HomeMy WebLinkAbout10-07-2014 ph3 lopesKremke, Kate
RFCl" NEED
OCT 0 6 2014
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From:
Mejia, Anthony
Sent:
Saturday, October 04, 2014 3:58 PM
To:
Kremke, Kate
Subject:
Fwd: City Council Agenda Item PH3 - October 7, 2014 - San Luis Ranch
Attachments:
San Luis Ranch CC 4 -1 -14 Lopes PPT.pdf; ATT00001.htm
Agenda Correspondence PH3 10/07/14
Begin forwarded message:
AGENDA
CORRESPONDENCE
Date 7 Jf y_Item #_=
From: "James Lopes" <iameslopes(2charter.net>
To: "Ashbaugh, John" <iashbaughkslocity.org >, "Carpenter, Dan" <dcarpenterkslocity.org >,
"Christianson, Carlyn" <cchristianson(g,slocity.org >, "Codron, Michael"
<mcodron a,slocity.org >, "Dietrick, Christine" <cdietricknslocity.org >, "Lichtig, Katie"
<klichtig(2slocity.org >, "Marx, Jan" <jmarx(2slocity.org >, "Smith, Kathy"
<ksmithgslocity.org >, "Mejia, Anthony" <amejia@,slocit ,®r >
Subject: City Council Agenda Item PH3 - October 7, 2014 - San Luis Ranch
Honorable Mayor and Council Members:
I am writing in regard to your continued discussion of the San Luis Ranch open space and
housing issue, notably the table on pages PH3 -12 and 13 of the staff report.
Prior to 1994 the City's General Plan policy for the 138 acres of the now - called San Luis Ranch
was for Agriculture and Conservation of Open Space, with recognition of the great agricultural
value of the property. The owner at that time, Mr. Dalidio, persuaded the then - Council to change
the policy to only 50% of this designation in order to develop a huge shopping center. A further
reduction below 50% was one factor that led to the defeat of a later City Council approval of the
specific plan. Open space in food -stuff agriculture is essential to have a sustainable future for
San Luis Obispo and out county. At least 50 percent of the existing site should be retained in
agriculture.
The new developer, Mr. Grossman, proposes a large area of housing for "head of household"
incomes, with a concept plan for up to 500 units, many as detached single family houses on
smaller lots. This housing uses so much valuable land that prices would probably be similar to
the $500,000- $600,000+ in a small -lot detached project such as Serra Meadows. Only upper -
middle class families can afford this housing cost if they aim at the federal guideline of 30% of
income going to housing. For middle- and working -class families to obtain new housing within
the 30% of income guideline, they can only afford homes that are priced less than
$400,000. Most housing planners will substantiate this, since they need to project housing needs
and affordability for all income segments. In the sky -high market in San Luis Obispo (third
highest in the nation), these units must be attached in at least duplexes but preferably in four -
plexes and larger buildings. Such housing can be built that is very attractive for families if
located near parks, open space and nearby transportation.
The vast majority of middle -class wage earners are priced out of the market segment for
detached single - family residences. They can only afford attached new homes, which are less
expensive due to having more units per acre of development. The City needs to detach itself
from the notion that the priority is to house "head of household" employees; these folks can and
will find local housing. The only way for the City to promote housing for most people is to be
affordable by design (not by subsidy), to build together and up in very attractive environments.
At the April 14, 2014 Council hearing I demonstrated (in the attached slide show) how more than
50% of the 138 acres of San Luis Ranch could be preserved and still provide over the minimum
350 units recommended by the Planning Commission (in Table 8.3.2.4, page PH3 -12). At this
time, I continue to propose that the City set smaller boundaries within 30 of the 138 acres, for
dedicated residential neighborhoods and for a mixed -use commercial village, designed in
attached units with a minimum density of 20 units per acre or higher. The small footprint of this
development will enable the City to set a standard of at least 50% and a goal of 75% left in
agriculture and open space (including the Prefumo Creek habitat for instance). Substituting off -
site open space is not a reasonable alternative when we need to protect this prime agricultural
land. Attached units will then be for sale within the financial capabilities of the middle- and
working -class employees which are being generated by LUCE policies.
The San Luis Ranch property is not the location for a large -scale expansion of single- family
housing. The City Sphere of Influence includes properties on Foothill Road and Orcutt Road
which are more suitable due to their low agricultural crop potential. The Davenport Creek Road
corridor is another likely location for greater residential expansion, if the Council wants to "catch
up" with the large scale commercial development encouraged by the draft LUCE. The San Luis
Ranch is also not the location for a large area of housing since it will continue to be under the
flight path of most aircraft, regardless of which safety policies are adopted.
The City would do its residents a favor by employing 'smart growth' concepts here to its
maximum extent, to save prime vegetable crop land, minimize aircraft crash danger, and build
the kinds of housing that are within the reach of most local employees.
Regards,
James Lopes
James Lopes
1336 Sweet Bay Lane
San Luis Obispo, CA 93401
Ph. 805- 781 -8960