Santa Paula Community Profile by Frank Hanna

santa paula C O M M U N I T Y

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Contributors

Supervisors Kelly Main, PhD Keith John Woodcock

Land Use

Circulation

Tyler English

Lorien Clark*

Emily Ewer*

Matt Dito

Malcolm Gould

Ladell Erby

Nate Tonnemacher

Brian Spanhurst

Economics & Housing

Urban Design & History

Andy Douglas*

Anudeep Dhaliwal**

Frank Hanna

Stephanie Shaffer

Laura Lynch

Manny Velazco

Sarah Schack ** Class Editor

Parks & Services Alyssa Helper Diane Kwon*

Editing & Graphics Lead

Kendall Lousen

Frank Hanna

David Smith

* Team Editors

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contents Introduction

Land Use

Population, Housing, and Economics

Urban Design, Culture & History

114

Park, Seirvice & Safety

148

Circulation

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santa paula C O M M U N I T Y

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The Santa Paula Community Profile was prepared by a group of fourth year Community Planning Laboratory students of the City and Regional Planning

Introduction The City of Santa Paula is a community rich in cultural heritage and local

Department at California Polytechnic State University, San Luis Obispo. This

history. Founded in 1872, the City is located within the picturesque Santa

document is the product of the first phase of the laboratory, representing

Clara River Valley in the heart of Ventura County. The location and climate of

ten weeks of research on the existing conditions; future needs; constraints

the Santa Paula provides prime conditions for the production of agriculture,

and opportunities; and community input of the community of Santa Paula,

leading Santa Paula to be referred to as “The Citrus Capital of the World.” In

California.

addition to agricultural as a main economic base, historically oil production

The students will use the Community Profile during the second phase of

has been a key industry within Santa Paula. The City of Santa Paula has

the project to develop a Downtown Improvement Plan for Santa Paula. The

maintained its small town charm throughout the years of slow and constant

Downtown Improvement Plan will provide strategies the City may pursue

growth.

to address resident’s needs and concerns regarding land use, population/ housing/economic development, urban design/culture and history, parks

Geographically, Santa Paula is located along State Highway 126, 12 miles

and recreation/health/community services/natural resources, and circulation/

east of Ventura, 10 miles west of Fillmore, 16 miles south of Ojai. The Santa

noise/safety and hazards.

Clara River and tributaries travel through the city.

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Introduction Purpose and Scope A Community Profile (CP) compiles a body of information that is used as a

gatherings in hopes of interacting residents and visitors of Santa Paula in the planning process. The purpose of the workshop gatherings was to gather the

resource to base decisions about future design and development processes.

thoughts, opinions, and desires of residents about the current state of Santa

The Santa Paula CP discusses existing population characteristics, economics,

Paula and their vision for the future so that they may be reflected in the Santa

housing, urban design, history, transportation, parks and recreation,

Paula Community Profile.

community services and health, as well as future prospects of the community.

Over the past ten weeks, a series of four community outreach events were

The CP is the first phase of a two part effort to revitalize the downtown area.

held to discuss concerns and issues important to residents and visitors that

The information gathered in this report will help define Santa Paulaâ&#x20AC;&#x2122;s current

should be addressed in the Community Profile for Santa Paula. Please note,

and projected objectives to create an all-encompassing tool for future

for the development of this Community Profile, all community outreach

downtown development and guide decisions of policy-makers. The second

events were conducted using English and Spanish translations.

phase of the project is to develop a Downtown Improvement Plan that will guide the implementation of specific goals and policies, and delegate responsibilities to respective agencies. The Downtown Improvement Plan will

First Community Outreach Event â&#x20AC;&#x201C; October 9, 2011 The first community event was a Community Outreach Survey. This

serve as an extension of the existing Santa Paula Downtown Improvement

Community Outreach event was conducted on October 9th, 2011, in which

Plan by focusing on feasible implementation measures.

the students interviewed residents and visitors of Santa Paula. The location of this Community Outreach Survey took place in two locations: the primary

Public Participation California Polytechnic State University San Luis Obispo Planning and Urban Design students in conjunction with the City of Santa Paula held community

location was outside the VONS shopping plaza, the secondary location was along the streets in Downtown Santa Paula. Participants were given two survey forms: the first was to place a series of stickers on a map indicating what they would like to see or is needed, and c a l

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the second survey form provided questions tailored to what residents and

the survey. At the end of the meeting, people were asked to place stickers on

visitors would like to see remain, changed, or improved. Participants were

posters created by chapter teams for their top three things they would like

given a few minutes to respond to a series of questions in one of two brief

to see more of for the following categories: Parks & Recreation/Community

thoughts for each question. The balance of the time was spent reaching

Services/Health, Land Use, Housing & Economics, and Transportation.

consensus and prioritizing the list.

Through the community outreach events the main issues gathered related to land use, urban design/history and culture, parks and recreation/

Second Community Outreach Event – October 29, 2011 The second community outreach event took place during a Halloween

community services/open space/natural resources, economic development/ population and housing, and transportation. In order to consider these

Parade on Saturday, October 29th, 2011 where students administered a

issues, the students of Cal Poly’s City and Regional Planning Program needed

survey to residents and visitors. They were able to voice things they were

to familiarize themselves with the community and the City, local governing

glad to see in Santa Paula and things they wished Santa Paula had. As people

policies, and local programs.

began to leave the downtown area, the students put together a booth on the edge of town at the soccer fields where they had residents communicate on a map and in the survey their likes and dislikes.

The City of Santa Paula is an incorporated city in Ventura County and is

Third Community Outreach Event – November 19, 2011 The third community gathering was held at the Glenn Tavern Inn in an effort to allow for Singular Santa Paula members to come together and share their vision for downtown. The members were asked to take the same survey that had been administered during previous community outreach events. Throughout the meeting there was an open forum that enabled Singular Santa Paula members and students to share with each other the results from 8

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General Plan and Regulatory Documents

introduction

regulated by local, state, and federal laws. The City has a comprehensive general plan covering the seven elements required by state law. The City’s current General Plan document was adopted in 1998 (with the housing element adopted in 2002). The document defines the framework by which the City’s physical and economic resources are to be managed and used in the future with a planning horizon to the year 2020. Santa Paula Municipal Code contains information regarding regulations for the health, safety and welfare for the citizen of the community. Zoning codes

and maps are included in this document as part of the City’s

land use distribution within Santa Paula’s downtown

Development Code; which is to provide enforcement and a

core. The current distributions of these land uses reflect

guide to future growth and development based on the City’s

a traditional development pattern, which features certain

general plan. The City adopted a Downtown Improvement

development elements such as gird street circulation

“The City of Santa Paula

Plan Update in 2004 by resolution. The document is to be

patterns, dense linear development and relatively short

has some of the oldest

used as development guidelines for the downtown area of

building. Santa Paula has developed into the community it

historical development

Santa Paula.

is today as a result of these historical development patterns,

patterns in Ventura

and a critical analysis of these development features as well

County. “

Community Characteristics

as a survey of existing land uses within the downtown core will help paint a clearer picture of how the community can

Community Population and Ethnic Makeup The City of Santa Paula has a large population of people from Hispanic or Latino origin. According to the 2010 Census 23,299 people of Hispanic or Latino origin reside in the Santa Paula, almost 80 percent of the City’s total population.

progress into the future.

Population and Growth The population of the City of Santa Paula has been fairly stationary in recent years. According to the United States Census the population in the year 2000 was 28,598 people. The city grew to 29,321 people by the year 2010, an increase

Historic Development Patterns The City of Santa Paula has some of the oldest historical development patterns in Ventura County. These historical development patterns have specifically effected the existing

of 723 or 3 percent. This is considerably lower than the almost 14 percent population increase Ventura County experienced during the same period of time.

Economics

Urban Design

In Santa Paula, the employed population 16 years and over is made up of

The City of Santa Paula is a traditional American small town characterized

about 11,700 residents according to the 2008-2010 American Community

by its walk-able downtown area, its rich culture and older architectural style.

Survey. The leading industries in Santa Paula are in the educational services,

The City is based on a traditional grid-pattern that promotes walk-ability

and health care, and social assistance, sixteen percent of total employment;

and pedestrian activity. Over the past few years the conditions of gateways,

agriculture, forestry, fishing and hunting, and mining, fourteen percent of

streetscape, sidewalks, crosswalks and public spaces have been of main

total employment.

concern by City officials for improvement. Downtown improvements will

Santa Paulaâ&#x20AC;&#x2122;s downtown commercial core is important to the economic

be implemented while protecting the small town charm which is valued by

vitality of the City, but there is currently a notable amount of commercial

community members and visitors and by adhering to the goals and policies

space vacant in the downtown area. These vacancies as well as the retail sales

outlined in the Santa Paula Citywide Visioning Plan and Design Guidelines.

leakage the City is experiencing are both circumstance that play an important

History

role in the economic health of Santa Paula.

Historic and cultural resources including the Conservation and Open

Housing

Space Element and the Historical Preservation Ordinance were evaluated to

There is a mix of housing options present within Santa Paula, although

determine future needs, opportunities, and constraints that the City could

there is a need for additional affordable housing in the City. According to

utilize. Community input on historical and cultural significance of the City

the 2010 Census 65% of households in Santa Paula are occupied by owners

was also analyzed.

while the remainders are renter occupied. The proposed East Area One development would add 1,500 homes which would considerably increase the

Transportation The City of Santa Paula contains a variety of transportation infrastructure

housing available in Santa Paula.

which serves to connect the City both internally and externally. Two freeways run through Santa Paula; State Route 126 running east-west, and State Route 150 running north-south. The main transit facility is located in the Cityâ&#x20AC;&#x2122;s 10

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Top Left Main St reet Reta il Top Center Residentia l Nea r Do wnto wn Far Right Main St reet Str eets ca p e Bottom Left C ommuni ty O utrea ch - O cto b er

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downtown core on Ventura Street across from City Hall. Santa Paula’s public

The City has three open space areas outside the city limits: Adams

transportation system is provided by VISTA (Ventura Intercity Service Transit

Canyon, Fagan Canyon, and South Mountain. Santa Paula also has several

Authority), and consists of the VISTA dial-a-ride service, the VISTA Santa

policies to conserve their open space and agricultural land, which include

Paula Commuter Bus, and the VISTA Highway 126 bus service. The Fillmore

the countywide greenbelt agreements, Save Open-space and Agricultural

and Western railway line runs through Santa Paula and is used primarily to

Resources (SOAR), and City Urban Restriction Boundary (CURB).

move freight. The City is also home to a small airport that is utilized mostly

The natural resources of the City include agricultural resources, biological

by privately owned small aircrafts. There are five roads in Santa Paula that

resources, mineral resources, and water resources. Santa Paula—the “Citrus

contain Class II bikeways and one Class I bikeway located in Santa Paula.

Capital of the World”—supports a rich agricultural industry of primarily lemons, oranges, and avocados. These are featured on the City’s official seal,

Community Events

highlighting the value of these crops. The City has three creeks that flow

Due to the City’s rich cultural heritage there are several citywide

through the area, which include the Santa Clara River, Santa Paula Creek,

celebrations throughout the year. These events include Cruise Night, the

and Haun Creek. The mineral resources found within the City are aggregate

Annual Citrus Festival at Harding Park and the Annual Heart-Air Balloon

(sand and gravel) and petroleum. The Santa Paula Creek and Santa Clara River

Festival. There are various museums located in the City such as the Aviation

contain rocks that are composed of minerals that meet Caltrans’ standards for

Museum of Santa Paula, California Oil Museum, and the Santa Paula Art

highways, bridges, parking lots, and concrete buildings. Santa Paula supports

Museum which serve as cultural attractions.

one of the oldest oil fields in California. Some petroleum still exists; however, due to the quality of the oil, transportation and refinement may be costly.

Open Space and Natural Resources The City of Santa Paula emphasizes the importance of maintaining and improving the quality of life for Santa Paula residents through management

Parks and Recreation The City of Santa Paula’s recreational system is composed of an array of parks, special facilities, and community wide activities. Currently, there are

and protection of open space and natural resources.

nine public parks in the City. The largest of these parks is George Harding 12

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population of 28,598. The City currently provides 1.33 acres

a flourishing way of life for residents of any age. The health

of local parks per 1,000 residents, resulting in a shortage of

concerns of the City include obesity, asthma,

96 acres of park land. Although there is a significant shortage

According to the Ventura Star, Ventura County spends

of park space, it is fortunate that the existing park space is

about $870 million a year on obesity. The money spent is

Although there is a

spread relatively evenly throughout the City.

associated with health problems and lost productivity linked

significant shortage

to inactivity resulting from obesity. Although this problem is

of park space, it is

located at the various schools in Santa Paula. According to

widespread, the article states because of financial problems,

fortunate that the

the City of Santa Paulaâ&#x20AC;&#x2122;s Parks and Recreation Master Plan,

it is unlikely Ventura County will be able to fund many

existing park space is

the City has a Joint Use Agreement with the school district to

prevention programs. Additionally, according to a recent

spread relatively evenly

use their athletic fields; in turn, the school district can use the

study, 70% of children in Santa Paula are unable to walk or

throughout the City.

Cityâ&#x20AC;&#x2122;s community buildings and parks. However, because of

run one mile in 15 minutes or less.

In addition to parks, there are several sports facilities

the budget cuts, the City no longer has the financial means

There is evidence of asthma incidents within Ventura

to continue with shared use of the schoolsâ&#x20AC;&#x2122; athletic fields.

County. Currently, evidence is unavailable specifically for

Under the Joint Use Agreement, the school district has been

Santa Paula. Rates of asthma for all ages are less than the

able to charge fees to the City to cover the burden of the

state averages, which is 13.7%. In Ventura County, children

costs to maintain their facilities, while the City charges little

and adults have the highest asthma rates. For children ages

or no cost for the school district to use community facilities.

5 to 17, the asthma rate is 14.5%. For adults 18 to 64, the rate is 14.2%. Overall, the asthmatic rate in Ventura County is

Health

13.3%.

Although the Santa Paula General Plan does not have a

According to an article in the Ventura Star, because of the

Health Element, community health and fitness are vital to

high rates of obesity and diabetes for youth in Santa Paula, there is a program for Santa Paula youth to learn about

Park at 13 acres. Held within this park are various picnic tables, playground

Santa Paula provides a selection of cultural amenities and services,

equipment, and lighted fields. The other eight parks within Santa Paula range

including 30 churches, one public library, a local newspaper, a local Spanish

from one to six acres in size. Using a ratio of five acres of park land per 1,000

radio station, a community theatre facility with year round productions,

residents, the City of Santa Paula should provide 132.5 acres for its estimated

a county-wide transit service, the Annual Citrus Festival, the Citrus Classic

proper nutrition and fitness. Although the article states that this problem

Balloon Festival, Faulkner Farms Pumpkin Patch, Moonlight at the Ranch, and

is widespread, the central focus is on the Si Se Puede program based at the

a seven-plex movie theatre.

Santa Paula West Clinic that is run out of the Ventura County Public Health Department. This program is offered four times a year and is an eight-week program that is free to all participants. The program reports a 60% success

Safety The two primary services the City of Santa Paula provides are the Fire Department and the Police Department. The City recognizes the importance

rate, but 30% of the participants drop out.

of public safety and the need to integrate safety concerns with other local

Community Services

issues.

The Community Services Department provides health and medical services, educational services, governmental services, and recreational/cultural activities to satisfy the needs to the City of Santa Paula.

The Departmentâ&#x20AC;&#x2122;s goal is to support the community and quality of life through people, parks, and programs by providing opportunities for fostering recreational and leisure activities for all ages (Robinson, 2011). Santa Paulaâ&#x20AC;&#x2122;s Community Services Department is responsible for the administration of six divisions: the community center, the train depot, recreation, building and grounds, and cable television. 14

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Organization of the Document The document is organized into five chapters which include: Land Use, Population/Housing/Economic Development, Urban Design/Culture and History, Parks and Recreation/Health/Community Services/Natural Resources, and Circulation/Noise/Safety and Hazards. Each chapter discusses the following topics: existing conditions, future needs, opportunities and constraints and community input.

INTRODUCTION

The total area of the City of Santa Paula is 4.6 square miles and was

The purpose of this chapter is to review current land use conditions,

originally inhabited by the Chumash. The villages established by the

future needs, opportunities and constraints, and community outreach

Chumash were Mupu and Srswa. The name Santa Paula came from the

related to land uses in Santa Paula. This chapter follows these recommen-

Catholic Saint Paula. This was influenced by Father Junipero Serra’s role in the

dations and discusses the location, conditions, distribution and intensity

area during the foundation of missions along the California Coastline. Under

of land uses in the City of Santa Paula. An analysis of existing conditions

the Santa Paula Y Saticoy land grant of the Mexican government, the land of

provides the context for future development in the City of Santa Paula. A

Santa Paula was given away in 1843. In the 1860s the area was subdivided

visual survey of the area transforms the city from a two-dimensional flat

into small farms. Nathan Weston Blanchard purchased 2,700 acres and

image into a three-dimensional realistic view. An initial assessment of the

founded the town of Santa Paula. Santa Paula struck oil in 1888 and in 1890,

unique traits and characteristics of the city permitted the development of

Union Oil Company of California was founded. The city is now referred to as

a list of opportunities and constraints. The community outreach gathered

“the citrus capital of the world” because of the orange, lemon, and avocado

information from the input of local residents and visitors to the City of

groves surrounding the community. The City of Santa Paula was incorporated

Santa Paula.

in Ventura County on April 22, 1902.

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land use

Land Use The residents of the area refer to their community as “Hometown USA”

• The 2004 Downtown Improvement Plan Update. This document contains

according to the City of Santa Paula’s website. The downtown area has been

information relevant to the development guidelines for the downtown area

in continuous use since the birth of the city.

of Santa Paula.

1.1 METHODOLOGY This chapter used information from various sources of material to support

• Santa Paula Municipal Code. This document contains information regarding regulations for the health, safety and welfare for the citizens of the

the Existing Conditions, Future Needs, and Opportunities and Constraint

community. Zoning codes and maps are included in this document as part of

sections. We used the city website to access city documents which provided

the City’s Development Code; which is to provide enforcement and a guide

adequate information. The sources used included:

future growth and development based on the City’s general plan.

• The Santa Paula General Plan. The land use section of the General Plan

• Survey data: The visual survey conducted on September 23rd and October

for Santa Paula was a main source of information when collecting data to

9th provided a firsthand look at the existing conditions as it pertains to

examine the existing conditions of the area

building conditions, density, intensity, and adjoining land uses relating to one another. Community outreach was also conducted on both October 9th

• The East Area One Specific Plan. This document contains information

and 29th with local residents and visitors of the community (See photos).

of the project site development, land use goals, policies, and objectives, an

These interviews and surveys provided information that was unattainable

overview of existing conditions, and relationship to the Santa Paula General

through textbook research and gave a well-rounded view of the wants and

Plan.

needs of the community. Geographic Information Systems (GIS) determined acreage and square footage of existing land use conditions through the use of mapping and digitally measuring areas of land.

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The following are definitions of key terms used within the land use chapter.

Specific plan: is a planning document that implements the general plan with more specific guidelines for a particular jurisdiction. The specific plan

Infill Development: According to the Infill Development Plan of the Southern Nevada Regional Planning Coalition (2005), infill development

must be in accordance with the general plan. Source: Santa Maria Land Use Chapter 4

is the development or redevelopment of vacant or underutilized sites in Existing Land Use: The use that currently exists on a specific parcel

economically or physically static or declining areas.

regardless of its Land Use Category Designation. Source: Fulton, Guide to Build-out: According to the Salinas River Planning Area Standards (2003),

California Planning, 2004

build-out is the “potential for population and economic growth… which is an estimate of the development that can be expected as a result of the (current)

1.2 EXISTING CONDITIONS

land use categories and standards.”

1.2.1 Regulatory Documents Affecting Downtown Mixed-use: is an integration of multiple uses in one building through specifically designated floors. For example, the integration of a commercial first floor and a residential second floor indicates a mixed-use development. (Source: Santa Maria Land Use Chapter 4)

or the number of floors that comprise a building. For example, a low-density building would include one single-family home on a lot whereas a highdensity building would include a multi-story apartment complex. (Source: Santa Maria Land Use Chapter 4) s a n t a

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The Santa Paula General Plan was adopted in 1998. Amendments to the General Plan have been made a various times since adoption via resolutions.

Density: is a term used to refer to the number of inhabitants in a building

General Plan

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These changes have consisted of minor changes to incorporate new development projects into the General Plan document (Interview Janna, November 2011). The General Plan outlines goals and objectives for city wide land use. An existing land use map was included in the General Plan.

Right Surv eying com m unity m em b ers a t s o ccer fi e l ds Left C ommunit y mapp ing a cti vity a t s o ccer f i eld s

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Downtown Improvement Plan

Conversions, Grading and Erosion Control, Surface Mining and Reclamation,

The General Plan discusses the Downtown Design Development Report/ Improvement Plan Area and includes it as a special study area and overlay. The Downtown Improvement Plan Update of 2004 is an outgrowth of the special study area. The Improvement Plan was adopted as a resolution by the

Growth Management, Nonconformities, Administration of the Development Code, and 81 Acre Initiative Implementation. Zoning regulations are found within the Development Code. According to the Zoning Map (See Figure 1.2), the Downtown Improvement

City Council as development guidelines and not as an entitled specific plan.

Plan area has several zones within its borders. Along Main Street is the Central

New or special land uses beyond General Plan and the Zoning Ordinance are

Business District (CBD). This is the only zone that specific to the downtown

addressed in Downtown Improvement Plan Update. Subareas are established

area; all other zones can be found in other areas of the city as well. Downtown

within the downtown area. (see Figure 1.1) The plan focuses only on

also has General Commercial (C-G) and Commercial Office (C-O). These three

economic and design elements within the subareas. The downtown area has

commercial zone uses cover the majority of parcels within the Downtown

many historical structures and non-conforming uses. (see photo) The unique

area. There are a few Institutional/Civic (IN), and Open Space- Parks &

nature of downtown Santa Paula is expressed in the nature of land uses.

Recreation (OPR) in the area. Medium and Medium-High Density Residential zones (R-2 and R-3) can be found near the edges of the Downtown area.

Municipal Code and Zoning Map

The City of Santa Paula Development Code: Establishment of Zones

The Santa Paula Municipal Code document provides information regarding regulations for the health, safety, and well-being for the citizen of the community. Section 16 of the Municipal code contains development codes for the city. The development code includes the following sections: Purpose and Effect, Definitions, Zoning Districts/Land Use Regulations and Development Standards, Standards and Regulations Applicable to All Zoning Districts, Standards for Specific Land Uses, Subdivisions, Condominiums and

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land use

(Section §§ 16.07-16.23, 2007): provides brief description of each zone found in Downtown: “The Central Business District (CBD) zone provides a pedestrian-scale commercial district with an emphasis on small-scale businesses intended to serve the local community and tourists. The character of the CBD zone is intended to be that which promotes the historic identity of the past through the creation of an identifiable downtown and an emphasis on architectural

Downtown Sub-Areas City of Santa

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City of Santa Paula

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Zoning Map

Revised 2/14/91, through Ordinance 943, revised 7/12/93 Transferred to digital forrmat on 10/7/96 by R. Gaitan & B. Bussel Comprehensive review of all zone changes through Ord. 1012 on 1/28/98, by K. Mallory & A. Arroyo. Revised 11/2/99, through Ord. 1031, rev. 11/2/01 through Ord. 1044. Comprehensive update July 6, 2004 by Ord. No. 1100 (affective Aug. 6, 2004) Revised 7/19/07, through Ordinance 1167. Revised 8/19/08, through Ordinance 1182. Converted to GIS by the County of Ventura, IT Services.

Being a part of Ordinance 339 adopted by the Planning Commission on 2/2/60; By the City Council on 10/3/60

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Published on 9/4/08

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City of Santa Paula

HD Historical Overlay

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CBD Central Business District

C-H Highway Commercial

C-G General Commercial

C-O Commercial Office

C-N Commerial Neighborhood

OPR Open Space-Parks & Recreation

MHP Mobile Home Park

R-4 High Density Residential

R-3 Medium-High Density Residential

R-2 Medium Density Residential

R-1(a) Small Lot Single Family Residential

R-1 Single Family Residential

HR2-PD Hillside Res. 2-PD (0-3 du/acre)

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style. The CBD zone will support a mix of complementary retail, service, office,

standardsâ&#x20AC;Ś are based upon the applicable to zones adjoining proposed civic

civic, cultural, and residential uses.

and institutional uses.

The General Commercial (C-G) zone accommodates a broad range of retail and wholesale commercial enterprises, service uses, entertainment uses, offices and other businesses that serve both local and regional customer bases. Development may consist of stand-alone stores or coordinated commercial centers. Multiple-family residential development is also conditionally permissible in this zone.

Open Space Parks and Recreation (OPR) Zone accommodates development of active parks and recreation resources. The Medium Density Residential (R-2) zone provides areas for low-density development consisting of duplexes, attached single-family units, or two detached single-family units on one lot. The maximum permitted density is 15 units per acre.

The Commercial Office (C-O) zone accommodates professional business offices; medical, real estate, financial, and administrative offices; and similar uses, as well as closely related service and retail businesses. Mixed use commercial and multiple-family residential development is also permissible in this zone.

The Medium-High Density Residential (R-3) zone provides areas to accommodate apartments, condominiums, townhomes, and other multifamily dwellings, although single-family and duplex residences are also permitted. Multi-family developments in this zone are characterized by dwellings containing private open space features, as well as common open

The purpose of the Institutional/Civic (IN) zone is to provide adequate space for community facilities of a public or quasi-public nature in locations

space and recreational amenities. The maximum permitted density is 21 units per acre.â&#x20AC;?

best suited to serve the needs of the communityâ&#x20AC;Ś ensure that such uses will be compatible with surrounding land uses. Civic and institutional uses generally are located on parcels throughout the City surrounded by a multitude of other zones and land uses. In order to make civic and institutional uses compatible with their surrounding uses, the development

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Special Study Areas and Other Documents In addition to the Downtown Design Development Report/Improvement Plan Area, there are other special study areas discussed in the General Plan that are within or adjacent to the Downtown Area. Depending on the current

status of the development of documentation for these areas, they could have an influence and impact on Downtown. Special Study Areas identified in the General Plan are: • Harvard Boulevard Improvement Area: A focus on revitalization and streetscape improvements (On hold since 1997) • The Railroad Corridor: The railroad in Santa Paula is part of the Ventura

There are other documents not included in the General Plan that involve or impact Downtown. These documents include: • East Area I Specific Plan: This document and development was approved in 2008. The project required annexation of an area east of the City. The area will provide a variety of housing options, infrastructure improvements, as well as the creation of police substation, fire station, as well as a variety

County Transportation Commission’s Master Plan for a commuter line from

of education options. The project is not adjacent to the downtown area;

the town of Piru to Ventura. In general, the railroad corridor is 100 feet wide,

however the expansion of the City and the size of the project might impact

with 50 feet on each side of the center line of the track.

Downtown Santa Paula.

• City Entrances/Gateways: The important local gateways are to have special planning studies conducted for land uses, design standards, and monumentation. • Historic Overlay: The historic overlay will initially be applied to areas identified as the downtown historic district in the Downtown Improvement Plan. The overlay will have the effect of requiring special development and design review for projects proposed within an identified historic district. Other potential historic districts may be identified in future studies and this overlay should be added to these areas. The overlay impact within Downtown is addressed in the Downtown Improvement Plan. (For more information see the Historic section in Chapter 3: Urban Design)

Non-Conformities Downtown Santa Paula’s existing physical character reflects a traditional development style, which embraces grid-pattern circulation systems, dense commercial development, and well defined residential areas. Santa Paula has maintained this development style throughout its 100 years of urban development, and continues to promote development policies to reflect this compact physical character. These policies encourage more infill development, higher density zoned parcels, and mixed use projects. The City’s zoning ordinance reflects these policy goals, and helps establish a basis for future development (City

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of Santa Paula General Plan Land Use Element, 1998). However, as a result

restriction zone, which encompasses a fairly large, 2 square mile area south

of these historical development patterns the existing land use distribution

of highway 126. This safety zone establishes policy relating to both density

within downtown Santa Paula has caused certain use incompatibilities with

and height of uses within its limits. However, currently there are no land use

other land uses, as well non-conformities with the existing zoning ordinance.

compatibility issues within this safety zone. Another land use incompatibility issue involves certain residential and commercial retail uses located near the

Land Use Incompatibilities

railroad, which bisects the city, and may result in exposing these land uses

Land use incompatibilities can be defined as certain uses that are legally conforming to existing development policy, yet cause unnecessary safety hazards, or aesthetic and noise issues based on the vicinity to each other. With this in mind there are a number of land use incompatibilities within Santa Paulaâ&#x20AC;&#x2122;s city limits, which cause safety hazards, noise issues and aesthetic concerns. One such incompatibility is found within the cityâ&#x20AC;&#x2122;s airport district, located directly south of highway 126. The City of Santa Paula

to noise and safety related hazards. The railroad runs along east Main Street to west Ventura Street, which is highly residential and commercial areas, and attributes high pedestrian and vehicular traffic resulting in exposure to noise issues and safety related hazards.

Non-Conforming Uses Non-Conformity is the continuing use of an existing property that does not

Safety Element has established two safety zones for the airport district to be

currently comply with the legally established development policy, which in

used as land use guidelines for airport safety. The first is an air safety zone,

most cities is the zoning ordinance. Non-conformity is prototypical in older

which includes two subzones: an inner and outer safety zone, together each

communities such as Santa Paula where certain land uses were established

subzone encompasses about a half mile approach area to the southwest

long before the advent of zoning regulations (City of Santa Paula General

and northeast of the runway. Located within this air safety zone there are

Plan Land Use Element, 1998). The City provides a zoning ordinance, which

a number of existing light industrial and manufacturing uses. (See Figure

is the acting policy standard for existing and future development within

1.3) These are legally conforming uses according to Table S-3 of the City

the city limits, in order to hinder such non-conformities. However, currently

Safety Element, yet can be considered a land use incompatibilities based

there are a number of conflicts with this zoning ordinance and the existing

on the potential for aircraft approach hazards. The second zone is a height

land uses found within the city. Most of these non-conformities are found

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Top Left Example Trad itio na l Develo p m ent Sty le Top Center Area Zoned a d C o m m er cia l O f f ice ( C-O) on Mi l l S t r e e t Far Right Residence nea r Do wnto wn Bottom Left V iew of M a in Street i n Sa nta Pa ul a â&#x20AC;&#x2122;s D ow n t ow n C or e ,

I l l u s t r at i on of Tr a di t i on al D e v e l opm e n t St yl es

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Agriculture at edge of city limit

Commercial Development

Airport

Main Street Commercial Business District

City Development Neighborhoods

3 0 Nonconforming residential in downtown

area. These uses dominate most of the southwest section of downtown,

various areas within the city, and the location of the neighborhood areas are

and are zoned R-3, Medium Density Residential, and I-N, Institutional/ Civic.

provided in Figure 1.4

The residential areas found surrounding Ventura Street all reflect Traditional Neighborhood Development (TND) elements, such as dense quarter acre lots and internally defined neighborhood blocks. These residential areas are all within the vicinity of commercial and civic uses, and are all developed to heighten walkability within the area.

Residential Neighborhoods Downtown: This area has a wide mix of housing types. The condition of homes is varied, with well-maintained homes and homes in need of repairs interspersed in the area. There is a noticeable number of large Victorian, turn-

East Santa Barbara Street and Ventura Street maintains the majority of

of-the-century, and pre-war homes scattered near the central downtown

the recreation and open space uses within the downtown area. Veterans

area. Some of these homes are well maintained or renovated (as a single

Park, found at the corner of Mill Street and Ventura Street across from City

home or partitioned into multiunit dwellings) or have been converted to

Hall is one of the main recreation and open spaces within the downtown

commercial uses. Other homes have been poorly maintained, with sagging

area. These open spaces are directly surrounded by mostly commercial and

frames, weathered siding and slumping roofs. Some of the houses are vacant.

industrial uses, and is located within walking distance of residential uses. The

The large homes are often surrounded by residences built in ensuing decades

close proximity of Veteranâ&#x20AC;&#x2122;s Park to residential uses along Ventura Street is a

as infill development. Smaller-sized Craftsman houses are also found in the

key indicator of traditional development within the downtown.

area. The area shows an ongoing process of infill, as homes of different styles and decades are often located adjacent to each other. There are some small-

Citywide Development Patterns

scale, multi-unit dwellings. The buildings are generally two stories or less and

The City of Santa Paula has varied land uses in various conditions, densities, and intensities. The following descriptions are based on information

are under ten units. â&#x20AC;&#x153;The Oaksâ&#x20AC;? and Hills: The Oaks neighborhood is north of downtown. This

gathered using visual surveys, along with existing land use and zoning

neighborhood is lower density with large lots. The single-family homes in this

maps produced by the City of Santa Paula. Visual examples of land uses in

area are generally large and well maintained. The area is known for its mature

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within the city’s downtown core and immediate surrounding commercial

existing land uses within the downtown core will help paint a clearer picture

districts. These non-conformities usually relate to residential uses residing

of how the community can progress into the future

in areas otherwise zoned commercial business or office. A number of these non-conforming uses are found specifically along Main Street, Mill Avenue and Ventura Blvd. within the downtown core. Most of the non-conforming areas are currently zoned General Commercial (C-G) under the current zoning ordinance, yet the existing uses found within the area are Single Family Residential (R-1) or Multi-Family Residential (R-3) (See Figure 1.2).

1.2.2 Development Patterns

Downtown Historical and Existing Development Patterns The City of Santa Paula has some of the oldest historical development

Santa Paula’s primary downtown land uses are commercial, residential, civic and open space. These uses have been zoned to reflect historical development patterns, and drive future infill development within the area. Most of the existing commercial uses within the downtown area are found along Main Street and Ventura Street; these uses include commercial services, dining, office and retail, and have been zoned C-N, Commercial Neighborhood, C-O, Commercial Office, and C-G, General Commercial. These developments found along and surrounding Main and Ventura Streets have certain development elements that reflect Santa Paula’s historical traditional development style. Most of these commercial uses within the downtown are found along

patterns in Ventura County. These historical development patterns have

Main Street, almost of the commercial buildings are storefronts with little

specifically effected the existing land use distribution within Santa Paula’s

to no set back from the street. These commercial uses found are relatively

downtown core. The current distributions of these land uses reflect a

dense and most of the buildings are no taller than 3 stories. The street

traditional development pattern, which features certain development

reflects a grid like linear layout, coupled with the use of alley ways

elements such as gird street circulation patterns, dense linear development

these development elements all reveal a traditional development

and relatively short building (See Figure 1.2). Santa Paula has developed into

pattern.

the community it is today as a result of these historical development patterns, and a critical analysis of these development features as well as a survey of

Ventura Street possesses most of the civic uses, as well as most of the medium density residential uses found within downtown

oaks and other landscaping, including the use of river rocks walls. The area’s

stores. The businesses include various types of offices, clothing stores,

roads are narrow and winding’ often without sidewalks. The hilly

eateries, and discount stores. The buildings are built to the sidewalk and side

area west of The Oaks is also dominated by large single-family homes. The

property lines, creating an unbroken built presence along Main Street. The

landscape does not have the same large trees, but the homes have views of

buildings are in operable condition but some of the façades are worn, with

the Santa Clara Valley.

chipping masonry, paint and wood, along with other signs of weathering. The

North and West Neighborhoods: Residential developments are found on the western edge of the city. These housing developments were built in

buildings are one to two stories tall. Westside: West of downtown includes newer commercial developments.

various post-war decades. Larger multi-unit housing complexes are found in

Most are strip commercial developments with parking lots in the front or

the area, but most of the developments consist of single-family housing. The

central area of the development. The commercial uses in this area tend to be

density in these areas is typical of suburban areas (~7 units per acre). Most

anchor stores with smaller support stores. The area also has most of the chain

homes are one story ramblers with garages. Overall, the homes have been

stores found in Santa Paula, as well as national fast food chains.

maintained and appear to be in well-functioning order. The area is bordered by agriculture at the city limits to the west. Compared to the westside, the housing north of the downtown is on smaller, more-narrow parcels and leaves an impression of higher density (in some areas the density is near 10 units per acre). These homes tend to be older and show greater wear. The Santa Clara River lies between the homes and the agricultural use farther east.

industrial uses trace the north side of the railroad tracks and then extends along Telegraph Road. The industrial character of the area consists of warehouse-style buildings with fenced areas for vehicles, equipment, or

Paula Regional Airport is located in this area.

The Commercial Business District: Along Main Street is the commercial core district. The area is made up of local businesses and not chain or national s a n t a

Santa Paula’s industrial uses are located in two main areas. A mix of light

storage. Another area of industry follows Highway 126 to the south. Santa

Commercial:

Industrial:

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Other Uses: There are other notable land uses in Santa Paula that are scattered within

As noted in figure 1.5, Residential development is the largest land use category encompassing nearly 37% of the land within City limits. The majority of the residential development within the City of Santa Paula is

the city limits. Parks, schools, and civic buildings are located throughout the

composed of single family residences located within various neighborhoods

city. There is also a noticeable number of churches of various denominations.

throughout the City.

The church buildings range in size and age. Some church buildings are around 100 years old, while others are more contemporary. Agriculture surrounds the city to the east and west. Most the agriculture in the area are groves of citrus and avocado.

Land Use Distributions: Land use distribution describes the variety of uses which make up the City of Santa Paula. There are a variety of uses within the city including; residential, commercial, industrial, vacant, parks and recreation, agriculture, mining, public facilities, open space, infrastructure and other uses. It is important for the City of Santa Paula to have up-to-date land use information in order to see trends which develop within the City. In the 1994 General Plan update, the City of Santa Paula has provided an existing land use distribution table. This table displays the existing land use distribution throughout the City of Santa Paula, categorized by use and size. (Figure 1.5)

commercial square footage located in the City of Santa Paula’s Downtown Downtown Land Use Distribution Land Use

Improvement Plan Area, are given in two build-out projections. These two

Acreage

Number Of Parcels

Percentage of Area

25.11

162

30%

25.85

116

31%

9.59

11%

build-out projections which will include horizontal mixed-use. Horizontal

5.55

mixed use is the mixing of uses in a development project, though not

5.11

commercial uses located in adjacent parcels and structures. (Visual survey,

7.49

2011)

5.66

84.36

361

Residential

projections include a Commercial Zone Build-Out, which is based on the

Commercial Industrial Vacant Agriculture

existing zoning designations of the vacant parcels located in the downtown. In addition to Commercial Zone Build-Out, this chapter will outline future

necessarily in the same building. (Austin Texas, 2006). The Commercial and Residential Build-Out projection will maintain the exiting character of the

Mining Public Facilities Open Space

downtown area. This existing character includes a variety of residential and

Other Total

Commercial Zone Build-Out

Figure 1.5 The above Figure 1.6 displays the Build-Out Capacity of Downtown’s Vacant Parcels with the zoning designations outlined in the City of Santa Paula’s zoning ordinance. The City of Santa Paula’s current zoning designations were

1.3 FUTURE NEEDS ANALYSIS

followed in order to determine the build-out projections located within

1.3.1 Build-Out Projections

the Downtown area under current City conditions. Within the Downtown

In order to establish a future needs analysis for the City of Santa Paula, build

Improvement Plan Area, there were a total of 3.6 gross acres of vacant land

out projections are required to understand the potential for growth located

which is zoned in a variety of ways including: .56 acres C-O (commercial

within the City limits. The projected numbers of dwelling units, as well as

office), 2.05 acres C-G (General Commercial), .57 acres C-LI (Commercial

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Light Industrial), and .42 acres CBD (Central Business District). Through

includes a large amount of residential uses located in commercially or

FAR (Floor Area Ratio) calculations, 1.20 developable acres of commercial

adjacent to commercial zoned properties. This variety in land uses creates

land were determined to be located within the downtown area, which was

a horizontal mix of uses in the Downtown Improvement Plan Area. The

then converted to square footage in order to better understand spatial

majority of these homes are turn of the century and prewar constructed

relationship between lot size and building usage. The total square footage

dwellings, as seen in site visits to Santa Paula. It is important to maintain the

of buildable land was determined to be 52,141.32 sq. ft. which is roughly the

existing character of the horizontal mix of uses displayed in the City. In the

size of a football field (57,600 sq. ft.).

future, Santa Paula will need a more flexible zoning ordinance which will include residential as well as commercial uses located within the Downtown

Build-Out Capacity of Downtown Vacant Parcels (Using Existing Commercial Zones) Zone

Gross Acres

FAR

Developable Acres

Square Footage Available for

C-O

0.56

0.5

0.28

12,197

C-G

2.05

0.36

0.72

31,254

C-LI

0.57

0.36

0.2

8,690

CBD

0.42

0.84 1.2

Improvement area.

