King Ventures SLO project generates strong protests
Thursday October 11th, 2007 - 10:05:03 am
Dan Reddell Email
Thursday, Oct 11, 2007
Posted on Thu, Oct. 11, 2007
Home-project plans draw unusual lobbying
Sally Connell
Rarely in recent history has San Luis Obispo City Hall been hit by the blast of lobbying like it has experienced against efforts to annex land and build homes up the hills east of Johnson Avenue.
City staff members describe reams of letters and multiple phone calls from opponents of the four linked projects. To a much lesser degree, developer representatives have been meeting with city staff and calling City Council members as they explore ways to get the controversial projects approved.
City Council members report hearing from more residents in the neighborhoods affected than on just about any other issue that has come up in the past few years.
“Based on the phone calls, letters and personal meetings, I haven’t been on the council that long, but this is far and away the most lobbying I’ve received on an issue to date,” said Councilman Andrew Carter.
“It’s kind of interesting when you are lobbied by your older daughter’s Girl Scout troop leader, and other teachers who have your children in their classes. It makes it very personal,” Carter said.
In April the city Planning Commission voted 6-0 to recommend that the City Council deny all four of the annexations.
That discussion emphasized the fact that the projects did not comply with city General Plan guidelines regarding development on steep slopes, near creeks, in wildland fire hazard zones and in areas now protected by rules meant to protect views of the hills.
The city has an “urban reserve line” up to an elevation of 460 feet on hillsides because there is no water service available to higher properties. The city’s water delivery system uses gravity to push water through pipes, and the highest water service is 420 feet.
But as part of these requested annexations, developer King Ventures is proposing placing a water tank at an elevation of about 700 feet to allow water service to the four properties.
The annexations will now come before the City Council at a special public hearing on Oct. 23. The meeting has been moved to the San Luis Obispo Veterans Memorial Building, 801 Grand Ave., to accommodate expected large crowds.
Revisions offered
Carol Florence, the planner representing three of the four developers, including the county of San Luis Obispo, said that the projects have been changed slightly in an attempt to address concerns.
At a recent Board of Supervisors meeting, she told the board that one lot in the county- owned annexation near the old county General Hospital could be forfeited for access to proposed open space to aid in the annexation being passed.
The city staff report and City Administrative Officer Ken Hampian’s recommendation for the council will not be released until late next week.
The earlier proposed annexations involved 194 acres in the area east and south of the former county General Hospital. The owners were offering a total of 149 acres of open space, much of it on steep slopes, in exchange for the ability to develop the rest.
Councilman Allen Settle said he is particularly concerned about adequate water service to the proposed land and the ability to fight fires.
Settle said it would make more sense to go through the hearing process on revising the city’s General Plan to allow such projects, rather than to approve projects that require exemptions to the current plan.
Deborah Cleere, one of the leading opponents of the project and activists in the group called Save Our Hillsides, describes an ongoing campaign that includes selling T-shirts and blitzing the Johnson Avenue neighborhood with fliers. There are an estimated 100 people on the group’s e-mail list.
But she has stressed that the city as a whole has an interest in the projects because such development would allow building to creep up scenic hills elsewhere, setting a precedent that will destroy views for the entire city.
“You don’t have to look any further than Pismo Beach to see what development up the hillsides can look like,” she said.
Carol Florence said she hopes to hold community meetings next week with neighbors to inform them about the projects.
While there is no information yet on how exactly the projects have been altered, the four original proposals were:
• 1925 Sydney St. King’s proposal for a 70-acre annexation includes 57 acres of open space. The proposal originally included 12 lots of 1 to 1.5 acres each.
• 1854 Sydney St. Owned by Herbert and Diane Filipponi and Kenneth, Rosemary, Darrel and Nola Twisselman, this annexation is for 89 acres, including 73 acres of open space. The owners are seeking a six-lot subdivision.
• 1700 Harmony Way. Owned by Roger Brown, this proposal is for an 11.5-acre annexation, including eight acres of open space. It calls for developing 12 lots.
• 1600 Bishop St., and 2220 Flora St. San Luis Obispo County General Services, the custodian of county land, is seeking an annexation of 24 acres. The project originally included 29 lots, with 25 for development. But the proposal may have changed slightly, judging from Florence’s presentation to the Board of Supervisors.

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