Maximizing Osuna's Potential

Author: Phil Trubey

Date: April 10, 2025

Hello, Phil Trubey, RSFA Board member sending an occasional email about RSF.

As an ex-equestrian barn owner, it's always caused me angst whenever I look at our Association's Osuna equestrian operations. It is woefully under capitalized, under utilized (it houses a bevy of retired horses!) and run down. 

At the same time, as the Osuna committee recently pointed out, the historic Osuna Adobe should be under the auspices of a 501(c)(3) organization so that it can accept tax free donations for its preservation. 

Here is a proposal that addresses both these issues. I would sincerely like to hear your thoughts about this. You can simply reply to this email, and if you'd like the entire Board to hear what you have to say, copy memberinput@rsfassociation.org. 

The 25 acre Osuna property was purchased in 2006, 19 years ago, for $12M and houses a working 50 horse equestrian ranch and the historic Osuna Adobe from 1836. It was originally 28 acres, but the Association sold a 3 acre part of it 12 years ago for $1.75M.

While the equestrian facilities run at more or less break even, it cannot afford to be run like most of the tens of Rancho Santa Fe's upscale private equestrian properties and is lacking in many standard amenities like an equisizer and doesn’t even have enough barn capacity to shelter the number of horses it has. Some of the barns it does have are non-compliant with Rancho Santa Fe Art Jury standards and could be under enforcement proceedings were it privately held.

The reality of the San Diego equestrian barn business is that private owners can afford to build and upkeep upscale equestrian barns since any capital improvements they make will be recovered upon property sale. Capital improvements cannot be recovered through stall rental fees, the market simply won’t allow for it. Capital improvement costs can only be recovered upon property sale.

Normally, the Association Board would simply spend assessment money to upgrade the facility, as it is doing for the clubhouse restaurant. However, the vast majority of our approximately 4,000 adult Members use the restaurant, while only 8 Members currently board horses at Osuna. Thus spending assessment money on this facility isn't fiscally prudent.

Switching now to the Osuna Adobe part of the property, the Osuna Adobe has been maintained through a combination of Association assessment money and via some donations through the RSF Foundation. The Adobe is a legitimate part of Rancho Santa Fe history. Preserving it for future generations is a worthwhile endeavor.

This and previous Boards have grappled with the twin issues of upkeeping an expensive equestrian property that serves few members while also preserving a historic building site. Some of us working together have come up with a proposed plan that addresses both these issues.

The only way the equestrian property will be upgraded to a Rancho Santa Fe level equestrian property is in private hands. So the proposal is to redraw lot lines and create a separate Osuna Adobe lot composed of approximately 5 acres. This separate property can then be donated to a 501(c)(3) organization which would by charter be charged with forever preserving the Adobe and public access to it. Putting it under control of a 501(c)(3) would eliminate the political danger of future Board actions, while also giving it the correct legal structure to accept tax free donations.

The remainder of the property would then be zoned A&L or just L as appropriate and sold. Zone A allows a single family house, L allows horse keeping. One of the justifications for buying this property was as a way of preserving open space. These zoning designations ensure that no high density building would ever occur on this property.

This sale could generate about $10M for the Association which would be used for capital projects benefiting all Association members.

The approximately $450K currently in replacement reserves for the property would then be freed up, some of which would be used to effect this lot split and sale, and the remainder could be spent on Osuna Adobe maintenance, restoration, grounds upkeep, etc.

Finally, this would free up Association staff resources to no longer have to spend time and money on the Osuna property.

Bear in mind that Association property sales/donations are subject to an official Member wide vote should the Board decide to pursue this plan.

If approved, the end result would be a well-maintained equestrian property in private hands, a forever preserved historic Osuna Adobe with $400K of restoration funds, and $10M into Association coffers for capital projects that benefit all Members.

My intent here is to initiate a discussion amongst the community. Please let me and/or the Board know your thoughts.

Since I no longer operate the RSF Post, I enlarged and updated information on my personal website MyRSF.net. There you will find complete searchable RSF Post archives from its founding to when I lost control of it in 2023. I've also created various historical guides to significant RSF stories through the years and a current information section for useful information you can use today.

As an RSFA Board member, I am always available to any Member that wishes to talk. I can be reached at ptrubey@rsfaboard.com or just reply to this email. If you know of someone who would have liked to have received this email but didn't, forward me their email to be added to the list.

Phil Trubey