MTD Property Development

Transcription

1 MTD Property Development Area Information, Concerns and Recommendations Following a number of meetings and informal discussions, a working group of Forte Ranch home owners have identified concerns related to the high density housing development currently proposed for the MTD property. The MTD property is located directly adjacent to Forte Ranch and while a majority of Forte Ranch home owners would prefer the property remain as vacant open space, many realize that some type of housing development on the MTD property is inevitable. Our goals as concerned neighbors are: 1. To keep any housing development on the MTD property to a reasonable density, and be involved in the planning process. 2. To convince County Board of Supervisors, and the Planning Commission to require the property be included in the Goleta Community Plan and not be rezoned for any reason until the planning process has been completed. We believe that a housing development of a density similar to that of Forte Ranch and other housing developments in the area would ensure the quality of life we and our neighbors enjoy, while extending that same quality of life to the residents of any new housing development on the MTD property. If the MTD property is given special Public Benefit status and rezoned prior to the completion of a Goleta Valley community plan, it WILL BE rezoned to 20+ units per acre and any chance of establishing a plan for a reasonable density development would be lost forever!

2 Information and Concerns This presentation includes the following information: Site information for the MTD Property and surrounding area. Site Information for Forte Ranch Town Homes and Condominiums. Traffic concerns and recommendations for the general area. Parking concerns and recommendations, existing and future. Development design concerns and recommendations. Developer concerns and recommendations. Conclusions. This information has been prepared by Tom Elliott, a resident of Forte Ranch. It does not necessarily reflect the opinion of all residents of Forte Ranch and it should not be taken as an agreement that development of the MTD property is necessary, recommended by or acceptable to all Forte Ranch residents or other area stakeholders. To the best of my knowledge the information presented here is true and correct. Tom Elliott, Updated March tr.elliott@cox.net

3 Site Information for the MTD Property Location: Corner of Calle Real and San Antonio Road, Goleta Valley Major Cross Streets: Turnpike / 101 Freeway (Next to the County Campus) Owner: MTD, Currently for sale to the Santa Barbara County Housing Authority Size: Approximately 19 Acres total Zoning: 1.06 Acres zoned at 20 units per acre / 18 acres zoned agriculture. Current Development Proposed: Rezone to 20 units per acre and build 400+ Housing Authority controlled very low, low, and workforce affordable units. History of Above: January 2002 an article in the SBNP stated that the MTD was proposing to lease the property for development of up to 600 affordable apartments. (SBNP Jan 14, 2002 Community of the Future) In October of 2002 MTD held a design contest to pick a developer to build 400 units on the MTD property. A concept design was presented at a housing meeting held in Goleta and helped create the uproar about high density housing that is still being heard throughout the area. (SBNP October MTD to review design for residential project) The original Susan Rose Neighborhood Committee (precursor to the Recently completed Goleta Vision Committee) also reviewed the MTD property and included it in recommendations for development, according to the criteria the committee was working with.

4 Site Information for the MTD Property Nearby Housing Developments that will be affected by development of the MTD Property: Forte Ranch Town Homes and Condominiums, 137 market rate and affordable (high density) Oak Grove Condominiums, 175 all affordable units on about 20 acres (high density) El Sueno housing area, single family and multi unit, market rate Blue Sky, Nomad, San Vicente and Rancho Santa Barbara mobile home parks, (all high density) New Construction, 16 units across from In N Out burger, (high density) Positano Apartments, All affordable county controlled rentals. Turnpike and 101 (high density) Dexter Place Apartments (high density) Rancho Apartments (high density) San Antonio Village Town Homes (high density) Pebble Hill Condominiums (high density) St. Vincent s 187 Low income affordable units, construction recently completed (high density) Note: Most of the housing developments along Calle Real between Hy. 154 and Patterson avenue are high density developments, many including affordable housing. We don t need another 400 to 600 units. Near by Commercial Operations: County Campus of numerous offices and services, (future additional construction planned) County Jail facility and offices, Sheriffs Training Center County Transfer Station (the dump) IHOP Restaurant, In N Out Burger, Cody s Restaurant, and Goleta Coffee Company Two proposed new fast food restaurants and gas station, corners of Turnpike and Calle Real Wake Center Adult Education Ramada Inn, and Extended Stay America Vons, CVS Drug, Craft Store, Sports Equipment store, Shoe Store San Marcos High School Two gas stations, mini mart and a car wash. Two small commercial office buildings Note: We do not need any additional commercial operations causing additional traffic included in the proposed MTD development

