. Neighborhood Street
Neighborhood Streets are designed for low traffic volumes and traffic speeds of 25 miles per hour or less. Their primary function is to provide local access to adjacent land uses, which vary throughout the area, depending on the location.

Sidewalks and curbside parking are provided on one or both sides. Sidewalks are separated from the curb by parkway strips planted with tree rows in many cases, to shade the sidewalks, to buffer pedestrians from traffic, to provide opportunities for stormwater infiltration, and to help avoid cross-slopes on sidewalks that can present barriers to users of wheelchairs and children’s wheeled vehicles.
10’ 7-8‘
Travel Lane
10’
Parallel Travel Lane
Parking
Parallel
Parking
7-8’ 7-8’
60’
Right-of-Way
5’
Sidewalk Parkway
5’
Sidewalk
7-8’
Parkway
Design Guidelines
Notes Dimension
Street Classification Residential --
Right-Of-Way (ROW) Width -- 60 feet*
Curb-to-Curb Pavement Width -- 34-36 feet
Desired Operating Speed -- 25 mph
Corner Curb Radius -- 10 feet
Travel Lanes two, 2-way 10 feet
Medians -- --
Parking Lanes parallel, both sides 7-8 feet*
Additional Transportation
Provision -- --
Walkways sidewalk, both sides 5 feet*
Curbside Landscaping continuous parking strip 7-8 feet* Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column
(see section 5.6.16 )
150’ on center,
staggered
* Exact dimensions to be determined at the Tentative Map level.

Artist’s rendition of a typical Neighborhood Street.
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5.6.13. Neighborhood Edge Drive
Design Guidelines
Notes Dimension
Street Classification Residential --
Right-Of-Way (ROW) Width -- 48 feet*
Curb-to-Curb Pavement Width across entire street 34-36 feet Additional Curb Detail River Cobble or Rolled Curb Edge in lieu of Curb, (edge side)
Desired Operating Speed -- 25 mph
Corner Curb Radius -- 10 feet
Travel Lanes two, 2-way 10 feet
Medians -- --
Parking Lanes (development side) 7-8 feet*
Additional Parking Details parkable gravel shoulder, (edge side)** 7-8 feet* Additional Transportation
Provision multi-use trail along creek and park 10 feet
Walkways sidewalk on development side 5 feet
Curbside Landscaping Parkway / bioswale, development side 7-8 feet* Additional Landscaping Tree planters in gravel shoulders between parking spaces 6 feet
Typical Street Tree Spacing see section 5.7 30’ on center Typical Street Lighting single-head column
(see section 5.6.16 )
150’ on center
on building side
* Exact dimensions to be determined at the Tentative Map level. ** Optional
The Neighborhood Edge Drive is a low speed, low velocity roadway, accommodating local traffic and providing a
comfortable route for bicycling or walking. Additional
pedestrian and bicycle accommodation is provided by the multi-use trail in the adjacent Greenway.

5.6.Thoroughfare Design Standards
Typical plan view of Neighborhood Edge Drive.
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5. DevelopmentStandards

5.6.14. Alley
Right-of-Way
Enhanced
Pavement
Enhanced
Pavement
Driveway
Apron
Garage Pavement Garage
4‘ 12‘
20‘
4‘ min. 4‘
max. 24‘
Driveway
Apron
min. 4‘
max. 24‘
Alleys are located in the rear of lots and provide the primary vehicular access to residential property. Garages are oriented to and accessed from Alleys. Garages may be located a minimum of 4 feet from the rear property line and may be set back further to allow for parking in front of the garage (maximum setback:
24 feet). The entire 20-foot alley right-of-way is driveable, however, a four foot strip on both sides may be enhanced pavement. Enhanced pavement may be permeable and can be made of brick, stone or grass pavers, porous concrete, or similar materials. Trash cans, gas and electric meters and other utilities are located in the Alleys.

Design Guidelines
Notes Dimension
Street Classification Alley
Right-Of-Way (ROW) Width -- 20 feet
Pavement Width -- 12 - 20 feet
Desired Operating Speed -- 5 mph
Corner Curb Radius -- --
Travel Lanes one, 2-way 20 feet
Medians -- --
Bicycle Access / Provision -- --
Additional Transportation
Provision -- --
Walkways -- --
Curbside Landscaping see section 5.7 --
Street Lighting Garage-mounted lights --
Driveway
Apron
Drain Gutter
2’
Garage Garage
min. 5‘
max. 24‘
Driveway
Apron
min. 5‘
max. 24‘
20’
R.O.W. / Travel
12’
Pavement Turf Block or
Enhanced
Pavement
Turf Block or
Enhanced
Pavement
4‘ 4‘
Illustrative example of an Alley.

Typical plan view of an Alley.

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5.6.15. Roundabout
Roundabouts are circular intersections whose features include a central island, truck aprons or mountable curbs, a circulatory roadway and splitter islands at each approach. Roundabouts are a safe and efficient traffic calming device which can be used at many of the same locations as traffic signals or stop controls. Roundabouts should be used where physical conditions allow, including approach grades and right of way width. Crosswalks should be located between 1-3 car lengths behind the yield line. A landscaped central island reinforces the geometry, encourages pedestrians to cross at designated crossing locations and helps to integrate the traffic device with the surrounding streetscape. Landscape design, design of the approach road and roundabout may provide visibility of the roundabout from a distance that will allow approaching drivers to see the roundabout in all weather and lighting conditions.

Roundabout designs will require a case-by-case study of the design speed, geometry, capacity, existing conditions, and other factors, by the Public Works Director, or designee.

Thoroughfare Design Guidelines
Notes Dimension
Right-Of-Way (ROW) Width -- varies
Curb-to-Curb Pavement Width -- varies
Desired Operating Speed -- 15 mph
Corner Curb Radius -- varies
Travel Lanes two, 2-way varies
Medians -- optional
Parking Lanes -- --
Additional Transportation
Provision -- --
Walkways sidewalk, both sides 5 feet minimum
Curbside Landscaping continuous planting strip 8 feet minimum Typical Street Tree Spacing see section 5.7 varies
Typical Street Lighting Per street standards,
none in roundabout --
Typical plan view of a Roundabout.

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5.6.16. Trail
The trail is either paved or decomposed granite designed for use by pedestrians and/or cyclists. The trail will include a split rail fence to separate adjacent street traffic from trail use.

The trail pathways will meander nearly the entire west and east edges, and portions of the north edge, of the East Area 1 development.

5.6.17. Paseo
A pedestrian connector that passes between buildings and provides short cuts through long blocks or where the terrain is too steep for a street. Paseos may also connect parking lots in the rear with the building frontages.

Bike
10‘ 6‘
Walk
6‘
Split Rail Fence
Divider

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Streets and other public spaces throughout East Area 1 may be carefully scaled and detailed for the safety and comfort of pedestrians. The location and scale of street trees, street lights, street furniture, and special accent pavement may be focused on creating comfortable spaces to walk, visit, and rest. Typical streetlights may be of the type illustrated on this page.

Spacing of luminaires shall be dictated by photometric studies performed by qualified consultants.

Recommended pole types include concrete or aluminum
poles as manufactured by King Luminaire, Lumec/Philips, or similar. Poles with a distinct base element are recommended.

Luminaires should be down-directed, cut-off type to avoid night sky illumination, and provided with high-efficiency lamps - LEDs are recommended.

5.6.19. StreetLighting Guidelines
Single-Head Column

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5. DevelopmentStandards

5.7 LandscapeStandards

5.7.1 Purpose
A. General requirements. Landscapes should preserve and promote the aesthetic character and value of East Area 1 in the following ways:

1. The landscape – including streets, greens, parks and front yards – should define, unify and enhance the public realm.

2. The landscape should be sensitive to its environmental context and utilize plant species that reduce the need for supplemental irrigation water.

3. Front yards should be landscaped with drought-tolerant plant materials and permanent underground low-flow irrigation systems.

4. Off-street parking should be screened and landscaped.

5. All landscapes should be in accordance with local and State Firescape guidelines, fire safe plant lists, and City of Santa Paula Resolution 3675.

B. Landscape for thoroughfares. Street trees should be consistent with species identified in the Street Tree Plan, Figure 5-5. Large trees with arching canopies should be planted in rows in continuous parkway strips or individual tree wells parallel to the adjacent curb on both sides of the street and in street medians where appropriate. Consistency in tree species and spacing should be used to establish a strong street identity.

C. Community Plant Palettes

1. Hallock Center and Civic District
a. Dominant Trees - 36” box minimum size
Cinnamomum camphora Camphor Tree
Pistacia chinensis Chinese Pistache
Platanus a. ‘Bloodgood’ London Plane Tree
Washingtionia Robusta Mexican Fan Palm
b. Background Trees - 24” box minimum size
Magnolia grandiflora Southern Magnolia
Pinus eldarica Afghan Pine
Pyrus calleryana Evergreen Pear
c. Accent Trees - 24” box minimum size
Lagerstroemia indica Crape Myrtle
Olea europaea’Swan Hill’ Fruitless Olive
Prunus c. ‘Krauter Vesuvius’ Purple Leaf Plum
Pyrus calleryana Flowering Pear
Common area green
Tree-lined street
Open space

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2. Neighborhood Palette A
a. Dominant Trees - 24” box minimum size
Arbutus ‘Marina’ Hybrid Strawberry Tree
Koelreuteria paniculata Goldenrain Tree
Pinus canariensis Canary Island Pine
Pinus pinea Italian Stone Pine
Pistacia chinensis Chinese Pistache
Platanus a. ‘Bloodgood’ London Plane Tree
Quercus wislizenii Interior Live Oak
Rhus lancea African Sumac
Ulmus parvifolia ‘Drake’ Evergreen Elm
b. Background Trees - 24” box minimum size
Liquidamber s. ‘Festival’ American Sweet Gum
Liriodendron tulipifera Tulip Tree
Magnolia grandiflora ‘St. Mary’s’ Southern Magnolia
Pyrun calleryana Flowering Pear
c. Accent Trees - 24” box minimum size
Cercis occidentalis Western Redbud
Lagerstroenia indica Crape Myrtle
Olea europaea ‘Swan Hill’ FruitlessOlive
Prunus c. ‘Krauter Vesuvius’ Purple Leaf Plum
Pyrus calleryana Flowering Pear

2. Neighborhood Palette B
a. Dominant Trees - 24” box minimum size
Arbutus ‘Marina’ Strawberry Tree
Koelreuteria paniculata Golden rain Tree
Platanus racemosa Western Sycamore
Quercus wislizenii Interior Live Oak
Rhus lancea African Sumac
Ulmus parvifolia ‘Drake’ Evergreen Elm
b. Background Trees - 24” box minimum size
Liriodendron tulipifera Tulip Tree
Magnolia grandiflora ‘St. Mary’s’ Southern Magnolia
Pinus eldarica Afghan Pine
Pyrun kawakamii Evergreen Pear
c. Accent Trees - 15 gallon minimum size
Cercis occidentalis Western Redbud
Lagerstroenia indica Crape Myrtle
Prunus c. ‘Krauter Vesuvius’ Purple-Leaf Plum
Drake Elm
Trees in parkway
Median tree planting
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Source: MJS Design Group, Inc, 2014
Figure 5-4: Master Street Tree Plan
Santa Paula Creek
Haun Creek
Santa Paula St.

