Frequently Asked Questions

TRAFFIC

How would traffic be affected by this Initiative?
The project is so large that over 24,000 new car trips would be generated every day, with insufficient plans to control congestion. Every key government agency agrees the initiative would create massive traffic problems, but contains no viable traffic mitigation plan. It will lead to gridlock at numerous major intersections, including Los Osos Valley and Madonna Roads, as well as on Highway 101.

What would happen to County-wide freeway improvements if the Initiative passes?
If the Initiative is passed, SLOCOG would reevaluate regional priorities to determine if the Prado Road Interchange should receive regional funding. Other long-planned regional freeway projects such as improvements to Highway 46 and Highway 101 (Atascadero), Brisco Road (Arroyo Grande), and Willow Road (Nipomo), may be delayed by the Prado Road Interchange. This is not fair to the people in the North and South County who have been waiting years for these intersections to be fixed.

Does the Initiative include the Prado Road Interchange?
No. The 560,000 square feet of commercial space, a hotel and a business park needs a new Interchange, according to CalTrans and SLOCOG. But the Initiative allows businesses to open without one.

TAX BURDEN

Would the developers pay their fair share for the freeway and road improvements?
No. The Initiative does not have viable funding provisions for the Prado Road Interchange or related flood control work. Cal Trans estimates building the Interchange would cost approximately $40 million and the flood control work would cost about $29 million in 2006 dollars and more in the future. The developers cap their share only a conditional $4 million cap. The approximately $65 million shortfall would have to be made up by County taxpayers. Other known traffic mitigations are either under-funded or ignored. Plus, no one has any idea how much the problems hidden in the Initiative would end up costing taxpayers.

PRECEDENT

How does this Initiative set a dangerous precedent?
If this initiative succeeds in allowing developers to write their own laws and dictate what happens within a community, other developers will follow suit to avoid local review of projects. Development by Initiative robs a community of the ability to control its own destiny.

Does the Initiative follow County regulations, guidelines, ordinances and zoning provisions, the Growth Management Ordinance or the California Environmental Quality Act (CEQA)?
No. The Initiative is a law unto itself. It allows the development to ignore zoning laws, bypass the normal local and EIR review process, and build the project without being financially responsible for its numerous negative impacts. These laws and reviews are important protections for our quality of life, especially necessary when dealing with a project of this magnitude.

What will happen if the Initiative does not pass?
The developers will still have the option to go through the normal development process, just like everyone else. They would have to help solve the traffic problems they create and pay their fair share of the costs.

AGRICULTURE

If I like organic farming, should I vote for the Initiative?
No. If the landowner wants to farm organically or otherwise, he would certainly not need an Initiative to do it. The project would pave over 90% of the prime agricultural land. Such wholesale conversion of ag land violates the Agriculture and Open Space Element. This Initiative threatens that ag land anywhere could be spot-converted to any use. SLO County’s open, rural atmosphere and pristine environment will become a thing of the past.

BUSINESS AND CITY FINANCIAL IMPACTS

How would the project affect existing businesses and city budgets?
City-commissioned studies found that about one third of San Luis Obispo city’s business would be lost to a new mall in that location and size range, but the certain loss of businesses by other cities has not even been studied. Lost sales and occupancy tax revenues will be drained from every City’s budget, making it harder to pay police and fire services. The City of San Luis Obispo alone would lose $1 million a year, and the loss by other cities is not known.

SEWER, FLOOD, EMERGENCY AND FIRE

Would the development hook up to the City Sewer System?
No. The project would put a free-standing sewage treatment plant in the middle of town, next to an existing neighborhood, in a flood hazard zone and directly over an aquifer. The Regional Water Quality Control Board has stated that it does not favor such a system because of potential operational and maintenance failures. The odor and health problems that could result are obvious.

What about flood hazard?
The Initiative has exempted the project, which is located in a flood plain, from many flood protection provisions. It would increase flooding on Highway 101 and place existing neighborhoods and the Downtown at greater flood risk.

What about emergency, fire and police protection?
The project would not have urban standards of emergency, fire and police protection, since it would be relying on county services. This would pose dangers to individuals, as well as to the whole community.