Expecting growth to continue at NAS Lemoore,developers appear to betting that demand for residential units – both single family and multi-family, will more than keep pace in the community of Lemoore, some 7 miles away from the base.
“It’s important that our Navy folks don’t have to travel so far to get to their job”, says the city’s top planner Holly Smyth, noting that currently many are commuting from Visalia to get to work because of a lack of home choices in Lemoore.
The latest evidence is a permit application from Fresno-based Montrio Capital Partners to build a 184 unit gated multi-family apartment
community near Highway 41 and 19 1/2 Ave. The big complex, already approved by city council, is expected to get its final design approval at an October planning commission meeting and move to construction.
“They were going to build in two phases but now they want to build the whole thing starting this fall.” Demand for apartment space is driven in part by the fact that ”so many people lost their home in the downturn but still need a place to live.”
Smyth says the additional units help Lemoore “since more rooftops and population helps us attract more businesses and services to town.”
Another big plus – this project is not a subsidized residential complex meaning the city will see its share of tax revenue from the $20 million project.
Smyth says the city and base have “a symbiotic relationship” since the base can not serve all the needs of the enlisted and private people who work there and their families.
As the base prepares for the possible deployment of the JSF-35 fighter squadrons, the Navy has insisted the city not continue to sprawl west of Highway 41 but they have no problem with new development east of the highway – where this development is planned.
Rolling Back Impact Fees
While some subdivisions have been idled in Lemoore in recent years Smyth says the city now has three reborn subdivisions being built this year in town in a surprising rebound from the housing crash.The city rolled back impact fees helping some foreclosed projects to come back to life.
These subdivisions include a 50 home subdivision bought up by Walthen Castanos and a second 81 home project, now being pursued by the same company. In addition, Lennar and Woodard Homes now have active projects in town. Smaller firms Daily Homes and Raven Homes continue to build here too.” Now people have real choice in Lemoore” notes Smyth. About 10% of the home inventory in town are rentals.
Watching Growth
A report highlights the importance of the military base to the area as the city urges the Navy to homebase the new JSF-35 stealth fighter squadron in Lemoore, the largest US navy base on the West Coast.
“In fiscal year 2008, NAS Lemoore contributed $654 million to the regional economy, it generated $75 million in federal, state and local tax revenue, and it supported more than 4,540 jobs in Kings County and the surrounding area. We realize that the continued success of NAS Lemoore will have a significant economic effect on our community for many years to come and that is why we stand firm in our commitment to support it.” said Mayor Willard Rodarmel at a packed city hearing last year.
News of growth at the base also includes the deployment of a three helicopter, Search and Rescue squadron adding 30 active personnel beginning this October. Last year, a North Carolina squadron was transferred here and the Navy is expected to transfer two more East Coast squadrons between 2012 and 2015. Every squadron adds about 500 new residents that include family members.
The big prize remains the Navy’s pending decision on where to base the West Coast home for the JSF-35 fighters that will replace the current Navy planes – the older F/A-18C Hornets and Super Hornet aircraft that fly off aircraft carriers. The Navy is expected to release their choice in the competition between Lemoore and El Centro this fall.
Besides active personnel and private contractors,retired Navy families continue to enjoy living in the Lemoore area, says Smyth.”About 50% of the people who live here are related or have close ties to the base.”
The increasing population here, now over 25,000, has led to improvements in the city’s Downtown including the addition of a 10 screen movie theatre,educational improvements including the expansion of West Hills Community College also helping the local economy provide a stable and well educated labor force.”Its the best of small town living with all the modern conveniences” gushes a chamber advertisement.