Development

Total 3.6 Figure 1.6

Build-Out Capacity of Downtown Vacant Parcels (With 50% Residential Use) Zone

Gross Acres

FAR

36,590

C-O

0.56

0.5

52,141

C-G

2.05

C-LI CBD

Commercial and Residential Build-Out

Square Footage Avail-

50% Developable Com-

able for Development

mercial (Square Feet)

12197

6098

0.35

31254

15627

0.57

0.35

8690

4345

0.42

36590

n/a

50% of Gross

Dwelling Units/Acre

Acres

In addition to build-out projections based on the zoning designations of the City of Santa Paula, it is important to project build-out based on the existing character of downtown area. This second type of build-out projection displayed in Figure 1.7 is the Downtown Build-Out Capacity of Vacant Parcels with 50% Residential Use in addition to 50% of the existing zoning designations as described in the previous Build-Out projection. This projection follows the existing character of the downtown area, which

R-1

1.59

Residential Dwelling Units

Figure 1.7

The above Figure 1.7 displays the Build-Out Capacity of Downtownâ&#x20AC;&#x2122;s Vacant Parcels based on the assumption of Santa Paula adopting a zoning ordinance which will allow for a horizontal mix of uses. This projection uses 50% of the existing vacant parcels in their current zoning designations as well as 50% the

vacant parcels to be designated residential uses. Within the Downtown

the future residential build-out capacity. Elements that impact build-out

Improvement Plan Area, there are a total of 3.6 gross acres of vacant land

projection are yet-to-be-developed projects (such as East Area I), vacant

which is designated to be developed for commercial uses in accordance

parcels, and areas that are below the allowed density of the applicable zoning

with the City of Santa Paulaâ&#x20AC;&#x2122;s zoning ordinance. By dedicating 50% of the

ordinance.

commercially zoned land (excluding CBD zoning designations) there was determined to be 1.59 acres of commercial land, and 1.59 acres of residential land located within the Downtown Improvement Plan area. Through use of FAR calculations, as described in the Commercial Zone Build-Out projection, there was determined to be 26,070 sq. ft. of developable commercial space. In addition to commercially designated land, the 1.59 acres of residential land was assumed to be zoned for single family residences. This matches the existing character of the downtown area. Single family residential zoning in the City of Santa Paula has a density of 7 units per acre, with 1.59 acres of land to be developed as single family residential, through build-out, there will be an additional 12 residential units added to the Downtown Improvement Plan Area. (Figure 1.6)

Residential Build-Out Projection: This section examines the build-out capacity of residences city-wide and specifically the downtown area. The city has a long development history; while much of the city is in a developed state, there is potential for greater residential capacity. New and infill developments are calculated to project 38

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Downtown Build-Out As discussed in the downtown commercial build-out section of this chapter, the potential exists for downtown vacant properties to be developed as single family residential units (not currently zoned as residential). These units have the same potential for secondary dwelling units, as found in the citywide build-out projections. (A 25% secondary unit build-out rate is based on the assumption that there are already some pre-existing SDUs, and that not all remaining properties would be suitable for secondary unit development.) The 50% build-out calculation can be found in the Commercial Build-Out section of this chapter. (See Figure 1.8)

Downtown Residential Build-Out Capacity with Secondary Dwelling Units (SDU)

East Area I Residential Build-Out

Type of Unit

Type

New Parcels

Dwellings 12

Percent of Parcels

New

Residents

Developing SDU

SDU

per SDU

25%

1.5

New Residents 5

from 50% Buildout Existing Resi-

162

25%

1.5

dential Parcels Totals: Figure 1.8

174

East Area I Build-out Development of East Area I will create and increase residential units in Santa Paula. The residential build-out is provided in the East Area I Specific Plan (approved by the city in 2008). It is assumed that the Specific Plan calculated the full and total build-out capacity for the project area (even though the density is less than the maximum allowed by zoning regulations). The Plan will provide 1,500 new residential units. Zoning designation for residential areas allow for detached single family homes, row houses, and multi-unit housing. Figure 1.9 shows a proposed breakdown for the number housing units by type.

Dwelling Units

Apartment Rowhouses

185

Duplex Rowhouses

359

2-, 3-, & 4-plex Rowhouses

373

2-plex Large Lot Hillside

204

Large Lot- Hillside

209

Senior Assisted Living

100

Work/Live

Total Units: Figure 1.9

1500

Citywide Build-Out The citywide build-out potential of Santa Paula is based on infill development. The city is compact and has developed to the edge of its boundary. There are areas within the city limits of Santa Paula available for infill development. The acreage of vacant parcels within the city limits with an R-1 (Single Family Residence) designation was calculated using GIS data. Using these calculations, the maximum allowable density for the R-1 zone was applied to calculate the number of new dwelling units possible for build-out. This calculation does not include the downtown area, as there are no vacant R-1 parcels in the Downtown area. Development of Secondary Dwelling Units (SDUs) is a factor in build-out capacity in the city. SDUs increase the density of an

area even if there are no vacant parcels to develop. The city permits SDUs on residentially zoned lots (provided there are no other limiting provisions)

Citywide Residential Build-Out Capacity with Vacant Parcels and Secondary Units Zone

(Santa Paula Zoning Code Division 4, Section 16.13.190). Development of SDUs increases the build-out capacity of residential units within the city and downtown area (see Figure 1.8 for Downtown). Figure 1.9 displays the calculations of increasing the number of SDUs by 25% for Single Family Residence (R-1) parcels within the city limits. According the General Plan Housing Element there are 4,982 detached single family homes within the City limits. The calculation for new SDU reduces the number of units by 162, as these were counted in the Downtown build-out projection (seen Figure 1.8 â&#x20AC;&#x153;Existing Residential Parcelsâ&#x20AC;?). A 25% secondary unit build-out rate is

Vacant

Dwelling

Number of

Persons per New Residents (with

Acres

Units/Acre

New Dwell-

Unit

5% Vacancy Rate)

ing Units Vacant R-1

350

3.5

1164

n/a

1,293

1.5

1843

Parcels Secondary Units Figure 1.10

Figure 1.11 displays the total residential build-out capacity for the City (including Downtown and East Area I projections). 3,187 new residential units could be added within the City limits. East Area I Residential Build-Out Type

based on the assumption that there are already some pre-existing SDUs,

Dwelling Units

Secondary Units

1337

R-1 Single Family Housing

350

Apartment Rowhouses

185

Duplex Rowhouses

359

2-, 3-, & 4-plex Rowhouses

373

2-plex Large Lot Hillside

204

population of the city. The potential increase in population (from vacant

Large Lot- Hillside

209

Senior Assisted Living

100

parcels and SDUs) was determined using the average household size (3.5

Work/Live

and that not all remaining properties would be suitable for secondary unit development. Development of vacant parcels and SDUs would likely increase the

persons per unit) for Santa Paula using 2010 US Census data. Due to square footage restrictions, SDUs will likely accommodate smaller-sized households.

Total Units: Figure 1.11

3187

Industrial Build-Out Projection:

An average of 1.5 persons per secondary dwelling unit was based on the assumption that SDUs would be evenly divided between one person and two

areas in Santa Paula tend to be large parcels found on the outside edges of

person households. 40

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Santa Paula has active industrial areas within the city limits. Industrial

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the City and along the railway. According to the General Plan (Table LU-1),

Development Code, 2007). Non-conforming uses often cause serious

Industrial uses totaled 161 acres on 139 parcels. Several vacant parcels zoned

economic consequences for both the owners of non-conforming parcels,

for industrial uses were found during visual survey. The areas of Commercial-

and cause hindrances on future development within the area. Santa Paula

Light Industrial (C-LI) are found closer to the center of town than Industrial

reflects over a 100 years of physical development within its downtown area.

(I) uses. There were no vacant properties found with the Light Industrial (LI)

As a result of this historical development pattern, some land uses within the

designation. Figure 1.12 shows the total acres of vacant properties for each

downtown area are non-conforming (City of Santa Paula Land Use Element,

industrial zone, with the zoning ordinance’s allowable floor area ratio (FAR)

1998). Some non-conforming uses include:

applied to determine the developable area.

•Residential uses, both single family and multi-family have been developed and exist within areas deemed Commercial Office (C-O) by the current zoning

Build-Out Capacity of Industrial Vacant Parcels in City Zone

Gross Acres

FAR

Developable

Square Footage Available for

C-LI

11.21

0.35

Acres

Development

3.92

170,907.66

27.45

0.25

6.86

298,930.50

Total:

38.66

0.25

10.79

469,838.16

Figure 1.12

ordinance established by the City’s Land Use Element of the General Plan. These uses are mostly found along West Main Street, Mill Avenue, Ventura Blvd, and Santa Barbara Street (See Figure 1.13). The existence of non-conforming uses within the downtown area can be an issue both for the city’s long term physical development in the area, and

Non-Conformities Currently there are legal non-conforming uses within the downtown area of Santa Paula, which is often a result of existing land uses not conforming to current zoning policy. This is frequently a result of land uses, structures, or parcels within the city that were lawfully established or developed before an adoption or revision of a zoning ordinance, and are now prohibited or restricted under current terms of the ordinance (City of Santa Paula

economic security of land owners who own such non-conforming properties. The city should consider establishing a foundation for future development through the creation of more flexible zoning techniques. Form base codes and mixed-use development are both examples of flexible zoning techniques that could potentially solve this issue (City of Santa Paula Development Code, 2007).

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Areas of Non-Conformity within Downtown 4 2

Legend

Form base codes are a way of regulating development by controlling physical form with a lesser focus on land use designations. Form based codes focus on addressing the relationship between facades and the public realm through the use of development regulations. This zoning technique is a contrast to conventional zoning, which often segregates land uses, leading to development issues such as non-conformities (Form Based Code Institute, 2011).

Historical development within the city has caused certain land uses to been incompatible with each other. Incompatibility can be defined as conflicts resulting from certain uses negatively affecting other uses. As a result, land use incompatibilities can cause major issues within the city. Noise, pollution, and other safety hazards can arise as a result of use incompatibility. These conflicts negatively affect residents and citizens in contact with them,

Mixed-use zoning is a technique that also addresses non-conforming uses within the downtown area. Mixed-use zones provide flexibility of use in areas that are currently in non-conformity by allowing a mixture of uses

ultimately causing safety concerns with the city. Some particular examples of land use incompatibilities are as follows: â&#x20AC;˘ Light industrial uses directly adjacent to the downtown commercial core

in an area otherwise zoned for a single land use. Mixed-use zoning can be

of Santa Paula. These uses are found specifically along East Main Street,

either horizontal or vertical. Vertical mixed-use is established by mixing uses

Ventura Street and South 12th Street to East Garcia Street.

within one single structure multi-level structure. For example, establishing

â&#x20AC;˘ Residential and commercial retail uses located near the railroad that

commercial retail uses on the bottom level of the structure, while

bisects the city. These use incompatibilities are located specifically along

establishing either office or residential uses on the upper levels. This differs

Santa Barbara Street and 7th Street to West Main Street.

from horizontal mixed-use through the physical arrangement of structures, or parcels. For example, a particular structure could be a commercial retail use, and be directly next to another structure that is a completely different use. The grouping of uses within one particular zone is a way that increases flexibility in development and regulation for areas such as downtown Santa Paula.

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Incompatible uses can cause major land use conflicts associated with safety and other hazards; as a result the city must look to addressing these issues by establishing safety and hazard improvements. The city can implement improvements to lessen the impacts of incompatible uses, including: Improving aesthetics around light industrial use to lessen the visual impact on commercial uses, building noise barriers and safety fencing

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to alleviate noise and safety issues associated with the railroad in the vicinity

the conditional-use permitted uses of East Area 1 and the Permitted uses in

of commercial and residential uses, and developing regulations to alleviate

the Railroad District give an example of commercial development uses. The

pollution impacts associated with industrial uses.

building requirements for East Area 1 also give a comparison of the future development and the current Downtown area of Santa Paula.

Downtown Commercial Identity The Santa Paula Downtown Improvement Plan has two goals that apply directly to commercial land use. The first goal is the development of the Downtown retail core by establishing an attractive pedestrian-oriented shopping center. The second goal is to establish design and development guidelines, which emphasize the enhancement and restoration of the original structures and maintenance of the distinctive architectural character of each building. In order to accomplish these goals is it necessary to understand the commercial development of East Area 1 and the requirements for commercial development standards in the General Plan. The General Plan of Santa Paula allows 135 acreage of commercial use and 289 parcels according to the Land Use section (General Plan Lu-7). The predicted commercial development of East Area 1 is 260,000 square feet according to the East Area 1 Specific Plan. The commercial uses of East Area 1 allow for certain developments through the requirement of a CUP (Conditional Use Permit). In contrast with East Area 1, the Railroad District has certain permitted uses. (See Figure 1.14) Both

The building size, massing, and facade of East Area 1 require: • Buildings must be composed of 1 or 2 story volumes • Buildings on corner lots shall be designed with two facades of equal

architectural expression meaning that both sides facing the street

must be the same style

• Façade height can be achieved through false fronts • Retail or office space must be oriented toward the street, rather than service rooms

A goal of the Downtown Specific Plan of Santa Paula is to create an Comparison of Commercial Uses East Area 1

Railroad District

Conditional Use Permit (CUP)

Permitted Uses

Auditorium

Indoor Recreational Center

Conventional Hall

Health Club

Theater

Bowling Alley

Batting Cages

Billiard and Pool Hall

entertainment district downtown that attracts locals and visitors. The available development of commercial use in the downtown area of Santa Paula is 52,141.32 square feet according to the build-out projections calculated earlier in this chapter. This available development can include entertainment and tourism uses. The facades of new development must

Cultural Center Library

apply to the downtown specific plan requirements. The Downtown Specific

Museum Massage Establishment

Plan says there is currently not a significant demand for a movie cinema

Skate Park

development in the Downtown area however the need for an entertainment

Slot Car Racing Figure 1.14

core would likely involve the development of a movie theater.

East Area 1 is in close proximity development that will provide housing and commercial development for the projected population. The East Area 1 allows for 76,230 square feet of neighborhood, commercial and hotel use

Recommendations The new businesses and cultures that are revitalizing downtown have

designated in the General Plan. The East Area 1 Specific Plan would include a

initiated positive change to its economic base. Current conditions, however,

total of 285,000 square feet of neighborhood commercial. The project would

such as the vacancy rate, the physical condition of some of the structures,

include a maximum of 435,000 square feet of commercial/light industrial

the condition of streetscapes, and the lack of diversity of businesses, require

land uses. An estimated average of 62,143 square feet of these uses will

changes to be made. Moreover, the addition of a new commercial area in

be constructed annually. (See Figure 1.14) Based upon the current non-

East Area One, will be in close proximity to the 1500 new houses, and will be

residential land use mix proposed for the project, a daytime population of

more convenient for East Area One residents then traveling to Downtown

1,305 people are anticipated to be generated from the development.

Santa Paula. Changes to zoning ordinances and land use designations can help maintain the Downtown livelihood through the process of maintaining and developing the current area. The city can offer tax abatements to certain

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types of establishments in the downtown area to promote development and encourage commercial development. The Downtown area of Santa Paula can be maintained through proper implementation of land uses.

DOWNTOWN SANTA PAULA MUST INTENSIFY DEVELOPMENT IN ORDER TO MEET THE NEEDS OF THE EAST AREA 1 EXPANSION AREA. East Area 1 is located on the North Side of HWY-126, east of the City of Santa Paula. Currently this area encompasses 541 acres of underdeveloped agricultural land. The owner of this land, the Limoneira Family, has plans to develop the land for future residential development and annexation into the City of Santa Paula. This development will entail 1,500 new homes, 150,000 square feet of retail and office space, as well as 200,000 sq. ft. of new light industrial uses (East Area 1 Specific Plan DEIR, 2008). With the incorporation of the East Area 1, Santa Paulaâ&#x20AC;&#x2122;s population will expand by an estimated 5,280 residents. This projection was calculated using the estimated household size of the city of Santa Paula, 3.49 persons per household (US Census Bureau,

Rendering of East Area 1 Development

2000), multiplied by the number of dwelling units which will be constructed in the East Area 1 development(East Area 1 Specific Plan DEIR, 2008). These

1.4 OPPORTUNITIES AND CONTRAINTS

residents will require employment, as well as everyday shopping needs. This population increase will provide ample opportunity for downtown Santa

1.4.1 Opportunities

Paula to expand in order to meet the needs of the East Area 1 expansion area.

East Area 1 Expansion Downtown Entertainment

The Downtown area entertainment core does not currently have a cinema,

nice weather throughout the year also makes the development of outdoor

CREATING AN OPPORTUNITY TO REVITALIZE THE CURRENT OUT OF USE

dining logical. A goal in the Downtown Improvement Plan is to establish, “an

MOVIE THEATER in order to establish the presence of an entertainment

attractive well-operated well maintained mix of retail, entertainment, dining

core. A second-hand style theater that offers viewings of movies that have

services, and office that can draw locals and visitors to the downtown on a

been previously released at an admission cost of five dollar or less will be

regular basis at all times of the day.” Outside dining at local eateries can help

a catalyst for creating an entertainment core in the Downtown area. The

accomplish this goal in the Downtown area.

Land Use Element of the General Plan states, “the Downtown area is the traditional commercial center of the City, and its well-being is essential to the community’s identity and the sustenance of commercial activity in the City’s core.” (LU-48) If the residents travel to outer areas to attend other cinemas and restaurants, the Downtown area of Santa Paula loses the possible captured revenue. A Movie Theater will help draw locals and visitors to the Downtown area at different times of the day. The revitalization of the current Movie Theater would act as the main catalyst for creating an entertainment core in the Downtown area of Santa Paula.

The City of Santa Paula has demonstrated several opportunities for developing a more vibrant, healthy downtown core. Santa Paula has over 100 years of historical development, which, in comparison with most other cities and communities within Ventura County, makes it exceptionally historical in character. Reflecting this historical character is the specific arrangement of land uses within the downtown core of Santa Paula. Historical development has created a mix of different uses within certain areas of the downtown.

The wide sidewalks of the Downtown area offer pedestrians comfortable

These existing mixed uses are often neighboring each other, and coupled

walking distance between the street and the access to Downtown

with SANTA PAULA’S HIGHLY DENSE TRADITIONAL DEVELOPMENT STYLE

storefronts. The wide sidewalks CREATE AN OPPORTUNITY FOR OUTSIDE

HAVE CREATED THE OPPORTUNITY FOR HEIGHTENING THE WALKABLITY AND

DINING that can help increase the presence of an entertainment core in the

VIBRANCY OF THE AREA THROUGH THE PROMOTION OF FLEXIBLE ZONING

Downtown area. The General Plan Special Study areas/overlays section 113,

TECHNIQUES.

when referring to the Downtown area, states, “allow for the development of outdoor dining, including on sidewalks and in other right-of-way areas.” The 48

Traditional Development Pattern

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The City of Santa Paula has presented an opportunity to promote vibrancy

Residential Development

and walkability by building on its existing historical development patterns and promoting flexible zoning techniques. Historical development patterns have established a mix of commercial and residential uses in a relatively compact area. Recent approaches to downtown revitalizations such as smart growth and new urbanism suggest that mixed use development effectively promotes walkability and vibrancy within downtowns. Areas within Santa Paula’s downtown core, specifically along Main Street, 10th street, Mill Street

THE CITY OF SANTA PAULA HAS AN OPPORTUNITY TO CREATE A DENSER AND MORE COMPACT CITY THROUGH INFILL DEVELOPMENT. Vacant parcels and secondary dwelling units are key elements in Santa Paula to create opportunities for more housing and residential infill development. Vacant R-1 parcels are found throughout the city (as discussed in the

and Ventura Street reflects a mixed-use development pattern. These are

Future Needs section of this chapter). DEVELOPMENT OF VACANT PARCELS

primarily commercial areas, yet they neighbor many residential uses. This

PROVIDES NEW HOUSING OPPORTUNITIES WITHIN THE CITY LIMITS.

type of development style is commonly referred to as horizontal mixeduse development, meaning that a mix of different uses is occurring directly aside, or within the vicinity, of each other. Allowing mixed-use development, through flexible zoning techniques that permit vertical or horizontal mixeduse would encourage vibrancy and walkability within the downtown area by spurring revitalization, and promoting pedestrian and bicycle travel (Metropolitan Area Planning Council, 2011). THE ARRANGEMENT OF EXISTING LAND USES PRESENTS AN OPPORTUNITY FOR THE CITY TO BUILD ON THESE EXISTING USES AND MAKE POSSIBLE MIXED-USE DEVELOPMENTS.

Secondary Dwelling Units (SDUs) are allowed per Santa Paula’s zoning ordinance. DEVELOPMENT OF ADDITIONAL SDUS WILL PROVIDE NEW HOUSING (AND POTENTIALLY AFFORDABLE HOUSING) OPPORTUNITIES. Examining other cities with successful SDU programs, such as Santa Cruz, provides insight in ways that Santa Paula can encourage development of SDUs. A key element is the ESTABLISHMENT OF A SECONDARY DWELLING UNIT DEVELOPMENT PROGRAM. A strong development program would provide blueprints of several types of SDUs, fast-track service for permitting, and reduced barriers to developing affordable SDUs (HUD, Office of Policy Development and Research, 2008).

within the downtown. It may be likely that with the development of East Area

1.4.2 Constraints

1, residents will be more likely to shop in conveniently located shops within East Area 1 rather than in the downtown core.

East Area 1 Development DEVELOPMENT OF EAST AREA 1 MAY DEVELOP COMPETING COMMERCIAL CENTERS LOCATED WITHIN THE CITY OF SANTA PAULA. The Expansion Area of East Area 1 may pose challenges to the downtown through a variety of reasons. As the City of Santa Paula expands into the East Area 1 plan area, there will be a dramatic change in the size and dynamic of the City. Development of East Area 1 will change the economic make up of Santa Paula, this change will occur due to the addition of 1,500 new homes all but 75 of which will target a market which earns 200% and above of the

The initial start up cost and fees of a movie theater can be expensive. The expenses MAY HINDER THE DEVELOPMENT OF A MOVIE THEATER in the downtown area of Santa Paula. The return on the initial investment will take time to recover; however the draw to the downtown area and increase use in retail could revitalize the economic stimulus in the Downtown area and provide benefits for other businesses. Outdoor dining is supported and encouraged by the design guidelines

Ventura County Median Income (East Area 1 Specific Plan DEIR, 2008). The

and the General Plan. The Santa Paula Municipal Code 124.09 states,

development of East Area 1 will not only change the dynamic of the City,

â&#x20AC;&#x153;Permits cannot be issued for outdoor dining in a street or alley.â&#x20AC;? This

it will also change the commercial centers located within Santa Paula. The

HINDERS THE DEVELOPMENT OF OUTDOOR DINING ON THE SIDEWALK in

East Area 1 plan calls for the development of 150,000 square feet of retail

the Downtown Area of Santa Paula. These conflicting documents make

and office space. These 150,000 square feet of retail and office development

it difficult for implementation of development in the Downtown Area of

allows for uses including: general commercial, office, grocery store, and Inn/

Santa Paula because the allowable use is somewhat uncertain and unclear.

Hotel uses. (East Area 1 Specific Plan DEIR, 2008)

The development of bars in the Downtown Area is an issue because of

As East Area 1 develops 150,000 sq. ft. of retail and office space, the newly located residents will have the option of shopping within East Area 1 or 50

Development Costs

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secondary indirect effects. This development has been a previous issue for the Downtown area and is HINDERED BY SECONDARY INDIRECT EFFECTS.

Because of previous issues with bars and the effects that have followed in

for such business owners to improve and expand their businesses, and as a

the past, it is not recommended to implement these establishments in the

result stifle future local development.

Downtown area, however restaurants are encouraged according to the General Plan.

Non-Conformities Historical development patterns within the downtown area have formed

Residential Development Vacant R-1 parcels are scattered throughout the city. The parcels are also owned by many different private owners. Properties capable of adding SDUs are also privately owned. DEVELOPMENT OF VACANT PARCELS AND SDUS

a mix of different uses in close vicinity to each other; this has created non-

ARE CONSTRAINED BY PRIVATE OWNERS’ WILLINGNESS TO DEVELOP. While

conformities between existing developments within the downtown and

there are ways of encouraging development within the city, demanding

current zoning designations. Non-conformities are often a consequence of

private owners to develop a property oversteps the authority of the City.

land uses, structures, or parcels that were lawfully established before the adoption of citywide zoning ordinance, and have become non-conforming over time. This is prototypical in older communities such as Santa Paula, and often leads to inconsistencies in land use designations. THE LEGAL NON-CONFORMING USES WITHIN THE DOWNTOWN AREA HAVE CREATED CONSTRAINTS ON ECONOMIC DEVELOPMENT, AND FURTHER HINDERED AESTHETIC AND DESIGN IMPROVEMENTS WITHIN THE DOWNTOWN CORE. This can be an issue for the City’s long term development goals, and the

Even though SDUs are allowed in the zoning ordinance there are issues of feasibility in increasing the amount of SDUs within Santa Paula. THERE ARE SUBSTANTIAL UPFRONT INVESTMENT COSTS (I.E. DESIGN, PERMITING, CONSTRUCTION) FOR A PROPERTY OWNER TO BUILD AN SDU. DUE TO LIMITED MARKET LENDING AVAILABLITY, PROCURING FINANICING FOR SDU PRODUCTION IS PROBLEMATIC. (City of La Mesa Housing Constraints, 2005) The majority of SDUs are built by the individual landowner,

economic stability of business owners of non-conforming parcels. The

whereas medium- or large-scale infill developments are

economic hindrance resulting from non-conforming uses make it difficult

undertaken by professional developers. (Wegmann and Nemirow, 2011) In this way, development of SDUs takes places in a much

more informal and flexible method. THE METHOD OF PRODUCTION AND

civic or industrial. The inconsistencies between community preference and

MANAGEMNT OF SDUS MAKES IT DIFFCULT TO PROJECT THE QUANITY THAT

City zoning regulations indicate that the community would like to see certain

SDUS WILL ADD TO THE CITY’S HOUSING SUPPLY.

land use developments within areas currently zoned residential, civic or industrial (See Figure 1.15). The following are highlights of specific locations where these inconsistencies were found:

1.5 COMMUNITY INPUT

•

Many community members placed open space and medical land

uses as preferences within the City’s northeastern most residential areas,

1.5.1 Land Use Non-conformities and Incompatibilities In an effort to gauge resident’s opinions regarding land use preferences within Santa Paula, data was gathered from a community input workshop

specifically along 10th Street, 11th Street, and High Street. These areas are primarily single or multi-family residential areas, zoned either Medium Density Residential (R-3) or Single Family Residential (R-1) • Community members also demonstrated preferences for library/

outside a local grocery store in the fall of 2011. During the workshop,

educational uses, lodging/ hotel and commercial shopping within the City’s

community members were asked to place stickers representing land

northwestern residential areas, specifically along McKevett Heights Road,

use preferences in certain locations on a large map of Santa Paula. These

Palm Street and Santa Paula Street. These areas are currently zoned

preferences included: coffee shops, library/ education services, shopping,

• Within the downtown area community members’ preference night clubs,

civic uses, gas stations, hospital/ medical uses, bank, and lodging/ hotel uses.

banks and commercial land uses within areas currently zoned Medium Family

While analyzing the data compiled from this workshop, it was found that

Residential (R-3), or Institutional / Civic (IN).

community members frequently placed stickers in locations on the map that did not align with current established zoning regulations. Many community members placed commercial and civic/ recreational land use images in areas specifically zoned residential. While others placed preferences for medical, library/ education, and park/ open space uses in areas currently established 52

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1.5.2 Community Positive Responses for Downtown Two community outreach events took place in Santa Paula during the Fall of 2011. Surveys were conducted at each of these events. The information

DOVE

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Santa Paula Hospital

Existing Land Uses d

was collected in various locations including: downtown, the Santa Paula

The top three elements received two-thirds of the responses, and each

Shopping Center on Steckel Drive, and the soccer fields on Telegraph Road.

of the remaining elements accounted for less than 10% of total responses.

Surveys were available both in English and Spanish so that people could

Outdoor elements such as the “natural environment,” “plants,” and “parks”

understand and respond to the questions in the language that was most

were noted by responders as a positive in downtown. (For more discussion

comfortable for them.

on this topic see the Community Input section of Chapter 4: Open Space/

Figure 1.16 displays the compiled results for the question (which was asked during both events) “What do you like most about downtown?” Responders could answer with any response and were not limited to preset options. The survey teams gathered 149 responses for this question. The majority of responders said they like stores, restaurants and theater downtown (47 responses). Of those, “shopping or shops” was liked by the most number of people (35 responses). (For more discussion on this topic see the Community

Natural Resources/Parks and Recreation/Health/Community Services/Safety.) While the great majority of responders found at least one element they liked about downtown, there were 8 people who answered that there was “nothing” they liked. This might suggest that there is a portion of population that is firmly unhappy with the state of Downtown.

1.5.3 Santa Paula Entertainment

Input section of Chapter 2: Population/Housing/Economic Development.)

Two community outreach events were held in order to receive the input

People also liked the general aesthetics and architecture of the downtown

from both local residents and visitors to the City of Santa Paula. The events

area (26 responses). Nearly the same amount (25 responses) responded

were held on October 9th and 29th at designated community areas including

that they like the “small-town feel,” with downtown being “clean” “quiet” and

the local soccer field and outside of a supermarket. Families gathering at

“safe.” (For more discussion on this topic see the Community Input section

the local soccer field were a main source of information that gave a distinct

of Chapter 3: Urban Design/Culture and History.) These responses seem to

viewpoint compared to teenagers or visitors. Both the viewpoints of people

indicate people like the overall “small-town” aesthetics, atmosphere, and

who have seen the city change overtime and people simply passing through

shopping that are found in downtown Santa Paula.

the city were gathered in our collection of data. The future wants according to the answers of the surveys conclude entertainment ranking among the highest that includes restaurants, theater,

s a n t a

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c o m m u n i t y

p r o f i l e

land use

What do you like most about downtown?

and more variety in shopping. The question, “what would 50

you like to see Downtown,” allowed participants to explain their future wants and needs in their city. The data includes

displays their future wants in the Downtown area (See Figures 1.17 and 1.18). These findings can draw a connection

40 Number of Responses

information from both community outreach events, and

to the need of an entertainment core in the Downtown area

35 30

“Important quotes- cae 26

ne condiis licis oma

20 15 10

epudae quo es at”

13 8

of Santa Paula.

Element

Figure 1.16

Survey Responses What would you like to see?

Responses

Shopping (more variety, restaurants, theater

103

Streets, Parking, Transportation

Youth Amenities

Safety

Nature, Parks, Streetscape

Nothing

Activities

Other

Figure 1.17

9 5

1.5.4 Downtown Land Use In the Fall of 2011, surveys were distributed to___ [need

were discussed in the survey was the type of uses which members if the community wants to see located within the

survey amounts from community team] individuals of Santa

downtown. Visitors and residents were asked to respond

Paula in a variety of areas throughout the city. These areas

to the following question: “When considering potential

include: Vons Supermarket, the downtown area, as well as

property uses, what would YOU like to see happen with

the soccer fields located within the East Area 1 Expansion

the downtown area? Would you like to see it become more

area. There surveys were distributed in order to gauge the

commercial, leave it the way it is, or would you advocate for

opinions of residents and visitors of the City of Santa Paula.

more changes? Maybe you just want a healthy mix? Please

What Changes Would You Like to See Downtown

give any other comment or details” The following are written responses from residents and visitors of Santa Paula to the above question: • Stronger Business Community • I would like to see it become a more diverse mix of commerce • More interesting shops • More public spaces • More stores and places where teens can go

Figure 1.18

This survey includes a variety of question which ask residents and visitors their thoughts on Downtown, the strengths and weaknesses of the City, as well as the conditions of streets located within Santa Paula. One of the land use issues which

s a n t a

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c o m m u n i t y

p r o f i l e

land use

• More residential • A healthy mix of uses (Source: Community Input Surveys, 10-29-11) After totaling all of the responses, this data was placed into a bar chart in order to better understand what the residents

and visitors of Santa Paula believed their downtown should be (See Figure 1.19). The majority of responses suggested that downtown have predominately commercial uses with

â&#x20AC;&#x153;Important quotes- cae

21 persons responding in this way. The second largest

ne condiis licis oma

response was for a healthy mix of commercial and residential

epudae quo es atâ&#x20AC;?

located within the downtown. Through use of this survey, the community was able to input their own ideas and suggestions as to how they believe downtown should be.

Figure 1.19

This chapter covers the current conditions of the City of Santa Paula’s

Methodology

population, housing characteristics, and economy along with projections concerning these issues. The population section of this chapter will discuss various characteristics of the Santa Paula community and use projection

2.1.1 Data Gathering This chapter used information from various sources of material to

methods to forecast issues the city is likely to encounter in the future.

support the Existing Conditions, Future Needs, and Opportunities and

The housing portion will examine the affordability, types, quantities, and

Constraint sections. The sources used included (list the sources used and the

conditions of the current residential units within Santa Paula and use the

information they provided below):

population projections to forecast the future housing needs of the city.

ˇˇ

The 2010 Santa Paula Housing Element. This document contains

The economic development section will discuss current characteristics

data from the 2000 census along with the Regional Housing Needs

of Santa Paula’s economy such as: jobs, workforce, industries present in

Assessment and the Ventura Homeless Count. This information was

the city, and characteristics of the downtown commercial core. All of this

used to analyze the current condition of housing, housing tenure,

information will be used to determine future needs of the city and develop

and special needs.

a list of opportunities and constraints the city faces in fulfilling those needs. Additionally, this chapter will include input from the community related to all

ˇˇ

The East Area One EIR. Along with analyzing the environmental of the development East Area one, this document addresses the

of the above topics. 60

s a n t a

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p r o f i l e

p o p u l a t i o n . h o u s i n g . e c o n o m i c d eve l o p m e n t

Population . Housing . Economics

ˇˇ

housing and economic effects the newly annexed area will have on

housing. “Affordable to low-and moderate-income households” means

the Downtown;

that at least 20 percent of the units in a development will be sold

Survey data and mapping exercises .The October 9th visit consisted

or rented to lower income households, and the remaining units to

of surveys conducted within the downtown as well as at Vons. The

either lower or moderate income households. Housing units for lower

outreach event held on October 29th took place throughout the

income households must sell or rent for a monthly cost not greater

Downtown, the Halloween Parade, and the Soccer Fields. These

than 30 percent of 60 percent of area median income as periodically

survey results allow the chapter to include preliminary data of what

established by HCD. Housing units for moderate income must sell or

residents think about the economic and housing conditions of

rent for a monthly cost not greater than 30 percent of area median

Santa Paula as well as what needs to be changed.

income.

In addition, newspaper articles from the countywide newspaper, The

ˈˈ

Age Cohort: Grouped by age.

ˈˈ

Agriculture: Use of land for the production of food and fiber, including

Ventura Star along with the local Santa Paula Times were used to be aware of events and news within the Santa Paula along with the community’s stance

the growing of crops and/or the grazing of animals on natural prime or

on certain issues such as affordable housing.

improved pasture land.

2.1.2 Definitions ˈˈ

ˈˈ

Agritourism: involves any agriculturally-based operation or activity that

Affordable Housing: Housing capable of being purchased or rented

brings visitors to a farm or ranch. Agritourism has different definitions

by a household with very low, low, or moderate income, based on a

in different parts of the world, and sometimes refers specifically to

household’s ability to make monthly payments necessary to obtain

farm stays, as in Italy. Elsewhere, agritourism includes a wide variety c a l

p o l y

s a n

l u i s

o b i s p o

of activities, including buying produce direct from a farm stand,

governments to evaluate relative fiscal merits of general plans, specific

navigating a corn maze, picking fruit, feeding animals, or staying at a

plans, or projects.

B&B on a farm.

ˈˈ

Housing Tenure: Owner vs. renter availability for housing.

ˈˈ

Housing Unit: A house, an apartment, a mobilehome or trailer, a group

Central Business District (CBD): The major commercial downtown center of a community. General guidelines for delineating a downtown area are defined by the U.S. Census of Retail Trade, with specific

of rooms, or a single room that is occupied as a separate living quarters,

boundaries being set by the local municipality.

or, if vacant, is intended for occupancy as a separate living quarters (2000 U.S. Census definition).

ˈˈ

Condominium: A structure of two or more units, the interior spaces of

ˈˈ

which are individually owned; the balance of the property (both land

ˈˈ

Infill Development: Development of vacant land (usually individual lots or leftover properties) within areas that are already largely developed.

and building) is owned in common by the owners of the individual units. ˈˈ ˈˈ

Moderate-Income Household: A household with an annual income

Developable Land: Land that is suitable as a location for structures and

between the lower income eligibility limits and 120 percent of the

that can be developed free of hazards to, and without disruption of, or

area median family income adjusted by household size, usually as

significant impact on, natural resource areas.

established by HUD for the Section 8 housing program. (See “Area” and “Low-Income Household.”)

ˈˈ

Fiscal Impact Analysis: A projection of the direct public costs and revenues resulting from population or employment change to the local jurisdiction(s) in which the change is taking place. Enables local

ˈˈ

Jobs/Housing Balance; Jobs/Housing Ratio: The availability of affordable housing for employees. The jobs/housing ratio divides the number of jobs in an area by the number of employed residents. A

s a n t a

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p r o f i l e

p o p u l a t i o n . h o u s i n g . e c o n o m i c d eve l o p m e n t

ratio of 1.0 indicates a balance. A ratio greater than 1.0

2.2 EXISTING CONDITIONS

indicates a net in-commute; less than 1.0 indicates a net out-commute.

Low-Income Household: A household with an annual income usually no greater than 80 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by HUD for the Section 8 housing program.

2.2.1 Population The population of the City of Santa Paula has been fairly stationary in recent years. According to the United States Census the population in the year 2000 was 28,598 people. The city grew to 29,321 people by the year 2010, an increase of 723 or 3 percent. This is far below the almost 14 percent increase in population Ventura County experienced during the same period of time (see figures 2.2a & 2.2b).

Retail Capture: When member of a community spend money

Population in the Region

within the city limits.

Santa Paula is the fourth smallest city in Ventura County and has been since 2000. Santa Paulaâ&#x20AC;&#x2122;s population of roughly

Retail Leakage: When members of a community spend

30,000 is considerably lower than some of the surrounding

money outside that community or when money spent inside

cities within Ventura County: City of Ventura at 106,730;

that community is transferred outside the community.

Oxnard at 198,484; and Camarillo at 65,406. The fact that

Source: Delano Community Profile Chapter 2

Santa Paula is smaller than many of its neighboring cities has many implications when it comes to issues such as services and amenities available to residents, s well as the attraction or leakage of such revenue sources as sales tax.

Race and Ethnicity Although the city’s overall population has not changed considerably in the past decade there have been notable changes in subgroups amongst the population. The U.S. Census provides information on the different racial and ethnic groups within Santa Paula. In 2000 the largest racial group was White, with 15,795 people. By 2010 this group had increased to 18,458 people, which is 17 percent increase as seen in Figure 2.2a. This trend is not

Figure 2.2a Source: US Census 2000 & 2010

representative of Ventura County as a whole with the proportion of Whites in the county decreasing from 73 percent to 69 percent between 2000 and 2010 (Figure 2.2b). Reporting ethnicity as separate from race, the census shows people of Hispanic or Latino origin to be the largest ethnicity within Santa Paula. In the year 2000 there were 20,360 people of Hispanic or Latino origin which represented 71 percent of the population. By 2010 this number had grown to 23,299, almost 80 percent of the city’s total population. As shown in Figure 2.2a people of Hispanic or Latino origin increased by 14 percent while the total population only increased by 3 percent from 2000 to 2010. This increase is relatively smaller than with the Ventura County’s 32 percent increase of people of Hispanic or Latino origin in the same period of time.

