The URL can be used to link to this page

Home My WebLink AboutCC 2026-04-14 Items Recd at Mtg PUBLIC COMMENT SUMMARY Appeal Case 26-002—Conditional Use Permit 25- 001 1271 & 1281 James Way— Creekside Junction Submitted by Victor Poma, Co-Owner, Oak Park Professional Center April 14, 2026 WHO WE ARE Every parcel owner within the Oak Park Professional Center—except the developer himself— stands united in opposition to this project. The center serves a predominantly senior population across three facilities: Curl Fitness, whose membership is largely senior citizens requiring regular emergency response, and two medical and surgical facilities serving that same population. WHAT THE FOUR EXHIBITS SHOW Exhibit 1 —Current Site Conditions This aerial photo was taken last week. The parking lot is completely full. Vehicles are already parked in dirt fields, unmarked areas, and drive aisles because there is nowhere else to park. Every curb on James Way is painted red—no street parking exists anywhere near this site. Cars are already blocking the drive aisles that emergency vehicles depend on—not because drivers are careless, but because there is simply nowhere else to park. This existing condition already meets the definition of an immediate, specific, and unavoidable public safety emergency under the Housing Accountability Act.Adding 150 resident vehicles to this site will make it catastrophically worse. Exhibit 2 —Parking Removal Overlay The highlighted areas show the parking this project would permanently remove. Approximately 50 vehicles are currently parked in those areas and would have nowhere to go. The project would add approximately 150 new resident vehicles to a center that already has no available parking for its existing customers—while simultaneously removing parking stalls that exist today. Less parking. Dramatically more demand. Starting from zero available spaces. This is not just our observation. Multiple community members have independently submitted their own photographs through public comment showing how overloaded this parking lot already is today. Residents report having to circle the lot for ten minutes or more just to find a single available space. These are not the appellants making this argument—these are ordinary community members documenting the same reality with their own cameras and their own words. The record before this Council contains overwhelming independent corroboration that this parking crisis is real, it is severe, and it exists right now before a single resident of this project moves in. Exhibit 3 —Applicant's Misleading Site Plan The applicant's site plan contains three material misrepresentations. First, 19 active parking stalls are falsely labeled as an existing drive aisle. Second, a parking agreement with the church is referenced—the pastor confirmed on the record no such agreement exists. Third, the site plan counts 18 hotel parking stalls as available to this project. Those stalls are not available. Under a recorded 2015 Mutual Release and Settlement Agreement between the developer and the hotel owner, the hotel owner holds the primary legal right to those 18 stalls and has the contractual right to demand removal of any unauthorized vehicle within one hour of notice. The hotel owner has recently erected no parking signs on all 18 of those stalls. They are out of service and unavailable to this project. The entire parking solution for this project is built on agreements that do not exist and stalls that cannot legally be used. Building A, representing over 75 percent of this project—approximately 70 of 92 units— has only 21 garages and zero legal parking rights anywhere in this center. Exhibit 4—Recorded Easement Documents Document Number 2000-030755, recorded with San Luis Obispo County and amended in 2008, establishes binding reciprocal access and parking easement rights that run with the land and are enforceable against all successors and assigns. These are not informal understandings—they are legally recorded encumbrances that govern how every parcel in this center can be