HomeMy WebLinkAbout12/10/2024 Item 6c, Ivey, L.
Laura I. <qwazoo@yahoo.com>
Sent:Friday,
To:E-mail Council Website
Subject:San Luis Ranch lot 7 agenda item 6c
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Dear Mayor, City Council and Staff of San Luis Obispo,
I write with serious concerns about the proposed City Council meeting agenda Item 6c for proposed
changes in zoning to Parcel 7 in the San Luis Ranch neighborhood. Please delay approving the zoning
changes from Commercial to High Density and give residence a chance to voice their concerns. There
are serious issues with this proposal.
This plan proposes 276 Market Rate apartments built in High Density in addition to other low income
housing (77). Application shows 930 housing units proposed when 580 were evaluated in the original EIR
within the San Luis Ranch Development.
Background:
I live here. My name is Laura and I live at 1866 Homestead Place. I live in a single family residence directly
adjacent to Lot 7. I am not a dot on a map. I am a real person. I bought this home with my two disabled
parents as a multigeneration family. My parents have mobility issues and I was so excited to buy into a
development that emphasized walking and biking. My parents do not drive. I looked forward to having
conveniences built behind us that my parents could walk to such as dentist, physical therapy, barber,
gym, etc. I chose this development instead of the many others based on this. I’m very disappointed to
hear massive high density apartment buildings are proposed for the entirety of Lot 7.
This is a major departure from the services planned for this area and reason we bought this very
overpriced home. Residential uses shown on proposed plans do not provide services to people who
already live here. The small park proposed has little value to us unless it provides services we don’t have
such as pickleball etc. The other open space area is fenced and only for proposed renters. This fenced
area is counted as parkland and shouldn’t be if citizens can’t use it. The tiny commercial development at
the corner may provide some service but is trite in comparison to the envision sold to us which looked
like this:
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And had landscaping and walking path as a buffer to our homes shown below:
As a result, this 11+ acres mega rental development has little to no quality-of-life improvements to
existing neighbors and doesn’t have the services promised for the city and residents.
Some major concerns as a homeowner:
1. Traffic, please evaluate proposed development for changes in traffic patterns. Don’t rely on
information provided by the developer and conduct your own studies. Residences have different
traffic patterns than those for commercial use, especially commercial uses that provided
conveniences for travelers coming off the proposed Prado Road interchange.
2. Parking. As one of the first families to move into this community I have knowledge of how the
parking issues have changed as the development has grown. When our street was first built we
could go get groceries and assume we could park close to our homes. We could even have a
friend over to visit. As many know there are some design flaws with these homes, some of which
are that single car garages can’t accommodate a car and a big blue recycle bin. The bins are too
big to fit through most people’s gates. I called and asked if they have smaller recycle cans and the
City Does Not Offer Them. If you don’t live here, please come and look at all the silly fences and
enclosures people had to build because the HOA will fine us for exposed cans even though they
won’t fit in the garage with a car and they built side gates too narrow to store them in the side yard.
Seriously. As I have lived here over the 2+ years now the parking on our street has grown difficult.
People come over from other streets because so much curb is painted red now. Additionally,
people come over to the single-family section of the neighborhood from the condo/loft area to
park because their parking is inadequate and they don’t have alternative options. There just isn’t
enough parking spaces especially on the east side where the home lots are narrower. Although
many of us bike and walk, most of us still need a car for kids, parents, work etc. Parking is easier
on the west side of the development where there is a park and drainage swales and housing lots
are wider. Parking is such a problem the HOA/neighbors are discussing issuing parking passes
and potentially asking the city to change the ordinance so we can park in front of our own
driveways. There is discussion of towing cars that don’t have passes. The parking issue is a hot
topic here and it could get worse especially if 276 housing units are now proposed adjacent to our
homes. This is a quality-of-life issue. I no longer take my car anywhere except on trash day and
drive my parent’s car the rest of the week. This issue is especially inconvenient with groceries,
coming back with surfboards, wet paddle boards etc. I no longer invite friends over to visit.
3. Privacy: We bought this home knowing commercial uses would be behind us, however we
anticipated a level of privacy outside of hours of operation. Proposed rental housing plans show
no privacy buffers or buffer for noise, odor and other issues. In fact, a garbage dumpster is
proposed right behind my fence. You can’t make this stuff up!
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Take a look at my little yard and let me know if this was YOUR yard would you want garbage dumpsters
right on the other side of the fence?
4. Solar Energy: The city wanted this development to be energy efficient. All of us have solar panels.
Please provide a study showing how proposed multi-level housing will not impact our solar
generation as some of these setbacks to our homes are very little and proposed rentals are taller.
This has potential to financially impact our households.