5 MTD Property Location Corner of Calle Real and San Antonio New County Buildings Under Construction Oak Grove 175 Affordable Units Government Controlled Dump In N Out Dexter Apartment House Turnpike Wake Center Ramada Inn IHOP Forte Ranch 137 Units MTD Property San Antonio County Campus County Jail 101 Calle Real N Note. Forte Ranch, 137 units is on approximately the same size property as the MTD property

6 MTD Property Forte Ranch Dexter Apartment House Emergency Exit Forte Ranch Right-of-way Photo 1 Dexter 1.06 Acres Zoned R-20 Low lying area Susceptible to flooding Photo 2 Main Property Approx. 18 Acres Zoned Agriculture San Antonio Road Calle Real Ave 101 MTD Bus Stop

7 MTD Property Pictures Flooded Area In Photo 2 Photo 1 View showing the rolling contour of the MTD property. What a shame to cover this beautiful piece of property with 400 to 600 homes. Photo 2 View showing the area that floods during heavy rains. This run off cannot be blocked by a development.

8 Site Information for Forte Ranch Prior to development of Forte Ranch the area was an avocado orchard. Three seven acre parcels of land behind Forte Reach are still supporting an avocado grove and include three large single family homes. Location: Off San Antonio Road, adjacent to the MTD property Total Acres Developed: 20, in two phases Total Number of Units : 137, 12 Town Homes 125 Condo s Units per Acre: 7 Affordable Units: 31 Total Phase 1 Competed: units, 13 affordable (10 year restrictions) Phase 2 Completed: units, 18 affordable (30 year restrictions) Amenities: Pool with open space, two Jacuzzi s, community garden, two children's play areas. Construction: Wood frame, stucco, with red tile roofs Current Real Estate Values: Town Homes: M Condominiums: k Affordable units: Set by county annually (estimated to be $210,000 - $300,000) Developer: Hugh Thorson (Shadow Hills)

9 Forte Ranch Condominium Complex Approximately 20 Acres 137 Total Units 12 Duplex Town Homes / Market Rate Play Area 6 Affordable 6 Affordable Second Jacuzzi 6 Affordable Emergency Exit Community Garden 93 Triplex Condo s Market Rate Main Pool and Jacuzzi 8 Units 7 Affordable 8 Units 6 Affordable 4 Units Market Rate Main Entry MTD Property

10 Forte Ranch Homes Forte Ranch Affordable Units, phase 2 Six units per building Four ea. 3 bed 2 bath units 1240 sq ft. Two ea. 2 bed 1 bath units 900 sq ft One car garages Three buildings = 18 total units 30 year price restrictions Original sale price: $183,000 $254,000 Current Government set price: $210,000 $300,000 Forte Ranch Market Rate Condominiums Three units per building Three bedroom two bath units sq ft Two car garages 93 total units in 31 buildings $750,000 to $850,000

11 Site Concerns and Recommendations A housing development of 400 to 600 homes on the MTD property along with other developments under construction and planned for the vicinity are cause for concern to the Forte Ranch homeowners and other area residents. Traffic: High-density housing on the MTD property will add to the following existing traffic problems: At times the Turnpike and Calle Real intersection is so congested it blocks traffic along Turnpike and the freeway off ramp. The double left-hand turn lane on Turnpike has only moved the problem to vehicles blocking the right hand turn onto Calle Real, often blocking traffic trying to exit the freeway off ramp onto Turnpike. Traffic along Calle Real in front of the MTD property is heavy at times with vehicles traveling to the County Buildings, and the jail. During peek traffic hours, traffic in both directions along Calle Real is heavy. Traffic from vehicles traveling to the transfer station (Dump). Regular trash trucks, and the larger orange trash trucks going to Tajegas, and private vehicles all week and on Saturday. Traffic exiting the County Campus onto San Antonio is a hazard as drivers often do not look down San Antonio. Many Forte Ranch residents have nearly been in an accident at the location. This will be made much worse if the planned development on the MTD property has it s main ingress and egress onto San Antonio Vehicles traveling to the In-N-Out burger have greatly increased local traffic. If a high density development on the MTD property and the currently proposed two additional drive thru and 24/7 operation of restaurants and gas stations on Turnpike and Calle Real are approved, the area will be in grid lock.