used. There are two critical and irreversible legal problems with this project that these documents establish. First, the parcel on which Building A is proposed to be constructed was never a party to the reciprocal easement agreement. It was not included when the agreement was originally executed in 2000. It was not added in the 2008 amendment. It has never been a party to any shared parking arrangement governing this center.As a result, Building A's parcel has absolutely no legal right to access or use any shared parking anywhere within the Oak Park Professional Center—not now, not ever, unless all parties to the easement agreement consent to an amendment, which has not occurred and cannot be compelled. This is not a minor technical deficiency. Building A represents over 75 percent of this entire project approximately 70 of the 92 proposed residential units. Those 70 households will have access only to the 21 garages built into Building A itself.And realistically, as is common with residential garages, many of those will be used for storage rather than vehicle parking—further reducing the already wholly inadequate number of available spaces. With red curbs on every surrounding street eliminating all street parking, and zero legal access to any shared parking within the center, the overwhelming majority of Building A's 70 households will have nowhere to park.Nowhere on site.Nowhere on the street. Nowhere by law. Their vehicles will inevitably occupy the drive aisles and fire lanes that emergency vehicles depend on—every single day. This is not a hypothetical concern. This is a mathematical certainty based on documented, objective, existing conditions. The result will be an immediate, specific, and unavoidable public safety emergency—the exact standard under the Housing Accountability Act that not only authorizes this Council to deny this project, but places on this Council the legal responsibility to do so. Second, Building B is proposed to be constructed directly on top of recorded easement areas established under Document Number 2000-030755. You cannot legally build a permanent structure on land encumbered by a recorded easement held by other property owners. The developer does not have the legal right to build Building B where it is proposed without the consent of the other easement holders—consent that has not been given and is actively opposed by every parcel owner in this center except the developer himself. Building A cannot legally access any parking in this center. Building B cannot legally be built where proposed. This project is not merely deficient—it is legally infeasible on its face. No amount of state housing law changes the recorded property rights that govern this site. Notably, the developer himself owns another parcel within this center that is a party to the reciprocal easement agreement—meaning he is fully aware of these recorded obligations and chose to submit a project that depends on parking rights his Building A parcel never had and cannot lawfully claim. THE PUBLIC SAFETY EMERGENCY This is not a parking debate. When the next ambulance responds to the next heart attack at our fitness center—and there will be a next one—it must get through. Just last week emergency personnel had to rush a surgical patient from one of our medical facilities to the hospital. If this project is approved,resident vehicles parked in drive aisles because there is nowhere else to park will block that response. Delayed emergency response in a center serving this many seniors is not an inconvenience—it is a potentially fatal outcome. The Housing Accountability Act defines a specific adverse impact as a significant, quantifiable, direct, and unavoidable impact based on objective public health or safety standards. Every element of that definition is met by the documented conditions before you tonight. THE DEVELOPER'S OWN ADMISSION This past week the developer reached out individually to each of the other parcel owners in separate written communications acknowledging that he has already created a scaled-down alternative