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022613 Joint CC PC Agenda-combined
SPECIAL JOINT MEETING Atascadero City Council Atascadero Planning Commission Request to Begin Eagle Ranch Specific Plan EIR Tuesday, February 26, 2013, 6:00 P.M. AGENDA Atascadero City Hall Council Chambers 6907 EI Camino Real, Atascadero, California ROLL CALL: STUDY SESSION: 1. Request to Begin Eagle Ranch Specific Plan EIR Joint City Council & Planning Commission Study Session — PLN 2008-1280 (Eagle Ranch, LLC / RRM Design Group) ■ Fiscal Impact: The applicant is responsible for the cost of the EIR process; there is no fiscal impact to the City. ■ Recommendation: The Atascadero Design Review Committee (DRC) recommends: City Council and Planning Commission review the proposed project design and authorize City Staff and the applicant to begin the EIR process with project alternatives. ADJOURNMENT: The City Council will adjourn to its next Regular Session on February 26, 2013, in progress; and the Planning Commission will adjourn to its next Regular Session. STATE OF CALIFORNIA ) COUNTY OF SAN LUIS OBISPO ) CITY OF ATASCADERO ) MARCIA MCCLURE TORGERSON, C.M.C., being fully sworn, deposes, and says: That she is the duly elected City Clerk of the City of Atascadero and that on Thursday, February 19, 2013, she caused the above Notice to be posted on the doors of the City's Administration Building, 6907 EI Camino Real in Atascadero, California. MARCIA MCCLURE TORGERSON, C.M.C. City Clerk, City of Atascadero SPECIAL JOINT MEETING Atascadero City Council Atascadero Planning Commission Request to Begin Eagle Ranch Specific Plan EIR Tuesday, February 26, 2013, 6:00 P.M. AGENDA Atascadero City Hall Council Chambers 6907 EI Camino Real, Atascadero, California ROLL CALL: STUDY SESSION: 1. Request to Begin Eagle Ranch Specific Plan EIR Joint City Council & Planning Commission Study Session — PLN 2008-1280 (Eagle Ranch, LLC / RRM Design Group) ■ Fiscal Impact: The applicant is responsible for the cost of the EIR process; there is no fiscal impact to the City. ■ Recommendation: The Atascadero Design Review Committee (DRC) recommends: City Council and Planning Commission review the proposed project design and authorize City Staff and the applicant to begin the EIR process with project alternatives. ADJOURNMENT: The City Council will adjourn to its next Regular Session on February 26, 2013, in progress; and the Planning Commission will adjourn to its next Regular Session. STATE OF CALIFORNIA ) COUNTY OF SAN LUIS OBISPO ) CITY OF ATASCADERO ) MARCIA MCCLURE TORGERSON, C.M.C., being fully sworn, deposes, and says: That she is the duly elected City Clerk of the City of Atascadero and that on Thursday, February 19, 2013, she caused the above Notice to be posted on the doors of the City's Administration Building, 6907 EI Camino Real in Atascadero, California. MARCIA MCCLURE TORGERSON, C.M.C. City Clerk, City of Atascadero ITEM NUMBER: 1 DATE: 02/26/13 1979 6-D Joint Session Atascadero City Council & Planning Commission Staff Report— Community Development Department Request to Begin Eagle Ranch Specific Plan EIR Joint City Council & Planning Commission Study Session PLN 2008-1280 (Eagle Ranch, LLC / RRM Design Group) RECOMMENDATION: The Atascadero Design Review Committee (DRC) recommends: City Council and Planning Commission review the proposed project design and authorize City Staff and the applicant to begin the EIR process with project alternatives. REPORT-IN-BRIEF: Over the past several years, the applicant, their design team, the City, and other interested parties and neighborhood groups, have been working together to design a plan for Eagle Ranch that will meet the needs of all parties. The applicant has continued to redesign and refine the Eagle Ranch project to address issues raised by the Council in early 2012, and to incorporate additional public input through an extensive neighborhood outreach process. At this time, the applicant is requesting authorization to begin the formal EIR process, including the Notice of Preparation and project scoping. More specific and detailed analysis is needed to fully understand the project impacts, and a formal EIR is the best avenue to complete this work. If the City Council and Planning Commission authorize the EIR to begin, the City and the EIR consultant (Michael Brandman Associates) will spend the next 12-18 months completing detailed analysis of the proposed project in regards to traffic, visual impacts, the wild land fire risks, noise impacts, and the many other very important issues which have been brought up over the past year. Some changes to the project will undoubtedly result from the detailed analysis and subsequent mitigation developed through the EIR. However, a firm project description is needed to ITEM NUMBER: 1 DATE: 02/26/13 begin this process, which is why the City needs to be comfortable with the general project parameters proposed prior to beginning this process. Current Project Statics Summary as Recommended by DRC: Single Family: 494 Lots, '/2 acre minimum size Multi-Family: Up to 93 units at the Village Center (Includes at least 21 deed restricted affordable units and at least 12 workforce housing units. Senior units to be studied further Resort Hotel: 42.4 acres (100 rooms) Village Center: 1.8 acres (15,000 sq. ft. retail) Highway Commercial: 15.2 acres (200 rooms) Public Park: 10.7 acres Equestrian Staging: 1.5 acres Trails: 16.2 miles Open Space: 2,510 acres (73% of site) DISCUSSION: Background: The City of Atascadero General Plan (adopted in 2002) and the 2004 and 2011 Memorandum of Understanding between the City and the County, provide policy direction for the annexation of the Eagle Ranch to the City of Atascadero. The General Plan requires a Specific Plan to be approved by the City in order to provide a comprehensive development plan for the property. The Specific Plan will reconfigure the existing lots and roadways into a master planned community of clustered lots with a variety of land uses including housing, commercial uses, parks, trails, open space, and tourist-serving resort facilities. In May of 2008, the City Council authorized the processing of a General Plan Amendment and annexation application for the Eagle Ranch project. In August 2010 the Council authorized Michael Brandman Associates (MBA) to begin an "environmental constraints analysis" for the project in order to identify environmental issues early on and create a self-mitigating plan. Adjustments to the site layout and design were made to respond to environmental findings on site, and mitigation measures will be incorporated into the formal EIR process to address direct and indirect impacts of the development. No environmental or archeological resources were identified by MBA that would preclude development of the project. This ongoing process of design, study, and modification has produced a far superior plan than the City would have seen if the EIR ITEM NUMBER: 1 DATE: 02/26/13 were started several years ago without the Constraints Analysis. However, the process for the preliminary studies has gone on much longer than originally planned. The Constraints Analysis and public outreach was originally intended to be a 16 weeks process, with a budget of $113,000. In order to respond to questions raised by the public, additional environmental work was done during this Constraints Analysis phase. The process has now been ongoing for two years, and is more than double the original budget for preliminary studies. The Project Applicant has paid for these additional Council authorized studies. In late 2011 and early 2012, several public meetings were held to discuss the design of the Eagle Ranch Specific Plan. The project design at the time included a proposal for 696 single-family lots, ranging in size from small 4,500 sq. ft. lots to large 5-20 acre estate lots. Previous Land Use Plan: 2011 & 2012 (Presented Nov. 15, 2011 at DRC and March 27, 2012 at Council/Planning Commission Study Session) School Site "' ``4'• (option 2) r Village Center with . Public Park& � �\ t - Multi-family units . - r`' .` School Site (option 1) as Highway y Commercial -1 - .� 1 _ �� .fir �► ZLrt� -` r' 1 Resort Hotel ++" - Map Features GENERAL MAP ELEMENTS RESIDENTIAL AREAS SUMMARY Ranch Boundwy _4.S00 b 6.500 S F Lots Segte Family 600-600 IOL `e ®Atascwem Gly I" -6.50010 10.000 S F-Lots MWG-Faosty.So-100 wits caa,vw•rm arq.a eana� Atascaciero CAY Li" 10.00010 10.000 S F Lots RecHot on el 30 0 ac _ I5,c'e«'o-"r c'-1_-Lmaxim 0 5 Acre t0 1 Acre Lots '.rsage Center_-S ac City of AtascaWro URL caee^ocla PA�- 1 Acre to 5 Acre Lots Hlgtmay Commcrclal.10-15 streams Inwrmment L GC roc,.Ns;ana 5 Acre to 20 Acre Lots PrtHc Park-a-7 ac ®Eus"Lakes(Ponds Mulb•Famiy Housing Elementary School 13 ac COMMERCIAL AND OPEN SPACE AREAS --aL";AND TRAILS EqueWlan Staging Area 1-2 1: Resort Hotel Emslrg Ranch Roads Roads-Paved Area 50.60 ar image Cemex ®Proposed Road ROWa Trarb.10-1:ac Highway Convywaal ®Unpaved Trails Open Space?,800.1-ac Public Pas -.X-_nc w S, lEsbmated Percentage 80.161 I�Class 1 MuaFuse Pam Ekwlentary School .e was-aria Equeema,Stag"Area ®Nabonal Forest Serv%ce Connector Trail Open Space Remanxr ."P Toa ITEM NUMBER: 1 DATE: 02/26/13 On March 27, 2012, the City Council and Planning Commission held a joint study session to discuss the possibility of beginning the EIR, and to provide direction to staff and the applicant on the following project components. Some of these issues were resolved at that meeting, and some led to further discussion and the need for additional information: 1. Project scale and density 2. Fiscal impacts of annexation 3. County tax share policy 4. Neighborhood street connections 5. On-site maintenance 6. Off-site improvements / freeway interchange funding 7. Impact on City Fire Department and Wildfire Risk 8. San Rafael lot size consistency 9. Affordable / inclusionary housing requirements 10. Keeping of farm animals and trails 11. Neighborhood pocket parks and community park at Village Center From the March 27, 2012 meeting, the Council and Commission develop a list of key issues in need of further attention, and directed to Staff and the applicant to continue to do additional neighborhood outreach. The list of key issues, and a summary of the work completed on to addresses the issues on this list to date, is included as Attachment 1 of this report. Over the past year, Staff and the applicant have been making progress on addressing items on the Council's issues list and working to redesign and obtain analysis of key project components. The project applicant has also worked with a fiscal consultant on a Feasibility Analysis to look at the size and density of the project, as well as construction phasing. Several neighborhood meetings were held in 2012 to gather feedback on the project. Key issues raised at the neighborhood meetings included speed and safety on Atascadero Avenue, as well as the number and size of the proposed lots. In November 2012, the applicant presented a redesigned site plan and updated project description which included dramatic changes to the project. The proposed lot count was reduced from 694 mostly small lots (shown March 2012) to a plan with 494 single- family lots with a half-acre minimum lot size and large rural lots along the perimeters of existing neighborhoods. The potential school site has also been removed from the project proposal; the School District is currently in negotiations for a site outside of the Eagle Ranch boundaries. Several small neighborhood meetings and discussions, a November DRC meeting, and a December City sponsored public workshop were held to discuss the redesigned site plan proposal. On January 31, 2013, the Atascadero Design Review committee (DRC) met to review the current proposed project design and take public comment regarding the project. ITEM NUMBER: 1 DATE: 02/26/13 The DRC recommended that the City Council and Planning Commission review the current project design move forward with the formal EIR process in order to complete more detailed study and analysis of the proposed project. The DRC recommended three (3) alternative considerations to be looked at before or during the EIR: 1. Consider alternative option to provide additional workforce or affordable priced housing in the project; and 2. Further study to analyze if the Eagle Ranch Village Center is an appropriate location for the proposed senior housing component, and 3. More detailed design of Atascadero Avenue, including a possible Class 1 trail along the entire length of the Atascadero Avenue property frontage, with consideration for how the trail will transition between property frontages which are not owned by the Ranch (such as near Ortega Road). December 13, 2012 Neighborhood Workshop: On December 13, 2012, the City hosted a neighborhood workshop to obtain input and facilitate discussion regarding the latest project proposal. The meeting was well attended by over 100 people, who participated in four different break-out groups that discussed different aspects of the project. There were several primary issues repeated throughout the various group discussions. Attendees were asked to identify their top priorities with a voting dot system. The following "word cloud" was made using the list of public comments; the largest words are the ones which were repeated the most often during the meeting. As seen in the word cloud and the complete list of workshop comments (Attachment 1), the following topics were identified as public priorities: 9-Word Cloud' from 12/13/12 Neighborhood Workshop U Z� t~ speed u around like study ED increase stnicture need ' y Internal turn shortcut tr2. access- _ rooise proposed o ff Cr acl r;, trail p p y y good intersectio,° y�j add way, t o xalka^hle i„a.. 1-4 eanothe , W sanra ae a asca eroave u a ctughts another VJ process to R �a--1 highway large gas �� new service,., concerned cd U g %VeSt f w • Po_ihle • emergency �" ^� • to ck enol UO ( � types _ maintenance -,maintain nate, 1mpacts� i ' et san sego zoning!nage alntalll rJ) keep � G character �i �� allow water a,.� ! underground "" °' existets G g Pselecnertary y �--� public .� speeding '�- g alon animals lin' � U � � roead rural 1-4 �ne1 hborhood ttming clotsused a U U gsewerv '0 �J private onsistent�y •r farm v d likes �' 0 � IOSOSOS.-, roads school natural sandimas connection include ITEM NUMBER: 1 DATE: 02/26/13 - Traffic Impacts to existinq neighborhoods Increased traffic on existing City roads is understandably a major concern for the neighbors. There are existing City road right-of-ways which lead into the Ranch, and will be developed as primary, secondary, or emergency access points. Since the actual paved road has never been constructed, these existing neighborhoods have always felt like cul-de-sacs and secluded dead end roads. Completing the City's infrastructure network is important to provide connectivity throughout the City, but needs to be carefully considered in order to minimize the impact on existing residents. A complete discussion of project entries, road connections and the November traffic report findings is continued later in this report. Additional study and mitigation identified through the EIR will further address the project related traffic issues. - Project Character and Compatibility with the Existing Community At the neighborhood workshop, the issue of neighborhood compatibility came up at many of the break out groups. In order to respond to inquiries, the applicant has provided a "visual character" booklet to convey the design and scale of proposed project elements. In addition, entry design sketches have been developed to show what homes on eagle Ranch would look like in relation existing homes around the Ranch. The issue of neighborhood character and compatibility is discussed further in this report. - Trail System Connectivity Trails and open space have been a primary design feature of the project since its inception. At the December neighborhood workshop, the public reminded Staff and the applicant of the important of these public amenities. There are currently 16.3 miles of multiuse, paved trails, and nature trails proposed for public use throughout the Ranch. City staff and the applicant continue to work on options for project frontage trails and bike ways that will connect existing neighborhoods and project frontage to the network of trails within the Ranch. Through further redesign of specific components, additional character studies, and detailed site planning of key areas, the applicant has tried to address the issues raised at the public meeting where feasible. Many of the questions and concerns which have been raised cannot be answered at this time and will need additional study through an EIR to determine specific project impacts and associated mitigation. Copies of all public comment letters and emails addressing the current plans are included as Attachment 2 of this report. This included all comments received from November 1, 2012 through February 15, 2013. ITEM NUMBER: 1 DATE: 02/26/13 Existing Development Potential Over the past several years, it has been reiterated many times that there are "452 existing lots and a network of colony roads" within the Eagle Ranch boundaries. What does that really mean? The County of San Luis Obispo has issued certificates of compliance for these lots, which means they have the same development rights and potential as any other lot in the County. If the City does not process this Specific Plan, and the Ranch does not annex to the City to develop under a revised layout, then these roads and existing lots would develop over the entire 3500 acres of the Ranch. While these lots may be difficult or expensive to build out, we have seen with other projects in and outside of Atascadero, that it is possible, and eventually it will happen. During the EIR, MBA will be studying the existing 452 lots as the "no project alternative" to understand what build out of the existing layout would look like, and how it would impact the adjacent neighborhoods, the City, and the environment. The Specific Plan and Annexation give the City, the applicant, and the neighbors an avenue to design something better for the future of Atascadero. A Specific Plan would allow the steep terrain, oak woodlands and pristine creeks throughout the Ranch to be protected through open space preserves and clustering of lots in areas of the Ranch which are more suitable for development. Integration into the existing City layout, rerouting of existing road right-of-ways, and dedication of public trails, parks and other public amenities such as equestrian facilities and event facilities, would not be provided if the Ranch were to develop under the existing lot and road configuration. Potential for City revenues, such as the resort and highway commercial hotel, also would not be under consideration. If the Ranch were to develop in the County with the existing lots and roads as currently allowed, then the City would see all of the impacts of the development, and would not receive any public benefit with the development. Map of Existing 452 Lots & Existing Road Right-of-ways V Owe t M _ •s 7 tt I •1 `11� 3.460 Ac»a • • I ITEM NUMBER: 1 DATE: 02/26/13 Analysis: Current Proposed Project Design Statistics (as recommended by DRC): ❑ 494 single-family lots • '/2 — 1 acre: 72 lots (mostly merchant built) • 1 — 5 acre: 387 lots (semi-custom and custom homes) • 5 — 20 acre: 35 lots (custom homes) ❑ Up to 93 multifamily & mixed-use units located at Village Center: • At least 12 workforce housing units (condo/townhome style) • At least 2 mixed-use units located above commercial • At least 21 deed restricted affordable housing units • Up to 79 senior housing units (to be studied further in EIR) ❑ Resort Hotel: (42.4 acres) at historic ranch headquarters • 100 rooms Full service resort, spa & equestrian center ❑ Highway Commercial (15.2 acres) • 200 room, 2-3 story hotel • Conference center and event area • Full service restaurant on adjacent parcel ❑ Village Center: (1.8 acres) • 15,000 square feet of neighborhood retail & offices & mail center ❑ Public Park: 10.7 acres ❑ Equestrian Staging Area: 1.5 acres ❑ Public Trails: 16.3 miles total • Class 1 Multi-use Path; 3.9 miles, 8' wide, paved, along main loop • Unpaved trail: 9.7 multiuse trails, mostly along existing ranch roads throughout project and to Santa Margarita Hwy 101 underpass • National Forest Connector Trail: 2.7 miles, single track from the ALPS site near 3 Bridges to the Los Padres National Forest ❑ Open Space: 2,510 acres (73.2% of the project site) • Includes 2,239 acres of open area, mostly for cattle grazing • 271 acres of private ownership open space ("no-build" areas) ITEM NUMBER: 1 DATE: 02/26/13 Current Proposed Site Plan Design: MAP FEATURES •`� -•� 72 0.5-1 ac Lots 1-5 ac Lots 5+ ac Lots 494 Total Single Family Lots J t� Staging Area i /•' Hwy_ Commercial PrO)Od Area �•, 3.430 et �1 Resort Village Center Multi-Family Visual Character: Throughout the development of this project, the question continues to be raised: "What will the development look like"? In order to convey the architectural style and massing proposed, the applicant has provided a booklet of photos and examples to conceptually demonstrate each project component. Architectural details and design guidelines specific to the Eagle Ranch site will be developed during the Specific Plan; however, this booklet provides a much clearer understanding of the vision of Eagle Ranch. As stated by the project owner throughout the project design development, Eagle Ranch will be a low density, environmentally sensitive residential development that reflects and builds upon the unique Atascadero rural landscape. The incorporation of the Big Valley and the preservation of views remains the main concept behind the layout and design of ITEM NUMBER: 1 DATE: 02/26/13 the Ranch. Home sites and roads are designed to be located in areas where the least grading would be required. Road designs are rural, as narrow as safe travel speeds will permit, and will be constructed without sidewalks or curbs. The Visual Character examples provided by the applicant are included in the discussions below for each of the project components. Conceptual Residential Visual Character Examples ,.. �=;,, � � . f ��, � '•'ray`s ,; Y, r r y� Project Entry Designs: In order to demonstrate the relationship between the Eagle Ranch development and the existing neighborhoods, the applicant has developed site specific design sketches for the project entries at San Carlos Road, Atascadero Avenue South, and Atascadero Avenue North. The illustrations show the how the lots and roads will blend into existing neighborhoods. Footprints of actual home plans, which were constructed in a recent San Luis Obispo County residential development, are used to show the size and scale of the proposed homes. As seen in the sketches, the proposed home sites are laid out in a very similar pattern to adjacent neighborhoods. Many of the proposed homes take direct access off existing City streets such as Atascadero Avenue and San Rafael. Existing native landscape buffers are preserved and enhanced where possible, and new landscape is incorporated in landscaped medians, landscaped road frontages and at intersection corners. The project will include rural fencing and will not be gated. Public trails and pedestrian access points are also shown leading from existing neighborhoods into the project site. ITEM NUMBER: 1 DATE: 02/26/13 Atascadero Avenue South Entry Atascadero Avenue South is proposed as the main project entry. Based on recent traffic analysis completed by W-Trans, the majority of the ingress and egress to Eagle Ranch will be located at this entrance, which is close to the HWY 101 at Santa Barbara Road. The southern entry will most likely include a signalized intersection with a turn lane to enter the Ranch; traffic analysis in the EIR will verify if signalization is necessary. A wide landscaped median separates the north and south travel lanes at the entrance. An equestrian staging area is located at this entrance, and will act as the main trailhead for the integrated multiuse trail system. Home sites are identified on the lower hillsides in buildable areas directly off the main loop road, and directly off Atascadero Ave. These sites are designed to blend with the larger lots and existing homes along Atascadero Avenue. A neighborhood of one-half to one acre home sites is located towards the east of the main entrance, with homes similar the Eagle Creek development nearby. Atascadero Avenue South Entry Signalised Intersection Ataseadero Avenue Entry Gateway Signage F,questrian Parking Class I Pat Trailhead and l Ranch Fencin 7 P-Space en S ace of l'nrjnY Unpaved Trail I �\ Median One 11a / Road Two Wa Road Eagle Creek neighborhood I ITEM NUMBER: 1 DATE: 02/26/13 Atascadero Avenue North Entry The Atascadero Avenue north entry point has been discussed in detail during design development in recent months. A redesigned intersection on Atascadero Avenue at Ortega Road and San Diego Road at the Ranch entry could improve existing unsafe road curvatures and blind spots on Atascadero Avenue. A system of medians and turn lanes was designed to direct cars exiting from the Ranch towards the south. Residents in the Ranch would not be able to turn left to go north on Atascadero Avenue to the Santa Rosa interchange, as this interchange does not have capacity for additional traffic. In order to prevent traffic impacts to the neighborhoods off San Diego Road (which would be an enticing shortcut to HWY 101), Ranch residents would not be able to turn onto San Diego Road either. The Atascadero Avenue north entry intersection is now designed as a 3-way stop. Decorative crosswalks and speed tables are incorporated to slow traffic and facilitate pedestrian movements in this area. The crosswalks enable residents near the Ranch to easily cross Atascadero Avenue and utilize the trail system. An entirely new road and intersection would be constructed on the Ranch property to the north west of the existing Atascadero Avenue. Atascadero Avenue North Entry L� Ataseadero Avenue Transition to Bike Lane "��Jf ''VIA �. j , Ranch Fencing Class I Bike Path 4 j , _ �- Landscaped Median ' Unpaved Trail a �� . tilt '.