5. Property Values: good quality commercial development in the style of Farm to Table experience
could have kept our property values in check. It is very unlikely multi-story rental units (bulky and
ugly in character- no offence) will maintain the value of our homes and has the potential to
devalue. This could have a direct financial impact on the approximately 25 families located
directly adjacent to Lot 7 and all our homes in the entire development. The city has an important
decision to make that could depreciate our home values, put families in financial distress and
reduce tax revenue.
6. Quality of Life: We bought our home with the good faith effort the San Luis Ranch Specific Plan
would keep the development a quality experience for our family. We appreciated and enjoy the
farm, market, walking paths, park, variety of neighbors we have. San Luis Ranch was intended to
be a mixed development with multiple land use types, for high, medium to low density housing,
commercial and agricultural. Lot 7 at 11+ acres is a huge, massive swath of our neighborhood. To
switch the zoning from commercial to just one zoning type (High Density) is inconsistent with this
plan and is a breach of good faith. This is a bait and switch of mass proportion.
7. As stated in Section 2.2 of the San Luis Ranch Specific Plan:
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“San Luis Ranch is designed as a horizontal mixed-use project to stay in character with
surrounding neighborhoods and to distinguish it’s self from the Downtown Core.”
Land Use-Bait and Switch:
Per the William’s Home (developer) project description letter provided Public Meeting attachments, the
justification for rezoning of Lot 7 from commercial to High Density by quoting Zoning Code Section
17.22.010 which states the goal of allowing “dense housing close to concentrations of employment and
college enrollment, in the Downtown core, along transit corridors and nodes, and in areas largely
committed to high-density residential development…”
Proposed Lot 7 is not in the urban core of San Luis Obispo and planning document stress that it should
distinguish itself from the downtown core as stated above. Additionally, the existing San Luis Ranch
location was not even in city limits previously and was farmland. One bus stop doesn’t create a transit
corridor or node, there are bus routes all over San Luis Obispo. This is not a unique underlying factor to
justify 11+ acres of high-density housing. There is no direct connectivity to rail or other transit. San Luis
Ranch is miles from Cal Poly and Questa College and on the completely opposite side of town. There is
some employment opportunities at surrounding retail, however justification for turning 11+ acres of land
to high density housing for the available jobs in the immediate area is out of proportion with existing land
use ratios originally outlined in the San Luis Ranch Plan. Again, San Luis Ranch was not intended to be an
urban core according to planning documents.
Please work with the residents and neighbors of San Luis Ranch and surrounding areas and rework Lot 7
into zoning compatible with San Luis Ranch specific plan and other planning documents.
Potential Land Use Issues and Impacts from zoning change
1. Change in visual character: Many people comment to me personally on the change in visual
character this development has had to this area, especially the hotel and high-density housing
along Madonna. Height and bulk are underlying factors. High-density buildings proposed for Lot 7
will both change the visual character even more than current conditions and impact views of
Mount Madonna, Bishops Peak and the surrounding hills for both residents and visitors to the
hotel, markets and parks. Impacts to scenic vistas are imminent. This change in visual character
and quality has potential to impact the tourism aspect of this development. The city should
propose a balanced and level-headed approach to development in the area. Perhaps introducing
lower density development to some portions of Lot 7.
2. Safety: Three fires have occurred in this neighborhood in the last 3 years. High Density housing is
especially at risk for fire danger. High density development could impact the ability to evacuate
for all residence.
3. Aviation safety. This location is directly under a flight path, which was poorly disclosed to many
residents. There is a history of aviation accidents at this location.
4. Traffic: Additional housing will increase traffic and change traffic patterns.
5. High voltage electrical lines: Proposed housing is in close proximity to high voltage electrical
lines.
6. According to documents provided for the agenda, the San Luis Ranch area is in deficit 3 acres of
parklands. The proposal at Lot 7 proposes to include fenced private amenities as ‘parkland’ which
doesn’t provide for the intent of public open space.
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7. An Addendum to move very low-income housing from the Harvest/higher density portion of the
San Luis Ranch project to Lot 7 while still being zone commercial. This are area is shown as gated
and isolated from other development. If proposed zoning changes occur, this 1.8-acre area with
up to 77 units will be segregated low-income housing because it is separated and gated
from market rate rentals. Segregated housing could be seen as a breach of the Fair Housing Act
and this should be evaluated for its legality.
8. The City should evaluate this segregated housing issue and ensure lower income housing is built
into the larger proposed development in compliance with it’s own housing policies and Fair
Housing Act.
9. With the proposed zoning changes for the 1.8 acre very low-income area of Lot 7, the city and
developers have failed to provide any detailed elevations or plan drawings for the location as part
of supplemental material for the December 10 meeting. Proposing to change zoning and
encouraging the community to participate with no planning documents such as final housing
count, elevations, plans and other basic information lacks due diligence, and it is unfair to the
public. There is not an adequate way to analyze this portion of the project and it’s potential to
impact the community.
