HomeMy WebLinkAbout05-19-2015 PH2 Fuentez979 Osos Street Suite E,San Luis Obispo, CA 93401 805.602.0009
May 14, 2015
City Council
City of San Luis Obispo
990 Palm Street
San Luis Obispo, California 93401
Subject:Upcoming Hearing of TR3063 (Righetti Ranch) and TR3066 (Jones
Ranch) scheduled for May 19, 2015.
Dear City Council:
Ambient Communities appreciates the time and effort expended in reviewing the Righetti
Ranch and Jones Ranch projects. The flexibility proposed by the Planning Commission
and written into the staff report suggests there is an opportunity to further refine or
modify the proposed Conditions of Approval beyond Tentative Map approval. Staff has
been working in good faith with us to resolve our differences in how we interpret the
project requirements as outlined in the Orcutt Area Specific Plan (OASP).Evidence of
these ongoing negotiations our outlined in great detail in our letter to Planning
Commission dated April 8, 2015 and letters to staff dated May 7, 2015 and May 14,
2015.Unfortunately, as currently written, the Conditions still require us to build all of the
proposed infrastructure improvements upfront in Phase 1 (151 Lots);much of which is
beyond our fair share.Staff is aware we are purchasing these properties in three
different phases over a 5 year time period. This phasing is needed to help defer the cost
of land over a reasonable absorption period.Requiring the projects to front load all the
improvements for all three phases makes it financially infeasible and is asking us to
provide improvements to portions of the properties before we even own them.As of
today we have reached an impasse with staff on three overlying concepts that we
respectfully request this body to consider as part of their recommendation.These
include the following:
1)Infrastructure Phasing and Timing:
As shown in the attached series of maps, (also included as Attachment 9 in your
staff report package) we have requested that the project phasing follows the
Righetti Ranch / Jones Ranch Summary to Council
May 14, 2015
2 of 3
order in which we will purchase the properties and when the development will
occur in each phase. This phasing is consistent with the OASP and will provide
improvements needed to serve our neighborhoods as well as help to accumulate
fees to provide the requisite infrastructure and improvements upon which much
of the OASP will rely.
The following is a list of mitigation measures or conditions listed in the May 19th
Council Agenda Report that are impacted and would need to be modified as a
result of adopting our phasing request. (IS-MND:T3,T5,T6, Righetti: T3,T5,T6,
18,27,30,32,Jones:15,21)
2.Fair Share/Reimbursement:
As we are tasked with advancing much of the infrastructure that benefits the
overall Specific Plan, we request the City Council to consider adding language to
their recommendation which states that to the extent any of our Conditions
require us to provide more than our fair share of infrastructure or land dedication,
we will be entitled to fee credits to offset the difference and a Reimbursement
Agreement that ensures all other property owners within the OASP or otherwise
benefitting from said infrastructure will pay their fair share, in that priority.
The following is a list of mitigation measures or conditions from the May 19th
Council Agenda Report that are impacted and would need to be modified as a
result of adopting our reimbursement/financing plan request. (IS-MND:
T1a,T3,T6, Righetti:5,18,25,28,32,60,67,111 Jones:15,24)
3.Offsite street frontage Improvements:
We request that any conditions for street frontage improvements be limited only
to the Righetti and Jones parcels that are a part of this tentative map application.
This is consistent with City policy.We respectfully disagree with any condition
that requires us to complete off-site street improvements for the benefit of other
OASP properties we do not own nor are associated with this application.
The following is a list of mitigation measures or conditions from the May 19th
Council Agenda Report that are impacted and would need to be modified as a
result of adopting our request in this section. (IS-MND:T5, Righetti:T5,25,27
Jones:21)
In summary, we are asking for a reasonable phasing schedule consistent with the
OASP, some assurance that we will receive fee credits and reimbursement for
improvements beyond our fair share as we are legally entitled, and the elimination of
street frontage improvements to the Garay, Imel and Fiala properties along Orcutt Road.
Phase 1 of this project, simply cannot afford to provide the infrastructure for all three
phases nor can it afford to support costs beyond its fair share without reasonable
assurances of reimbursement from other benefitting properties.If history is any lesson,
we urge the Council not to let the OASP end up in a similar situation as the Margarita SP
where the infrastructure burden was too great for the project to proceed, even in a good
real estate market.
Righetti Ranch / Jones Ranch Summary to Council
May 14, 2015
3 of 3
We welcome the opportunity to discuss these issues in greater detail if you have any
questions or concerns. Thank you in advance for your consideration.
Sincerely,
Travis Fuentez Dante Anselmo
Ambient Communities Ambient Communities
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Scale 1" = 100'-0"5/14/2015 2:02:33 PM
F:\AMBIENT\1 AMBIENT Projects\Righetti Ranch\REVIT Files\Righetti Jones Phasing.rvt