Foothill Collector Foothill Collector
Palm Lane
Park Blocks
Hallock Hallock Entry
Santa Paula St.Santa Paula St.

Haun Creek DriveHaun Creek Drive
Santa Paula Creek Edge
Drive
Santa Paula Creek Edge
Drive
Park Loop Rd.Park Loop Rd.

Telegraph Road
Hwy 126

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2. Neighborhood Palette C
a. Dominant Trees - 24” box minimum size
Arbutus ‘Marina’ Hybrid Strawberry Tree
Cinnaomoum camphora Camphor Tree
Koelreuteria paniculata Goldenrain Tree
Pinus canariensis Canary Island Pine
Pistacia chinensis Chinese Pistache
Platanus a. ‘Bloodgood’ London Plane Tree
Quercus wislizenii Interior Live Oak
Rhus lancea African Sumac
b. Background Trees - 24” box minimum
Liquidamber s. ‘Festival’ American Sweet Gum
Liriodendron tulipifera Tulip Tree
Magnolia grandiflora ‘St. Mary’ Southern Magnolia
Pyrus calleryana Flowering Pear
c. Accent Trees - 15 gallon minimum
Cercis occidentalis Western Redbud
Lagerstroemia indica Crape Myrtle
Olea europaea ‘Swan Hill’ Fruitless Olive
Prunus c. ‘Krauter Vesuvius’ Purple Leaf Plum
Pyrus calleryana Flowering Pear

4. Parks
a. Trees - 85% 24” box, 15% 15 gallon
Arbutus ‘Marina’ Strawberry Tree
Cedrus deodara Deodar Cedar
Cercis occidentalis Western Redbud
Cinnamomum camphora Camphor Tree
Koelreuteria paniculata Goldenrain Tree
Lagerstroemia indica Crape Myrtle
Liquidamber s. ‘Festival’ American Sweet Gum
Liriodendron tulipifera Tulip Tree
Magnolia grandiflora Southern Magnolia
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Pinus pinea Italian Stone Pine
Pistacia chinensis Chinese Pistache
Platanus a. ‘Bloodgood’ London Plane Tree
Platanus racemosa Western Sycamore
Pyrus calleryana Evergreen Pear
Quercus wislizenii Interior Live Oak
Rhus lancea African Sumac
Ulmus parvifolia ‘Drake’ Evergreen Elm
Active recreation at park
Commercial Plaza
Tot lot at park

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5. Open Space and Transition Lands
a. Trees - 15 gallon minimum size
Aesculus californica California Buckeye
Heteromeles arbutifolia Toyon
Platanus racemosa Western Sycamor
Quercus berberidifolia Interior Scrub Oak
Quercus lobata Valley Oak
Quercus wislizenii Interior Live Oak
b. Large Shrubs (5’ + Tall) - minimum 1 gallon
Abelia “Edward Goucher” Glossy Abelia
Baccharis sp. Coyote Bush
Calyccanthus occidentalis Spice Bush
Camellia japonica Japanese Camellia
Ceanothus species California Lilac
Cotoneaster lacteus Cotoneaster
Dodonaea viscosa Hopseed Bush
Escallonia fradesii Escallonia
Fiejoa sellowiana Pineapple Guava
Ilex cornuta Chinese Holly
Juniperus chinensis Juniper
Ligustrum texanum Texas Privet
Photinia fraserii Red-tip Photinia
Pittosporum tobira Mock Orange
Podocarpus macrophyllus Yew Pine
Prunus laurocerasus English Laurel
Rhamnus californica Coffeeberry
Rhamnis ilicifolia Hollyleaf Redberry
Viburnum “Spring Bouquet” Viburnum
Xylosma congestum Shiny Xylosma
c. Medium Shrubs (3’ – 5’ Tall) - minimum 1 gallon
Azalea species Southern Azalea
Berberis thunbergii Japanese Barberry
Buxus japonica Boxwood
Callistemon ‘Little John’ Dwarf Bottlebrush
Camellia sasanqua Sasanqua Camellia
Ceanothus sp. California Lilac
Cistus sp. Rock Rose
Dietes bicolor Butterfly Iris
Grevellia noelii Grevillea
Nandina domestica Heavenly bamboo
Pennisetum rubrum Red Fountain Grass
Raphiolepis indica sp. India Hawthorn
Rose sp. Rose Plaza
Parking with permeable paving
Neighborhood green

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d. Small Shrubs (1’ – 3’ Tall) - minimum 1 gallon)
Agapanthus africanus Lily of the Nile
Artemesia sp. Artemesia
Baccharis “Pigeon Point” Dwarf Coyote Bush
Ceanothus sp. Dwarf Ceanothus
Cotoneaster dammeri Bearberry Cotoneaster
Hemerocallis hybrid Evergreen Daylily
Heuchera sanguinea Coral Bells
Juniperus horizontalis Juniper
Lantana montevidensis Lantana
Lavendula spp. Lavender
Liriope gigantea Liriope
Mahonia aquifolium “Compacta” Dwarf Oregon Grape
Nandina “Harbor Dwarf” Dwarf Heavenly Bamboo
Pittosporum t. “Wheeler’s Dwarf”Dwarf Mock Orange
Raphiolepis ‘Clara’ India Hawthorn
Rosemarinus prostrata Dwarf Rosemary
Salvia gregii Salvia
Santolina rosmarinifolia Santolina
Zauschneria canum California Fuchsia
e. Groundcovers and Perennials - minimum 1 gallon or flatted rooted cuttings:

Arctostaphylos sp. Dwarf Mazanita
Baccharis “Twin Peaks” Dwarf Mazanita
Coprosma “Verde Vista” Coprosma
Gazania sp. Gazania
Hypericum calycinum St. Johns Wort
Iris douglasiana California Iris
Juniperus confeta Shore Juniper
Myoporum pacificum Myoporum
Trachelospermum jasminoides Star Jasmine
f. Vines (minimum 1 gallon):

Campsis radicans Blood-Red Trumpet Vine
Clytostoma sp. Violet Trumpet Vine
Ficus pumila Creeping Fig
Lonicera japonica Japanese Honeysuckle
Parthenocissus quinquefolia Virginia Creeper
Parthenocissus tricuspidata Boston Ivy
Rosa sp. Climbing Rose
Wisteria sinensis Wisteria
g. Turf (seeded or sodded)
Water conserving tall-type fescue
Parks: GN 1 hybrid bermuda

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6. Open Space Slopes
a. Shrubs -1 gallon minimum size
Arcotostaphylos spp. Mazanita
Baccharis spp. Coyote Bush
Calyccanthus occidentalis Spice Bush
Ceanothus cuneatus Buckthorn
Cercis occidentalis Western Redbud
Fremontodendron californicum Flannel Bush
Heteromeles arbutifolia Toyon
Lupinus albifrons Bush Lupine
Mahonia spp. Oregon Grape
Quercus berberidifolia Interior Scrub Oak
Rhamnis californica Coffeeberry
Rhamnus ilicifolia Hollyleaf Redberry

7. Creek Edge Conditions
a. Trees -15 gallon minimum size
Aesculus californica California Buckeye
Junglans californica Black Walnut
Populus fremontii Fremont Cottonwood
Quercus wislizenii Interior Live Oak
b. Shrubs - 1 gallon minimum size
Arcotostaphylos man. ‘Dr. Hurd’ Dr. Hurd’s Manzanita
Arcotostaphylos ‘Green Supreme’ Green Supreme Bearberry Baccharis pilularis ‘Pigeon Point’ Dwarf Coyote Bush
Berberis aquifolium Mahonia
Berberis a. var. repens Creeping Mahonia
Ceanothus species Ceanothus
Cercis occidentalis Western Redbud
Epilobium canum California Fuschia
Fremontodendron californicum Flannel Bush
Heteromeles arbutifolia Toyon
Lonicera hispidula var. vacillans Pink Wild Honneysuckle Muhlenbergia rigens Deergrass
Ribes aureum Golden Current
Ribes sanguinium Red-Flowering Current
Rosa californica California Wild Rose
Rubus ursinus California Blackberry

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8. Community Olive Groves. Privately Maintained by the Landscape Maintenance District
a. Grove:

Olea europaea ‘Swan Hill’ – Olives planted at 20’ on-center b. Background Trees:

Pinus eldarica Afghan Pine
Pinus halepensis Aleppo Pine
Populus italica Lombardy Poplar
Pyrus calleryana Flowering Pear
c. Complimentary Shrubs:

Lavendula spp. Lavender
Ornimental Non-Invasive Grasses Grasses
Prunus caroliniana Carolina Laurel Cherry
Rosemarinus prostrate Dwarf Rosemary

9. Community Grape Vineyard. Privately maintained and installed and managed by a specialty Contractor.

10. Prohibited Plants. The following plants are prohibited since they are inconsistent with the planting scheme.

Aegilops triuncialus
Ailanthus altissima
Atriplex semibaccata
Brassaia nigra
Broussonetia papyrifera
Carprobrodus edulis
Centayrea species
Cortaderia selloana
Cynara cardunclus
Cynara skolymus
Cynondon dactylon
Cytisus
Delairea odorata
Foeniculum vulgare
hedera helix
Leontodon taraxacoides
Lolium species
Melilotus spp.

Mesembryanthemum nodiflorum
Oxalis pes-caprae
Picris echiodeso
Rhynchelytrum repens
Ricinus communis
Salsola salina

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Silybum marianum
Spartium junceum
Tribulus terrestris
Tamarix spp.

Xanthium strumarium
D. Front Yard Landscapes. Planting in yard areas fronting on streets shall be appropriate to the scale, orientation, and purpose of the yard. Front yards must contribute
to distinctive streetscapes throughout the residential
portions of the community. Landscaping, hardscaping,
and low walls or fences that are built adjacent to the
streets will define the character of the various neighbor hoods within the community. Appropriate materials and
designs for specific frontage yard types are listed below. • Landscapes of drought tolerant and California native
plant materials are encouraged.
• Lawn / Turf should be kept to a minimum and generally reserved for areas intended for active play.
• Shrubs and ground covers must be planted at the
foundation of the building facade.
• 50% of the yard may be hardscape that may be
designated access to the garage and for guest parking,
front walks and courtyards. Hardscape may include
brick, stone, in terlocking concrete pavers, textured
concrete and/or impressed patterened concrete. The
balance of the yard must be landscaped. Hardscape
may be used for driving and parking of automobiles.

1. Single Family Front Yards: Drought tolerant
groundcover and massed native shrubs and perennials
are recommended between the building and the
sidewalk. Rock and hardscape accents and limited turf
areas may also be included. At facades, low shrubs
and/or ground cover must be planted against the
facade. At garden walls, low shrubs and wall vines, or
taller shrubs or hardy perennials, should be planted
against the wall.