� Stop Sign (3) Crosswalk/Speed Table =s I vi� Entry Gateway Signage r+` Multi-Use Path All Unpaved Trail --_- __ __" •'� Class I Path Class I Path `� .r - �, Transition to Bike Lane ITEM NUMBER: 1 DATE: 02/26/13 The currently proposed Atascadero Avenue north entry design has also addressed turning movements and pedestrian access for existing lots. Residents on Ortega are able to cross Atascadero Avenue at a break in the median to drive north or to access the San Diego Road onramp. Residents located across the median on Atascadero Avenue and San Diego Road would be able to turn north onto Atascadero Ave, and then make an immediate U-turn in the median to drive south to the Santa Barbara onramp if needed. A multiuse path is proposed on east side of Atascadero Avenue near the intersection in order to facilitate neighborhood pedestrian access to the Ranch trail system. Atascadero Avenue North Entry: Local Turning Movements Southbound turn around • for existing neighborhood —�.-.. Ranch Fencing 1 Landscaped Median Stop Sign (3) P. Crosswalk/Speed Table Entry Gateway Signage U ipaved "Trail Multi-Use Path Class I Path Transition to Bike Lane Al ITEM NUMBER: 1 DATE: 02/26/13 San Carlos Road Entry At the December Neighborhood Workshop, neighbors on San Carlos and the end of San Rafael expressed concern regarding the extension of these existing road right-of- ways into and through the Ranch. Due to limited right-of-way in this area and a desire to blend seamlessly into the existing neighborhood, the applicant has proposed a simple extension of the existing road at San Carlos. This access point will take on the look of the existing neighborhood, and will not utilize the medians or separated travel lanes that are provided on Atascadero Avenue. Lot sizes and home sites are designed to match the surrounding neighborhood. Neighbors have asked, and the City and the applicant are aware, that additional offsite improvements may be needed for this area. Due to the increase of traffic on the roads which lead to HWY 41, there may be intersection improvements, safe routes to school or other types of mitigation identified in the EIR for offsite improvements. The full impact of the project on this area is unknown at this time. In addition, portions of San Rafael and San Carlos roads are currently maintained by the existing residents. With the increase of traffic coming from the Ranch, the City will need to consider how these roads will be maintained in the future. These items will be further addressed during the EIR and facility financing portions of the project analysis. San Carlos Road Entry Neighborhood Mailboxes Improved Street Class I Bike Path 40' Right-of-Way Entry Gateway Signage �+ J 20' Right-of-Way J ,� � 60' Right-of--Way 1 No Build Line 1 ITEM NUMBER: 1 DATE: 02/26/13 San Diego Road Connection: Consistent with the Fire Department's requests, an emergency connection is being provided at the west end of the project to connect to San Diego Road. Abandonment of San Diego Road at the Ranch would create a permanent safety hazard for the existing San Dimas Road neighborhood. Therefore, build out of this existing paper road connection has been a mandatory project requirement that is needed to ensure the existing neighborhoods on San Diego, San Dimas, and Toloso are provided a secondary egress point in the event of an emergency. Multiple design options and locations have been considered for the road on this steep slope. The current proposal follows contour lines to the extent feasible, avoids sharp curves in the road and keeps as much distance as possible from the adjacent neighbors' homes. Tree removals will be required for installation of this road, and will be mitigated with replanting areas and/or mitigation fees. Installation of this road will be in one of the last phases of construction of the project. The proposed location of the San Diego Road emergency access connection has been staked with markers on site. The road connection is located within the existing Colony Road right-of-way for San Diego and can be viewed on site prior to the DRC meeting. Emergency Access Connection at San Diego Road ` m, ITEM NUMBER: 1 DATE: 02/26/13 Highway Commercial Site: New site plan proposed The current project design has restored the acreage originally identified for a highway commercial hotel. The applicant's revised site concept includes a 15.2 acre site, with a 2-3 story hotel building for 100 - 200 rooms. As an alternative, small, detached cottage style rooms could be provided around the site instead of having it all in one building. An area for a conference facility would be provided on site, as well as a recreation area for guests and large outdoor events areas overlooking the hillsides and oak woodlands to the south of the project site. A freestanding restaurant site is also provided within the Highway Commercial Hotel area. Existing and proposed landscape buffers would separate the commercial uses from new and existing residential areas nearby. Highway Commercial Conceptual Site Plan Free-Standing Restaurant and Parkin Hotel and Amenities t Existing Oaks to F Remain, Tip. , Meeting/Conference ' Slope with I Facility Planting Executive Suites I . I( Existing Oaks to ' Remain, Half Court Basketball � - Typ. Tennis Courts I ,s, n J ` Events Area w ITEM NUMBER: 1 DATE: 02/26/13 Conceptual Highway Commercial: Visual Character and Site Components PARCEL 1 1.1 Acres 5,400 sf Restaurant 45 to 50 Parking Spaces PARCELS 2 and 3 �,� '� ,•��xerid,aaasti 14.1 Acres 165 Room Hotel(2 and 3 storv) � t 2 Executive Suites/Cottages 215 to 225 Parking Spaces Amenities: HIGHWAY COMMERCIAL EAGLE RANC . Individual Meeting Rooms • 3,200 sf Large Meeting Space . Pool/Spa . Gardens . Tennis Courts(2) a _ t/2 Basketball Court(1) Events"Lawn" +/-1.25 acres ? - Outdoor Lecture/Classes Area ._ WNW ITEM NUMBER: 1 DATE: 02/26/13 Village Center Site Plan: The Village Center remains as proposed in the November 2012 DRC review, located towards the southern boundary of Eagle Ranch. The Village would be located directly off the main loop road, in a relatively flat area where some horse corrals existing today. The Village is designed as the main daily hub for the residents in and around Eagle Ranch. A small neighborhood commercial center with space for offices, a small deli or other small commercial, and a mail center are located off the main loop road. A senior housing building provides 79 units, 19 of which would be deed restricted affordable. 12 units of workforce housing (townhome style) will add a sense of community to the Village Center. A large 9 acre public park with a small amphitheater is located to the south, abutting the open space beyond. The park is envisioned to be focused primarily on passive activities (picnic, BBQ, etc.), some children's play structures, horseshoes, and limited open turf areas to accommodate group and family play. Natural creeks and a possible small amphitheater area are located in close proximity to the park. Village Center, Multifamily Residential & Park Site Plan Park Lot(33 spaces) Retaining Wall Commercial Lot(51 spaces) 8-1Z-Wide Path/ r Work Force Housing E:° Maintenance/Emergency Tot Lot = Access Vehicular/ Existingg Pedestrian Oaks,Typ. \ '�• ,/ Bridge F. Amphitheater Trail Turf Picnic Table,Typ. tt , Pedestrian Bridge Picnic Table,Typ. Trail VI I l A E MM ER [AL.G CO C EAGLE RANCH ~_ A AOL N w SENIOR HOUSING EAGLE RANCH MULTI-FAMILY HOUSING EAGLE RANCH ITEM NUMBER: 1 DATE: 02/26/13 Resort Hotel: The resort hotel design remains as originally proposed. The Ranch headquarters lends itself to a unique, high end resort atmosphere. A full spa, events areas for weddings, and equestrian facilities would create a unique vacation experience for guests. The resort facility is envisioned to be similar to Alisal Ranch in Santa Ynez. Development of the resort hotel is expected to be one of the last phases of the development due to its more remote location. A unique hotel operator will also be key to development of this project component. However, the resort site provides tremendous potential to create a tJ truly unique destination and tourist serving facility within the City of Atascadero. Resort Hotel Concepts eiruE.� 1. 1 1' _ I �I r trK enR� rrwli�u :V � d,�l. x r��v ucm �- —7WO B"toc" -4 i COTiAasc " 'E BFSMOOM fJ� icmttrl 10 V17a •au ¢ � SPA Ir..cnl'w 1[15 rTTN ,– s7t►.�,L� 7tL,VMf_NT Q. ITEM NUMBER: 1 DATE: 02/26/13 Roads: The applicant intends to provide a rural character with fairly narrow roads, gravel shoulders, landscape medians, and separated trails. City Public Works and Fire Staff have been reviewing road sections to ensure adequate width is maintained for safety. The Municipal Code requires the when a site is developed, all the public road frontages be improved to current standards. The requirement is that '/2 _ half the right of way, plus ten feet, be improved. Therefore, project frontage roads such as San Rafael and Atascadero Avenue will require i improvements such as shoulders, bikeways, and curve widening or overlay to meet current standards. Visual Character Examples: Roads MAP FEATURES �(/� Main Loop �\ ���� 's ., ��fR• Rural Collector Local Roads C � - �' �" •�. Shared Drives 0 Road # 2 5 3,30x '.� 7 8 l ITEM NUMBER: 1 DATE: 02/26/13 Trails & Bikeways There are currently 16.3 miles of public trails proposed with the Eagle Ranch development. The applicant has worked with several local groups to develop a comprehensive trail system with a variety of types of public trails and connection points. There are three (3) types of trails proposed: Proposed Trail & Bikeway map Unpaved �N Trail Class IMulti- Use path ''�,•`' ,� ora � -• Ropd/- 3.430 ac -•� National Forest Connector Trail r ROW 1. Class 1, Multiuse path: 3.9 miles of 8-foot wide paved trails proposed for use by bike and pedestrians, similar to the Bob Jones Trail in Avila Beach. The paved multiuse path would be installed instead of standard sidewalks along most of the main loop road, and would connect to existing neighborhoods at several of the project entry points. 2. Equestrian Trail: 9.7 miles of unpaved trails located mostly on existing ranch roads. The equestrian trails would meander throughout the Ranch, and continue south along the freeway frontage to an underpass connection and an existing trail easement at Santa Margarita Ranch. An equestrian staging area is at the Atascadero Avenue south project entrance and will act as a trailhead to the unpaved trail system. ITEM NUMBER: 1 DATE: 02/26/13 3. National Forest Trail Corridor: In response to public input, the applicant has identified a connection through the Ranch to connect with Los Padres National Forest and Cerro Alto. An easement corridor is proposed on the far west side of the Ranch to connect the ALPS property off HWY 41 to the National Forest. This would be a very steep, single track hiking trail that could be developed at a later time; only the easement corridor is proposed with this project. Visual Character Examples: Trails & Bikeways -4 TWO 16 Y t � a _ ITEM NUMBER: 1 DATE: 02/26/13 Open Space: The majority of the 3,500 acre Eagle Ranch site (approximately 73%) is proposed to remain as open space to be utilized for agricultural activities and conservation. There is 2,239 acres of open space is proposed throughout the site, and an additional 271 acres of private ownership open space which will be maintained on private lots through "no- build" areas. The owners intend to continue to run cattle in the larger open space areas, mostly on the far west side of the Ranch, which will help with vegetation management. A complete vegetable management plan will be developed in the EIR. Proposed Open Space Locations MAP FEATURES •�� F— Open Space 2,240ac ' Liji—L] Private OS 270 ac �s�6 N R" .•� ` 2.510 ac Total Open Space(73%) �� .J •,-J x 9� •- Qa •lP ass 1 ; _•1 o � , r •. i • 1. ITEM NUMBER: 1 DATE: 02/26/13 Proposed Phasing Plan: Construction of the Eagle Ranch project would begin at the main project entrance near Santa Barbara Road. Phase 1 includes much of the main loop road and 120 single family lots. Access to the highway commercial hotel area is proposed to be constructed in Phase 1, and the hotel would be built when a buyer or operator becomes available. There are additional 3 sub-phases which would also be constructed in Phase 1. These include areas off of Los Osos Road, Atascadero Avenue, and San Rafael where large lots would be sold for custom homes. About 6 lots are proposed at each location. These lots would take access off existing City roads and would be designed to blend with the existing colony lots and established neighborhoods. The Village Center, multifamily sites, public park, and 47 single family lots would be constructed in Phase 2. Phase 3 continues construction of single family units towards the center of the project site. Phases 4 through 7 extend single family lots north along the main loop road to San Rafael and the north end of the site near Atascadero Avenue. Construction of the project would move west in the last phases of development, with the largest lots (up to 20 acres) located off an emergency access loop which connects to San Diego Road. The Resort hotel would be one of the last phases to be developed as it takes access off the back loop road. If a hotel operator came forward earlier, the access road could be constructed sooner. It is expected to take a minimum of 20 years to build out the project, but will depend on the rate of absorption of the new units. Proposed Phasing Plan MAP FEATURES 72 Phase 1 f � X09 Phase 2 s7 Phase 3 1 as Phase 4 ss Phase 5 J 1 ] as Phase 6 6 is Phase 7 e7 Phase 8 5 4 ® Phase 9 Phase 10 /' ••� 494 Single Family Lots mct A- 3 3 30- 10 ITEM NUMBER: 1 DATE: 02/26/13 Affordable Housing Proposal: The applicant is proposing to include 21 deed restricted affordable units in the project. These would be a combination of senior units and mixed use units located at the Village Center. A senior housing building is proposed in the area near the Village, and may be for sale and/or rental housing. The product type is modeled after the Wyndham Residence in Arroyo Grande. Of the 79 senior units proposed, 19 units would be reserved for affordable income qualified seniors. Per DRC direction, additional analysis will be done before or during the EIR to determine if this is an appropriate location for senior units. Consideration such as proximity to services, transit, etc. will be provided. Currently, two (2) very low income mixed use units are also proposed to be included as second story units above the Village commercial area, although this number could change of the senior housing component is eliminated or reduced. In order to provide some additional housing types, an area of the Village Center has been set aside for 12 workforce housing units. These would be attached condo or townhome units, with 3 units in each of the 4 buildings. Product type would be similar to the Villas in Dove Creek. These may be implemented in partnership with a local non- profit or NGO, and could be for rent or for sale. In addition to the designated workforce and income qualified affordable housing, second units ranging in size from 850 to 1200 sq. ft. would be allowed on lots over one acre. There are currently 404 lots in the project which are large enough to accommodate a second unit. Construction of the second units would depend on the future individual property owners desire to have the unit. Based on historical permit information, City Staff estimates that about 5-10% of the lots may eventually build out second units in the long term. Potential impact from second units will be studied during the EIR. November 2012 Traffic report: Through the Constraints Analysis, the City has hired Steve Weinberger of W-Trans to model the potential traffic that would result from the proposed development on the Ranch. The most recent report (Attachment 3) identifies data for local roads surrounding the project site There are currently 9 locations where the Eagle Ranch connects with or boarders existing City roads. In order to disperse traffic and not concentrate it on any one existing neighborhood, there are at least 7 connections currently proposed between the Ranch development and the existing City roads. Some of these connections will be designed for emergency access, and some will provide daily connections. A key point to remember is that the traffic will act as water balloon; when access is restricted it at one point, the traffic moves to the other access points. Dispersing the traffic throughout the project site, and throughout the City, is the best method of minimizing impacts on any on neighborhood. ITEM NUMBER: 1 DATE: 02/26/13 The November traffic report calculates that estimates 8971 daily trips will be generated by the project. The majority of these trips will be located at the main entrance at the south end of the project site near Santa Barbara Road. San Rafael Road will see a percentage of the trips (1386 total trips) as residents from the project drive towards Morro Road. As a result of the medians in the north Atascadero Avenue intersection, this project entry will produce very little traffic traveling on Atascadero Avenue. The increase in trips on Atascadero Avenue is only a very small percentage of the current existing traffic which uses the minor arterial road. Project Generated Daily Traffic Volumes Numbers indicate increased daily trips created by the project at build out. LEGEND {-100 141-1,0 A ,rV4#113296 100-500 w•- .• a Road g �+ -1500 5 1386 �� ` 1.500-3-500 3540-750 VA R G 240 v J. /// J f •-l7 138 Sdo�'abrr�Road ° 1342 IWO IMP Sall R 'may 1 i� 3175 - '•• ' ' i s ' 152 ..'"'''`` c' 3186 Road 469 1� Jc�;-�;,, ,•�:� � `�P\ X1342 _,• ywellt.. 7323 ,moi !�a �', ,�. 'r,.I" •� "• - {j - ,Y �?� / 3143 ITEM NUMBER: 1 DATE: 02/26/13 Conclusion: The Eagle Ranch project applicant is currently requesting authorization to begin the formal EIR process in order to conduct specific and detailed analysis of the proposed project. If the City Council and Planning Commission authorize the EIR to begin as proposed, or with alternatives or additional considerations, the City and the EIR consultant (Michael Brandman Associates) will spend the next 12-18 months completing detailed analysis of the proposed project in regards to traffic, visual impacts, the wild land fire risks, noise impacts, and Environmental considerations. The public will be involved in the EIR process through additional public meetings, additional comment letters, and review and comment of the draft EIR. FISCAL IMPACT: The applicant is responsible for the cost of the EIR process; there is no fiscal impact to the City. The project EIR will include a complete analysis of the fiscal impacts of the project on the City of Atascadero. City policies require residential portions of a project to be revenue neutral to the City. This is typically accomplished through a CFD tax on the properties to make up the additional cost of City services to the residences. Tourist services and resort components of the project are expected to be revenue positive with TOT tax to the City when / if they are constructed. The existing San Luis Obispo County Tax Share policy identifies the existing residential property tax base and two-thirds (66%) of the future tax increment going to the County. The City Manager's office has begun conversions with the County to discuss alternative parameters for tax share. A final tax share agreement will be negotiated during the LAFCO annexation process. ATTACHMENTS: Attachment 1 : 3/27/12 Joint Study Session, Summary of Key Issues Attachment 2: Public Comment Lists from 12/15/12 Neighborhood Workshop Attachment 3: Public Comment Letters on Current Design (11/1/12 — 2/15/13) Attachment 4: Traffic Report and Mapping (W-Trans, November 2012) Attachment 5: Applicant's Design Proposal: a) Project Description b) Site Plan ITEM NUMBER: 1 DATE: 02/26/13 c) Roads Plan d) Phasing Plan — 11 x1 7 e) Conceptual Sketch: Atascadero Entry, North f) Conceptual Sketch: Atascadero Entry, South g) Conceptual Sketch: San Carlos Entry h) Conceptual Sketch: Village Center/Park/Multi-Family Plan i) Conceptual Sketch: Highway Commercial Area j) Conceptual Sketch: Resort/Ranch Headquarters k) Visual Character Photo Package 1) List of Significant Changes ITEM NUMBER: 1 DATE: 02/26/13 Attachment 1: 3/27/12 Joint Study Session Meeting, Summary of key issues March 27, 2013 City Council and Planning Commission Joint Study Session Meeting Summary of key issues and current status (list is not prioritized) Proiect Issue Action Items Responsibility 1 Keeping of horses on large lots is compromise needed RRM a priority Current Status: Applicant is working on a set of parameters for the CC&R's which would allow farm animals subject to specific design, appearance, and lot size standards. 2 San Rafael Area— lot layout E Revise site plan RRM selected. Current Status: Applicant has redesigned the site plan to include 2+ acre lots around perimeter of project to be compatible with existing neighborhoods, and minimum 1/2 acre single family lots within project 3 San Diego Way 2nd access need to look at"gating"options Fire/ RRM needed for public safety Current Status: Applicant has surveyed site and proposed a location for a 20' clear emergency access road within the existing right-of-way of San Diego Road. This road would be constructed by the developer in the last phase of the project. Signage could be installed to identify the road for emergency access; however, gating of the road is not feasible as it would not meet the Fire Department's or the Public Resource Code standards for secondary emergency access in this remote location. 4 Bio/Natural spring &steep needs additional analysis Planning / slopes on Los Osos Road RRM / MBA Current Status: MBA to conduct site surveys during the EIR to identify wetlands and natural springs. Building sites and/or no build easement will be identified to avoid sensitive environments and steep wooded slopes. 5 San Carlos road maintenance "off-site" road maintenance areas needs to be RRM / Public issue (San Rafael frontage lots reviewed Works included) Current Status: Where traffic is increased on local roads currently maintained by existing property owners, the City will be looking financial options to relieve the existing homeowners from costs that could be associated with the increased maintenance resulting from increased traffic. 6 Group mailbox on San Rafael need to review parking/safety issue RRM / Public traffic safety issue Works Current Status: Applicant has proposed a location on San Rafael along the project frontage to provide a mail box turnout for the existing neighborhood. 7 AMWC service and fee increase need more public information. Planning / issue Public Works Current Status: The AMWC has stated that they can and will serve water to the development. The water meter connection fee of over$19,000 per single family unit assures that new development pays for itself and existing residents do will not see a fee increase as a result of new development. Additional in-depth study of water supply and access will be conducted during the EIR with the help of AWMC. 8 1 Wastewater treatment plant need more public information Public Works ITEM NUMBER: 1 DATE: 02/26/13 Prosect Issue Action Items Responsibility capacity ok? (increase costs on to existing residents?) Current Status: There are no known existing deficiencies that would prevent the water treatment plant from serving the project; however, the capacity of the wastewater plant and pipe and pump access to the plant will be studied further during the EIR. Mitigation will be included in the EIR if any issues come up during the EIR analysis. 9 Can Eagle Creek Court hook into Need to review options/costs to extend sewer Public Works/ sewer to Eagle Creek. RRM Current Status: A plan of sewer locations has not yet been submitted. Location of sewer lines and pump stations will be studied during the EIR. There may a possibility for neighboring properties to hook up to sewer in the future if the sewer lines are in close proximity to their property frontage. 