12 Site Concerns and Recommendations Possible Traffic Mitigation Requirements / Suggestions: Widen Calle Real from Dexter Place to San Antonio or beyond. If Calle Real is widened and San Antonio is the main access to a new development, a traffic light will be required at the intersection. Straighten out Calle Real towards the County Campus from San Antonio. With the curve in the road and trees it is hard to see on coming traffic, and people often speed along Calle Real. Increase the height of the wall between the freeway and Calle Real: The recently installed wall is too low and lights from on coming vehicles on the freeway cannot be distinguished from vehicles on Calle Real, creating a dangerous situation when turning from San Antonio onto Calle Real. More and Longer left hand turn lane/s on Calle Real: Make the main ingress and egress to a new development on the MTD property off of Calle Real. This would require a widening of the road and inclusion of left and right hand turn lanes to allow the free flow of through traffic along Calle Real. If Dexter is used for ingress, egress it will require a left hand turn lane and possibly a traffic light. Because of the curve on Calle Real it is hard to see oncoming traffic coming from the left when exiting Dexter. A main concern about a high density development on the MTD property is evacuation during an emergency, such as a fire or earthquake. The area already includes a number of high density developments and traffic during an emergency will be made much worse by an additional high density development on the MTD property. The Painted Cave Fire proved this situation.

13 Traffic Concern Pictures Corner of Turnpike and Calle Real Peak traffic hours, vehicles waiting to turn left onto Turnpike. Cars backed up at the 101 light block traffic from turning. Traffic waiting to exit freeway off ramp Traffic backed up blocking through traffic and left hand turn. Traffic in the background backed up because vehicles cannot turn right onto Calle Real, blocking vehicles from exiting the 101 off ramp.

14 Site Concerns and Recommendations Parking Issues: Parking along San Antonio: During weekdays parking on San Antonio is very congested with County employees often parking along the no parking side, blocking traffic flow and access for emergency vehicles. San Antonio Road is also the main access for many of the county offices, See pictures. Note: the currently proposed development for the MTD property shows the main ingress and egress to be off of San Antonio Road. If this happens parking and traffic on San Antonio would be terrible, and San Antonio would need to be widened, and the county will need to provide additional parking. Case in point: the recently completed (green) building on the county campus (looks like the Arc waiting for the flood) has office space for 150 employees, only 24 additional parking spaces were added. Good Planning? Parking on Dexter Place: Parking on the cul-de-sac in front of the Dexter apartment complex is often full, see picture. This area has also been suggested as an ingress and egress for a development on the MTD property. If that happens additional parking for the apartment house will need to be provided. Parking along Calle Real: Parking in front of the mobile home parks shows what happens when not enough on site parking is provided. This would happen along Calle Real near a new development on the MTD property. And is already happening in front of the new development across from the In-N-Out Burger.

15 Parking Concern Pictures Dexter, San Antonio and Calle Real Parking on Dexter Place in front of the apartments, indicates inadequate parking provided on site. If this area is used for an entry into a new development were will the cars park? Parking along San Antonio Road. County employees and customers pay no attention to the no parking signs. If the entry to a new development is located on San Antonio this problem will become much worse. This side is Posted no parking Parking along Calle Real near the mobile home parks. This is what Calle Real near the MTD property would look like if enough parking is not provided, and the current proposal does not include adequate parking spaces.

16 Site Concerns and Recommendations Parking Issues: Possible Parking Mitigation Requirements / Suggestions: Any development on the MTD property must have adequate parking provided on site. If adequate parking is not provided vehicles will be parked along Calle Real, Dexter and San Antonio roads, or on Forte Ranch property. Calle Real will look like the area across from the mobile home parks. A minimum of two parking spaces for each unit should be provided, one covered and one open. Lots of additional parking for visitors and marked as visitor parking only should also be provided. When providing parking in any development, do not provide one car garages. Residents will use the garage for storage or illegally as another room for the home and the planned-for and counted parking space will be lost. For affordable units, provide covered car-port parking only. Providing additional bus service would allow residents to use the bus for some trips, but it would not guarantee that they will not have and use vehicles. Do not be fooled (by the county housing authority) into the thinking that people who live in affordable high density developments do not own cars. The biggest problem we have at Forte Ranch is with parking in the affordable areas. Residents of the affordable units generally have at least two vehicles. There can never be too much parking available. 400 units will mean approximately 800 to a 1,000 more vehicles in the area. Regulations against parking boats, unlicensed vehicles, RV s, construction trucks etc in the new development must be enforced. These vehicles will certainly end up parked on San Antonio and Calle Real. (won t that look nice in the neighborhood)

17 Design Concerns and Recommendations Positive Aspects of a housing development on the MTD Property The land is relatively flat: There is a high percentage of usable acreage. However the center section is low lands and can be flooded, and should be left as a park-type setting. The rest of the property should be easy to grade and little fill would be required if done correctly. On an established bus route: The bus stop at the foot of San Antonio is seldom used. There is also a bus stop in front of the IHOP and across the street from the IHOP. The planned development includes expanding the bus service and access. Close to the high school: Walking or biking for students possible. Sidewalks and a bike path need to be included in the design. Close to market: But walking to shop possible only for those in good shape and for small purchases. Car trips for main grocery shopping would still be required. Close to IHOP and In N Out Burger: I am not so sure that is a good thing. Close to county campus: But it is unlikely that more than three or four persons living in a new development would actually work there. One person living at Forte Ranch works at the county campus. Not currently being used for farming: The land has not been used for agriculture for over 10 years. However there are four majestic red tail hawks that nest in the large tree next to the MTD property that hunt the property daily. There are a number of positive as well as negative aspects of a housing development on the MTD property. The challenge is to balance those aspects to allow for planning and providing a reasonable density development, acceptable to housing advocates and existing neighbors. It can be done! But not if Rezoned at 20 units!