2. Single Family Attached Front Yards: Turf, groundcover, and low shrubs may be planted in the area between the buildings and the sidewalk, but should not exceed fifteen feet in width. Shrubs must be massed
or configured as maintained hedges. Three shapes,
sizes and types must be planted as buffers and as definers of the edge of the private space, but at all times should be in proportion to the height and mass of the
building facade.

E. Fuel Modification Measures. Fire-safe landscapes should reduce the chance of ignition. If ignited, they should
minimize the amount of heat generated and the ability
to transmit fire to structures. A fire safe landscape that incorporates horizontal and vertical separation between plants minimizes the transmission of fire from plant to your home.

Refer to the Ventura County Fire District Fire Hazard Reduction Program for a Plant Reference Guide and Prohibited Plant List.

5.7 LandscapeStandards
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5.8 HistoricFeatures
To reinforce the EA1SP’s connection with local tradition and history the following historic features are identified to be retained (see Figure 5-5 for locations):

5.8 HistoricFeatures

1. The Well House, Park Avenue

2. The Packing House, 18245 East Telegraph Road

3. The Palm Trees, along both sides of Padre Lane
Structures To Be Preserved In Situ:

1. The Well House. Retain and rehabilitate
the well house in situ within a proposed
open space. Rehabilitate the well house
for public use. The rehabilitation of the
building must conform to the Secretary of
the Interior’s Standards for Rehabilitation.

2. The Packing House. Retain and rehabilitate
the packing house in situ. The rehabilitation
of the building must conform to the
Secretary of the Interior’s Standards for
Rehabilitation.

Landscape Features To Be Preserved In Situ:

3. The Padre Lane Palm Trees. To the greatest
extent possible retain the palm trees in situ
to preserve a distinctive component of the
ranch which is visible from East Telegraph
Road. The palm trees must be incorporated
into continuous planting strips. If the
trees require removal for health and safety
reasons, their condition must be evaluated
by a certified arborist before their removal.

Selective tree removal to accommodate
cross streets is permitted.

Structures To Be Removed:

4. The Barn.

5. The Superintendent’s House.
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5. DevelopmentStandards
Figure 5-5: Historic Features

5.8 HistoricFeatures
Santa Paula Creek
Haun Creek
Santa Paula St.

Foothill Collector Foothill Collector
Palm Lane
Park Blocks
Hallock Hallock Entry
Santa Paula St.Santa Paula St.

Haun Creek DriveHaun Creek Drive
Santa Paula Creek Edge
Drive
Santa Paula Creek Edge
Drive
Park Loop Rd.Park Loop Rd.

Telegraph Road
V.C.T.C.

Hwy 126
1 2
3 4
5 123
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6. Design Guidelines

6.1 Design Guidelines

6.1 Design Guidelines Overview

6.1.1 Design Objectivesand Intent
The purpose of this section is to provide design guidelines for review and approval by the Director of individual projects for all buildings, structures and attendant site improvements proposed for construction within the Specific Plan Area.

As described in Chapter 2, development within East Area 1 neighborhoods will be characterized by a diverse range of well-designed housing types and well landscaped walkable neighborhood streets. These Design Guidelines identify the most important design considerations in achieving that goal.

The key to well-designed housing on walkable neighborhood streets is the design of the building frontages, front yards and streetscapes. Accordingly, these are the primary focus of these design guidelines. The main design elements that will compose the streetscape of East Area 1 include:
• Wellcomposedbuildingfacadeswith windows overlooking
the street and a pedestrian-scale main entry welcoming
visitors, whether single family homes and small multi-family buildings in the neighborhoods, or larger multi-family
buildings, neighborhood shops, and institutional buildings in the Hallock Center and Civic District.
• Beautifully landscaped front yards of each individual building and lot, as well as collectively of all the buildings along each street, whether the front yards and driveways of homes in the neighborhoods, or front yards and shopfronts in Hallock Center and the Civic District.
• The landscape of streets themselves – whether wider
streets with trees in planters or parkway streets in the Hallock Center, the Civic District and along neighborhood avenues, or narrower streets and lanes of more varied
designs throughout the neighborhood.

It is envisioned that working within the parameters established by these guidelines, a wide and interesting variety of
architecture, landscape, and street configurations will be developed, unified by a few simple design principles:
• Streetscapes should be richly landscaped, integrating street and front yard plantings with architecture and site design, providing shade for pedestrians and distinctive and valuable addresses for each property.
• Every building frontage should have clear, attractive front entries that welcome the visitor from the street.
• Building facades and frontages should emphasizethehuman scale, managing and balancing larger elements – such as garage doors and driveways – with human-scale design
elements such as front walks, forecourts, porches, balconies, trellises and other building and site design elements.

6.1.2 Organization of Design Guidelines.

To provide an organized set of recommendations for applying these principles to the design of each building and lot – while allowing and encouraging creative design of each type of housing that may be proposed for East Area 1 – these Guidelines are organized as described below.

These are recommendations (guidelines) not standards, and they by no means represent all design possibilities for making high quality neighborhood frontages, but they do identify the key considerations that should be taken into account when designing new streets and housing for the neighborhoods and districts of East Area 1.
• Neighborhood Design Guidelines (Section 6.2)
This section provides general guidelines regarding site organization, building massing, and frontage design for pedestrian-oriented neighborhoods.
• Hallock Center and Civic District Guidelines (Section

6.3)
This section provides general guidelines regarding site organization, building massing, and frontage design for the Hallock Center and the Civic District.
• Architectural Design Guidelines (Section 6.4)
This section provides general architectural guidelines, with recommendations for building materials, configurations
and detailing of walls, doors and windows, roofs, and
architectural elements.
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6.2 Neighborhood Design Guidelines

6.2.1 Site Design and Massing Guidelines
A. Introduction. The lot organization and massing design of the homes within the neighborhoods will create
streetscapes of varying pattern and character, but which are consistently attractive, comfortable neighborhood
spaces for walking, playing, bicycling and visiting with neighbors. This section provides design guidelines to help ensure that the architecture of the homes, landscaping
of the front yards, and the design and landscaping of
the streets themselves are balanced, coordinated and
integrated to achieve this objective.

B. Design Guidelines for Frontage Composition. Garages and drives – given their large size relative to front doors and pedestrian walks – have the potential to dominate the streetscape and disrupt pedestrian movements along the
street or from the street to the front doors of homes. On wider lots it is relatively simple to avoid such disruptions, and as lots get narrower greater design finesse is required to retain a balance in favor of human scale architecture and frontages.

The following basic design principles inform these
guidelines, which have been prepared to help ensure such a balance:

1. Visitor access and entry – front doors and the walks and frontage spaces leading to them from the street – should be given as much, or more, emphasis than vehicular
access and entry.

2. Driveway pavement should be as narrow as practical and carefully integrated into the front yard design.

3. Portions of front yards not occupied by driveways, should be carefully landscaped in ways that welcome visitors – and or create useful outdoor play or activity areas for the residents – and help to de-emphasize views of driveway
pavement for passing pedestrians.

4. The massing and composition of homes should deemphasize garage doors and balance them with humanscale architectural elements, such as porches, balconies, entry courts and dooryards.

5. When garage doors are located close to the street – and/ or comprise a significant percentage of the facade width – their design, materials and detailing should make them an integral and contributing element to the architecture of the home.
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6. Design Guidelines

6.2 Neighborhood Design Guidelines
Garage back: Covered front entry porch prioritizes human/visitor entry. (See Section 6.2.2.1)
Garage rear: Front entry porch and porte cochere. (See Section

6.2.2.4)
C. Balancing Pedestrian and Vehicular Access. The
guidelines of this section are organized by a number of basic lot configuration scenarios, of which there are no doubt many variations, combinations and hybrids. The
aforementioned design principles apply to the following scenarios.
• Garage Back (see Section 6.2.2.1). This configuration naturally emphasizes the front door and entry by pulling it close to the street and naturally de-emphasizes the
larger garage door by pushing it back.
• Garage Forward – Front Access (see Section 6.2.2.2).

This configuration requires careful attention to the
front door entry spaces to ensure that they are not
overshadowed by the larger, closer garage. A number
of techniques for emphasizing the visitor entry and
balancing the garage with other architectural elements
are illustrated and recommended.
• Garage Forward – Side Access (see Section 6.2.2.3).

This configuration turns the garage to the side, in most cases generating an entry drive through which visitors
approach the front door. Design and detailing of that
drive as an “entry court” is recommended, as is the
provision of balconies or arcades to add human scaled
elements to this court.
• Garage Rear - Front or Side Access (see Section

6.2.2.4). This configuration places the garage at the
rear of the lot, which not only allows the front yard to be almost entirely devoted to visitor entry and resident use, it also enables the provision of a second dwelling unit over the garage.
• Garage Rear - Alley Access (see Section 6.2.2.5).

Similar to the previous configuration, this configuration places the garage at the rear of the lot, but with access from the alley, enabling the front yard to be entirely
devoted to visitor entry and resident use. It also enables the provision of a second dwelling unit over the garage. • Hillside Lots (see Section 6.2.2.6). Sloping lots,
some on sloping streets, offer unique opportunities for massing houses and providing access for pedestrians
and cars along these frontages.
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6. Design Guidelines
6-4
Garage is scaled back, both in mass and location, related to the nicelymassed front facade of the home, which includes a covered stoop entry.

Front porch and garage door designed with panels and small windows.
c
c
Front porch and 2-car garage, with garage doors colored to match architectural composition of the home.

6.2.1.1 Garage Back
A. Description. This configuration applies primarily to single family homes – and potentially also to duplexes
– with front door located closer to the street than the garage. In this situation, balancing the appearance of
vehicular entry and pedestrian entry is simpler, but close attention should still be paid to emphasizing visitor entry.

This scenario more naturally emphasizes the main entry of the home by bringing it forward, so fewer offsetting design elements may be needed to complete the composition.

B. Design Guidelines.

1. Emphasize the front entry to the home with architectural elements such as porches, stoops or balconies. Consider Define the entry yard should be well defined and
landscaped to extend a welcoming gesture to the street.

2. Large-scale elements over garage doors – including
balconies, projecting rooms and double or triple windows – help balance that facade composition.

3. Simple restrained massing is recommended rather than the alternative technique of adding many small gables
and projections.

4. Where practical, a pair of one-car garage doors rather than a single double door can improve the scale of the
facade. Double garage doors can also be simply designed to mimic the scale of a pair of single doors.

6.2 Neighborhood Design Guidelines
Front porch and single (or tandem) car garage.
a
a
c
a
a
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6. Design Guidelines
KEY
Garage recessed back from house entry.

Entry Porch / Stoop (covered), 6 ‘- 8’ depth
Dooryard or Entry Court with low fence or wall
Projecting architectural element
Single doors separated by column
b
d
Dooryard and overhang elements on 50’ lot. Projecting garage with Mediterranean architecture on 50’ lot. c c
c
d
d
Porch and entry on 50’ lot. Dooryard, entry stoop, and projecting balcony on 50’ lot. a
c
b
a
b
c
d

6.2 Neighborhood Design Guidelines
a
b
c
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6.2.1.2 GarageForward -Front Access
A. Description. This configuration applies primarily to single-family homes – and might also apply to duplexes
– where the garage is closer to the street than the front entry of the residence(s) and faces the street. In general, the Garage Back configuration is preferable to this one.

