Dear Covenant Neighbors,
Many residents have expressed genuine interest in senior living options within Rancho Santa Fe. For many of us, the ideal future is clear: downsizing, simplifying life, but remaining in the Ranch and the community we love. This is a reasonable and understandable goal, and it is a conversation worth having as our community evolves. However, the current Silvergate proposal raises an important question about how that goal should be achieved.
How Much Senior Housing Does the Ranch Actually Need?
Rancho Santa Fe has approximately 3,000 households. Based on demographic data and typical assisted-living utilization rates, the likely demand from within the Ranch itself is estimated to be approximately 30 residents, perhaps 30–40 at most. The project currently under consideration proposes 148 units.
This raises a simple question: If the Ranch needs roughly 30–40 senior living units, why are we considering approving 148? At that scale, most residents would necessarily come from outside Rancho Santa Fe, meaning the project would function less as a community-serving facility and more as a regional assisted-living complex located within the Covenant.
The Density Issue
The proposed development includes roughly 294,000 square feet of buildings on approximately 28 acres, which equates to roughly six units per acre. By comparison, the Covenant’s traditional rural residential pattern is approximately one dwelling per 2.86 acres, or about 0.35 units per acre. In practical terms, the current proposal represents approximately eighteen times the Covenant density standard. Again, this brings us back to the same question: If the Ranch needs about 30–40 units, why approve 148?
A Possible Alternative That Serves Ranch Residents
Instead of a large institutional complex, the same property could potentially support a small ‘step-up casita’ community designed specifically for Rancho Santa Fe residents who wish to downsize while remaining in the community.
A Covenant-scale concept might include:
- 30–40 small equity casitas
- Homes designed specifically for Rancho Santa Fe residents
- Low-profile architecture consistent with Covenant character
- Ownership housing rather than a large rental complex
This type of model would directly serve the actual demographic need of the Ranch while maintaining the rural scale and character that the Covenant was designed to preserve.
A Simple Comparison
Current Silvergate Proposal: 148 units | ~6 units per acre | Large institutional rental complex
Covenant-Scale Casita Community: 30–40 units | ~1–1.5 units per acre | Small village designed for Ranch residents
The Economic Reality
When density approvals significantly exceed traditional Covenant norms, the value of the land can increase dramatically. In real estate this is often referred to as ‘entitlement value.’ Approvals that allow substantially higher density multiply the underlying value of a property. This is why decisions about density and land use are so important for communities like Rancho Santa Fe. For that reason, it is essential that any approval clearly serves the long-term interests of the community and remains consistent with the Covenant that protects it.
The Community Question
We all agree on one thing: providing thoughtful senior housing options within the Ranch is a good idea. The question before us is not whether senior housing should exist. If the Ranch needs roughly 30-40 senior living units, what type of development makes the most sense for our community? A 148-unit regional facility, or a smaller Covenant-scale community designed specifically for Ranch residents?
That is a conversation the community deserves to have.
Respectfully,
A concerned friend, neighbor and Rancho Santa Fe Association member