10 Project finances and revenues Discuss options to offset commercial revenues Planning / need to be improved. if hotels do not get built until late RRM Current Status: Additional discussion of alternative revenues has not taken place. This would be an items in need for further Council direction if desired. 11 Atascadero Avenue area traffic/ neighborhood meeting requested RRM / safety a major concern Planning / Current Status: A series of design options have been created by the applicant and studied by the Traffic engineer to address speed and safety issues on Atascadero Avenue. The current design utilizes a controlled intersection at the north entry to the Ranch, with landscaped medians and pedestrian access. The road would be completely rebuilt at this location. 12 Pocket parks are not a priority I No action Current Status: No change. One main 10.7 acre public park is provided within the project 13 General support for RRM's needs refinement Planning / affordable housing proposal & RHNA credit for 2nd units (check with HCD). RRM exemption of 452 colony lots Discuss phasing and implementation so does from affordable housing not prevent construction of portions of project. requirement Current Status: Applicant has proposed a combination of deed restricted units, workforce housing, senior units, and second units. Implementation of the affordable housing plan has not yet been discussed, but will be addressed in the Specific Plan, as well as project conditions of approval. 14 Annexation boundary reduction needs to be studied and cost/benefits Planning / Fire analyzed. Department/ Concerns about losing National Forest and RRM Santa Margarita trail connections. If outside City/project boundary, does it limit our ability to clear & install fire breaks? Consider adding costs to CFD to fund wildfire costs ($50,000/yr?) What is potential GHG sequestration value of open space forests? (Fonzi) Current Status: This year the City has had conversations with the County and LAFCO about modifying the annexation boundary to exclude the large areas of open space at the west and south of the project from annexation. If a modified area was proposed for annexation, boundary lines would follow existing lot lines to ensure existing lots are either in or out of the annexation boundary. An open space conservation easement would be developed to ensure that there would be no future development on the lots that remain within the County. Discussions will be ongoing during the EIR and Specific Plan process to look at all options and potential impacts associated with both the current and a reduced ITEM NUMBER: 1 DATE: 02/26/13 Proiect Issue Action Items Responsibility annexation boundary area. 15 Interchange proportional share/ City to get proposal from RCS. Public Works/ funding strategy needed. Roundabout funding was mentioned as a Planning concern numerous times. Current Status: The City has hired Scott Thorpe from Revenue Cost Specialists (RCS)to prepare a proportional share cost study for the Santa Barbara and Santa Rosa interchanges. RCS has been working with W-Trans and City staff to identify existing and future traffic for these interchanges. Based on preliminary results from this study, as well as preliminary traffic studies, the applicant has made modifications to the project to direct traffic to the Santa Barbara interchange, and away from the Santa Rosa interchange. Staff expects that the project will be required to make improvements to the Santa Barbara interchange in order to accommodate the additional trips at this interchange. During the EIR, a complete study of project impacts will be done, and mitigation measures will be developed to identify improvements, costs, and timing for interchange improvements. 16 City staff to begin negotiations Staff to develop negotiation strategy Planning with County on tax split agreement. Current Status: This year the City Manager began discussions with San Luis Obispo County to address the fiscal impact of the annexation. Tax share negotiations are typically not done until the LAFCO and annexation part of the process; however, in this situation, the financial feasibility of the project is a major consideration and needs to be addressed earlier in the development of in the project. Atascadero also commented on the County's Economic Element update, as well as the strategic growth study which studied impacts which may result from the County's recently adopted policies of focusing growth within Cities and more urban areas of the County. David Taussig and Associates (DTA) has updated the Fiscal Impact Analysis for the project to reflect the current project proposal. This analysis will be used during tax share negotiations to identify a reasonable split and ensure that the City is provided the tax share it needs to serve the annexation of residential land. 17 San Rafael/San Gabriel &school Additional analysis needed Public Works/ traffic and safety are a major W-Trans neighborhood concern. Current Status: A new school site is no longer proposed within the Eagle Ranch project area. Offsite impacts to San Rafael and San Gabriel, such as those associated with project access to the San Gabriel Elementary School and HWY 41, will be studied during the EIR. City staff expects that there will be offsite mitigation included in the EIR to address project impacts in this area. 18 Maintenance districts/CFD's / need more analysis and public information Planning / infrastructure districts Public Works Current Status: David Taussig and Associates (DTA)will prepare a Public Facilities Financing Plan in conjunction with the EIR. This plan will look at project maintenance costs and will develop a fee for the HOA or maintenance district(onsite landscape, lighting, roads, sewer etc.), and will identify if annexation to the City's CFD is necessary. Creation of the maintenance district and annexation to the CFD would be a condition of approval of the Specific Plan, and occur during the final map process. ITEM NUMBER: 1 DATE: 02/26/13 Attachment 2: Public Comment Lists from 12/15/12 Neighborhood Workshop "F.- EAGLE R41VCH ` - NEIGHRBORHOOD WORKSHOP THI7L5D_41, DECEMBER 13, 2012 CITY HALL, CO L XCIL CH.431BER.5 .S'umnwi-v of C-'onintentsfirom ClrottpDiscussion Tables: ATASCADERO AVE./ORTEGA RD. Traffic: ■ Neighborhood traffic on San Diego Rd. ■ No access on San Diego Rd. is good ■ Internal Atascadero Ave. bypass to eliminate proposed San Diego Rd. connection ■ "In" only access at San Diego Rd. access (one way options) ■ Emergency access only proposed at San Diego Rd. ■ Emergency access at Ortega(Limit public access) ■ Southbound return traffic seems low(Atascadero Ave. higher) ■ School traffic? (Elementary/middle school/high school) ■ San Gabriel Elementary school traffic ■ Effect of granny units and hotels on traffic ■ Why realign Atascadero Ave? ■ Increase speed on Atascadero Ave. ■ Road noise at speed table ■ Atascadero Ave. traffic disproportionate vs. northern access points Safety ■ Median Safety/Restriction ■ Driveway sight distance/safety at Santa Barbara Rd. near main entry road ■ Pedestrian safety, crosswalks Interchanges ■ Santa Barbara interchange ■ Santa Rosa interchange ■ New freeway interchange Character 0 Lack of rural character ITEM NUMBER: 1 DATE: 02/26/13 ■ Rural atmosphere ■ No street lights good ■ "San Rafael Ct."houses -compatibility and character with neighboring lots Other ■ Flooding near Ortega Road and downstream impacts ■ Impacts on existing infrastructure (water, sewer, etc.) ■ Construction noise and traffic (20 year phased project could have noise for 20 years.) ■ Truck service,truck noise ■ Golf course neighborhood—noise &visual impacts ■ Impact on property values ■ Viewscape/nightscape protection ■ Wildlife impacts ■ Native tree impacts and grading ■ Fire safety ■ Commercial vs. downtown ■ CC&R's ? ■ Integration/connection to existing neighborhoods ■ Project amenities for existing neighborhood(integration) ■ Partial complete project concerns (blight, incomplete improvements) ■ 3-D simulation(traffic, trails, existing roads) ■ Why not develop in county? ■ Keep all development impacts equal to 452 lot projection San Rafael Rd. (west) / San Carlos PRIORITYDOTS RECEIVED Speeding 5 ■ How to deal with speeding on San Carlos/San Rafael - Speed bumps? Lights? ■ Speeding on Los Osos Rd. and San Rafael to San Gabriel - Current speeding at T intersection of Los Osos & san Rafael is a problem; increase in traffic will add to dangerous situation Shortcut created through neighborhood 4 ■ Concerned about creating a shortcut to HWY 101 through San Rafael neighborhood- San Rafael to unnamed internal streets to Atascadero Ave. is new direct connection(shortcut) ■ Avoid outsiders using San Carlos to U.S. 101 (from SR 41) as a shortcut. Road maintenance 4 ■ Maintenance of nearby offsite roads ■ Road maintenance of lots fronting San Rafael (near Kelly Gearhart subdivision) and utility maintenance? ITEM NUMBER: 1 DATE: 02/26/13 San Carlos traffic increase/improvements 4 ■ Future road improvements on San Carlos needed to handle new traffic (needs to be determined.) Concerned about large increase in traffic on San Carlos specifically. ■ What is the percent increase of traffic on San Carlos? Maintain walkable neighborhood 3 ■ Traffic study needed to study offsite impacts of increased traffic - Impact on walkable streets - Need public benefit infrastructure - walking paths needed along more active right-of-ways ■ Neighborhood is heavily used by pedestrians to walk ■ Keep walking on roads - Wants walking path along San Rafael (southwest side) along lots Los Osos Rd. Lots 3 ■ Los Osos Rd. —need to locate buildable pads - Septic systems/driveways/grading required? - Lot width/frontage should be compatible with surrounding lots Other 2 ■ Concerned about traffic on San Rafael damaging roads and disrupting the area/road for life of project ■ Impact on T intersection of San Rafael and San Gabriel Rd. 1 ■ People coming to use trails in Eagle Ranch will create added traffic 1 ■ What types of utilities will be brought to the site? Prefers underground gas. 1 Can neighbors hook up to this? ■ Improvements in the right of way feel like on private front yards. ■ San Carlos road improvements (and other roads) should be located on the ranch(as proposed for Atascadero Ave.), not in front of existing lots ■ Traffic calming and maintenance San Rafael SAN DIEGO RD. (WEST)/SAN DIMAS RD. ■ Find another entry/exit #1 Priority - To allow i. Less environmental damage ii. Limit trespassing to neighborhood iii. Protect property values on San Diego and San Dimas ■ Turn around needed for existing end of San Diego west - possible signage dead end,no turn around) ■ Could San Diego tie in curve on to San Dimas instead of directly into San Diego (possible right turn only) ■ Emergency access signage and stripes ITEM NUMBER: 1 DATE: 02/26/13 OVERALL EAGLE RANCH PROJECT PRIORITYDOTS RECEIVED ■ Should add internal trails within Ranch to link with the far west trail between 5 ALPS &the National forest (Internal to Alps/National Forest) - Include public access to this ■ What is the timing of the far west trail connection to the national forest? 3 - ALPs trail timing/Internal trail to ALPs/national forests ■ Likes trails and parks proposed 2 ■ Should provide smaller lots at village center for young families. (5,000- 1 10,000 square ft lots) ■ Review San Gabriel Rd. and Atascadero Ave. traffic impacts? 1 ■ Condition trails be constructed as part of implementation of project 1 ■ Farm animals on lots? I - Large lots over a certain size could allow animals - Have agricultural&farm animal zoning consistent with rest of city zoning ordinance allowances ■ Concern with overall traffic impacts 1 - Seems like big volumes—are the traffic report numbers correct? - More lots proposed than original colony 452 ■ Include r-o-w for multi-use trails 1 ■ Will sewer,natural gas,underground utilities be provided to Ranch? 1 - Will Eagle Creek development be able to hook into natural gas? ■ How will Highway hotel be accessed? Need another highway on-ramp 1 ■ Who pays to maintain trails? (HOA should) ■ Can service organizations help build and maintain trails? ■ San Rafael will not be used as a short cut with proposed route discussed ■ No small lots being proposed(good) - Likes bigger lots (new plan is better). It's more consistent ■ Like variety of housing types proposed ■ How many oak trees will be removed? - Mitigation measures? ■ Why do they need to go through this process? - Private property rights? Why can't they just build? - Government fees and long process being required—why so involved? ■ Should provide public access to southern conservation easement area - May conflict with SLO Land Conservancy rules (Docent led only) ■ Will there be dedicated mountain bike trails? ■ Water service to the Ranch? ITEM NUMBER: 1 DATE: 02/26/13 Attachment 3: Public Comment Letters & Emails Regarding Current Design (Includes all comments received between 11/1/12-2/15/13) See Attached ITEM NUMBER: 1 DATE: 02/26/13 Attachment 4: Traffic Report (W-Trans, November 2012) Diagram of Project Generated Daily Traffic Volumes (all roads) Diagram of project generated vs. existing daily volumes (Atascadero Ave.) See Attached ITEM NUMBER: 1 DATE: 02/26/13 Attachment 5: Applicant's Design Proposal See Attached a) Project Description b) Site Plan c) Roads Plan d) Phasing Plan — 11 x1 7 e) Conceptual Sketch: Atascadero Entry, North f) Conceptual Sketch: Atascadero Entry, South g) Conceptual Sketch: San Carlos Entry h) Conceptual Sketch: Village Center/Park/Multi-Family Plan i) Conceptual Sketch: Highway Commercial Area j) Conceptual Sketch: Resort/Ranch Headquarters k) Visual Character Photo Package 1) List of Significant Changes H.J. "Red" and Karen Heesch OW San Diego Road,Atascadero CA 93422- 805 February 13,2013 U1116 Taybi Associate Planner Design Review Committee City of Atascadero For distribution.to the Design Review Committ6e Re:.January 31.2013 ROC Meeting.-SaniMego Rood.eiteft-sion r.W 601d lik6 th dwfik.--th e 6rts stento ilio different .0 Degign.Reyie*Committee for their cl�ntj# ff t011 ntOt neighborhoods-express their concernsre d" ffi 'ei.a- ed.Eagld Ranch development gar t-09 e:pro) project:.It is vitt: to alt:bfuls th-st1we be heard:and we.Alappreclate the co6pdrA -.azd:concem expressed by the Design. Review-Committee. Regarding1he pro* 6kd.6xt' p ension ofSan.Diego:Road;in the DRC Review#4"Recommendation,to. Council.Regarding Request.to Beg n.,EIW'.dated.1-5 1.43 andpresbuted at the meeting;�fi ,under the section San Diego Road Counecaorc,'itrstates "Aban&umentof-San Diego Road at the Ranch would create a permanent ermwent sgfetybward fofthe.S- an-Dfinas koad:neighborhood."11ow cad abandonment of a right of way.create:0-:040.ha rd?A legitimate safety:hazard will Wcreated from:construction of aread extension..&k.46tild.cadse.an kcreasodvossibilfty of a wild:fire*starting from the intrusion of ubwantcd motor Vehiculdr-frAffic;bik&rs and sightseers. The Ranch:arcaisdesi - ted Vzy i.F.ko�I Se*6*Zone"by&e.Fir6.Departnlek Our gna :as Wmles IM IM 'a -S.O� i �Zdffe.,which_isa low' er neighbotho6ids lida h fimH Wd .Oft risk;as.is ..Ing= 60%of tho..A .�N"k.in the kanch area is ilio absence of water resources and an .tascadero city ai.& extreme amount.of flatarniable wil d:underbrush.and high-grass growth T.b. is is in:conti-ast to.the San Diego Road;Toloso Road:and San Dimas Road:neighborhoods where each residence.parcel is in.close proximity to th6r..omm.fwehydrant,and'adhere.to the practiced.defensive fire.m.eed.abatetnent practices as:ddniedby the City 0. 16t6 Mmikipal C6&.,U&6 HOWMI&S"kation,.Chapter l3 Removal of Vegetative.Growth and/or Refuse.* If this.1998 code had been written decades.ago;.it.might have.reduced..the:aisonist-set costs of 76'9 and and.reduce d.some.of damages.fire s the , Wes created by the Highway 4.1-fire.,.Our:oe.iobo.ft. ods are-afernowthWi inbe past thanks.to the experiences learned fto*the:preVibits fires:and the.new regulations. LappkOciate theconoems.Oxpressed at b ** �xmol oof-ihecommittet:tii. '. -b,e-rst"o,g"*,dihithe . : . S .Y 4. em safety of our Sart:Diego:964.Tolo.s.o:Road.eind Son Dimas'Road wighborhoods.;in.paso of4 fico;And agau everyone' location and 1 retWnd: that.we:are,also,Ypry aware of our locah -Mostbf.us plan,every year,;for any unexpected."emergency"that night.occur: BU4.I still hoon'theard.of any real solutionotoa-fire emqgeri c.y except:to..:construct another highwoy"h the Ranch..There1as never been:any mention of the need to provide any"emergency access"into theRanch for ourneighbodwods f6t the past decades prior to.the proposed Manch developmetit ff ftierowa:grave fire:danger concern for tkbedghbc600ds; from a.historical sense,shouldet the City orlicensed real estate businesses have been required to warn ..................................,............I.............................. the prospective borne buyers thatthere was a"real safety problem"with the prospect of buying and moving into:these neighborhoods?Where was the."concern"theft?Why, after all.these years,is there a concern frd.mCity staff for the safety ofout neighb6thoods in this area'?And.after.the arsonist-set fires of the 70'sand:SO's wid'the.Highway 4:1 fire,.there weren't any proposals or serious concerns to create:a .road for the"safety"of our neighborhoods.if it wasn't an issue following those fires where only a minimal amount nt.of damage was recorded.;why has the subjectof a.road for"safety access"now a requirement=for the Eagle.-Ranch developerg?Constructilig . row into the.Ranch does:not solve any fire danger to our.neighborhoods. Ask the neighbors:on T41oso:R6ad ifthey.would,.prefer-to drive uphi�t k' ee quazters.of anile to San.Diego:Road or would they rather take the.:faster;.safer,.more direct route down a quarter anile to.)mos Osos Road,Since there is a.greater possibility of a f€reon.the Eagle:Randa:property, why would any of us want to drive up into the fire? The idea to con strc€Ct the road extension is Only:s reactive too liattort't' a sappo1w .wild;#`ire situat€on. 1.llave:yet.to lacer any6ni.bn%€tp.a.pro-active solittioh to help prevezita:fire.froat.:startirig.or to spread iz€ the first:place.:VWhnot cut luck all thel ainniableweeds-..: aitil r# tlta#.,gr tv.rovild:on..tlxe east side of Highway 41.directly below the San Diego 1RoW and Totosi Road:ilead ?W4y cWt:a proposal bel- worked.out withlagle lRinph to.provide funds,to:imitrate.the ai' <thatma�y contribute:ter a:i�vild fyce?If there is a legitin*te coaoert,:for.tihese not bonc6o- why} ata f die Citysir'ke;Depart peii#desigri.aplan tif;liioate tliose;rioxiaus weecl,aeras:thakcould pro.*ide°:fuel'fvr a fle arrdble weed eradication;solution to`siilve°tbe,:pr.abl ai!i! Iayt e'.tE at::W***Wdi.g evirnt:ar.t:orso tar dgprette:smoker trona taking a6antage of the vegetation gra v&*:his we bauen't hgarci of aixy:suggemotis:to:pos4°bly create any. fire-ttreaks'ot':other.fire preven,6 ii1:.it ho .`t elci roux:nezglil3o3ho+ods rioay6e the daz►ger is Oot as serious M.We relteati :. It soerns.th.ati.e�{cry update we get,there is a new proposal'.t fie R,at ch btiggs.fori�varcl,:We:have.gone: from.a no-road extension:in:2008,:to:ani emergency access matt f+or.lh °Fire Departn ent in.:2:011.,.to a twee#y�faot'wide paviai::i+tiad:capable of liarti3ling,:a:40;0:00:1b;truck iii.January 3 i;2013.It bad:onpiizaliy been:proJactefl:to:lye a>contrt�lled access emergency narrow roads:now the current proposal,from the January 51'm46 .g;.sta#es that:( a road cannot live any baxriers to traffic,o*a`small sign"that designates itis:-aft`en€.ergettcy".road and tt€e road`has to be at least'tw.enty feet wide. If thisproposed.road exthas°been,pI-.m'ed°for.nt..leBAt die.past=#liree years,wily.:is tiie::parcrjeet:being changed.for every meeting?It would:help.the Wigh ors if we cotild know what the:specific plx.is:are.Sine e:tlie:current.plan is to d4 way`witli.aaybaix ers:oi gatres at the Fixe Departtxient':s:r6q.. st;:what beeps uxiwanted traffic frcrria One eaztg.olti:fie€ghborhoad from:able b an ta;"e or..e'' Yat:area?. °iii gin41 inquest had been. deny any:;.d6ti.struction of thaw i ac;extet€sival it seems:ifiovrr:t at we are gaiiig tits be;pimisliecl fiirthet liy: :. Having:da e City o"up:.San Diego°Road to eveiyo tlu�t;wattts to:yentuie:zin° t:'T'he Fire.:l�7epajcn rent; when:asked:about tlievuid#ti;stated::they"vuari to Luka stre:tl twefciotvtiiide:paet read wtltilcl;not. create airy"ae.6dA ts°'-roan traffA going i tido digitins_.;Yo:a rthe.pi ptisal:ttas tttrnied:'aur nei: 'borliood:iiato afire i iiag.or:Jute}sing=offpci�t:for.ft.eur oits'.orall-intentioned: ley road extension ghbo into the Ranch:cotild:alto.causc°air or+eased:p.O"tdbiiity ofedmital:.at<tiyittes;.:as:tlie°payed:"liig way" gives an cosy°access.fX,would-btltneves:tti::pend rate:ou r.tieighbothoWs.mid edt: osier:V hat other changes:to this road:extension*gosal:are we:;to: ct? As'X.liave..d acizssed:iit..dte past;;tlae:.e sting:irva<l right-of ay rtiiis tl rq€igli the 1111tldle:of my northern fencedprop:erty line,:not dirough..tht arse as:presentlystdwd:o.it,which-is-3040 feet inside:the property latae.:Has:tlzei•-qbeen:a y;geologic;al.:or. z girieered study ofthe.route as.shown.on.l aPe€?:Has there been any co€zcert:regarding.the tnotmous axriaunt'of te€rain material;that.would bp�required10 be inoved,the amount'af:pak.trees:that�oiild be re€xioved-:or the.huge boulders that:are situated there?Have the neighbors on Sart Nma located iiirectly bellowour property been informed of What`ttii&happen to theta in case:o:f:airy bo€lders lar: aiisve so9fl#at:triglit break hoose.and.wine tsrashiztg:ititp their l onws?Has there been any study of the:Ataseadero LocalHazard Mitigation:Plan of August-2005-1 Where.is:th.e concern for die liability aspect of the fam l ies:belor�u tl gr�rpose eaiisirtictiiin?Will.the Citi be held:lioiile or.would.tlie Ratacti?My suggestion,:igght:nv;before atry more propasala are merle or moved ftir on.tff,is to have a certified.geologist or.civit.vnginto inspect tree prop©sed site. and repartI6 the Q aced all the.neighbors.in this area as to the safety rir teasibility of constructing the road extens.oir at this site.Who will be responsible for any vehicle or person.accidentally fallingoff the Toad on the:steep 4ownhill side.)Will.there be a maassiive'.retaining:wall constructed to.prevent a xitle�its?Hox�will.triose i esiclenees directly below atty pr posed r6 d be compensated for any rock falls. or laridslides? U seems that the fear factor of a wild.fire in.our neighborhoods is driving the need.for the Sara Diego:Road extension,a trade off for a ill-conceived construction project that will destroy an Ataseadero neighborhood,may seriously imperil homes sited below the proposed site,and not provide any fire protection for aayone. If the Z*;eRaaph.b tz4t;app is x. s.mac�or.developzx►ent;wouid:there be a.need fair defy...Saa.Diego Road ectensaen? Ve aYreaeiy lttirvv.that:'w%tltout:iit+e.proposed 94E:11an elievelolsrrerit there would not :. be a s2►eiy coitcErii fvr.1 ► :S.au:D�iegib::Pticiati;:Tolosa Iniad and Seri I tas isad:neriglibprlaoi>iis;.so what-is the'real reason:for tl eproposed e2rtensiori?. Thoak,.ycau for.your cc�nsiderafibn,.. R "Roe- Heescti. UITY OF ATASCADEIRO �� rf�I lrl �IjU COMMUNITY DEVELOPMENT DEPARTMENT Eagle Ranch Specific Plank° C ET W 5"} COMMity 'Worksho S #913 . t Comment Card PW Name: Address: Phone: E-mail: *Please provide contact information if you wish to.be notified of future meetings. Please provide any comments that you have regarding the proposed Eagle Ranch ;specific Plan: "`•i� U{.a=art `.c2., � `�.l.rs' '(�1 N — l oc, iota < e��rlo, � t t Return your comments to: City of Atascadero t Community Development Departmente� 6907 EI Camino Real `` �• -� J Atascadero CA 93422 ,y� (805)461-5000 :";':-.4>;; �' �,=�t:�3j 1: Iii-i,``y' t=:ti�•,:.' ti,- •,.,:: :.... ... ..:.:. :•. -`�-•� 1 I� \( �. - :,�;.Ci•34.I��•%J rrf F•. i SUe:�r.I,� fl' •-'R h� • r �A sI ILI API PAI km WON W,7 J �,► '=� ,��Ott�� ���• ;� ��f. . ,f �a ,�r f V.�'�r' ,. 121 �,•���� ' �i �j�i Sit ! \ I [ �//'' _,` e D � , IrArdswill 9 L30 v xAN t s:.1`M�•.'