B. Design Guidelines.

1. Provide architectural and site design elements that bring the pedestrian entry visibly forward to balance the scale and appearance of the garage and drive. These generally include front or side porches, and/or front or side entry courts.

2. Locate street-facing garages in two-story buildings, with windows and strong architectural elements above,
around or beside the garage doors to help balance their scale. Any potential scale benefits of “scaling down” the garage to a single story element are lost when that small facade is dominated by a garage door.

3. Consider using one or two single-bay garage doors
rather than a single two-car door. Street-facing three-car garages are discouraged.

4. Garages may be set back approximately 10 feet with no parkable driveway to allow the front entry of the home
to be closer to the street. In such cases, visitors may park on the street in front of the garage, replacing one of the temporary parking spaces that would otherwise have
been provided on the driveway.

Balcony over single garage door, porch entry (on 25’ wide lot) Recessed balcony above garage, and elegant garage door c
c
e e

6.2 Neighborhood Design Guidelines
Enclosed entry court and landscaping balances human / visitor entry with vehicular entry. Enhanced paving material of parking apron contributes with the facade composition.
b
a a
Balcony over garage with side access entry court to left. Single garage doors contribute to the architectural composition of the home. c
d
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6. Design Guidelines
KEY
Garage recessed back from house entry.

Entry Porch (covered), 6 ‘- 8’ depth
Dooryard or Entry Court with low fence or wall
Projecting architectural element
Single doors separated by column
Enhanced Garage Door Material
Double garage, balcony, side entry court on 30-35’ lot
Double garage, with projecting gable and dooryard on 40-45’ lot Double garage, balcony, side entry court on 30-35’ lot Single garage, with covered porch and entry walk (on 25’ lot) a
b
c
c
c
c c
c
d
e
e

6.2 Neighborhood Design Guidelines
b
b
b
a
d
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6-8
Garage forward - second floor porch over single garage doors Two car garage rotated 90 degrees to street; large porch entry Two car garage rotated 90 degrees to street; third garage faces street b

6.2.1.3 GarageForward -Side Access
A. Description. This configuration applies exclusively to single-family homes, generally on lots wider than 55 feet, and includes a garage with doors facing the side yard
rather than the street. This helps to minimize the visual dominance of garage doors in the facade composition of
the house, and can generate a pleasant forecourt for the house.

B. Design Guidelines.

1. Conceive of the driveway/backout area as a forecourt for the home – which it almost invariably is, since pedestrian approach the front door is through that space – and its design should include some form of enhanced pavement
and low enclosing landscaping or a wall near the street.

2. Set back the garage at least 10 feet, and design the entry drive from the street to the court to be as narrow as
practical.

3. For two-story garage masses, one significant architectural element – such as a trellis, balcony or projected rooms – is recommended over the garage door(s) to help balance
the garage door and reinforce the appearance of the
garage court as a forecourt for the home.

4. A garage for a third car may be provided at the rear of the garage court – facing the street and adjacent to the front entry to the home. That façade should be carefully designed to balance the scale of the garage door and
the main entry. Because the front door is surrounded by garages in this configuration, it is especially important that the design of the garage doors themselves be
integrated with and contribute to the architecture of the house.

5. Provide street facing windows or other architectural elements in the street-facing facade of the garage, so that a blank wall does not face the street.

6. Side access garages – except perhaps on corner lots, where garages toward the rear of the lot may be accessed from the side street – are not recommended on lots less than 55 feet wide.

6.2 Neighborhood Design Guidelines
d
d
a
e
e
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6. Design Guidelines
b
b
d
Side Access: Dooryard parking court and projecting elements Side Access: Dooryard parking court and projecting elements c
c

6.2 Neighborhood Design Guidelines
KEY
Garage recessed back from house entry.

6. Design Guidelines
6-10
Porte cochere at side of house frames drive to garage
Split drive track reduces drive dominance

6.2.1.4 Garage Rear -Front orSide Access
A. Description. This configuration is applicable to single family houses on wider lots – generally over 55 feet – and may also apply to multi-family housing of many types
where parking is located behind the building. This scenario enables a wide range of front yard design options. A drive from the street along one side of the lot provides access to a garage toward the rear of the house or lot. In the case of multi-family types the side drive may provide access to rear parking lots, carports or garages. This configuration can yield very attractive streetscapes, and when applied to single-family homes can provide very pleasant side
yard areas for play or other outdoor activities. This
scenario very naturally emphasizes the façade and main
entry. The following guidelines apply to the site planning, architecture and front yard design of this scenario.

B. Design Guidelines.

1. Set the garage back 40 feet or more from the frontage line, with a narrow driveway leading from the street to the garage. Narrow bands of landscaping are recommended
on either side of the driveway, and may be provided down the middle as well between the wheels of the vehicles.

2. Design driveways to be no wider than 10 or 12 feet.

3. For garages that house 2 or more cars, the driveway
pavement may widen directly in front of the garage to
provide back out and maneuvering area.

4. Garage doors may face toward the street, although sideaccess garages may also be provided on very wide lots, sharing back out and maneuvering room with the frontfacing garage.

5. A porte-cochere over the driveway near the front of the house may be provided as an attractive way to emphasize the architecture of the façade, and to enclose the side drive space as a semi-private outdoor space for the home.

This area may also be fenced and gated, providing a very safe area for small children to play.

Alley Loaded Garage with Rear Yard Unit above

6.2 Neighborhood Design Guidelines
b
d
a
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6. Design Guidelines
Porte cochere a classic covered porch entry
a
Garage Rear with porte cochere pergola and front porch
c
Garage Rear with porte cochere and dooryard
c
c
a
a

6.2 Neighborhood Design Guidelines
KEY
Garage recessed back from house entry.

Entry Element
Split-paving drive with landscape strip
Porte Cochere
Enhanced Garage Door Material
a
b
c
d
b
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6.2 Neighborhood Design Guidelines
A. Description. This configuration is applicable to single family houses on wider lots – generally over 55 feet – and may also apply to multi-family housing of many types
where parking is located behind the building. This scenario enables a wide range of front yard design options. A drive from the street along one side of the lot provides access to a garage toward the rear of the house or lot. In the case of multi-family types the side drive may provide access to rear parking lots, carports or garages. This configuration can yield very attractive streetscapes, and when applied to single-family homes can provide very pleasant side
yard areas for play or other outdoor activities. This
scenario very naturally emphasizes the façade and main
entry. The following guidelines apply to the site planning, architecture and front yard design of this scenario.

B. Design Guidelines.

1. Alley-accessed parking may be provided in a garage,
carport, uncovered, or any combination of the above.

2. Open parking and carport parking should be screened
from the view of the street, especially on the side-street side of corner lots.

3. Parking should be set back five feet from the alley rightof-way in order to provide sufficient back-up space from parking on the opposite side of the alley.

4. Rear yard fences along the alley should also be setback at least five feet from the alley to provide sufficient back-up space from parking on the opposite side of the
alley and to provide some space for landscaping.

5. Habitable space – including second residential units – may be located above or adjacent to the garage and:
• Alley-facing view windows are strongly
recommended to provide eyes on the alley space and
enhance security.
• Alley-facing balconies or bay windows may also be
provided for this purpose.

6.2.1.5. Garage Rear - Alley Access
Alley-Accessed Garage: Two-car garage with apron and alley landscaping.

Alley-Accessed Garage: Two-car garage for primary residence and uncovered space for Second Unit.

Alley-Accessed Garage: Two-car garage for primary residence and one-car garage for Second Unit.
a
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6. Design Guidelines

6.2.1.6. HillsideLots
A. Description. In addition to the guidelines in the previous sections, which also apply to lots on sloping terrain, the following guidelines suggest specific strategies for houses on hillside lots.

B. Design Guidelines.

1. Front yards should connect from the street to the front entry, whether that entry is above or below the street.

2. Garages may be accessed at street grade, or by way of driveways that slope either up or down.

3. Lots that slope from side to side offer the opportunity to access the garage from the low side of the lot, in many cases allowing the garage to be below the ground living floor of the home and the front door of the home accessed directly from the street on the high side of the lot.

4. When the garage is located below the main living floor, a tandem garage and service spaces may occupy that
lower level.

Garage at street level on lot that slopes up to rear. Front yard is elevated with stairs leading to front door.

Front-access garage entered at low side of lot, with living room facing front yard.

Home takes advantage of the lots sloping terrain to tuck forwardfacing garage into the basement level, screened by a projecting balcony above.

Garage court entry on downhill corner lot.

6.2 Neighborhood Design Guidelines
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6-14
Alley-loaded single family houses with raised front yards and covered entries.

Alley-loaded single family houses with porch frontages and side yards.

An alley-loaded triplex, with units accessed from both the side street and fronting street.

Alley loaded quadplex with common front porch to 4 unit entries.

6.2 Neighborhood Design Guidelines

6.2.2.1 Houses, Duplexes,Triplexes, Quadplexes
A. Description. The following guidelines apply to the site planning, architecture and front yard design for lots that provide access to on-site parking from the rear alley. Such access enables high quality frontages and high “curb
appeal” while delivering development intensities that
provide as little as 10 feet of frontage per residence.

B. Design Guidelines.

1. Design small multi-family building types to be
compatible in scale and character with houses.

2. Provide direct access from the street – or from a shared entry court, entry garden or “rosewalk” – to the front entry of each unit in order to provide each unit with a clear address. Multiple upper floor units may share an internal or external stair.

3. These building types are generally limited to 2 stories, but may be up to 2 1/2 stories, with third floor space located within the second story roof mass, expressed by two-story eaves and dormers.

6.2.2 Neighborhood Housing Types
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6. Design Guidelines
House-form townhouses with porch frontages.

House-form townhouses with dooryards and balconies.

House-form townhouses fronting a shared entry garden or “rosewalk”, with small porches defining the entry to each residence.

6.2.2.2 Townhouses
A. Description. These product types are attached dwellings that each have their own frontage.

B. Design Guidelines.

1. To provide each unit with a clear address, direct access from the street – or from a shared entry court, entry
garden or “rosewalk” – to the front entry of each unit is recommended.

2. Depending on the context, town houses may be massed
as “house-form” buildings for compatibility with nearby houses – recommended for the Central Neighborhood
Area – or as “block-form” buildings for compatibility with nearby apartment buildings or mixed-use buildings –
recommended for the Hallock Center Area.

3. Such attached dwellings – if provided with a flexible ground floor space with larger windows fronting
the street – may be suitable for live-work (or “flex”)
occupancy, with the ground floor either occupied by a
small business or used as an integral part of the residence.

In such cases, more hardscape can be provided within
the front setback to emphasize the business use, if so
desired. This type is recommended for the Hallock
Center Area only.