Figure 2.2b Source: US Census 2000 & 2010

Age and Gender Age is an important population characteristic because different age groups often have different housing needs. For example, younger families are likely to live in apartments while families with head of households between the ages of 35 and 65 are more likely to live in condominiums or single family homes. The median age for Santa Paula is approximately 31, which is lower than Ventura County’s median age of just over 36. The distribution of

s a n t a

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p r o f i l e

p o p u l a t i o n . h o u s i n g . e c o n o m i c d eve l o p m e n t

population over five year age cohorts shown in Figure 2.2c displays the high number of youth and suggests a large

2.2.2 Housing A discussion of existing household and housing

presence of younger families within the city. These numbers

characteristics housing throughout Santa Paula is necessary

representing the younger population of Santa Paula allude to

to help define current and future housing needs the City..

a different housing demand than the surrounding area.

The organization of this section is based on the Santa Paula 2010 Housing Element. This section is organized as follows, household characteristics, affordability, and special needs housing. Existing conditions of the affordability section covers different housing needs ranging from households with incomes that are “very low” to “above moderate”. The special needs section will also cover services required for special needs residents including homeless shelters and

Figure 2.2c Santa Paula Population Cohort Source: U.S. Census, 201

housing for large families.

Types of Available Housing Santa Paula detached homes dominate the current housing market. Over 60 percent of the housing stock comprised of single-family detached homes. In contrast approximately 22 percent of the total available housing units are multifamily homes, with less than 10 percent single Figure 2.2d Ventura County Population Cohort Source: 2010 U.S. Census

person occupancy units (Santa Paula Housing Element,

2010). Santa Paulaâ&#x20AC;&#x2122;s current housing stock is not currently providing diverse

types. This new construction should help provide homes to the portion of the

housing options to the community

population that Santa Paula is currently not providing for. The Cityâ&#x20AC;&#x2122;s current housing trends and new construction is providing the families of Santa Paula units along with the affordable aspect of high-density housing.

Age of Existing Housing Stock

For the most part, homes in Santa Paula were built between 1939 and 1980, with the majority of them coming before 1970. Many of these homes built

Vacancy Rates Vacancy rates convey the number of households that are left unoccupied in

prior to 1970 have been surveyed by the City and needing upkeep, including

a particular area. According to the 2010 U.S. Census 4.6 percent of the 8,347

the removal of lead-based paint. Figure 2.2h shows the age of homes rented

total housing units in Santa Paula are vacant. This is a considerable increase

and owned within Santa Paula.

from the 2.5 percent vacancy rate recorded by the 2000 census within Santa Paula. This correlates with Ventura Countyâ&#x20AC;&#x2122;s increase from a 3.4 percent to a

Figure 2.2e Source: U.S. Census 2000

5.2 percent vacancy rate from the 2000 to the 2010 census. These vacancy rates are shown in Figure 2.2f below The 2010 Housing Element does not address the updated census numbers so the increase in vacancy rates is

Housing Trends

currently unknown.

Aside from the current housing stock of detached single-family homes, the construction rates according to the 2010 Housing Element exhibit a slightly different trend. The Housing Element reports 42 percent of newly constructed units between 2000 and 2007 are still dedicated to single familyhomes; however, approximately 30 percent would be multifamily homes (Santa Paula Housing Element, 2010). A great percentage of these multifamily homes will be condominiums, apartments, and other high-density housing 66

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Santa Paula has a larger average household size than that of Ventura County. The City’s 2010 average household size was 3.5 persons per household compared to the County’s Figure 2.2f Source: U.S. Census, 2010

3.04 persons per household. This disparity in household sizes between Santa Paula and Ventura County can be more

Household Size Between 2000 and 2010, the total number of households

clearly seen when considering household sizes for renteroccupied households. The average household size for renter-

in the City of Santa Paula increased by 211 or 2.6 percent

occupied households in Santa Paula is 3.74 persons per

(Figure 2.2f ). This suggests that there was some new housing

household, compared to Ventura County’s 3.09 persons per

construction during this time. Through these ten years, the

household. Unique household traits can also be seen when

city’s household growth rate of 2.6 percent was lower than

looking at Santa Paula’s average household size for renter-

the overall county growth rate of 9.7 percent. Housing is

occupied households compared to its average household

being created at a much slower rate compared to Santa

size for owner-occupied households. The city’s average

Paula’s surrounding areas. The county population grew at a

household size of renter-occupied households, 3.74 persons

rate of 9.3 percent. According to the 2010 census, between

per household, is considerably larger than its average for

2000 and 2010 the population in Santa Paula increased

owner-occupied households, which is 3.31 persons per

nearly 2.5 percent, from 28,598 to 29,321. Over the past

household.

decade, there has been slow housing growth in Santa Paula compared to the rest of Ventura County (Figure 2.2f ). With the implementation of the East Area Specific Plan, the city is expected to see a considerable population increase.

Average Household Size

Santa Paula Households 10,000 9,000 8,000

Number Of Households

7,000 8,136

8,347

6,000 5,000

Santa Paula

s a n t a

3.0

3.50 3.04

2.5

2.90 Total

2.0 1.5 1.0 0.5 0.0

Santa Paula

Ventura County

California

Ventura County

Tenure

% increase in number of households 2000-2010

Existing conditions of tenure are assessed in order to see the relationship between renter versus owner occupied unit. The Santa Paula Housing Element states tenure helps address that â&#x20AC;&#x153;communities need an adequate supply of units available both for rent and for sale in order to accommodate a

9.7%

range of households with varying incomes, family sizes and composition, and lifestyles.â&#x20AC;? and the effect on the cost of living. The US Census records tenure

2.6% Santa Paula

as, the number of owner-occupied households compared to renter-occupied Ventura County

p a u l a

c o m m u n i t y

households. This information is an indication of how affordable housing in a particular area actually is. Areas with an inadequate number of affordable

Figure 2.2h Source: US Census Bureau, 2010

3.5

Figure 2.2i Source: US Census Bureau, 2010

Figure 2.2g Source: US Census Bureau, 2010

10.0% 9.0% 8.0% 7.0% 6.0% 5.0% 4.0% 3.0% 2.0% 1.0% 0.0%

Persons per household

4.0

housing, people rely on the available rental units. According to the 2010

p r o f i l e

p o p u l a t i o n . h o u s i n g . e c o n o m i c d eve l o p m e n t

census, fifty-six percent of households in Santa Paula were owner-occupied leaving forty-four percent to renter units. This shows that Santa Paula provides relatively affordable homes for purchase. With the number of residents paying more than they can

Figure 2.2j Source: Santa Paula Housing Element, 2010

afford, residents need more affordable/ rental units. The Housing Element states, “the median sales price of a resale single-family home in 2007 was about $540,000 – well beyond the reach of low-income families.” The Housing

Cost and Affordability The affordability of housing outlines not only the price

Element later explains renting to be a more affordable option

of homes, but also how much residents have to struggle to

for the community, the average 2 bedroom home ranges

afford to live in Santa Paula. According to the 2010 census,

from $1,100 to $1,250 per month. However, as mentioned

46.7 percent of Santa Paula residents are paying more than

above, some families may be “doubling up” in order to afford

they can afford for housing (Santa Paula Housing Element,

housing. In comparison, the 2010 census shows that 64%

2010), demonstrating the need for affordable housing

of households occupied by owners in Ventura County while

within the City. Affordability must be addressed to provide

36% are renter occupied. As a result the tenure in Santa Paula

for the needs of the Santa Paula community consisting of

has a greater percentage of owner-occupied homes, than

lower to moderate-income residents, as noted by the Santa

Ventura County, providing another option to the county to

Paula General Plan Housing Element. Extremely low-income

purchase a home and a lower cost of living.

housing is defined within the Housing Element as housing “cost burden greater than 30 percent of income” (Santa Paula Housing Element, 2010). Approximately 19.5 percent of the current homes are classified as extremely low-income

housing. 58 percent of these extremely low-income households dedicate at least 50 percent of their annual income to housing costs (Santa Paula Housing 2010).

Affordability and Surrounding Area Affordability deals with the difficulty of renting as well as purchasing a

Figure 2.2k Source: RHNA

home within Santa Paula in contrast to the surrounding Ventura County. Residents within Santa Paula have the lowest income in the County; therefore

Inclusionary Housing

homes must be more affordable. Residents, who are unable to afford to

The Inclusionary Housing Act, which was passed in 2005, has numerous

purchase a home, turn to renting. The average rental price ranges from

guidelines to ensure affordable housing within newly constructed housing

$1,100 to $1,250 per month (Santa Paula Housing Element, 2010). Aside

projects consisting of 10 or more units. The Inclusionary Housing Act was

from providing more affordable rental homes, Santa Paula housing prices

created to ensure that current residents of Santa Paula would be able to

remain out of reach to many residents. The City’s average housing costs, of

afford the newly constructed housing. The act calls for developers to comply

$540,000 (Santa Paula Housing Element, 2010) contrasts greatly with the rest

with at least one of the requirements listed, or a hybrid of a few. Within the

of Ventura. According to the Regional Housing Needs Assessment (RHNA),

Housing Element, some of the items listed include as follows:

Santa Paula will need to provide 715 new units toward very low to low-

• 15% of housing to be dedicated to low-income housing

income housing Figure 2.2k

• 10% to very low-income housing • Off-site constructions (creating affordable housing at another location) • Pay an in-lieu fee.

The Limoneira Company, developers of East Area 1, used a combination of two specifications listed within the Inclusionary Housing Act. East Area 70

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1 will â&#x20AC;&#x153;construct 75 homes (5% of constructed homes) for households where the gross annual income does not exceed

Special Needs Housing As required by the State, special needs housing has

200% of the Ventura County Median household incomeâ&#x20AC;?

been addressed within Santa Paula, by providing housing

(East Area 1 Staff Report, 2008). In addition, the Limoneira

information for a variety of residents including, persons with

Company is expected to pay an in-lieu fee of $5 million.

disabilities, the elderly, large households, female-headed

These 75 new homes will contribute to the RHNA prediction

households with children, the homeless, and farm workers.

of 462 new moderate-income housing. Santa Paula will

The following discussion on special needs housing types

need to provide additional housing types to reach the RHNA

addresses various issues, including availability and current

needs.

conditions.

Large Households The Santa Paula Housing Element defines large households as units that have five or more members. The 2010 Census shows that large family households have increased by three percent since 2000. About 24 percent of owner-occupied units are considered large households while 32 percent of rented households had five or more occupants, as shown in Figure 2.2l below. . The City currently has a lower amount of large family homes available compared to the County, Site Plan for East Area 1, housing layout. Source: East Area 1 Specific Plan, 2007

only has 17.9% of homes with more than 4 bedrooms per unit while the county has 31% of housing with 4 or

s a n t a p a u l a BOOSEY

ORCUTT

PERES

N MO

WILLARD CA NY

Airport

Single Family Homes

Tresierras Market

ALM FP OF ER T B E AY OU 126 EW Y UZ IV WA S R R B C E B D IV GI NTA DR SA

MORGAN CANYON T RA IL

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WILLARD

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Single Family Homes

TH 12

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Clock Tower

4TH

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AB ANT

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Train Station

Santa Paula Housing and Character Map

Joshua House: Rehab

OJAI

6TH

5TH

7TH

8TH

9TH

Santa Paula High School

M PAL

BLA

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26 UZ 1 CR IA A R NT M A SA TA N SA

A M E T AL LO GU ET A EV E K T C M EN GL T N L A ASA AL PLE

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6 12

D AR NA RV A L AA H A NT SA M RT DA

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Multi Family Housing

DL E

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D AR CH K RI WIC TH OU

A AP

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CANYON

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Santa Paula Hospital

BRU O RD

WHIPPLE

A HS I

POP

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Single Family Homes

ADAMS

p o p u l a t i o n . h o u s i n g . e c o n o m i c d eve l o p m e n t

UTILITY

O GE

B LIB

DOVE

F IF CL

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IP MAR

ES LOS ROBL SAY EY

V HAR

ITA ZAN MAN AKS O N FER LAND WOOD

QUAIL

p r o f i l e

H AL BIRC PLE MA

Santa Paula California

E IN YL

Harvard Place: Temporary Affordable Housing

The Oaks Community

c o m m u n i t y

Multi Family Housing

Elderly Housing

Santa Paula Housing Character

7 2

High Income Housing

more bedrooms as seen in Figure 2.2m. The Housing Element explains the

Persons with Disabilities

City responds to the need of large family homes with the use of Section 8

The 2010 Santa Paula Housing Element describes a variety of disabilities

housing, providing larger affordable homes to residents along with other

from work related to mental and sensory disabilities that constitute special

housing programs.

needs housing. According to the Housing Element, Santa Paulans can accommodate their needs on an individual basis by adjusting currently built homes in ways such as widening doorways and creating ramps to make these homes more accessible. Santa Paula has also adopted Program 19, which provides the city with the ability to create a municipal code to guarantee accommodations for these residents.

Elderly Figure 2.2l: Percentages of household sizes. Source: U.S. Census, 2010

The Housing Element points out a connection between the special needs elderly housing availability with the amount of affordable housing availability in Santa Paula. According to the 2010 census, there are 1,886 (30.8%) households that are rented or owned by residents 65 or older, as shown in Figure 2.2n According to the Housing Element, Santa Paula uses â&#x20AC;&#x153;smaller units, second units on lots with existing homes, shared living arrangements, congregate housing and housing assistance programsâ&#x20AC;? in

Figure: 2.2m: Number of Bedrooms Per Unit Source: US Census, 2010

order to provide adequate housing to the elderly. The City also addresses the issue of affordable housing for the elderly by providing the â&#x20AC;&#x153;Section 8 Program, Mobile Home Park Tenant Protections, Mobile Home Rent Stabilization, Workforce and Senior Housing Development, and a Reasonable

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Accommodations Ordinance.” (Santa Paula Housing Element,

abusive family life, persons with substance abuse problems,

2010) These programs address the needs and extra care

or persons passing through the city.” Of the 54 homeless

required by the elderly of Santa Paula.

persons, 11% (6 persons) were children while. Currently there are neither housing emergency shelters within the City of Santa Paula nor any homeless shelter provided by the city, demonstrating the city not providing enough support to these residents.

Figure 2.2n: Percentage of households ages 65 and older. (Census 2010)

The Homeless Community Housing and support for the homeless community

Figure 2.2o Santa Paula Homeless Population 2009 and 2010 Source: 2010 Ventura County Homeless Count

demonstrates the lack of affordable housing within the City. According to the Ventura County Homeless Count,

The Housing Element states various programs available

which took place in January 2010, Santa Paula has up to 54

throughout the City, assisting the homeless population.

homeless persons daily within Santa Paula (Ventura County

The City along with the County has a “Continuum of Care”

Homeless Count, 2010). This homeless count supports

method that “involves focusing new and existing tools

the RHNA assessment of the need for additional very low-

and resources.” (Santa Paula Housing Element, 2010). The

income housing. The Housing Element describes those

Continuum of Care program focuses on three types of

counted as homeless as, “families that might be displaced

homeless populations, chronic homeless persons, episodic

through evictions, women and children displaced through

homeless persons, and persons at risk of becoming

homeless. The City of Santa Paula does not provide any shelters, however provides many zoned areas that allow homeless shelters and affordable

2.2.3 ECONOMICS According to the City of Santa Paula’s General Plan Land Use Element, the

housing to be built. Santa Paula relies on Ventura and Oxnard for shelters.

City’s economic health and well-being has been identified as a central goal of

In addition a local non-profit provides Joshua House, a 15-bed recovery/

the Community. A strong economy is essential to Santa Paula’s future. Diverse

sober living house and Harvard Place, “a permanent supportive housing

businesses are needed to provide goods and services to residents and other

facility” (Santa Paula Housing Element, 2010) for the homeless population.

businesses so that retail spending does not “leak” from the City.

The Housing Element states that the Santa Paula Housing Authority provides affordable housing opportunities; however as of 2009 there was a waiting

A healthy business community can provide choice and convenience for

list of 950 people awaiting assistance (Santa Paula Housing Element, 2010).

the consumer, along with profits for the developer and business person.

The City has many non-profits providing shelter the homeless community,

The City’s Land Use Element provides for three hierarchical categories of

while the City only provides support through SB 2, “requires that shelters

shopping areas: Central Business District, Community Shopping Center, and

be allowed “by-right” (i.e., without a conditional use permit or other

Neighborhood Shopping Centers. Only one new major commercial area is

discretionary approval) in at least one zoning district. As an alternative, the

proposed in East Area 2, but neighborhood serving commercial is proposed

requirements may be satisfied through a multi-jurisdictional agreement”

in each of the residential expansion areas.

(Santa Paula Housing Element, 2010). SB 2 and the reliance on private nonprofit homeless shelters is the City’s way of providing housing assistance to

According to the City’s Land Use Element, the “downtown” area is the traditional commercial center of the City, and its well-being is essential to the

the homeless population.

community’s identity and the sustenance of commercial activity in the City’s core (City of Santa Paula, 1998). Commercial land uses in the downtown area provide a range of goods and services at a concentrated scale (Figure 2.2p)

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Looking at the City of Santa Paula Commercial Zones Map

the households received Social Security within Santa Paula

(Figure 2.2p), we can see that commercial uses are clustered

compared to approximately twenty-six percent in Ventura

along Harvard Boulevard and Main Street. The Central

County (U.S. Census Bureau, 2010).

Business District (CDB) represents the core of the downtown area and is zoned as General Commercial (C-G), but the uses

In 2010, there was an increase in median household

are small locally-owned retail, compared to the commercial

incomes to approximately $55,500. This median household

areas along Harvard Boulevard, also zoned General

income is well below the 2010 Ventura County median

Commercial (C-G), which is made up of large corporately-

household income of over $77,500 (Figure 2.2q) (SCAG

owned general stores, pharmacies, and grocery stores.

Regional Council, 2011).

Median Household Income According to the 2008-2010 American Community Survey, there are 8,428 households in Santa Paula. The median income of households in the city is $55,431. This is more than $20,000 less than Ventura Countyâ&#x20AC;&#x2122;s median household income of $77,500. One of the implications of this difference is that jobs held by residents of Santa Paula pay lower wages

Median Household Income $90,000

$77,539

$80,000 $70,000

$59,292

$60,000 $50,000 $40,000

$55,431 Santa Paula

$40,262

Ventura County

$30,000 $20,000 $10,000 $0 2000

2010

Figure 2.2q â&#x20AC;&#x201C;Median Household Income, SCAG Regional Council 2011

when compared to jobs held by other county residents. Seventy-eight percent of Santa Paula households received

This lower household income is suggested in Santa Paulaâ&#x20AC;&#x2122;s

working wages and sixteen percent received retirement

housing costs and tenure. The median existing home sales

income other than Social Security. Thirty-one percent of

price in 2010 was approximately $250,000 compared to the Ventura County median sales price of over $370,000.

Figure 2.2p City of Santa Paula Commercial Zones Source: City of Santa Paula, 2008

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The homeownership rate of fifty-four percent in Santa

sectors included Professional- Management 12.6 percent,

Paula is approximately thirteen percent lower than the

Agriculture at 9.9 percent, and Retail Trade at 9.2 percent

county average of approximately sixty-seven percent. This

(Figure 2.2s). â&#x20AC;&#x153; The homeownership

indicates an above average number of renters in Santa Paula compared to the rest of the county, and could be related to the lower median income of the residents of the city.

Current Employment

Approximately eighty-percent of Santa Paula workers earned private wages or salaries, while twelve percent were

in Santa Paula is

federal, state, or local government workers. Over eight

approximately 13

percent of the Santa Paula workforce was self-employed.

percent lower than the

Othe er services, exce ept public adm ministration 5.8%

is made up of about 11,700 residents according to the 2008-

in Santa Paula are in educational services, health care, and

county average â&#x20AC;?

2010 Santa a Paula Em mployme ent By Ind dustry

In Santa Paula, the employed population 16 years and over

2010 American Community Survey. The leading industries

P Public admin nistration 4 4.3%

Ag griculture, forestry, fishing unting, and and hu m mining 1 13.3%

Arts, A enterta ainment, recre eation, accomm modation and food d services 8.2%

nstruction Con 7 7.0%

social assistance industries accounting for sixteen percent of total employment, and the agriculture, forestry, fishing, hunting, and mining industries, accounting for fourteen percent of total employment (Figure 2.2r) (U.S. Census Bureau, 2010). In 2010, there is a shift in some employment characteristics where the Education-Health sector remained the largest job sector, now accounting for over twentyeight percent of total jobs in the city. For 2010, other large

rate of 54 percent

Manu ufacturing 11.6%

Educational services, health d social care, and assista ance 17.3 3%

Professional, P ma anagement, administrative, and a waste ma anagement services 10.0%

Wholessale trade 3..8%

Financ ce, insurance,, real estate, renta al and leasing g 3.2%

Info ormation 2.1%

Transportattion a and warehou using, and utilitie es 4.7%

Figure 2.2r â&#x20AC;&#x201C; Santa Paula Employment by Industry Source: US Census 2011

Reta ail trade 8 8.6%

that they spoke a language other than English at home, fifty-three percent

Santa Paula Employment Industries Industry

Agriculture, forestry, fishing and hunting, and mining Construction Manufacturing Wholesale trade Retail trade Transportation and warehousing, and utilities Information Finance, insurance, real estate, rental and leasing Professional, management, administrative services Educational services, health care, and social assistance Arts, entertainment, recreation, accommodation and food services Other services, except public administration Public administration

Figure 2.2s – Santa Paula vs. Ventura County Employment by Industry,

Ventura County

4.4% 5.8% 10.8% 3.5% 11.0% 3.4% 2.8% 8.3% 12.4% 18.6% 8.8% 4.8% 5.3%

Santa Paula

13.3% 7.0% 11.6% 3.8% 8.6% 4.7% 2.1% 3.2% 10.0% 17.3% 8.2% 5.8% 4.3%

US Census 2011

reported that they did not speak English “verywell.” Of those who spoke a language other than English at home, ninety-eight percent spoke Spanish (U.S. Census Bureau, 2010).

Residents With High School Diploma 90% 80% 70% 60%

82%

Ventura County

California

63%

50% 40%

Education

30%

The people of Santa Paula have wide-ranging education levels. According to the 2010 American Community Survey just over eleven percent of the residents of Santa Paula earned a bachelor’s degree or higher. Sixty-eight percent of people 25 or over had graduated from high school. This is well below the California average of over eighty-two percent and the Ventura

20% 10% 0% Santa Paula

Figure 2.2t – Percent of Residents 25 or Older With High School Diploma or Better Source: US Census 2010

County average of eighty-two percent (Figure2.2t). Thirty-seven percent were not enrolled in school and had not graduated from high school.

Unemployment As of August 2011, the Santa Paula labor force had an approximate

Many Santa Paula Residents speak English as a second language. Among

unemployment rate of just over seventeen percent (17.1%). An

people at least five years old living in Santa Paula, fifty-nine percent spoke a

unemployment rate over 14.4% qualifies an area to be an “area of high

language other than English at home; Of the fifty-nine percent that reported

unemployment” as defined by the California Business, Transportation

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and Housing Agency. The City’s unemployment rate is

people that live within a certain boundary go elsewhere

considerably higher than that of Ventura County, which

to purchase goods or services. Retail capture and leakage

currently stands at just under eleven percent (10.5%) (Figure

rates in this case are determined by comparing household

2.2u). Santa Paula’s unemployment rate is the highest for any

spending of Santa Paula residents with reported sales by

“ The City’s

city in Ventura County with over 1,000 residents.

retailers in Santa Paula within specific retail categories.

unemployment rate is considerably higher

The most current analysis of retail sales capture and

Santa Paula Unemployment 20%

leakages in Santa Paula was performed in 2004. In

18% 16%

Santa Paula

14% 12% 10% 8% 6% 4%

preparation for the Downtown Improvement Plan, the city contracted Applied Development Economics to perform

17.1% 10.5%

8.1%

4.8%

Ventura County

2011

2005

Figure 2.2u– Santa Paula Unemployment Rate Source: California Employment Development Department, August 2011

an analysis of economic conditions for Santa Paula and its regional market trade area, which became Appendix A of the plan. In this analysis, Applied Development Economics estimated the household retail demand for Santa Paula assuming completion of the Fagan Canyon development proposed to be 1,400 units, which has since been completed.

Sales Capture and Leakages An analysis of retail sales capture and leakages can help a

Of the information available, these estimates best represent the current retail sales capture and leakage rates in Santa

city determine the businesses that should be expanded or

Paula. The following is a summary of this analysis that is

attracted. Retail capture occurs when any money is spent

expressive to the current retail sales capture and leakage

within a particular boundary by people that live outside

rates prior to the proposed East Area One development.

of that boundary. Conversely, retail leakage occurs when

than that of Ventura County”

According to the economic analysis (also shown in Figure 2.2v below) retail sales leakages are occurring in the retail groups of apparel, specialty, automotive, general merchandise, and building material/home furnishing.

Specialty Retail According to the economic analysis, Santa Paula is experiencing an estimated sales leakage of 9.1 million dollars in the specialty retail group. These 9.1 million dollars is spread across the subcategories of: gifts & novelties, sporting goods, florists, photographic equipment, records & music, books & stationary, and office supplies. Of these subcategories, none are experiencing sales leakages large enough to attract a national brand-named store.

General Merchandise Figure 2.2v Source: Downtown Improvement Plan: Appendix A, 2004, Applied Development Economics, 16.

The analysis shows the general merchandise group experiencing a sales leakage of 10.5 million dollars; the largest subcategory being â&#x20AC;&#x153;other merchandiseâ&#x20AC;? with 9.6 million dollars of retail leakage. According to the

Apparel Group The analysis shows 8.8 million dollars of sales leakages within the apparel retail group, almost 3.9 million occurring in the family clothing subcategory.

analysis, these 9.6 million dollars are not enough to support a national store such as COSTCO or Samâ&#x20AC;&#x2122;s.

According to the analysis, national family clothing stores such as the GAP and Abercrombie & Fitch report store sales of 3.4 million and 2.4 million dollars respectively. Therefore there is enough retail leakage within the family

Building Material-Home Furnishing Group According to the economic analysis, the building material and home

clothing subcategory to support one of these national brand stores in Santa

furnishing group experienced an estimated overall retail leakage of 16.8

Paula.

million dollars. The analysis shows a leakage of 8.9 million dollars in the home furnishing subcategory is enough to support a national brand retailer

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such as Pier1. However, there is not enough estimated retail

Limoneira Company has been involved in the community,

leakage to attract a national retail store within the following

sponsoring events such as festivals to end hunger. The

subcategories: household appliances & electronics, used

company has also played a role in bringing multiple

merchandise, nurseries & garden supply stores, lumber &

development projects to Santa Paula and the surrounding

other building materials, home centers, and hardware stores.

area. The largest of these projects being a 537-acres within

The economic analysis shows that Santa Paula is

Santa Paula’s city limits; which will have sizeable economic

experiencing an estimated aggregate retail sales leakage

benefits. The company also sponsors the city’s lemon market

of about 55.5 million dollars, as shown in Figure 2.2s above.

which has contributed to the Santa Paula’s title as the “Citrus

However, in most cases these retail leakages are not enough

Capital of the World.”

to support national name brand stores within the specific retail categories.

Agricultural businesses such as Calavo Foods stimulate Santa Paula’s economy. Calavo Foods was founded in Santa

Important Businesses and Organizations There are a number of businesses and organizations in Santa Paula that play a large role in the job availability and economic stability of the city. Some of the businesses include: Limoneira Company, Santa Paula Memorial Hospital, Weyerhaeuser Company, Pool Company Texas Ltd., Torres Labor Contractor, Bend Pak, Inc., Olga Warners, and Calavo Foods.

Paula in 1924, producing approximately 180,000 pounds of avocados annually. The company has since grown across the Santa Clarita Valley to become one of the leading avocado growers in the world, currently producing in excess of 152 million pounds of avocados each year. Calavo Foods provides many jobs to Santa Paula and the surrounding region.

Organizations

Heritage Valley includes Fillmore, Piru, and Santa Paula, which are all

There are many organizations in Santa Paula, some of which are dedicated

surrounded by farms and agricultural land for miles across the valley. Santa

to downtown. These non-profit organizations include: Santa Paula Downtown

Paula contains some of the more established and leading agribusinesses in

Trade Association, Saticoy Lemon Association, Santa Paula Downtown

the world such as, Limoneira Company, Calavo Growers, Inc., Saticoy Lemon

Revitalization Foundation, and American Residential Services.

Company, all listed above, along with Fruit Growers Supply, Pan American Seed, Shore Packing Company, Rain for Rent, and Fruit Growers Laboratory.

Another notable local organization is the Saticoy Lemon Association, a non-

These encompass thousands of acres of rich agricultural land and supply

profit Agricultural Cooperative that was founded in 1933. Their goal started

local, national, and global quantities of produce. Currently, there are scattered

71 years ago to provide a year-round supply of lemons for distribution locally,

fruit stands, local produce farmer’s markets, and small businesses promoting

nationally, and abroad. Saticoy is another reason why Santa Paula is called the

Ventura County products that support and promote agribusinesses in Santa

“Citrus Capital of the World.”

Paula.

Agritourism There are agricultural businesses in Santa Paula that contribute to a form of tourism called agritourism. Agritourism is defined as any agriculturally-based operation or activity that brings visitors to a farm or ranch. Some examples are farm stays, activities, farm stands, corn mazes, picking products, and feeding animals. Agritourism is a form of tourism that is considered a growth industry in many parts of the world. The agricultural businesses: Limoneira Company, Saticoy Lemon Association, and Calavo Foods all take part in agritourism.

Another aspect of entertainment industry in Santa Paula is the film and oil history. There are currently three museums in the city. The three museums in Santa Paula are the Art Museum, Aviation Museum of Santa Paula, and Santa Paula Union Oil Museum. According to the Chamber of Commerce, “Santa Paula was the early film capital of California when Gaston Melies brought his Star Film Company to the city in 1911.”

Santa Paula has minimal hotels to offer tourists. The main hotel in Santa Paula that doubles as a tourist attraction is the “haunted” Glen Tavern Inn located near the downtown. There is one other hotel located in the

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downtown vicinity, Santa Paula Inn, with few rooms to offer guests. The 3 others are located near the south, east and west ends of Santa Paula. From an aerial view, Glen Tavern inn and Santa Paula Inn are the only hotels near the downtown.

Pumpkin Patch Source: Desert Living Today

Agritourism at Limoneira Source: Ventura Food Happenings

Chief Sectors & Major Employers The City of Santa Paula is 12 miles away from the City of Ventura and the Pacific Ocean coast line. Santa Paula is connected by land, air, and sea to major consumer and industrial markets. Santa Paula has a number of unique characteristics give it great potential to bud into a strong economic area within Ventura County: Its location with the Los Padres National Forest to the north and the rolling hills

Agritourism: Petting Zoo Source: How to Stat a Petting Zoo Business

and fertile valleys to the south give the city its own unique scenic backdrop; Lemon and avocado groves are abundant

in the area, and the city is known as the last great “citruscape” in California;

of over 82 percent. Approximately 11.4 percent of Santa Paula residents

The City lies in close proximity to many tourist centers and offers a number of

over the age of 25 have earned a bachelor’s degree or higher compared to

unique activities that can attract visitors, such as the California Oil Museum,

the average of 19.4 percent in Ventura County. These numbers indicate that

historic murals, and the City’s historic Main Street; The Southern Pacific Rail

residents of the city may lack professional job skills. Another indication that

Station is currently used to bring in tourism, but holds potential as a future

residents of Santa Paula may lack job skills to work in better paying jobs is

transportation option for the city. Santa Paula has great economic growth

the City’s median household income ($55,500). In 2010 median household

potential.

income was over $20,000 less than that of Ventura County ($77,539).

The Santa Paula Chamber of Commerce expects a number of economic growth sectors to develop within the community, these sectors include: agribusiness, communications, food processing, manufacturing, retail, and tourism. In an article in the Santa Paula Times in 2009, former Economic Development Specialist Rochelle Margolin pointed out the City’s lack of developable land as a reason for why Santa Paula is not experiencing growth in business development and employment. This lack of developable land limits the City’s ability to attract businesses with 50 or more employees (Kelly, 2009).

Santa Paula residents may lack the job skills to obtain higher paying jobs. According to the 2010 US Census, 63 percent of Santa Paula residents age 25 and over have graduated from high school, compared to the county average

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In 2010, there were approximately 23,300 Latinos living in Santa Paula, or about 80 percent of the city’s population. With this, Santa Paula’s local retail market is increasingly oriented to the Hispanic market whose purchasing habits are only slightly different than the purchasing habits of a less diverse population (Applied Development Economics, 2004).

The Downtown Improvement Plan Economic Analysis (2004) provides information regarding the total retail sales and estimated retail square

Santa Paula not only lacks the land to attract large employers, but many

Economic Demand

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footage for both the City of Santa Paula and its Downtown. According to the report, Santa Paula’s annual retail sales totals $186,500,000. Using Ventura County’s average sales per square foot $200 in retail sales/square foot), Santa Paula has an estimated 932,000 square feet of retail space ($186,500,000/$200 per square foot). Downtown’s annual retail sale totals

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$16,450,000. Using Ventura Countyâ&#x20AC;&#x2122;s average retail sales

impacts upon existing businesses in Santa Paula of new retail

per square foot, Downtown has an estimated 82,000 square

development in East Area Two have yet to be determined,

feet of retail space (Figure 2.2w). When other factors, such

although there has been some public discussion of the

as those based on employment, are used to estimate square

addition big-box stores.

footage Downtown, the total retail square footage ranges between 45,000 to 150,000 square feet.

Development of commercial areas in East Areas One and Two will add to retail space in Santa Paula and, thus, provide

Figure 2.2w Source: Santa Paula Downtown Improvement Plan Update: Appendix A, 2004, City of Santa Paula, A-26

additional sales tax revenue to the City. For instance, the current plans for East Area 1 include 110,000 square feet of neighborhood retail space (East Area One Fiscal Analysis of

2.3 FUTURE NEEDS

Annexation, 2007). This retail space is expected to generate approximately $17 million dollars annually in retail sales.

2.3.1 Needs Derived from Housing

In addition to these sales, the new residents in East Area

Variety and Availability

One are projected to spend $6.84 million off-site and within

SANTA PAULA SHOWS THAT THERE IS A NEED FOR A

the City of Santa Paula. The East Area One Fiscal Analysis,

MORE AFFORDABLE LIFESTYLE ALONG WITH AN OVERALL

does not estimate a reduction in retail sales from existing

VARIETY IN HOUSING TYPES TO ACCOMMODATE THE NEEDS

businesses in Santa Paula as a result of competition with new

OF RESIDENTS. More modest to low-income housing will

businesses in East Area One. It is assumed that because the

be needed by the City of Santa Paula in order to support

retail uses in East Area One are to be neighborhood-serving

these large families. In 2007 RHNA estimated the city would

uses, serving only new residents in the Specific Plan area. The

need to provide about 843 new homes to very low-to-low-

incomes housing (Figure 2.3a.) The assessed this by looking at the age of

1/3rd of Santa Paulans struggling to afford housing, however variety is still an

children (Percent of people moving out of parents homes), employment,

issue Santa Paula will have to address.

and population growth. The city will have to designate areas within the City where these 843 homes will be built. These homes will help alleviate affordability as well as assist special needs housing.

The City will need to provide alternative methods to address affordability. Santa Paula’s newly annexed East Area 1 will encompass 1,500 new homes for the City. The Santa Paula Housing Element has encouraged the use of the municipal code, which defines second units on existing property, as a way to address these issues. The Housing Element shows that many of the currently developed homes are underutilized. Many R2 homes are encouraged to

Figure 2.3a Source: Housing Element, 2010, Santa Paula, pg 35

add an additional unit in the rear lot of the property. This construction of an

Affordable Homes for Purchase and Rent SANTA PAULA WILL NEED TO PROVIDE A VARIETY OF HOMES FOR BOTH PURCHASE AND RENT TO MEET HOUSING NEEDS WITHIN THE COMMUNITY. Greater than 1/3rd of Santa Paula residents are paying more for housing than they can afford. This results in families “doubling up” or renting a home rather than purchasing. Also, special needs for the homeless and large family homes are necessary for the residents of Santa Paula. The City will have to look at other opportunities to address the housing gap due to the RHNA estimate of 2,241 new housing units being built. As mentioned in Figure 2.3a, the City has added a number of very low to low-income units, however the city is still expected to add 715 of these homes by 2014. These new homes will aid the

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additional unit could provide extra income for the homeowner, affordable rent for a family, or extra space for a large family. Santa Paula sees this option as “financially feasible” (Santa Paula Housing Element, 2010). Current housing

As a way to help aid with the need for special needs and affordable housing, Santa Paula focuses on second unit housing. The second unit housing has many restrictions including the unit must be located on existing property, and cannot be sold separately. Second unit housing is also restricted from areas that are of non-conforming uses, which will have a great effect on housing surrounding the downtown. These second unit housing have to potential to increase the amount of affordable housing for rent.

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2.3.2 Needs Derived From Retail Leakage As discussed in the Existing Conditions section on retail

impacts of East Area One will be discussed further later in this section.

sales captures and leakages, the City of Santa Paula is estimated to be experiencing aggregate retail sales leakage of about 55.5 million dollars. The retail leakages are occurring

2.3.3 Needs Derived from Tourism With the addition of about 5,275 residents into East Area

in the retail groups of: apparel, specialty, automotive, general

1, a market is created for an entertainment district in the

merchandise, and building material/home furnishing.

downtown area to residents to Santa Paula, East Area 1 and for tourists. The revenue produced by the residents of East

These retail leakages indicate a demand for products that

Area 1 has the potential to fund downtown district in the

fall within these retail categories that is not currently being

heart of the city. This entertainment district could establish

satisfied in Santa Paula. However, as stated in Appendix A

an attractive local and regional destination that takes

of the Downtown Improvement Plan, prepared by Applied

advantage of a variety of multicultural and local businesses.

Development Economics, the retail leakages within specific subcategories are often not large enough to attract national

Santa Paulaâ&#x20AC;&#x2122;s downtown is potentially an interest to

name brand stores to Santa Paula. THEREFORE, THERE IS A

residents and tourists as an entertainment district. In

NEED TO CREATE AND SUSTAIN A HEALTHY SMALL BUSINESS

addition to this, information gathered by Cal Poly students

COMMUNITY WITHIN SANTA PAULA TO PROVIDE FOR

visiting the City of Santa Paula indicates that there are many

RESIDENTSâ&#x20AC;&#x2122; RETAIL DEMANDS THAT ARE CURRENTLY UNMET.

public gathering places near the commercial downtown that do not contain benches, shade, or landscaping. According to

Additionally, with the 1,500 households proposed in the

the Downtown Improvement Plan these are areas of concern

East Area One Plan, it can be expected that demand for all

that need to be addressed. The downtown area offers an

retail groups will increase within Santa Paula. The economic

opportunity for activities for all ages, such as family and

children’s activities, teenage entertainment, and nightlife for young adults.

As described in Existing Conditions, Santa Paula offers tourists attractions

This would include additional services that would add to already existing

and entertainment in its rich agriculture, film, and oil history. There are

uses such as entertainment, arts, museums, restaurants, and unique types of

currently three museums in the city and five hotels. There is an opportunity

retail uses that can help establish a destination, as well as small grocery stores

to promote old museums and create new museums that contribute to the

and services that serve as amenities for downtown residents and businesses.

history of Santa Paula. According to the Chamber of Commerce, “Santa Paula

Also, to bring people to this area, there should continue to be a selection of

was the early film capital of California when Gaston Melies brought his Star

eateries that have a long range of operating hours so the downtown can be

Film Company to the city in 1911.” This should be a theme Santa Paula utilizes

active (see figure 2.6c). An idea to bring in new businesses to the downtown

to bring tourists to such a historical city. The main hotel in Santa Paula that

area is to encourage and motivate businesses to utilize the vacant buildings

doubles as a tourist attraction is the “haunted” Glen Tavern Inn located near

in the area. The City could develop a program of incentives to accomplish

the downtown. There is one other hotel located in the downtown vicinity,

this.

