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HomeMy WebLinkAboutAvila Ranch DEIR Public Comment received 1-18-17 (Vujovich-La Barre) From: Sent: To: Subject: Mila Vujovich-La Barre Mila Vujovich-LaBarre < Wednesday, January 18, 2017 3:22 PM Advisory Bodies; Harmon, Heidi; Gomez, Aaron; Pease, Andy; Rivoire, Dan; carlyn christenson; Lichtig, Katie; Codron, Michael; Johnson, Derek Avila Ranch DEIR - Comments 650 Skyline Drive San Luis Obispo, California 93405 January 18, 2017 Planning Commission San Luis Obispo City Hall 990 Palm Street San Luis Obispo, CA 93401 RECEIVED CITY OF SAN LUIS OBISPO JAN 18 2017 COMMUNITY DEVELOPMENT Dear Members of the Planning Commission, Although I previously submitted a letter dated December 14, 2016, there is additional information that would like to have addressed as consideration of the Avila Ranch project moves forward. Fortuitously, the San Luis Ranch project Draft Environmental Impact Report (DEIR) followed the second hearing of the Avila Ranch DEIR on January 11, 2017. During last week's Planning Commission meeting, a number of concerned residents and developers were in the audience and spoke. Many residents have cited traffic on Buckley Road as their primary objection to the homes and commercial structures that are being proposed in the Avila Ranch development. In the Land Use Circulation Element (LUCE) meetings both Avila Ranch, with 720 proposed homes and commercial development, and San Luis Ranch with over 500 homes and commercial development, developers and LUCE committee members highlighted the fact that the Prado Road overpass or interchange would give each of these developments relief with traffic congestion. It was made clear last Wednesday night by the proponents of San Luis Ranch that Phase One of their project would be built directly in back of Target on the agricultural land there. The developers emphasized that the initial road improvements would be for Froom Ranch Road that would be extended from the west side of Target from Los Osos Valley Road through to Dalido Road, marked as "Prado Road" on most of the plans, adjacent to the current Dalidio Post Office. The troubling part of the presentation was that the developer of San Luis Ranch stated in essence that "Who really knows when the Prado Road overpass or interchange will ever really be built!" One cannot view Avila Ranch homes and commercial space, the San Luis Ranch homes and commercial space and the proposed Madonna family funded "Continuing Care Facility" and homes on Los Osos Valley Road in isolation. As Commissioner Dandekar so appropriately observed at the last Planning Commission meeting, much of the LUCE discussion was based in theory and not reality. Unless the traffic infrastructure is adequately addressed- both the funding and the cumulative effects of these projects - the damage will be two fold. It will choke access to the commercial/retail that is currently available for those that live outside the area and for those who live inside the area, they will be cursed with Los Angeles -style gridlock. As many of you know, I have been asking for a comprehensive Environmental Impact Report for Prado Road for over 15 years. It is identified in the LUCE document as a "four -lane truck highway." For your commission and for other City leaders to ignore the long term impacts of allowing for development in the Southern part of our City without addressing the appropriate traffic infrastructure appears irresponsible and myopic. Are people throughout California clamoring for "affordable housing" and increased pay? Yes. It is the cry of this post 2008 recession decade everywhere. Please continue to have the courage here in San Luis Obispo to ask the hard questions and plan appropriately. Thank you for your service and consideration. Cordially, Mila Vujovich-La Barre 650 Skyline Drive San Luis Obispo, CA 93405 P.S. After sitting through two recent Planning Commission meetings, attending the LUCE meetings on this development and meeting with the developers of the Avila Ranch project twice at RRM, the previously submitted comments listed below are still of concern. Thank you. Mila Vujovich-La Barre 650 Skyline Drive San Luis Obispo, California 93405 December 14, 2016 Planning Commission San Luis Obispo City Hall 990 Palm Street San Luis Obispo, CA 93401 Dear Members of the Planning Commission, It is my hope that you examine the draft Environmental Impact Report (EIR) prepared for the Avila Ranch Development Project completely. I agree with the findings in this draft EIR stating that air quality, noise, land use and transportation, and traffic impacts created by this project will be "significant and unavoidable." Since I had the opportunity to personally meet with Stephen Peck to review these plans a few months ago at RRM, I shared many of my observations with him then. At a later date, I was invited to a second meeting that included Andy Mangano who also has a part in this development. At these meetings, Carolyn Smith of RQN was also present. While I appreciated the collegial spirit, many of my concerns about this development remain. Air Quality The air quality will be impacted by the increase of vehicles and the increase of idling vehicles due to the traffic. Traffic Infrastructure Next, the traffic infrastructure needs to be analyzed, especially because when this development was discussed in the Land Use Circulation Element (LUCE) meetings, it factored in some roads that are scheduled for the Chevron remediation plan. These have not been built. In addition, Avila Ranch assumed that the Prado Road overpass or interchange would be built to alleviate traffic. To approve this project in isolation would be ignoring the cumulative effects that should be expected from all of the proposed development in this part of town. I have been asking for a comprehensive Environmental Impact Report (EIR) of Prado Road that is in the new LUCE document for over 16 years. It is written into a variety of documents as a "four -lane truck highway." It currently is being "illegally segmented" or "piecemealed" in City development. The ripple effects of development with insufficient traffic infrastructure will be absolutely catastrophic to traffic flow in this part of town. It will be for the financial benefit of a handful of people, but cause a deterioration of the quality of life for residents. Affordable Housing Avila Ranch will not be "affordable housing." There will only be a few units in this category. The developer will charge what the market will allow. Airport Viability and Safety The other issue that I raised with Peck and Mangano is the proximity of the lower income rental apartments for rent or purchase that are scheduled to be built close to the runway. Complaints from these future residents will jeopardize the operation of the airport. It is critical in the coming years to increase the viability of our airport, not threaten it with housing close to the runway. Also, I have attended a handful of Airport Land Use Commission meetings. It is still of concern to me and some commissioners that there are three flight paths that intersect over the proposed construction. I fear for the safety of future residents, pilots and passengers. Also, I feel that the City could be held liable in the event of an airplane catastrophe. Water Availability What I am also concerned about is the simple availability of quality water for these 700 homes. In the LUCE meetings "quality water" was discussed very briefly. In the LUCE minority report, concerns are raised about the availability of quality water for all of the proposed development and current residents. I remain concerned about water availability for current City residents given this epic drought and climate change. It was after a meeting with Stephen Peck at RRM, that Peck encouraged me to contact the public utilities department to calm my fears. Other concerned citizens and I had meetings with both the utilities department and City Manager Katie Lichtig. I remain concerned that we do not have enough water for the residents and proposed developments like Avila Ranch. Water rates continue to escalate for current residents even though they continue to conserve. School Availability The other omission in this report that is important is school availability. Discussions should be initiated immediately with the San Luis Coastal Unified School District (SLCUSD). The SLCUSD is scheduled to lose $8-$10 million per year when Diablo Canyon Power Plant closes. There will be "Draconian" cuts in the SLCUSD according to the Superintendent Eric Prater. The children in "family homes" that are being built for Avila Ranch and San Luis Ranch will have a severe impact on the already crowded K-12 schools. In future discussions, I am not just talking about the construction cost of the schools themselves but how to maintain the ongoing cost of staff for those schools. Emergency Services The other observation that I discussed with Peck and Mangano was the availability of emergency services. Without a new fire station, there is no way with the proposed traffic infrastructure that emergency service could reach the new development. Peck mentioned a "satellite," temporary fire station, but people who are firefighters have stated that that idea has not been properly analyzed. State Law, The Desires of Developers and Public Communication Also I wish to echo the same concerns of Allan Cooper. In a recent letter to you about this development, Cooper stated that "The two additional findings to the significant and unavoidable land use impacts," are that under "LUCE Performance Standards" a "footnote appears stating that a `Density bonus program for affordable housing would allow additional units, consistent with existing City policies. Source: (City of San Luis Obispo 2014a)'. Cooper stated that "This may be true but it should be stated that this City policy, when applied to this site, is in conflict with Paragraph 2 of the California Government Code Section 65589.5 which states that "a local agency shall not disapprove a housing development project, unless... the development project... is proposed on land zoned for agriculture or resource preservation and is surrounded on at least two sides by land being used for agricultural or resource preservation purposes...". Cooper concluded, "This is indeed the case regarding this Avila Ranch Development Project." "The second finding which should be added to this draft EIR is as follows: The California Legislature `also recognizes that premature and unnecessary development of agricultural lands for urban uses continues to have adverse effects on the availability of those lands for food and fiber production and on the economy of the state. Furthermore, it is the policy of the state that development should be guided away from prime agricultural lands.' I hope that you are all aware of both of these logical points of state law. Again, the LUCE document that supported development at this location was funded by a state grant to maximize development in town! In my opinion, that is where part of this miscommunication with the general public started. In addition, there were not sufficient public outreach meetings in the neighborhoods that were going to be affected. Many of the concerns that I have stated would have come up then in conversations with constituents. Parking, Bike Lanes and Zero Net Construction In the conversations with Peck and Mangano, I also mentioned that I hope that the orientation of any future construction has sufficient parking and Class 1 bike lanes for residents. I also have stated that I hope that the homes and apartments maximize the use of solar and sustainable building techniques and materials. Please feel free to contact me in the event that you have any additional questions or desire clarification about these initial observations. Thank you for your service and consideration. Cordially, Mila Vujovich-La Barre 650 Skyline Drive San Luis Obispo, CA 93405