6.2 Neighborhood Design Guidelines
House-form townhouses with overhanging second story balconies and step-up entries.
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6.2 Neighborhood Design Guidelines

6.2.2.3 Apartment Buildingsand Courtyard Buildings
A. Description. Apartment buildings and Courtyard
Buildings in the Neighborhood contain more than four
dwellings and are massed and designed as house-scale
buildings. Courtyard Buildings are a group of attached or detached dwelling units arranged to share one or more
common courtyards, with pedestrian visitor access taken from the courtyard, Primary Street, and/or Side Street. The courtyard is intended to be a semi-public outdoor area
that is visible from and accessed from the Primary Street.

B. Design Guidelines.

1. Each building should have a clear front entry from the street, which may lead to the dwellings inside by way
of a courtyard, garden, or lobby and corridors.

2. Visitor parking – ideally on the street – should be
conveniently located near the entry.

3. Resident parking should generally be located behind
the buildings. Parking may also be located beside/
between buildings, and if so should be screened with
a low wall or hedge roughly aligned with the building
face at the back of sidewalk.

4. Ground floor units may or may not have their own
independent entries from an adjoining street,
courtyard, shared garden or “rosewalk.”

5. Apartment and courtyard buildings may be up to
two stories tall and up to 100 feet wide. Portions
of the building that face the Primary Street should
be no wider than 60 feet and should be separated
from adjacent, Primary Street facing buildings by an
opening to the sky that is at least 15 fifteen wide and provides access from the street to the courtyard. In
general the facades of wider buildings should be
organized into increments of 25 to 30 feet in width, to maintain a residential scale.

6. Recommended frontage types include porch, stoop,
forecourt and courtyard.

Hillside house-scale apartment buildings, with common entry.

House-scale, detached buildings arranged around a shared courtyard.

A house-scale apartment building with corner, double-story porch and entrance stoop.
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6. Design Guidelines

6.2.3. Neighborhood Frontage

6.2.3.1 FrontYards
A. Description. Front yards define the appearance of a
neighborhood, define the image and “curb appeal” of
each house or small multi-family building, provide the
pathway through which visitors enter the home, and
in many cases provide a useful outdoor living space in
which the residents can play or visit with neighbors.

Buildings with well landscaped front yards – and the
well landscaped streets that they front – increase in
value over time, as the landscape matures, often helping to offset the natural aging and weathering of the house itself.

B. Design Guidelines.

1. Yards with edges defined by low plantings, walls
or fences are recommended to create a strong
foreground for the house.

2. A walk directly from the street to the front door –
passing through the defined front yard space – is
generally recommended. When this is not practical –
due to the lot layout, a narrow lot width, or sloping
terrain – a walk connecting the front door to the
driveway is recommended.

3. Landscapes of drought tolerant and California native plant materials are encouraged as an alternative to
turf and shrubs.

4. Natural modular paving materials – such as brick
and stone – and synthetic materials that faithfully
simulate such natural materials are encouraged as an
alternative to plain concrete for walks and driveways.

A front yard planted with drought tolerant landscape.

Enhanced front entry and driveway pavement.

Lush front yard landscaping with dooryards on downhill sloping lots

6.2 Neighborhood Design Guidelines
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6.2.3.2 Garagesand Drives
A. Description. Like every other design element of an
East Area 1 home – large garage doors and paved
areas should be well integrated into the architectural
composition through their scale, composition, material
and detailing. When such large elements are necessarily in the foreground of the streetscape composition of the house, the quality of the materials, design and detailing becomes critical to the success of the overall design of the house.

B. Design Guidelines.

1. Whenever possible make garage doors an integral
element of the facade composition by aligning or
otherwise composing second floor openings and
projecting elements in relation to the garage door.

2. Provide garage doors with windows that relate to
the other windows on the facade provides a simple
unifying design element.

3. Employ garage doors with panels that provide vertical as well as horizontal emphasis to relieve their essential horizontality and to relate to the vertical proportions of other openings.

4. Use garage doors constructed of natural materials –
or synthetic materials that faithfully simulate natural materials – particularly for forward projecting garage
configurations.

5. Design driveways to be an integral element of front
yard design. The pavement should be no larger than
necessary, and its materials, colors, textures and
configuration should be integrated with the overall
yard and house design.

Garage door materials and design integrated with building entry architecture and landscape.

Double-garage door designed to appear as four small bays.

6.2 Neighborhood Design Guidelines
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6. Design Guidelines

6.2.3.3 FrontageTypes
This section describes a range of frontage prototypes that are applicable to the neighborhood. Other types are also allowed, and inventive combinations of the types shown are encouraged.

The intention of these frontage types is to provide a varied and attractive streetscape, oriented and scaled particularly to the pedestrian, and to provide an appropriate degree of privacy for the front rooms of each building in relation to passers-by.

A. Porch. A roofed, unenclosed room attached to the
exterior of a building that provides a physical transition between the sidewaalk and the building. Porches
may be provided on buildings that are set back from
the Primary and/or Side Street property lines and may
encroach into the front yard and side street yard.

B. Stoop. A stair and landing leading directly from the sidewalk or front yard to a building entrance. The
ground floor of the building is raised to provide privacy for the rooms facing the public street. This frontage type is ideal for ground floor housing that is near the street.

C. Dooryard. An elevated or at-grade garden or terrace in the front yard setback that is enclosed by a low wall located at or near the property line. For raised Door Yards, access from the sidewalk to the Door Yard is via a stair or ramp.

The Door Yard can accommodate a variety of activities,
ranging from dining patios for commercial uses to patios for residential uses. In addition, the interior building spaces are separated from the adjacent sidewalk by the depth of the Door Yard and in the case of raised Door Yards, by the terrace height.

Example of a porch frontage type.

Example of a dooryard frontage type.

Example of a stoop frontage type.

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6.3 HallockCenterand Civic District Design Guidelines

6.3.1 Site Design and Massing Guidelines
A. Introduction. Residential buildings, such as apartment buildings, have small front yards, provide street-facing windows, and are accessed via porches, stoops, and
lobbies.

Tree-lined streets are designed for vehicles and pedestrians, providing a comfortable walking environment for
pedestrians while slowing vehicular traffic down.

This section provides design guidelines to help ensure
that the architecture of the buildings and their frontages and the design and landscaping of the streets themselves are balanced, coordinated and integrated to achieve this objective.
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6.3 HallockCenterand Civic District Design Guidelines
Specific guidelines for Apartment and Courtyard Buildings and Commercial Buildings in the Hallock Center Civic Districts are provided below. All other residential building types allowed in these Districts shall follow the applicable neighborhood design guidelines above.

6.3.2.1 Apartment Buildings and Courtyard Buildings
A. Description. Apartment buildings and Courtyard
Buildings in the Hallock Center contain more than four
dwellings and may be massed and designed as either
house-form buildings or block-form buildings. Courtyard Buildings in the Hallock Center consist of attached dwelling units arranged around one or more common courtyards,
with pedestrian visitor access taken from the courtyard, Primary Street, and/or Side Street. The courtyard is
intended to be a semi-public outdoor area that is visible from and accessed from the Primary Street.

B. Design Guidelines.

1. Each building should have a clear front entry from the street, which may lead to the dwellings inside by way
of a courtyard, garden, or lobby and corridors.

2. Visitor parking – ideally on the street – should be
conveniently located near the entry.

4. Ground floor units may or may not have their own
independent entries from an adjoining street,
courtyard, shared garden or “rosewalk.”

5. Apartment and courtyard buildings may be up to
three stories tall and up to 100 feet wide. In general
the facades of wider buildings should be organized
into increments of 30 to 40 feet in width, to maintain a small town or village center scale.

6. Recommended frontage types include porch, stoop,
forecourt and courtyard.

Three-story units face a shared courtyard arranged around a fountain.

A three-story urban apartment building facing a large shared courtyard.

Two-story units face shared courtyard arranged around a fountain and landscaped with potted plants.

6.3.2 Hallock Center and Civic District Building Types
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A new mixed-use building with ground-floor storefronts that employs pilasters to divide its facade into vertical bays.

A new mixed-use building comprised of simple masses and streetfacing windows and entries.

A three-story mixed-use building designed in a traditional Mediterranean architectural style.

6.3 HallockCenterand Civic District Design Guidelines

6.3.2.2 Commercial Buildings
A. Description. These one- to three-story buildings are designed for occupancy by retail, service, and/or office uses. The upper floor may be accessed directly from the street via a stair or through a street-level lobby. Ground floor setbacks between zero and ten feet are recommended for retail uses, with large storefront windows facing a wide sidewalk and on-street parking. Alternatively storefronts may face into forecourts or paseos between buildings.

B. Design Guidelines.

1. Facades should generally be designed based on 20 to
35 shopfront bays, with upper floor windows stacked
or otherwise organized in relation to the shopfronts.

2. Good quality masonry or smooth plaster is
recommended, particularly at the ground floor where
pedestrians pass along the building face.

3. Awnings or other projections are recommended
above shopfronts, to provide shade for pedestrians
and to reduce glare on shopfront windows.

4. Parking should generally be located behind the
buildings. Parking may also be located beside/between
buildings, and if so should be screened with a low wall or hedge roughly aligned with the building face at the
back of sidewalk.

5. The primary visitor entry to upstairs residences or offices should be a prominent element of the street facade.

6. Additional entries for tenants and visitors may also be provided directly from the parking areas.
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6.3 HallockCenterand Civic District Design Guidelines

6.3.3. HallockCenterand Civic District FrontageTypes
This section describes a range of frontage prototypes that are applicable to the Hallock Center and Civic District. Other types are also allowed, and inventive combinations of the types shown are encouraged. The intention of all frontage types is to provide a varied and attractive streetscape, oriented and scaled particularly to the pedestrian, and to provide an appropriate degree of privacy.

A. Stoop. A stair and landing leading directly from the sidewalk or front yard to a building entrance. The
ground floor of the building is raised to provide privacy for the rooms facing the public street. This frontage type is ideal for ground floor housing that is near the street.

B. Dooryard. An elevated or at-grade garden or terrace in the front yard setback that is enclosed by a low wall located at or near the property line. For raised Door Yards, access from the sidewalk to the Door Yard is via a stair or ramp.

The Door Yard can accommodate patios for residential
uses. In addition, the interior building spaces are separated from the adjacent sidewalk by the depth of the Door Yard and in the case of raised Door Yards, by the terrace height.

C. Forecourt. Forecourts are created by setting back a portion of a building’s facade, typically the central portion.

Forecourts typically provide access to a central lobby of a larger building, but may also be combined with other
frontage types that provide direct access to the portions of the facade that are close to the sidewalk. Larger Forecourts may accommodate vehicular access.

D. Arcade. Arcades are facades with a ground floor
colonnade that supports the upper stories of the building or, for one-story buildings, the roof. Arcades contain
ground-floor shopfronts, making them ideal for retail or restaurant use, as the arcade shelters the pedestrian while shading the storefront glass, preventing glare that might obscure views of merchandise.

Vines may be located at the arcade columns and should
be planted on grade in vine pockets located between the columns and the property line. Planter boxes or pots may be placed in between the columns to provide enclosure
for such uses as cafe seating.

Example of a stoop frontage type.

Example of a dooryard frontage type.