design but cannot discuss it until after tonight's hearing. These were not a single group communication—he contacted each parcel owner separately and individually in writing. The developer himself has acknowledged in multiple written communications that this project as submitted is not the right solution. There is a better path. But it is not this project. THE BOTTOM LINE This project conflicts with binding easement agreements. It relies on parking resources to which it has no legal entitlement. It is based on material misrepresentations in the application. And it creates specific, adverse, and unmitigable public safety impacts in a center serving a vulnerable senior population that depends on regular emergency response. State housing law does not require this Council to approve a project that cannot legally or functionally operate as proposed. The Housing Accountability Act not only gives you the authority to deny this project—it places on you the legal and moral responsibility to do so. The seniors who depend on this center deserve a Council that will protect their safety. The community that has documented this crisis with their own photographs deserves a Council that will listen. And the law itself demands a Council that will act when the evidence of unavoidable public safety harm is this clear, this documented, and this undeniable. You have the authority.You have the evidence.You have the responsibility. Protect the public. Deny this project. f Y- re: 11 a ma ca 0 m m p/ate • 4 •llyt ...... C. #� ' AO ti t O `I O 1:3 = * o ... 0 611.4444kisgs' r. i• '' • al EL • , -4-.� -', mt - •n roCD I y o CO 4 (D 2:� • < 1411641 i a. •1.•Ali ` ydvvCO �. '- / 'qr,. �sJ iy4 I ' = Dm m m . 'Asa, pak ym- n 1 • �r"a c 10 CD cn 01. 11111 -a te r y i •4 • ' q4 . , ' , 4 to > n N a` `Y • z nr7 • f • ' N ; • yr , r aii. • �,�. IF _ i. Y = Tt mgmw° , (TI � its. . * 0.T, , 0 .4':• . i•- > 4 'es sl," .#.' 4 '' Ci a) sT o Co - `..g. 3 4.4 t ,I. ,.../ : cn HEC g o Z ��T C ` 0 QI_ a (� •� 1 11 t1�1 .1 1 li 1 1 1II!I11 f , I'' ,I i1' _ • y „i I1II II� 'l11 II I • IlIl( 1 {ili I 1lIIJ11i111 :) Ifllhksjihw, . III li!1li ;f.wli si I I, I l 11 1II �' •1 1 IIIII . Il� 1 I ,I ld l J a�, I rr ..:.• s _ —_ a . • I '.. _.. r lb - r ` '�� I . .. :.-cy a di, . 4, zi=.is , • _ . 7_ , nn C. , . . . , .: - 0 . J •Vrii .. ---4~' . •,,e . . .shi. .. .. . _ 0. ., ..,....... • t 2. r „,„,„ ,____.,. , . , ,..„ _ n n n n n n n q n ant fl '�.. ittti �,1r t , I , F. li 1 '- , • n� • 11 ,-} • • s i III II _ I WI ) • - '' ri j ----nF4113:1_1L1 . .,.... .:„ , , . _ .. • • • -• ii,,,,-..-,::.-•-, I ! L.L.,-..• c : r itilE ..„, , . G—, IIill t . 1E- 1151 . r 1 II t• i. i.i„„ • . i-- ,..- Tin El r .-- --•-= ..,....f. ' 111 ‘11 4• ,, I .i ' ., 1 .ra.,, 4r 1 , , .. _ —.--1 . . 4 . i i •—••• . 1 it,7, . 1 ...141ttr.-- i. i. P , i f---z. e . V /Aix I • , N ` -1 j111ili1111!!irllf111llIiIIl1l Illlii f . - 'i t NI .,. . - „. _,L,....' f. A fie' 29 ... 7 : L ----� -* 0 of _- . i p ^'mac ....._ ..a: f _ w. NMI.. MI . •i..-I,ei,:.' et ..,....... . . . . ,,,. - . ., •- , . • - . pregigiA:oliiimil)II,110!;Nfilill3J111j111111111hri111111111111i,"1"--"-'""n".""III ififffpfyi".., 1 .1 I or 0114111 ifeifkl. ffi 1111,111q.4-'4:-:'',1•''' ----.‘,66-.: %. t .: ..,-, 6 11\VENII\ Willi111111 1 all'i ,. '.11;,' :111,11:Ir' 1 , ,, . , i. ::.• ig111111:i• .„, i . .111t.i • '' Illi,liitinili„,. .1 -1114154 - - f.ft • - 44019\MI \11011\111 011 . c• -. .^•.• 0, • .,,,,!...,„ • .+,', il l'-i...•:.:,!6,- 6 ,.• , . . • :. .7 t. .., - • lir. tir)' . . • , ,.,. ....., --s" ,e ,, - - . '4 -:--- -" -Am.• • ------..------ _ . - ,• - c. ,. • .i. e : PM /, _ .._ . _az .. 4;47- _ _ ..,... ..., a . limn . . -ft II-- .maliv^ „ •-,r -.:1-- , t. ••,• • ••., _ •_ too. • • , I . ,.... ___. • .. i . , / I __ _ .. . . — -- '4' i- • - IIP__) - ,- 1 4 i.• ILI i -L_Prito -/ - L1 • -u!• ....... r _ •_ -_-__..... . Tr I•- . . , .. 1 _ ,„_ j -4....iti• ' II, .1. -•4 ' '.--- _..— - 1 /r- - ..:. 4 I -- ' - • k r . ,..... ::_____...264 •, ... .. .1„. -•. 1------ , , .1 ,,, _,- - , .. _ , . . •. ,. • :-.-4.'1 ,.?