10. This strategy appears inconsistent with incorporating lower income housing into the larger
proposed development which is a goal of housing.
11. Parking is a hot topic and on-going issue. If this is currently an issue for existing residential areas
how is providing only 1.25 parking spaces per unit for apartments going to alleviate this issue? The
proposal is to build studios through 3-bedroom units. Existing conditions are examples that the
proposed housing strategy and parking ratios are going to be a problem for future tenants.
This issue is going to bleed into other parts of the development and possibly to the Madonna Plaza.
Strategies Moving Forward:
1. Mayor, City Council, City Staff please do not approve moving forward with the rezoning to
high density development at this time. The housing density at this scale is incompatible with
existing planning documents. Let’s take some time and have more public outreach and hands-
on meeting and work out a Lot 7 development that will serve a larger transect of all citizens,
neighbors and visitors in the more holistic way. Let’s finally put quality ahead of quantity which
was what this development was supposed to be about.
2. Please continue to evaluate commercial development that was zoned for this area using local
data. Ensure due diligence to ensure tax revenue streams to the city and services are provided
to the neighborhood.
3. Please evaluate the segregated low-income housing proposed, and although this will take
work, lets integrate low-income housing in a way that is consistent with the Fair Housing Act
and provides housing for people sooner rather than later. Let’s stop kicking this ball around
and get all people into housing.
4. Please evaluate housing that is compatible with the San Luis Ranch plans. This is what
residents bought into and citizen expected when this development was passed. Request the
developer to provided alternatives that show different housing types, and scale and parkland
space consistent with the San Luis Ranch Plans. Incorporate low, medium and high density
residential and ratios consistent with the plans. Incorporate commercial areas to generate tax
benefits. Provided ownership and rental opportunities for a true diverse housing project.
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Incorporate housing with seniors and people with disabilities in mind. Provide parklands
consistent with planning quotas and refuse in-lieu fees. This plan is short 3 acres of parkland
according to provided documents. We as residents and future residents deserve high quality
housing. Please refuse in-lieu pay offs and provide services we as citizens by policy deserve.
Lot 7 must provide this especially if such dense housing is proposed.
5. Evaluate Lot 7 for aviation, fire and high voltage electrical lines and provide housing that is safe
and affordable.
6. Ensure design guidelines are followed. Evaluate big box high rise buildings such a 30-unit
buildings for consistency with San Luis Ranch design guidelines. Listen to the people that you
serve and let us improve this and do better. Provide community outreach hands on meetings
and rework zoning and land use on Lot 7 to serve all people.
7. Evaluate proposed parking and be realistic with existing and proposed conditions. People may
start crossing busy streets to park in unauthorized areas and it poses a pedestrian safety risk.
8. Provide more information such as elevations and plans for the 1.8 acre very-low-income area
that was annexed into the lot without the knowledge of many owners. Work to make this a
non-segregated housing ensuring compliance with Fair Housing Act.
9. Evaluate proposed zoning changes for traffic and congestion. Inserting more pedestrian
crossings on Dalidii Street to reach Madonna commercial areas.
10. Consider design plans that are more compatible with existing development and don’t
negatively impact quality of life, financial well being, solar access, views, land use buffers and
other issues important to existing residents.
11. Require mitigation for the recently removed large eucalyptus trees that were habitat for
butterfly and raptors such as red-tailed hawk and owls. Potentially use this mitigation to buffer
proposed development and existing development. Ensure 3 acres of parkland is built and
doesn’t include fenced private areas.
12. Have a new or updated EIR before approving any zoning changes. Ensure compliance with
CEQA.
13. Don’t use the San Luis Ranch neighborhood as the only method for meeting City housing
needs at the detriment of existing and future residents and other citizens. We realize
communities are under pressure to provide housing. However, what is shown is overly dense
and lacking required amenities and completely out of land use ratios permitted the San Luis
Ranch specific plan. These poor choices are going to last 80 years or possibly more.
Investigate creative rental and ownership types, such as single family, condos, apartment
rentals, micro homes, live-work lofts. Integrate low-income folks into all potential housing
types. Don’t over zone for rentals at the detriment of eliminating entry level home ownership.
We have a great neighborhood, it’s far from perfect but please make smart choices don’t ruin
it for everyone. Let’s work together to resolve the potential tax revenue lost from removing
commercial and re-evaluate if that is even necessary using local information. Lot 7
modifications have the ability to make our San Luis Ranch an even better more inclusive
community. But wise, thoughtful choices need to be made.
Sincerely,
Laura Ivey
1866 Homestead Place
San Luis Obispo, CA
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