Designed as a classic, affordable middle-class California neighborhood, Avila Ranch draws on time-proven traditional local values with modern planning techniques to satisfy 21st Century housing needs and lifestyles.

  • The project will help reverse the severe jobs-housing imbalance in the City of San Luis Obispo that sees roughly 36,000 workers commute into the city every day
  • Approximately 720 homes of low, medium, medium-high, and high density to provide a range of housing to match San Luis Obispo’s diverse needs
  • Real affordability, with 550 homes affordable to the local workforce
  • Will be San Luis Obispo’s first Net Zero community. Each residential unit will be equipped with solar panels to deliver 100 percent of the home’s needed electricity and each home will have special conservation features
  • Nearly half of the land dedicated to open space and parks, including 16 acres of pocket parks, mini-parks and neighborhood parks, and 55 acres of open space and farmed land
  • Extension of Buckley Road from Vachell Lane connecting directly to South Higuera Street
  • Miles of new trails for cyclists and hikers, including a vital link to the Bob Jones Trail
  • Opportunities for creek-side recreational activities and community gardens
  • At build-out, approximately $1.5 million annually in property taxes to local schools, plus a one-time $3.5 million impact fee to San Luis Coastal Unified School District for new facilities
  • Sufficient water supply, improves existing traffic circulation and is compatible with the Airport Land Use Plan

Avila Ranch Project Location


Avila Ranch is a visionary response to the city’s workforce housing needs at prices a wide range of households can afford.

  • More than 75% of the planned housing will be designed for workforce, moderate income and low-income households
  • This level exceeds the city’s workforce housing goal for new projects by 500%


Avila Ranch will offer a network of parks and mini parks perfect for enjoying the local outdoors:
• 18 acres devoted to parkland
• Shared turf areas for soccer, baseball and other sports
• Kid friendly play structures
• Basketball, pickle ball and tennis courts
• Dog parks
• Gathering areas, picnic tables, sun protection
• Connected to cycling and walking trails
• Water conserving
• Native plants

View our City Presentation on Parks


If Avila Ranch were developed as a business park as the county originally intended, there could easily be more than 14,000 employees coming and going all day long, generating six times more traffic than Avila Ranch will generate.

Avila Ranch has committed to paying for numerous traffic improvements, notably to pay for extending Buckley Road directly through to South Higuera, rather than simply imposing added traffic demands on Vachell Lane.

This long-anticipated improvement will provide easier access to US 101 and divert a substantial amount of traffic away from the Los Osos Valley Road freeway interchange.

Avila Ranch also will provide new bike paths including the long-awaited direct connection of the Bob Jones Trail to the City’s bicycle system in south San Luis Obispo.

Avila Ranch will not be generating entirely new traffic. Many Avila Ranch residents will be people already working in San Luis Obispo but who are now driving into and out of the city every day.

There will be some additional traffic, but only an estimated 6% on Buckley daily, and only an additional 1% to current traffic at the Buckley-Broad intersection, according to the independent Environmental Impact Report (EIR).

Additionally, Avila Ranch will fund improvements to ease traffic-flow problems all along South Higuera at the following intersections: Suburban, Tank Farm, Prado and South Street. All residents, not just Avila Ranch residents, will enjoy these improvements.


Innovative technology and highly restrictive conservation measures are projected to reduce average daily potable water usage in Avila Ranch to at least 35% below San Luis Obispo’s current residential water demand per unit. In addition:

  • Avila Ranch’s consumption will be less than 1.5% of the city’s total unused potable water supply, even calculating multiple years of drought and higher than projected consumption
  • Recycled water will be used in common areas, parks, roadsides, etc.
  • Drought-tolerant landscaping will be universally required
  • Residences will be pre-plumbed to capture water for recycling
  • EPA-approved “Water Sense” fixtures will be used wherever feasible


Recognizing the outdoor lifestyle of San Luis Obispo residents, Avila Ranch will emphasize alternate transportation modes, notably biking and walking.

  • Nearly three miles of new hiking trails, bicycle paths and lanes are planned for Avila Ranch
  • Importantly, the trails will result in a vital connection to the Bob Jones Trail at the Octagon Barn, thus linking Avila Ranch to the city’s main bike thoroughfare


The Airport Land Use Commission has approved Avila Ranch, and commended the design for placing houses farther away than even the Commission’s own plan had recommended.  In addition, Avila Ranch has been designed to be a good neighbor, ever mindful of San Luis Obispo’s special quality-of-life issues such as:

  • Proposed number of homes is less than half of what is allowed in the County’s Airport Land Use Plan
  • Airport open space provided according to Airport Land Use Plan
  • A noise study concluded that Avila Ranch residents will not be impacted by airport noise zones


The look and feel of Avila Ranch will draw from San Luis Obispo’s architectural history to create distinctive neighborhood identities similar to SLO’s existing neighborhoods that respect local traditions and culture, and meet the social and technological demands of contemporary society.

  • Residential design will use quintessentially California styles such as Agrarian/Ranch, Bungalow, Mission, Craftsman Bungalows, and Contemporary/Mid-Century Modern
  • Neighborhoods will be organized around the project’s open-space features with a neighborhood park, pocket park or open-space amenity within walking distance of each home
  • Public buildings, park structures and structures in civic meeting places will use agricultural modern or contemporary barn architecture
  • Deemphasizing auto transportation, creating walkable neighborhoods, easy access to public transportation, and providing priority for cyclists and pedestrians


The Avila Ranch project has been guided by the U.S. Green Building Council’s LEED Neighborhood Development Guidelines, as well as San Luis Obispo County’s Green Build rating.

  • All construction to be at least 10-15% more energy efficient than required by current (2019) CALGreen regulations
  • Photovoltaic solar capable of delivering 100% of the residential energy demand, exceeding the city’s current 30% guideline.
  • High-efficiency Energy Star fixtures, appliances and features
  • Pre-plumbed for solar hot water
  • Garages pre-wired for EV Charging Stations
  • EV Charging Stations in R-3, R-4 and Neighborhood Commercial Parking Areas
  • Use of EPA WaterWise™ certified fixtures
  • Water use projected to be 35% below current city average


Avila Ranch will be San Luis Obispo’s first Net Zero Energy Community, which is one of the reasons a San Luis Obispo City Planning Commissioner called this project a  “gold standard” of housing developments.

Each Avila Ranch home will be “Net Zero” through the use of solar power that will be capable of delivering 100% of the home’s electrical power, which will far exceed the City’s current 30% guideline. As a result of this and other energy efficiencies, Avila Ranch will be a Net Zero Energy Community, and residents will enjoy minimal energy costs.


Almost half of Avila Ranch’s 150 acres will be dedicated to open space and parks. No resident will be more than a quarter-mile from a park.

  • Onsite open space will total over 55 acres, not including the parks
  • 16 additional acres will be devoted to pocket parks, mini-parks and a neighborhood park
  • Typical facilities in the neighborhood parks will include group BBQs, basketball courts, tot lots, baseball diamonds, creek-side passive play areas and volleyball courts
  • Nearly 30 of the 55 acres will be preserved for sustainable agriculture dedicated to the production of local produce, including 1.3 acres for community gardens
  • Nearly 20 acres of riparian open space will be carefully protected yet available for appropriate recreational use
  • Miles of new trails for bikers and hikers, including a vital link to the Bob Jones Trail


Within or near Avila Ranch, residents will have access to a wealth of community resources, including:

  • Day care and school
  • Restaurants, convenience stores and a supermarket
  • Medical services and a fitness center
  • Places of worship and community meeting facilities
  • Electric vehicles available to residents for car sharing