E. Gallery. Galleries are facades with ground floor
colonnades that support a cantilevered shed roof or a
deck that covers the sidewalk. Galleries contain ground floor storefronts, making them ideal for retail use. Railing on top of the gallery is only required if the gallery roof is accessible as a deck.

Landscaping may be located at the gallery columns and
if present, should be planted on grade in vine pockets
located between the columns and street curb. Planter
boxes or pots may be placed in between columns to
provide enclosure for such uses as cafe seating, provided that adequate throughway access is maintained.
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6.4 Architectural Design Guidelines

6.4.1 Purposeand Applicability
A. Purpose and applicability. The guidelines in this
section provide direction for the design of buildings,
appurtenances and site elements within the Specific Plan area. The materials, methods, and forms are standard. All other materials, methods, and forms are prohibited, unless explicitly approved in writing through the Development
Plan Review process (see Section 4.9.3), based on a finding that they conform to the design intent of this Specific Plan or are otherwise required by law.

B. Relationship to Urban Guidelines. The Building Setback and Height Standards in Section 5.4 define the location and massing of buildings and site elements on the lots, focusing on the relationship of the building to the lot, the block and the neighborhood. These Architectural Design
Guidelines define the permitted range of architectural
design possibilities, ensuring a degree of authenticity and cohesion for the overall urban design.

C. Range of materials. Within each style, a range of finish materials - from affordable to fine - are permitted. With any combination of building type and architectural style, the skilled architect will be able to design a wide range of buildings, accommodating a broad range of uses,
household types and construction budgets.

1. A key attribute required of all buildings within the Specific Plan area is that they genuinely draw from
the pre-1940 tradition of building in the County.

Authentic, natural building materials for a building’s
skin and other visible elements are preferred.

These include wood (Note: The use of wood may
be approved by the Ventura County Fire District),
brick, smooth plaster, stone, tile, slate, and naturally weathering metals, as listed in these Guidelines.

Such materials age gracefully, while many synthetic
materials do not. Synthetic materials proposed for
use within the Specific Plan area will be evaluated and approved for use only if:
a. The material faithfully simulates the appearance
of the natural material it imitates; and
b. The material has a demonstrated ability to
weather gracefully, aging similarly to or better
than the natural material it imitates.

2. It is specifically intended that houses within the
Specific Plan area not be conventional “tract houses”
to which a few “special details” are applied. The
scale and detailing of the stylistic elements of the
architecture may be appropriate to the chosen
architectural style.

3. While most materials and styles are permitted within all zones, it is intended that the Civic District (CD)
zone be characterized by heavier materials, such as
brick, stone and stucco, while the Neighborhood (N)
zone be characterized by a greater use of wood or
wood- simulating cementitious boards. Note: The use
of wood may be approved by the Ventura County Fire
District.

D. Conflicting requirements. The materials, configurations and methods in this section apply to buildings,
appurtenances and site elements throughout the Specific Plan area.

6.4 Architectural Design Guidelines
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6. Design Guidelines

6.4.2 Walls
A. Materials.

1. Building walls may be clad in wood clapboard, wood
shingle, wood drop siding, wood board and batten,
stucco, brick or stone. Additionally, walls may be clad in cementitious siding simulating permitted wood
materials if approved through the Development Plan
Review process (see Section 4.9.3). Note: The use of
wood may be approved by the Ventura County Fire
District.

2. Building walls may be trimmed in wood, cementitious
boards simulating wood, stone, or cast stone.

Figure 6-1: Vertical Configuration of Materials
Visibly
supported
NOT Visibly
supported
Figure 6-2: Visible Support of Projecting Elements

6.4 Architectural Design Guidelines
B. Configurations.

1. Two or more wall materials may be combined on one
facade only with one above the other - lighter materials above those more substantial (e.g. wood above stucco
or masonry, or stucco above masonry). See Figure 6-1.

2. All building elements that project from the building wall by more than 16 inches, including without
limitation decks, balconies, porch roofs and bays, may
be visibly supported by brackets, posts, or beams that
are sized at minimum six inches in nominal width or
diameter. See Figure 6-2.

3. Exterior chimneys may be finished in brick, stone, or stucco.

4. Walls clad in wood may be stained or painted with
colors approved through the Development Plan
Review process (see Section 4.9.3).

10.The undercroft of decks and porches may be enclosed
with lattice or vertical pickets.

C. Methods.

1. Clapboard cannot exceed six inches to the weather.

Shingles may not exceed eight inches to the weather.

Drop siding cannot exceed ten inches to the weather.

Board and batten cannot exceed twelve inches and
four inches to the weather, alternately.

2. Board trim at corners and around openings cannot
exceed six inches, except at the front door surround,
which may be of any size or configuration approved
through the Development Plan Review process (see
Section 4.9.3). Board trim may be applied directly to
the sheathing.

3. Brick and cut stone may be laid in true bonding
pattern.

4. River and rubble stone may be laid in the natural
manner, with smooth or beaded mortar joints. Stone
for these areas may be cut with a smooth surface or
cut with a textured surface (split-faced stone) and
may be in a running bond (coursed) or Ashlar style.

5. Brick and cut stone mortar joints may be struck.

6. Stucco may be smooth, semi-smooth and sand finish
only.

Visibly
supported
Lighter materials above heavier ones.
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7. Exposed wood may be painted or stained.

6.4.3 Miscellaneous Building Elements
A. Materials.

1. Posts and porches may be made of wood.

2. Columns, piers, and arches may be made of or clad in wood, brick, cast stone, or stucco.

3. Foundation piers may be made of brick, stone, or
concrete.

4. Stoops may be made of brick, stone, or concrete.

5. Balconies may be made of wood, wrought iron, or
metal. Balconies may be open or covered.

6. Porch, balcony and other railings may be made of
wood, wrought iron, or metal.

7. Window boxes, if provided, may be made of finished
painted wood, and may be supported by visible
brackets, detailed in a manner consistent with porch
or eave details of the house.

8. Entry coverings may include canvas awnings, or
projected shed or gabled roofs supported by brackets
made of wood, wrought iron or metal.

9. Bay windows may be made of materials identical
to or compatible with the building’s wall finish and
windows.

B. Configurations.

1. Porches may be elevated a maximum of 36” above
average adjacent grade.

2. Front porch depth may vary depending on the
buildings’ architectural style. The porch length may
vary but cannot be less than its depth.

3. Stoops may have a minimum depth of 6 feet and a
minimum length of 5 feet.

4. Balconies encroaching into the public right-of-way
may provide at minimum 10 feet clear in height above
the sidewalk. Such balconies may be at least 6 feet
deep.

5. Colonnades and arcades may have a depth of 8 feet
from the building face to the inside column face; the
outside column face may be within 24 to 30 inches
from the face of curb. Colonnades and arcades may
provide at minimum 10 feet clear in height above the
sidewalk.

6. Spindles and balusters on balconies, porches, and
decks cannot exceed six inches on center, or as
required by the SPMC as may be amended, whichever
is less. Standard pipe rails, horizontal and vertical, are prohibited.

7. Bay windows cannot be wider than 8 feet and may
have a height that is equal to or greater than its
width. Bays may be a minimum of three feet from
any building corner or other bay. The bay’s street
facing facade may consist of at least 50% transparent
glazing.

8. All mechanical and electrical equipment - including, without limitation, air-conditioning units, antennas,
and satellite dishes - whether roof-mounted, groundmounted or otherwise, shall be completely screened from public view. Such equipment and related
screening may be shown on drawings submitted for
Development Plan Review see Section 4.9.3).

9. Parapet walls along the frontage may be articulated
with corbelled patterned brick, projected cornices, or
projected roofs.

10. There may be a physical demarcation/band separating the Shopfront area from the upper portion of the
facade.

C. Methods.

1. Foundation piers cannot be less than 12 inches x 12
inches.

2. Masonry and stucco arches (square or round) cannot
be less than 12 inches in depth. Piers cannot be less
than 12 inches by 12 inches. Wood posts cannot be
less than 5-1/2 inches by 5-1/2 inches and may be
articulated at their base and top.

6.4 Architectural Design Guidelines
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6. Design Guidelines

6.4.4 Roofs
A. Materials.

1. Roofs of buildings primarily clad in wood or woodsimulating cementitious siding may be finished with concrete tile or dimensional composition shingles
faithfully simulating wood shingles or shakes.

2. Roofs of primarily stucco buildings may be finished
with clay tile, concrete tile faithfully simulating
clay tile, slate, or dimensional composite shingles
simulating slate roofing.

3. Roofs of primarily brick or stone buildings may
be finished with clay tile, concrete tile faithfully
simulating clay tile, wood shingles, or dimensional
composition shingles.

4. Narrow standing seam metal roof may be used if
approved through the Development Plan Review
process (see Section 4.9.3).

5. Gutters and downspouts may be made of galvanized
steel, wood, copper, or painted aluminum.

B. Configurations.

1. Building roofs may be gabled or hipped, except for
styles where flat roofs are typical. Flat roofs may be
accompanied by parapet walls.

2. Shed (monopitch) roofs can only be attached to the
principal building walls, with a minimum slope of
2:12.

3. Skylights may be flat (non-bubble) only, and are
discouraged within roofs visible from the public way.

4. Dormers may be placed not closer than 36 inches to
building sidewalls or another dormer.

5. Gutters may be half-round or ogee.

6. Canvas awnings may cover balconies or shopfronts
but only in shed configurations. Quarter sphere or
quarter cylinder configurations are prohibited.

7. Parapet walls may be used to conceal flat roof
(minimum slope) areas. Parapets may be faced
with a pitched roof appropriate to the historic style.

Exceptions include Shopfront canopy roofs and bay
window roofs, which may have a minimum slope
without a parapet.

C. Methods.

1. Overhanging eaves may have exposed rafter tails at
the tip, or may be finished with a profiled cornice, as shown for each permitted house style herein.

2. Exposed rafter tails may have a minimum nominal
dimension of three inches by four inches.

3. Brackets, when provided at eaves, may have a minimal nominal dimension of five inches.

6.4.5 Windowsand Doors
A. Materials.

1. Windows and doors may be made of wood, vinyl-clad
wood, aluminum-clad wood, fiberglass or metal.

2. Glazing may be clear glass with not more than 10
percent daylight reduction (tinting). Glazing cannot
be reflective (mirrored).

3. Windows may have the following accessories:
shutters sized to match their openings, opaque
canvas awnings (except quarter sphere and quarter
cylinder configuration), and planter boxes supported
by visible brackets.

B. Configurations.

1. Window openings may have vertical proportions, or
may be square. See 6-3.

2. Windows may additionally be circular, elliptical,
octagonal or hexagonal - recommended maximum
two per facade.

3. Total fenestration for facades cannot be more than 33 percent of the facade area, except within shopfronts.

4. Windows may be recessed not less than two inches
from the building facade.

5. Garage doors cannot be wider than sixteen feet.

6.4 Architectural Design Guidelines
Figure 6-3: Window Configurations
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C. Methods.

1. Windows on facades may be double hung, single
hung, or hinged casement. On side or rear elevations,
windows may be horizontal sliders to be located at
least six feet from the facade. Horizontal sliders are
prohibited on the side facades of corner buildings.