� � .y- iii Callie Taylor INSWAHM mnwn� weeennnnewnxnonmnerwaexwwirrwn�nns Subject: FW: Eagle Ranch Neighborhood Workshop: Dec. 13 From: Terence Grebel Sent: Tuesday, February 12, 2413 7:25 PM To: Russ Thompson Cc: 'Montgomery, Victor'; Callie Taylor; Subject: RE: Eagle Ranch Neighborhood Workshop: Dec. 13 Russ I recently contacted you requesting that you provide more specific information regarding traffic speeds and design requirements to protect pedestrians, bicyclists and horses crossing the intersection of Atascadero Avenue and San Diego Rd. I am disappointed that you have not had the time to respond to my specific request for information. I believe that the public safety issues that I have been raising are pertinent to the City Council decisions to proceed with this project. I am sure that your traffic engineer who you retained regarding this project could readily respond to these questions if allowed to do so if you do not have the time to do so. In order for the City to conduct an adequate and complete review of the issues that I am raising, the City Council should be requesting an adequate complete thorough review of the applicable standards for traffic control that I am raising. The record of the City's consideration of these issues should be transparent and made available to the public since these public safety issues may ultimately be subject to an independent third party review may subject the project to unnecessary delays. An initial review of the standards that you referred me to indicate that as an example there are applicable requirements applicable to this project such as the Highway Design Manual that pertain to this project. Examples are as follows: 1. Section 402.2 undesirable geometric features, i.e., inadequate approach sight distance, grades, presence of curves and pedestrian crossing distances 2, Section 402.4 Consider All Users-bicycles and pedestrians should have their needs considered 3. In case youall were not aware of it,there are handicapped individuals that have the need to cross Atascadero Avenue and these individuals have not been adequately considered as required per DIB 82. As stated many times before, my purpose in raising these public safety issues is not to delay the project but to ensure that these public safety issues have been adequately considered in any Council decisions regarding the Eagle Ranch project such that the project is not unnecessarily delayed resolving these public safety issues. Callie: Please make sure that the Design Review Committee is made aware of these public safety issues and include them as part of the record so that they are available for any 3"i party review regarding the adequacy and completeness of the City's review of the Eagle Ranch project. 1 Callio Taylor From: Mike Orvis Seat: Tuesday, February 12, 2013 3:26 PM To: Callie Taylor Subject: [Eagle Ranch] Eagle Ranch Comment Card CITE' OF ATA CADERO � Eagle Ranch Comment Card DATE February 12, 2013 - 3:25 prn ... NAME Mike Orvis i ADDRESS Chandler Lane i PHONE i EMAIL COMMENTS Please reference December 13, 2012 Eagle Ranch Slide Presentation file - PowerPoint.pdf,pages 34 and 35. Informaiton is also shown in the January 31, 2013 Eagle Rach DRC.SR.pdf on pages 25 and 87. i On the Daily Traffic Volumes slide - San Rafael (West)Road shows an additional 1386 trips generated by the project. The next slide shows Existing versus Project Traffic. There is no existing trip count shown on San Rafael Road. I would like to know if a survey had been conducted and what was the number. If no survey has been completed,will one be required by the City or during the EIR? Currently San Rafael is unlined/no center or shoulder striping ! and has no sidewalks. Will this increased volume require this street to be upgraded? I assume there are guidelines used by the City to determine when a street needs to be upgraded due to increased volume, increased vehicle weight,etc. Thank you, Mike Orvis i Callie Taylor From: Jack McCabe Sent: Monday, February 11, 2013 9:12 PM To: Callie Taylor Cc: Subject: Eagle Ranch Signatures Attachments: Scan0048.pdf, Eagle Ranch signatures.pdf Hello,Callie. Here is a signature page for when I walked through the Eagle Creel(Ct development. The tally marks indicate the number of homes where l knocked on doors(16) and those that answered (8). Everyone l spoke to agreed with the points on the petition. One individual, Dr. Doug Piirto,felt that the 2.5 acre minimum lot size wasn't necessarily the best method to conserve the oak woodlands (he a Forestry Professor at Cal Poly), but he felt that this development as proposed was too intensive. Thank you, Jack McCabe t .......:...:......,.,..,::amu:,,;>--.:..._. ... ..:... .... ,.... .� . -z - - - . IPS . Keep Atascaderols Count.ry TRY Petition Name. Addre"' saDSe . 2 4PWW' V- 4 fes. �'1 . . �j .:: ' '.1 :.�': '• 1: ��� :�'�" : �. ';. , ' ...'`,e.; .awl .. ._._. r LA f r A21 V,1.2 ;�`"+Y�`^� ��V���H,,,.�,__ � -,� �:. -ems"' .j ��:�'�:..^.•' r ' Now .... .: ..... ..:::..::.::.: 14: : : _ 2 . . E.' ......-...-.......................--...............-_ _.........:..... Callie Taylor From: Sent: Friday, February 08, 2013 10:52 AM To: Callie Taylor Subject: Fwd: DRC Meeting tonight/Petition Callie, Here is one list. Paul -----Original Message----- From: Adele Sommers To: nancyleehyman Cc: westwindcos < jack.mccabe ; Tim Maxwell Sent: Thu, Jan 31, 2013 4:47 pm Subject: Re: DRC Meeting tonight/Petition Hello, all! Here are the 22 responses so far to the online version of the petition. See you all tonight! Adele Name: Michele Working Address: INM Colorado Road, Atascadero, CA 93422 Phone (optional): (no answer) E-mail (optional): Date: 1/31/13 Any additional input?: (no answer) Name: !Nancy Hyman Address: INW Colorado RD. Phone (optional): E-mail (optional): Date: January 31, 2013 Any additional input?: (no answer) Name: James Dubois Address: IM San Diego Road Phone (optional): (no answer) E-mail (optional): (no answer) Date: 01/31/2013 Any additional input?: (no answer) Name: Red &. Karen Heesch Address: IM San Diego Rd. Phone (optional): E-mail (optional): Date: January 30, 2013 Any additional input?: (no answer) Name: Mark Sahaydak Address: Atascadero Ave Phone (optional): (no answer) E-mail (optional): (no answer) Date: 01/29/2013 Any additional input?: (no answer) Name: Jody Sahaydak Address: Atascadero Ave Phone (optional): E-mail (optional): (no answer) Date: 1/29/2013 Any additional input?: (no answer) Name: Paull Parotti Address: NO San Dimas Rd. Phone (optional): E-mail (optional): Date: 1/28/13 Any additional input?: (no answer) Name: Sean Waistell Address: Colorado Rd. Phone (optional): (no answer) E-mail (optional): (no answer) Date: 1/27/13 Any additional input?: (no answer) Name: Philippe Soenen Address:10 Eagle Creek Ct, Atascadero, 93422 Phone (optional): (no answer) E-mail (optional): (no answer) Date: 1/28/2013 Any additional input?: (no answer) Name: Marisa Ramirez Address: l= Eagle Creek Court, Atascadero, 93422 Phone (optional): (no answer) E-mail (optional): (no answer) Date: 1/28/2013 Any additional input?: (no answer) Name: Suzanne Hustedt Address: fOW Old Morro Rd East Phone (optional): E-mail (optional): Date: 1/27/13 Any additional input?: (no answer) Name: Jamie Waistell Address:410M Colorado Road Phone (optional): Atascadero E-mail (optional): Date: January 27, 2013 Any additional input?: I am extremely concerned about all the areas mentioned in the petition. Name: Renee McCabe Address: Colorado Rd Phone (optional): 2 E-mail (optional): reneemccabeCo)charter,net Date: 1/27/13 Any additional input?: (no answer) Name: Sack McCabe Address:INM Colorado Rd Phone (optional): E-mail (optional): Date: 1/27/13 Any additional input?: (no answer) Name: Robert L. Martin Address:M= Praqdo Lane Phone (optional): (no answer) E-mail (optional); Date: Jan 27, 2013 Any additional input?: (no answer) Name: Paul Hyman Address: Colorado RD. Phone (optional): E-mail (optional):. Date: January 27, 2013 Any additional input?: (no answer) Name: Dennis Derickson Address; San Rafael Road Phone (optional): », E-mail (optional). Date: 1-27-2012 Any additional input?: Let's make sure this new development continues our rural lifestyle in atascadero Name: 3ared Heinemann Address; 11IM San Rafael Rd Phone (optional): (no answer) E-mail (optional): (no answer) Date: 1-27-13 Any additional input?: (no answer) Name: Lynn Parscal Address: IM Ortega Rd. Atascadero, CA 93422 Phone (optional): (no answer) E-mail (optional): (no answer) Date: Jan. 26, 2013 Any additional input?: (no answer) Name: Brian K. Parscal Address: Ortega Rd. Atascadero, CA 93422 Phone (optional): (no answer) E-mail (optional): (no answer) Date: Jan. 26, 2013 Any additional input?: (no answer) Name: Adele Sommers Address: Colorado Rd. Phone (optional): E-mail (optional): 3 Date: 1/19/13 Any additional input?: It would be idea to approach the City about scheduling our pending neighborhood meeting. Name: Tim Maxwell Address: Colorado Rd. Phone (optional): E-mail (optional): Date: 1/19/13 Any additional input?: On 1/31/13 2:32 PM,INNIONNEEMMINN, wrote: Hi, My wife is down south taking care of a convalescing parent. I will be there. I am not sure who will talk about the petition. We can compare the Jack, Adele, and Janyce fists. I am sure there is some a little duplication, but the message is still that when asked, neighbors don't think the project has meet the goal of conforming to the neighborhood community. Paul -----Original Message----- From: Nancy To: nancyleehyman Sent: Thu, Jan 31, 2013 1:26 pm Subject: DRC Meeting tonight/Petition Paul & Nancy, Attached are the 20 signatures collected by Mike & Janyce Casey. At the meeting tonight, I plan to talk about flooding (which they seem to have omitted from the proposed plan). I emailed flood maps and photos to Cailie, which I hope can be put up on the screen. See you at the meeting tonight! Nancy Spitzer. Atascadero, CA 93423-6021 Phone: Fax: This email and any files transmitted with it may contain confidential information and is intended solely for the use of the individual or entity to whom they are addressed. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, dissemination, distribution, or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this email in error please notify the sender by reply email or by telephone at (800) 456-5630 and destroy the original transmission and its attachments without reading or saving them in any manner. 4 :t z t'A a a ... ........ a a K igip Atim "a nAM .0 0 U N 1 r RY'. Name Va ............ ........... jp yo .. ................ wtwwpw eNtnc ;4 4 ............. nleo ................. a"A ........... .9 is` SL ......... .. 777777. .......... .......... .92 77777 .......... ti. 24:1 oz Callie Taylor From: Terence Grebel Sent: Thursday, January 31, 2013 9:39 PM To: Russ Thompson; Callie Taylor Cc: 'Montgomery,Victor`; Subject: Title 4 Atascadero Municipal Code Sections 4-2.501-504 Russ: As you are aware these codes establish the traffic code for Atascadero. The sections of the Atascadero Municipal code indicate that the state traffic laws are applicable to all streets within the city except where the traffic engineer as authorized by the Council upon the basis of an engineering and traffic survey determines that other speed limits shall be applicable. Section 4-2.504 lists an exception for Atascadero Avenue between Morro Road and San Gabriel Road. Section 4-2.504 does not list any exceptions from state traffic laws for Atascadero Avenue in the vicinity of San Diego Road.. I conclude that the state traffic laws must govern this portion of the road. Do the state traffic laws stipulate a 45 mile per hour speed limit for Atascadero Avenue? If so which specific state traffic law section? if the Council authorized an exception to the state traffic law for this portion of Atascadero Avenue on the basis of an engineering and traffic survey, are the engineering and traffic survey a public record and if so where might I get a copy? My concern as previously expressed is that based on the proposed intersection design for Atascadero Avenue and San Diego Road that traffic speeds will actually increase due to Atascadero Avenue being straightened. As I have previously indicated there have been apparently two traffic fatalities and numerous other car wrecks.The proposed road design as shown to the Design Review Committee in their meeting of 1/31/2013 had stop signs and cross walks shown. However, in response to a question about this intersection design,you did not mention the cross walks and stop signs. It is my understanding the Design Review Committee approved proceeding to do an EIR based on the design presented to the Committee. Please clarify if the proposed design that was the basis for the Design Review Committee incudes stop sign and cross walks. If not then the Design Review Committee may have based their decision to proceed with an EIR on erroneous information. Callie: Please make this email part of the Committee records so that it is available for consideration by the Council during the deliberations of the Eagle Ranch project. 1 Callie Taylor mmmnammnnmm�nr��irw®nnmm nmm� From: Terence Grebel ®�h Sent: Thursday,January 31,2013 9:59 PM To: Cc: Callie Taylor, 'Montgomery,Victor' Subject: Eagle Ranch Traffic Study being performed for Eagle Ranch Steve: As I understand it you are performing the traffic study for the Eagle Ranch project. Atascadero Municipal code sections 4-2.502 to 2.504 state that state laws are applicable except where the city traffic engineer as authorized by the Council upon the basis of an engineering and traffic survey, determines that other speeds shall be applicable. What is the specific state traffic law section that is applicable to the intersection of Atascadero Avenue and San Diego Road? Does it take into account pedestrians crossings at this type of blind intersection? My drive way is several hundred feet south of this intersection with an intervening curve in the road that block visibility and a dip in the road south of my driveway that blocks visibility of oncoming traffic from both north and south of my driveway. Does that state traffic law specifically account for these types of road conditions? Please specifically consider stop signs at the north Atascadero Avenue in your traffic analysis and also analyze the applicable state traffic laws that govern the need for cross walks. Callie: Please enter this mail into the record, I want to make sure that the Council is aware of these concerns and takes them into consideration in any decisions regarding this project.. 1 Exhibit E DRC 1-31-13 CITY OF ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT Eagle Ranch Specific Plan Community Workshop Comment Card 7a _D& Name: � Address: Phone: E-mail: Please provide contact information if you Wish to be notified of future meetings. Please provide any comments that you have regarding the proposed Eagle Ranch Specific Plan: 0. S'i C411)J a:. -Kne_ Soo+ Y4TA5641 99ab 4oe ro_nc;�j acces& de_Fecdw� J .f- yrh e- Ir a4L 26iy n eeJ s lc> -t nd u d e `wc_Jan &A rj el _P-ond (4An(= M A)-P. a rd 5ay-) 60-61-1d )2d, headlqq 0-y') Pd, _qc_ wl � Wes+ ��A, 5c� oo( -jj-0, W)C_ -wj [� a4ec� +ke- yn4e�rseckc5r),, r" 30-n a�veA Read -tra-94c" beheyes -i4 'i5 'to no py)e' s -)nfeq.-4 4o coa-6-- oes Return your comments to: City of Atascadero Community Development Department 6907 El Camino Real Atascadero, CA 93422 (805)461-5000 Exhibit D DRC 1-31.-1.3 Paul Received this email from a residence of Kelly Gearhart's Eagle Creek golf course. l also work the graveyard shift and will not be able to attend. geoff Condon From: Douglas D. Piirto Sent: Tuesday, January 29,2013 5:09 AM To: Subject: Re: Design Review Committee-Eagle Ranch Project Agenda Report Hello All--my name is Doug Piirto. I can not make the Thursday meeting as I have to teach from 6 to 9 pm. I have the following concerns that I hope you will present for me: 1.)all planning and construction shld be done in hannony with the environment. For example fewer new homes, landscape plan, rails etc. 2.) services for "all res bents" in south Atascadero need to be provided for(sewer hook-ups,schools,traffic planning etc.). 3.) We need to worry and plan for wildfire. Major fires hj occurred. More access needs to be planned with another Highway 101 from off-ramp in addition to Santa Barbara. Proper and safe ingress and egress is needed. 4.) go for a walk on Atasc+ro Avenue and you risk being hit by/d car. Walking trails, bike paths, and a reduced speed limit is needed. 5.)a nice trail system that all south Atascadero citizens can use tied to the Eagle Creek development is needed. 6.) I hope also that all land owners will be encouraged to plant native vegetation for this area so that we retain some aspect of our wonderful oak woodland. I have other concerns. Thank you for representing me. Best Regards Dr. Doug Piirto (aka Dr. Doug). Exhibit C DRC 1-31-13 EAGLE RANCH ETR PROCESS My name is Mitch Paskin and 1 live in the 3F Meadows area of West Atascadero near Oak Ridge Estates, a Castlerock Development residential project. I submitted a 160-page civilian complaint to the San Luis Obispo County Grand Jury last year about the City's handling of the Oak Ridge Estates project. The grand jury report is due out in May or June. A law suit has been filed because of the way the City of Atascadero handled the Walmart EIR process. The last that 1 heard there is a court hearing scheduled in March about the Walmart EIR. The above are two EIR processes that the city has recently conducted that have been called into question. You need to stop the City from proceeding with the Eagle Ranch EIR process until after there is some resolution of the two EIR processes involving Oak Ridge Estates and WalMart. Get an attorney and stop them from moving forward. The city will listen to everything you have to say and then do whatever they want, Their business model is "the only way to stop us is to get a lawyer and sue us, other than that we will do what we want." The only thing they care about is creating as many houses as possible for their real estate friends to sell, moving enough people into Atascadero to shop at Walmart, and the profit margin of the developer. You are here to pay for it all. Delay the process in any way you can until the Castlerock Development Grand Jury report is out and the Walmart lawsuit is resolved. Mitch Paskin Callie Ta for From: on behalf of Nancy Sent: Thursday,January 31, 2013 1:18 PM To: Callie Taylor Subject: Design Review Committee Meeting this evening Attachments: Eagle Ranch updated intersection 013113 - Fema Map Imposed.pdf;Atascadero Flood- Pams photos.pdf Hi Callie, Don't know if it's too late to get these in,but l would like address these at the Design Review Committee Meeting tonight. if it would be possible to put up at that time,I would appreciate it. Thank you, Nancy Spitzer Atascadero, CA 93423-6021 Phone: Fax: This email and any files transmitted with it may contain confidential information and is intended solely for the use of the individual or entity to whom they are addressed. 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'^x�� �•,.:..-.�,',.,.`::�`�xxz�. ;:sisac._. �> ,.� :-. � `� � ���,�.`vim• m iv :f2:- "4-. ;wk''yY'- ::;x=r 'x':e''' "•° , kms • �� �� r.> 14, lip Sao t r 4 '�`v-.�>::„`a.;f� .T.' �\ n'A � =:.zS..l:":x`M,•' .z;�,F'•^'��"•.Y't�'�•_,Y,� , .,..,.•CJ's.>.,,._. .H. ...,..... .gym...._........:... ..._..:.-..... �•: - . i un . ..-..�,�..•�>-...„,,._..:::.:..::.._...: �:.'r`: •.,w- _. f�. 41S' .:vim,•s�..: �`”* .::C_., a � !°'�.�.�a ..r..r'ro Ow •,N:i,-r>C'�c» � ,�`.g��ti �i\ ',moi' _ C ".r''.•^x'•,q,•.: ,� �'i�,�4 n r Y M R w� K s ,ter,.t _Xxve.:.,� '-x•� ,�.,il --�-- ':Y °��'k �'S`obfc' ,a',.ci'Rr -r'h• x. t fit fnr i �_ ......... .x - yt•^ V..^!Y V sv -ho ti 4K . ... ......................�.. .._.....,...,....:............ _..:.:...-...._...___....,:.. ..'fie.. - _.:,...� From: Julianna Clark[mailto. Sent: Wednesday, January 30, 2013 9:02 AM To. Callie Taylor Subject: [Eagle Ranch] Eagle Ranch Comment Card :......Nw........................._:........................:... :......:......n. ...._w,..:.....w. ......:...::.n,....m...,....,..:.: :....:....,......_:.:..,........ ... _ ..._......................._.._... _.._.._.:::._.:::.:...:_ CITY OF .AT.ASCA )FRO Eagle Ranch Comment Card DATE January 30,2013 -9:01 am NAME Julianna Clark ; 1 ADDRESS IMSan Gabriel Road, Atascadero PHONE EMAIL COMMENTS The development of the Eagle Ranch Project will increase traffic on San Gabriel Road. The "S" curve on San Gabriel I Road, located between Atascadero Avenue and San Guillermo, is already carrying more traffic than is safe for auto,bike,pedestrian and wildlife traffic. Even with the extension of San Rafael Road, residents will use San Gabriel Road to get to Atascadero Avenue and U.S. 101 when dropping off and picking from San Gabriel School. Please do what is necessary to mitigate the increased risk to auto, bike,pedestrian and wildlife traffic on San Gabriel Road due to the development of the Eagle Ranch Project. <i a H.j. "Red" and Karen Heesch 90 San Diego Road,A tascadero CA 93422 RECEIVED January 29, 2013 JAN 3 0 2013 Callie Taylor Associate Planner COMMUNITY 0EVELOPMEN'T Design Review Coimnittee _ •....�___, City of Atascadero Callie— These comments reflect the concerns of myself and other resident families of the upper San Diego Road section that is proposed to be extended through the Eagle Ranch project. Please forward these comments to the appropriate DRC members. I would like to, first, offer a suggestion to describe the two San Diego Road sections under review as either Upper San Diego Road East or West and Lower San Diego Road East.or Vilest. It seems there is a certain amount of confusion as to what location is being referred to in planning discussions regarding any extension of both sections. Specifically, there exists both an eastern and western end of the upper San Diego Road location as well as an eastern and western end of the lower portion of San Diego Road. The two sections of San Diego Road could use a little more specificity. I want to reiterate our concenrs regarding the proposed upper San Diego Rd. extension into the Eagle Ranch development.Our neighborhood is opposed to any plans to extend the Road. The upper San Diego, Toloso and San Dimas Road residentialareas are comprised mainly of homes situated on large parcels. For the most part,the residents have purchased their residences and moved here with the express purpose of the beauty, views and the serenity that this area of Atascadero comprises. We also share the opinion that living on a dead end road brings a certain peace of mind from minimizing unwanted intrusions from trespassers and provides the privacy that we desire. When my wife and I purchased our property at M San Diego Road in 1996,we were assured by the Atascadero City planners and real estate agents that there was no possibility that San Diego Road would be extended into the Eagle Ranch area due to the extreme slope and geologic characteristics of the road site as originally planned by E.G.Lewis in 1922. We then sited our house to be built on the only fairly flat space available on our property that did not compromise any of the mature oaks or require major soil grading or ground disturbance. Our house plans and building construction were duly approved by the City of Atascadero, including the Atascadero Fire Department. If there had been any concern with an emergency accessibility to the Ranch, as was experienced by the Highway 41 fire in 1994,the Atascadero City Fire Department should have noted this to us when our construction plans were submitted for approval in 1996.It is regrettable to learn 12 years later that we,and all our neighbors, could be seriously impacted by a proposal to destroy the beauty and environment of a neighborhood from a plan that could have been mitigated years earlier. At the first community informational meeting on January 17,2008, I asked Mr. Greg Smith of Eagle Ranch if the development would impact the upper portion of San Diego Road and I was told there were no plans to make any changes to the road due to its'geology and location.. At the next informational meeting on September,2008, 1 asked the same question and received the same reply. It was not until November 15,2011 were we informed that.the Atascadero Fire Department was requiring Eagle Ranch to construct an emergency access road into the Ranch from the upper San Diego Road east dead end. We were told that this requirement was based on a State fire code.Up until this time,Eagle Ranch had proposed to the City that the upper San Diego Road east dead end be permanently closed and that the existing right-of-way be abandoned due to the steepness of the site. At the Joint Session of the Atascadero City Council&Planning Commission meeting held on March 27,2012, it was noted-"City staff is recommending that the project be required to build a minimum width emergency access road at San Diego Road."The reason given in the preceding paragraphs was that the existing neighborhoods of San Dimas, San Diego and Toloso Road do not comply with a Natural Resource Code for dead end roads and in the event of a fire,the residents would not have a second way out. Shortly after this meeting, we received a call from Atascadero City asking for pennission to have a contracted surveyor enter our property to place stakes marking out a route for a proposed extension of San Diego Road at the corner of San Dimas. We granted the permission and the surveyor then proceeded to stake out a route that was located 30-40 feet inside our property line,not on the established right-of-way as indicated on our property deed. The stakes are still in place for visual inspection., It turned out the surveyor was from RRM. Apparently the location of the stakes is to provide a more acceptable route for a proposed extension,but, as can be seen by an onsite inspection, any route at that Iocation will be an environmental disaster due to the topography, mature oaks and geological constraints. Any road construction along our property line(the historical road right-of-way)could create a major liability issue for the residents of San Dimas Road located directly below the slope site, and,as indicated on the Atascadero Local Hazard Mitigation Plan map of landslide hazard areas, it poses a high risk of landslide danger. According to the following from the Plan, section 5.3.6.3 ..... "Geologists consider Atascadero to be prone to deep-seated,slow-moving landslides. However, even where slides are recognized,it is often hard to accurately predict the frequency or magnitude of potential future movement."The proposed route area sits high on the hill amidst huge boulders that also pose a major threat to those residents living below. Any construction would decimate approximately 25 mature oaks on our property alone.The proposed road route encroachment, as staked,would completely destroy and eliminate our front garden area running along the entire north side property line and will negatively affect the value of the property. The proposed road extension would also seriously affect the property values and lifestyle of the entire neighborhood. The Atascadero General Plan is explicit in enforcing environmental,view shed and neighborhood lifestyle attributes, any road construction that transversely cuts across this steep slope will certainly destroy these City area features. In examining the aforementioned Natural Resources Code that I was able to download from the Cal Fire website,I noticed that the code for dead end roads does not mention neighborhood safety issues related to single accessibility;it only determines the length of a dead end road based on neighborhood parcel sizes. (Article 2, 1273.09) As such,it doesn't appear to me that upper San Diego Road,San Dimas Road and Toloso Road are out of compliance with the Natural Resource Code as was stated in the Joint City Council&Planning Commission Review of March 27,2012. 