HomeMy WebLinkAbout05-22-2017 ARC Correspondence Item 1 (Vujovich-LaBarre)MEETING: q ZZ 7- [_7 ITEM NO.: - R
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MAY 2 2 2017
From: Mila Vujovich-La Barre < SLa CITY CLERK
Sent: Monday, May 22, 2017 2:26 PM
To: Advisory Bodies; E-mail Council Website
Cc: Lichtig, Katie; Harmon, Heidi; Pease, Andy; Johnson, Derek; Codron, Michael; Rivoire,
Dan; Gomez, Aaron; Christianson, Carlyn
Subject: San Luis Ranch 5/22/17 ARC Agenda
May 22, 2017
Architectural Review Committee (ARC)
City Hall
990 Palm Street
San Luis Obispo, California 93401
Dear Commissioner Wynn and Members of the ARC,
The San Luis Ranch development still has multiple development points to fine tune.
From my observation, this project does not adhere to Land Use Element goals and policies. One
such land use inconsistency is with "Goal 4. Mixed Income Housing" This project does not
"preserve and accommodate existing and new mixed -income neighborhoods and seek to prevent
neighborhoods or housing types that are segregated by economic status."
Policy 4.1 states that "within newly developed neighborhoods, housing that is affordable to
various economic strata should be intermixed rather than segregated into separate enclaves.
The mix should be comparable to the relative percentages of extremely low, very -low, low,
moderate and above -moderate income households in the City's quantified objectives."
Having attended multiple meetings to date on this development, there have been concerns
voiced that this project does not mix housing types per the Land Use Element Goals and Policies.
This project has not changed much over time. It continues to segregate the housing types with
the higher density homes adjacent to the busy arterials and the commercial development with
the lower density and single-family housing adjacent to the open space. This project needs to
better adhere to established goals.
Another concern is building heights. It appears the heights of single-family and multifamily
buildings in this project are above what our zoning code allows for new developments. Height
limits should be adhered to with no variances allowed.
Additionally, there is not easy access to Laguna Lake Park. The developer has decided not to
provide any safe route to the Laguna Lake Park amenities for the residents in this development,
as requested at previous meetings on this project. I was told by members of the development
team recently that the City stated that the access via a pedestrian bridge or an underground
tunnel was not desirable. Several people who are proponents of a foot/bike bridge feel that this
amenity would reduce the number of stops that people would have to make along Madonna
Road. If these homes are expected to be inhabited by families, the park open space in this
project is insufficient and Laguna Lake access would be a plus.
As you know, many of the homes in this project are on very small lots, however, some of the
homes being built on them are rather large, taking up nearly the entire lot. While this may be
desirable to maximize the building footprint, people need a place to congregate. There are small
setbacks and very small yards. These homes look more like ideal student rentals.
While traffic issues may normally not be under the purview of the ARC, it is important to note
that the commercial and residential uses of this project will produce significant unavoidable
traffic impacts to the surrounding neighborhoods. New development should "maintain, preserve,
and enhance the quality of neighborhoods, encourage neighborhood stability, and owner
occupancy and improve neighborhood appearance, function, and sense of community."
Additionally, 7.1 in the LUE indicates that "Within established neighborhoods, new residential
development shall be of a character, size, density and quality that respects the neighborhood
character and maintains the quality of life for existing and future residents."
The additional traffic congestion created by this dense development will forever negatively
damage the quality of life of the adjacent neighborhoods as well as the entire area due to
significant traffic congestion.
This development should not be built prior to any road infrastructure improvements
being completed such as the Prado Road extension or interchange. Prado Road has
never had a comprehensive Environmental Impact Report, from Madonna Road to
Broad Street, and continues to be "illegally segmented" or "piecemealed" into new
developments. This four -lane truck highway is identified in the LUCE and has been in
City documents since 1960. It is designated as being eventually being built from
Madonna Road to Broad Street. Why not have the courage to find out if that is even
feasible?
Now is the time to fully divulge what part of Prado Road can or cannot be built. The
last Council granted $17,000 to "study" the matter last year. Where are the results of
that study.? Have those results been discussed with the new advisory bodies, City
staff, and the new City Council?
Without an overpass or interchange at Prado Road, it, the traffic impacts from even the first
phase of this project on surrounding neighborhoods and for residents will be severe.
I travel Los Osos Valley Road and Madonna Road daily and the congestion is already noteworthy
at peak transit hours.
The density of this project will destroy the small town atmosphere that many residents
appreciate.
While our city desires more "affordable" housing, our existing neighborhoods need to be
considered and quality of life preserved.
My heart aches for the next generation in that this is Class 1 agricultural land. This parcel is one
of 100 parcels in this County with this quality of soil. I continue to advocate for a 'good old-
fashioned land swap" with Cal Poly. Gary Grossman can build his units on acreage on the Cal
Poly campus as a public -private partnership. The agricultural land could be preserved forever as
a working farm for Cal Poly. Grossman could save himself the cost of the Prado Road overpass
or interchange. The farm house area could be upgraded and provide for minimal student housing
for students working on the property.
In closing, if preservation of this agricultural land is not possible, this project needs to
mix housing types within the project, limit the heights of the buildings to adhere to
our zoning regulations, preserve more parkland for the recreation of residents living in
the development, and reduce the density of this project. The Prado Road overpass or
interchange should be required to be constructed in the first phase of the development
to facilitate ingress and egress of residents from this development.
Thank you for your consideration.
Sincerely,
Mila Vujovich-La Barre
650 Skyline Drive
San Luis Obispo, CA 93405