•1. . _ C• , „ , __, :.,.. t 1 -- , , _ - ..r-...7-.7_,...: • ::-• -,4....- 1, . •-• -.• •..- , . ;...;. ,... ,•:_._1 _ .,. .. ...,. . _ 1,.... ..s..6 . -,-•;r:'•.; • • . . . 0 r •.. .:**: • ::. ___ tit filik ,.. -1 - t it II . • . 1 • -• , • . 0.... ••_:.',.-.•. li • t-, u u . LI : _ i. .•.,. . - • PE •- - I - n /1 nn nil r, n n n fi=nen L,, r•- . •, talritip• . . . --tir i • . • ', P I ,-,f-: -,,, •---- Arei t -.. ' • 4 S. ti livo 11 ' — L. . • ISO . '5. " -• i. 1 - 4 i• • ' -1 -",•,_-' ..-1, • -"IP"11.4 .-. I A11111 . II LL.!±..: I. -Nlf,..., • 60 d if u u u 0 ... uuuuu i ,.•J -"II*- .: a? ) .111) .7 . k . 4 i`.. ISM i c---1, --- I ' • -••• i • , 0 -, -, . n -_,- - _ - _ nr. 5171A) I (,----•40, ; . • I delE •. . _ • _ ...... .4! s . - ! • . ... - — . - - "P. -- ---i-e•rw,7` f;.. . Ar - '41111110r- • ____, • i irr : 4 1 I a 0 t • ' - iliii111111 -..- - , ..w---•. "„ 4111111-W':-.-- '''‘Iq" • • , ._ , a :,_ i 1 ..„. -w ‘ . . . 1 ; • a. • . . I i • - 0 • ' 1111111110111111111111111101011 . .. , *. :111 II• : 11- • : .3:." .1 on '• ' ri t 1: ' , .1, - ' sr u i: I T• '! '`'4- i . • 1 rE:aii.• •14....e.• Vs. ... KA .' : s• ,.. . 7ar fa, 4or . ,b ) / ..,.... - II . • 1 'Ir. il , r. • -Iii, i ,!r,, ,-------I mit iLfilifffr. ;- — ' 1 • • _ • . ., I . . : . . . sli . , k., ., . it ---., - ____i , 1 * . it IT . _ . , ' •ir li . . 3. .,. - i F ,,n-.... .1 .-V:" . ..1$ • .-- . 1.'"). .. 4 '' . , , .- , 1 . --— Ali '..t e7.7 '') .1&:: - 's • . ...44111111010111411 miry erise, ...11.11.111111111111111101111111111111111illi.;.rd!,_e .,,,, - • '''. 11k,z _,TiL' . ...' .a 1111 1 0,16.11N! - ..... - '..1%•11ki ..41111 ilg , . IMMil -• .. . • • . • Mb. rldik ii iniiiiiinio.. • . • I- NM 1111 - 0 ' - ) "- -- I. ., r.:.. i . '- . ..11 • , i r . , ......71 : '--iPill' .• I -' ' -- l'I r. : • ' f' . . """S ''.011me . i - ° I* • t I- g; , 1 3 P • . !M. , CO 0_ i '• 1 . ,...) ...,. 0 . r-..... ' ., C co •- 0 , . .. • Z lit . ' I..__.__ • I. .. . • _........ -Fr • -,, _ ._ t,dismarL. . . 1, -, ,• ,I 1 1 - CO! _ iL,— ..• . e l ..- # ..- .-... - E , I , rn m ••• ,- 0 &In__ • -,, , , v 8 ix *.- > rn -. •-' . - * i 1. t.... te, • .. z (.1, .E 0- A . ..; .- .1.,• .. e••• = CI rri z cf) •E __,cr -=-411L2-• . .". • ' 1 er+, 0 . - • -‹ . , ....1 . .. . 0 .,. _. . . . , • - I . ,. . . t. ,..,?, •„I(SC. Z C 70 . '. P 0„ I . i . .-..'.11... --- •-..7.. — 111WAP.... . ->1 - A • Z .- ' I .., 11...•'- r It' Iffi;`-.71/14P•fl i r , • •t. > ZS ' . .. -' - - 6 . ,•, r -.-- . '1 1 g. I I 1 Y. 1 I. • , 1 . 1 R - ft: • .--7rijbf __, .-:.,-, .'•, .. . . • :. -• j i 1J V 1 • • - . ,.. , t• g - m- - _.-. - .• -, • CS . .4. i • . i .1. , , ' ) g ' g ?.c =- •.-A ;.'A 1 g ,• it, • ; 4 p z , , 4,, ,,, . ' :1, i • .; • .) , ,rri a z 0 ', 6 1- . " r;! '.1 . 1 • • 0,"s IP 9..c •. - 1.• : 1 . •,1 • .111 , :. m . -4 . ' •''' .; —I .4 .. *.' .Y.I 73 ..- - - lir - . j."" i "'''.1. - .....mm ,...' ' .. -V 41,ftliellasur' a - „,/,$ - .mic-Almort- - -i. 1 .,- ---. .. - _ _ . -. JAMES WAY ,. , , pes.;..—. ,,jagilt --,1...---' • L---- --- • --1... - - imia4.. , — - •......,..•-• •••••••-•••••••.:-.... .: _._ _ .. -- . • i • • - : t.:;: . _ . •,,,, •-. . filo - 41- - - , . --.•.. ..- , ti ... , ...- ef.- : . . ? .- -1-1--i-1 . ; , ,.: ,I i 'Nil. -- --- .-• . i ss‘`...„.............._ , i ' I el iii LC M Z • •' . ---- :.2 -•. _. -- '... • 1 \44 ,° °9 1 - 7 = _ ' 4; • ... c) r---• • c:•3 ,-- -I — --. ,.._. --__ I ' 9° Z 11111111 A <3 rn i . 4 •.4_ .1. , 4.4r7.7 — ,_ _ A 1.--, I ro Na :1—_____ . , 0 ___ . 2 = . • ,;.' : 1 a 0 . .igin Simk; R RI t---77i S - x • , .- 1 tO . _. 4% . . . i . _ . •• , r 1 . 2 ifl u i ,. 11 i . u • -.:: . •[ , . EASEMENT EXHIBIT MAP e , + i I! n / . �' . PARCEL 1 ;ti PARCEL 2 N 11 e CO AG4L 92-027 h ;' Un / Nvk .., i 3 2 . 4 ) �"?/•E.9Ie ' ;$ .4642. 'V?J., , SCALE. 1'. 40' try / y'Il1j* i�� EASEMENT AREA A" Z ' / \ ` PER 4076 O.R. I39 N �� yy u )6j..` Sc �r S)e.0. 5 �1 Rr'E I' °'E .5.41/ ..".! 41 se t/PRoposao 4, PARCEL 3 EASEMENT mac/ i i i _ �t. _/ 9.8p7.-?I yp �/ PROPOSED ,��r. 1 ,� EASEMENT • REA ? 3 srsr ' 4 .• i h . AbaM+di.ias associates PACE crZ