1 am assuming this is the document—Title 14- Natural Resources,Division 1.5-Department of Forestry.Chapter 7-Fire Protection, Subchapter 2 SRA Fire Safety Regulations, Articles 1-5 that is referred to by the City Planning Commission. This Natural Resources Code document,under Article 1,Administration, 1270.02 Scope,states that the regulations for dead end roads don't apply to existing structures,roads,streets and private lanes or facilities constructed prior to 1991. Doesn't this mean,then,that these three neighborhoods are in compliance since they've been in existence for more than six decades? Further,the same Planning Commission document of March 27, 2012 states that"City staff is recommending the project be required to build a minimum width emergency access road at San Diego Road."is the Planning Corrunission aware that the Natural Resources code also states under Article 2. Emergency Access, 1273.01.Road Width—"All roads shall be constructed to provide a minimum of two nine-foot traffic lanes providing two-way traffic flow..."Under 1273.02.Road Surface—The surface shall provide unobstructed access to conventional drive vehicles, including sedans and fire engines........and be capable of supporting a 40,000 pound load." Before any more planning is contemplated regarding the upper San Diego Road extension,there should be intensive studies made in regards to the geology and environment of the proposed site. To construct an "emergency access" 18 foot wide paved road on a very steep slope covered with boulders defies logic and common sense. At the November 15, 2011 Planning Commission meeting, I asked how a proposed "emergency access"road would be maintained and secured from unwanted trespassers or sightseers. I was told that a locked gate would be the remedy. Then at the Joint Atascadero City Council and Planning Commission meeting held on March 27,2012, it was written in the report presented under section 4. Neighborhood Street Connections: —"The Fire Department has had experience with controlled access such as gates and bollards in other developments in the City,and has not yet found a solution that works well. Options for restricted vehicular access will need to be further explored." I interpret this answer to our concerns for a security solution as a non-solution and that there would be no workable security systems in place to keep unwanted trespassers from using an 18 foot paved open roadway to gain access to our neighborhood from anywhere close to Highway 101.The proposed road route would also impact a designated blue line seasonal water source on our property. Making an easy access to our neighborhood by creating a roadway to run through the Ranch from the 101 is unwarranted and unacceptable. Each of these neighborhood homes are.located within a couple of hundred feet from fire hydrants and the residents follow fire defense policies of cutting and removing inflammable grasses and weeds from around the structures. The density of flammable growth is not like the huge amount of flammable material inside the Ranch area. Further,the location of these homes is within the 5-8 minute response time from the Fire Department.The homes are also located within walking distance of other existing exit routes, namely Highway 41 and Los Osos Road.The residents of upper San Diego Road are well aware of their location and purchased their homes with the knowledge that it is a single access street. They enjoy the privacy that the location brings,much as residents in other communities in Atascadero that desire to live on any cul-d-sac or single access road. There are only 12 homes on the Road. The residents also know how to walk out of the area to safety in case of a fire, as was experienced in the Highway 41 fire in 1994. Residents have the accessibility to walk west,east, down slope or up slope depending on the direction of any"emergency". Highway 41 is easily accessed by walking down the end of San Diego Road west. A car is not needed to be used in an"emergency evacuation".in case of a fire but would be helpful.To say that the residents need a safety exit in the form of a road extension assumes that no one will have any knowledge that an invading wildfire is imminent. All of the residents can see smoke from their hillside views, can hear sirens, and can easily move to another location,especially if the Fire Department is on site in their stated 5-8 minute response tunes. The San Diego Road residents know each other and have the phone numbers and email addresses of everyone,these are used from time to time to inform the neighbors of any suspicious acts or environmental.threats that are deemed important to know. If the reason for an extension of San Diego Road would be to provide an emergency evacuation, San Dimas Road would then become the route for emergency vehicles corning up into the area. This narrow road would create serious road blocks for any resident wishing to drive down from the upper areas. I fail to see the logic of having the residents of Toloso Road or San Dimas Road drive up hill to escape a fire when they are all residing within a relatively short distance downhill to Los Osos Road connecting to Highway 41. There is no documented history of any major fire in the San Diego,Toloso or San Dimas Road areas other than the Highway 41 fire that was started between Atascadero and Morro Bay, so the probability of a need for any"emergency evacuation"measures would be minimal. The idea that the residents in our neighborhoods are in danger of a fire is based on an unsupported supposition that could be applied to most tree covered neighborhoods throughout Atascadero. Isn't that why we support defensive clearing of flarmnable growth and hope that the City fire code is enforced?Our neighborhood is not located within a mountainous pine shrouded forest as in the Sierras or the mountains of Santa.Barbara County that seem to be the basis of the need for"emergency evacuation"fears as reported,nor are homes in a close proximity to a densely packed subdivision type of development;but,rather,they can.be easily defended or walked away from in case of an emergency fire situation as some residents did in the Highway 41 fire. It is interesting to remember that the Highway 41 fire had to be fought with air tanker support over the Eagle Ranch property. Any development there will increase the probability of another wild fire requiring air tanker support.Why would the residents living below the Ranch"evacuate"up through the Ranch when a fire occurs in that area? Has there been an adequate study to locate other possible"emergency accesses"to the Ranch?There are presently four other entrances shown on the current plan,with the possibility of another at the far western end. How many more will be required if any wild fire on those 3,500 acres would require fire suppression efforts through the use of air tankers and not from ground support fire trucks?Why not give the Eagle Ranch development an option to locate an"emergency access" road at another location that does not impact a neighborhood and would allow accessibility to fire vehicles, such as off Highway 101 further south of the proposed Santa Barbara entrances or the far western area of the Eagle Ranch property off of Old Morro East in the Three Bridges vicinity? In my opinion,the residents of upper San Diego Road are being subjected to proposed changes in their neighborhood environment through an unjustified fear of an uncontrolled fire below their residences. If the City is so concerned with the safety of our neighborhood,why is this destructive road proposal being made now instead of decades in the past?Would the safety of the San Diego Road, ToIoso Road and San Dimas Road residents be an issue if the Eagle Ranch had not proposed the development? If the Ranch development were not to happen,would we be discussing any"emergency evacuation"road for these residents? If the obvious answer is no, then why is the proposed San Diego.Road extension being discussed?By requiring Eagle Ranch to construct a very expensive"emergency access"road,is the enticement of a free road for the City be the overriding priority as a trade off to ruining the beauty and values of an Atascadero neighborhood? In summing up,this proposed project to extend upper San Diego Road east into Eagle Ranch is a very serious mistake based on an unfounded fear that the neighborhood residents will be trapped by a fire occurring below them.It is vitally important for the Atascadero Planning Commission and the Design Review Committee to personally inspect the area where the proposed road will be constructed,this project cannot be judged by looking at a paper description. 'We should not be trading a very expensive and destructive project for an Atascadero neighborhood lifestyle and well-being. I appreciate your help and cooperation in thoughtfully resolving this issue. Thank you. / H.J. "Red" Heesch Photo of a section of the proposed extension route through the Heesch property is attached tv.. i ya ra••t,,• �yg L i �Jw�}�� �•i},C +:-S.�.y' '+E'1� f 4 )Y'�,. 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''x`� 44 �, 4$ `«•$ t rs..i P' T.� ,� � 9��:$ � ci, .�y i�} +' �.rc 5.,�' •.F� � * + I• z �Nk ,`.ri N§i. - ',�� _ A;'4 •$' �+r•�vS ;',� °at.�.�':�,�' Rt' ><c+ �,k�•at�`'�ia�� �"-' :Jt,i� � _ M �,; , 'r�, i 14x..,,rf Y S VV yg4i.� • •• •e^ a •- •• • • � ' •.• s s •• • •• From: Mimi Lmailto Sent: Tuesday, January 29, 2013 12,31 PM To: Callie Taylor Cc: Red & Karen Heesch Subject: Concerns About the Eagle Ranch Development Callie Taylor Jan Wolff Design Review Committee City of Atascadero Please share this letter with the full planning commission: As a home owner living on San Diego Rd in Atascadero ) for over 14 years, I am extremely concerned about the City's current plan to extend San Diego Road into the Eagle Ranch development. I am told that the planned road extension is being proposed as an evacuation route in case an uphill wild fire threatens the neighborhood. While the City's concern for our neighborhood's safety is laudable, I seriously question whether the planned emergency access road into Eagle Ranch would provide the quickest and most direct route to safety for us. It seems that if safety is the paramount consideration, the best exit plan would be to extend the northwest end of San Diego Road a short way down the hill to Highway 41 - thus providing the most direct passage for neighborhood residents to the safety of a major highway. I am also told that the City will require the Eagle Ranch developers to fund the proposed extension of San Diego Road. If this plan moves forward, the City might ultimately gain a free emergency access road but not the best emergency exit strategy for neighborhood residents. In case of a fire, residents would be required to drive into Eagle Ranch, a densely wooded area, which is itself prone to fire. The third important concern with the proposed plan is that extending San Diego Road into Eagle Ranch as shown in the plans would devastate the property of my neighbors, "Red" and Karen Heesch. It is very important that City and AFD officials and planners visit the site and walk the property and see up close the destruction that would result if the road were to be built - not only to their privacy, but also to the surrounding area. What will be imminently clear is that the planned road will: w Cause significant environmental damage; w Encroach on my neighbor's property lines; m Will significantly reduce, or altogether destroy, the value of the site's existing residence and land; m In addition, the road extension might also bring unwanted traffic and/or trespassers to neighborhood areas. I look forward to your considered response. Mimi Naish MW San Diego Rd Atascadero, CA 93422 i From: Sent: Sunday,January 13, 2013 8:36 AM To: Callie Taylor Subject: Fwd:Important Update on Eagle Ranch Attachments: Eagle_Ranch_Petition-1.docx; Eagle_Ranch_Atascadero_Petition-Signtures-1.pcif I am not sure if I covered you in the original email list distribution. Paul __Original Message---- From: To: >; ' � ■ Sent: Sat, Jan 12, 2013 9;11 pm Subject: Fwd; Important Update on Eagle Ranch I am not sure if i covered you in my original email blast. Paul --Original Message----- Sent: Sat, Jan 12, 2013 10:38 am Subject: Important Update on Eagle Ranch Dear Neighbors, Thank you for your ongoing interest and involvement in the proposed development on Eagle Ranch. Attached is a Petition that we hope you will sign and support. Jack McCabe, Nancy Spitzer and I have attempted to coalesce the ideas and concerns we have been hearing for the past several years and certainly in the recent months. We then had a larger group of neighbors review and edit the draft Petition. Our goal is to.tell the City Council what the community would like in a project on Eagle Ranch. This would move us from reacting to each new design change by Eagle Ranch (452 parcels to 880 parcels to 496 parcels with hotels), to being a proactive voice on how the City of Atascadero might create the best development for all the parties. This petition is not perfect. However, I hope it catches the spirit of what the neighbors who have lived and invested in this area want to maintain as a very special place to call home. Our slogan is Keep Atascadero's country Country. The next big date for this project is January 31, a Design Review Committee Meeting (DRC), where the applicant will submit the latest proposal. If approved by the DRC, it will be forwarded to the City Council for approval to begin an EIR. This is important because once the EIR is started, the applicant becomes more invested and it is more difficult to change the proposal. This Petition is asking for that approval to be delayed until the applicant has a project consistent with the existing communities. Please email back as to your willingness to get as many signatures as possible and what portion of your street you could commit to asking neighbors to sing this Petition. A handful of us are already willing to ring door bells, but we will need many hands to reach all the homes in the areas that are impacted by the project, In addition, I have begun the process of setting up meetings with City Council Members to introduce them to the Petition. Please ask me any questions and let know how you would like to help. Paul Hyman Colorado Rd. Atascadero, CA 93422 1 i . Keep Atasicadero's Country COUNTRY The Eagle Ranch is almost 3500 acres of rolling hills, oak woodlands, grasslands and open space that fie between the southwestern corner of Atascadero and the Los Padres National Forest. While not part of the original historical property, there are now 452 residential lots that were created as part of E.G. Lewis'Atascadero Colony. Consistent with his vision at the time, these lots were intentionally large (2.5 acres and greater) and the land use was intended to be rural. As the area was remote from the Colony center and crossed rugged terrain, it was never developed. 50 years ago, the Eagle Ranch was purchased by the Smith Family of Ventura, and over time they aspired to have those undeveloped Colony lots as part of their overall real estate investment, with the thought that they would someday develop them. Unfortunately, it doesn't make sense any more to develop those lotst as laid. The cost to extend urban services like roads and sewers is too much, and the geography is too significant to overcome. As a result, the Smith Family and their development consultant, RRM, are proposing to redesign the lots on Eagle Ranch in order to maximize the return on their investment. Their proposal is to create a new, "city style" development on the outskirts of Atascadero, complete with more lots at smaller sizes, condos, affordable housing, mini-marts and hotels_ Theirproposal would result in pushing over 10,000 additional car trips a day onto Atascadero Ave, a rural road. It will increase storm runoff and flooding. It will push more wildlife (like pigs, deer and turkey) into nearby neighborhoods and expose more people to the potential for catastrophic wildfire. It will ruin the night sky many of us cherish. It will also negatively impact the City's ability to provide services to its existing citizens. We believe the plan proposed for the Eagle Ranch by RRM and the Smith Family is not right for our Community and is not consistent with the City's General Plan for growth and development. It threatens the quality and safety of our neighborhoods. Through this petition we ask the Planning Commission, the City Council, other public agencies and the Smith Family to postpone the start of an Environmental Impact Report and to redesign the proposal to: Retire the lots that are undevelopable because of geographical or infrastructure costs and reduce the overall project size significantly below what has been proposed to date. Keep the original minimum lot size of 2.5 acres on all lots within the project area consistent with the nearby neighborhoods. Eliminate commercial uses from the project altogether. Create a large open space nature preserve to provide the recreational opportunities for hiking, equestrian and mountain biking experiences that many in Atascadero would appreciate. We believe that a range of solutions can be used to see that the Smith Family,the City oif Atascadero, and the adjacent neighborhoods needs are met, and look forward to continued discussions as we create a vision worthy of future generations, A I, Vc <1 I Keep Atascadero's Country COUNTRY Petition Name Address Phone/Email (optional) Date 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 COMMUNITY DEVELOPMENT I)FYARTMENT M R E C E IV Fl-Unr Eagle Ranch Specific Plan Community Work;hop Comment Card �i Name: �V :F Address: Phone: now__J_ E-mail: *Please provide contact information if you wish to be notified of future meetings, Please provide any comments that you have regarding the proposed Eagle Ranch Specific Pian: &I 1itt1V6i-- TTM-7 e• w _�.'`ri"'1�-��. i...♦ fi'{L' (� T/ �f 4�•'E.l l�w�L•`'e l� P61' AL'7 , "-'`� /V �r f�J4`G�f = lc F✓ � 1 'cit l 1� 'E�L.[C�j. �=�Ft.. r,t�a' � r ! r '�'» dy l' f'I'�'�67 /-414/)V A14 014/&icy, /-,x'4{0 L aTZ ,lf;t r t:Uf'/�Gjy�,y�l." .n ✓ LL� t�TLrp. _S Return your comments to: City of Atascadero Community Development Department 6907 EI Camino Real Ateiscadero,CA 93422 (805)461-5000 dcxn e�'. L:,. rr'1? -.ti. :,ice.',.';•;.1�'."•:'v[f�t:: :i; ,,.,.hl'.t��n,r„y 't.•3rY'- r, ;ltk1'3 i:i. it" :T'i ':f ri it 't't : . ........... Eagle Ranch. Development Dec .13 2012 Sir Myself and any wife have moved.to Atascadero to retire and enjoy the quiet surroundings. From your proposed. lots, we can see that there are six lots that will be next to our home. I would like to purchase the lot that will be closest to us. This lot would remain in its natural state and will not ever be developed. To ensure that we would not develop,this lot, we are willing to have the deed state that this lot is made apart of our existing lot and that it will run with the land and it is to remain. in its natural state. This would insure tl.iat ourselves and any successors'cannot develop this lot. Please find your proposed lot plait with the lot that we are referring to marked. Thank you for your understanding Vincent and Sandee Pacific � Los Osos Road Atascadero CA. 93422 �' ••a: "'r n F �� r ' '' o, = tri ��;T ��'' i� tP p rkY r,«�:Fns•f , �• x �� ��•`" � �„� r �. ���.;.«�ri�r•� � +,, may.y � y_ r 9y. - •� . ', yr'r';� :��;.:• .�Home- AR�'��' f� ,4r5vc -0 • pwY„J"CA ,� 3 tf.� �, - •.:"-`,,, •.:r' :ir::. :� � r;�,r- cit -� � ': dyis ;':?a £ tp til fly 9a p Aw "'1. ,•.',.. ';� y a. ♦ r .�rYp. d1y.. r Y � � c. r tl�.+'"a' ,tea , in .`is• �tn ".�n�,'.:.e':,.•.1.•~..,: � Nor fir• w a_ Y �f. c 6' If r > .,y �...-,:, r 5'*_ ,r��+�fi�� � :.'�fi±_ �:n,;'. .�tr!$ � y� •,��....�: ,a�^';•�.;•x .!�fa�::•y�<::4i::� �•,� rw a r' ,➢k�••�~ i 1•° 4 s y r ,�hs;,-r•�:� .'x''l::. .t f _�'' .sv �'..' bra `�;'t��'..y+''•,:i� � �Nc t'i#"`s;:lx,.r:^:: >xy� ', (g: �'���' Vr�'9 � =af y`• .� '-1�•.`:�y.�t3 t.. !011 �: �'r .`}4' .'•❑'.Y'iv' .,I: k ti.:; .rti`:Nr�0.:"if�•+�1dL •`.:T_r..+. .).+x': ':3: �` -•rL:';• �.�.`• _ �R'.. 'h::'7^:. _'� � d'ti�}i:,' :'sti:as F r��+ �, •�.0(q'4:�"v'�v. -_t. • t'a.lr?' pA'.:C*S t:::i� "�7i•.' - '„ti»}r.�'_'iGY Mrfi�;a; , is 1.";. •, rS. ,.�• :;z: y. { i � '� ,. SPS i ` Ii1 i'13 p'^ Iili..gip. iEi M v .. , �)•,v� .. v � : MW From; Chris smith Sent: Thursday,December 13,2012 9:24 PM To, Callie Taylor Subject: [Eagle Ranch) Eagle Ranch Comment Card I CITY OF ATASCADE O I Eagle Ranch C0111MCM Card I �DATE,��._�__.._ December 13,2012 9:23 pm.�` �.._.��..__..-..`__.�........_..�......__�_..._ f jNAME chris smith I I ADDRESS PHONE t EMAII. 1 COMMENTS THIS NOTE IS FOR CALLIE TAYLOR WHO HOSTED THE LOS OSOS ROAD TABLE AT THE 12/13/12 PUBLIC FORUM: In addition to slope,tree removal and grading concerns,the configuration of the proposed b lots fronting on Los Oses Read are out of scale with the neighborhood i in terms of linear feet of road frontage per lot.There are onlytwo to three tots on the north side of Los Osos Road across from where the developers are trying to j place 6 lots.These narrow lots are out of character and will seem out of place. Again,it is an indication that this isolated fragment of the ranch along this stretch of Los Osos Road would be better suited to three or four lots maximum. j Please add this to the comments noted in the public forum so it will be addressed ' in site design evaluation. a CITY OF ATASCADERO CAD COMMUNITY DEVELOPMENT DEPARTMENT Eagle Ranch Specific Plan Community Workshop Comment card Name, Address: Phone- E-mail, Please provide Contact information if you wish to be potifled of future meetings. Please provide any comments that you have regarding the Proposed Eagle Ranch Specific Plan: A _z A. Return your comments to: City of Afascadero Community Development Department 6907 El Cantina Real Atascadero,CA 93422 (806)461-5000 T.-V 08 P)_.N!3%PLN!2;){jrk- Cw 11.1 Z3.11.