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Frequently Asked Questions (FAQ)

Thank you for e-mailing your questions to SMART. Questions are addressed on this page with the best publicly available information. SMART can be reached at: P.O. Box 192, San Miguel, CA 93451 or by e-mail at info@sanmiguelsmart.com

Question: With a project of this size and magnitude, why have I not heard about it?

Answer: When the developer purchased this farm land in 2004, there were no requirements to disclose his intention to develop farmland into a suburban subdivision. It was much easier for him to work informally behind the scenes with the San Miguel Community Services District (SMCSD) and the San Miguel Advisory Council (SMAC). SMAC was established by the County Board of Supervisors to represent the community on San Miguel development issues. Unfortunately, most residents were unaware of these planning sessions with SMAC and the developer.

On June 7, 2005, the developer requested and received approval from the County Board of Supervisors to move the project forward with preparation of an Environmental Impact Report (EIR). At that time, only a few of the ranch properties located immediately adjacent to the project site were formally notified of this public hearing action (The County only requried notification of properties within 300 feet of the project site at that time). The San Miguel community residents were not specifically notified which resulted in a very limited attendance at that June 7, 2005 public hearing. In addition, the Board of Supervisors was led to believe that the San Miguel community fully supported the San Miguel Ranch project by the SMAC and the SMCSD, and at least one person from a non-profit charitable organization known as the San Miguel Resource Connection.

A year later in 2006, the County formally notified San Miguel residents that the "San Miguel Ranch" development project would be proceed with an EIR which required public input. This being the first time the general public was notified of this project, over 150 San Miguel farmers, ranchers, and residents attended with the vast majority raising opposition and serious concerns about:

(1) The lack of public involvement;

(2) The sprawling nature of the development far removed from San Miguel and dividing the community; and

(3) Siphoning west side agricultural area groundwater for appropriation and diversion to the "San Miguel Ranch" suburban development project (peak use of 450,000 gallon per day), and for other urban development and unidentified users (peak use of an additional 544,535 to 1.5 million gallons per day).

San Miguel residents from that first public meeting quickly organized into what is now known as San Miguel Area Residents Trust (SMART). SMART has taken on the responsibility to inform the public of this project, the above-stated concerns, and research the developer's claims that the project will allow the existing town of San Miguel to prosper at no cost to the public.

Question: Who is supporting this development project and why?

Answer: The San Miguel Resource Connection (a 501(c)(3) Public Benefit Non-Profit Corporation), and the San Miguel Community Services District (SMCSD) have both gone on record supporting Brent Grizzle and his suburban sprawl project. The SMCSD would receive both groundwater from the site and land purchased by the Grizzle Land and Development Corporation for a significant expansion of the existing outdoor sewage treatment ponds. This offer of water and land would allow the SMCSD to expand their government agency function and to foster future development and service area expansions into surrounding agricultural areas. SMART believes that if this were approved, San Miguel would likely sprawl into other agricultural areas to the east and west of San Miguel. The San Miguel Resource Connection has gone on record endorsing Brent Grizzle and his urban sprawl project, and promoting the proposed public parks, hiking and equestrian trails, and houses that will, in their words, "balance the high percentage of low income housing the County has approved in San Miguel". Prior to public notice of the development project, the San Miguel Resource Connection and Mr. Grizzle coordinated various gifts and services to the San Miguel community that was often reported as front page news on the Resource Connection's discoversanmiguel.com web site.

Question: How much groundwater can be removed by the "San Miguel Ranch" development project?

Answer: SMART has requested that the County study this issue. Our agricultural areas rely on the existing ground water and the main concern is with ground water overdraft by the proposed development project and the additional diversion of thousand of gallons of ground water to the San Miguel Community Services District. The four main issues are: (1) Long term overpumping at the "San Miguel Ranch" development will exceed natural replenishment; (2) Overdrafting of ground water supply is costly and could result in increased pumping of existing wells, deepening of existing wells or drilling of new wells, reduction in ground water quality, and reduced ground water aquifer capacity; and (3) The legality of proposed groundwater appropriation and diversion between the developer and the San Miguel Community Services Distirct, with the DIstrict's unlimited capacity of groundwater diversion for existing and future urban growth.

Question: Is the "San Miguel Ranch" groundwater superior in quality compared to San Miguel groundwater?