Santa Paula Inn, while the 3 others are located near the south, east and west ends of Santa Paula. From an aerial view, Glen Tavern inn and Santa Paula Inn

Santa Paula serves as a refueling or rest stop for those driving long distances through the area. Therefore, public uses such as gas stations and

are the only hotels near the downtown. There is potential for another hotel located in the vicinity of the downtown area.

fast food are significant revenue- generating businesses. These businesses will be profitable because of the high demand for their services. From student and personal observations, often people who make use of these utilities usually have no intentions to stay in Santa Paula, but continue to Ventura or other areas. If there are community and visitor attractions in the downtown Balloon Festival Source: Santa Paula Chamber of Commerce

people may stay.

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Currently Santa Paula has many outdoor events and entertainment annually. Events include the Citrus Festival, Citrus Classic Balloon Festival, Cruise Night (Classic Cars pre 1975), City of Santa Paula Penny Carnival, and many more. It should be encouraged that entertainment such as these festivals be allowed to be held in the downtown of the city. Developing downtown into the core and heart of Santa Paula will boost the tourism industry and give residents a Aviation Museum Source: Santa Paula Chamber of Commerce Aviation Museum

sense of pride in their city. The downtown should reflect the multicultural community through the creation of a familyfocused and inviting destination.

2.3.4 Need Regarding Growth

Population Growth Santa Paulaâ&#x20AC;&#x2122;s population has grown slowly over the past few decades. Santa Paulaâ&#x20AC;&#x2122;s population grew by just over 2,500 people between 1990 and 2000, and between 2000 and 2010 grew by approximately 723 people. Santa Paula has Santa Paula Art Exhibit Final De Colores Source: Santa Paula Art Museum

had a long history of slow, but steady growth (City of Santa Paula, 1999). The community has never experienced the

unchecked urban growth so characteristic of much of Southern California.

increased to 30% between this time span. The proposed development within

Population densities increased to the point that they became the highest in

the East Area One Specific Plan is expected to add over 5,200 residents1 to

the county in 1998 (City of Santa Paula, 1999). Nearly all the vacant land in

Santa Paula by its full build-out in 2020.

the city had been developed by the year 2000. This slow population growth seen between 2000 and 2010 (Figure 2.3b) can be partially attributed to this

1 Note: East Area One Population estimates are based upon the following assumptions:

shortage of buildable land.

1,430 dwelling units times 3.52 persons per unit, 70 work/live units times 2.00 persons per unit, and 100 assisted living units times 1.0 persons per unit. Estimated average

Santa Paula’s population is expected to grow at an increased rate in the coming years. Between 2000 and 2010 Santa Paula grew at an annual rate of

persons per household of 3.52 are based upon Department of Finance, January 1, 2006 estimates, except for Work/Live and Assisted Living.

approximately 0.25%. In the coming 5-10 years Santa Paula’s population is

Santa Paula Population Growth

expected to increase at a much higher rate than the city has seen at any point 45,000

in its recent past.

40,000

The cohort component population projection technique was used to project Santa Paula’s population over the next fifteen years. This method

38,182

35,000 30,000

uses basic components of demographic change to project population growth, which include numbers from Ventura County, such as average number of births, death rates, and migration rates. The technique projects the population by age groups, in addition to other demographic attributes such as sex and ethnicity. Using this method, Santa Paula’s population is

25,000

28,598 25,062

20,000 1990

2000

Figure 2.3b Source: US Census, 2010, Cohort Projections2

estimated to grow by 12.2% between 2010 and 2020. When accounting for the Annexation of East Area One, this estimated growth is anticipated to be 92

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2010

2020

2030

Santa Paula has a young population and it is expected to remain this way in the coming decades. In 2010, about Santa Paula Population 2010 80 to 84 years

41% of Santa Paula’s population was under 25 years old.

“ Santa Paula’s

The largest age group included those under 5 (9%). By

population is expected

2020, we still see a high percentage of youth under 25 and

to grow at an increased

small increase of those between the ages of 50 to 75. There

rate in the coming

is a large amount of youth in Santa Paula, and providing

years.”

70 to 74 years 60 to 64 years 50 to 54 years Females

40 to 44 years

Males

30 to 34 years 20 to 24 years 10 to 14 years Under 5 years 10%

Santa Paula Population 2020

10%

activities and shopping opportunities geared towards these

80 to 84 years

younger age groups could prove crucial to Santa Paula’s

70 to 74 years 60 to 64 years 50 to 54 years Females

40 to 44 years

Males

30 to 34 years 20 to 24 years

economic wellbeing. PLANNING FOR THE YOUTH IN SANTA PAULA NEEDS TO BE A PRIORITY.

10 to 14 years Under 5 years 10%

10%

Figure 2.3c Source: US Census, 2010; Cohort Projections2

Employment Growth The job opportunities available to Santa Paula residents have often been difficult to come by. With a labor force

2 Note: When the cohort component method is used as a projection tool, it assumes the components of demographic change, mortality, fertility, and migration, will remain constant throughout the projection period. The Projected Santa Paula Population 2020age cohorts, in figure 2.3c, do not account for the build-out of East Area One.

of approximately 15,000, Santa Paula currently has the highest unemployment rate (17.1%) of cities with over 1,000 residents in Ventura County. Similar trends can be seen in past years where in 2005 the Santa Paula unemployment rate stood at 8.1 percent, where the Ventura County average was

4.8 percent. CURRENTLY, WITH OVER 2,500 RESIDENTS UNEMPLOYED, SANTA

in Santa Paula of new retail development in East Area Two have yet to be

PAULA NEEDS TO DEVELOP STRATEGIES TO PROMOTE JOB CREATION.

determined, although there has been some public discussion of the addition big-box stores. This would lead one to conclude that the area would likely

There is some job growth expected in Santa Paula in the coming years. The development of the East Area One plan, along with the commercially-

generate lower-paying retail sales jobs outside of Santa Paula’s downtown core.

oriented East Area Two, will aid in the city’s effort to create jobs. However, it is estimated that East Area One will generate approximately 1,000 jobs

During a site visit conducted on September 23, 2011, there were over 15

on-site, while adding over 5,200 new residents (P&D Consultants, 2007).

vacant retail spaces in Santa Paula. This might lead one to conclude that

The approximate 1,000 new jobs created by the addition of East Area One is

small businesses are struggling. It is important, as retail uses are added in

less than the current 2,500 who are unemployed in Santa Paula. In addition,

East Areas One and Two, the economic health of downtown is considered.

East Area One is expected to add over 5,000 new residents who will need

The displacement of additional neighborhood- and community-serving

employment as well. This would lead one to conclude that East Area One will

retail uses would only worsen current conditions downtown. THEREFORE,

do very little in offsetting the need for employment in Santa Paula.

THE CITY NEEDS TO ADDRESS THE FOLLOWING TO PROMOTE THE HEALTH OF DOWNTOWN BUSINESSES: • LIMIT THE COMMERCIAL USES IN EAST AREA ONE TO NEIGHBORHOOD-

Commerce Growth Development of commercial areas in East Areas One and Two will add to retail space in Santa Paula and, thus, provide additional sales tax revenue to the City. The East Area One Fiscal Analysis, does not estimate a reduction in retail sales from existing businesses in Santa Paula as a result of competition with new businesses in East Area One. It is assumed that because the retail uses in East Area One are to be neighborhood-serving uses, serving only new residents in the Specific Plan area. The impacts upon existing businesses 94

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SERVING; • ASSIST DOWNTOWN MERCHANTS WITH STRATEGIES TO CAPTURE THE ADDITIONAL DISPOSABLE INCOME FROM EAST AREA ONE RESIDENTS (APPROXIMATELY $6.8 MILLION); • ASSIST DOWNTOWN MERCHANTS WITH STRATEGIES THAT DIFFERENTIATE THEM AND THEIR MERCHANDISE AND SERVICES FROM THOSE OF BIGBOX STORES.

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and the average household income was approximately

Jobs Housing Balance Santa Paula’s job to housing ratio appears to be balanced, but most residents commute to work. With 8,165 jobs and 8,749 housing units, there were 0.93 jobs per housing unit in Santa Paula in 2010. The city’s jobs to housing ratio is less balanced than Ventura County as a whole, which had ratio of 1.16 jobs per housing unit in 2010 (SCAG, 2011). Even with a relatively balanced ratio of jobs to housing, over 70% of workers age 16 and over commute to work (U.S. Census Bureau, 2010). According to a report issued by the Southern California Association of Governments, the average

$55,500 in 2010. These average incomes coupled with above average household sizes and a low home ownership rate of 54.2% (compared to 66.8% in Ventura County)

Santa Paula’s job to

indicates that Santa Paula lacks affordable housing for its

housing ratio appears

resident working population. The median income in Santa

to be balanced,

Paula is disproportionate to the median cost of housing.

but most residents

The shortage of high paying jobs combined with a lack

commute to work.

of affordable housing will force workers in Santa Paula to either rent or seek housing outside of the city. THEREFORE, SANTA PAULA NEEDS TO DEVELOP STRATEGIES TO GENERATE HIGHER PAYING JOBS WITHIN THE CITY LIMITS.

commute time to work for the residents of Santa Paula was approximately 28 minutes. Many Santa Paula residents do

2.4 OPPORTUNITIES AND CONSTRAINTS

not work within the city.

2.4.1 Housing Opportunities and Constraints The shortage of high paying jobs combined with a lack of affordable housing will force workers in Santa Paula to either rent or seek housing outside of the city. The annual average salary for Santa Paula workers in the education and health sector, the largest job sector in Santa Paula, was just $37,000

Opportunities THE RESIDENTS OF SANTA PAULA ARE AWARE OF THE AFFORDABLE HOUSING SHORTAGE AND A DESIRE FOR CHANGE IS PRESENT. Santa Paula is currently facing an affordable housing shortage. Approximately 47% of both

owner and renter occupied units are dedicating more than 35% of their

the number of people shelter within Santa Paula. The homeless individuals

income per month toward housing (US Census, 2010). As a result many

within Santa Paula must rely on Oxnard or Ventura for a year round overnight

families cannot afford to live within the area. According to an article in the

shelter. The city depends on private organizations, such as churches, to

Ventura County Star, approximately 300 people gathered to discuss a change

provide for the homeless of Santa Paula. In 2009, the death of a Santa Paula

with the amount of affordable work-force housing (Richard, 2007). Santa

homeless man prompted the city to work with organizations to open such

Paula residents are aware that there is a problem, and that a change needs to

shelters as Richard’s House, and a 6 bed seasonal homeless shelter. Santa

occur. The city of Santa Paula needs to address the concerns of the residents

Paula still has to provide services to the approximately 54 current homeless

and work with various organizations, such as Harvard House, Poper Popular,

individuals of Santa Paula (2010 Ventura County Homeless Count). The City

and Santa Paula Farm Worker Housing Group to accommodate the concerns

needs to address the fluctuating homeless population.. In 2009 the City’s

of the residents.

homeless count was up to 100 individuals. Santa Paula will need to be aware of ways to further improve the housing stock for homeless shelters.

SECOND UNIT HOUSING CAN PROVIDE ADDITIONAL INCOME AND MORE AFFORDABLE UNITS FOR RESIDENTS. Second unit housing has been

SANTA PAULA’S HOUSING BUILDOUT CANNOT PROPERLY ADDRESS THE

encouraged by the Santa Paula Housing Element as a way to bridge the

NEED FOR A VARIETY IN HOUSING. Santa Paula has the ability to use new

gap with affordable housing units. Santa Paula’s zoning ordinance allows

housing opportunities as a way to provide more necessary housing for the

for secondary units to be built within the rear lot of existing residential

community. It is predicted that 75% of the housing buildout will be fulfilled

properties. The City recommends this as an additional source of income to

with the annexation of East Area 1. (East Area 1 DEIR, 2009). Santa Paula will

homeowners, while providing lower rents to the residents.

need to look at ways to use the remaining 25% to provide affordable housing as well as housing for farmworkers and other underrepresented housing types. According to RHNA, Santa Paula must provide 38% of new housing

Constraints THERE IS A LACK OF HOUSING SHELTERS FOR THE HOMELESS WITHIN THE CITY OF SANTA PAULA. The City is not providing adequate shelters for 96

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to very low to low-income housing. Santa Paula will work with nonprofits to expand its housing variety.

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2.4.2 Small Business Opportunities

expense that can be subsidized by the small business loan

and Constraints

program that the city offers.

Opportunities THE CITY OF SANTA PAULA OFFERS A BUSINESS LOAN PROGRAM TO SUPPORT THE GROWTH AND SUCCESS OF

Constraints THE CITY OFFERS INFORMATION ON ECONOMIC

SMALL BUSINESSES WITHIN THE CITY. This program is

CONDITIONS THAT AFFECT THE LOCAL AREA MARKET ON

designed to create and retain jobs, increase property and

THE CITY WEBSITE, BUT THE INFORMATION IS NOT EASILY

sales tax revenue, diversify the local economy, and enhance

FOUND IN SPANISH. Considering nearly eighty percent of

the quality of life in Santa Paula. This program encourages

Santa Paula residents are of Hispanic or Latino origin, there

the use of a business plan, offering assistance in the creation

is a large Spanish speaking community that may be limited

of a business plan to any applicant. The Business Loan

by this inaccessibility to city information and resources.

Program may provide up to $25,000 to any one business.

Although there is a list of city resources with corresponding

telephone numbers available on the city website in Spanish,

OF THE APPROXIMATELY 26 ACRES OF LAND DESIGNATED

these resources could be made more readily available to the

FOR COMMERCIAL USE IN THE DOWNTOWN AREA, FIVE

Spanish speaking community. The Business Loan Program

PERCENT IS CURRENTLY VACANT SPACE. These vacancies

application is one example of a resource that could be

downtown provide space for small businesses to startup

offered in Spanish on the city website.

and/or expand within downtown Santa Paula. According to zillow.com as of October 2011, rent for this commercial space is approximately $1.27 per square foot per month, an

THE VACANT COMMERCIAL SPACE IN DOWNTOWN SANTA PAULA ALONG WITH THE RETAIL LEAKAGE OCCURING IN THE AREA ARE INDICATIONS OF THE ECONOMIC CONDITION OF

THE CITY. Both of these circumstances contribute to a decrease in tax revenue

agribusinesses in the world such as, Limoneia Company, Calavo Growers,

for the city. This, in turn, leaves less funding for city programs to help enhance

Inc., Saticoy Lemon Company, Fruit Growers Supply, Pan American Seed,

Santa Paula’s economy.

Shore Packing Company, Rain for Rent, and Fruit Growers Laboratory. These encompass thousands of acres of rich agricultural land and supply local,

ALTHOUGH THE BUSINESS LOAN PROGRAM IS A VALUABLE RESOURCE TO

national, and global quantities of produce. Currently, there are scattered

SUPPORRT NEW AND GROWING BUSINESSES, SOME OF THE RESTRICTIONS

fruit stands, local produce farmer’s markets, and small businesses promoting

PLACED ON APPLICANTS MAY BE LIMITING THE OPPORTUNITIES OF

Ventura County products that support and promote agribusinesses in Santa

POTENTIAL SMALL BUSINESSES. The program does not allow applicants

Paula. These businesses should be encouraged and promoted a described by

to use the funds for tenant improvements or renovations. The current

agritourism.

conditions of some commercial buildings in the downtown area could be improved with maintenance. Not allowing small business owners to use the available funds for this expense could be limiting prospective businesses.

2.4.3 Tourism Opportunities and Constraints

Opportunities WITH THE NUMBER OF FARMS LOCATED IN HERITAGE VALLEY AND ADJACENT TO SANTA PAULA, THERE IS AN OPPORTUNITY TO INCREASE AGRITOURISM. Heritage Valley includes Fillmore, Piru, and Santa Paula, which are all surrounded by farms and agricultural land for miles across

Heritage Valley Tourism Bureau Source: Heritage Valley Tourism Bureau

the valley. Santa Paula contains some of the more established and leading 98

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SANTA PAULA HAS AN OPPORTUNITY TO BRING IN

information, which makes it hard to follow. The website lists

TOURISTS FROM HIGHWAY 126 AND SURROUNDING AREAS.

events and activities for all ages that are poorly presented.

Many people travel through Santa Paula and stop for a bite to

It is difficult to find information throughout the site. The

eat and/or gas. These travelers can provide a revenue source

website’s calendar is not easy to scroll through. Activities are

for Santa Paula if the downtown area had a core activity,

not defined and if you do not know what they are looking

entertainment, and/or specialty stores. Currently, Fillmore

for activities may be overlooked. Along with the Chamber of

has the dinner train that travels through the Heritage Valley

Commerce website there are multiple alternative websites

and stops in Santa Paula. This gives the opportunity to create

with information, articles, and event postings throughout

an attraction to entice travelers to visit downtown. This will

the internet that are difficult to find. The Heritage Valley

create a downtown atmosphere for residents and tourists

Tourism Bureau can only be found by searching for Heritage

such as businesses that bring in nightlife, food, specialty

Valley. This is where the most information on agritourism

items like “Best of Ventura County” shops.

for Santa Paula can be found. Maps indicate this Valley’s name to be Santa Clarita Valley, while researching with that

Constraints SANTA PAULA HAS MANY SCATTERED SOURCES OF INFORMATION ABOUT AGRITOURISM AND LACKS A CENTRAL WEBSITE THAT INCLUDES EVERYTHING. The Chamber of Commerce website includes some information about agritourism events held year round, and it includes some information about agribusinesses near Santa Paula. The issue with this website is it has minimal publicity and scattered

information there is little about Santa Paula.

area. Throughout Santa Paula there are no opportunities other than Glen Tavern Inn or Santa Paula inn for an inexpensive room if someone wants a more luxurious trip.

Example of Santa Paulaâ&#x20AC;&#x2122;s Chamber of Commerce Event Calendar Source: Santa Paula Chamber of Commerce

Glen Tavern Inn Source: Santa Paula Chamber of Commerce

SANTA PAULA HAS VERY FEW HOTEL OPTIONS. Glen Tavern Inn caters to a specific public in search of an old style inn with a haunted story. At the moment the only other options for temporary rooms are less luxurious motel style for short stays, which are not located in an ideal area near the downtown. The more luxurious rooms are located outside of Santa Paula, near Ventura. Another option for guests is to stay at the Santa Paula inn, which has limited rooms, but is located in downtown. Santa Paula Inn caters to a traveler in search of a historic style bed and breakfast near the downtown 100

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2.4.4 Income and Employment

(Ventura College, East Campus) there are a number of higher

Opportunities and Constraints

education and vocational training opportunities nearby such

Opportunities

as: Thomas Aquinas College (approximately 5 miles outside

THERE IS AN OPPORTUNITY FOR RESIDENTS OF SANTA PAULA TO TAKE ADVANTAGE OF NEARBY SECONDARY EDUCATION TO IMPROVE JOB SKILLS. According to the 2010 American Community Survey just over eleven percent of the residents of Santa Paula earned a bachelor’s degree or higher. Approximately sixty-eight percent of people 25 or over had graduated from high school. This is well below the California and Ventura County average of over eightytwo percent. Thirty-seven percent of Santa Paula residents over the age of 25 were not enrolled in school and had not graduated from high school. These numbers indicate that residents of the city may lack professional job skills. Another indication that residents of Santa Paula may lack job skills to work in higher paying jobs is Santa Paula’s median household income ($55,500). In 2010 median household income was over $20,000 less than that of Ventura County ($77,539). Although Santa Paula offers one resource for higher education or vocational training within its city limits

the limits of the City of Santa Paula to the North), Ventura College (City of Ventura), Santa Barbara Business College (City of Ventura), and the Southern California Institute of Law (City of Ventura).

THERE IS AN OPPORTUNITY TO EXPAND YOUTH ENTERTAINMENT IN DOWNTOWN SANTA PAULA. Santa Paula has a young population. The median age in the city is only approximately 31 years old compared to Ventura County’s median age of 36, and over 40 percent of the population (approximately 12,000 residents) is under the age of 25. Initial site visits to Santa Paula led to the conclusion that the city needs more activities for youth. With, bars, banks, dine-in restaurants, formal clothing shops, and a closed downtown movie theater, Santa Paula’s Downtown has few activities that attract young residents.

Constraints

lowering air quality, increasing infrastructure costs, lessening leisure time,

JOBS IN RETAIL SALES AND TRADE PAY LOW WAGES AND MOST INCOMING

and reducing disposable income for Santa Paula residents. According to

PERMANENT JOBS WILL BE IN RETAIL TRADE. Of the 2010 employed

the General Plan Housing Element, more than 1/3 (36%) of Santa Paulans’

population in Santa Paula, over 9 percent (1071 residents) worked in the

are spending more on housing than they can afford. The additional costs

retail trade industry making it the fourth largest industry in the City. Of the

associated with many Santa Paulans’ commute to work are limiting their

27 employment industries in Santa Paula, retail trade was within the bottom

ability to spend money on non-necessities.

33 percent in median annual income ($22,199). With few job skills and low educational attainment, Santa Paula’s household income will see some

2.5 COMMUNITY OUTREACH

benefit from low paying retail-sales jobs offered by the East Area One & Two build-outs. The addition of proposed East Area One & East Area Two to the City of Santa Paula is expected to bring over 1,500 new jobs. Most of these jobs will be in the areas zoned for neighborhood commercial in East Area One and retail commercial in East Area Two.

TO HOUSING. HOWEVER, MOST SANTA PAULANS WORK OUTSIDE THE COMMUNITY. This work-commute pattern creates negative consequences for individuals and the environment. In 2010, the City’s jobs to housing ratio was 0.93, and Ventura County as a whole had a job to housing ratio of 1.16. Despite the balance implied by this ratio, many Santa Paula residents do not work within the city. Over 70% of workers in Santa Paula age 16 and over commuted to work. This creates many problems for the community by

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An initial survey distributed on October 29th, demonstrates how residents feel in regards to cost of living. 65 Respondents were asked to rate the topic “cost of living” on a scale of 1 through 5, 1 being a major weakness and 5

SANTA PAULA APPEARS TO HAVE A DESIRABLE BALANCE OF JOBS

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2.5.1 Community Input on Housing

being a major strength. The results of the survey are as follows: • 5% (3 respondents) classify cost of living as a 1 • 15% (10 respondents) classify cost of living as a 2 • 40%(26 respondents) classify cost of living as a 3 • 28% (18 respondents classify cost of living as a 4 • 12% (8 respondents classify cost of living as a 5 The majority of the respondents (40% or 25 respondents) rated cost of living as a 3, directly between a major strength or weakness, as seen in Figure 2.5a. Cost of living as a major strength represents that resident’s feel

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Top Left Youth in Santa Pa ul a Top Center Many Sa nta Pa ula res id ents d o no t w or k w i t h i n t h e c i t y Far Right C losed Downto wn M o vie T hea ter Bottom Left Thomas A q ui na s C o l leg e: O p p o r tunit y f or H i gh e r Edu c at i on

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Santa Paula is affordable. THIS RESPONSE ILLUSTRATES THAT RESIDENTS UNDERSTAND THAT SANTA PAULA IS “MORE AFFORDABLE” IN COMPARISON

The community outreach event on October 9th supports how residents

TO THE COUNTY AND, PEOPLE ARE COMFORTABLE LIVING HERE. Only a

feel about change with housing opportunities in Santa Paula. People were

few surveys showed cost of living as being a weakness for the city. The low

asked, “What would you like to see changed in Santa Paula?” Of the 67

cost of living supports RHNA data reporting the need to provide both

respondents, only one expressed a need for affordable housing. The lack

affordable units as well as above moderate housing. The results of the survey

of response for the need of affordable housing reiterates the data showing

demonstrate the respondents as being content with the low cost of living.

that residents find cost of living as neither a strength nor weakness. The

These preliminary findings represent a small portion of residents within Santa

data shows the respondents feel Santa Paula should remain as is, in regards

Paula; however this gives an indication of the overall feeling toward cost of

to housing prices. THE QUESTION WAS OPEN ENDED AND THE RESPONSES

living and housing needs.

VARIED GREATLY, HOWEVER THIS REPRESENTS HOW PEOPLE ENJOY THE CONFORTABLE LIVING OF SANTA PAULA IN COMPARISON TO THE COUNTY AND THE EXISTING HOUSING OPPORTUNITIES.

2.5.2 Community Input on the Local Business Community In the survey conducted on October 29th there were 76 people surveyed. Respondents were asked what changes they would like to see downtown. As shown in Figure 2.5b there were a number of responses relating to the business community: more activity downtown, more child friendly activities/ stores, a larger variety of shops, fill vacancies downtown. Of the seventy-six people surveyed thirty-seven responded that they desired to see a variety Figure 2.5a Source: Community Outreach, October 29, 2011, Survey

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of shops in downtown Santa Paula. There were twenty-four aggregate

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responses for the answers, more activity and more child friendly activities. There were five respondents that voiced a desire to fill the vacant commercial space downtown.

Figure 2.5c Source: Community Outreach, October 9, 2011, Survey

This information gathered from the community is consistent with information presented earlier in this chapter. As presented in the existing conditions section, there are notable vacancies of commercial space in the downtown Figure 2.5b Source: Community Outreach, October 9, 2011, Survey

area. There is also a lack of variety of stores and shops within Santa Paula that may be a cause of retail sales leakage

The respondents were also asked to rank the quality of

occurring in the city. The survey responses correlate with the

businesses in Santa Paula. The ranking system was set up

need to attract small businesses to Santa Paula. The city can

on a scale of 1 to 5, 1 representing a major weakness and 5

utilize such tools as the business loan program to encourage

representing a major strength. Of the seventy responses to

quality local businesses. Creating a healthy small business

this question forty-six respondents ranked the quality of local

community within the city would also lead to a more active

businesses as a 3 or lower. The dispersion of responses to this

downtown.

question can be seen in Figure 2.5c below.

2.5.3 Community Input on Population,

should be looking to ways to attract different businesses and industries

Income & Employment

to provide jobs for its residents. These preliminary findings represent a

On October 29, 2011, a preliminary survey taken that demonstrates how

small portion of residents within Santa Paula; however, this group gives an

residents feel in regards to employment opportunities in downtown Santa

indication of the overall feeling toward employment opportunities within the

Paula. Respondents were asked to rate the topic “employment opportunities”

city.

on a scale of 1 through 5 Sixteen of the survey’s twenty-four questions

Employment Opportunities 30

1-5, 1 being a major weakness and 5 being a major strength. Employment

opportunities illustrate the confidence Santa Paula residents have in finding a job in the City if they ever needed to. THE RESULTS OF THE SURVEY SHOW THAT OVER 70 PERCENT OF RESPONDENTS FEEL THAT EMPLOYMENT OPPORTUNITIES CAN BE CLASSIFIED AS A MAJOR WEAKNESS RATHER THAN A MAJOR STRENGTH (Figure 2.5d). “Employment opportunities” being identified as a major weakness are interpreted as the residents feeling that it is difficult to find a job in Santa Paula. These responses reflect the statistics

responses

asked participants to rate certain characteristics of Santa Paula on a scale of

20 15

5 0

Major Strength

1 Major Weakness

Figure 2.5d – Employment Opportunities in Downtown Source: Community Outreach, October 29, 2011, Survey

that show Santa Paula currently holds the highest unemployment rate in Ventura County for cities with over 1,000 residents. This response may mean that residents know that Santa Paula is experiencing high unemployment,

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2.5.4 Community Input from Visitors This section discusses visitor answers on: Frequency of visits; likes and

and jobs in Santa Paula are scarce. Only a few surveys showed employment

dislikes in Santa Paula; strengths and weaknesses to the downtown;

opportunities more representative of a major strength for the city, and

attractions that bring them to Santa Paula; should downtown to be more

none of the respondents would consider it a clear major strength. The idea

commercial, residential, or a mix; and getting to and around downtown. Nine

of employment opportunities being a weakness would reveal that the city

visitors completed survey 1 and fourteen visitors completed survey 2.

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Visitors responding to survey 1 answered two different

Visitors responding to survey 1 and 2 indicated what they

questions about frequency of visits to the downtown. The

liked and disliked about downtown Santa Paula. The survey

first question was, “How often do you visit Santa Paula?” The

shows that 3 visitors like the restaurants and shopping,

“ 70 percent of

second question was, “How often do you visit downtown?”

3 visitors like the small or old town feel, 3 visitors like the

respondents feel

Half the respondents indicated that they visit Santa Paula at

walkability and cleanliness, 2 visitors liked the history and

that employment

least 2 or more times a week. Five of six respondents visit the

museums, and 1 visitor expressed their liking for the benches

opportunities can be

downtown at least two time a week.

downtown. Visitors also expressed their dislikes and what

classified as a major

they would like to be changed in the downtown Such as: 10

strength rather than a

stated a Variety of shops and restaurants, 4 visitors would like

major weakness ”

more culture, 3 visitors would like more social places (bars, theater, bowling, etc.) 2 visitors would like more trashcans and a cleaner downtown, and 2 visitors would like the Figure 2.5e Visitors in Santa Paula Source: Community Outreach, October 9 and 29, 2011, Surveys

vacancies filled.

During the second survey taken on October 29, 2011, we asked participants to rank a series of topics from 5 (being a major strength) to 1 (being a major weakness). The topics are: - Availability of arts, Music and Cultural Amenities Figure 2.5f- Visitors to the downtown Source: Community Outreach, October 9, 2011, Survey

- Ethnic and Cultural Diversity of the Community - Family Friendly Community

- Availability of Natural Resources

- Opportunities for community involvement (7 of 11 respondents)

- Quality of Local Businesses

- Quality of health and human services (4 of 8 respondents)

- Character of Neighborhoods in Downtown

- Places of worship (6 of 10 respondents)

- Availability of Parks and Open Space

- Quality of public transportation (8 of 11 respondents)

- Employment Opportunities

- Gateways (8 of 11 respondents).

- Historic Characteristics - Places of Worship

For the other topics, the majority of the respondentâ&#x20AC;&#x2122;s answers fell in the 3 to

- Cost of Living

1 category, meaning they did not see this topic as a strength of Santa Paula.

- Unique Local Identity

These topics were:

- Opportunities for Community Involvement

- Availability of arts, Music and Cultural Amenities (7 of 11 respondents)

- Quality of Health and Human Services

- Availability of Natural Resources (6 of 10 respondents)

- Quality of Public Transportation

- Quality of Local Businesses (7 of 12 respondents)

- Gateways

- Character of Neighborhoods in Downtown (7 of 11 respondents) - Availability of Parks and Open Space (6 of 13 respondents)

If visitors answered 4 or 5, it was considered a strength. If visitors answered a 1 or 2, it was considered a weakness. If visitors answered a 3, the answer

- Employment Opportunities (10 of 13 respondents) - Cost of Living (7 of 13 respondents)

was interpreted as meaning the respondent considered the item as neither a major strength nor a major weakness. Visitors felt Santa Paulaâ&#x20AC;&#x2122;s strengths are:

In surveys 1 and 2, visitors indicated the distance they travel to get to Santa

- Ethnic and cultural diversity of the community (6 of 12 respondents)

Paula. Most surveys indicated visitors travel at least 15 minutes to Santa

- Family friendly community (8 of 12 respondents)

Paula (11 of 19). Some visitors travel from the farmland in between Santa

- Historic characteristics (9 of 11 respondents)

Paula and Fillmore, Ventura, and as far as Mexico. Table 3.5.3 shows a graph

- Unique local identity (8 of 12 respondents) 108

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displaying the times it takes for visitors to get to Santa Paula.

Many respondents during this mapping exercise

It shows most visitors live within 10 to 15 minutes from Santa

identified a number of changes they would like to see in

Paula.

downtown Santa Paula. One of the more frequent responses identified the need for more variety in shopping options downtown, and many identified a demand for more variety in clothing shops. Another frequent response identified more variety in restaurants as something that would attract more visitors downtown. OF ALL THE RESPONSES CONCERNING DOWNTOWN SANTA PAULA, THE MOST

Figure 2.5g Tourist’s travel times Source: Community Outreach, October 9 and 29, 2011, Surveys

FREQUENT INPUT IDENTIFIED A NEED FOR YOUTH ACTIVITIES IN THE DOWNTOWN AREA. Many specific requests from respondents were for an arcade or movie theater in the

2.5.5 Mapping Exercise On October 9, 2011 and October 29, 2011, Santa Paula

downtown area to give the youth of Santa Paula something to do with their families in downtown area.

residents were asked for input on a physical map of the city intended to gather the community’s outlook on key

For areas outside of the downtown, many respondents

characteristics of the city that they liked, or wanted to see

identified the region currently designated for the

changed. Respondents were able to point out certain traits

development of East Area One and Two as a potential

that characterized the City’s downtown and the community

location for a big-box store, such as a Target or Wal-Mart,

in general.

to be built. Also, a number of correspondents identified a demand for neighborhood commercial areas with smaller

grocery stores in the northern residential areas of the city along Ojai Road (Figure 2.5e).

The data received from this community mapping exercise at the 2 events on October 9 and October 29, gives preliminary information on how the public may feel in regards to characteristics of the community. The respondents demonstrate how the downtown can be improved by adding diversity to the activities available. The small respondent pool shows that these may not be the overall feelings of residents, however it is a way to begin to understand the status of existing conditions, and what should be changed.

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H AL BIRC PLE MA

ORCUTT

PERES

WILLARD

ER G

E IN

D AR CH ICK I R W H UT SO

L THIL FOO

Visit 2 October 29, 2011

Airport

A NT

U PA

Big Box Store(s)

L KY

WILLARD CANY ON

WHIPPLE

SHASTA

O IS

QUAIL

M LE

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e Cr im

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GLA D

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Tresierras Market

MORGAN CAN YON

TA IN N O U M

H IT

0.5 Miles

0.25

Kmart

D TO

SH L EL

Entertainement

A PR

R EG

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EC ST

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IE UR A LA AD C LU

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RAIL

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FIRE T

A VI

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LE TE

XAS

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Unsafe

CEM

O LO

RAI L RO

ition

nd t Co

CANYON

TH 12

I OJA

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26 UZ 1 CR IA A R NT M A SA TA N SA

Str oor

H 13T IA

NF O 5TH

4TH VE OLI

G TA ON

K OA

L MIL ETT AL BR IA RN IFO CAL RD

STA

M PAL

EN RR WA IG CRA

NA CO SS WA CE

n ow

RC GA

H 11T

VEN

Veterns Memorial Park

TIS UR

H 13T

AL K OA R

Clock Tower

4TH

M UN

H 13T

LE MIL

I OJA

Downtown Area NEWURA E YAL

IN MA

UTILITY

ADAMS

INE T L ON AN S GR IBER GU ON S H RU 14T CIT

ER S

IB GU

H 12T

Train Station

Museum

M PAL

V OLI

H 11T

8TH

7TH

6TH

SAN

BAR

A BAR

PH R AL INO

H 10T

9TH

PADRE

ENC

K OA

Neighborhood ARD CH OR Needs Improvement OY TIC

AL K PAR

ASA

OJAI

5TH

DL E

PLE

Santa Paula High School

M PAL

BLA

M RT

AA NT

H HIG

Glen Tavern Inn

H IT

GIN

ALM FP OF ER T B AY 6E OU Z 12 EW AY U V I S W CR BB DR IVE GI NTA R D SA

CK 6 12

AR RV HA AL

NS KI

Kmart

EC ST

UR LA

M EL L FE

VO LA

CA O

L TE

D TO

L DE

A VI

CH E LIM

Vons

A HI

E YAL A R U T VEN

E IR LT U MO AL

A M E TT AL LO GU VE A E TE CK M EN GL

VIE

VIR

NA CI

A ST VI

D EA

LA ME PA EN D AL W

C PE

MO LL FI

AS L L KE SA ELA N V RO

N CE

UL PA

EC ST

O IS

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T LIO

L THIL FOO

A CH K RI WIC TH OU

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A AP

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CANYON

NE LI

R EG

LILAC A I GIN

BRA

ADAMS

SHASTA

A NT

R TE

BED

RAN

HOWIE

VIR

Visit 1 October 9, 2011

O M

Santa Paula Hospital

BRU O RD

O GE

B LIB

DOVE

F IF CL

LAUR

A HS I

p o p u l a t i o n . h o u s i n g . e c o n o m i c d ev e l o p m e n t

TA G

VIS

p r o f i l e

UTILITY

LES LOS ROB SAY Y E V AR

ITA ZAN MAN KS A NO FER LAND WOOD

PO P

FUC

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SA IPO MAR

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Night Life

More Shopping California (Variety)

Santa Paula

Santa Paula California

BOOSEY

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Neighborhood Commercial

Figure 2.5e - Community Input Map

1 1 2

More Coffee Shops & Restaurants (Variety)

6 12

INTRODUCTION

3.1 METHODOLOGY

The purpose of this chapter is to review the research and analysis

This chapter used information from various sources of material to support

completed on urban design, history, and cultural issues in Santa Paula.

the Existing Conditions, Future Needs, and Opportunities and Constraint

Understanding the analysis of these subjects are important because the

sections. The sources used included:

history and culture of the City will influence future decisions of urban design.

ˈˈ

City of Santa Paula Downtown Improvement Plan Update - Public

The focus of the urban design, history and culture chapter includes history,

Review Draft. This document contains data from the 2000 census along

culture, gateways, and sidewalk conditions. The first section identifies the

with the Regional Housing Needs Assessment. This information was

existing conditions of history, culture, and urban design within the City.

used to analyze the current condition of housing, housing tenure,

Each subsection provides information regarding documents and other

ˈˈ

City of Santa Paula Downtown Design Guidelines. Along with

resources about history, culture, and urban design found. This information

analyzing the environmental of the development East Area one, this

is then followed by an analysis of Santa Paula’s potential concerning urban

document addresses the housing and economic effects the newly

design, history and culture. These include the various opportunities and

annexed area will have on the Downtown;

constraints of these existing conditions. Community input was also collected to understand the community’s future vision of history, culture, and urban design for downtown Santa Paula. 114

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Urban Design, Culture & History ˈˈ

ˈˈ

Santa Paula Citywide Visioning Plan. This document contains

Design Guidelines: Standards of design or aesthetics that are used to guide

information from previous efforts of creating a vision and plan for the

development projects in a particular city, community, or neighborhood.

City of Santa Paula. This document was initiated in September 2003

Design guidelines are typically used by Design Review Boards in evaluating

and presented to the City Council on June 21th, 2004 by leadership of

new development projects in a particular city or neighborhood. Source:

the community.

Seattle CityDesign Glossary, 2006

Community Outreach Events. Residents, business owners and visitors

Façade: Any vertical, exterior face or wall of a building, often distinguished

of Santa Paula completed a survey and mapping exercise regarding

from other faces by architectural details. Source: Seattle CityDesign Glossary,

community facilities and services on October 9th and 29th, 2011.

2006

Definitions Architectural Features: Prominent or significant parts or elements of a building or structure. Source: Seattle CityDesign Glossary, 2006 Architectural Style: The characteristic form and detail of buildings from a particular historical period. Source: Seattle CityDesign Glossary, 2006 Existing Land Use: The use that currently exists on a specific parcel regardless of its Land Use Category Designation. Articulation: The manner in which portions of a building form are expressed (materials, color, texture, pattern, etc.) and come together to define the structure. Source: Seattle CityDesign Glossary, 2006

Gateway: A principal or distinguishable point of entrance into a district or neighborhood. Source: Seattle CityDesign Glossary, 2006 Scale: The spatial relationship among structures along a street or block front, including height, bulk and yard relationships. Architectural: the perceived relative height and bulk of a building relative to that of neighboring buildings. Pedestrian: the perceived size of a building relative to a human being. A building is considered to have “good” pedestrian scale if there is an expression of human activity or use that indicates the building’s size. Streetscape: The visual character of a street as determined by elements such as structures, access, greenery, open space, view, etc. The scene as may be observed along a public street composed of natural and man-made c a l

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components, including buildings, paving, planting, street hardware, and

Oil exploration was occurring in Santa Paula and other neighboring cities

miscellaneous structures. Source: Seattle CityDesign Glossary, 2006

in the 1860’s. Pennsylvania Railroad came to Ventura County to purchase the

Urban Form: The spatial arrangement of a particular environment, as defined

land for oil drilling, making Santa Paula the home of Hardison and Stweard

by the connectivity of built mass and form, the natural environment, and

Oil Company. Hardison conglomerated with many small oil companies to

the movement of persons, goods and information within. Source: Seattle

make the Union Oil Company. Soon after, the Southern Pacific Railroad

CityDesign Glossary, 2006

arrived in the Santa Clara Valley in 1887 (City of Santa Paula Conservation and Open Space Element, 1998, p. 18).