-a;,.docx i F From: Terence Grebel Sent: Wednesday, December 12,2012 9;12 PM To: Cattle Taylor; Russ Thompson Cc: 'Montgomery,Victor'; Subject: Eagle Ranch Atascadero Rd Neighborhood Meeting 12/13/12 Attachments: Eagle Creek alternatives December 13 2013 meeting doc.docx Cattle and Russ: 1 arra planning on attending tomorrow evening's Atascadero Neighborhood meeting to address the neighbors public safety concerns associated with the proposed northern entrance. I have previously Indicated the applicants proposal has significant safety issues that have not been adequately resolved, in order to help city ensure it maintains a transparent process and gets input from Its citizens,I am planning on making a presentation at the meeting on alternatives that effectively mitigate these safety issues. I would appreciate it if two poster stands could be provided for my presentation materials. To ensure that appropriate city personnel making decisions regarding required mitigation measures to adequately address the public safety issues that I have identified regarding this proposed project I request that this email and its attachment be entered Into the public record for this proceeding. i Eagle Ranch Neighborhood Workshop- December 13,2012 Analysis of Alternatives for the North Atascadero Entrance On 11/14/12 the developer of the Eagle Ranch project held a meeting with interested neighbors to brief interested parties on changes to the proposed project prior to a meeting with the Design Review Committee(held on November 15,2012).One of the main topics of discussion was changes to the proposed North entrance. There were approximately 30 members of public present at this meeting. At this meeting,significant concerns were expressed on a number of issues,including vehicular and pedestrian safety,flooding and alterations to existing access to Atascadero Rd.for residents due to the proposed installation of a median strip which is meant to prevent traffic from Eagle Ranch accessing the freeway via San Diego Road. Residents commented that the proposed northern access would significantly alter traffic flow of residents of Ortega Rd since it would not allow them to go north on Atascadero Rd. In addition the home on the corner of Atascadero Rd and San Diego Rd would not be allowed to travel south on Atascadero Rd. Residents also commented that it is dangerous for pedestrians to cross Atascadero Rd due to the amount and speed of traffic. Because mailboxes are on the east side of Atascadero Rd,this increases public safety risks due to the traffic speed,volume and elevation changes in Atascadero Rd. Additional traffic alternatives need to be considered given the significant environmental and public safety concerns regarding these proposed changes. Some of the alternatives that should be considered include the appropriate balancing of traffic flow issues with the adverse public safety effects. The following are alternatives which would mitigate the significant public safety and environmental issues from the applicant proposed North entrance road configuration, These alternatives are as follows: 1. Single inlet to Eagle Ranch at the proposed southern access. This alternative would confine the traffic impacts to the new development. The northern access could be an emergency exit only. A four way stop sign and no left hand turn sign should also be installed at the Ortega Rd and San Diego Rd intersection with cross walks. 2. !Northern entrance Modification 1. This alternative would include elimination of the proposed median strip,installation of 4 way stop signs and crosswalks and installation of no left hand turn sign at the intersection of Ortega Rd and San Diego fid to prevent left hand turns on to San Diego Rd by south bound traffic. 3. Northern entrance Modification 2. Same as Modification 1 except replace no left hand turn sign by closure of the San Diego Rd onramp to the freeway. A comparison of these alternatives to the applicant proposed alternative is listed below: Alternative Pedestrian Access to San High traffic Existing home Easement crossing Diego Rd speeds access _ required Applicant Significant Addresses Significant -Significant Significant proposal impact not issue impact not impact not impact not addressed addressed addressed addressed Alternative Z Addresses Addresses Addresses Addresses Addresses issue issue issue issue issue Alternative 2 Addresses Addresses Addresses Addresses Addresses issue issue issue issue issue Alternative 3 Addresses Addresses Addresses Addresses Addresses issue issue issue issue issue In summary the applicant proposed northern entrance causes involves significant public safety and environmental issues. The City of Atascadero should evaluate and consider other alternatives which mitigate these issues.As with any public process,the public should be allowed to provide input into the development of alternatives to ensure that the City of Atascadero has adequately considered their concerns and required appropriate mitigation measures.The City should also thoroughly document its rationale for its decision making to ensure a transparent decision making. TO: Atascadero City Council Members,Atascadero Planning Commission,City of Atascadero Staff, RRM Design Group,the Smith Family and Atascadero Community Members at Large From: Jack and Renee McCabe Colorado Rd,Atascadero Date: December 10,2012 Re: Proposed Design for Cagle Ranch Development Please accept this written input regarding the proposal to annex and develop the Eagle Ranch property along the Southwest corner of the City of Atascadero, Unfortunately,we will not be able to attend the Community meeting scheduled for December 13,and so have attempted to write up our comments for your consideration and input. As residents in this area,we are very concerned about this development. The concepts proposed to date by the applicant,including the most recent scaled back version,will have the likely result of many. negative impacts on our neighborhood. If approved as proposed we also fear the development will both negatively impact our quality of life and negatively impact our investment in Atascadero by reducing our property value. Specifically,we are concerned about the following: • Scale of project: the proposed scale is way out of character with the original plan and vision for Atascadero and with the adjacent neighborhoods. We relocated our family and a regional headquarters of an international environmental consulting firm to the City of Atascadero because of its commitment to creating a community that balances rural values with a more urban core along EI Camino Real. We would rather see the originally designed lots developed than to have the increased density,additional traffic,commercial uses,etc.as the applicant has proposed. • Impacts to adjacent neighborhood: these include too much traffic,loss of night sky due to more lighting,additional wildlife(wild boars,deer,turkey, bob cats and mountain lions)pushed into town due to loss of habitat,20 years of phased construction noise and traffic,negative effects to our view,increased flooding,just to name a few, • impacts to taxpayer and utility customer infrastructure: we are concerned about the impacts to the water and sewer system,impacts to an already fragile school district,increased threat of fire by developing in the wildland urban interface,and that ultimately our rates and taxes will need to increase in order to meet the expanded needs this development would require. Vision for,the Future The development of the Eagle Ranch is a great opportunity, We believe that some development(in the range of 100-150 units,could be done at a scale that is win-win-win for the applicant,the City and the adjacent neighborhoods. This would include parcels similar in size to those on Ortega Rd for the area between East San Rafael and Ortega and San Diego Roads. We think a small residential street similar to Ortega Road could be designed as an extension for San Diego and San Rafael Roads with minimal impact to the surrounding neighborhood. Additional development at higher densities would be better suited for the Santa Barbara Road access,adjacent to the Eagle Creek development,but we believe a rural estate type development like Varian Ranch in Edna Valley would be a better contribution to our community. The annexation and development of the Eagle Ranch represents a unique opportunity to create a direct connection between the City of Atascadero and the Los Padres National Forest. We strongly encourage the involvement by the Atascadero Land Preservation Society(ALPS),the San Luis Obispo Land Conservancy, the Nature Conservancy and any other group that can assist the City in purchasing the areas not suitable for development(particularly along the hillsides directly adjar_ent to the Los Padres National Forest)and create permanent public open spaces that can be used for recreation including hiking, horseback riding and mountain biking. The City of San Luis Obispo has created a model program for open space and land conservation and with this one development,Atascadero could create a large scale park to rival SLO and bring recreation oriented tourists from both within and outside the area to Atascadero. In short,we support less units and more land preserved. `there are ways the community can purchase the land if the Smith family will work with us. This would create a lasting legacy that would benefit the community for generations to follow. Thank you for your consideration, Jack and Renee McCabe A. f. l H.: 1 f if 1 i 7 From: Sent: Thursday, December 06, 2012 4:29 PM To: Callie Taylor Subject: Fwd:Nieghboorhood Meeting FYI, Paul ----Original Message----- From T Sent: Thu, Dec 6,, 2012'12-.2 pm Subject: Nieghboorhood Meeting Greetings to all, As you should know by now there is a meeting scheduled for the Eagle Ranch Project and the residents of the neighborhood, This meeting will be at the City Council Chambers on December 13, 2012,at 6 P.M.The larger venue will allow for a bigger crowd. I hope you will attend and encourage your neighbors to attend as well. If you are inclined, walk your street and inform the property owners that this is an opportunity to have input into a development that will impact everyone, I am requesting that each of you forward me the areas of concerns that you have about the project(and what you like as well). I will list them and convey to RRM, the developer, and city staff what these issues are for us. Of course, you are not limited by what you send to me or what others may have as issues. Please come forward at the meeting and let your voices be heard. My effort will be to let RRM and the city staff know what issues are being talked about in the neighborhood. I will list for you what I am aware of to date. Traffic; volume, auto speeds, exits from the ranch,a specific concern is the proposed second exit near San Diego Road and Atascadero Avenue, desire for an internal road on Eagle Ranch bypassing Atascadero Avenue, etc Parcel numbers; limiting size to the historical entitlement, no granny units, no small lots,etc. Flooding; increased drainage issues due to development of lots resulting in flooding Utility issues;concern that overall rates for city services like water,sewer, trash, etc will rise. Viewscape and nightscape; mandated building envelopes,restrictions on night lights, etc. Construction phases; noise from nail guns and hammering, truck traffic,blight if lots and houses not sold(i.e., Dove Creek), 20 years of construction impacts,etc r General conformity to existing neighborhoods; still plenty of concern that the project does not reflect the existing neighborhoods with the project having smaller lots, senior housing,commercial center,and hotel. Please forward to me your concerns, or call me to chat. Regards, Paul and Nancy Hyman 2 1J. 1 1; f IF 'OR From. Doug Peterson Seat. Monday, December o3, 2012 1 !AM To: Callie Taylor Subject. [Eagle Ranch] Eagle Ranch Comment Card CITY OF ATASCADERO Eagle Ranch Comment Card DATE December 03,2012 - 10:42 am NAME Doug Peterson r. ADDRESS =San Rafael Rd PHONE EMAIL COMMENTS I'd like to officially request that the city and.the Eagle Ranch planners look at the option of not having an Ataseadero Ave interchange,instead funnelling the traffic through the ranch over to Santa Barbara road,which is already the staffed goal of j the traffic from the atascadero ave interchange. I think you'd ( make a lot of neighbors happy by doing that :) Also,I'd like to request that there be restrictions on San Diego,San Rafael Rd(East),and Colorado(and San Gabriel?)during construction,the prevents construction crews from using those side streets. Since the project will be"under construction" for—30 years,that is possibly more of a concern for me than the residential traffic. F Thanks! f From: Twila Martin Seat: Tuesday, November 13,2012 12:26 PM To. Callie Taylor Subject. Eagle Ranch Hi Callie, I just received your email regarding the meeting tomorrow at 4:30 with the Eagle Ranch reps.To better understand the proposed Atascadero Ave, changes,and to channel my future questions,I'd appreciate if you would.answer one key question today...Will vehicles heading south on Atascadero Ave. be able to make a left hand turn(or a U-turn)onto San Diego Road once they pass the one-way portion of the road?...The graphic makes it look like the barracade stops a left-hand turn,but the 16 foot turning lane makes me think otherwise. I look forward to hearing the answer.Thanks for your assistance. F.Y.1....I also sent the email below this morning to the individuals listed in the address. Twila Martin City of Atascadero Council Members,Design Review Committee members,and City Staff: I just heard about the changes and scheduled Design Review Committee meeting for Eagle Ranch a few days ago from a couple of very concerned neighbors. I found the supplemental info.on-line with the proposed changes and have found the San Diego E.Intersection graphic very confusing. Will San Diego Road be closed to all southbound traffic?Or,will the one-way barrier end at San Diego Road allowing for a left hand turn making it the main thoroughfare for the Eagle Ranch residents traveling to the Santa Rosa exit or to Atascadero (along with the commuters using San Diego Road to get on the 101 going south)?I live on the corner of San Diego Rd.. and Colorado Rd. and would be devastated(along with my neighbors) if the most convenient route to get to town,or to the Santa Rosa exit,for Eagle:Ranch residents was San Diego Rd.,to Colorado Rd..,to San Rafael R,,to E. Front,to Santa Rosa Rd. If that happened,it would destroy the peaceful rural neighborhood that brought us to buy homes here. I don't think there needs to be an outlet/inlet on.Atascadero Ave. It will decrease property values and anger the current residents who will have to deal with the repercussions of hundreds of cars zooming down their neighborhood roads. I'm hoping the main road loop can go back to Santa Barbara.Rd. where residents can use that exit(that isn't as impacted as the Santa Rosa exit)or travel to town on El Camino (a road designed for that kind of heavy traffic). I am also still very concerned with the increased flooding the Eagle Ranch development may cause.My property already floods along with other properties on San Diego Rd. I have to trust that the city will not allow any disturbance to Eagle Ranch that will cause more flooding to occur. The back of my property has flooded many times. But, in March of 2011,the front and side of my property flooded.I contacted the city last year asking them to look at a section of the culvert on the other side of San Diego Rd.that appears to be clogged, causing flooding across San Diego Rd. and eventually flooding my most of my property.No one from the city ever contacted me,and.I don't believe the culvert was ever cleared. So if we get heavy rain this winter,it will most likely happen again. I would like to meet with city officials to address the current flooding problem ASAP...before we get rain. And, I certainly want to be sure that no additional increase in runoff or stream water from Eagle Ranch development will be sent down the culvert on San Diego Rd. The culvert can't handle it...and I'm afraid it could end up flooding my home along with my property. t Ili . P'l H I am just one citizen with questions and concerns. I know there are numerous others with their own questions and concerns about the Eagle Ranch development. Its a huge project that is going to have a tremendous impact on our neighborhoods and city. I hope the members of the Desigp Review Committee will not make any decisions allowing the project to go forward at this time.Only a few of my neighbors have been notified of the meeting and the proposed changes. And,I'm sure there are others who will be impactedthat have not seen the proposed changes and have not had an opportunity to ask questions and express their opinions. Once again, please either reschedule the meeting or wait until you get more input from the citizens before going forward with the project. Thank you, Twila Martin olorado Rd. 2 From: Terence Grebel i Sent: Monday, November 12, 2012 9:20 AM To: Callie Taylor Cc: Russ Thompson; Karen Grebel' Subject: Design Review Committee Meeting on November 15,2012 It is my understanding that the City of Atascadero Design Review Committee is going to meet to review proposed changes to the proposed Eagle Ranch. I urge the Committee to select option 3 of their proposed outcomes-Option 3: Referback to Staff and the applicant to further revise the project. The basis for this recommendation is as follows: 1. The Traffic Report has not be made available for public review which was the basis for the proposed changes 2. There is a significant impact to the local neighborhood and the affected parties were not made aware of these changes. 3. There needs to be other traffic alternates considered given the significant environmental and public safety concerns regarding these proposed changes. Some of the alter natives that should be considered include the appropriate balancing of traffic flow issues with the adverse public safety effects. These alternatives should as a minimum include: a. Northern access that allows the Eagle Ranch traffic to go north on Atascadero Rd. b. Single inlet to Eagle Ranch at the proposed southern access. This alternative would confine the traffic impacts to the new development. The northern access could be an emergency exit only. c. Elimination of the median strip and left turn lane at the northern access. Installation of 4 way stop signs at the northern entrance and lowering of the speed limit to 35 mph in the vicinity of the northern access. Installation of crosswalks—this alternative would minimize the environmental impact of'the road widening which will require removal of over 50 oak trees some of which are quite mature. 4. To my knowledge there have been no recent traffic counts near the northern access. The existing traffic travels well in excess of the posted speed limits. Exiting from my existing driveway is dangerous due to the speeds being traveled in excess of the speed limit and the elevation changes in the Atascadero Rd which prevent exiting vehicles from seeing oncoming traffic. In addition many people walk this stretch of Atascadero Rd. Even if a walkway were to be installed on the west side of Atascadero Rd, pedestrians would still have to cross the street which is dangerous due to the amount and speed of traffic. Mailboxes are on the east side of Atascadero Rd and this requires crossing the road to get mail and introduces a public safety issue due to the traffic speed,volume and elevation changes in Atascadero Rd. 5. The proposed northern access design which requires realignment of Ortega Rd and widening of Atascadero Rd. appears to require easements which the City does not possess. 6. The proposed northern access would significantly alter traffic flow of residents of Ortega Rd since it would not allow them to go north on Atascadero Rd. In addition the home on the corner of Atascadero Rd and San Diego Rd would not be allowed to travel south on Atascadero Rd. These changes significantly alter and impact the existing residents. 7. No information has been provided on the improvements to the Santa Barbara Rd bridge over the freeway. Will this entail installation of traffic lights? Will left hand turns be included in the bridge widening? 600 homes and the proposed commercial plus the park is a significant amount of additional traffic on the Santa Barbara which is already significantly impacted especially at normal commuting times. 8. It does not appear the staff has been made aware and considered these concerns since they are not addressed in their report. in summary these changes have not adequately considered alternatives which would address the above environmental and public safety concerns and have not made the impacted public aware of these changes so they can participate in meaningful manner. 1 From: ion behalf of Nancy , Sent: Monday, November 12,2012 8:27 PM To: Callie Taylor Subject. Comments regarding the Eagle Ranch Proposed Project Attachments: letter-3.pdf Good Morning, Callie, Pam K.ressley POWAtaseadero Avenue)and 110 San Diego Road)wanted to give aur input relative to the proposed changes to the Eagle Ranch Project. Although many of the changes,suchas the increase in lot sizes and reduction in number of parcels,are welcome,we have some major concerns about the new intersection proposed for Atascadero Avenue,just north of San Diego Road,as follows: 1. The intersection is very near to the 100 year flood zone(A),that affects our properties. As well.,a blue line andother riparian areas are very much affected. 2. There is a blue line creek that runs across Atascadero Avenue just east of San Diego Road(to Pam's Property)that is already an issue(see attached letter from Keith Crow,PE,PLS,Consulting Engineer). 3. The Atascadero General Plan states the following: 4. Goal LOC 8.Watershed areas of Atascadero shall be protected. It states the following: 1. 3.The waterways in the City shall be maintained in a natural state and concrete channelization creeks shall be prohibited. 2. 4. The City shall strongly discourage underground piping,and unnecessary disturbance of creeks and streams,and encourage use of bridges and arched culverts. Any alterations required for public safety will be guided by this policy. 3. 10. Land disturbance shall be minimized in proximity to watercourses including necessary flood protection measures.... 4. 11.Areas subject to flooding,as identified through flood hazard overlay zoning and flood maps, shall be protected from unsound development consistent with the City's flood hazard ordinance requirements. 5. Goal SFN 2. Reduce damage to structures and danger to life caused by flooding and dam inundation 1. 2. Prohibit development within fl.00dways and areas of high flood hazard potential to the extent practicable. 2. 4. Prohibit development that will create new upstream or downstream flooding or drainage problems. 3. Policy 2.2 3. Perfonn flood-related preventative maintenance and repair,and ensure that all flood-related work in riparian areas minimizes impacts to biological resources. 6. Goal LOC 5. Preserve the contours of the hills. 1. 5. Public and private development in close proximity to scenic and sensitive lands, including creek reservations,wooded areas,flood plains,prominent view sheds and historic sites shall be designed to minimize impacts. 2. 7. The City shall carefully evaluate both pubic and private projects to require the preservation of trees,watersheds, natural slopes,and other natural features. It is evident that the proposed new intersection and area surrounding it, will involve EXTENSIVE grading, cutting down of the hillsides,as well as the removal of MANY trees. This seems to be the antithesis oi'what is stated in the General Plan. i Other concerns include; 1. Devaluation of property,possibly making it impossible to sell our properties. California law requires property owners to disclose anything that adversely affects their properties. 2. Traffic is a HUGE concerns Cars already drive down Atascadero Avenue at speeds in excess of 55 MPH. The curves and hills heading east on Atascadero towards the freeway encourages people;to drive at extreme speeds. A straight-away will encourage this further. There are no stop signs or anything else to slow them down. Pam lives on Atascadero Avenue near San Diego Road. Often times she and her husband have to pass their driveway in order to avoid a rear end collision. 3. Although there may be some advantage to the proposed medians,they will encourage u-turns and other unsafe anddangerous behavior. Because of these reasons,and others not mentioned,we propose that you adopt Option 3,and study this further before proceeding. Further,we are very upset about the lack of contact from the City and the Owners/Developers of the Ranch. We only found about the Design Review Committee meeting from our neighbor,wha only found out by chance. The "Yellow"notice was placed such that it appeared that it was intended to be hidden from the residents. We were offended by the email that was sent by the Smiths yesterday. It implied that the residents were not being cooperative in meeting with them and RRM. To the contrary,Justin Kerr,who has been acting as our liason,was first contacted just last Thursday by Victor Montgomery,who virtually demanded that we have a meeting this week. There was NO mention of the Thursday meeting. We also are upset that the meeting is scheduled at Spm. It is difficult for many of us to attend,especially with such short notice. We would like to have more time so that we can work something out that would be acceptable to all parties. Please forward this letter to the Design Review Committee. Thank you, Pain Kressley-�Atascadero Avenue Nancy Spitzer San.Diego Road Atascadero, CA 93423-6021 Phone: Fax: This email and any files transmitted with it may contain confidential information and is intended solely for the use of the individual or entity to whom they are addressed. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, dissemination, distribution, or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this email in error please notify the sender by reply email or by telephone at (800) 456-5630 and destroy the original transmission and its attachments without reading or saving them in any manner. 