Santa Paula commission recommends council approve 14.8‑acre East Telegraph Road retail center after traffic, drainage questions

The Santa Paula Planning Commission voted unanimously on June 23 to recommend the City Council approve a conditional use permit and tentative map for a proposed neighborhood retail commercial center at 18114 East Telegraph Road.

Planning staff presented Resolution 3884 and Tentative Map TM6101 for a project the staff described as an approximately 14.8‑acre development made up of eight retail buildings totaling about 87,796 square feet, with two larger anchor buildings (a neighborhood market and a home‑improvement store with an outdoor lumber/display area), multiple drive‑thrus and 565 parking spaces. "The proposed project is an 87,796 square foot retail commercial center comprised of 8 separate buildings," staff said. Staff also noted that building pads and finished floor elevations will be raised at least one foot above the FEMA 100‑year base flood elevation where required.

Staff recommended a three‑part action: (1) consider the previously certified East Gateway specific plan FEIR and the addendum prepared for this project (State Clearing House No. 20110071068) and find no subsequent EIR is required under CEQA Guidelines sections 15162 and 15164; (2) adopt Resolution 3884 approving the CUP subject to conditions; and (3) recommend the City Council approve Tentative Map TM6101 subject to conditions. The staff presentation included a planning‑level fiscal estimate that, as modeled, projected "over 300 new jobs and approximately $50,100,000 in annual taxable sales" and an estimated net recurring municipal revenue of roughly $346,000 per year; staff emphasized those figures are estimates for informational purposes only.

Commissioners questioned circulation and traffic impacts, including whether additional signalization would be needed. Staff said the project includes two full‑access driveways on Telegraph Road, that a traffic study is part of the environmental addendum, and that Public Works and Ventura County Fire have reviewed the circulation plan. ‘‘It’s placed in the ideal location coming onto Telegraph,’’ staff said; staff added they will reexamine nearby signal timing and that entrance/egress siting evolved with public‑works input.

Commissioners also pressed about signage and tenant branding. Applicant representative Chad Penrod said the ownership will return with a master signage program in several months and that national retailers usually retain corporate branding, while monument signage proposals will be reviewed separately by the commission.

An email to the commission raised concerns about stormwater drainage; adjacent property owner Gary Ward told commissioners he has experienced yard flooding and said one neighbor had previously filled an inlet that fed an underground pipe. "We’ve seen it overflow the crown of the road and run right through our yard," Ward said. The applicant's civil engineer, Kinsey, described proposed curb‑opening catch basins, an interception of existing surface flow and a headwall/channel to route water to the highway outlet; staff said public works would be engaged and that some historic inlet matters lie outside the immediate project scope but would be reviewed.

After discussion and public comment, a commissioner moved to approve Resolution 3884 and the three‑part recommendation (CEQA addendum, CUP with conditions, recommendation on TM6101). The motion was seconded and passed by unanimous roll call; the commission's action is advisory, and final approval of the tentative map rests with the City Council.

Next steps: the City will process conditions of approval and the applicant will return to the commission for signage review and any tenant‑specific discretionary approvals (for example, alcohol sales or expanded outdoor displays) that require separate CUPs.

The commission then considered communications and adjourned.