It’s time to talk about Tri-W

May 6, 2010


“Tri-W,” “Mid-Town,” “Sewer Park”, whatever you call it, currently belongs to the wastewater Prohibition Zone of Los Osos, paid for by the 2001 $24 million sewer assessment.  The $3,010,025 purchase was made by the 2003 Los Osos Community Services District Board (LOCSD) from Tri-W Enterprise, Inc., the three Williams brothers of local supermarket chain fame. The Williams Brothers purchased the property from Morro Shores, attempting to monopolize the grocery industry in Los Osos.

Centrally located downtown, the 11-acre former sewer site has become the most notorious property in the community. Complicated by 365 acres of watershed runoff that enters the site, percolates underground, and filters through the soil before entering the bay through seeps, any development of the site will be challenged by the drainage patterns that crisscross the property.

Originally zoned for shops and offices, the site, proposed for a sewer plant disguised as a park, received a zoning overlay of Public Facilities in 2002 to allow the LOCSD to build a sewer park in the center of the community. In the fall of 2005, the LOCSD fenced the property and proceeded with mass excavation of the site on September 15th in spite of the recall election that would unseat the majority board just days later on September 27th. Some would suggest the commencement of construction sealed the fate of that Board. One long time resident said, “If they had just waited for the election they might have kept their seats.”

Fast forward to today. With plenty of blame to go around, the site is unstable, the fence has fallen over, drainage fishers have eroded the sandy soils, invasive plants have taken root and Morro shoulderband snails have re-inhabited the site.  Regulatory agencies, including the California Coastal Commission, are looking for a “global solution” and resolution to the mess left by the defunct sewer project.

County Park’s attempt at $5 million of Proposition 84 grant monies to purchase the site for desperately needed parkland was called off soon after the Coastal Commission found Substantial Issue with the wastewater project in January.  County Public Works has offered in a recent proposal to the Coastal Commission to “stabilize” by re-grading the site into the series of retention basins approved in the defunct sewer project and “revegetate” the site with native plant material.

The 2007 special legislation (AB2701), handing over the wastewater project responsibility from the LOCSD to the County, has provisions for all wastewater assets needed for the project to be transferred to the County. If Tri-W is no longer needed for the wastewater project (two small pieces are going to be carved off for pump station purposes), it is understood that the property would be sold off as surplus and proceeds from a sale would be divided among the multiple creditors lined up in the LOCSD’s bankruptcy.

The under-the-radar efforts to acquire and/or repair the Tri-W site are admirable, but they raise questions as to what really should happen with the property and how the public can participate.  As the wastewater project nears its permit approval and the County positions itself to officially take the project, it would be prudent to have a community conversation about the property.

Recognizing that the Public Facility zoning disappears when the property changes hands and the site no longer has the value it once had due to the decline in real estate values.  Moreover, like all other vacant lots within the prohibition zone, it is stripped of its ability to be developed in the near term due to the 20+ year sewer moratorium and defacto moratoriums on water and habitat issues.

It’s time to call for the question.  It would be prudent to have the LOCSD and their attorneys, Los Osos Community Advisory Council (LOCAC) County Public Works, County Parks, U. S. Fish and Wildlife Service, California Fish & Game and the California Coastal Commission at the table to discuss options and complexities of the property.

While the community may want a park in that location, where is the evidence to that effect?  What kind of park?  Passive, active or something in between?  Are we ready to tax ourselves to purchase, permit, mitigate, build and maintain a park that has no water, sewer, or habitat mitigation (resulting in millions of dollars to an already economically challenged community)? What is the highest and best use for the property?  What alternatives are available?

Ask your public officials to set a townhall meeting; Invite the community to attend and hash out the details before the LOCSD bankruptcy makes the decision for us.

Julie Tacker is a 29-year resident of Los Osos and a former member of the Los Osos Community Services District.

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This thing is still going?

The Midtown site (Tri-W) is on the edge of a continuous wild life corridor. If the T-W footprint is eliminated by development, Strip Mall (allowable use) or condos, the corridor will still function. If the Morro shores (Vested tract) development takes place, much of that corridor will disappear, if additional, adjacent, privately owned, large lots are developed that wildlife Corridor disappears entirely. The remaining (6 year disturbance, 2-year re-disturbed) partly restored ESHA 11 acres minus the pump-station, still have to serve as a percolation basin. Tri W restoration to ESHA (Environmentally sensitive Habitat Area) is meaningless if the rest of the land around it is developed. It will just be an island.

The fact that the palisades drainage project has washed out T-W (as I predicted about 3 years ago), is consistent with the additional information from Julie posted 5/23 regarding drainage. Some people know the regulatory and legal constraints. If you know how to check things out – well, the core info does check- make your own “further conclusions”.

Doesn’t mean you have to buy an airport if you don’t want to. Other people prattle on “Issues” primarily because they want attention and recognition (for themselves, they could care less about the “Issues”, note how there is never a “Solution”. Note the need to constantly character attack in the absence of their ability to come up with anything new or original ). You won’t learn anything new from them.

I hope the Coastal Commission can make some sense out of the wall of words put up, or better yet, just study the data, not the interpretations.

OK. The 11 Tri-W Acres may stand alone for CCC mitigation, and the Pumpstation would be next to the library.