2 -v KEITH V. CROWE, PE, ILLS CONSULTING ENGINEER April 18,2012 Pam Kressley Atascadero Avenue Atascadero, Ca 93422 Dear Pam; In September of 1993 I completed a study of the flood hazard to your property at 11001 Atascadero Avenue. Your residence lies adjacent to an unnamed tributary to the North Fork of Paloma Creek. I found your house to be relatively safe from the 100-year flood on the creek. However,at that time(almost 20 years ago)I cautioned you to be watchful of upstream development. The reason I expressed this concern is the culvert under Atascadero Avenue. Your residence is near a relative low point on the road. The culvert goes under the road at this same low point. The concern is the culvert. If the culvert fails to carry all the water approaching from upstream then the water will overflow onto the road and toward your residence. In my opinion,the culvert probably does not meet current design standards with regard to capacity. Further,it is normal practice to provide a "safe overflow path"should the culvert fail. Unfortunately,I don't see a safe overflow path and if water tops the culvert I believe there is a significant risk that your residence will be flooded. My opinion of the marginal (at best)capacity of the culvert is supported by your observations of water ponding nearly to the point of flooding Atascadero Road.during heavy raft-is in recent years. The development of Eagle Ranch will decrease the capacity of the watershed tributary to this culvert to absorb rainfall. This means that,if not properly mitigated,there will be an increase in the rate at which water reaches this culvert thereby increasing the risk of flooding to your residence. Even if measures are installed that will mitigate the increased runoff rate, the volume of runoff reaching the culvert will be increased unless all the runoff from the development is stored in terminal basins. P.O.Box 832 A.'i'ASCADERt)CA 93423-0832 • PRONTL(VOICE ANTD FAX):(805)464-0975 KVCR0WE@ C1-1ARTER.N'ET oR KVCRnVvFCPGRouNDUF.Bz_ WEB: 61'WW.GR0i1ND JP.Bz The increase in volume means that more water will reach the culvert inlet-even if it comes at a slower rate. If the culvert becomes plugged-a very likely event for culverts draining hillside watersheds-there is a significant likelihood water will top the road and risk flooding your property. In conclusion,it is my opinion significant development on the Eagle Creek Ranch could put your residence in significant jeopardy. Sincerely; Keith V.Crowe .'frr � '>; Lie.No:M,581 Exp.12t12 .' Cal. P.O.Box 832 • ATASCADERO CA 93423••0832 • PI-iONF(VO[CE Al,'D FAX):(805)464-0975 E-MAIL: KVCROwF.OPCHA.RTERMT OR KVCRowE@GRo1jNDUP.Bz WED: www.CRoUNDvt,,BZ memorandum 'w'-trans Date: November 14, 2012 Whitlock&Weinberger Transportation,Inc. To: Warren Frace From: Sam Lam, EIT Cit of Atascadero Steve Weinberger, PE, PTOE 490 Mendocino Avenue City ero er ger, Suite 201 Santa Rosa,CA 95401 Project: ATA009 voice(707)542-9500 fax (707)542-9590 website www.w-trans.com Subject: Supplemental Traffic Analysis for the Eagle Ranch Development email slam@w-trans.com W-Trans has updated the traffic analysis for the Eagle Ranch development to address and provide feedback on the new design of the Eagle Ranch entry on Atascadero Avenue and its implications on the routes of project-related trips and traffic operation under the Future plus Buildout scenario at the US 10I/Santa Rosa and US 10I/Santa Barbara ramp interchanges. This traffic analysis serves as a supplement to the Eagle Ranch Traffic Sensitivity Analysis dated January 3, 2012. As we understand it, a raised median at the southern half of the project site access on Atascadero Avenue have been proposed as part of the project, which would prohibit left-turn movements out of the project while allowing all other travel movements in the intersection. This access modification would result in more project trips oriented towards the Santa Barbara Road interchange rather than the Santa Rosa Road interchange. In addition, the land use component of the project description has been modified. Update to the Traffic Sensitivity Analysis Study Area The study area for the update to the traffic sensitivity analysis is based off the previous report and includes only the US 101 ramp intersections. The study area consists of the following intersections: 1. Santa Rosa Road/US 101 North Ramps 2. Santa Rosa Road/US 101 South Ramps 6. Santa Barbara Road/US 101 North Ramps 7. Santa Barbara Road/US 101 South Ramps It is worth noting that the numbering of the intersections is not sequential so as to match the numbering scheme as outlined in the previous traffic sensitivity analysis. Cumulative Traffic Scenario The `Future' or 'Cumulative' traffic volume projections were developed based on information provided by the City of approved and anticipated development projects; this scenario represents cumulative traffic conditions that would be expected upon build out of these projects identified by the City of Atascadero. No development is assumed on the project parcel for this scenario. For each of the parcels, vehicle trip generation estimates were made and distributed to the surrounding circulation system based on the anticipated direction of travel. This 'manual accounting method' of developing future traffic volume projects is in contrast with the method outlined in the previous report, which were developed based on data from the regional travel demand model maintained by the San Luis Obispo Council of Governments (SLOCOG). This new accounting method of developing future volumes generally resulted in higher traffic volumes for the four study intersections, resulting in worse levels of service. Mr. Warren Frace Page 2 November 14, 2012 The list of approved projects is listed in Table I and includes the estimate of built and occupied portions of the projects at the time of traffic counts conducted. This information was provided by the City of Atascadero. Table I Approved Projects List Approved Project Project Components and Size Estimated Constructed and Occupied Portions* West Front Village 10 ksf Retail 80 room Hotel • 80 room Hotel 2.5 ksf Retail • 12.7 ksf Office • 37 Single Family Residences Principal/Westpac Mixed Use • 16.6 ksf Studios/Office/Retail None • 49 Townhomes/Apartments ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Villas at Montecito 8.9 ksf Commercial/Office 12 Townhomes • 28 Townhomes Spanish Ridge/Vista Bonita 13 Single Family Residences None South Side Villas/San Diego 84 Townhomes/Apartments 16 Townhomes/Apartments Las Lomas/Woodbridge 143 Single Family Residences 88 Single Family Residences • 148 Apartments/Townhomes • 12 ksf Mini Storage/Light Industrial Dove Creek 60 ksf Neighborhood Commercial • 213 Single Family Residences • 279 Single Family Residences Notes: * = at the time of traffic counts (April and July 2011); ksf= 1,000 square feet Under both the Existing and Future scenarios, most study intersections are expected to theoretically operate at acceptable levels of service; however, queues will extend further than the available stacking space between the Santa Rosa Road Interchange Ramps, which is approximately 240 feet, resulting in unacceptable delays. These queues may also affect operations at Santa Rosa Road/EI Camino Real, which is just to the east of Santa Rosa Road/US 101 Northbound on-ramp, and has an available stacking space of 370 feet. Queues during the p.m. peak hour under Existing scenarios may reach a maximum of 252 feet between the ramps and extend to an approximate 140 feet on the eastbound approach and 134 feet on the westbound approach at Santa Rosa Road/US 101 Northbound on-ramp, which exceeds the available storage in both direction on the overpass and the combined vehicle storage in the westbound direction. It was recommended, as noted in the previous report, that the ramp intersections be improved to modern roundabouts following the development of the proposed project. The queues at the Santa Rosa Road interchange are expected to be well within capacity of the roadway with roundabouts. These results are summarized in Table 2 and calculations are attached. Copies of the SIMTRAFFIC queuing projections are also attached. Mr. Warren Frace Page 3 November 14, 2012 Table 2 Summary of Existing and Future Peak Hour Level of Service Calculations Study Intersection Existing Conditions Future Conditions Approach AM Peak PM Peak AM Peak PM Peak Delay LOS Delay LOS Delay LOS Delay LOS 1. Santa Rosa/US 101 N Ramps 14.9 B I S.8 B* 12.6 B 14.9 B* ........ ......... ......... ......... ......... ......... ......... ......... ......... ......... ................................................................................ 2. Santa Rosa/US 101 S Ramps 15.8 B 17.6 B* 15.14 B 17.1 B* ........ ......... ......... ......... ......... ......... ......... ......... ......... ......... ..---- ......... ............................... 6. Santa Barbara/US 101 S Ramps 9.4 A 10.2 B 10.3 B 13.1 B ....................................................................................................................................................................................................................................................................................................................................... ......---- .............................................................................. 7. Santa Barbara/US 101 N Ramps 0.9 A 3.6 A 1.1 A 5.0 A Northbound (Romp) Approach 11.3 B 13.7 8 11.2 B 19.8 C Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way stop-controlled intersections are indicated in italics; Bold text = deficient operation; * = although intersection is theoretically operating at acceptable LOS, queues exceeding capacity result in deficient operation Project Traffic It is our understanding that the project description has undergone several changes since the last report. These changes include an adjustment to the number of single-family housing units planned and the relocation of the school to a location outside of the project site. Also, the proposed raised median on Atascadero Avenue at the northern access would prohibit left-turn movements out of the project. This access would force all outbound traffic to use the Santa Barbara interchange. Trip Generation The updated estimate for the expected trip generation potential for the proposed project under the project-buildout scenario is indicated in Table 3. The project would be expected to generate 8,971 daily trips, including 627 trips during the morning peak hour and 822 trips during the evening peak hour. Table 3 Trip Generation Summary Proposed Land Use Units Daily AM Peak Hour PM Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out Single Family 496 du 9.57 4,747 0.75 372 93 279 1.01 501 316 185 Hotel 200 rms 8.17 1,634 0.56 112 68 44 0.59 118 63 55 Quality Restaurant 150 sts 2.86 429 0.03 5 2 3 0.26 39 26 13 Multi Family 69 du 6.59 455 0.46 32 7 25 0.58 40 26 14 Retail 15 ksf 44.32 665 1.00 15 9 6 2.71 41 18 23 City Park 9.2 acres 50.0 460 6.50 60 30 30 4.50 41 21 20 Resort Hotel 100 rms 5.81 581 0.31 31 22 9 0.42 42 18 24 Project Total 8,971 627 231 396 822 488 334 Note: du = dwelling unit; ksf= 1,000 square feet; rms = rooms. Mr. Warren Frace Page 4 November 14, 2012 Trip Distribution and Route Assignment With the inclusion of the raised median at the Atascadero Avenue entrance to the project site, left turns leaving the project site at Atascadero Avenue would be prohibited. In addition, the planned road network within the project site has undergone several minor changes, with several of these changes leading to adjustments to the routing of project-related trips. These changes were made in order to encourage more project-related trips to use the US 101/Santa Barbara interchange rather than towards the US 101/Santa Rosa interchange which would operate unacceptably due to excessive queuing between the traffic signals. The distribution of project-related trip destinations from the previous report was used without change for the analysis. However, adjustments were made to the route assignment based on roadway network modifications encouraging travel via the US 101/Santa Barbara interchange. It is important to note, however, that not all traffic would divert to the US 101/Santa Barbara interchange. Because the southbound right-turn at the Atascadero Avenue entry to the project site is unrestricted, some project- related trips heading into the project site would still use the US 101/Santa Rosa interchange. In addition, some traffic headed north would divert to nearby SR 41 as this would be the next shortest route for traffic from the western parts of the project near the western project access points. The trip distributions and the route assignments, along with the associated project generated daily trip volumes are shown in Table 4 and in Figure I. Table 4 Trip Distribution and Route Assignment Assumptions Destination (route) Northeast Northwest South West Phase Total Daily Area Area Area Area I B & 7A Trips(in/out) Downtown & US 101 N (via SR 41) 20% (102) 40% (329) - 22.5% - (376/375) (320) Downtown & US 101 N (via US 101 N 20% (51) - - - 40% (46) (74/23) —Santa Rosa Interchange) Downtown & US 101 N (via US 101 20%(51) - 45% 22.5% - (1,533/1,584) N—Santa Barbara Interchange) (2,746) (320) US 101 S (via SR 41) - 15% (124) - - - (62/62) US 101 S (via San Rafael Rd) - - - - 35% 20 (0/20) US 101 S (via Santa Barbara Rd) 35% (177) 20% (165) 35% 35% 35% (20) (1,509/1,488) (2,136) (499) EI Camino Real (via SR 41) 10% (51) 25% (206) - 10% - (200/199) (142) EI Camino Real (via Santa Rosa Rd) 15% (38) - - - 25% (28) (52/14) EI Camino Real (via Santa Barbara Rd) 10% 25 - 20% 10% - (681/706) (1,220) (142) EI Camino Real (via US 101 N, Santa 5% (13) - - - - (0/13) Barbara Rd) TOTAL 100% 100% 100% 100% 100% (8,971) (508) 1 (824) (6,102) (1,423) (1 14) Note: ( ) = Number of daily vehicle trips; underline text= inbound trips only; double underline text= outbound trips only Mr. Warren Frace Page 5 November 14, 2012 As a result of the changes in route assignment, it is expected that fewer project-related trips would travel on the northern segment of Atascadero Avenue, where there are a higher density of residents. The estimated project volumes along the Atascadero Avenue and Santa Barbara Road corridor due to the raised median design at the Atascadero Avenue northern project access and planned road network changes are indicated in Table 5 and in Figure 2. Table 5 Estimated Project Volumes on Atascadero Ave and Santa Barbara Rd Roadway Segment Vehicle Trips Per Day Existing Project Santa Rosa Rd to San Rafael Rd 2,520 163 San Rafael Rd to North Project Entrance 920 109 N Project Entrance to S Project Entrance 920 451 S Project Entrance to US 101 SB Ramps 1,520 7,514 Traffic Operation Analysis— Future plus Project Buildout Scenario The analysis of traffic operations of the previously-identified study intersections were revisited for the Future plus Project Buildout Scenario and updated to reflect the changes to the project description, the resulting expected trip generation potential, and the route assignment of project-related trips. Under the Future plus Project Buildout scenario, the ramp intersections on Santa Barbara Road would be expected to operate unacceptably. In addition, as in the Future scenario without the project, queues would be expected to extend further than the available stacking space between the Santa Rosa Road Interchange Ramps. Queues during the p.m. peak hour are projected to reach a maximum of 273 feet between the ramps and extend to an approximate 123 feet on the westbound approach and 69 feet on the eastbound approach at Santa Rosa Road/US 101 Northbound on-ramp, which exceeds the available storage in both directions on the overpass and the combined vehicle storage in the westbound direction. It was recommended, as noted in the previous report, that the ramp intersections be improved to modern roundabouts following the development of the proposed project. With the recommended improvements, all study intersections are expected to operate acceptably. A summary of the intersection level of service calculations is contained in Table 6 and are also attached. Copies of the SIMTRAFFIC queuing projections are also attached. Mr. Warren Frace Page 6 November 14, 2012 Table 6 Summary of Interchange Level of Service Calculations Intersection Existing Future Future plus Project Minor Approach Buildout AM PM AM PM AM PM Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS I. Santa Rosa/US 101 N Ramps 14.9 B 15.8 B* 12.6 B 14.9 B* 14.8 B 20.9 C* Roundabout - - - - - - - - 9.2 A 12.9 B ........ ......... ........... ................................................ ......... ... ......... ......... ......... ......... ......... ......... ............1.11.1 . 2. Santa Rosa/US 101 S Ramps 15.8 B 17.6 B 15.4 B 17.1 B 16.9 B 23.9 C Roundabout 11.7 B 11.6 B 6. Santa Barbara/US 101 S Ramps 9.4 A 10.2 B 10.3 B 13.1 B 21.1 C 76.0 F Roundabout - - - - - - - - 9.0 A 15.9 C 7. Santa Barbara/US 101 N Ramps 0.9 A 3.6 A 1.1 A 5.0 A 8.8 A ** F Northbound(Romp)Approach 11.3 B 13.7 B 11.2 B 19.8 C 58.2 F ** F Roundabout - - - - - - - 12.9 B 17.2 C Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way stop-controlled intersections are indicated in italics; Bold text= deficient operation; x = although intersection is theoretically operating at acceptable LOS, queues exceeding capacity result in deficient operation; *`= delay greater than 120 seconds; Shaded cells = conditions with recommended improvements Resulting Traffic Volumes at US 101 Ramp Intersections New additional traffic onto the US 101 ramp intersections would be expected to originate from nearby potential developments, including the proposed project. Information on these potential developments was provided by the City of Atascadero and includes information on both approved and potential unapproved developments. A summary of added traffic volumes onto the ramp intersections is shown in Tables 7 and 8. Mr. Warren Frace Page 7 November 14, 2012 Table 7 Summary of Added Traffic Volumes onto US 101/Santa Rosa Road Interchange By Development Development I. Santa Rosa Rd/ 2. Santa Rosa Rd/ US 101 NB Ramps US 101 SB Ramps AM Peak PM Peak AM Peak PM Peak Hour Hour Hour Hour 1. Unapproved near SR 41 0 0 0 0 2. Unapproved west of US 101/Santa Rosa Interchange 34 45 53 72 3. West Front Village— Planned 35 47 55 76 4. Principal/Westpac Mixed Use—Planned 33 57 16 29 5. Villas at Montecito—Planned 16 17 8 8 6. Spanish Ridge/Vista Bonita—Planned 8 10 4 5 7. Unapproved east of US 101/Santa Rosa Interchange 100 147 50 73 8. Unapproved east of US 101/Santa Barbara Interchange 0 0 0 0 9. South Side Villas/San Diego—Planned 0 0 0 0 10. Las Lomas/Woodbridge—Planned 0 0 0 0 11. Unapproved near Halycon Rd and Santa Barbara Rd 0 0 0 0 12. Dove Creek—Planned 0 0 0 0 13. Unapproved west of US 101/Santa Barbara Interchange 0 0 0 0 Eagle Ranch 7 10 11 22 Existing Counts* 1,266 1,596 1,128 1,125 Completed Portions of: 3. West Front Village 30 34 48 54 S. Villas at Montecito 5 5 2 3 9. South Side Villas/San Diego 0 0 0 0 10. Las Lomas/Woodbridge 0 0 0 0 12. Dove Creek 0 0 0 0 Notes: * = Existing counts conducted in April and July 2011 and capture traffic from already-completed/occupied portions of#3,#5,#9,#10, and#12 Mr. Warren Frace Page 8 November 14, 2012 Table 8 Summary of Added Traffic Volumes onto US 101/Santa Barbara Road Interchange By Development Development 6. Santa Barbara Rd/ 7. Santa Barbara Rd/ US 101 SB Ramps US 101 NB Ramps AM Peak PM Peak AM Peak PM Peak Hour Hour Hour Hour I. Unapproved near SR41 0 0 0 0 2. Unapproved west of US 101/Santa Rosa Interchange 0 0 0 0 3. West Front Village— Planned 0 0 0 0 4. Principal/Westpac Mixed Use—Planned 0 0 0 0 5. Villas at Montecito—Planned 0 0 0 0 6. Spanish Ridge/Vista Bonita—Planned 0 0 0 0 7. Unapproved east of US 101/Santa Rosa Interchange 0 0 0 0 8. Unapproved east of US 101/Santa Barbara Interchange 45 92 94 182 9. South Side Villas/San Diego—Planned 13 17 25 24 10. Las Lomas/Woodbridge—Planned 60 73 118 146 11. Unapproved near Halycon Rd and Santa Barbara Rd 2 3 5 6 12. Dove Creek—Planned 43 93 88 184 13. Unapproved west of US 101/Santa Barbara Interchange 23 31 15 19 Eagle Ranch 524 676 309 404 Existing Counts* 486 545 673 812 Completed Portions of: 3. West Front Village 0 0 0 0 5. Villas at Montecito 0 0 0 0 9. South Side Villas/San Diego 3 4 6 5 10. Las Lomas/Woodbridge 16 31 42 56 12. Dove Creek 60 89 128 172 Notes: *= Existing counts conducted in April and July 2011 and capture trafi•ic from already-completed/occupied portions of#3,#5,#9,#10, and#12 Impacts and Benefits With the proposed raised median design at the Atascadero Avenue northern project access and the roadway network configurations on the project site, approximately 550 project-related trips that were otherwise expected to use the US 101/Santa Rosa Road interchange would be diverted to other roads with higher capacities. This would benefit residents along Atascadero Avenue as there is a higher concentration of them north of the project site towards the US 101/Santa Rosa Road interchange than the south. It is worth noting that under Existing conditions, the US 101/Santa Rosa interchange does not have enough queuing capacity for the projected maximum queues between the ramp intersections. Therefore, the queuing problems are not expected to be resolved until the ramp intersections are improved with modern roundabouts. Attachments: Level of Service Calculations, SIMTRAFFIC Queuing Projections SJW/s1/ATA009.MLdoc 0 0 0 00 0 0 0 0 ,n in to p v 0 0 0 w o 0 0 0 Lr) LO LO co Lu J I I I C14 17 tv -► v t�. w� � u rw•y.�T?6 f M r cn /4.4'r. N M o ; NIP CD Gia d00 C, 1 1f) M N •� z -- cc r o oOf LiiA t � rY • CYJ a co ti f Vii•. r"�: • :� ��PN .. ry'1+� • �.ani`• •� - \ � r � •�;�1` ,• {•� f r t o z LU W V 'aN CL L ._K w .:- „ ! '� ..V.♦ �, ^kyr :s Ott., �. X � i�. `R�� • '1 V p .-".�. � `>'�• ' ` er g s = >jU n M _O. 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Higuera St.,Ste. 102 San Luis Obispo,CA 93401 Eagle Ranch P:(805)543-1794 Preliminary Project Description F:(805)543-4609 www.rrmdesign.com February 8, 2013 1 . Overall Approach and Vision - The applicants overall vision for the Eagle Ranch is to: • Reflect and build upon the history and heritage of Eagle Ranch. • Continue Eagle Ranch agricultural operations where feasible. • Be consistent and compatible with the character of the "Colony," the existing community, and the City of Atascadero's concept of"elbow room" as expressed in the General Plan (GP Goal LOC.1). • Use a clustered settlement approach that causes less environmental impact than implementation of the existing streets and 452 lots of record. • Create a small Village Center that will function as a "central gathering place" for residents and visitors to Eagle Ranch. • Keep large areas of Eagle Ranch in open space with limited public access, thereby retaining the conservation values and agriculture operations existing on the Ranch to the extent practicable. • Create a trails system for access to the surrounding neighborhood and limited areas of the ranch consistent with the protection of open space and active agriculture operations. • Be identified as a highly desirable, premier place to live in Atascadero, the north county and the state based upon the Eagle Ranch planning and development approach. • Be economically feasible to implement. • Contribute positively to the fiscal condition of the City. • Complete the environmental review, City and LAFCO entitlements process in an efficient manner and within a reasonable time frame. 