Film Period to Present Day

3.2 EXISTING CONDITIONS

At the beginning of the 20th century, old classic hillside neighborhoods

3.2.1 History

began to be under construction and the film industry took interest into the

Spanish and Chumash Period

small-town community of Santa Paula. In the beginning of the 1900’s, Santa

The City of Santa Paula is located within the Santa Clara Valley, approximately twenty minutes due east of the City of Ventura within the Ventura County limits. The history of Santa Paula began when the Chumash Native Americans inhabited the Central Coast of California with two major villages: the Mupu and Srswa. Beginning in the 1840’s, some of the Santa Paula land was given away as part of a Spanish land grant to Rancho Santa Paula and Saticoy which occurred. A business man, Blanchard later purchased the Rancho Santa Paula

Paula was considered the early film capital of California. Some notable actors who remained in the City include Dana Elcar and Steve McQueen. One recent film, “Water for Elephants” was filmed on the boarder of Fillmore and Santa Paula on the railroad and open fields (Modoration). The development of the historic downtown began before the World War II. Today, Santa Paula is known for its thriving agricultural production of citrus fruits and avocados. The Annual Citrus Festival exhibits the agricultural produce of the area. (City of Santa Paula Chamber of Commerce Official Website, 2006)

and Saticoy. Blanchard is generally considered the founder of Santa Paula. (City of Santa Paula Conservation and Open Space Element, 1998, p. 16). 116

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of Interest has located 21 excavation areas that are deemed as prehistoric sites. Archaeological data indicates Native Americans more than 9,000 years ago. The Chumash were

“Water for Elephants” Film Set Source: Moderation, December 5, 2011

very advanced in their culture, social organization, religious

‘In the City of Santa

beliefs, and art and material object production. (City of Santa

Paula there is “high

Paula Conservation and Open Space Element, 1998, p. 20).

archaeological

Known and Potential Historic Resources in Santa Paula

sensitivity including the

A list - “Known and Potential Historic Resources in Santa

the Santa Clara River

Paula and Planning Areas” - has been developed to identify

and lands adjacent to

various buildings that are known or potentially historic

drainage areas”. ‘

resources. This list states the address of the building, the

3.2.2 Archeological and Historic

description or type of land use, date the structure was built,

Resources and Areas

its relevance to Santa Paula’s history, and its level of historical

Archaeological Resources

significance. There are approximately 132 buildings on this

The City of Santa Paula has a history of the Native American group called the Chumash. In the City of Santa Paula there is “high archaeological sensitivity including the terrace areas abutting the Santa Clara River and lands adjacent to drainage areas”. Site- specific surveys would be required to determine the presence of such resources. The Santa Paula City’s Area

terrace areas abutting

list. See Appendix B for complete list of buildings (City of Santa Paula Conservation and Open Space Element, 1998, Appendix B).

Downtown Residential Area The “Downtown Residential” area of historic resources represents the best preserved sections of residential

development. A generally high degree of consistency of scale, materials, and integrity are present. The various styles of architecture include Victorianperiod domestic, neo-Colonial, California Bungalow, Period Revival, Italian, Ranch, and Queen Anne (City of Santa Paula Conservation and Open Space Element, 1998, p. 23).

Downtown Commercial Area The “Downtown Commercial” area contains historic resources including commercial and public buildings (City of Santa Paula Conservation and Open Space Element, 1998, p. 23). The commercial buildings in Santa Paula include the Southern Pacific Mill and People’s Lumber Company. The public buildings include the Southern Pacific Railroad Depot, Glen Tavern Inn, and McKevett School. The Glen Tavern Inn was built in 1911. This “haunted” hotel has 32 rooms, and has been renovated to its original English Tudor grandeur. The

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Glenn Tavern Inn Source: City of Santa Paula Chamber of Commerce Official Website, 2006

Within the “Downtown Commercial” area are residential homes. These

McKevett School is another prominent historic landmark for the City of Santa

homes are around South 7th Street where the best-preserved working-class

Paula. This Mission-revival style school was completed in 1911 and is the

neighborhoods were developed between the 1910’s - 1930’s. This area is

oldest educational facility in Santa Paula. Santa Paula flourishes with its rich

characterized by small parcels, narrow streets, one-story bungalows and

historical prominence which contributes to its unique-charming character.

period revival style dwellings (City of Santa Paula Conservation and Open

(City of Santa Paula Chamber of Commerce Official Website, 2006)

Space Element, 1998, p. 23).

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Known and Potential Historic Resources in the County of Ventura

restrictions on renovations and additions to buildings to help preserve the historic buildings in the city.

The County of Ventura has their own historic resources list which specifies all historic resources in each City of Ventura

ˈˈ

County. This list depicts the address of the structure, the historical significance, the city and year it was built. This list is more detailed than the City of Santa Paula’s list by including smaller structures such as barns and entire ranches. There are about 600 structures on this list. (City of Santa Paula Conservation and Open Space Element, 1998, Appendix B).

3.2.3 Regulations and Incentives for Historical Structures The City of Santa Paula has numerous historical documents that help to support, preserve, and enhance the City’s historical structures. These resources are listed below. ˈˈ

The Historical Overlay – this includes 4 commercial structures. It does not address all the historic buildings in the City of Santa Paula. (Santa Paula Land Use Element, p. 51). However, The City expressed its desire to “expand the limits of the overlay to increase over the entire historical downtown” (Figure 3.2.a). It places

ˈˈ

Historical Preservation Ordinance -- The historic preservation ordinance is located on the City of

‘The historic

Santa Paula’s website under Planning Guidelines. This

preservation ordinance

ordinance discusses the City’s goals and objectives

was established by the

for construction, maintenance, and rehabilitation of

City Council to “educate

historic structures. The historic preservation ordinance

the community

was established by the City Council to “educate the

on preserving the

community on preserving the distinctive historic and

distinctive historic

architectural characteristics of Santa Paula”. (Historic

and architectural

Preservation Ordinance, 1984, p.1) The following are

characteristics of Santa

the major elements of the Ordinance --

Paula”. ‘

Historic Preservation Commission-- The Planning Commission of the City of Santa Paula acts as the Historic Preservation Commission. The commission has been given the responsibilities of administering the ordinance through the review, acceptance, modification or denial of review of historical structures unless otherwise provided by resolution of the City Council.

ˈˈ

Planning Department-- The Planning Director acts as secretary to the

ˈˈ

Historic Preservation Commission. ˈˈ

ˈˈ

procedure for demolition of historic structures.

Powers and Duties of the Design Assistance Committee-- The

ˈˈ

Unsafe or Dangerous Condition-- The ordinance specifies that “in the

Committee is responsible for the criteria of and changes to the rules

event any designated landmark, structure within a historic district or

and guidelines for historic structures.

any portion is damaged by fire or there calamity or is deemed unsafe or

Nomination of Landmarks-- The Ordinance details the procedure for

dangers, Fire Chief may authorize repair if necessary”.

nominating landmarks. The criteria for qualifying a landmark include

ˈˈ

The Land Use Element -- The City has identified individual buildings and districts of the downtown that have historical significance.

buildings that are --

According to the General Plan’s Land Use Distribution Goals, “the

1 Representative of a distinct historical period, type, style, region, or way

historic and cultural resources of the community should be preserved,

of life. 2 Rare to the City of Santa Paula

and designating other historic districts such as downtown should be

3 Designed by an Architect or builder of local, state or national

encouraged.” (Land Use Element, 1998, pg. 5). The Land Use Element

ˈˈ

significance.

incorporates policies and strategies to promote the preservation of

Nomination of Historic Districts -- The ordinance procedures and

Santa Paula’s past (Land Use Element, 1998, pg. 5). One of the main

criteria for creation and expansion of historic districts.

objectives of the Element is the expansion of the historic overlay zone

b Nomination of a historic district may be initiation by the Design

for portions of the downtown and surrounding historic neighborhoods.

Assistance Committee, the Historic Preservation Commission, and

ˈˈ

The Conservation and Open Space Element – The history, significant

the City Council or on application of persons. All districts shall be

structures, and archaeological resources of the City of Santa Paula as

established through the designation of the Historic Overlay (HO)

well as the County of Ventura are cited in this document

zones.

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Procedure for Demolition of Structures-- The ordinance prescribes the

ˈˈ

City List of Historical Structures -- The City of Santa Paula’s list of

Demolition of Designated Landmarks -- The ordinance prohibits

historical structures is used as a resource to know which structures

demolition of designated landmarks.

have historical significance and others that are not. The list includes the

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address, description, date it was constructed, historical

ˈˈ

State Historical Building Code -- Proves as an

association, and current designation. There are

alternative building code that may be applied on any

approximately 132 buildings on this list. 25 are listed at

property that is designated at local, state, or federal

local designation, 1 is listed at state designation, and

recognition. “The CHBC is intended to save California’s

“The County of Ventura

4 are listed at national designation. The list is found

architectural heritage by recognizing the unique

has designated 600

in Appendix B of the Conservation and Open Space

construction issues inherent in maintaining and

structures in the City of

Element.

adaptively reusing historic buildings” (State Historical

Santa Paula. “

County List of Historical Structures -- The County of

Building Code (SHBC), 2003, p.1). Experience has

Ventura has designated 600 structures in the City of

shown that rehabilitation using the alternative codes is

Santa Paula. The list includes the address, name, city

typically less expensive. (State Incentives, p.13)

name and year the structure was built. The list is found

ˈˈ

in Appendix B of the Conservation and Open Space

3.2.4 Cultural Resources

Element.

Museums

Mill’s Act-- The Mills Act Property Tax Abatement Program is an incentive program that provides reduction in property taxes on historic properties. Use of the Mills Act requires the county tax assessor to adjust the assessed value of the property downward to reflect restrictions placed on the property. (State Incentives, p. 9). Currently, the City of Santa Paula has entered into only one Mills Act Contract with the Glenn Tavern Inn.

There are numerous museums in Santa Paula that showcase the history and culture of the City. The Aviation Museum of Santa Paula, founded in 1930, is home to many antique and experimental aircrafts (Aviation Museum of Santa Paula). This local landmark services as a showcase of historic aviation objects and photographs that describe the aviation history of Santa Paula. Another museum that depicts Santa Paula’s history is the California Oil Museum

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3.a.2 Historic Overlay Map, Novemner 8, 2011 1 2 2

on Main Street. It is operated by the City of Santa Paula. According to the California Oil Museum’s website, the exhibit depicts the history of the “black

Murals The most noticeable example of public art within the City of Santa Paula

gold that created wealth, work, and prosperity for generations of Californians”

is the city-wide murals. According to the Murals of Santa Paula’s website,

(California Oil Museum, 2006). The museum also has numerous temporary

the murals bring new life to a century-old downtown. On this website, the

exhibits about technology and transportation. A more contemporary

locations of the numerous murals can be found. The murals around the

museum in Santa Paula is the Santa Paula Art Museum. It is a nonprofit

downtown depict: Transportation through Time, Chumash Indians, Santa

museum and exhibits locally completed art. Well-known artists of the area

Paula Family Farms, Santa Paula Citrus Capital of the World, Latino Culture,

include Ralph Holmes and Milford Zornes, who have numerous paintings

Discover Black Gold, and Pilots of Santa Paula. These murals are completed by

in the museum (Santa Paula Art Museum). The museums in Santa Paula

local professional artists. The designs and location of murals are determined

certainly reflect a degree of pride in the history and culture of the city.

by the Mural Coordinating Committee. The committee is made up of various individuals including artists, historians, architects, business men and women (Santa Paula California Multicultural Murals, 2004, p. 1, 2, 3).

City Events According to the Chamber of Commerce event list website, Discover Santa Paula.com, there are numerous events that occur monthly and annually (Discover Santa Paula, 2006). For instance, Cruise Night, a parade of classic cars dating from pre-1975, is a prominent annual event which runs through the Historic Downtown on Main Street where visitors and locals drive their classic vehicles around the City (Cruise Night, 2006). The local airport also has

“Long Lake” by Ralph Holmes Source: Ralph Holmes, 1935

an annual event where hangers display old aviation history of Santa Paula to the public for viewing. Out of all the events in The City of Santa Paula, the City is most well-known for their annual event, the Annual Citrus Festival.

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(International Citrus Festival, 2004). Some activities at the

Additionally, the small-town feel is retained through its low-

citrus festival include citrus competitions, contests, and

density development, distinguishable architecture, and its

family entertainers. Family events include lemonade drinking

feature of being nestled in a valley between two foothills.

contests, orange eating contests, and avocado pealing contests.

Chamber of Commerce Santa Paula Special Events List Source: City of Santa Paula Chamber of Commerce Official Website, 2006

However, while the City has maintained a small-town character feel and the façades of the downtown core

Downtown area is a

are in adequate condition, the downtown area offers

special place for both

several opportunities for urban design and community

the community and the

improvements. Many of these improvements include, but are

region and has created

not limited to, the refurbishing and restoration of building

a greater significance

façades, public art, and the installation of streetscape

through its historical

elements for a better sense of direction and place.

architecture and small-

Additionally, in the context of urban design and architectural

town feel. “

character, current conditions of the downtown core do not

3.2.5 Architectural Character

share a sense of civic importance to residents and other

and Urban Design

communities. Significant investments have been made in

Santa Paula’s Downtown area is a special place for both

downtown since the introduction of Santa Paula’s Citywide

the community and the region and has created a greater

Vision Plan and the Downtown Improvement Plan, making

significance through its historical architecture and small-

it apparent of obtaining strong community involvement.

town feel. The ambient of the City’s downtown core reflects

Support by the community to improve the downtown

over one hundred years of development and confines

core will be a key feature in making downtown a place of

one of California’s finest buildings of middle-and-late-

importance and potential.

nineteenth-century commercial and residential architecture.

“Santa Paula’s

conditions of gateways and signage in Santa Paula lack a sense of direction, which should be remedied in order to properly direct various modes of traffic (Santa Paula, California, 2006).

3.2.7 Streetscape

The City of Santa Paula The City of Santa Paula is a traditional American small town characterized Santa Paula Art Museum Source: Initial Site Visit, Ocober 29, 2011

by its walk-able downtown area, its rich culture and older architectural style. The City is based on a traditional grid-pattern that promotes walk-ability and pedestrian activity. Visitors may be deterred to walk in and around the

3.2.6 Gateways and Signage Currently, the City of Santa Paula has two main routes with limited design and direction for residents and visitors. While the City has several welcoming monuments bordering the Downtown area, the visibility of these signs are limited due to their placement and size. According to the Downtown Improvement Plan, Main Street is the primary arterial corridor into the Downtown area serving as the Cityâ&#x20AC;&#x2122;s main access point and carries significant aesthetic appeal through its architectural design of buildings. However, the gateways, including Main Street, offer minimal variety in terms

downtown area because of the current conditions. The crosswalks near Main Street, 10th Street, Harvard Boulevard, and Santa Barbara Street are not properly designated to show pedestrian pathways which decreases visitor safety. The existing landscaping in the downtown area consists of small trees and plants. Community members have collaborated to create aesthetically pleasing flower arrangements to distribute throughout the City to enhance visual aesthetics. Since residents created these flower arrangements, a sense of identity to the City is formed.

of design and ability to guide pedestrian and vehicular traffic. 10th Street, the primary entrance from the Highway-126, is a wide street that introduces the Downtown as predominantly auto-oriented community. The current 126

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The City’s Citywide Visioning Plan is a document that was initiated in 2003 to get the community together to establish a vision for the City to guide future decisions, set City

Major Arterial Road Showing Pedestrian and Vehicular Interaction Source: Class Photographer Diane Kwon

Downtown Santa Paula The City of Santa Paula’s downtown area is comprised of

priorities, and policies, and to implement projects which are

“One of the major

imperative for the community (2003, Santa Paula Citywide

goals from the City’s

Vision Plan, pp. 5). One of the major goals from the City’s

Citywide Visioning

Citywide Visioning Plan is to repair deteriorating sidewalks

Plan is to repair

to alleviate the breaks in accessibility, which indicates the

deteriorating sidewalks

importance of sidewalk repair to the City (Santa Paula

to alleviate the

Citywide Vision Plan). Implementation of various strategies

breaks in accessibility,

to promote walk-ability will encourage residents and visitors

which indicates the

to take advantage of future downtown amenities.

importance of sidewalk repair to the City (Santa

major arterial roads which are utilized by both pedestrians

Paula Citywide Vision

and vehicles. The roots from large trees in the downtown

Plan).”

area have uprooted through the surface of sidewalks posing a major safety concern for pedestrians utilizing this area. The City of Santa Paula conducted a sidewalk inspection report which noted major sidewalk tripping hazards caused by street root surface exposure. Major tripping zones were inspected on Main and 10th Streets, two major arterial roads in the area.

Sidewalk Benches on Main Street Santa Paula Source: Class Photographer Diane Kwon

3.2.8 Public Spaces

Guidelines and Citywide Visioning Plan encourage outdoor dining (Municipal

Street & Sidewalk Conditions

Code). The problem many cities face for their downtown is the vehicular and

There are various characteristics of the physical environment that contribute to the success of public spaces. Streets and sidewalks of any town remain key components since both facilitate in pedestrian movement. Recent critics of sprawl and auto-oriented design have suggested a low priority given to the pedestrian in relation to the automobile in American downtown areas (Robertson, 1993, p. 274). Factors in pedestrian hesitation to walk in downtown Santa Paula are low-density development and the unsafe walking environment caused by the lack of maintenance of streets and sidewalks.

pedestrian interaction which many times prevents a safe walking environment (Spreiregen, 1965, p. 14). Sidewalk and crosswalk use in downtown Santa Paula is negatively affected by parking and vehicle traffic due to the lack of buffering by landscaping or bollards. These obstacles limit the comfort a person can experience from the downtown since concern of safety due to interaction with vehicles becomes an issue (Robertson, 1993, p. 275). The current conditions of the sidewalks in downtown Santa Paula also demonstrate a lack of regular maintenance and upkeep.

Santa Paula Street is designed to be accessible to pedestrians since it is a major artery into the downtown area; however, due to the heavy vehicular traffic, pedestrian safety becomes a concern. There is a sense of disconnect between downtown Santa Paula and neighboring parts of the City since basic amenities such as supermarkets are located outside downtown boundaries. There are benefits and drawbacks to the existing sidewalk conditions in the downtown area. The sidewalks in downtown are wide and provide sufficient room for groups of people to walk, specifically on Main Street and 10th Street, two main downtown arteries. The City of Santa Paula has adopted an ordinance on outdoor dining which does not permit its use on streets and alleyways. City staff has stated that outdoor dining is also discouraged on streets and alleyways due to liability issues. However, The Cityâ&#x20AC;&#x2122;s Design 128

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Lack of Street and Sidewalk Maintenance Source: Class Photographer Diane Kwon

Downtown Spaces Vibrant downtown areas are the result of providing various amenities for visitors and residents. Public spaces in downtown Santa Paula include Veterans Park located across the street from City Hall, numerous alleyways

urban design/culture & history

on Main Street leading to other major arterial roads

3.3 FUTURE NEEDS

and Ebell Park located near the Santa Paula Community Theatre. Veterans Park is a large park that has luscious grass, a playground for children and a nearby bus stop for transit accessibility. The park’s location, however, is near a dangerous crosswalk where pedestrian flow is interfered

3.3.1 Historic Resources

Utilize Existing Historic Documents THE CITY OF SANTA PAULA SHOULD USE THE EXISTING

“Public spaces in downtown Santa Paula include Veterans Park

by vehicular traffic, at 10th and Ventura. Due to the current

HISTORICAL DOCUMENTS IN ORDER TO RESTORE, PRESERVE,

located across the

conditions of alleyways, they are not used as connections

AND ENHANCE HISTORICAL STRUCTURES WITHIN THE CITY

street from City Hall,

to neighboring parts of downtown. On the other hand, one

LIMITS. Currently, the historic ordinance is not being used to

numerous alleyways

alleyway located on Main Street and Green Street serves as

its full potential, because the Design Assistance Committee

on Main Street leading

a community gathering place centered by a water feature

is being underutilized and should help the Historic

to other major arterial

which contributes to providing a sense of place to the

Preservation Committee more in order to preserve historic

roads and Ebell Park

downtown area.

structures in Santa Paula.

located near the Santa

TO FUTHER PROTECT HISTORIC STRUCTURES IN SANTA PAULA, THE HISTORIC OVERLAY NEEDS TO BE EXPANDED TO COVER MORE STRUCTURES. It is currently only 3 blocks long by 2 blocks wide on the most north eastern part of the downtown. Although there are signs pointing to the historic downtown, there are no buildings within the heart of downtown that are historically protected. Alleyway in Downtown Santa Paula Source: Class Photographer Diane Kwon

Paula Community Theatre. “

3.3.2 Cultural Resources

Increase Amount of Public Art The City of Santa Paula should increase public art throughout the City to enrich the community. Currently, there are murals around the northern portion of the City of Santa Paula. They depict the history of the City. Other topics besides the history of the City could be utilized such as the agriculture and oil background of the community. Artists capable of creating art for public places should be encouraged. A policy could be established to include more murals throughout the City of Santa Paula.

A Young Boy on a Hydraulophone Source: Ethan Ham, Hydraulophones 2008

Involve Interactive Public Art As a mechanism of learning, interactive public art could involve the community while recognizing the culture of Santa Paula. Interactive public art involves human interaction to complete some sort of task. For instance, below is a photograph of a young boy playing with a pipe that has water coming out of perfectly spaced holes. It is called a hydraulophone. The hydraulophone makes certain sounds by blocking the jets of water. The benefits of interactive public art include hands-on interaction, understanding new ideas such as science or music, look at a part of the City in a different way, but most importantly learn something.

3.3.3 Architectural Character Within Santa Paulaâ&#x20AC;&#x2122;s Downtown Improvement Plan, the urban design focus for visual character and appearance is primarily defined in the Downtown Design Guidelines and the Downtown Improvement Plan. According to the Downtown Improvement Plan, the Guidelines set goals, policies, and actions to maintain the small town feel and rural heritage (Downtown Improvement Plan 13). In reviewing the Downtown Design Guidelines and the Downtown Improvement Plan, specific criteria such as scale, height and level of details for buildings are well articulated and provide significant information for designers and architects. HOWEVER, THE CITY GATEWAY SECTION OF THE DOWNTOWN IMPROVEMENT PLAN AND ARCHITECTURAL

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CHARACTER GUIDELINES ARE AMBIGUOUS AND SHOULD PROVIDE FURTHER STANDARDS FOR FUTURE DEVELOPMENT. According to Santa Paula’s Citywide Vision Plan, the City has established a small town character through its current

“The historic homes

development and history. Because the land-use pattern of

of the district have

Santa Paula reflects over 100 years of development and has

attracted tourism

preserved many historical buildings, the City visually upholds

from the “rich mix

an “old-town” character. The historic homes of the district have attracted tourism from the “rich mix of architectural styles, rural elegance, and manicured grounds” (www.

Architectural Style Source: Initial Site Visit, October 29, 2011

While the City of Santa Paula does not require a specific

of architectural styles, rural elegance, and manicured

discoversantapaula.com). Built between 1885 and 1930, most

theme or style for the downtown area, much of the

grounds” (www.

of the historic areas have a variety of architectural styles

information provided in the Downtown Design Guidelines

discoversantapaula.

which in include Victorian, Queen Anne, Colonial Revival,

and the Downtown Improvement Plan encourage the

com). “

Craftsman-style, Mediterranean and Italianate.

area to “maintain a building scale which is consistent with Santa Paula’s small town, rural heritage” (Downtown Design Guidelines, D-1). TODAY, VISITORS AND RESIDENTS ENCOUNTER A UNIQUE MIX OF OLD-TOWN CHARACRTER WITH A VIBRANT ADDITION OF MURALS AND COLORFUL AESTHETICS THROUGHOUT THE DOWNTOWN AREA.

Based upon an extensive review of the Design Guidelines and the Downtown Improvement Plan, the intent for

the City of Santa Paula is to PRESERVE THE CHARACTER, HISTORY, AND

Towns provided by the Thomas Jefferson Planning District Commission,

SCALE, INCLUDING ITS TRADITIONAL URBAN DESIGN FORM AS WELL AS

gateways “indicate a change in environment” and “send the message

ITS SURROUNDING NATURAL AND CULTURAL HISTORY. The specific criteria

to motorists that they have reached a specific place.” The Downtown

illustrated in the Design Guidelines provide significant information regarding

Improvement Plan clarifies that “10th street is the main visitor entrance to

design recommendations such as light and air, street trees, height, solar

Downtown” (18); however, other entry-streets include Harvard, Mill, South

access-adjacent property and other important design elements. However,

Alley and Ojai, which are streets more commonly used by residents. The City

the structure of the Downtown Design Guidelines and the Downtown

Gateway section in the Downtown Improvement Plan further expands on the

Improvement Plan can be misleading and difficult to understand. For

current conditions by stating the downtown gateways “lack the distinction

example, there should be specification on the efforts and purpose of

to capture visitors traveling north to Ojai and other areas” (18). In a workshop

Architectural Design containing information from history, current conditions

conducted in 2003 by the City of Santa Paula, A NEED TO RETAIN THE

and future development. Additionally, the City of Santa Paula has numerous

INTEREST OF TRAVELERS AND VISITORS WAS IDENTIFIED AS A HIGH PRIORITY

objectives to create special plans for nearly all aspects of planning. In

TO REVITALIZE THE DOWNTOWN AREA. As a result of these findings, the city

the context of Architectural Character, the “City Staff is in the process of

has recommended a 5-step program for the City Gateway sub-areas. These

developing a ‘Façade and Signage Improvement Program’ to enhance the

goals, according to the Downtown Improvement Plan, include:

downtown area through façade, signage, and other improvements which

1 Beautify the streetscape including the installation of a major gateway

follow recommended design standards and architectural guidelines”

element (implementing the wayfaring recommendations). The

(Downtown Improvement Plan, 13)

streetscape improvements should include 6-to-8 foot sidewalks, pedestrian scaled street lighting, street furniture, banners, wayfaring

3.3.4 Gateways and Signage

signage and street trees. These improvements should be designed

Gateways often guide the City in developing and maintaining its identity

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to be consistent with the Main Street improvements. The gateway

and sense of place through the creation of attractive features at key

elements should include a base that emulates the entrance elements

intersections and entry points. According to the Design Manual for Small

installed at Oak and Main and at the 7th and Main with a steel arch

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that connects the base units. The City should work

commercial uses fronting on 10th Street and Harvard

with Caltrans to secure freeway signage (off-ramp

Boulevard as possible, provide gather places for

and exit sign locations). Refer to Figure 1 (Downtown

shoppers congregate, and be cognizant of the park by

Improvement Plan, 18).

providing active uses such as housing or small scale

“The City should

retail that face Ventura Street.

continue negotiation

2 Prepare a Park Improvement Plan designed to upgrade Veteran’s Park through redevelopment

4 Encourage the redevelopment of the area bounded

with the proposed

of the fire station into a high quality restaurant

by Ventura, 10th, South Alley and Ojai Streets in to a

development team to

utilizing a standard redevelopment “Request for

very urban (3-4 story) mixed-use project that houses

redevelop the block that

Development Proposal” process (the restaurant should

a mixture of residential, office and retail. Important

now houses City Hall

be surrounded by green with a dining area spilling

design elements include: ground level retail facing

into a neighborhood

out of the building into a park-like setting), complete

onto 10th street, internalized parking, and recognition

oriented shopping

the development of the proposed skateboard

of the residential uses east of Ojai by minimizing the

center.”

park, enhance landscaping and park furniture, and

impact of the project’s height and mass. (Downtown

rehabilitate or replace the transit and restroom

Improvement Plan, 19)

facilities. It is important to the community that

5 Due to the large number of residential structures

the Veteran’s Memorial remains intact (Downtown

located in the area bounded by Harvard, 10th, Ventura

Improvement Plan, 18-19) (Refer to Figure 2).

and Ojai Streets, and the dislocation impact that

3 The City should continue negotiation with the

would result in any major redevelopment effort, the

proposed development team to redevelop the block

City should target the area for an extensive residential

that now houses City Hall into a neighborhood

rehabilitation program. The City’s proposed Façade

oriented shopping center. The design for the center

and Signage Improvement Program should be made

should: be very pedestrian oriented, with as many

available to the to the three businesses located

in this section of the sub-area, as well as, the gas station located

PLAZAS, WATER FEATURES AND OTHER ATTRACTIVE ELEMENTS. Additionally,

on the northeast corner of 10th and Ventura Streets. (Downtown

the City’s effort to enhance the gateways is proposed to provide a better

Improvement Plan, 19)

sense of direction by identifying key locations. The relationship between

The recommendations acknowledged by THE 5-STEP PROGRAM PROVIDES

having distinguishable entrances at key locations is the sense of place

A CLEAR NEED FOR IMPROVEMENT AND THE ENCOURAGEMENT TO RETAIN

it creates. Place making and branding of key locations emphasizes the

VISITORS THROUGH AESTHETICS AND PROVIDE A SENSE OF DIRECTION. While

movement to create more livable communities, identifiable character and a

much of the recommendations provided are specific, there are other factors,

high quality of life for residents and visitors. Key locations, as identified in the

such as signage, that may help create a more distinguishable downtown.

Downtown Improvement Plan, are:

Public Parking, Library, City Hall, Hometown USA Street Commercial Area, Mercado Commercial Area, Chamber of Commerce, Ebell and Veteran’s Park, The Santa Paula Theater Center, Post Office.

Similar to the City’s effort for an architectural guidance program, the City Staff seeks to prepare a Park Improvement Plan to upgrade Veterans Park. If the City adopts a Park Improvement Plan and a Façade and Signage Improvement Program, Santa Paula will have multiple documents addressing much of the same efforts and may make the planning and design more

Design Examples for Santa Paula Source: Downtown Design Guidelines

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difficult and misleading for the revitalization of Downtown. Ideally, the

Expanding on the importance of having distinguishable entrances, THE

City should include all information regarding their efforts of improving the

DOWNTOWN IMPROVEMENT PLAN ENCOURAGES THE ENHANCEMENT OF

downtown and make the document easily accessible for residents, visitors,

GATEWAYS THROUGH THE IMPLEMENTATION OF MONUMENT SIGNAGE, MINI

and business-owners.

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from landscape, bollards and bulb-outs would create an atmosphere that encourages people to take advantage of downtown amenities. “Improved buffering from landscape, bollards and bulbouts would create an atmosphere that

Murals on Main and 10th Streets Source: Initial Site Visit, October 29, 2011

3.3.5 Streetscape & Sidewalk Enhancement THE POOR CONDITIONS OF SIDEWALKS IN DOWNTOWN SANTA PAULA DO NOT PROVIDE A SAFE ENVIRONMENT FOR RESIDENTS AND VISITORS. The sidewalks throughout the downtown area show signs of deterioration. The uneven paving and cracks on sidewalks along major streets such as Main and 10th Streets create a dangerous situation for pedestrians. These conditions may deter visitors from walking on sidewalks since safety becomes a concern. Due to the lack of buffering between pedestrians and vehicles, vehicles come in close contact with pedestrians, which increases risk of endangerment. Improved buffering

encourages people to take advantage of Current Conditions of Sidewalks in Downtown Santa Paula Source: Class Photographer Diane Kwon

THE AESTHETIC CHARACTER OF DOWNTOWN STREETSCAPE SHOULD BE ENHANCED TO ENCOURAGE VISITORS TO EXTEND THEIR STAY IN THE AREA. Proper landscaping, specifically through larger trees and plants, creates a sense of enclosure to an area and would benefit downtown Santa Paula visitors. The addition of street furniture and the shading provided by large tree canopies may encourage visitors to utilize the sidewalk space in the downtown area. Additionally, the existing floral bouquets contribute to the aesthetic beauty of the downtown area

downtown amenities. “

which should be encouraged. THE ENHANCEMENT OF STREETSCAPE IN THE

3.4 OPPORTUNITIES AND CONSTRAINTS

DOWNTOWN AREA IS OF HIGH PRIORITY TO ENCOURAGE FURTHER USE BY VISITORS. THE CURRENT WIDTH OF SIDEWALKS IN THE DOWNTOWN AREA HAS GREAT POTENTIAL IN BECOMING A MULTI-FUNCTIONAL RESOURCE FOR RESIDENTS AND VISITORS. As mentioned previously, the addition of street furniture and the support of outdoor dining would increase visitor use of the area since the sidewalks would support an additional service. Currently, downtown Santa Paula offers limited seating and outdoor dining. The City must provide more consistency between documents and have a concise vision for what they want for the future of downtown Santa Paula in terms of outdoor dining since the documents currently contradict one another.

3.4.1 Opportunities THE CITY OF SANTA PAULA HAS AN OPPORTUNITY TO PRESERVE ITS RICH ARCHITECTURAL HISTORY. The City is fortunate to have a list of historical structures as well as a map of where they are geographically located within the city. The City also has a Historical Preservation Commission. There are numerous historical structures in the City of Santa Paula that could be in danger of demolition or redevelopment. Expanding the Historical Overlay could help protect the historical structures in the City. The Historical Preservation Commission of Santa Paula has an opportunity to apply for more incentives for historical buildings in the City of Santa Paula. (Stephanie Shaffer) THE HISTORICAL PRESERVATION COMMISSION SHOULD ENCOURAGE THE MILLS ACT AS AN INCENTIVE FOR HISTORIC PRESERVATION. The Historical Preservation Commission of Santa Paula has only entered into one Mills Act Agreement. The Mills Act Agreement is, “between the property owner and the local government granting tax abatement” (Mills Act Property Tax Abatement Program) for historical preservation and restoration projects. The property granted with a Mills Act Agreement is the famous Glen

Photo of Ebell Park Source: Class Photographer Diane Kwon

Tavern Inn. The Historical Preservation Commission “established a Historical Property Agreement in accordance with the Mills Act” (Brown, Historic

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Preservation / Planning Commission, 2010, pg.3). There are

area. The most well-known and popular event in Santa Paula

many more historical sites that could be considered for tax

is the Annual Citrus Festival in Harding Park. This event

abatement under the Mills Act. The future need for historical

includes music, carnival rides, and other entertainment

preservation would benefit from the Historical Preservation

(International Citrus Festival, pg. 1). A special part of this

“The Historical

Commission’s action on additional incentives. (Stephanie

festival is the classic balloon launch where hot air balloons

Preservation

Shaffer)

soar in the sky above the Santa Clara Valley. Although there

Commission

are many events that are successful, more events could

“established a Historical

increase community unity.

Property Agreement in accordance with the Mills Act” (Brown, Historic Preservation / Planning Commission,

Glenn Tavern Inn’s Act Request Source: Historic Preservation, Planning Commission Meeting, 2010, pp. 3

2010, pg.3).”

INCREASING THE NUMBER OF CITY-WIDE EVENTS IS AN OPPORTUNITY FOR THE CITY OF SANTA PAULA TO BRING TOGETHER THE RESIDENTS. There are numerous events throughout the City of Santa Paula. One event is Cruise night, which showcases classic cars before 1975 through the Historical Downtown on Main Street (Cruise Night, pg. 1). Another event is the Downtown Merchant Association’s Jazz and Art Festival, which occurs monthly in the downtown

Hot Air Balloons at the Annual Balloon Festival Source: Ventura County Star, July 13, 2011

Improve downtown’s physical environment and enhance community and public art. Current conditions

allow the City to IMPROVE DOWNTOWN’S PHYSICAL ENVIRONMENT AND

and changes to the current conditions, which may be an opportunity

ENHANCE COMMUNITY/PUBLIC ART THROUGH THE ENCOURAGEMENT OF

for exploration of new design of gateways (reference to future needs).

ARCHITECTURAL DESIGN STANDARDS AND UNIQUE MURALS. According

(Emmanuel Velazco)

to the Citywide Vision Plan of Santa Paula, residents and visitors take pride and leadership roles in efforts of improving the downtown areas. The

support the need to revitalize streets and sidewalks in its downtown

murals found throughout the downtown are were formed to promote

area. THE CITY OF SANTA PAULA HAS WIDE SIDEWALKS THAT PRESENT

the revitalization of the downtown through developing a series of murals.

AN OPPORTUNITY FOR IMPROVING A SAFE WALKING ENVIRONMENT FOR

According to Preserve America, “the murals depict significant developments

PEDESTRIANS IN THE DOWNTOWN AREA. Harvard Boulevard and Main

in Santa Paula’s history and are designed by artists from across the country.”

Street are prominent arteries in the downtown area that are heavily used by

Additionally, the Downtown Design Guidelines should require distinct urban

pedestrians and vehicles. Wide sidewalks run parallel to these streets which

design and architectural standards. (Emmanuel Velazco).

presents an opportunity for creating a pedestrian-friendly environment

Use current features too revitalize downtown and become a distinctive regional environment.

which could promote less dependence on the automobile. The Santa Paula Citywide Visioning Plan stipulates that deteriorating sidewalks should

Rather than competing with the Highway 126 corridor, THE DOWNTOWN

be repaired and new sidewalks should be replaced. The current width of

PLAN SHOULD USE ITS UNIQUE LOCATION TO BECOME A DISTINCTIVE

sidewalks and the City’s desire to improve sidewalk and street conditions is a

REGIONAL ENVIRONMENT—a revitalized area for specialty retailing, services

positive direction to revitalize downtown streetscape. (Anu Dhaliwal)

and civic life. The City’s downtown boundary extends to the main exit from

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The City of Santa Paula’s Citywide Visioning Plan and Design Guidelines

Current thinking states that safe and comfortable streetscape can be

Highway 126 and offers opportunity to attract visitors and residents through

provided through scenery and landscaping (Robertson, 1993, pp. 275). THE

aesthetics and distinctive character. The City acknowledges the “lack” to

EXISTING LANDSCAPING ON SIDEWALKS IN DOWNTOWN SANTA PAULA IS

attract visitors and tourist into the downtown area and seeks to improve

AN OPPORTUNITY FOR BEAUTIFYING DOWNTOWN STREETSCAPE. Attractive

gateways as an important element for attraction. In review of the current

landscaping also contributes to the enhanced enjoyment of walking in

Downtown Improvement Plan, the City has suggested future improvements

downtown areas (279). Community members of Santa Paula have created

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beautiful ornamental flower bouquets for the downtown

LIMITED BY THE FUNDS RECEIVED TO CONTINUE THE “OUR

area. These bouquets create a sense of community among

STORY” PROGRAM. According to the santapaulamurals.

residents due to the local involvement from residents.

org, the murals of Santa Paula are created by a non-profit

Additionally, the ornaments enhance the downtown

organization supported by generous contributions from the

“Wide sidewalks

streetscape aesthetics. The existing trees downtown are

citizens of the City, as well as several committed businesses

run parallel to these

scarce; however, the downtown is heading towards a positive

and civic groups which together, raise over $20,000 for each

streets which presents

direction. The addition of trees and other landscaping on

of the murals. Other sources of funds has come from visitors

an opportunity for

sidewalks will enhance the aesthetic beauty of the area and

and friends of the community who have enjoyed bringing

creating a pedestrian-

create a sense of safety among visitors. (Anu Dhaliwal)

their families and friends to experience the enchantment of

friendly environment

seeing “Our Story,” as told through the eyes, hearts and hands

which could promote

of talented artists. (Emmanuel Velazco)

less dependence on the

CONSTRAINTS TO CREATE AND ENHANCE KEY VEHICULAR AND PEDESTRIAN ENTRY POINTS THROUGHOUT THE DOWNTOWN ARE PRESENTED BY THE LIMITATION OF CITY FUNDS. In speaking with the Community Development Director of Santa Paula, a significant concern for creating and Community Bouquets in Downtown Santa Paula Source: Class Photographer Diane Kwon

enhancing gateways were the cost of implementation and the cost for maintenance. Many cities throughout California are experiencing budget cuts and are finding it difficult to

3.4.2 Constraints THE CONSTRAINTS TO MAINTAIN AND ENHANCE THE ARCHITECTURAL CHARACTER OF SANTA PAULA ARE

raise funds for special projects such as gateways.

automobile. “

DOWNTOWN VISITORS. The sidewalk inspection report concluded that major thoroughfares such as Main and Santa Barbara Streets and Harvard Boulevard are in major need of repair and renovation. The report noted major tripping hazard areas caused by tree root sidewalk surface exposure. Main and Santa Barbara Streets and Harvard Boulevard scored a high number in tripping hazards on the inspection, which warrants attention from the City. The unsafe environment created by the lack of landscape, bollards and bulb-out Davis Street View of Commerical and Natural Environment Source: Initial Site Visit, October 29, 2011

buffering increases the risk felt by pedestrians when using the sidewalks in

THE FUNDING REQUIRED TO REVITALIZE DOWNTOWN STREETSCAPE AND WALKWAYS IS A BARRIER IN RESTORING THE DOWNTOWN AREA. The revenue forecast for the City of Santa Paula for the 2010-2011 fiscal year

the downtown area. When risk of walking is increased for pedestrians people are less likely to utilize areas such as the downtown since walking becomes a safety issue.

supports the assertion that the City does not have sufficient funds to satisfy the needs of the downtown area. According to the Cityâ&#x20AC;&#x2122;s 2010-2011 adopted budget document, general fund budget appropriations for public works were $223,822 and miscellaneous fund appropriations for public works were $16.6 million. Funds needed to repair disheveled sidewalks and streets in downtown Santa Paula would far exceed the set budget. Alternative means of funding should be considered in order to make proper changes to enhance the downtown core. (Anu Dhaliwal) The City of Santa Paula conducted a sidewalk inspection report in 2010

Photo Showing Poor Street Conditions and Lack of Proper Crosswalk Designation Source: Class Photgrapher Diane Kwon

to evaluate the concerns with sidewalks in Santa Paula. THE CURRENT CONDITIONS OF SIDEWALKS CREATES A PRECARIOUS ATMOSPHERE FOR 140

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3.5 COMMUNITY OUTREACH 3.5.1 Outreach Technique On September 24th and October 29th, 2011, surveys were distributed to residents and visitors of Santa Paula to identify the strengths and weaknesses of the community and the downtown core. Additionally, participants were also asked to write and identify their ideas onto a map provided in key locations. In efforts of accommodating and gathering input from a diverse range of people, key locations for surveying were selected to at Veteran’s Park, Main Street, Vons, and the

ˈˈ

Availability of Art, Music and Cultural Amenities

ˈˈ

Ethnic and Cultural Diversity of the Community

ˈˈ

Opportunities for Community Involvement

Below is a table that depicts the outcome from the community outreach events pertaining to history, culture,

inspection report

and events. These questions were rated on a 5 (strength) to 1

concluded that major

(weakness) scale to rate significance of a topic to the resident

thoroughfares such

or visitor. Out of the four questions above, the two most

as Main and Santa

interesting questions to analyze were the availability of arts,

Barbara Streets and

music and cultural amenities and historic characteristics

Harvard Boulevard are

(Figures 3.5a and 3.5b).

in major need of repair and renovation. “

History and Culture Survey Results

local sports facility on Telegraph Road.