18 Design Concerns and Recommendations Using the currently proposed development plan for the MTD property, the following recommendations are provided for consideration. The goal is to provide design guidelines based on other developments in the area. Maximum number of Units: The development of the MTD property should not exceed a maximum of 200 homes (150 would be best). Some homes should be at market rate. The design should be similar to the existing Forte Ranch style. Do not build box like buildings similar to the affordable units on the corner of 101 and Turnpike. Keep individual buildings to 3 to 8 units each, no apartment style multi unit buildings. Count front doors when considering the number of units. Do not count a studio as.7 units, a one bedroom unit as.8 units and a two bedroom unit as.9 units. This gives a false impression of the size of the development and adds to overcrowding, traffic and parking problems. A unit is a unit. No three-story buildings: The height limitation should be two stories on the property. Higher buildings would block views and is not in keeping with the surrounding neighborhoods. No underground parking: It invites crime, causes drainage problems and makes the buildings higher than they need be. A covered carport parking space should be provided along with additional uncovered spaces for each unit and lots of visitor parking. No one-car garages. No commercial operations: No or very limited commercial operations on the property. It will only make for more traffic, as commercial operations will not be able to survive on the people living within walking distance. When commercial business s fail, the space is left vacant and invites crime and graffiti. (graffiti is a problem we already have in the area)

19 Design Concerns and Recommendations Emergency Evacuation Route: Provide for emergency evacuation road from Forte Ranch to Calle Real for fire and earthquake. There is an emergency exit now and the right-of-way needs to be kept open and included in any plan for developing the MTD property. It was not included in the currently proposed plans. Provide adequate parking on the property: The importance of this was presented in parking concerns. Provide a Pool and recreation area: The MTD development would need its own swimming pool on site: If not, we will have trouble with people coming to Forte Ranch to use the pool. We have had this problem with other nearby high density developments. Solar Cells: Design and position buildings near the pool area so that solar cells can be used to pre-heat water for the pool/s. Provide a wall between developments: Provide some way to separate the two developments, a wall or tress and bushes, many of which already exist. Do not block drainage: Runoff from the hills and canyons behind the MTD property flow down a creek along side Forte Ranch and out onto the MTD property. This area cannot be blocked from proper drainage. This low-lying area would make a good small park, possibly a dogfriendly park for the residents. Provide Bike Path and sidewalks: There is a way for pedestrians and bicycles to come from Cathedral Oaks down to Calle Real past the Sheriff s Training Center and through the County Campus. A new development on the MTD property should include a walking and bike path running from the entrance to Forte Ranch to corner of Dexter Place. Widening of Calle Real should also include sidewalks and a bike path.

20 Developer Concerns and Recommendations Developer Concerns: If developed, construction on the MTD property could take many months, possibly over a year. Out of courtesy to the neighborhood the following construction site rules should be observed. No construction work on the property before 7 am or after 5 pm on weekdays. No operation of heavy equipment on Sunday. No maintenance work on heavy equipment on Sunday, no running of the diesel engines before 9 am on Saturday. No loud construction work on Sundays. (use of electric saws etc.) During grading work use water trucks to keep the dust down. No delivery trucks turning around on the Forte Ranch property or parked along San Antonio road. No alcohol or drugs on the property and no dogs. No amplified music (loud radios) These considerations were observed during the construction of Forte Ranch Phase II and were greatly appreciated by the existing residents.

21 Conclusions The MTD property has both positive and negative aspects for an affordable housing development. Any development needs comprehensive planning with input from neighbors, housing advocates, developers, and as part of an overall plan for the Goleta Valley. Rezoning prior to the completion of the general plan will mean losing any chance of planning for a reasonable density development. Rezoning to 20 units per acre will not guarantee any affordable housing will be built. High density will increase traffic, parking and other problems. Developing the MTD property should not be considered as a Public Benefit project and should not be rezoned until the Goleta Valley General Plan has been completed. No South Coast properties should be considered for rezoning until the Goleta Valley general plan has been competed. Thank you for taking the time to review this information and recommendations