2. Circular or hexagonal windows may additionally be
pivoted or hopper configuration.

3. Dormer windows may be hinged casement or hopper
configuration, or may be fixed.

4. Mullions may be on the exterior of the windows.

5. All windows above the first floor may be of a
consistent proportion and arranged in a grid pattern.

6. Doors can only be side hinged, except garage doors
facing an alley which may be overhead, and sliding
glass doors which may face backyards or sideyards.

6.4.6 Shopfronts
Shopfronts are composed of storefronts, entrances, awnings or sheds, signage, lighting, cornices, and other architectural elements (see Figure 6-4: Shopfront Assembly, and Figure 6-5:

Storefront Configurations). Shopfronts are created by inserting storefronts with substantial glazing into the ground floor facade of a building. The facade is aligned with the property line, although partially recessed storefronts, such as recessed entrances, are also common. All regulations regarding doors and windows in Section 6.4.5 apply to the doors and windows that are a part of a Shopfront.

A. Materials

1. Storefront infill assemblies may be made of painted or varnished wood. When approved by the Director, they
may additionally be made of aluminum-clad wood or
painted metal.

B. Configurations

1. At minimum 50% of the facade area between 2
and 10 feet above the ground floor may consist of
transparent fenestration.

2. Shopfronts may be at minimum 10 feet tall. A solid
base or bulkhead may be provided with a maximum
height of 24 inches above sidewalk grade.

3. A cornice or horizontal band may be provided to
differentiate the Shopfront from upper levels of the
building. In limited instances where storefronts
include entablature trim, the horizontal band may be
omitted with the approval of the Director.

4. Storefront infill assemblies may be painted in semigloss or matte colors.

4. Awnings and shed roofs are allowed to be
incorporated in the shopfront area over entries or
storefront assemblies.

5. Lighting may be mounted on the storefront wall,
preferably centered on the piers between windows/
doors or centered above the windows/doors of the
shopfront. In instances where projected shed roofs
are used over entries the lighting may be mounted in
the underside of the shed element.

6.4 Architectural Design Guidelines
Figure 6-4: Shopfront Assembly
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6. Design Guidelines

6.4 Architectural Design Guidelines

6.4.7 Fencesand GardenWalls
A. Materials

1. Garden walls, and retaining walls exposed to public
view, should be made of slumpstone blocks or clad in
brick, stone,or stucco compatible with the design of
the principal building.

2. Fences and trellises should be made of finished wood, vinyl, or wrought iron. Wrought iron fences should
have iron posts and/or brick or stone piers.

B. Configurations

1. Garden walls cannot be less than six inches wide and capped by a top, overlapping the wall below by not
less than 1/2-inch on each side. Exceptions to this
requirement may be allowed in accordance with the
Development Plan Review process (see Section 4.9.3).

Legend
Frontage Setback Area.

Primary Street
Side Street
Alley (where present)
Corner
Lot
Interior
Lot
15 ft. min.
2 ft. min.

Figure 6-6: Fence Height and Placement
Primary
Building
Primary
Building
Figure 6-5: Storefront Configurations
A
B
C
E D E
A Entablature may consist of architrave, frieze and cornice.

B Transom windows may be equally divided and consistent across the facade.

C Shopfront windows may be equal in size and recessed a minimum of 2 inches from stucco, masonry or wood piers as adjacent materials.

D Base panels or bulkhead should not exceed 24 inches in height.

E Pier bases may align with horizontal elements on the
shopfront, such as sills.

A Header may either be 4 or 5 brick course high, and project out 1 inch from face of the building.

B Transom windows may be equally divided and consistent across the facade.

C Shopfront windows may be equal in size and recessed a minimum of 2 inches from stucco, masonry or wood piers as adjacent materials.

D Base panels or bulkhead cannot exceed 24 inches in height.

E The brick mould may be equal at the top and sides, with interior divisions of equal to or twice the size of the sides.

A
B
C
E D
Stucco or Masonry Storefront
Wood Storefront
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6.4 Architectural Design Guidelines

2. Wood and vinyl fences and gates on Frontages may
be constructed with vertical pickets or lattice with
no more than 3-inch gaps in between. Wrought iron
fences and gates may be made of wrought iron, or
steel bar that faithfully simulates true wrought iron,
with bars with no less than a four-inch space between.

3. Fences built parallel to the frontage between houses or other structures should be set back a minimum
two feet behind the facade line, except walls that
are an integral part of the architecture of the house,
which may be flush with the facade or set back from
it as approved through the Development Plan Review
process (see Figure 6-6).

4. Wood and vinyl fences at interior side and rear
property lines should provide fronts to both sides
of the property line (“good neighbor fencing”), for
example by alternating members from one side of the
fence to the other.

5. Retaining walls within the frontage setback area
- and to the line of the side yard enclosing fence or
wall - may be made of slumpstone block or clad in
materials as specified in these Architectural Design
Guidelines. Retaining walls behind the fence line and
substantially obscured from views from the public
way may be relieved of this requirement.

6. Parking, utilities, trash receptacles and similar service functions and equipment should be screened from
public view by opaque walls or fences meeting the
requirements of this EA1SP.

8. Trash receptacles should be screened from public view by opaque walls or fences meeting the requirements
of these Guidelines and City regulations.

9. Fence and Wall Height:
a. Fences and garden walls within frontage setback
areas may be between 30 inches and 42 inches
high (see Figure 6-6). The frontage setback area is
defined as the front yard area within the Primary
Street setback. For corner lots, the frontage
setback area also includes the area between the
Primary Building, the Side Street property line,
and a distance of fifteen (15) feet behind the
Primary Street facing facade line
b. Rear yard and side yard fences and garden walls
behind the frontage setback area may be up to 6
feet high (see Figure 6-6).
c. Retaining walls along Primary Street and Side
Street frontages may be up to three feet high, as
approved through the Development Plan Review
process (see Section 4.9.3).
d. Parking lots that abut and/or are visible from
street views should be screened by a wall or fence
36” to 48” in height, enhanced with landscaping.

6.4.8 Signage
A. Sign design. The following design criteria should be used in reviewing the design of individual signs. Substantial conformance, as determined by the Director, with each
of the following design criteria is required before a sign permit or Building Permit can be approved.

1. Color. Colors on signs and structural members
may be harmonious with one another and relate
to the dominant colors of the buildings on the site.

Contrasting colors may be utilized if the overall effect of the sign is still compatible with building colors.

2. Design and construction.
a. Except for banners, flags, temporary signs, and
temporary window signs conforming with the
requirements of this section, each sign may be
constructed of permanent materials and may be
permanently attached to the ground, a building,
or another structure by direct attachment to a
rigid wall, frame, or structure.
b. Each permanent sign may be designed by a
professional (e.g., architect, building designer,
landscape architect, interior designer, or
others whose principal business is the design,
manufacture, or sale of signs), or who is capable
of producing professional results.
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6. Design Guidelines

6.4 Architectural Design Guidelines
c. Each permanent sign may be constructed by
persons whose principal business is building
construction or a related trade including sign
manufacturing and installation, or others capable
of producing professional results. The intent is
to ensure public safety, achieve signs of careful
construction, with neat and readable copy, and
durability, to reduce maintenance costs and
prevent dilapidation.

3. Materials and structure.
a. Sign materials (including framing and supports)
may be representative of the type and scale
of materials used on the site where the sign is
located. Sign materials may match those used on
the building(s) on site and any other signs on the
site.
b. Signs should not include reflective material.
c. Materials for permanent signs may be durable
and capable of withstanding weathering over the
life of the sign with reasonable maintenance.
d. The size of the structural members (e.g. columns,
crossbeams, and braces) may be proportional to
the sign panel they are supporting.

4. Street address. The Fire Chief or Director may require that a sign include the street address of the site,
where it determines that public safety and emergency
vehicle response would be more effectively served
than if the street address were displayed solely on one or more buildings on the site.

5. Copy design guidelines. The Planning Department
does not regulate the message content (copy) of signs.

However, the following principles of copy design
and layout are identified to enhance the readability
and attractiveness of signs. Copy design and layout
should be reviewed by Planning for consistency with
these principles.
a. Sign copy relates only to the name and/or nature
of the business or commercial center.

Examples of projecting signs
155
East Area 1 Specific Plan
Santa Paula, California

6. Design Guidelines
6-32

6.4 Architectural Design Guidelines
b. Copy is conveyed briefly or by logo, symbol, or
other graphic manner to increase the readability
of the sign and thereby enhance the identity of
the business.
c. The area of letters or symbols does not exceed 40
percent of the background area in commercial
districts or 60 percent in residential districts.
d. Freestanding signs contain the street address of
the parcel or the range of addresses for a multitenant center.

6. Sign lighting. Sign lighting may be designed to
minimize light and glare on surrounding rights-ofway and properties. a. External light sources should be directed and
shielded so that they do not produce glare off the
site, on any object other than the sign.
b. Sign lighting should not blink, flash, flutter, or
change light intensity, brightness, or color.
c. Colored lights should not be used at a location or
in a manner so as to be confused or construed as
traffic control devices.
d. Neither the direct nor reflected light from
primary light sources should create hazards for
pedestrians or operators of motor vehicles.
e. For energy conservation, light sources may be
hard-wired fluorescent or compact fluorescent
lamps, or other lighting technology that is of
equal or greater energy efficiency. Incandescent
lamps are prohibited.

B. Sign maintenance.

1. Each sign and supporting hardware, including
temporary signs and awning signs, may be maintained
in good repair and functioning properly at all times.

Any damage to a sign or its illumination, including the failure of illumination may be repaired within 14 days
from the date of damage or failure.

2. A repair to a sign may be of materials and design of equal or better quality as the original sign.

3. When an existing sign is removed or replaced, all
brackets, poles, and other supports that are no longer
required may be removed.

C. Sign Guidelines by Zone. Signs are allowed within the Neighborhood (N), Hallock Center (HC) and Civic District (CD) zones. Each sign may comply with the guidelines
provided in Table 6-1.
156
City of Santa Paula
March 2024
6-33

6. Design Guidelines
Allowed Sign Types Maximum Sign Height Maximum Number of Signs Allowed per Parcel
Maximum Sign Area
Allowed per Parcel Notes
Wall or freestanding Wall signs: below edge of
roof; Freestanding: 48 in.
1 of either allowed type per
entrance or street frontage 12 sf each; 24 sf total all signs Allowed Sign Types Maximum Sign Height Maximum Number
of Signs Maximum Sign Area Notes
Awning
Should be entirely on awning
valence; lettering max 66%
of valence height; valence
height max 18 inches.
1 sign max per each separate
awning valence.
50% of the area of the
valence front.

Projecting or
Suspended
16 inches.

Bottom of sign should be no
closer than 8 ft above sidewalk surface below.
1 sign allowed per business
frontage with pedestrian
entrance
6 sf
No dimension greater than
3 ft
Sign may be redwood
sandblasted, hand carved,
or architecturally designed
equivalent.

Wall
2 ft below parapet or eave.