3.5.2 History and Culture

History and Culture Survey Data During the community outreach events at downtown Santa Paula, Limoneria soccer fields, and the Halloween parade, the four following topics not only pertained to culture and history, but also had a lot of responses. ˈˈ

Historic Characteristics

“The sidewalk

3.a.1 Santa Paula Community Outreach Suvey, October 29, 2011, Community Outreach Task Team, pg. 1 and 2.

the surveys, 25.3% answered neutral to this question. 11 individuals believe there is a serious lack of availability, however there were 12 respondents that believed that there is enough availability of art, music and cultural amenities. THERE IS NO GENERAL CONSESUS OF WHETHER OR NOT THERE IS ENOUGH ART, MUSIC AND CULTURAL AMENITIES IN THE CITY. The City should try to understand if the community wants more art, music, and cultural availability or if there are enough through further research. 3.b.2 Availability of Art, Music, and Cultural Amenities, November 11, 2011, Stephanie Shaffer.

3.5.2 Gateways and Signage

Historical Character Analysis In order to understand the significance of historical character to residents and visitors of Santa Paula, individuals who completed the survey had to rate

MAJORITY OF THE RESPONDENTS STATED THE GATEWAYS WERE SOMEWHAT

historical character on a 1-5 scale of strength. Historical character was given

OF A STRENGTH OR A MAJOR STRENGTH, WHILE THIRTY PERCENT OF THE

a 5 the most out of all the related questions. The data collected indicated

RESPONDENTS AGREED GATEWAYS WERE SOMEWHAT OF A WEAKNESS OR

that this was 34% of all responses. THIS DATA CONFIRMS THAT THE SANTA

MAJOR WEAKNESS. Figure 3.5.1 illustrates the responses for City Gateways.

PAULA COMMUNITY BELIEVES THAT HISTORICAL CHARACTER IS A STRENGTH

As part of the urban design process, there is clear need for enhancing

OF THE CITY. This also validates the opportunity as noted above: The City

the major entrances for downtown. While most respondents answered

of Santa Paula has an opportunity to preserve its rich architectural history.

positively about the Downtown Gateways, many residents and visitors of

Furthermore, this analysis follows the general plan’s objective to preserve

the community do not know the extent of the Downtown boundaries and

historical buildings.

may have responded on the basis of knowing the commercial strip on Main

Cultural Analysis

Street. Major entrances have been identified by the City of Santa Paula’s

The availability of arts, music, and cultural amenities question on the survey brought the community outreach task team interesting results. Out of all 142

In analyzing the responses for Santa Paula’s gateways and formal entrances,

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Downtown Design Guidelines and can be seen in the Composite Community Input Map (Figure 3.5.1c), which highlights the gateways and streetscape

urban design/culture & history

entrances found through the mapping exercise. Additionally,

percent of responses. A large proportion of responses, nearly

a significant number of responses expressed concerns for

fifty-percent, consider neighborhood character as somewhat

street conditions and landscaping throughout the area,

of a strength or a major strength in the City. Unique local

which may be an indicator for the enhancement of gateways

identity reflected similar results with a large proportion

and formal entrances.

having a neutral response. More than fifty-percent of respondents consider Santa Paula’s unique local identity as being somewhat of a strength or a major strength to the City. A recurring trend on the map exercise was the importance of preserving a “small-town” feel in the downtown area which relates to the significance in maintaining unique local identity. THE RESPONSES GENERALIZE A SIGNIFICANCE PLACED ON DOWNTOWN SANTA PAULA NEIGHBORHOOD

3.c.3 Survey Results, October 29, 2011, Community Planning Lab.

CHARACTER AND UNIQUE LOCAL IDENITY WHICH WILL BE CRUCIAL IN FUTURE IMPLEMENTATION PROGRAMS FOR

3.5.3 Strength of Downtown

DOWNTOWN IMPROVEMENT.

Character and Uniqueness

respondents answered positively about the Downtown Gateways, many residents and visitors of the community do not know the extent of the Downtown boundaries and may have responded on the basis of knowing the commercial strip on Main Street.”

The importance of neighborhood character and identity in the downtown area for residents and visitors is significant in understanding how value is placed on these features in the City of Santa Paula. Neighborhood character in the downtown area was responded neutrally with thirty-six

“While most

3.d.4 Survey Results, October 29, 2011, Community Planning Lab

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3.a.4. Community Outreach Event, November 29, 2011 1 4 4

from residents and visitors to improve the current conditions of sidewalks and crosswalks to increase activity in the area. The significance placed on streetscape, sidewalk, crosswalk, public space improvement is critical in improving current conditions in the downtown area.

3.e.5 Survey Results, October 29, 2011, Community Planning Lab

The survey responses indicate a desire to preserve downtown neighborhood character and unique local identity. Since the survey sample size is small in comparison to the population of Santa Paula the responses are not representative of the entire community. However, there is a trend amongst survey responses in that character of neighborhoods in downtown and local identity rated neutral or above. This poses a desire among responses to maintain and enhance existing architectural charm and character in the downtown area. THE CURRENT CONDITIONS OF STREETSCAPE, SIDEWALKS, CROSSWALKS, AND ALLEYWAYS SHOULD BE IMPROVED TO REFLECT THE DESIRE TO PRESERVE CHARACTER AND IDENTITY IN THE DOWNTOWN. The uneven paving and cracks on sidewalks long major arterial roads should be enhanced to promote walk-ability. Additionally, streetscape should be enhanced through additional trees and plants and the current width of major sidewalks in the downtown area will encourage use of the area. Surveys and the mapping exercise indicate a strong desire 146

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â&#x20AC;&#x153;The significance placed on streetscape, sidewalk, crosswalk, public space improvement is critical in improving current conditions in the downtown area.â&#x20AC;?

4.1 INTRODUCTION

4.2 METHODOLOGY

The purpose of this chapter is to review the research and analysis completed on open space, natural resources, parks and recreation, health, community services, and safety of Santa Paula. The preservation and expansion of these services are important because they help maintain the overall quality of life of residents and visitors of Santa Paula. This analysis

Data Gathering Technologies The following methods and resources were primarily used in the research of the information addressed in this chapter: ˈˈ

East Area 1 Specific Plan Draft Environmental Impact Report (DEIR).

is vital for understanding and influencing future decisions based on

This document primarily analyzes the environmental impacts of the

existing conditions, which is covered in the first section of this chapter. The

East Area 1 development. It provides information regarding existing

second section discusses the future needs of the City of Santa Paula after

conditions.

assessing the existing conditions. The third section of this chapter covers

ˈˈ

City of Santa Paula Conservation and Open Space Element. This

the opportunities and constraints of the City. The fourth chapter examines

document provides existing conditions of Santa Paula’s open space,

the community input according to the three community outreach events

natural resources, and parks and recreations.

conducted throughout a three-month period.

ˈˈ

City of Santa Paula Fiscal Year 2011-2012 Adopted Budget. Text.

ˈˈ

City of Santa Paula General Plan. This document provides information of a large scope of topics regarding the City.

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Park, Services & Safety ˈˈ

City of Santa Paula Recreation Master Plan. Text.

between 15-40 acres, can provide various uses such as swimming pools,

ˈˈ

Santa Paula Police Department website. Text.

athletic fields, community/recreation centers, cultural centers, picnic areas and gardens. Community Parks can also function as Neighborhood Parks to

Defined Terms

meet the needs of the immediate neighborhoods.

Open Space: The City of Santa Paula’s Conservation and Open Space Element

Source: East Area 1 DEIR, 2007

defines open space land as “any parcel of land that is undeveloped for urban uses,” which may include “parks, along river and creek floodways, on steep

Greenways: These are scenic trails or routes set aside for travel or recreational

hillsides slopes, in public gathering spaces, and on agricultural parcels.”

activities.

Source: Conservation and Open Space Element, 1998, 3 Neighborhood Parks: These are defined as having a usable size of 5-15 net Natural Resources: Aggregate is defined as a mixture of soil and gravel.

acres, and a service area of a one mile radius, which provides for the daily recreation needs of nearby residents

Active Parks: This refer to areas that include the following facilities or

Source: East Area 1 DEIR, 2007

facility types: athletic fields, building or structures for recreational activities, concession, community garden, courses or courts, children’s play area, dog

Special Interest Parks: These are defined as facilities with a particular use

play area, or a bike path.

that generally serve the entire community. Mini Parks or Pocket Parks that are smaller than five acres in size and provide passive or limited recreational

Community Parks: These are intended to provide community-wide

opportunity to a specific area are also included within this category.

recreational facilities, and create a greater variety of recreation opportunities

Source: East Area 1 DEIR, 2007

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Passive Parks: These refer to areas of undeveloped land or minimally improved lands which include the following: landscaped area, natural area, ornamental garden, non-landscaped greenspace, stairway, decorative fountain, picnic area, water body, or trail without recreational staffing.

4.3 EXISTING CONDITIONS 4.3.1. Open Space The City of Santa Paula Conservation and Open Space Element finds importance in â&#x20AC;&#x153;[maintaining] the overall quality of life for Santa Paula residents through the management and protection of natural resources and open space landsâ&#x20AC;? (Conservation and Open Space Element, 1998, 2).

Open Space Areas

Adams Canyon

The City of Santa Paula currently has three open space areas surrounding

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Open Space Areas Surrounding Santa Paula Source: City of Santa Paula Conservation and Open Space Element, 1998, 17

Adams Canyon was primarily developed by the oil industry; some of the

the city boundaries: Adams Canyon, Fagan Canyon, and South Mountain.

first oil explorations in the Santa Paula area occurred in Adams Canyon as

Adams Canyon borders the northwestern edge of Santa Paula, while Fagan

well as Sulphur Mountain. The first oil tunnels were drilled into the hillsides in

Canyon lies to the east of Adams Canyon. South Mountain is located along

the early 1860s. In the early 1890s, Union Oil Company dug tunnels, many of

the southern border of Santa Paula.

which exist today.

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Fagan Canyon Fagan Canyon has been historically used for agriculture. According to the

Greenbelt Agreements According to the Conservation and Open Space Element, nine of the

Conservation and Open Space Element, a small number of residences and

ten cities in Ventura County adopted greenbelt agreements with the Local

agriculture-related structures exist on the land, but they are not inventoried

Agency Formation Commission (LAFCO). The purpose of the greenbelt

due to the lack of access to the site (Conservation and Open Space Element,

agreements is to preserve agriculture and open space between urban areas

1998, 20). However, the whole area is not agriculturally productive due to the

through a mutual agreement between cities to limit the growth of each city

diverse topography. Currently, only the lower part of Fagan Canyon supports

(Conservation and Open Space Element, 1998, 6).

agriculture (Conservation and Open Space Element, 1998, 39-40). The City of Santa Paula lies between two greenbelts: the Ventura-Santa

South Mountain Historically, South Mountain was an important location for oil extraction. The Santa Clara River flows through the site. Presently, the site supports agricultural uses in the low-lying areas.

Paula Greenbelt and Santa Paula-Fillmore Greenbelt. The City highly discourages annexation within the greenbelts; in addition, any boundary changes require mutual consent between the cities and LAFCO (Conservation and Open Space Element, 1998, 6).

Existing Policies There are several policies in place to conserve open space and agricultural land, including the countywide greenbelt agreements, Save Open-space and Agricultural Resources (SOAR), and City Urban Restriction Boundary (CURB).

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City Urban Restriction Boundary (CURB) The voters of the City of Santa Paula voted to establish and adopt an urban growth boundary line known as the Santa Paula City Urban Restriction Boundary (CURB). The purpose of CURB is to “provide for the reasonable urban growth of the City of Santa Paula and ensure that the development policies, and underlying goals, objectives, principles and policies set forth in the Santa Paula General Plan relation to Land Use are inviolable against transitory short-term political decisions that agricultural, watershed, and open space lands are not prematurely or unnecessarily convert to other non-agricultural or non-open space uses without public debate and vote of people” (Land Use Element, 1998, 29).

Ventura County Greenbelts Source: County of Ventura Resource Management Agency, 2011

4.3.2. Natural Resources Natural resources include agricultural resources, biological resources,

Save Open-space and Agricultural Resources (SOAR)

mineral resources, scenic resources and water resources.

In November 1998, the Ventura County Board of Supervisors approved the Save Open-space and Agricultural Resources (SOAR) initiative. This initiative requires that any changes to the agricultural, open space, or rural land uses of the Ventura County General Plan must receive countywide voter approval (East Area 1 Specific Plan DEIR, 2007, 4.2-9).

Agricultural Resources Agriculture is the single largest industry in the City of Santa Paula. Santa Paula contributed to Ventura County’s $725 million gross revenue sales of agriculture in 1992, making the County one of the most productive in the nation (Conservation and Open Space Element, 1998, 6). The agriculture

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industry of Santa Paula employs 15% of job-holding citizens in the City

The Santa Clara River flows through the South Mountain area. Southern

(Conservation and Open Space Element, 1998, 8). Santa Paula, the “Citrus

willow scrub and cottonwood-willow riparian forest are the sensitive habitats

Capital of the World,” primarily grows lemons, oranges, and avocados as their

lining the Santa Clara River. The yellow warbler and yellow-breasted chat

primary crops. The City’s official seal features a lemon, orange, and avocado,

typically breed in riparian areas; there have been reports of sightings in the

emphasizing the value of these crops.

river upstream of Santa Paula (Conservation and Open Space Element, 1998, 41).

Biological Resources Much of the natural biological environments within the City of Santa Paula are modified, but some areas still maintain biological resource value. The canyons outside of the City still support wildlife.

Adams Canyon contains oak woodland, grassland, and coastal sage scrub habitats. The oaks and sycamores are native plants; the Conservation and Open Space Element contains policy preserving native vegetation. Deer, bobcats, coyotes, and various birds and reptiles have been spotted in the canyon (Conservation and Open Space Element, 1998, 38).

The non-agriculturally productive area of Fagan Canyon supports grassland and coastal sage scrub habitat in addition to a small amount of oak woodland

Mineral Resources Aggregate According to the Conservation and Open Space Element, the Santa Paula Creek and Santa Clara River provide prime aggregate material. The rocks from the surrounding mountains are pushed downstream by storm water runoff. The Conservation and Open Space Element states that “this resource is in demand because much of the rock meets the criteria for Caltrans highway standards” (Conservation and Open Space Element, 1998, 21). The aggregate can be used for highways, bridges, parking lots, and concrete buildings. However, due to costs, the aggregate material is not transported long distances. The material primarily stays within Ventura County.

habitat. Deer, coyotes, and birds also reside in the area.

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Petroleum Santa Paula supports one of the oldest oil fields in California. The Union Oil Company (Unocal) was founded in Santa Paula in 1890. The City served as the initial headquarters of Unocal. South Mountain and Sulphur Mountain were the main oil extraction sites. Recently, petroleum production is declining due to the thick consistency and high sulfur content of the oil (Conservation and Open Space Element, 1998). This is considered “dirty oil” and is costly to transport and refine. Consequently, Santa Paula transports their petroleum resources to Los Angeles, Bakersfield, or Texas for refining, which led to a decline in local petroleum refinement (East Area 1 Specific Plan DEIR, 2007, 4.3-2). To recognize Santa Paula’s history with petroleum, the City of Santa

California Oil Museum Source: Conejo Valley Guide

Paula Community Service Department established the California Oil Museum

Scenic Resources

located on Main Street.

According to the Conservation and Open Space Element, the Santa Clara River Valley is considered a scenic resource. The prime views of the surrounding mountains are located eastward of Santa Paula. The Conservation and Open Space Element also notes that Adams Canyon and Fagan Canyon contribute to the scenic beauty of Santa Paula; however, the canyons are inaccessible to the general public.

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Water Resources The surrounding mountains of Santa Paula provide a large watershed area

just south of Santa Paula. Since groundwater is below the surface, extraction may be costly.

that serve urban and agricultural needs. The Santa Clara River lies along the southern City boundary, which is one of the several drainages that run

Some of the existing water wells are old. As a result, a well field near Fagan

through the City. According to the Conservation and Open Space Element,

Canyon is being developed (Conservation and Open Space, 1998, 25). The

the City relies on this watershed as a supply of potable water for households,

high mineral content of the water concerns the City. The Conservation and

businesses, and fire-fighting purposes (Conservation and Open Space, 1998,

Open Space Element claims that “manganese is the only mineral present

23).

that does not meet drinking water standards” (Conservation and Open Space Element, 1998, 25).

Watershed/Rivers The Santa Clara River is 100 miles long with its watershed covering a vast amount of land surrounding the river. The City of Santa Paula falls within the Santa Clara River watershed (Conservation and Open Space Element, 1998, 23).

Water Supply According to the Conservation and Open Space Element, the Santa Paula Groundwater Basin is a major natural resource. The basin holds approximately 15 million acre-feet of water (1 acre-foot = 325,850 gallons), but the City finds that “the users of this basin are collectively contributing to its potential overdraft” (Conservation and Open Space Element, 1998, 23). The basin lies

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Haun Creek connects to the Santa Clara River after running beneath SR126, and the channel fans out across the floodplain into the River (East Area 1 Specific Plan DEIR, 2007, 4.7-1).

City of Santa Paula Water Distribution System Source: City of Santa Paula General Plan Conservation and Open Space Element, 1998, 24

Santa Paula Creek is surrounded with little to no riparian vegetation because it is within a concrete channel. The Santa Paula Creek drains into the Santa Clara River. Haun Creek runs parallel to the East Area 1 eastern border. This drainage is a perennial stream with a gravel and cobble bed with recently planted riparian vegetation. This stream is susceptible to scouring events, which causes flooding and removes the vegetation. The 156

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Rivers and Creeks In and Surrounding Santa Paula Source: East Area 1 Specific Plan DEIR, 2007, 4.9-4

4.3.3. PARKS AND RECREATION

Existing Parks and Recreational Facilities The National Recreation and Park Association has established standards for the desirable amount of parkland. These define acceptable ratios of park space per capita based on national averages. According to the

parks . services . safety

Santa Paula Open Space Element, the City has adopted the standard for local parks as five to eight acres of total parkland per 1,000 residents. The

Although there is a significant shortage of park space, it is fortunate

standard for neighborhood parks is one to two acres per 1,000 residents

that the existing park space is spread relatively evenly throughout the city.

(City of Santa Paula, 1998).

There are two parks located in the northern area of Santa Paula, one in the eastern area, two in or near downtown, and two in the western and south-

Parks The City of Santa Paulaâ&#x20AC;&#x2122;s recreational system is composed of an array

western areas of town. Furthermore, the largest parks are also organized in a way to provide opportune access to residents from different areas of the

of parks, special facilities, and community wide activities. Currently, there

city. Harding Park is located in the eastern area of the city. As shown be-

are nine public parks in the City. The largest of these parks is George Hard-

low, the other two large parks in the city, Las Piedras Park and Teague Park,

ing Park at 13 acres. Held within this park are various picnic tables, play-

are located in the northern and southwestern portions of Santa Paula.

ground equipment, and lighted fields. The other eight parks within Santa Paula range from one to six acres in size. These are commonly recognized as neighborhood or community parks.

Using a ratio of five acres of park land per 1,000 residents, the City of Santa Paula should provide 132.5 acres for its estimated population of 28,598. The City currently provides 1.33 acres of local parks per 1,000 residents, resulting in a shortage of 96 acres of park land. This shortage is lessened by the regional parks adjacent to Santa Paula and schools that provide recreational activities and open space. Also, the presence of the Los Padres National Forest just north of Santa Paula provides year-round active and passive recreational opportunities.

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Santa Paula Parks Map 1 5 8

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Major Recreation Facilities

Festival and Cruise Night (City of Santa Paula, 2011). The Citrus Festival

The City of Santa Paula has several recreational facilities available to

occurs every summer on Harvard Boulevard and features events such as food

the public. Recreational facilities are unlike parks due to the fact they are

competitions, a family fun stage, and a variety of other activities for families

characterized by spaces large enough to accommodate organized sporting

to enjoy. Cruise Night is an annual event in July when car owners show off

activities or events.

restored vintage cars. This event occurs on Main Street and allows the City to attract tourists to Downtown Santa Paula.

The City hosts a variety of community events and activities which are also available to the public. The two golf courses located in the area that are available for public use are Mountain View Golf Course and Ozzie Obsorne Golf Course. Additionally, the Santa Paula Airport offers private flying lessons and hosts antique and classic aircraft display events. The City also features museums open to the public, such as the California Oil Museum located near the downtown area.

Individuals visiting Santa Paula also have an opportunity to go on a variety of tours in the area. For example, an individual could participate in the Agri-

Santa Paula Cruise Night Source: postmarkcalifornia.com

Adventure tours hosted by the Limoneira Company or tour the murals in the downtown area. Additionally, the Fillmore & Western Railway Company provides themed train rides for tourists visiting the area.

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In addition to the recreational facilities previously listed, there are also several sports facilities located at the various schools in Santa Paula. According to the City of Santa Paulaâ&#x20AC;&#x2122;s Parks and Recreation Master Plan, the City has a Joint Use Agreement with the school district to use their athletic

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fields; in turn, the school district can use the City’s community buildings

ˈˈ

Senior Citizens Programs and Services

and parks (Santa Paula Parks and Recreation Master Plan, 2005).

ˈˈ

Preschool and Child Development Activities

ˈˈ

Special Citywide Events, such as the Citrus Festival and Santa Paula

However, because of the budget cuts, the City no longer has the finan-

Parade

cial means to continue with shared use of the schools’ athletic fields.

ˈˈ

Community Center rentals for birthdays, weddings, and special events

Under the Joint Use Agreement, the school district has been able to charge

ˈˈ

Family Fun and Cultural Events – Concerts and Plays

fees to the City to cover the burden of the costs to maintain their facilities,

ˈˈ

Human/Social Services including parent/teen classes, counseling, E.S.L.,

while the City charges little or no cost for the school district to use com-

self-help workshops, job skills classes, and financial assistance when

munity facilities (Santa Paula Parks and Recreation Master Plan, 2005). As

available

a result, the adult basketball leagues at the Santa Paula High School gym

ˈˈ

Volunteering Opportunities

have been cut, and they now play in Ventura. The City no longer promotes

ˈˈ

Skateboarding

recreational programs through newsletters, recreational activity guides,

ˈˈ

Hiking/walking/bicycling

and City website due to the budget cuts. However, the YMCA and swim

ˈˈ

Competitive swim

clubs are able to use the Santa Paula High School swimming pool due to

ˈˈ

Museums

the fact that they pay the school district required fees to use their facilities.

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Picnic and tot lot play

Despite these challenges, the Santa Paula Parks and Recreation Master

ˈˈ

Summer recreation day camps

Plan of 2005 states the following the activities are still available to the

ˈˈ

Train rides

public:

ˈˈ

Flying lessons

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Youth baseball, youth and adult soccer, golf, softball, tennis, and fitness programs

ˈˈ

Special Interest and Life Enrichment Classes

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Arts and Crafts Programs, Dance and other Creative Classes

Community Programs There are numerous clubs in the City of Santa Paula for members of the community to be involved with. The following is a list of these clubs: c a l

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Santa Paula Rotary Club

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Santa Paula Boy Scouts

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Loyal Order of the Moose

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Santa Paula Girl Scouts

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Santa Paula Lyons Club, Women of the Moose

ˈˈ

Santa Paula 4H Club

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Santa Paula Optimist Club

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Masonic Lodge #291

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Santa Paula Kiwanis Club

the community. The camp features arts and crafts, games, excursions, and

ˈˈ

Santa Paula V. F. Post #2034

sports. The program runs from June until August and is open to youth ages 6

ˈˈ

Santa Paula Ebell Club

through 13. Amenities are also available for seniors, such as the Senior Center

ˈˈ

Santa Paula Optimist Club

and Meals on Wheels.

ˈˈ

Latino Town Hall

ˈˈ

Santa Paula Theater Center

ˈˈ

Chamber of Commerce, Knights of Columbus

ˈˈ

Casa Del Mexicano

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Independent Order of Odd Fellows

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Mexican American Chamber of Commerce

Additionally, the City offers a summer camp program for the youth in

Funding and Maintenance It is the City’s goal to provide a variety of park experiences including those for intense recreational activity, community activities, and passive open space enjoyment. Based on the previously stated information, this goal is not being fully achieved.

Clubs specifically for the youth in Santa Paula are as follows:

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Santa Paula Youth Track Club

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Santa Paula Little League

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Santa Paula Girls’ Softball

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Santa Paula Boys & Girls Club

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Through City programs, structured leagues are organized for various youth and adult sports throughout the year. The Santa Paula Community Center is used for instructional classes and other activities. The facility is also available to local civic groups and residents on a rental basis to hold planned meetings, dinners, and receptions. Additionally, the Boys and Girls Club shown below is

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used for recreational programs and community meetings (City of Santa Paula, 2003).

Obesity According to the Ventura Star, Ventura County spends about $870 million a year on obesity. The money spent is associated with health problems and lost productivity linked to inactivity resulting from obesity. The Center for Disease Control and Prevention states that 26 percent of adults in the US are now obese. A person considered to be obese has a body mass index of 30 or greater. Although this problem is widespread, the article states because of financial problems, it is unlikely Ventura County will be able to fund many prevention programs (Gregory, Obesity costs county $870 million a year, 2009). Additionally, according to a recent study, 70% of children in Santa Paula are unable to walk or run one mile in 15 minutes or less (Advocates for

George Harding Park Source: Initial Site Visit, October 15, 2011, Diane Kwon

a Lifestyle of Exercise and Nutrition in Ventura County, 2011).

Asthma 4.3.4. COMMUNITY HEALTH

Health Characteristics Although the Santa Paula General Plan does not have a Health Element,

There is evidence of asthma incidents within Ventura County. Currently, evidence is unavailable specifically for Santa Paula. Rates of asthma for all ages are less than the state averages, which is 13.7%. In Ventura County, children and adults have the highest asthma rates. For children ages 5 to 17,

community health and fitness are vital to a flourishing way of life for residents

the asthma rate is 14.5%. For adults 18 to 64, the rate is 14.2%. Overall, the

of any age. This section will cover statistics on various health issues in Santa

asthmatic rate in Ventura County is 13.3%.

Paula, including obesity, asthma, and diabetes.

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According to an article in the Ventura Star, because of the high rates of obesity and diabetes for youth in Santa Paula, there is a program for

about a dozen stores and community supported agriculture programs that sell organic produce.

Santa Paula youth to learn about proper nutrition and fitness. Although the article states that this problem is widespread, the central focus is on the Si Se Puede program based at the Santa Paula West Clinic that is run out of the Ventura County Public Health Department. This program is offered four times a year and is an eight-week program that is free to all participants. The program reports a 60% success rate, but 30% of the participants drop out (Gregory, 2009).

Si Se Puede Si Se Puede, â&#x20AC;&#x153;yes we canâ&#x20AC;? in English, is a free workshop series open to anyone who would like to know more about nutrition and fitness. This wellness program is designed to empower families with the essentials of healthy eating and increased physical activity in order to curb the growing problems associated with excess weight.

Active Lifestyle Strategies

Some of the children who participate in the program are referred by their pediatricians. Children as young as six-years-old have been identified

Farmers Market There is an abundance of locally grown crops that can support a farmers market. Farmers markets supply local fruits and vegetables at the peak of season. For every acre of city in Ventura County, there is an acre filled with

with high blood pressure or insulin resistance, a precursor to Type 2 Diabetes (Advocates for a Lifestyle of Exercise and Nutrition in Ventura County, 2011).

fresh farm produce, including strawberries, celery, tomatoes, avocados, and peppers to name a few (Advocates for a Lifestyle of Exercise and Nutri-

5k Fun Run Fundraiser

tion in Ventura County, 2011). This means that for every acre of city land,

A 5K Fun Run/Walk Fundraiser to support Si Se Puede activities in Santa

there is an equivalent acre of agriculture producing land within Ventura

Paula was held August 6, 2011, at the Fillmore Unified School District Office

County. There are 18 farmers markets in Ventura County, in addition to

campus. Although it was a one-time event, the goal is to make this run annual. The event included a fitness warm-up and a health fair following the

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run. Funds raised from this event support Santa Paula organizations, such

4.3.5. Community Services

as the Si Se Puede Family Wellness Program and the budding Community

Community Service Department

Garden project discussed in the Opportunities and Constraints section. Organizers hope to raise enough money to expand the program to Fillmore (Advocates for a Lifestyle of Exercise and Nutrition in Ventura County, 2011).

One Hour a Day Keeps the Diseases at Bay The 2009 California Health Interview Survey indicates that fewer than one

The Community Services Department provides health and medical services, educational services, governmental services, and recreational/ cultural activities to satisfy the needs to the City of Santa Paula.

The Department’s goal is to support the community and quality of life through people, parks, and programs by providing opportunities for foster-

in four children Ventura County aged five to eleven participate in an hour of

ing recreational and leisure activities for all ages (Robinson, 2011). Santa

physical activity each day. The Physical Guidelines for Americans recommend

Paula’s Community Services Department is responsible for the administra-

that children and teens do one hour or more of physical activity daily.

tion of six divisions: the community center, the train depot, recreation, building and grounds, and cable television.

Let’s Move First Lady Michelle Obama’s initiative, Let’s Move, offers ideas for families, schools, and communities to become active, both in and out of school and to create new opportunities for families to move together (Advocates for a Lifestyle of Exercise and Nutrition in Ventura County, 2011).

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ish radio station, a community theatre facility with year round productions, a county-wide transit service, the Annual Citrus Festival, the Citrus Classic Balloon Festival, Faulkner Farms Pumpkin Patch, Moonlight at the Ranch, and a seven-plex movie theatre (Santa Paula City Data, 2011).

Santa Paula Train Depot (known as Chamber of Commerce) Source: Initial Site Visit, September 23, 2011, Kendall Lousen

This Department administers the maintenance of all city parks and buildings, including the scheduling and usage of seven city athletic fields. In addition, this Department is also responsible for the administration of leisure and public information to all citizens of Santa Paula; activities and

The Citrus Classic Balloon Festival Source: City of Santa Paulaâ&#x20AC;&#x2122;s Citrus Classic Balloon Festival, October 3, 2011

programs; and special events for Pre-K, elementary children, youth, adults, and senior citizens.

Medical Facilities Santa Paula has one hospital, one urgent care, and three local clinics. The

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Santa Paula Hospital is located on the outskirts of the downtown area,

Santa Paula provides a selection of cultural amenities and services,

specifically on the north facing hillside of the City. One of the medical clin-

including 30 churches, one public library, a local newspaper, a local Span-

ics is located along East Main Street; whereas, the one urgent care and the

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two clinics are located west of the downtown area. The hours of operation

4.3.6. Safety

for Santa Paula’s medical services are from 8:00am to 5:00pm, Monday

Safety Services

through Friday. The Santa Paula Hospital has an Emergency Room that operates 24 hours per a seven-day week period.

The two primary services the City of Santa Paula provides are the Fire Department and the Police Department. The City recognizes the importance of public safety, thus to continue the need to integrate safety concerns with

Educational Services

other local issues.

The City of Santa Paula has seven elementary schools: Vista Real Charter Elementary and Secondary School, Thelma Bedell Elementary School, Santa Clara Elementary School, Olive Lands Elementary School, Mupu Elementary School, McKevette Elementary School, and Glen City Elementary School. Santa Paula also has three parochial/private schools, these include: Saint Sebastian Pre-School, Grace Thille Elementary School, and Mission Elementary School. The City of Santa Paula has one middle school (Isbelle Middle School), one high school (Renaissance High School), and one continuation high school (Santa Paula Union High School). The City of Santa Paula provides two professional/vocational schools, which are

Fire Department The Santa Paula Fire Department (SPFD) provides emergency services to the City of Santa Paula and surrounding areas. The SPFD mission is to protect the life and property and to promote the health, safety, and wellbeing of their citizens (SPFD, 2011). There are two fire department stations in Santa Paula. Station 81 is located at 114 South 10th Street and houses a 2002 Ferrera pumper, a 1986 Ford Pierce Pumper with a 50’ “Telesquirt” aerial ladder and monitor.

Santa Paula Vocational School and Thomas Aquinas College. Within the City of Santa Paula is the Santa Paula Vocational School. Just outside the City limits Thomas Aquinas College.

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Santa Paula Fire Department Station 81 Source: Santa Paula Fire Department, 2011

Santa Paula Fire Department Station 88 Source: Santa Paula Fire Department, 2011

Station 82 is located at 536 West Main Street and houses a 2008 Ferrera Pumper, a 1991 Beck Pumper, a light and air unit, and a mass casualty trailer. For the two fire stations, there are 35 Reserve Firefighter/EMTs, and one volunteer Fire Chaplain.

The SPFD founded in 1903 has provided emergency services, such as fire suppression, emergency medicine, rescue, and other non-emergency public services to the City. For fire suppression services, the SPFD is trained and equipped to handle all types of fires, including dumpster fires, car fires, vegetation fires, and structure fires in residential and commercial occupancies.

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their vehicles. The SPFD teams have also received specialized training in rope rescue, swift water rescue, and more. The SPFD supports public education programs and works to build and foster a collaborative relationship with the local community. Furthermore, public education programs include school tours and station visits, Community Emergency Response Team (CERT) program, fire extinguisher training, and Cardiopulmonary Resuscitation (CPR) training.

Police Department Santa Paula Firefighters in Action Source: Santa Paula Fire Department, 2011

The City of Santa Paula Police Department is responsible for the protection of life and property. This Department provides four specialized

All of the firefighters are certified by the California State Fire Marshall

enforcement services to the public within the City’s political jurisdiction.

and participate in regular training exercises in fire suppression to ensure

The four law enforcing services are patrol, communications, community

constant readiness. All of the SPFD members are certified as Emergency

services, and investigations. Patrol services include uniform patrol, traffic

Medical Technicians and can provide basic life support level care. The

safety, K-9 Units, Jail Operations, and a Special Response Team. The com-

SPFD firefighters work in conjunction with American Medical Response,

munication services provide dispatch services, in case of emergency, and

who provides Paramedic services and ambulance transportation in the

information technology services. The community services provide graffiti

community.

abatement, special enforcement, volunteerism, police explorer post, and animal control. Last of the four law enforcement services are investiga-

For rescue and non-emergency public services, the SPFD are trained in auto extraction; for example, the fire stations engines carry rescue tools, such as

tions; investigation services include detectives who manage evidence, and acts at the liaison with the District Attorney.

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Crime Statistics

4.4 FUTURE NEEDS

The Santa Paula Police Department released statistics regarding crime rates within the City (City of Santa Paula, 2003). Total Part 1 offenses have decreased from 2008 to 2009 by over 15%. Part 1 offenses are generally more serious offenses. Overall, crime statistics over the last 10 years have varied. In 2003, overall crime incidents decreased by over 32%. Unfortunately, this

4.4.1. Open Space

Greenbelt Agreements As previously stated in the Existing Conditions section, the greenbelt

trend did not last. Annually through 2008, crime rates increased almost to

agreements were adopted by nine of the ten cities in Ventura County with

2002 levels. In 2009, crime rates once again fell, this time by over 15%.

LAFCO. The purpose of the greenbelt agreements is to preserve agriculture and open space between urban areas through a mutual agreement between cities to limit the growth of each city. According to the East Area 1 DEIR, “the City intends to amend the [Santa Paula-Fillmore Greenbelt] Agreement to remove 567 acres that are part of expansion areas East Area 1 and East Area 2” (East Area 1 DEIR, 2007, 4.2-9). BECAUSE AGRICULTURE IS A MAJOR CONTRIBUTOR TO SANTA PAULA’S ECONOMY, THERE IS A NEED TO ADDRESS THE LOSS OF AGRICULTURAL LAND SINCE THE LOSS CAN SIGNIFICANTLY REDUCE AGRICULTURAL PRODUCTION IN THE REGION OF SANTA PAULA. This will be discussed in the following Agricultural Resources sec-

Figure 4.2: Crimes in Santa Paula over the Course of 10 Years Source: Santa Paula Police Department, 2009

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4.4.2. Natural Resources

1998, 38). The lower part of Fagan Canyon supports avo-

Agricultural Resources

cados and lemon groves, but most of Fagan Canyon is not

The East Area 1 site is located on an active agricultural area, which spans approximately 501 acres. Of the 501 acres, 405 acres are currently used for agricultural production, which consists of 173 acres of avocados, 223 acres of lemons, and nine acres of miscellaneous crops. Of the 405 acres of agricultural land, 350 acres will be eliminated by the East Area 1 project. The remaining 55 acres are designated as open space and agricultural preserve (East Area 1 DEIR, 2007, 4.2-18). The loss of 350 acres of productive agricultural land may negatively impact the City because the agriculture industry is a major contributor to Santa Paula’s economy. Adams Canyon, Fagan Canyon, and South Mountain do not provide sufficient farmland to replace agricultural land. Adams Canyon is limited to grazing with a few parcels that support lemon orchards. The Conservation and Open Space Element states that “small portions of the canyon floor, particularly near the creek, are considered prime farmland based on the Important Farmlands Inventory criteria. However, most of Adams Canyon is not considered prime farmland” (Conservation and Open Space Element,

prime farmland; only the lower area qualifies as prime farmland by the standards of the Important Farmlands

“The limited options

Inventory system (Conservation and Open Space Element,

of replacement areas

1998, 40). Although South Mountain was historically used

highlights the need for

for oil extraction, about 200 acres in the low-lying areas

alternative agricultural

of South Mountain are currently used for agriculture. THE

land to compensate for

LIMITED OPTIONS OF REPLACEMENT AREAS HIGHLIGHT THE

the loss from East Area 1.”

NEED FOR ALTERNATIVE AGRICULTURAL LAND TO COMPENSATE FOR THE LOSS FROM EAST AREA 1.

Biological Resources The Santa Clara River flows through the South Mountain area. Southern willow scrub and cottonwood-willow riparian forest are the sensitive habitats located along the Santa Clara River. THERE IS A NEED TO MAINTAIN THE RESOURCE VALUE OF THE RIVER AND IMMEDIATE HABITATS.