Answer: SMART has reviewed numerous groundwater documents, studies and lab testing reports. From all of the available information, SMART found no conclusive evidence that supports the developer's conclusion that his groundwater is superior in quality. In fact, the available documentation suggests that the groundwater is more likely to be recharged from the same groundwater basin shared by the town of San Miguel with similar quality characteristics. SMART has compiled a timeline of each well testing event and corresponding reports and laboratory analysis that has been presented to the County, demonstrating faulty assumptions and inconclusive evidence concerning "San Miguel Ranch" groundwater quality.

Question: Will there be any more public meetings to voice my concerns?

Answer: Yes. Please refer to "Home" and "Meeting" tabs for the most current information and meeting dates.

Question: Is it true that the San Miguel Ranch will provide San Miguel residents with the only local public sports fields park, improved hiking and biking trails at absolutely no cost to the public?

Answer: The project developer insists that the future residents of the San Miguel Ranch project will pay 100% of the operations and maintenance costs for these facilities. SMART has found no evidence that either the project's homeowner's association, the County, or the San Miguel Community Services District could legally require the future "San Miguel Ranch" homeowners to pay anything beyond their fair share based on the percentage of homeowner's use vs. public use. Ongoing annual costs associated with on-site public parks or trails would include grounds maintenance, irrigation, lighting, bathroom facilities, sidewalks, parking and circulation improvements, and annual operation and administrative costs. SMART has researched the California Constitutional Law that forbids the developer from binding future homeowners from paying anything beyond their fair share of public parks and facilities operations and maintenance based on usage.

We expect the developer to eventually concede to the fact that public use of these facilities will be required to be funded annually by either the County of San Luis Obispo taxpayers, or the residents of San Miguel living within the San Miguel Community Services District (with approval of a special election). Other alternatives might be for the developer to designate all proposed parks, trails and open space as PRIVATE and BARRING PUBLIC USE & ACCESS, or charging private usage fees for these improvements.

Below is Article 13D of the State Constitution, which states the separation of General and Special Benefits:

ARTICLE 13D [ASSESSMENT AND PROPERTY-RELATED FEE REFORM] SEC. 4.

Procedures and Requirements for All Assessments. (a) An agency which proposes to levy an assessment shall identify all parcels which will have a special benefit conferred upon them and upon which an assessment will be imposed. The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property related service being provided. No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel. Only special benefits are assessable, and an agency shall separate the general benefits from the special benefits conferred on a parcel. Parcels within a district that are owned or used by any agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit.

Question: How can existing community residents and children reach the "San Miguel Ranch" public parks, hiking, biking, and equestrian trails? Is there a safe and easy pedestrian or bicycle route?

Answer: The project site main entrance is over 2 miles from the San Miguel town center. The proposed access from Mission Street, 10th Street, or U.S. Highway 101 is neither convienent, safe or logical. The only realistic way for the public to access the project site will be by vehicle or shuttle. SMART does not advise pedestrian, bicycle, or equestrian access to the site due to the lack of sidewalks, lack of safe bicycle trails, existance of high vehicle speeds along Mission Street, and required crossings of U.S. Highway 101 on- and off-ramps. Routes to and from the project site are particularly unsafe for children. The development project offers no improvements to these routes.

Question: What makes the "San Miguel Ranch" development project Urban Sprawl?

Answer: The County of San Luis Obispo defines urban sprawl as low-density, automobile-oriented development no longer in the long-term interest of our communities and agricultural areas. Simply stated, the San Miguel Ranch development project site main entry is located approximately 2 miles from San Miguel and separated by the raised elevation of U.S. Highway 101. The site is outside of the San Miguel Community Service Area and is not anticipated or planned for in the County General Plan, the San Miguel Community Design Plan, or any Cal Poly City & Regional Planning Department master plan studies regarding future growth or community design for the town of San Miguel. There is no safe, easy, or logical connection to the project site from the community of San Miguel and will more realistically be accesible by automobile.

Question: Does the San Miguel Ranch development project meet any of the County's Strategic Growth, or Smart Growth principles adopted by the County Board of Supervisors?

Answer: No. The "San Miguel Ranch" project fails as a Strategic Growth or as a Smart Growth project and violates numerous County General Plan Goals & Policies. It is also inconsistent witht he San Miguel Commmunity Design Plan.