Individual letters 18 inches;
1 sign allowed per business
frontage with pedestrian
entrance.
1 sf per lf of primary business
frontage
Side street or rear entrance
wall sign max 50% of the primary sign area.

Mounting 1-story: above 1st
floor windows
Mounting multi-story:
between windows
Window - Permanent Within window area 1 sign allowed per window 15% of total window area.

Window - Temporary Within window area
1 sign allowed per window
(in addition to Permanent
Window sign, if exists)
25% of total window area.

Allowed for display a maximum of 15 days at 1 time,
up to 3 times in 12-month
period.

Non-Residential
Table 6-1: Sign Guidelines
Residential
Example of a wall mounted sign
Examples of window signs
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6.4 Architectural Design Guidelines
157
East Area 1 Specific Plan
Santa Paula, California

6. Design Guidelines
6-34
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158

APPENDIX A
Approved Administrative Modifications
159
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160
Modification Date Section Comments / Actions
(1) Revise bridge cross section
and extend Class I Bike Lane East
of Bridge
4/7/2016 SP - 5.6.7
Public Works Approved the extension of the Bike Lane with crossing to the park at Park Loop Rd (Now Harvest Loop) 6’ walkway on the north side, two (2) 15’ travel lanes, and a 12’ class I bike lane on the south side of the bridge, for a total ROW of 48’ to meet with existing City & County bike lanes. (2) Haun Creek Drive (Now
Autumn Path Lane) Cross Section
Revisions. Also street changed
from public street to private
street
4/7/2016 SP - 5.6.10 Tree Wells to be used in lieu of tree planters in gravel shoulders. Multi-Use Trail will now be curb adjacent. Trees within Haun Creek Linear Park will be located in back of multiuse trail with minimum spacing of 75' on center. The street was also changed to a cul-de-sac with no connection to
Foothill Collector.
(3) A portion of Palm Lane (Now
Limoneira Lane) was changed
from a public street to a private
street.
4/7/2016 SP - 5.6.11 Palm Lane, from Haun Creek Drive to Park Blocks was change to a private street.
(4) Hallock Parkway Right-ofWay Width and Cross Section Revision
6/23/2016 SP - 5.6.5 Curb adjacent parking eliminated. Right-of-Way reduced from 120' to 104'. Cross Section is now 16' median, 30 travel lanes, 8' parkways, 6' sidewalks.
(5) Neighborhood Streetlight
Spacing
8/23/2016 SP - 5.6.19 Spacing will be determined by photometric study to be reviewed and approved by Public Works Department
(6) Water reservoir locations,
size and types were modified.

SP - 3.3 The 3MG tank will now be a pre-stressed concrete structure which will be partially buried. The 2 MG reservoir was
reduced to 1.5 MG and the location was moved to northwest of the 3MG reservior due to geologic constraints.
(7) Roundabout Harvest
Loop/Santa Paula Street
2/23/2017 SP - 5.6.10 10'-12' min
parkway 5.6.15 8' min
parkway 5.6.17 Trail II
For peds/bikes to allow for a 12’ trail, expansion from 10' trail. 8’ parkway at roundabout, 10'-12' parkway down to Santa Paula Street will be amended to be 8'.
(8) Street Light Standard 2/23/2017 SP - 5.6.19 Where street lights required to be placed in areas that will be altered with future development in the near future, standard street lights will be placed on Telegraph Road in lieu of Nostalgic Street light poles as required in the Specific Plan. (9) Hallock Drive Cross Section
Change
9/7/2017 SP - 5.6.5 Amend to 4'-8" parkway, 5' sidewalk, and 1'-2" planter for vines from 4'x4' tree wells and 14' walkways
(10) Cluster Product Drive
Approach
2/1/2018 SP - 6.2.1.4 Public Works Approves a 24' Drive Approach for cluster product.

ADMINISTRATIVE MODIFICATIONS
APPROVED THROUGH FEBRUARY 2018
8/23/2016
161
65283.00302\42105360.1

EXHIBIT B
General Plan Amendments. City Council approves the following amendments to the 2040 General Plan.

A. The introductory paragraphs under subheading ”Specific Plans” and the description of the “SP-3 East Area 1 Specific Plan” on Page 2-32 of the Land Use Element of the 2040 General Plan is amended as follows (where stricken text denotes deletions, and underlined text additions):
“Specific Plans and Expansion Areas
Specific Plans
A specific plan is a regulatory tool that local governments use to guide development in a localized area and to systematically implement the General Plan.

Specific plans contain detailed development standards, distribution of land uses, infrastructure requirements, and implementation measures for the development of a specific geographic area.

The City requires specific plans for all expansion areas prior to development, except for annexations of minor acreage within areas that are already substantially developed. Details regarding siting, design, infrastructure, provision of open space, and financing are established through the specific plans. Each specific plan must address locations for land uses identified by the Land Use Element, as well as mitigation of environmental impacts and design standards for new development.

As of 2019 2024 the following specific plans have been adopted. The locations of these specific plans are shown in Figure 2-1 (page 2-20). Development regulations for these areas are established within each specific plan as summarized below.

SP-3 East Area 1 Specific Plan. East Area 1 encompasses approximately 501 acres located east of Santa Paula Creek, west of Haun/Orcutt Creeks, south of the Topatopa Mountains, and north of Telegraph Road. At buildout, the Specific Plan anticipates 1,500 2,050 residential units, 25,000 square feet of light industrial, 215,000 10,000 square feet of commercial, and 20.2 8.3 acres of institutional uses.

Public facilities to be provided include a police substation, an elementary school, a high school, and a post-secondary institution/community college. These 8.3 acres are set aside as a site for school facilities for use by the Santa Paula Unified School District. A total of 225.3 acres of open space will also be provided, including agricultural preserve, open space preserve, parks/greenways and public athletic fields.6”
162
65283.00302\42105360.1
B. Footnote 6 on Page 2-32 of the Land Use Element of the 2040 General Plan is amended as follows (where stricken text denotes deletions, and underlined text additions):
“6 East Area 1 Specific Plan, Table 2-1 (January 2015 February 2024)” C. The second to the last paragraph of Subsection 1, Overview, of Section E, Education, on page 6-13 of the Public Services and Utilities Element of the 2040 General Plan is amended as follows (where stricken text denotes deletions, and underlined text additions):
“The East Area 1 Specific Plan identifies a site for a K-8 school centrally located in the Specific Plan area. The Specific Plan also designates land in the Civic District for additional high school facilities. The high school site adjoins planned public athletic fields. The East Area 1 Specific Plan identifies a site for a future Santa Paula Unified School District facility centrally located in the Specific Plan area.

Under California law, public school districts are independent of city governments; however, cooperation between school districts and cities is required in the planning, design and construction of new schools, school facilities, major additions to existing school facilities, and recreation and park facilities in the community.” 163

ATTACHMENT D
Applicant Fiscal Impacts Analysis
164
11661 San Vicente Boulevard Suite 306
Los Angeles, California 90049
310.820.2680, 310.820.8341 fax
www.stanleyrhoffman.co
Memorandum
To: David Lauletta, Vice President - Regional Planned Communities Lewis Management Corporation
From: Bravish Mallavarapu, Director and Principal Economist Date: June 30, 2023
Subject: Harvest at Limoneira Projected Fiscal Impacts and Assumptions SRHA Job No.: 1391
This memorandum is an update to the analysis prepared previously in March 2022 presenting the projected fiscal impacts to the City of Santa Paula for Harvest at Limoneira and the assumptions for the projected impacts. Harvest at Limoneira includes the combined annexed areas formerly known as East Area 1 and Santa Paula Gateway Project (East Area 2). The following fiscal analysis is based on the current land use phasing for Harvest at Limoneira and a new 35-acre sports park.

Fiscal Impacts
Table 1 summarizes the projected cumulative fiscal impacts to the City for Harvest at Limoneira. Table 1 also includes estimated net new street maintenance costs; as well as the projected net City benefits when these new obligations are subtracted from the projected surplus for Harvest at Limoneira. Based on the current development agreement, it is assumed that approximately two-thirds of the sports park maintenance costs would be borne by the city with the balance by the School District. Compared to the 2016 study, the study area has undergone a major reallocation of property tax revenues, with the City General Fund share decreasing from 16.06% to 3.84% of the 1% property tax, while a newly created allocation for the Ventura County Fire District now receives 14.44% share of the 1 percent property tax.

Table 1
Summary of Phased Projected Fiscal Impacts
Harvest at Limoneira Fiscal Analysis, City of Santa Paula (In Constant 2023 Dollars)
1 2 3 4 5 6 7 7-Year Total
Category 2023 2024 2025 2026 2027 2028 2029 Undiscounted A. HARVEST AT LIMONEIRA GENERAL FUND CUMULATIVE FISCAL IMPACTS Recurring Revenues $970,821 $1,184,109 $2,316,050 $3,287,003 $3,879,684 $4,317,370 $4,725,025 $20,680,062 Recurring Costs 682,513 842,046 1,197,989 1,871,065 2,347,138 2,729,422 3,019,280 $12,689,455 GENERAL FUND CUMULATIVE SURPLUS (CS) $288,307 $342,062 $1,118,061 $1,415,938 $1,532,546 $1,587,948 $1,705,745 $7,990,607 General Fund Revenue to Cost Ratio 1.42 1.41 1.93 1.76 1.65 1.58 1.56 Cumulative Housing Units 586 707 957 1,557 1,855 2,109 2,348 Cumulative Non-Residential Square Feet 0 0 130,000 461,560 461,560 461,560 461,560 MINUS
B. NET NEW CITY CUMULATIVE FISCAL OBLIGATIONS
Two-Thirds of New Sports Park Maintenance $0 $0 $608,653 $608,653 $608,653 $608,653 $608,653 $3,043,265 New Street Maintenance Obligation (net Gas Tax) 63,022 52,630 58,564 29,073 1,020 (20,794) (41,320) $142,196 LESS CFD No. I IA-A Special Tax B @ $93 per unit (54,498) (65,751) (89,001) (121,551) (144,801) (168,423) (190,650) (834,675) TOTAL NET NEW CITY CUMULATIVE OBLIGATIONS (CO) $8,524 ($13,121) $578,216 $516,175 $464,872 $419,436 $376,683 $2,350,786 EQUALS
C. NET CITY CUMULATIVE FISCAL BENEFIT (CS-CO) $279,783 $355,183 $539,845 $899,763 $1,067,674 $1,168,512 $1,329,062 $5,639,821 D. VENUTRA COUNTY FIRE DISTRICT
Property Tax (14.4 % of 1% Property Tax) $575,602 $694,455 $1,053,073 $1,592,954 $1,928,684 $2,173,015 $2,399,257 $10,417,040 Sources: Stanley R. Hoffman Associates, Inc.

City of Santa Paula, Adopted Revenue and Expenditure Report, Fiscal Year 2022-2023 Lewis Management Companny
165
Stanley R. Hoffman Associates
June 30, 2023
Mr. David Lauletta
Harvest at Limoneira Projected Fiscal Impacts

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Santa Paula City CouncilApril 3, 2024

Santa Paula City Council
April 3, 2024