Oaks and sycamores are found within Adams Canyon and Fagan Canyon. BECAUSE THESE ARE NATIVE VEGETATION, THEY NEED TO BE PRESERVED FROM IMPACTS OF

PROPOSED DEVELOPMENT. The Conservation and Open Space Element

Neighborhood Parks

contains policies encouraging preservation, as it is a goal of the City of

ˈˈ

Teague Park (5.7 acres)

Santa Paula General Plan to preserve native vegetation.

ˈˈ

Las Piedras Park (4.5 acres)

According to the East Area 1 DEIR, because the site is already used for

Mini Parks

agriculture, there is relatively low species diversity in that particular area.

ˈˈ

Railroad Plaza Park (3 acres)

The orchards do not sufficiently support wildlife. The East Area 1 DEIR

ˈˈ

Mill Park (2.9 acres)

suggests that “any animals that may be inadvertently lost as a result of

ˈˈ

Obregon Park (2.4 acres)

grading activities are likely to be quite common species within the region”

ˈˈ

Fagan Barranca Park/Trail (2 acres)

(East Area 1 DEIR, 2007, 4.7-25).

ˈˈ

Veterans Memorial Park (1.5 acres)

ˈˈ

Recreation Park (0.8 acres)

ˈˈ

Ebell Park (0.8 acres)

ˈˈ

Moreton Bay Fig Tree Park (0.1 acres)

4.4.3. Parks By analyzing the City’s existing conditions, future needs and projections were created. The following are the City’s current park standards: ˈˈ

Local Park/Facilities – 5 acres of developable land (less than 15% slope) per 1,000 population

ˈˈ

Regional Park/Facilities – 5 acres of developable land per 1,000

Special Interest Parks ˈˈ

George Harding Park (12.2 acres)

ˈˈ

Skate Park at Veterans Memorial Park

population ˈˈ

Regional Trails/Corridors – 2.5 miles per 1,000 population

The City of Santa Paula currently has two Neighborhood Parks, eight mini parks, and two Special Interest Pparks totaling 35.9 acres.

East Area 1 The East Area 1 project will increase the City’s population by an estimated 5,275 new residents (East Area 1 EIR, 2007). In order to meet the City’s required ratio of five acres per 1,000 residents, the total amount of parkland

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required for the development to comply is 26.4 acres. The total amount of

INDIVIDUAL COMMUNITIES IN ADDITION TO A CITYWIDE LEVEL TO ENSURE

parkland planned for the proposed project is 66.8 acres or a net excess of

EQUAL ACCESS TO PARKLAND FOR EVERYONE.

40.4 acres. Of the 66.8 acres, 65.4 acres are proposed as passive parks and greenways, while the remaining 1.4 acres active parks. Passive parks promote recreational activities, such as hiking, nature walks, and wildlife watching.

Trails THE CITY’S GENERAL PLAN HAS IDENTIFIED THE NEED TO ESTABLISH A TRAIL SYSTEM FOR ALL PARTS OF THE COMMUNITY. The General Plan indicates that a multipurpose trail should link East Area 1 to neighborhoods in Santa Paula Canyon via a pedestrian-only bridge spanning Santa Paula Creek. According to the EIR, provisions for extensive trail systems that could connect with existing and planned facilities alike will be within East Area 1 (East Area 1 EIR,

Figure 4.3: Parkland Calculations for East Area 1 and Santa Paula Source: East Area 1 DEIR, November 9, 2007, City of Santa Paula, pg 4.14-3

2007).

The new parkland created by East Area 1 would add a net total of 66.8 acres to the City’s existing 35.9 acres, resulting in a combined total of 102.7 acres of parks in the City (Figure 3.3.1). This is an increase of 283%. Though the City-wide parkland acreage would still be below the General Plan standard, the proposed project would improve the ratio of parkland per 1,000 residents. Although this new parkland does offset some of the lack of park acreage for the City on paper, it does not address equal access to park spaces to people in areas besides East Area 1. IN ORDER TO MEET THE FU-

Santa Paula Branch Line Recreational Trail Source: RRM Design Group, October 21, 2011

TURE NEEDS OF SANTA PAULA, THE CITY SHOULD ADDRESS THE NEEDS OF c a l

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A series of trails would be constructed along the perimeter of the East

4.4.4. Recreation

Area 1 region (East Area 1 DEIR, 2007). A north to south trail would be con-

The future needs for the City of Santa Paula’s recreation services were

structed along Santa Paula Creek and has potential to connect to the City’s

identified using information in the Existing Conditions section. These

planned Santa Paula Branch Line Recreational Trail (SPBLT) at Santa Paula

include a lack of knowledge of available recreation opportunities, a func-

Street/Santa Paula Creek. An eastern extension of the SPBLT would also

tioning Joint Use Agreement and/or additional recreational facilities, and

be constructed and would extend to the southeastern corner of the project

programs that encourage health and fitness.

site before continuing offsite. From the eastern corner of SPBLT, a north to south trail would also be constructed along Haun Creek. In the northeast-

The City of Santa Paula offers a variety of recreation opportunities ranging

ern corner of the project site, this trail would interconnect with trails in the

from sports programs to clubs. One of the most popular activities for youth

northern areas of the project site.

is soccer, put on by American Youth Soccer Organization (AYSO).

Recreational trails are proposed to be located along the Santa Paula

Clubs are also present within the community that covers a variety of inter-

Creek and the Foothill Neighborhoods (East Area 1 DEIR, 2007). Along

ests ranging from the Santa Paula Optimist Club to the Latino Town Hall.

the north edge of the Foothill Neighborhood, multiple trail heads will be

HOWEVER, THERE MAY BE A LACK OF KNOWLEDGE IN THE COMMUNITY AS

provided leading to recreational trails in the foothills. Similarly, trail heads

TO WHAT RECREATION OPPORTUNITIES ARE AVAILABLE BECAUSE THE CITY

leading to the foothills and along SPBLT would be constructed. Trailheads

IS UNABLE TO FUND PAMPHLETS OR ANNOUNCEMENTS ON THEIR WEBSITE

would be constructed in a number of parks and greenway areas includ-

TO INFORM THE PUBLIC.

ing the proposed Santa Paula Creek Recreational Park, Santa Paula Creek Linear Park, Hallock Trailhead Park, and Haun Creek Greenway.

Based on the City of Santa Paula’s Parks and Recreation Master Plan, there is an “overwhelming demand” for more athletic fields for youth and adult sports programs. Currently, the City has a Joint Use Agreement that allows for sports activities to occur on the recreational fields at the various

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schools in the area. However, due to the recent budget

Plan. In an effort to provide recreational facilities, the East

cuts, Santa Paula can no longer afford to pay the fees that

Area 1 plan proposes a shared-use agreement with the

the Santa Paula School District requires to access these

new high school that will be built. However, this reflects

facilities. AS A RESULT, IT IS APPEARS THERE IS CURRENTLY

a discrepancy with the Parks and Recreation Master Plan,

“There may be a

A SHORTAGE OF AVAILABLE RECREATIONAL FACILITIES.

which states, “recent budget cuts have left the Community

lack of knowledge

Services Department unable to pay the cost to use school

in the community as

The projected growth of new residents, resulting from the

facilities and most recreation programs the City has tra-

to what recreation

development of the East Area 1 Plan, will further impact

ditionally sponsored at school sites have been discontin-

opportunities are

the capacity of existing recreational facilities. In addi-

ued.” Considering this inconsistency, there may be an even

available because

tion, according to City Staff, the development of the East

larger impact on the recreational facilities available for use

the City is unable to

Area 1 Plan will cause the removal of recreational facili-

after the development of the East Area 1 plan.

fund pamphlets or

ties because it is located on the main athletic fields used

annoucements on their

for soccer. Despite the fact the development will result in

website to inform the

the loss of the main fields used for soccer, the East Area

public.”

1 Plan does not propose the development of additional recreational fields. Instead, the East Area 1 Plan intends to provide recreational facilities by using the athletic fields at the site of the new high school that will be built as part of this plan.

However, it appears there is an inconsistency between the East Area 1 Plan and the Parks and Recreation Master

East Area 1 Plan

Source: http://www.sargenttownplanning.com/media/Illustrative%20Plan%20forweb_1.jpg

4.4.5 Health According to the Existing Conditions section, Ventura County experiences very high costs due to the health problems and lost productivity associated with obesity diabetes.

Obesity and Diabetes There is no source stating how the County quantified the 870 million dollars spent which they attribute to obesity. However, as seen in the Existing

Children Participating in Si Se Puede Program Source: http://www.vchca.org/clinics/SI_SE_PUEDE_5K_054.sflb.ashx

Conditions section, the rates of obesity in Santa Paula are consistent with the national averages. Money spent due to obesity could potentially be

Asthma

reduced if the City, County, and affected employers invested money into the

As shown in the Existing Conditions section, asthma rates in Santa

creation and expansion of prevention programs. This could be achieved if the

Paula are higher than the average rates of California. A future need is to

County expanded the current nutrition and fitness class called Si Se Puede.

reduce asthma rates within the City. Based on the information provided

Ultimately, these prevention programs would result in a healthier population

in the reading Social Health Determinants, by providing a more walkable

and save money.

community filled with recreational activities and healthy options, less pollution will be emitted and asthmatic rates should decline as a result (Centers for Disease Control and Prevention, 2011). The City will be able to provide ways to create social and physical environments that address the need for good health for all.

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Healthy Legislation Related to asthma and obesity, a future need is to adopt legislation to

the City will have a sufficient amount of residents to support the need for more medical services.

promote health. First Lady Michelle Obama’s initiative, Let’s Move, offers ideas for families, schools, and communities to become active both in and out of school and to create new opportunities for families to move together (Advocates for a Lifestyle of Exercise and Nutrition in Ventura County, 2011). THERE IS ALSO A FUTURE NEED FOR INDIVIDUALS TO TAKE AN ACTIVE ROLE IN PROMOTING HEALTH. For example, parents can provide that children in their care have opportunities to run, climb, jump, and just get up and move around, away from their desks, the television and computer games (Advocates for a Lifestyle of Exercise and Nutrition in Ventura County, 2011).

4.4.6. Community Services

Medical Facilities

Educational Services The East Area I Specific Plan proposes 1,500 dwelling units. These housing units would be expected to generate approximately 748 K through 8 students and 318 high school students (East Area I Specific Plan DEIR, 2007). Based on the current California Department of Education Guidelines from the East Area I Specific Plan DEIR, the number of elementary and high school students is anticipated to decrease after a couple of years post-completion of this development. THEREFORE, THESE SCHOOLS MAY BE ABLE TO DECREASE THE OVERCROWDING ISSUE OF STUDENTS FOR THESE EXISTING SCHOOLS; THUS, THE EXPANSION OF THESE EDUCATIONAL SERVICES MAY NOT BE NEEDED FOR SANTA PAULA (East Area I Specific Plan DEIR, 2007).

With a projected increase in population, the existing medical services may not be able to support the residents in the City. Even though the proposed East Area I Specific Plan is to be developed in phases over an ap-

4.4.7. Safety

proximately 10-year period, it is estimated to generate 5,275 new residents

Fire Department

upon completion of this proposed project (East Area I DEIR, 2007). SANTA PAULA NEEDS TO EXPAND THEIR MEDICAL SERVICES FOR THE EXPECTED POPULATION AT BUILD-OUT. As Santa Paula begins to build-out and grow,

THERE IS A NEED FOR AN IMPROVEMENT AND UPGRADE OF THE TWO EXISTING FIRE STATIONS. Both fire stations are in need of building im-

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provements, upgraded engines, and new equipment. Based upon buildout of the East Area I Specific Plan, it is estimated that the response time for emergencies would be approximately between 5 and 7.25 minutes (East Area I Specific Plan DEIR, 2007). WITH AN ANTICIPATED INCREASE IN POPULATION GROWTH, A FUTURE NEED WOULD BE FOR A THIRD FIRE STATION IN

4.5 OPPORTUNITIES AND CONSTRAINTS 4.5.1. Open Space

Opportunities Nine of Ventura Countyâ&#x20AC;&#x2122;s ten cities adopted greenbelt agreements

SANTA PAULA.

with the Local Agency Formation Commission (LAFCO). The purpose of the greenbelt agreements is to preserve agriculture and open space between

Police Department THE SANTA PAULA POLICE DEPARTMENT (SPPD) NEEDS TO EXPAND THEIR SERVICES FOR THE POPULATION EXPECTED AT BUILD-OUT. Otherwise, a population increase may result in a higher number of calls handled by the Police Department. This anticipated rise in call volume creates a future need for additional police resources and equipment. The projected increase related to police equipment and resources includes one police vehicle, 1.5 full-time civilian support staff, and additional office space totaling 2,142 square feet (East Area I Specific Plan DEIR, 2007).

urban areas by establishing an agreement between cities regarding the limit of urban growth for each city. THE CITY OF SANTA HAS THE OPPORTUNITY TO MAINTAIN THEIR AGREEMENT AND ENSURE AGRICULTURAL LAND AND OPEN SPACE ARE PRESERVED. In 1998, Ventura County approved the Save Open-space and Agricultural Resources (SOAR) initiative. In order to alter the agriculture, open space, or rural designations of the Ventura County General Plan, a countywide voter approval is required, which may urge the cities of the county to maintain their current agriculture and open space boundaries. The SOAR initiative makes it difficult for the County Board of Supervisors to rezone agriculture lands to other use unless there are specific findings, such as the land is no longer suitable for farming (Cadwell, 2010). This encourages agricultural and open space boundaries to remain fairly the same.

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Constraints Although the Ventura County greenbelt agreements are an opportunity

tural purposes would be unsuitable, especially with the steep slopes of the areas.

for Santa Paula, it may also stand as a constraint. AS THE CITY GROWS AND EXPANDS, THE GREENBELTS MAY LIMIT SPACE FOR GROWTH AND SERVE AS A CONSTRAINT FOR DEVELOPMENT, AND THIS WOULD BE A CONSTRAINT

4.5.2. Natural Resources

FOR DEVELOPMENT. To adjust the boundaries of the greenbelts, the cities

Opportunities

and LAFCO must mutually agree (Conservation and Open Space Element, 1998, 6).

Fagan Canyon currently supports a small number of residences, barns, and sheds within the area, but the specifics are unknown due to lack of access (Conservation and Open Space Element, 1998, 20). This canyon has historically been used for agriculture. The lower part of Fagan Canyon, which is under a Land Conservation Act contract, supports orchard crops, such as avocados and lemons (East Area 1 DEIR, 2007, 40). However, according to the East Area 1 DEIR, “most of Fagan Canyon is not prime farmland; only the area immediately adjacent to Fagan Barranca qualifies as

The aggregate (sand and gravel) found in the Santa Paula Creek and Santa Clara River is a valuable resource for highways, bridges, parking lots, and concrete buildings. THE LOCAL AVAILABILITY OF THESE MINERALS PRESENTS THE OPPORTUNITY FOR SANTA PAULA TO DISTRIBUTE THE MINERALS THROUGHOUT THE COUNTY AND POSSIBLY PRODUCE MONETARY BENEFITS. The rocks are from the mountains and find their way down the streams by the hydraulic force of stormwater runoff. According to the Conservation and Open Space Element, this resource is in demand because much of the rock meets the criteria for Caltrans highway standards (Conservation and Open Space Element, 1998, 21).

prime farmland” (East Area 1 DEIR, 2007, 40). THE CITY OF SANTA PAULA HAS LIMITED LAND TO REPLACE AGRICULTURAL LAND AS DEVELOPMENT OF THE CITY ENCROACHES UPON PRODUCTIVE AGRICULTURAL LAND. The other

Constraints The East Area 1 project site is 501 acres, 405 acres of which is currently

open-space areas, South Mountain and Adams Canyon, are historically

used for agriculture. THE LOSS OF AGRICULTURAL LAND TO THE DEVELOP-

important sites for oil extraction. Thus, the use of these lands for agricul-

MENT OF EAST AREA 1 IS A POTENTIAL ISSUE SINCE THE AGRICULTURE IN-

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DUSTRY IS A MAJOR CONTRIBUTOR TO THE CITY OF SANTA PAULA’S ECON-

THE SANTA PAULA BRANCH LINE RECREATION TRAIL (SPBLT) PROVIDES

OMY. According to the East Area 1 DEIR, the annual net revenue per acre for

THE COMMUNITY WITH AN OPPORTUNITY TO BE ACTIVE. The City has a

the period from 2003 to 2005 for the project site crops under production

number of trails, many of which connect to the SPBLT and provide families

was $992 per acre [while] the average annual net production revenue for

and individuals of all ages a way to be outside and active. As discussed in the

the property from 2003 to 2007 was $417,253” (East Area 1 DEIR, 2007, 4.2-

Future Needs Assessment, the East Area 1 EIR identifies the connections to

1). As mentioned in the Existing Conditions section, the agriculture indus-

the existing trail layouts with the proposed development (East Area 1 DEIR,

try of Santa Paula employs 15% of job-holding citizens in the City.

2007). This will improve connections for residents to use to get to different destinations within the City without the use of an automobile. THERE IS OPPORTUNITY TO HELP MITIGATE SOME OF THE PARKLAND

4.5.3. Parks And Recreation

ACREAGE SHORTFALL BY INSERTING SMALL NEIGHBORHOOD PARKS WITHIN

Opportunities

COMMUNITIES. Small pocket parks can be included in prospective develop-

THE EXISTING PARKS THROUGHOUT THE CITY ARE DISTRIBUTED IN A RELATIVELY EVEN MANNER, ALLOWING FUTURE DEVELOPMENT TO MEET THE NEEDS OF THE COMMUNITY BY FOLLOWING THE SAME PATTERN. As depicted

ment plans to facilitate park needs for residents. Infill is another method to help meet these needs given the vacant lots available in both existing and proposed development.

in the Existing Conditions Parks Map, the City of Santa Paula copes with their lack of parkland acreage in a way that still provides close and easy access to parks. These parks provide residents in most areas with adequate park areas

Constraints THE CITY IS SIGNIFICANTLY LACKING IN AVAILABLE PARKLAND ACREAGE,

to play and be active in. As more parks are added within the community, a

LIMITING THE CAPABILITY TO MEET COMMUNITY NEEDS. The Existing Condi-

spread of park acreage similar to what the City has done already will have the

tions section identifies the shortage of approximately 96 acres of parkland

potential to fulfill all the needs of residents in Santa Paula.

available to residents in the City (East Area 1 DEIR, 2007). In order to meet the General Plan’s goals for a healthy and active community, additional park acreage will be necessary.

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UNDERUTILIZED THROUGHOUT THE CITY. Based on my visits THE CITY IS CURRENTLY LACKING FUNDING NECESSARY

to Santa Paula, I have noticed that there is a lacking usage of

TO IMPLEMENT AND OPERATE NEEDED PROGRAMS, FACILI-

the park spaces. Based on observation, I would also contrib-

TIES, AND SPACES. Monetary restrictions have impeded many

ute this lack as a problem in itself. More people in an area

“The City is significantly

past proposals and will likely continue to do so until funding

can create a more comfortable environment for parents to

lacking in available

is acquired.

take their children. For example, one problem voiced by the

parkland acreage,

community during the surveying was the presence of groups

limiting the capacility

drinking on the outskirts of some of the parks.

to meet community

THE SOCCER FIELDS ARE PLANNED TO BE REMOVED AND

needs.”

NOT REPLACED, RESTRICTING THE ACTIVITY POTENTIAL OF SANTA PAULA. Over 700 people use these fields each weekend. Unfortunately, these fields are planned to be taken out

4.5.4. Health

with the development of East Area 1. The large amount of

Opportunities

individuals who use the space for a relatively limited amount of games at these two fields will not have a place to play. The planned alternative for the soccer fields, which was discussed in the Future Needs Assessment, is a part of the proposed high school (East Area 1 DEIR, 2007). There is potential for conflict between public use and school use of the fields if the plan is to share.

SANTA PAULA RESIDENTS ARE NOT GETTING THE FULL EXPERIENCE OF ADEQUATE PARK SPACES BECAUSE PARKS ARE

THE CITY CURRENTLY HAS HEALTH PROGRAMS THAT HAVE GAINED MOMENTUM WITHIN THE COMMUNITY. Programs such as Si Se Puede have given community members the chance to become healthier and live better lives (Advocates for a Lifestyle of Exercise and Nutrition in Ventura County, 2011). Promotions of health organizations such as this are likely to increase the overall quality of life for the residents of the City. The success of Si Se Puede gives opportunity for more health organizations to become prominent within Santa Paula.

THE ACCESSIBILITY OF LAND USES IN THE DOWNTOWN AREA ALLOWS FOR INCREASED PEDESTRIAN AND BICYCLIST ACTIVITY. According to the Land Use Map provided by the City of Santa Paula, there is a large amount of residential use near downtown. When a City provides accessible commercial, retail, and park spaces near residential areas, residents are less likely to drive to these areas and more likely to walk or bike. In Santa Paula, people live within close proximity to downtown, which provides an opportunity for residents to be active and healthy by walking or biking when visiting downtown Community Garden Source: http://www.suwanee.com/images/main.community-garden.jpg

(Jackson, 2012).

THE CITY OF SANTA PAULA HAS AN OPPORTUNITY TO IMPLEMENT A COMMUNITY GARDEN AND INCREASE PUBLIC ACCESS TO FRESH FOOD BECAUSE OF THEIR RICH AGRICULTURAL BACKGROUND AND AVAILABLITY OF VACANT LOTS. According to Action Strategies for Healthy Communities, vacant lots are a key factor in changing an empty area into a green space for a community garden (Farm-Fresh Local Communities). Additionally, a community garden will likely thrive in this area given the fact that a large portion of the residents work in the agricultural industry.

Constraints LANGUAGE CAN POTENTIALLY BE A BARRIER BETWEEN RECEIVING A CLIENT AND ADEQUATE HEALTH CARE AND SERVICE. These barriers limit indepth discussions with providers about diagnoses and treatment options and will inhibit those with limited English skills from going to an English speaking provider. This disconnect creates a barrier between patients and proper care and attention by their medical providers. According to the 2003 California Health Interview Survey, almost 57% of Ventura County Latinos speak English not well or not at all (K&M Enterprises, 2006).

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ALTHOUGH THERE IS GOOD PEDESTRIAN AND BIKE ACCESSIBILITY THROUGHOUT THE CITY, MAJOR THOROUGHFARES MAY BE UNDERUTILIZED DUE TO THE LACK OF MAINTENANCE ALONG THE SIDEWALKS. The site visits revealed that along major streets, such as Santa Paula Street, sidewalks had cracks from uprooted trees. If sidewalks were in better condition, it may result in people being more active because they would be more likely to walk and/ or bike rather than drive.

4.5.5. Community Services

Opportunities The Community Services Department provides a variety of activities throughout the year. The FY 2011-2012 Adopted Budget Report funds these activities for the community. DUE TO THE LIMITED FUNDING RESOURCES, THE CITY OF SANTA PAULA HAS THE OPPORTUNITY TO EXPAND THEIR COMMUNITY SERVICE PROGRAMS BY RECRUITING VOLUNTEERS. Volunteers can take on miscellaneous tasks that existing City Staff often times cannot tend to. For example, volunteers can fill in for evening community service and recreation events or can assist in clerical and administrative work for the Community Services Department. More volunteers can strengthen the Community Services Department programs to act as the City Liaison by providing leadership to the Recreation Commission and Commission on Aging.

East Area I Specific Plan proposes to expand educational and civic facilities. THIS PROPOSED EXPANSION PROVIDES OPPORTUNITIES TO REDUCE OVERCROWDING IN THE SCHOOLS AND REDUCE STUDENT-TO-FACULTY Uprooted sidewalk on East Santa Paula Street& 5th Street Source: Google Earth

RATIOS FOR CLASSROOMS. The East Area I Specific Plan has identified that one new high school and a new elementary school will be constructed to serve the educational needs generated by the project. The East Area I Specific Plan provides that the proposed high school site (Limoneira) would need to c a l

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reserve 8.3 acres for the Santa Paula Union High School District. Limoneira

year’s budget is primarily due to a proposed decrease in temporary personnel

would also need to temporarily offer to dedicate approximately 11.6 acres

of $34,000 (FY 2011-2012 Adopted Budget Report Commentary).

to the Ventura County Community College District. The Plan calls for this to reserve 10.8 acres for the Santa Paula Elementary School District for a new elementary school (East Area I Specific Plan, 2007).

ALL THE SCHOOLS WITHIN THE SANTA PAULA ELEMENTARY SCHOOL DISTRICT AND THE SANTA PAULA UNION HIGH SCHOOL DISTRICT ARE POTENTIALLY LOOKING AT ADDITIONAL BUDGET REDUCTIONS MID-YEAR. The FY 2011-2012 Adopted Budget Report provides an automatic reduction to

Constraints Santa Paula’s Community Service Department has an estimated $40,000 in the community center rental revenue, which will be generated in FY 2011-2012. With a full-time custodian being eliminated in the 2010-2011 budget, janitorial and maintenance services have been reduced to evening and/or part-time facility attendants. THE COMMUNITY SERVICES DEPARTMENT SUMMARY FY 2011-2012 ADOPTED BUDGET ANTICIPATES A 10 PERCENT DECREASE IN FUNDING, WHICH LIMITS STAFFING COSTS FOR UPKEEP AND MAINTENANCE OF SERVICES. For Community Services, the decrease of $57,754 over the prior year’s budget is primarily due to a proposed decrease

State appropriations, if State revenues fall short of projections. Within this past school year, the school district received $4,985 per student. For the new school year the amount of state funds per student should be $6,213 but instead the amount will remain the same as last year (FY 2011-2012 Adopted Budget Report Commentary). The High School District Trustees budget will need to be raised to reflect changes from the State. This means the revenue limit funding will be increased by $524,941 for FY 2011-12. That will decrease the deficit spending from $1,324,598 to $799,657 (FY 2011-2012 Adopted Budget Report).

in staffing costs: overall, staffing costs have been reduced $150,000 since 2008-2009. For the Community Services Building Maintenance, an increase of $18,000 over the prior year’s budget is primarily due to a proposed increase in part-time staffing of $10,000 and retirement $7,000. For Grounds and Service Maintenance, the decrease of approximately $34,000 over the prior

4.5.6. Safety

Opportunities The Santa Paula Fire Department (SPFD) has two budget programs: 1) Administration which includes a Fire Chief, an Assistant Chief, and related

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administrative expenses, including fire prevention and hazardous materials expenses, and 2) Fire Operations, which include all other fire department personnel and expenses. There are up to 35 Reserve Firefighter/EMT Volunteers to provide a minimum of two additional personnel per shift at Stations 81 and 82. Each Reserve Firefighter EMT is committed to serving a minimum of three 24-hour shifts per month. THIS WORK ARRANGEMENT HAS PROVIDED THE CITY THE OPPORTUNITY TO OBTAIN A SECOND FIRE ENGINE STAFFED AROUND THE CLOCK (FY 2011-2012 Adopted Budget Report Commentary).

The City of Santa Paula’s Police Department receives its operational funding from the General Fund and does not generate much in the way of revenues. The Department receives reimbursement from the State of California for Post Officer Standards and Training (POST) for specifically authorized reimbursement training. The Department receives additional funding revenue in the way of grants for services. The City also participates in the Federal Bullet Proof Vest Grant, which pays for up to 50% of the bullet proof vests for both full-time Officers and Reserve Police Officers. All indications from the State and federal governments conclude that funding for their programs will continue for an additional year (FY 2011-2012 Adopted Budget Report Commentary). SANTA PAULA HAS THE OPPORTUNITY TO CONTINUE REIMBURSEMENT FOR TRAINING AND PROGRAM SERVICES BECAUSE OF THE SURPLUS OF FUNDING FOR AN ADDITIONAL YEAR.

Constraints The two fire stations are in need of equipment, and each station is also in need of maintenance and service supplies. The FY 2011-2012 Adopted Budget Report shows the increase of approximately $91,000 over the prior year’s budget. This is primarily due to the proposed increases in overtime staffing costs of $72,000 and the increases in reserve officer expenses of $10,000 (FY 2011-2012 Adopted Budget Report). THE FIRE DEPARTMENT NEEDS IMPROVEMENTS AND SUPPLIES. HOWEVER, BECAUSE OF PREVIOUS EXPENSE CUTS, THE FIRE DEPARTMENT WILL HAVE TO ENDURE WHAT THEY CURRENTLY HAVE. With this anticipated population increase after build-out, the Fire Department will be constrained to carry out its’ mission to protect and serve the community of Santa Paula.

THE POLICE DEPARTMENT ANTICIPATES A REDUCTION OF REQUESTS IN THE BUDGET FOR 2011/2012 AS COMPARED TO THE 20120/2011 FY BUDGET. The Police Administration increase in Professional Services is due to the loss of a Police Lieutenant. A number of non-police related tasks once carried out by this position will be assigned to a contract employee who will receive $27,000. In addition, the anticipated loss of State Vehicle License Fee Funds will cause a loss in funding for several programs in Santa Paula and other law enforcement agencies (both cities and other counties). For Administration, c a l

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the increase of approximately $25,000 over the prior year’s budget is primarily due to the increases in Professional Services. For Patrol, the increase of approximately $125,000 over the prior year’s budget is primarily due to the increase in overtime expenses of approximately $90,000. For Dispatch and Communications, the increase of approximately $85,100 over the prior year’s budget is primarily due to increases in full-time and overtime staffing costs of $72,000 and $10,000 in increased professional services (FY 2011-2012 Adopted Budget Report). New equipment is $85,000; however, the FY 20112012 Adopted Budget Report is strained by the Police Department’s current expenses.

4.5 COMMUNITY INPUT In the fall of 2011, surveys were conducted with residents and visitors of Santa Paula. On October 9, 2011, community input was collected at Vons. On October 29, 2011, community members at the Halloween Parade and the soccer fields shared their thoughts. On November 19, 2011, Singular Santa Paula contributed their opinions. The surveys expressed input regarding what residents and visitors like and dislike about Santa Paula in addition to what the community wanted. Input was collected in the form of surveys as well as annotations made on a map of Santa Paula.

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Top Left Prof essor ta l king to co m m uni ty m em b er at Von s Top Center St udent ta lking to co m m uni ty m em b e r a t t h e H al l ow e e n Far Right Prof essor a nd s tud ent g a thering co m m u n i t y i n pu t Bottom Left Kids pla y ing s o ccer a t the E a s t A r ea 1 f i e l ds

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Community Outreach Feedback Map 1 8 8

Community Outreach Feedback Map

LEGEND

Major Throroughfares Parks

4.5.1. Natural Resources

aspects of parks as potential answers. One of the most relevant ques-

The survey conducted on October 9, 2011 took place at Vons. The survey

tions asked, “What do you like most about Santa Paula/Downtown?” Out

showed one response to the scenic resources of Santa Paula. The ques-

of the 61 people that responded to the question, only three cited parks as

tion asked, “What do you like most about Santa Paula?” One respondent

an answer. Another question asked, “What would you like to change?” As

said “hillside,” referring to the views of the hills surrounding the City. AS

shown in the chart below, four of the 64 residents that responded stated

MENTIONED IN THE EXISTING CONDITIONS SECTION, THE PRIME VIEWS

that cleaner parks would be the first thing that they would change in Santa

OF THE SURROUNDING MOUNTAINS ARE LOCATED EASTWARD OF SANTA

Paula. Visitors of Santa Paula were asked a similar question, and two of 14

PAULA, AND ADAMS CANYON AND FAGAN CANYON CONTRIBUTE TO SANTA

responded that cleaner parks would bring them into the City more often.

PAULA’S SCENIC BEAUTY.

The questions described above are interconnected; CHANGES TO PARKS AND THE CLEANLINESS WITHIN THESE AREAS WOULD DIRECTLY ALTER THE

THE LACK OF RESPONSES ADDRESSING OPEN SPACE AND NATURAL RESOURCES MAY BE ATTRIBUTED TO THE AMBIGUITY OF THE TERMS. THE

NUMBER OF PEOPLE THAT IDENTIFY PARKS AS A POSITIVE CHARACTERISTIC OF THE CITY.

TERMS “OPEN SPACE” AND “NATURAL RESOURCES” FALL IN THE CATEGORY OF PLANNING VERNACULAR. Some respondents may have interpreted these terms differently from the original meaning as well as between each other. For instance, people may interpret open space as parks; however, those two categories are distinct and separate.

4.5.2. Parks and Recreation The first survey gathered information community members at Vons and Downtown Santa Paula. Unfortunately, there were no questions directly relating to parks in this survey. However, some questions did identify 190

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Figure 4.4: Visitor Survey Data Source: Community Outreach, October 9, 2011, Survey

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The second survey gathered information from people who participated in the Halloween Parade, those present at the soccer fields, and both users and storeowners downtown. This survey was altered to include a more direct

â&#x20AC;&#x153;An equal amount of

question relating to parks. As shown in the chart below,

people strongly felt that

participants were asked to rank availability of parks and

[park] space either was

open space on a scale of one to five, with one as the least

or was not avilable at

impressed and five as the most impressed. The question resulted in a bell curve, meaning that most of the respon-

Figure 4.5: Availability of Parks and Open Space Survey Source: Community Outreach, October 9, 2011, Survey

dents felt neutral regarding park availability. AN EQUAL AMOUNT OF PEOPLE STRONGLY FELT THAT SPACE EITHER

4.5.3. Health

WAS OR WAS NOT AVAILABLE AT ALL. These results were

When surveying the residents of Santa Paula during vari-

somewhat surprising when considering the existing condi-

ous community outreach events, it was learned that THE

tions analysis, which identified that the City as a whole

MAJORITY OF PEOPLE SURVEYED CHOSE TO DRIVE ON

was significantly lacking in total parkland acreage avail-

MAIN STREETS RATHER THAN WALK. This is illustrated by

able to residents.

the figures below when comparing the amount of people who drove on these major thoroughfares rather than walked one or more times a day. However, residents also stated they would be more likely to walk downtown if sidewalk improvements were made. For example, 30 people stated they wanted increased sidewalk availability.

all.â&#x20AC;?

From the surveys, it appears that Santa Paulans have a high reliance on automobile transportation compared to walking. Based on research, this

4.5.4. Community Services and Safety Based on 152 survey participants, most residents of Santa Paula are

reliance may have health consequences related to obesity and asthma

concerned with general safety (26%) and the small-town feel (28%). These

that were discussed in the Existing Conditions and Future Needs sections

percentages are based on the 61 participants that responded to the ques-

of this chapter. Additionally, this data may indicate people are driving

tion, “What do you like about Santa Paula?” The table below presents the

through the area rather than stopping and walking to visit the downtown

results of the question (see Figure 4.8).

area.

Figure 4.8: Survey Data of What People Like about Santa Paula Source: Community Outreach, October 9, 2011, Survey

Figure 4.6: Survey Data about Driven Streets Source: Community Outreach, October 29, 2011, Survey

A second question was, “What would you like to change about Santa Paula?” The results from this question are shown in the table below (see Figure4.9). The most prevalent qualities that need changing are safety (noise, drugs/gangs, lighting, and police force services) (10%), community service activities (adult activities, youth activities, and games) (9%), and healthier foods in schools (1%). These percentages are based on the 81 participants that responded to the question, “What would you like to change about Santa

Figure 4.7: Survey Data about Walked Streets Source: Community Outreach, October 29, 2011, Survey

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FOR SAFETY CONCERNS IN SANTA PAULA, MANY RESIDENTS AND VISITORS EXPRESSED A CONCERN REGARDING STREET LIGHTING. Residents and visitors wanted to see more lighting along streets, in residential neighborhoods, in parks, and in parking lots. Although there were no questions related to street maintenance and code enforcement on the surveys, the three maps all had a prevalent amount of input that indicated the need for Figure 4.9: Survey Data of What People Would Change about Santa Paula Source: Community Outreach, October 9, 2011, Survey

this and other general safety services. Residents and visitors expressed a need to regulate parking standards, to enforce street sweeping and signage standards, and to have more patrol vehicles on the road for the

For community services of Santa Paula, residents and visitors of Santa

more crime concentrated residential neighborhoods, especially along 12th

Paula commented that the City should finish the community center on Sati-

Street, High Street, Grant Lane, Steckel Drive, Palm Street, Santa Paula

coy (between Guiberson and Citrus Street). In addition, people commented

Street and Santa Maria Street.

that the civic center services should be expanded, such as after school activities and extracurricular programs. Furthermore, some people raised concern for additional or an expansion of the library.

For medical services, the existing hospital, the one urgent care, and the three medical clinics were identified on all the maps. A member from the public commented that the medical pharmacy needs to change their hours of operation and to also provide more services and/or products.

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This chapter of the Santa Paula Community Profile summarizes the

present status of Santa Paula’s circulation conditions, noise conditions,

section. The sources used include: • The City of Santa Paula General Plan Circulation Element. This document

and safety concerns for the city. A review of Santa Paula’s circulation

provides information on the various types of transportation infrastructure

conditions includes an inventory of the main streets, bicycle circulation,

in Santa Paula, as well as the roadway system. This information is used to

pedestrian circulation, public transportation, railroad service, aerial

determine the existing and future needs of Santa Paula’s main streets and

transportation, and parking accessibility for the City. Santa Paula’s circulation

connections, bicycle circulation, public transportation, railroad service, and

conditions, noise conditions, and safety concerns will be analyzed in this

aerial transportation.

chapter by discussing the existing conditions, future needs, opportunities and constrains, and community input related to these topics.

• The City of Santa Paula General Plan Noise Element. The Noise Element discusses the major noise generators for the City of Santa Paula. It outlines transportation related noise sources in both textual and graphic forms. It also

5.1 METHODOLOGY AND KEY DEFINITIONS

gives projected figures for future noise levels of the year 2020. • The City of Santa Paula General Plan Safety Element. The Safety Element

Data Gathering

discusses the safety zones present in the City due to the potential hazards

This chapter used information from various sources of material to support the existing conditions, future needs, and opportunities and constraints 194

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related with the City’s airport. It also addresses emergency evacuation routes established for the city.

Circulation • East Area 1 Plan Environmental Impact Report. The East Area 1 Plan Environmental Impact Report was used to evaluate road conditions and

• Other Sources. Additional sources were used to obtain pictures relevant to this chapter’s subject matter. These sources are:

traffic congestion effects that the development of the East Area 1 Plan will

o Ventura County Star

have on Santa Paula in its entirety. It was also used to evaluate future noise

impacts related to its development. • Fillmore and Western Railway Website. This website provides information on the history of the rail line running through Santa Paula, as well as, the current status and use of the line. • Ventura County Transportation Commission. This source contains information on the three types of bus services that provide public transportation to the City of Santa Paula. • Survey Data. Two rounds of surveying Santa Paula citizens provided us with information on what transportation related issues they felt most needed improvement. It also provided insight into their travel patterns and their feelings toward the existing state of the public transportation system in Santa Paula. • Mapping Exercise. A mapping exercise done with the citizens of Santa Paula on two separate occasions provided us with information on the citizen’s perceived perceptions of traffic congestion within Santa Paula.

Site Visits

Key Definitions VISTA (Ventura Intercity Service Transit Authority): VISTA inter-city bus service provides connections between the cities of Ventura County and between neighboring Santa Barbara and Los Angeles Counties. (Ventura County Transportation Commission, 2010)

Class I Bikeway: A dedicated exclusive bike path meant for bike and pedestrian traffic. (City of Santa Paula General Plan Circulation Element, 2008)

Class II Bikeway: A marked lane exclusively for bike travel on roadways. (City of Santa Paula General Plan Circulation Element, 2008)

Safety Zones: The area surrounding an airport that must be uninhabited for safety reasons. (City of Santa Paula General Plan Safety Element, 1998)

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Level of Service (LOS): A measure used by traffic engineers to determine the effectiveness of elements of transportation infrastructure. To be acceptable,

Freeways Freeways, while originally planned for long distance travelling, are now

LOS must be at least level C or higher (B or A). (City of Santa Paula General

useful for inter-city travels from one end of the City to the other. The

Plan Circulation Element, 2008)

following are the major freeways servicing the City.

State Route 126 – The Santa Paula Freeway (SR 126) is a four-lane, east-west

5.2 EXISTING CONDITIONS

freeway that bisects the City just south of Harvard Boulevard. The freeway provides access to Santa Paula for the greater Ventura region, as well as

5.2.1 Main Streets and Connections Santa Paula’s roads are divided into several broad categories, according to the General Plan: freeways, arterials, collectors, and local streets.

