That the reduced number might not pencil out for future development was met with astonishment by some commissioners, although a compromise was reached.

Planning Director Janna Minsk told commissioners that reducing setbacks would lead to an increase in a diverse housing mix. She noted one potential development partner required the revision “to meet their needs...”

Such setback revisions she added would not apply to every residential unit.

Commissioner Mike Sommer noted that although the setback revisions “are indicated for certain areas but the language is they could be applied to any area, correct?”

“It could,” said Minsk.

Glen Crosby who is working with the Limoneira architectural team told the commission that the setback criteria is challenged by having “in excess of 10 potential product lines, and we have to have one set of guidelines to accommodate each of those plan types.”

Crosby said the plan types range from New York style lofts to single-family residences: “A cluster product, then a six-pack cluster all the way up,” to homes with yards up to 65 by 120 feet,

He noted that each “guest builder will first go through pre-design review to make sure they meet the intent of the Master Plan...this is not a subdivision but a master planned community.”

Sommer said he trusts the Planning Director to make such decisions but the language of the amendment as well as not having a cap on the number of changes bothered him. 

Crosby countered by noting, “Until we fine tune the grading plan it’s impossible to say,” what other areas “the criteria will fly...”

“I hear you,” said Sommer, “but you’re not going anywhere with this tonight without a Plan B...”

Consultant Mike Penrod, Limoneira’s longtime project manager, said the price range of the homes will be $300,000 to the $700,000s on the lower price end including those just getting started and those looking to downsize.

“...on a starter level when those families start having kids,” they will move up in the same community.

Said Penrod, “It creates opportunities in perpetuity...we have no intention of having the whole thing be tiny lot sizes...”

“If we approve this,” said Sommer, “...to change the setbacks this dramatically for this development,” is not going to happen.

Penrod suggested a limit and noted the marketplace has changed since 2004 when planning began in earnest and he said RiverPark in Oxnard was successful in selling smaller units even during the housing crisis.

“Limoneira wants this to be a broad-based,” development, “acceptable for the whole community’”

After more discussion Commission Vice Chair Fred Robinson said, “You are saying if you do not have these changes there could be a risk,” the planned 1,500-unit development would be reduced to 1,000 units.

“Just under 1,000,” said Crosby with calculations showing 956 units if setbacks are not adjusted. 

He added that the existing specific plan has the houses “even closer than what we propose...”

“My concern is the community has been looking forward to this for a long time, 10, 20 years, maybe even 30 years,” said Robinson. “This is the first time I have heard anything less than 1,500...I wonder how we could have gotten this far along in the process, it troubles me.

“Would it work for Limoneira for 1,000 homes?” he asked. 

The economics said Penrod would not be encouraging.

Robinson said the issue was a matter of “moving it along the road or potentially not at all...it’s troubling to me, I thought we were over the hurdles,” of voter approval, planning and getting the annexation of the development property approved by LAFCo.

The project he noted, has been one the city has considered the “savior” of the local economy. 

Minsk said she would speak to Penrod and Crosby while the commission continued their meeting.

She reassured commissioners that a specific plan “is kind of a global perspective; when a company zips down to the land planning they will find some things that might need revising...this is not unusual.”

When she and Limoneira’s representatives returned to the meeting Minsk presented an alternative of no more than 35 percent of the total units would see setback reductions.

The full commission approved the proposal.