Highway 101. State Route 150 – State Route 150 (SR 150) is a north-south freeway servicing the City and connecting it to the City of Ojai. The route runs through the City and is named Ojai Road and 10th Street, which accommodates intercity trips.

Arterial Streets Arterial streets help provide support for the freeway system by collecting freeway traffic and other inter-city travelers to accommodate their “mediumdistance” trips. The main role for these streets is to keep traffic moving within the City. The following arterial streets are of particular importance.

Harvard Boulevard – Harvard Boulevard serves the City as an east-west arterial, connecting to the City of Ventura, with the highest traffic flows in the

Typical Roadway in Santa Paula

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Local Streets Main Street – Main Street is a major east-west arterial that

Local streets are intended to primarily provide access to

bisects downtown. Main Street is currently two lanes wide

other, busier areas of the City, and in general are used in the

except for a four lane segment between 7th and Oak Street,

beginning or end of a journey. The goal is to keep traffic at a

“Santa Paula’s roads

which is in the process of being redesigned into a two lane

minimum in these areas.

are divided into several broad categories,

street with angled parking.

according to the General Plan: freeways, arterials, collectors, and local streets.”

Main Street, Santa Paula

Collector Streets Local Street in Santa Paula

Collector streets move traffic to and from the arterial streets. They provide movement for industrial, commercial, and residential areas, with generally low speeds due to pedestrian activity.

5.2.2 Bicycle Circulation Santa Paula has Class II bikeways (on-street bike lanes) on five of its roads. These bike lanes are located on Telegraph Road (west of Peck Road), on Peck Road (between Telegraph

Road and Foothill Road), on Santa Paula Street (between Peck Road and 10th Street), on Palm Avenue (between Santa Paula Street and on Santa Maria Street (between Steckel Drive and 8th Street). All of these roads are located outside of the downtown core, meaning that there are no designated bike lanes in downtown Santa Paula. There is one Class I bikeway (separated from the roadway) in the City of Santa Paula. It is located on Cemetery Road south of Santa Paula Street. Bicycle use is permitted on two regional state routes through the City. These are Ojai Road north of SR126 and SR126 east of town. (City of Santa Paula General Plan Circulation Element, pg. CI-8) The map to the right (Figure 5.1) shows the location of the existing bicycle infrastructure in

Bicyclist using the Class I Bikeway in Santa Paula

Santa Paula.

5.2.4 Public Transportation The main transit facility for Santa Paula is located on Ventura Street next to Veterans Memorial Park across the street from City Hall. This location is within the downtown core and is able to accommodate people coming to and from downtown and its surrounding neighborhoods. The City of Santa Paula is served by VISTA (Ventura Intercity Service Transit Authority). VISTA inter-city bus service provides connections between the cities of Ventura County and between the neighboring counties of Santa Barbara and Los Angles (Ventura County Transportation Commission, 2010). Santa Paula has access to the

Figure 5.1

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VISTA dial-a-ride service, the VISTA Santa Paula Commuter

and Girls Club (Ventura County Transportation Commission,

Bus, and the VISTA Highway 126 bus service.

2010).

The VISTA dial-a-ride service is a form of public

The VISTA Highway 126 bus service runs seven days a

“The main transit

transportation which allows people to be picked up at the

week and connects the City of Santa Paula with Ventura,

facility for Santa Paula

location of their choice and be dropped off somewhere else.

Filmore and Piru (Figure 5.3). Santa Paula, Ventura, and

is located on Ventura

However, in order to use the dial-a-ride service a reservation

Filmore are serviced daily, but the line only runs to Piru

Street next to Veterans

must be made in advance. It runs from 6:00am-7:30pm

Monday through Friday. It makes two stops within Santa

Memorial Park across

weekdays and from 8:00am-5:30pm on weekends (Ventura

Paula’s city limits; one at the Kmart and one at City Hall.

the street from City

County Transportation Commission, 2010). These times

The stop at City Hall is within Santa Paula’s downtown core.

Hall.”

are not accommodating to bringing people to or from the

The bus runs from 5:45am-8:00pm Monday through Friday,

downtown core in the evenings on any night of the week.

and 8:00am-6:00pm Saturday and Sunday (Ventura County Transportation Commission, 2010). These running times

The VISTA Santa Paula Commuter Bus is used to help with

do not accommodate people from Ventura or Filmore in

the additional demand of transporting students during the

accessing Santa Paula’s downtown by public transit in the

school year. There are two different bus routes run in the

late evening any day of the week.

morning and one in the afternoon (Figure 5.2). The afternoon route runs twice, once in the early afternoon and once in the

The City of Santa Paula is not served by a long-haul bus

later afternoon, in order to accommodate students who leave

service. The VISTA HWY 126 Bus Service is the only bus

school at different times. The VISTA Santa Paula Commuter

serving Santa Paula that transports people outside of the city

Bus runs Monday through Friday during the school year and

limits. This bus however only goes as far as the neighboring

stops near all Santa Paula schools and the Santa Paula Boys

cities of Ventura, Filmore and Piru.

Figure 5.2

Figure 5.3

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because the majority of its stock was bought by three major (This section will be expanded once I hear back from

movie studios (20th Century Fox, Paramount, and MGM)

city officials on ridership rates, and fare and transfer price

who use the railway as a set for motion pictures (Fillmore

increases)

and Western Railway, 2011). The Depot still welcomes train

“The City of Santa Paula

enthusiasts aboard the antique “Fillmore and Western

is not served by a long-

Railway” to take in the historical surroundings, as well as

haul bus service.”

5.2.5 Railroad Service The Southern Pacific Railroad serves the Weyerhauser

housing the City’s Chamber of Commerce and gift shop.

plant and other industrial and commercial uses within the City. The Santa Paula Train Depot opened in 1887, and today houses the Santa Paula Chamber of Commerce and Gift Store. The Fillmore and Western railway line was originally part of the Southern Pacific’s main railway line between San Francisco and Los Angeles, before the Montalvo Cutoff was built through the Santa Susana Mountains (just north of Los Angeles) in 1924 (Fillmore and Western Railway, 2011). The railroad bisects Santa Paula and originally traveled the length

The Santa Paula Railroad Depot

of the Santa Clara River Valley.

Today the railway offers a connection between Fillmore and Santa Paula; however it is used primarily for entertainment purposes rather than transportation. The railroad is now known as “Home of the Hollywood Trains”

5.2.6 Aerial Transportation The Santa Paula Airport is utilized mostly by small, privately-owned aircraft. The City has expressed the desire to keep the airport small due to the safety concerns related

to the surrounding natural environment and topography that would become

Distance between sources and receptors as well as time of day are factors

an issue if the airport were to grow. Rather than facilitate growth, the City

that determine the level of noise. Level of noise decreases as the distance

is focusing on making the existing airport as safe as possible. This is being

from the source of the noise increases. The public is accustomed to certain

done by acquiring land that is within the present safety zones (City of Santa

levels of noise during certain time periods in the day. For example the public

Paula General Plan Circulation Element, 2008, Pg. CI-39). Currently flights and

is much more sensitive to noise in the evening and at night compared to

landings must occur during the daytime due to the lack of nighttime facilities

during the day time. (City of Santa Paula General Plan Noise Element, 1998,

such as proper lighting and no control tower. The size of the airport is relative

pg. N-2)

to the demand for use, and it provides connections for Santa Paula with the rest of the world.

Some industrial, agriculture, and commercial uses have been identified as contributors to the noise levels, but are not identified as problem areas.

5.2.7 Parking Accessibility

The City has generated maps identifying noise contour lines (Figure 5.5) as

(This was LaDellâ&#x20AC;&#x2122;s section that we need to rewrite next quarter)

well as stationary measurements of noise from locations throughout the City. These contours indicate a range between 60 and 65 dBA which are

5.2.8 Noise

defined as conditionally acceptable. Comparing the noise contour map and

Noise in Santa Paula related to transportation is mostly generated by aerial

the stationary measurement map against the matrix from the California

and vehicular transportation. The City of Santa Paula has identified the need

Department of Health, it appears in general Santa Paula does not have any

to monitor and, if necessary, reduce levels of noise from areas that produce

major noise level issues.

significant amounts. The regulation of noise is important to maintain good public health and wellbeing. (City of Santa Paula General Plan Noise Element,

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5.2.9 Safety and Hazards

1998, pg. N-1) Figure 5.4 on the following page was created by the City of

Conditions of safety and hazards, as they pertain to transportation in the

Santa Paula to illustrate the acceptable levels of noise for specific land use

City of Santa Paula, originate mainly from the airport. The City has identified

designations.

safety zones (Figure 5.6) in order to minimize losses in the event of an aircraft

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accident. These zones limit the allowable land uses in order to achieve maximum safety.

The City of Santa Paula currently has identified evacuation routes in the event of an emergency. These routes are shown in Figure 5.7 on the previous page. The City has acknowledged the transportation of hazardous material on the freeway through town as a potential threat to public safety. Geological hazards, such as the Oakridge and Cayetano Faults, also pose a threat to public safety.

Figure 5.4

â&#x20AC;&#x153;The size of the airport is relative to the demand for use, and it provides connections for Santa Paula with the rest of the world.â&#x20AC;?

5.3 FUTURE NEEDS 5.3.1 Main Streets and Connections THE GENERAL PLAN STATES THAT NUMEROUS IMPROVEMENTS TO THE STREETS AND CONNECTIONS OF SANTA PAULA ARE NECESSARY IN ORDER TO MEET CURRENT NEEDS AND PROVIDE SUFFICIENT ACCESS TO NEW DEVELOPMENT AREAS.

The following table from the Circulation Element (Figure 5.8) lists the necessary road improvements for the City:

Figure 5.5

Figure 5.8

having gaps that separate a connection to another street, the existing

Roadway widening is necessary because the affected roadways are of substandard width, or have inconsistent rights-of-way. Due to several streets 204

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roadway network needs to be completed. In order to alleviate local traffic congestion, affected roadways will have gaps removed to create through-

â&#x20AC;&#x153;Conditions of safety and hazards, as they pertain to transportation in the City of Santa Paula, originate mainly from the airport.â&#x20AC;?

Figure 5.6 Figure 5.7

streets with free-flowing traffic. As of October 2011, the widening and gap

9th Streets would allow the railroad a clear passage to be developed between

closure improvements have been completed.

8th and 10th Streets. •

Main Street is projected to be redesigned from a four-lane roadway, into

Ventura Street (between Mill Street and 10th Street)

Ventura Street is classified as a collector street, and its closure would divert

a two-lane section with angled parking between 7th Street and 12th Street.

traffic towards 10th Street and Harvard Boulevard. Closing Ventura Street

This section is to be a Major Commercial/Industrial collector street rather than

would allow Veterans Memorial Park on the northern end of the street to be

a four-lane arterial street in the future. As of October 2011, the reclassification

joined with City Hall on the southern end of the street.

of Main Street has been completed. As of October 2011, these closures have not been implemented. According to the Circulation Element of the General Plan, the proposed closures to the following streets would not cause any significant increase in trip length or travel time due to the surrounding streets operating at

improvements would be required throughout the downtown area. The table

very good levels of service in the current street layout. However, significant

on the following page from the Circulation Element of the General Plan

development in the area would negatively impact the circulation of the area

(Figure 5.9) lists the specific intersections that need improvement and the

should there be an increase in traffic (East Area 1 Specific Plan DEIR, 2007, pg.

type of improvements.

4.4-28).

Streets to be Closed: • Mill Street (between Santa Barbara Street and the Railroad) • 9th Street (between Santa Barbara Street and the Railroad) o Mill Street and 9th Street are both classified as local streets, and their closure would divert traffic towards either 8th or 10th Street. Closing Mill and

206

To accommodate the buildout suggested by the General Plan, intersection

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children traveling to school. This results in the need to add designated bike lanes to streets surrounding schools to increase safety for schoolchildren, as well as more thoroughly connect the schools with other areas of Santa

“The general plan

Paula. The addition of designated bike lanes and bike paths

states that numerous

downtown and throughout the City will serve to increase

improvements to the

connectivity between downtown and the rest of the City of

streets and connections

Santa Paula.

of santa paula are necessary in order to

Figure 5.9

meet current needs and

As of October 2011, these improvements have been

provide sufficient access

completed.

to new development areas.”

5.3.2 Bicycle Circulation AS THE POPULATION OF THE CITY OF SANTA PAULA GROWS, THE NEED FOR INCREASED BICYCLE

Markings for a Designated Bike Lane

INFRASTRUCTURE WILL ALSO INCREASE. Santa Paula currently has no designated bike lanes or designated bike paths serving the downtown core. The five streets outside of the downtown core that currently have bike lanes do not serve all of the schools in Santa Paula. With the population increasing, there will be more cars on the road and more

5.3.3 Pedestrian Circulation (This was LaDell’s section that we need to rewrite next quarter

5.3.4 Public Transportation

of a long-haul bus service would increase Santa Paula’s connectivity to

THE CITY OF SANTA PAULA IS IN NEED OF ADDITIONAL PUBLIC

counties outside of Ventura County. Public Transportation Objective 2(d) from

TRANSPORTATION INFRASTRUCTURE IN ORDER TO SUCCESSFULLY

the City of Santa Paula’s General plan states that, “The City should restore

ACCOMMODATE THE CURRENT NEEDS OF THE CITY AS WELL AS THE

long haul bus service to the area (City of Santa Paula General Plan Circulation

PROJECTED NEEDS CAUSED BY FUTURE GROWTH. THIS IMPENDING GROWTH

Element, 2008, pg. CI-37). This would help Santa Paula in achieving Public

WILL RESULT IN THE FOLLOWING NEEDS: ADDITIONAL ROUTES WITHIN

Transportation Goal 2.1 established in their General Plan which states that,

THE CITY, EXPANSION OF ROUTE OPERATING HOURS, AND A LONG-HAUL

“safe, convenient, efficient, and accessible transportation should be available

BUS SERVICE. Addressing these needs will help to improve connectivity

to everyone” (City of Santa Paula General Plan Circulation Element, 2008, pg.

within Santa Paula and between Santa Paula and the surrounding cities and

CI-37).

counties.

5.3.5 Railroad Service There are no designated routes that serve the community within the City of Santa Paula with the exception of the VISTA Santa Paula Commuter

RAIL LINE HAVING BEEN REMOVED EAST OF PIRU. IN ORDER TO MAKE THE

Bus Service. The VISTA Santa Paula Commuter Bus Service however is

RAILROAD VIABLE AGAIN, CERTAIN NEEDS MUST BE FULFILLED. The area

predominantly aimed at transporting students to and from school and not

east of Piru is now the property of Newhall Land and Farming Company. In

at moving citizens around the City. Thus additional designated routes will

the future, the rail line may be re-established between Piru and Santa Clarita

help to increase connectivity within the City and the downtown core. None

as part of the proposed Newhall Ranch subdivision. A multi-modal transit

of the public transportation options in Santa Paula run later than 8:00pm on

facility is planned along the north side of the railroad right-of-way between

weekdays or 6:00pm on weekends. Expanding route operating hours will

10th Street and 12th Street in Santa Paula. Adding a transit center to the

allow people to move about the City using public transportation during a

railroad would help make Santa Paula the transfer point for all VISTA buses

greater period of time. There is no long-haul bus service currently serving

in the area, increasing accessibility to downtown Santa Paula. The transit

Santa Paula. However, as the population of Santa Paula grows, so will the

center would fulfill the City’s need for passenger service to surrounding cities

need to connect to areas further away than the adjacent cities. The addition 208

AT THE PRESENT TIME, THERE IS LIMITED FREIGHT SERVICE DUE TO THE

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within Ventura County, and expanded service could include Northern California as well. (City of Santa Paula General Plan, 2008, pg. CI-33)

Future additions and expansions of roadways, as determined by the City of Santa Paula, indicate that noise levels may be in the “conditionally acceptable” range (City

“At the present time,

of Santa Paula General Plan Noise Element, 1998, pg. N-12).

there is limited freight

Using the guidelines Santa Paula has adopted, “Conditionally

service due to the

expansion of the airport will not increase in the future. The

Acceptable” requires any new additions to be thoroughly

rail line having been

safety and hazards section discusses THE NEED TO ACQUIRE

examined so that projected noise levels can be accurately

removed east of piru.

USES THAT ARE WITHIN THE SAFETY ZONES AS IDENTIFIED

calculated and mitigated if needed. However, since the noise

In order to make the

BY THE CITY (City of Santa Paula General Plan Circulation

levels are not projected at levels above “unacceptable”, the

railroad viable again,

Element, 2008, pg. Cl-33).

possibility of impacting noise levels is relatively low (City of

certain needs must be

Santa Paula General Plan, Noise Element, 1998, pg. N-12).

fulfilled. ”

5.3.6 Aerial Transportation According to the City of Santa Paula the demand for

5.3.7 Parking Accessibility (This was LaDell’s section that we need to rewrite next quarter)

According to the Santa Paula General Plan, there are currently no plans to significantly expand the Santa Paula Airport (City of Santa Paula General Plan Noise Element,

5.3.8 Noise FUTURE POSSIBLE EXPANSIONS, SUCH AS ROADWAYS,

1998, pg. N-12). Therefore any additional noise created from the airport is not expected. However, the continued

THE AIRPORT, RAILWAYS, AND EAST AREA 1 IN SANTA

acquisition of land uses within the safety zones will decrease

PAULA ARE SOURCES FOR NOISE LEVELS TO INCREASE AND

the level of excess noise that affects the public (City of

THUS SHOULD BE TAKEN INTO ACCOUNT IN THE PLANNING

Santa Paula General Plan Noise Element, 1998, pg. N-12).

PROCESS.

Additionally, the City has identified the requirement of

conducting noise studies in the event that expansion of the airport is needed.

Safety and Hazards Element. The first is the establishment of evacuation

(City of Santa Paula General Plan Noise Element, 1998, pg. N-12).

routes in case of emergency, the other is the limitation of land uses within the airport safety zones.

The possible future uses of the railroad include the implementation of it for commuter use connecting Ventura and Los Angeles Counties. Freight service

The City has appointed the police and fire departments with the

needs are also expected to increase future rail traffic. Although noise impacts

responsibility to coordinate and establish procedures related to specific

due to rail usage would be intermittent, they could still impact noise sensitive

emergency situations (City of Santa Paula General Plan Safety Element, 1998,

uses within the vicinity of the tracks. (City of Santa Paula General Plan Noise

pg. S-17). The Santa Paula Police Department has identified “California Code

Element, 1998, pg. N-13).

of Regulations Title 26, Divisions 19 and 19.1.” as the current emergency plan to follow (City of Santa Paula General Plan Safety Element, 1998, pg. S-17). A

Currently the City of Santa Paula is in the process developing East Area

number of potential hazards that the City may be subject to are identified in

1. This new development is expected to have multiple noise impacts both

the Safety Element of the City of Santa Paula’s General Plan. The City has also

during construction as well as after it is completed (Figure 5.10). Major noise

created a map indicating which routes to utilize for evacuation purposes (See

generating activities include: construction machinery, and increased vehicle

Figure 5.7 in section 5.2.9 Safety and Hazards of this chapter).

and railroad traffic. Although the City has identified these as significant sources of noise, mitigation measures have been included in the project. If these mitigations are implemented correctly, the noise levels will be

MATERIAL REGARDING EMERGENCY SITUATIONS. In the event of an

maintained at an acceptable level (East Area 1 Specific Plan DEIR, 2007, pg.

emergency the correct actions required of the community need to be

4.6-28).

available in order to ensure maximum safety.

5.3.9 Safety and Hazards

210

A FUTURE NEED IS THE CITY MAY NEED TO DEVELOP EDUCATIONAL

The Ventura County Airport Land Use Commission (ALUC) has identified

In the interest of safety, existing condition findings suggest the City of

the limitations of certain uses within the designated inner safety zones in

Santa Paula has two possible future needs related to transportation in the

the Ventura County Comprehensive Land Use Plan (CLUP). Currently it is

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proposed by the City of Santa Paula (as of 2010 indicated by the General Plan Map Land Use and Expansion Areas) that light manufacturing uses at each end of the runway be implemented within the inner safety zones. However,

â&#x20AC;&#x153;Future possible

light manufacturing uses are subject to noise and safety

expansions, such as

hazards and thus have been identified as incompatible

roadways, the airport,

uses by the CLUP. Therefore the CLUP has recommended

railways, and east area

the proposal be altered to agriculture which is one of

1 in santa paula are

the few acceptable compatible land uses. Conditionally

sources for noise levels

acceptable land uses such as parking or utilities are also

to increase and thus

possible land uses that can be implemented in the inner

should be taken into

safety zones (City of Santa Paula General Plan Safety

account in the planning

Element, 1998, pg. S-23). (Inconsistencies within the

process.â&#x20AC;?

General Plan compared to the identified issues with the CLUP merits further research as to the legitimacies of the compatible land uses and if they occur within the inner safety zone. Future need to be determined pending results of further research.)

Figure 5.10

5.4 OPPORTUNITIES AND CONSTRAINTS

other. THIS CREATES AN OPPORTUNITY TO INCREASE THE PEDESTRIAN TRAFFIC THROUGHOUT THE CITY, WHILE MINIMIZING VEHICULAR TRAFFIC

5.4.1 Opportunities

THROUGH A COMBINATION OF WALKABLE STREETS, LARGE SIDEWALKS,

THE DOWNTOWN LOCATION OF THE EXISTING TRANSIT STATION FOR THE

AND LANDSCAPED PATHWAYS. The four major shopping centers (Kmart,

CITY OF SANTA PAULA IS AN OPPORTUNITY FOR EXPANDING LOCAL AND

Vons, Tressierras Supermarket, and Downtown) are connected in a way

REGIONAL TRANSIT ROUTES. The transit station is located in the center of

that allows for pedestrian access from one center to the next in as little as a

the City. This central location is ideal for people coming to and from the

10-minute walk. To further enhance the walkability of the City, paseos and

downtown core. Because of this, additional routes can be added to the transit

trails connecting neighborhoods in East Area 1 and the rest of Santa Paula are

hub in order to connect downtown Santa Paula with the rest of the City, as

planned. The East Area 1 Plan also proposes many pedestrian and bike paths

well as areas outside of the City.

in the project area that will utilize and connect to the existing infrastructure.

THE CLASS I BIKE LANE THAT HAS BEEN CONSTRUCTED ALONG THE LENGTH

SANTA PAULA OFFERS AN EXPANSIVE VEHICULAR CIRCULATION NETWORK

OF CEMETERY ROAD IN SANTA PAULA IS AN OPPORTUNITY FOR EXPANDING

FOR PEDESTRIANS AND VEHICLES, CREATING AN OPPORTUNITY TO EXPAND

THE BICYCLE INFRASTRUCTURE FOR THE CITY. The route runs east-west

THE DOWNTOWN CORE, DUE TO EASE OF ACCESS THROUGHOUT THE

through Santa Paula and serves the majority of the City while providing an

CITY. The City’s vehicular circulation network consists of freeways, arterials,

excellent means to expand the current bicycle infrastructure. Bicycle lanes

collectors, and local streets. It provides seamless movement throughout

leading to and from schools and connecting to neighborhoods within the

Santa Paula and the surrounding cities regardless of trip distance.

City are well suited to link to this main bike trail, increasing Santa Paula’s connectivity.

The railroad is currently used primarily for freight and entertainment purposes. However, by 2020 there will be a population increase of about

The City of Santa Paula is walkable and accessible to pedestrians through

212

9,000 people in Santa Paula, and this increase in population will result in

its wide sidewalks and various shopping centers that are close in proximity.

the demand for expanded transportation options. Thus, THE CITY OF SANTA

Each of the four major shopping centers is within walking distance of each

PAULA HAS THE OPPORTUNITY TO ESTABLISH A PASSENGER SERVICE LINE.

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will assist business owners and developers in their decisions THE OPPORTUNITY OF ESTABLISHING A PASSENGER

to purchase parcels of land near the airport.

SERVICE LINE IN SANTA PAULA GIVES WAY TO THE ADDITIONAL OPPORTUNITY FOR THE CITY TO CAPTURE

Current and future developments require expansions

“The downtown

SALES FROM TRAIN PASSENGERS. Passengers utilizing the

in transportation infrastructure such as increased lanes,

location of the existing

service line will desire places in Santa Paula to spend time at

bus routes, and train traffic. This increase in transportation

transit station for the

while waiting for trains. Options such as entertainment, food,

directly correlates with an increase in noise levels.

city of santa paula

and shopping can serve this purpose and draw travelers to

Excess noise levels can negatively affect the quality of

is an opportunity for

Santa Paula and encourage re-visits.

life in a community. BY ADDRESSING NOISE CREATED BY

expanding local and

TRANSPORTATION SOURCES PRIOR TO IMPLEMENTATION,

regional transit routes. ”

The General Plan indicates the proposal of light

THE CITY HAS THE OPPORTUNITY TO FOSTER AN

manufacturing on both sides of the runway at the Santa

ENVIRONMENT THAT IS PEACEFUL AND ENJOYABLE FOR THE

Paula Airport. The General Plan also provides a list of

COMMUNITY. The City can accomplish this by conducting

acceptable land uses within designated safety zones

noise studies to protect the quality of life for the community.

adjacent to the runway. Light manufacturing is listed as a conditional use for the outer safety zone and unacceptable

Santa Paula is subject to potential hazards which pose

within the inner safety zone. Multiple safety zones are

a threat to the community. The City has identified the

identified in text, however only one zone is indicated on

“California Code of Regulations Title 26, Divisions 19 and

the map of safety zones provided in the General Plan. THE

19.1.” as the document to follow in case of an emergency,

CITY OF SANTA PAULA HAS THE OPPORTUNITY TO CLARIFY

however, there is no indication on where to locate this

THE BOUNDARIES OF THE SAFETY ZONES. The ability to

document in the General Plan. If the community is unaware

determine what uses are acceptable within the safety zones

of what to do in an emergency, then the maximum

level of safety cannot be provided. THE CITY OF SANTA PAULA HAS THE

the most difficult to plan for and least feasible to implement. Without a

OPPORTUNITY TO PROVIDE EDUCATIONAL MATERIAL ON WHAT TO DO IN THE

significant amount of right of way given to the creation of a Class I Bikeway,

EVENT OF AN EMERGENCY. It is important that the community understands

Santa Paula will be unable to expand their bicycle infrastructure.

what actions to take in emergency situations so that the maximum level of safety can be provided. Educational material can consist of pamphlets, community workshops, demonstrations, etc.

PUBLIC TRANSPORTATION USAGE IN SANTA PAULA IS CONSTRAINED BY THE ROUTEâ&#x20AC;&#x2122;S LIMITED OPERATING HOURS. The VISTA dial-a-ride service runs from 6:00am-7:30pm weekdays and 8:00am-5:30pm on weekends. The VISTA

5.4.2 Constraints

Highway 126 bus runs from 5:45am-8:00pm weekdays and 8:00am-6:00pm

A CONSTRAINT TO EXPANDING TRANSIT ROUTES IN SANTA PAULA IS THE TRANSFER FARE COST AND THE RISING FARE COSTS. Despite temporary

weekends. These limited hours restrict people from using the bus in the early mornings or late evenings.

absolution of transfer fares, if the fee required to transfer to a different bus is reinstated, people will be less likely to take public transportation due to

PEDESTRIAN ACCESS IS PARTIALLY CONSTRAINED BY THE DETERIORATING

unaffordability. Additionally, if the general ridership fares continue to rise,

STATE OF CURRENT SIDEWALK CONDITIONS IN SOME AREAS OF THE CITY,

people who once relied on public transportation to move about the city will

including sections of Harvard Boulevard, Santa Barbara Street, and Main

not be able to afford the rising costs making additional routes obsolete.

Street. According to the Santa Paula Sidewalk Inspection Report, prepared by the City of Santa Paula, many sidewalks in the community have numerous

(Information on fare pricing will be added to the existing conditions section once the city of Santa Paula gets back to us with this information)

tripping hazards, as well as structural issues below the surface that pose a threat to current and future pedestrian safety. The expected increase in population, paired with the pedestrian facility usage trends, will create

A CONSTRAINT TO BUILDING MORE CLASS I BIKEWAYS IN SANTA PAULA IS THE STRICT BUILDING STANDARDS ASSOCIATED WITH CLASS I BIKEWAYS. Class I Bikeways are the safest means of bicycle transportation available to citizens since they are separated from roadways, however they are also 214

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additional volume on the current pedestrian infrastructure. This will further increase the need for repairs on the current sidewalks within the City.

THE PENDING STATUS OF ROAD CLOSURES ON MILL

A CONSTRAINT TO THE ESTABLISHMENT OF PASSENGER

STREET, 9TH STREET, AND VENTURA STREET CREATE A

SERVICE FOR THE CITY OF SANTA PAULA. Obtaining the

CONSTRAINT ON POSSIBLE DEVELOPMENTS DUE TO THE

funds to acquire the railroad can be a political and otherwise

INCOMPLETION OR REMOVAL OF THE CLOSURES. The

difficult feat. The private owner may also not be willing to

“Public transportation

Santa Paula General Plan Circulation Element calls for

sell. However by obtaining the railroad right of way, the City

usage in santa paula

three significant road closures. Though most of the other

can ensure an acceptable level of service for future growth

is constrained by

circulation changes have been implemented since the 2008

needs.

the route’s limited operating hours. ”

amendment to the Plan, the road closures have not. Until the closures are either eliminated or implemented, development

The City of Santa Paula has identified the proposal of light

will have to deal with the possibility of a significant change in

manufacturing at both ends of the airport runway. Moreover

the circulation pattern within the area. Closures could either

the City has also identified acceptable and conditionally

increase or decrease the amount of vehicular or pedestrian

acceptable uses within the designated safety zones; and

traffic for streets in the vicinity, which includes the VISTA bus

light manufacturing is only conditionally acceptable in

stop current on Ventura Street (scheduled for closure), all of

safety zone 2. The City does not provide a map that identifies

which create an unknown for local businesses in the area.

the different safety zones, nor the specific locations of the proposed light manufacturing use. The Ventura County Land

Currently the railroad in Santa Paula is owned by private

Use Plan identifies light manufacturing as a use that needs

entities. The City of Santa Paula has identified the possibility

to be altered into an acceptable use. This suggests that there

of establishing passenger service under the lead of Ventura

may be disagreement between the City’s plans and the

County in order to fulfill the demand for transportation

Ventura County Land Use Plan. If the City does not properly

options that future expansion will require. OBTAINING

ensure that acceptable uses are being built within the safety

RIGHTS TO THE RAILROAD FROM A PRIVATE OWNER IS

zones of the airport, there is a possibility of subjecting

community members to excess noise levels and other hazards associated with airports. DISCREPENCIES BETWEEN THE CITY AND COUNTY PLANS ARE A CONSTRAINT ON WHAT DEVELOPMENT MAY BE ALLOWED.

5.5 COMMUNITY INPUT 5.5.1 Main Streets and Connections

Figure 5.11

AN AREA OF CONCERN FOR PEOPLE POLLED DURING THE OCTOBER 29TH, COMMUNITY OUTREACH EVENT WAS THE CONDITION AND WIDTH OF SANTA PAULA’S STREETS. They expressed a desire for improvement of both the condition and width. 47 out of 161 (29%) total responses to the question, “which of the following characteristics do you feel are most important to improve?” were “street conditions”, while “street width” was answered 16 times (10%) (Community Outreach, October 29, 2011, Survey). The following graph (Figure 5.11) displays the percentages of responses given the question, “Which of the following characteristics do you feel are most important to improve?”...“street width”, “street condition”, “sidewalk availability”, “landscaping”, and “other”. The answers “street condition,” “street width,” and “sidewalk availability” were responsible for almost 58% of all responses.

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5.5.2 Pedestrian Circulation DURING THE OCTOBER 9TH AND 29TH COMMUNITY OUTREACH EVENTS HELD IN SANTA PAULA NUMEROUS RESIDENTS EXPRESSED A LIKING OF SANTA PAULA’S WALKABLE DOWNTOWN, OR VARIATIONS OF THAT SENTIMENT. In addition to this, they answered questions about how often they visited downtown, with a majority of respondents (60%) saying they ventured downtown daily (Community Outreach, October 9 and 29, 2011, Surveys). This is important because with so many people coming downtown so often, the walkability of the area for pedestrians becomes a focal point. In total, 7 people mentioned, without being told walkability was an option, that they liked the current walkability of downtown (Community Outreach, October 9 and 29, 2011, Surveys).

circulation

In addition to their desire to keep the walkability of downtown intact, there was also strong support for the

most wanted characteristic to improve, thus it merits further action to be taken by the City.

improvement of sidewalk availability throughout Santa Paula “An area of concern for

as a whole. (Figure 5.11) 30 out of 161 (19%) total responses to the question “which of the following characteristics do

A community outreach event on November 19th in Santa

people polled during

you feel are most important to improve?” were “sidewalk

Paula identified parking as not adequate in availability for

the october 29th,

availability.” (Community Outreach, October 29, 2011,

community events in the downtown area (Community

community outreach

Surveys). These responses express the community’s desire

Outreach, November 19, 2011, Singular SP Meeting). This

event was the condition

for greater sidewalk availability, despite the fact that they

supports the findings of the October 29th community

and width of santa

are satisfied with the current walkability of downtown Santa

outreach event that parking availability needs to be

paula’s streets. ”

Paula.

improved in Santa Paula.

5.5.3 Parking Availability

5.5.4 Vehicular Traffic

COMMUNITY OUTREACH SURVEYS IDENTIFIED PARKING

A mapping exercise conducted at both the October

AVAILABILITY AS A MAJOR CONCERN FOR THE COMMUNITY

9th and 29th community outreach events displays eight

OF SANTA PAULA. When asked: “Which of the following

comments regarding the improvement of traffic in Santa

characteristics do you feel are most important to improve?”

Paula. These comments specify the significant increase in

35 of the total 161 (22%) responses identified parking

traffic during commute hours such as before or right after

availability as a characteristics to improve. Figure 5.11

school. Local community events (such as the car show) were

displays the results of the survey question (Community

also identified as a generator of high amounts of traffic for

Outreach, October 29, 2011, Surveys). This was the second

the City of Santa Paula.

Community outreach surveys however, have suggested that traffic is not

traffic that each intersection manages. The studies completed by the City did

a high priority issue. The question “What changes would you like to see

not yield results indicating that any intersections are currently inadequate.

downtown?” yielded only one response for “less congestion” (Community

Thus any changes that may need to be completed to improve traffic during

Outreach, October 9 and 29, 2011, Surveys). The question “How long does

commute hours should not be significant.

it take you to arrive downtown?” yielded 46% of the responses as “Less than five minutes.” 83% of the survey takers can arrive downtown in fifteen minutes or less. Figure 5.12 below displays the results of this survey question

5.5.5 Public Transportation In a survey administered to the public at the October 29th community outreach event in Santa Paula, community members were asked to rank the

(Community Outreach, October 29, 2011, Surveys).

quality of public transportation in Santa Paula. The ranking was based on a 5 point scale with 5 being a major strength and 1 being a major weakness. The results are displayed in Figure 5.13 below:

Figure 5.12

ALTHOUGH THE RESULTS OF THE SURVEY DO NOT INDICATE THE NEED TO ADDRESS TRAFFIC AS AN ISSUE, THE COMMENTS ON THE MAPS MERIT

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Figure 5.13

FURTHER INQUIRY TO DETERMINE IF ANY ACTIONS NEED TO BE TAKEN TO

As can be seen from Figure 5.13, the feelings toward the quality of public

PROMOTE THE FLOW OF VEHICULAR TRAFFIC DURING COMMUTE HOURS.

transportation in Santa Paula is fairly evenly distributed. Of the 66 responses,

The City of Santa Paula has completed traffic studies to determine the level

14 people (21%) felt that the quality of public transportation was a major

of service for street intersections. The level of service indicates the amount of

strength, 16 people (24%) felt it was a strength, 14 people (21%) felt it was

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neither a strength or a weakness, 12 people (18%) felt it

expressed by citizens at the October 9th, 2011 community

was a weakness, and 10 people (15%) felt it was a major

outreach event. At this event, citizens expressed the desire

weakness (Community Outreach, October 29, 2011, Survey).

that Santa Paula expand the public transportation currently

Although 45% of those who responded felt as though the

offered downtown, and that Santa Paula consider building a

“Community outreach

public transportation system in Santa Paula was a strength,

metro line connecting the city with other areas.

surveys identified parking availability as

33% felt that it was a weakness. THE FACT THAT ONE THIRD OF THE PEOPLE SURVEYED CONSIDER THE QUALITY OF

These views of the community are consistent with the

a major concern for the

SANTA PAULA’S PUBLIC TRANSPORTATION SYSTEM TO BE A

goals and objectives established in Santa Paula’s General

community of santa

WEAKNESS IS CONSISTENT WITH THE FINDINGS OF EARLIER

Plan. Objective 2(d) states that, “The City should restore long

paula.”

SECTIONS THAT SANTA PAULA’S PUBLIC TRANSPORTATION

haul bus service to the area” (City of Santa Paula General Plan

SYSTEM IS NOT ADEQUATELY MEETING THE NEEDS OF THE

Circulation Element, 2008, pg. CI-37). This was identified as a

ENTIRE COMMUNITY.

future need in the public transportation future needs section of this paper.

As discussed in the existing conditions section, Santa Paula currently does not have a fixed route public transportation system or a long-haul bus service. Rather than a fixed route, Santa Paula relies on a dial-a-ride service which requires residents to make reservations 24 hours in advance in order to ride. The bus line running through Santa Paula is not a long-haul bus service and only travels as far as the neighboring cities of Ventura, Filmore, and Piru. The existing conditions mentioned above are consistent with the views

5.6 CONCLUSION From the Existing Conditions and Future Needs sections, Santa Paula appears to be a walkable community with light traffic, although according to the community outreach, the roads themselves are generally not of the highest quality. The City has four major shopping centers that are all within a 15 minute walking distance. Santa Paula provides

adequate circulation facilities for the public, through wide sidewalks, and an

The public hopes to see more public transportation options in the future.

assortment of pathways. But despite the public’s liking of the walkability of

The public expressed a belief that public transportation within the City is a

downtown, they wish to see greater sidewalk availability.

weakness that does not serve their needs.

The connections throughout the City are divided into several road types:

The railroad stands as an indicator of Santa Paula’s rich industrial past,

freeways, arterial streets, collector streets, and local streets. Freeways provide

formerly serving all of the greater-Ventura area, and providing passenger

access from afar, while arterials, collectors, and local streets all facilitate inter-

service from the San Francisco-Bay Area to Los Angeles County. The train

city movement ranging from long to short trips. The General Plan identifies

station now serves as the City’s Chamber of Commerce and Gift Shop, and the

certain streets to be closed, but there has been no action as of yet. This

railroad is owned by Newhall Land and Farming Company in the areas east of

presents a potential unknown future issue for development in the area. The

Piru. Although the railroad is a potentially useful method of transportation,

public also wishes to see road improvements to most major streets in the

numerous obstacles are in the way of reopening it, such as ownership issues.

City.

At the community outreach events, the public expressed no desire for the railroad to become active again.

Bicycle circulation is broken into five separate Class II bikeways, otherwise known as on-street bike lanes. There is also a single Class I bikeway located

The Santa Paula airport provides private service for small aircrafts during

on Cemetery Road, with Class I signifying that it is separate from the main

the day, as the airport is not equipped to handle nighttime takeoffs and

road. The City has a need for bike lanes around schools and throughout the

landings. The airport provides a connection to areas farther away than either

downtown.

of the major Highways, but its size also reflects the demand for its use. There are discrepancies in the safety zones outlined by the City, and they may

The City provides a trio of public transportation services to residents: the VISTA dial-a-ride service, the VISTA Santa Paula Commuter Bus, and the

expressed no concerns or desires for the airport during community outreach

VISTA Highway 126 bus service. However, these bus services are not viable

events.

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conflict with policies of the Ventura County Land Use Plan. Also, the public

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Based on available information, it appears that Santa Paula has a variety of transportation methods for its residents to circulate throughout the City and beyond, but that the public still desires changes to be made.

“The fact that one third of the people surveyed consider the quality of santa paula’s public transportation system to be a weakness is consistent with the findings of earlier sections that santa paula’s public transportation system is not adequately meeting the needs of the entire community.”

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