2. Site Planning Approach - See attached Conceptual Land Use/Site Plan, dated November 1 , 2012 The site planning approach is to identify areas where the residential entitlements of the existing lots of record and additional development necessary to create a viable development can be clustered to reduce environmental impacts. The plan will use the routing of existing ranch roads where practicable to serve the clustered lots and other uses. In order to create a "neighborhood," the planning approach incorporates many elements of the City's General Plan such as a Village Center commercial area to serve residents' daily needs and provide a central sense of place, and a public park/trails system radiating from the village area to residential clusters within the project, connecting to the existing surrounding neighborhood. The plan will incorporate a Highway Commercial economic development area and an area identified for a future Resort Hotel/Dude Ranch to be consistent with the City Economic Development Vision. COMMUNITY I CIVIC&PUBLIC SAFETY I RECREATION I URBAN ARCHITECTS ENGINEERS I LANDSCAPE ARCHITECTS i PLANNERS SURVEYORS A California Corporation Victor Montgomery,Architect#C11090 1 Jerry Michael,PE#36895,LS#6276 Jeff Ferber,LA#2844 Eagle Ranch Preliminary Project Description February 8, 2013 rrm group Page 2 of 7 creating environments people enjoy' 3. Resource Constraints Currently Identified - See attached maps from MBA Constraints Analysis, dated August 19, 2011 • Agriculture • Biology • Cultural • Flood Zone/Hydrologic • Slope • Traffic • Wildfire/Emergency connectivity 4. Descriptions of Land Uses Proposed - See attached Conceptual Overall Project Statistics for Land Uses • Total Project Area: 3,430 acres • Total Annexation Area: 3,430 acres • Highway Commercial - Approximately 15 acres is proposed in a location convenient to the US 101 /Santa Barbara Road interchange. • Village Center - Approximately 1 .8 acres is proposed for uses to serve the daily needs of Eagle Ranch residents. This area will likely contain retail shops or offices, postal facilities, meeting spaces and other functions needed and used by residents daily. The Village Center will reduce vehicle trips and provide a central gathering and "focal place" for the Eagle Ranch neighborhood. Building(s) at the Village Center may contain a mix of uses including retail shops, personal and professional services, offices, food services, meeting facilities and second floor residential. • Resort Hotel - Approximately 42.4 acres. Two feasibility studies have been completed by the applicant looking at the viability of this type of use. Both studies confirm the value of open space as an "attractor" for this use, and indicate potential future market support for a modest size but "upscale" facility. A critical prerequisite for a Resort Hotel is the need for Eagle Ranch to be well established as a high quality neighborhood "place" in advance of Resort Hotel development. A second prerequisite is for the City to have a vibrant, active tourism support infrastructure and track record of frequent successful community events before Resort Hotel operators will attempt to develop. The resort is currently envisioned to have 75-100 rooms/suites/cottages, a restaurant, bar, meeting spaces, hospitality areas, pool area and other associated activities such as horseback riding and hiking. • Single Family Residential - Current site studies are based upon 494 SFD units. However, the final number of homes will vary depending upon the financial feasibility of the project once all agency requirements are determined and costs accounted for. A variety of single family detached lot sizes are anticipated varying from approximately 20,000 sf to over 5 acres (see site plan dated January 31 , 2013). The approximate conceptual residential lot breakdown is as follows: .5 to 1 acre = 72 lots Product type - merchant built, semi-custom, typical home size 2,000 -2,600 sf 1 to 5 acre = 378 lots Product type - individual lot sales, custom homes, typically 2,700 - 3,200 sf Eagle Ranch Preliminary Project Description February 8, 2013 rrm group Page 3 of 7 creating environments people enjoy' 5+ acres = 3S lots Product type - individual lots sales, custom homes typically 3,300 - 5,000+ sf • Lots over one acre in size will be allowed to have an on-site second residential or "granny" unit and provided with one parking space. The size of the second units may vary in conjunction with the size of the underlying lot size as follows: 1 to 1 .5 acre lot = 850 sf maximum 1 .6 to 2.5 acre lot = 1 ,000 sf maximum 2.6 to S+ acre lot = 1 ,250 sf maximum • Senior Housing (MF) - 79 Senior Housing units are proposed in the area near the Village and Public Park. These units are anticipated to include both market rate and affordable senior housing. The number of affordable units is proposed to be approximately 21 units, consistent with City policy. These units may be for sale and/or rental housing. A portion of these units will be Affordable Housing. • Required Affordable Housing (MF) - Affordable Housing units are proposed to be on-site at Eagle Ranch. Units are proposed in the Very Low, Low and Moderate levels of affordability, as defined by the City. Units are proposed to be integrated into the Village Center Commercial buildings as well as a proposed Senior Housing project located at the Village Center. The total number of Affordable Housing units proposed is 21 (19 Senior and 2 Mixed Use). • Workforce Housing (MF or SFA) - The total number of workforce housing units proposed is 12. They may be implemented in partnership with a local NGO. They will be located in the Village Center. • Public Park - An approximately 10.7-acre (gross) neighborhood public park is proposed. Its size will reflect at least the City parklands standards and requirements. The location considered is within walking distance of the Village Center and Senior Housing. The park is envisioned to be focused primarily on passive activities (picnic, BBQ, etc.), some children's play structures, horseshoes, and limited open-turf areas to accommodate group and family play. A small amphitheater is proposed. • Open Space - Significant open space areas are envisioned, likely measured in thousands of acres totaling approximately 2,510 acres (+/- 73% of the Ranch). Two types of Open Spaces are proposed; Agricultural Open Spaces that will continue to be utilized for Ag operations and Private Open Space identified as "no build" areas within some of the individual lots. The intent is to provide limited public access through and/or adjacent to the Ag Open Space areas via public trails for pedestrians, bicyclists, and equestrians. Primary routes for trails will be aligned with existing ranch roads where possible. • School - Discussions with the District are ongoing regarding the necessity for a school site at Eagle Ranch. This issue is not fully resolved at this time; however the Atascadero Unified School District is currently considering a location off of Eagle Ranch. 5. Onsite Circulation (Roads and Trails) - See attached Roads Plan, Project Statistics, Roads Sections and Trail Cross Sections • Roads - A variety of road widths are proposed in order to facilitate the terrain being traversed by the roads. Road widths in general are kept as narrow as practicable in order to be in keeping with the vision for the project and to avoid Eagle Ranch Preliminary Project Description February 8, 2013 rrm group Page 4 of 7 creating environments people enjoy' impacts to trees and other resources. Existing road rights-of-way will be extinguished through the subdivision map process except where existing rights-of -way may need to remain to provide emergency access routes or serve other purposes. The City does not accept new roads for maintenance by the City, therefore, roads will be maintained through an assessment on the project property owners via a Home Owners Association or Other District. In addition to other public access streets connecting to existing streets and neighborhoods, Eagle Ranch proposes one 20-ft wide (12-ft paved) secondary access point of connection to existing Ortega Road. Right-of-way dedication for an access connection to the current dead end of west (upper) San Diego Road is proposed. This dedication of right-of-way will enable the City to resolve current access issues in the future, concurrent with the appropriate phase of the Eagle Ranch project. • Trails - Public pedestrian, bicycle and equestrian trails are proposed and designed to lead to the Village Center and to connect with the surrounding/existing neighborhood at select locations. A trail easement alignment leading to the National Forest and the Atascadero Land Preservation Society (ALPS) conservation property is proposed. The City does not accept new trails for maintenance by the City therefore trails will be maintained through an assessment on the project property owners. In the case of the trail connection from ALPS property to the National Forrest across Eagle Ranch, the trail maintenance responsibility may be shared with ALPS, the City, County and other local NGO's. 6. Public Services/Utilities Approach • Water - The project will be served by Atascadero Mutual Water Company (AMWC). The 452 existing lots of record are "Colony" lots and therefore, shareholders, served AMWC. AMWC has prepared an Engineer's Report of water supply to review their ability to serve Eagle Ranch and concluded that capacity is available. AMWC issued a "will serve" letter in 201 1 . AMWC will maintain the water system. • Sewer - Treatment and disposal service, where needed, will be provided by the City. Within the Ranch collection and distribution will be via individual wet wells, to collector pumps, to main arteries and finally to a relatively short section of public gravity flow main, to the point of connection with existing sewer east of US 101 . Maintenance of sewer lines and pumps will be provided by the City and paid for through an assessment on the Eagle Ranch property owners. Properties over 1 acre in size may be served by septic systems, where feasible, based upon soils conditions. • Fire Safety - Eagle Ranch will have several layers of fire safety planning carefully coordinated with the City Fire Department. Beginning at the perimeter of select areas of development with fuel reduction corridors - areas where the underbrush is thinned and reduced in height and volume in order to reduce the available fuel for fires. Secondarily, select Open Space areas within the developed portion of the Ranch will be grazed to reduce fuel loading. Individual lot owners will be required to follow Cal Fire standards for fuel modification on the lots and adjacent to the lots and buildings. Finally, the Village Center (Commercial area and Public Park) will be designed as a fire-safe area and designated as a place of refuge for Eagle Ranch residents as well as serving as a potential staging area for firefighting operations if and when this would be necessary. Eagle Ranch Preliminary Project Description February 8, 2013 rrm group Page 5 of 7 creating environments people enjoy' • Law Enforcement - service will be provided by the City • Fire/Life Safety - service will be provided by the City • Library - City of Atascadero • General Government - City of Atascadero 7. Phased Approach - See Phasing Map Eagle Ranch will be a phased project guided by the Specific Plan and the Vesting Tentative Subdivision Map. Individual building phases are expected to range from 25 to 50 lots per year with needed infrastructure provided, concurrent with or in advance of development, as necessary to provide required access and services. The current Phasing Plan (dated January 31 , 201 3) proposed lot development phasing breakdown by phase is approximately as follows: Phase 1 72 Lots Highway Commercial +/- 15.2 acres Senior Housing 79 units, 12 Workforce Housing Units, Phase 2 109 Lots Village Commercial, 1 .8 acres, including 2 Affordable housing units, Public Park, +/-10.7 acres (gross) Phase 3 87 Lots Phase 4 43 Lots Phase 5 39 Lots Phase 6 35 Lots Phase 7 16 Lots Phase 8 67 Lots Phase 9 26 Lots Phase 10 Resort Hotel 42.4 acres Note: Phases include portions of roads, trails and other project features per site plan. 8. Entitlements Process & Environmental Review • City - City approvals required are General Plan Amendment, Pre-zoning, Annexation, Specific Plan and Vesting Tentative Subdivision Map • City - Certification of an Environmental Impact Report • LAFCO - The City will be the applicant to annex the Eagle Ranch project area into the City corporate limits; this will require approval by LAFCO Eagle Ranch Preliminary Project Description February 8, 2013 rrm group Page 6 of 7 creating environments people enjoy' 9. "Green" Features & Objectives of the Conceptual Plan • Village Center - reduces vehicle trips and vehicle miles travelled by providing a place for residents' daily shopping needs, mail delivery and needs of visitors onsite and accessible via bike, walking and horseback. • Highway Commercial - Provides a potential place to accommodate overnight visitors to the Eagle Ranch and the City. For the City, highway commercial is one critical leg (economy) of the three legged stool of environment, economy, and social equity that is part of balanced development. These facilities will also provide employment opportunities for residents of Eagle ranch and the larger community. The proposed meeting facilities will support the City's targeted growth of visitors to the City through events and meetings. • Resort Area - Provides for retention of select existing historic structures, adaptive re-use of some existing structures and retention of the spirit of history associated with a Historic and still working Ranch. This land use will provide direct and indirect employment opportunities. The resort when implemented will contribute to the fiscal well being of the City and residents. • Green Streets Approach - Roads within Eagle Ranch are designed to be as narrow as practicable to accommodate passenger and emergency vehicles. Improvements within the roadway are minimized to maintain a rural appearance and at the same time limit disturbance, minimize structural improvements, minimize grading that disturbs the environment, retain native oak trees where possible and allow maintenance of natural functions to accommodate drainage, consistent with the objectives of low impact development. • Oak Tree Retention, Removal and Disturbance Standards - Maintain native oak trees to the greatest extent practicable and consistent with the City regulations. Use early involvement of City retained environmental professionals in the Eagle Ranch site plan evaluation and in the field review of the site planning as it is developed, and finally in the creation of Specific Plan standards. • Retain Open Space & Conservation Values - Observe City creek setback requirements and creek policies. Avoid disturbance of identified critical creek habitat areas such as steelhead fishery habitat and other critical areas where possible. In large contiguous areas where settlement is not anticipated, retain open space, continue agriculture operations and retain conservation values and features. Allow controlled public access via a well defined system of trails to accommodate pedestrians, bicyclists and equestrians. Where needed, limit public access in favor of retaining agriculture, conservation and environmental values. • Agriculture - Retain the ability to use (if appropriately sized) contiguous open space areas within the Eagle Ranch project for grazing use. Eagle Ranch Preliminary Project Description February 8, 2013 rrm group Page 7 of 7 creating environments people enjoy' Reference Documents Provided to City: 1) Site Plan 2) Roads Plan 3) Phasing Plan - 11 x17 4) Conceptual Sketch: Atascadero Entry, North 5) Conceptual Sketch: Atascadero Entry, South 6) Conceptual Sketch: San Carlos Entry 7) Conceptual Sketch: Village Center/Park/Multi-Family Plan 8) Conceptual Sketch: Highway Commercial Area 9) Conceptual Sketch: Resort/Ranch Headquarters 10) Visual Character Photo Package dli-N:120701 7010070-Eagle-Ranch-SP-VTM-GPA-LAFCOI Project-ManagementI Eagle Ranch Prelim Project Description-2-07-73-D7C7TAL.doc yfF �i l M - N .,.• Imo ' 2 ';.: } 4�1r6 �P;S`- �.' i� r - tt? - ,��+.:. I E:.r+ ry y'�y,• c X41., t, If W � � � .✓ `.a,�.'mow. '�— `� + ,g,,• - a. � ,4',. � In VY m \� %—^ r ���, �' ?�f z <a#a`"a.a�'A.,y i ,1 > .i71'4•!�'� � yr c J L r r •Ka i 1 .�`)� _ 'fit ;'. l�'jr �:? S ,�+ /�`�� '++ a'7.` '?,' Ar per Ni i 1^ 1 1 �✓ � �� � t Res }t �, N.. ^�( r� Map Features <' GENERAL MAP ELEMENTS RESIDENTIAL AREAS ROADS AND TRAILSV. •. . �• _ - 0 Ranch Boundary 0.5 ac-1.0 ac Lots 0 Existing Ranch Roads - 4 & 0 City of Atascadero Boundary ® 1.1 ac-5.0 ac Lots ' p_ Po Road ROWS with " � ®V 1. City of Atascadero URL 5.1+ac Lots Varying Width Paved Surface - ' • " _ Streams,Intermittent <as cors ,c.e Total Roads(miles) (USGSNND NaMeal Ny-e p6y o—Q I -r ., . � ►r -- - Tr1•.. I +a Mufti-Family Senior Housing Units Existing Lakes/Ponds sAffordable Senior Housing Units wClass Ma Path Utility Line Locaon20Cotlor •awim.P—dN.,,m.no,� Affordable Mixed-Use Housing Units ylneocaon- anoneUnpaved Trail :.tl \ G1z Woddorce Housing Units •hwo-u:rape SnrN T,.a EAGLE RANCH Notes/Souroes: ® OM MERCIALAND OPEN SPACE AREAS 03 UNITS National Forest Service 1 1)Aerial pholofromthe National Agricultural Imagery Program-?010. rr01daa1plgrouP ';--1 Connector Trail _ _ �• Resort Hotel(70%Open Space) SW Total LotslU nits .smgr T- 1 2)Stream data from the NHD(National Hydrograplry Dataset). ----_ � _ L Topographic co dour interval is 10feet. j a Village Center <)Boundary,road and topo data from existing data/information. 20 r ms Total Trails(miles) 5)Feature annotation from the USGS quad data. 1.:.:`.f Highway Commercial 0 ( ) "y.. 6)This map i5for illustrative purposes only. '0 rto Public Park 1 City of Atascatlero,CASC2I@; S I'= Equestrian Staging Area 1 o p•e a•t 1rz mile 1 z.,ee ae Ranchland Open Space r 20DO 1000 500 0 so0 Feet 2Tt or Private Open Space I CONCEPTUAL SITE PLAN January 31,2013 G) 070 i.a 1o'" Total Open Space(73%)PIPES, 311 1 f e$q .:�- n ,t. if i. .• �_-- __ sr San qq e� �el qe �^•� �• LOCAL ROADS AND CUL-0E-SACS- , � I• S ___ 3 A /` - + Sr-.nRED DRIVES SER\n ND UPTO6LOTS - w 1 -VIA EOUESTRIAN PATHONEXISTING DIRT ROAD f R gres`eaejo �•� � EPLLE - R� - RH1Cr� 3., ..�....... we.Arrcx•�' \\�/ � � ms'�Im�— GAR• 3NYJ .. �\ � f / i. f1 MAIN LOOP ROAD WITH MEDIAN- jpm m+3• - � 1 /•�_��/ _ � `�� �a"T,r�'� .. �^ !�,Lt „w - 'tee T; � . , r T ;T, 7% 0 Map Features S-I I_FAL MAP ELEMENTS RESIDENTIAL AREAS ROADS AND TRAILS ' ! _,�,,,,.• y' ""-• 0 Ranch Boundary vs 0.5 ac-1.0 ac Lots 0 Existing Ranch Roads a•• cA�1 as ,, uxi a �••^a.4 City of Atascadero Boundary 1,1 ac-5.0 ac Lots ®Main Loop M�. ••Jr � RURAL COLLECTOR- CI ryof Atascadero URL 5.1+ac Lots ®Main Loop with Median f • f �� f MAIN LOOP ROAD- � !r nr _ w' <Da LOTS xmnsD- rMv¢u Streams'Intermittent ®Rural Collector (USGS RHD-N-1 Hymes.,Pny Daaaap Multi-Family Senior Housing Units v0Local Roads and Cul-de-sacs Existing Lakes/Ponds _1a_�Affordable Senior Housing Units ® ! • -�-• ?�� � Utility Line Location-20'Corridor �--- Shared Drives(up to six lots) a •? J �•? Affordable Mixed-Use Housing Units - - \ ' �- - - Utility Line Location-Abantloned 1Pe Total Roads(miles) Woddorce Housing Units EAGLE RANCH Notes/Sources:es: OMMERCIALAND OPEN SPACE AREAS 03 UN 6 1 1)Aerial photo from the National Agricultural Imagery Program-?010. rmltlgargngr'. j.L7_ Class l Multi-Use Path '✓ -9,� 1 ?)Stream data from the NHD(National HTdrograplry Dataseq. "'""' ,__.' Resort Hotel(70%Open Space) 5aT Total Loi nits .e'wlee Parval Ma"v,lnoa _ L 3)Topographic contour interval is 10 feet village Center « Unpavetl Trail G)Boundary,road and topo data from existing datalirdormation. Highway Commercial •Mwause ane shale r,aa s)Feature annotation from me USGS Quad data. !_:-.'_� 10 National Forest Service fi)This map isfor illustrative purposes onry. !-m r .�Public Park ®Connector Trail 1' r City of Atascadero,CA SC8(e: s (_'__?Equestrian Staging Area •snipe Tina 1 o •• 17 Mile 1 nee a Ranchland Open Space 1fi3 Total Trails(miles) r Private Open Space I ROADS PLAN coo oon Aoo o soo reef �� 071 oae Total Open Space(73%) t 1 January 31.2013 1 W 1 s ry t v t _ SCK. !o•� s an.reqa -'�'a ���,�'I ` 'ry :, <� • A• l � PHASE C N r w • �t. e w µy 1 _ ' • I 5 a a! RETAINED AS r • `_ A SMITH PROPERTY .�,:;. • i'� �"' � t ./';, 4T "a" t } , � rrs�''fl'-? •� � r... tF�'., < i:: t.f'r�i `. a '�,�y\\C � - �,, •1 • ♦st .;�T<� S� , • =w2._ 4rasa .• �~�`{ilR��f} �3Zi t "� •:Yn-1 3 t P g 1 PHASE 3 i r t y,., .� •.w '� :.er r RETAINED AS I t v1 of :' ,.S.r.. r ,gJ° �,. y' SMITH PRGPEp It- 'ate——_ cs: . +::_�i -. '•� ' '" a'f.e 0 r t— • , ,•l' _. low Map Features PHASING AREAS t Phase 1 — 109 Phase 2 EAGLE RANCH Notes/Sources: � 9T Phase 1 1)Aerial photo from the National Agricultural Imagery Program-2010. rmldBEl$Ogt9ul I � t t LLL t 2)Boundary,road and top o data from existing datalinformation, Rm�"--'"'�'r'" 43 Phase 4 ./ 3)Feature annotation andpeak elevationslrom the USGS quad data. 20 39 Phase 5 4)This map is for illustrative purposes only. 0 35 Phase 6 � 1 Phase 7 s ® t City of Atascatlero,CA SC2I@: �_, Phase 8 a.a oD .w 500 Feet G, ... Phase 9 gpo load sog 0 0 CONCEPTUAL PHASING PLAN January 31,2013 073 l -' t t 494 SINGLE 4 -Ole MOW Transition17 1 Bike Lane Ranch Fencing Class I Bike Path '• •• LanMedi dscaped paved Trail Stop Sign '�' �► 1 peed . 1 • Entry Gateway Signa i\ sMulti-Use Path Xx 41f- I' M t •• . tM paved Trail Class I Path Class . th \� Transition1 Bike Lane J) January ' Signalized Intersection � x Atascadero Avenue EntryGateway Si F �� � �� Y gnage 4 Equestrian Parking Class I Path \ Trailhead and �• k i 71 �= QHitch'in Post -: -V 1 o _ it • - • A . .. ` Ranch Fencin Open Space �: o Trailhead Q Not APart • = of Project Unpaved Trail - ` Median : { . \ A U Parkhig, s�!• r, r Q . q One Way Road ® © Creek { Two Way Road �. \ •{v. �-. 1 � -- � N uary rrm S rou `li Eagle Ranch Atasca ero AvenueSouth Entr JaOTTO°13 gp d Y NOT TO SCALE creating environments people enjoy® Neighborhood Mailboxes Improved Street a��ao Class I Bike Path ' 40 Right-of-Way Entry Gateway Signage _ 20 Right-of-Way ` r 60' Ri ht-of-Wa g y `` .����"i � • � No Build Line `1 1 � L \I N rrmdes rou `li Eagle RanchSanCarlos Entr 'g p Y NOTNOT TO SCALE TCALE creating environments people enjoy® Park LotPaces)33 s Retaining Wall ( Commercial Lot (51 spaces) 8- 12'--Wide Path Maintenance/ Work Force Housing ► Emergency Access Tot Lot .f Vehicular/ Existin ' ' = j Pedestrian Oaks, Y Bridge e 1, g CKf I` /Amp hitheater •r RU _ "', x. lilt Trail Trail Lilh • �.. �• �� Turf Picnic Table, Typ. Pedestrian Bridge Picnic Table, Typ. Trail N rrm rou Eagle Ranch Village/Mulfi-Family/ParkJa„uary2°13g p creating environments people enjoy 11 1.1 Acres PARCEL 1 Free-Standing 5,400 sf Restaurant Restaurant and Parking 45 to 50 Parking Spaces ` Hotel and Amenities PARCELS 2 and 3 Existing as Okto 14.1 Acres Remain, Type -- � 165 Room Hotel (2 and 3 story) ' Meeting/ � Slope with 2 Executive Suites/Cottages g/Conference r Facility �� Planting 215 to 225 Parking Spaces Amenities: Executive Suites ' . Individual Meeting Rooms t • 3,200 sf Large Meeting Space Existing � - . Pool/Spa Oaks to . Gardens �. Half Court Basketball Remain, _ . Tennis Courts (2) . 1/2 Basketball Court (1) _Type . Events "Lawn" +/- 1.25 acres Tennis Courts . Outdoor Lecture/Classes Area r Class I Path Events Area }' a N y 2013 rrm sEagleV rou `li Ranch Hi hwaCommercial Area TOSCgp g NOTNOT TO SCALE creating environments people enjoy® J EO`Vm�V�ITRIAN 1I ROUNIt�•-TRIAN �• I ,. -YYl ENTRY RECEPTTON/ FEATURE ARRIVAL .t>pgvf0 i. y� POOL W/BAR&. SNACK PAVILLION OUTDOOR ,s AMPHITF)ATER BEDROOM I1 _ COTTAGES A ONE BEDROOM KEY MAP k''Ar/ �- COTTAGES � IR -�+'.�•.�,�.�r �• - �•:. CART . \ . ¢, _......�"1 -7 HOUSE- '•`�.,t I"..� *' •, KEEPINGto STAUR�\ - &BAR l •� ti. •� ARRI _ x TENNISCOUR SWITH SHADESTRUCTURE SPA TREATMENT ' CONCEPT PLAN: EAGLE RANCH Resort • . , r IN EAGLE RANCH r VIS C C HA TER t w iw, �s Owl -.. ? -� . - 46, v �� r : '.`+... _ w T•.2 '. •- '�• i� •'! - � f• 7 � `• . ♦ .. tet iC �1 _ . : .- _ S z ♦ .. � �f` � "� , 'ice--a:'/ % •'•� �• .r •! I '• ,� '`"yam' :•� '• ,.h � � '; _i ,.'.�,p♦ �• f•i♦- is •:,�,r},r". rrmdesigngroup creating environments people enjoy' The following images are for illustrative purposes only. Architectural character, landscaping, and other design elements will be addressed in the Eagle Ranch Specific Plan and other subsequent implementation plans and permit reviews. EAGLE RANCH THE VISION "Eagle Ranch will be a low density, environmentally sensitive residential development that reflects and builds upon the unique Atascadero rural landscape." -Jeff Smith EAGLE RANCH 3A, �q �,•� � . IV Zt Tr ..Af - 77. _40 om 2.'T4 ' r. 7 �� � t i—_ �aai A va �� \ - \ • _ a� 1'� fx� •�•� � _A,1� - P _Ar.�� y'�� IN ' ;;err' _ �•4 _ ing RESIDENTIAL EAGLE RANCH La Sl eft\ 1 .. `� .� �.-. .� flt -Y - _ •1��1��� �� -v. ON • ,, �'�`- :.. ,ASI °`•�"' �- _- _� �. • r' .. ,,•may � � .�,• 4 .,,rs e-� � t- �b�� ' � �� Sys �+v ,s �_ r"�' �• 44 RESIDENTIAL EAGLE RANCH — _ — Pqioil . s It AlL A& - .�.. .a.��l�. 4 S.}��:. •1 � j• :/�., �, �, •-Owe' � a ° Z,�*� - . SENIOR HOUSING EAGLE RANCH Vol � 1 _ 614, � � t MULTI-FAMILY HOUSINGEAGLE RANCH i r i4• : w. d d� �y yj i °fir, "�'ti,� i���'�*'.tea ,��^ •r -. �'� �: - r • _ - � � � Q'i AL AL Mir Or 1W � — `--.► — ' ROADS EAGLE RANCH ie Xv 7IF �,. fA .21 s;._ _4L4•� � w' � Ery / i' ^. , V • ���. i fly ..�• 5: . �1 �i T�Yw M `• •a '164, - - �. :.'r .•esti• ` +tt • ; <. 1{' r TRAILS EAGLE RANCH a iy - f4• w' -.,_��.r-...iCti - �•f/ �' ' +. ��Y .`�_r �1 V �uaLfc `�`''�+_.s••�J,. '-4p ' *a XYr J of m a 1 r vo,,.V 17 r ='►r�i '7'R�" �,y,;;.;,- r I ' �� '�1li r - '�3 4 � T- }. •�: ` - FENCING EAGLE RANCH t V 1�ty4f.a � +a .1.. .. 1' _ '.:ni( f -J" •. - �...' ' •y � � �.1�� � — • arrK-y e�4.r S,�„ � � '-n r.t'.F,-' ,..: •x., l � �����. �'T .M _� �. �, ,~ l � .�11 -'.1� �� - .A..� .:a4.Jew c.^`f�•.w.__ tLSZ� r. jg N �� it II�,. .,.,. ,� �1���•� ---- ` - ad . . ■13 - P COMMERCIALVILLAGE RANCH • a � Ar AL lot - •w , fir" ' Source:Allisal _ ift N •—v f� i sem~ ., 1• .t 4'F el �^ �����. �• �; i �• ,�. � :� it At `.,� ��L•�t� 1 t r' EQUESTRIAN AND GRAZING EAGLE RANCH LLI *r• � Tl ii�uiL,i.r Oji aw— SyVA- 1 tv WK • - s _ -... .�•; `. ( , r �. �l� all I�� ffl f RESORT EAGLE RANCH - .. i .�• .i�/ `fir / r r 01 Pis r A :I st Ito IIS �� -M+ . - � � '•i '� f - `- - "IA07, ` r' ' 4i -=b id Mi dde— i- HIGHWAY COMMERCIAL EAGLE RANCH �. , • r.. / r Its y l� 11.44•rV �/�( y ^ ! 'd• -.�r�Y ? �!r■■ �,+' ��> _ A ..rrt Il►.b:� , , w. _ -.�gi�di8ii�aC� _ _ C`� t 1/N� --- e ul , �f ��. `- '• y —�\ � ,. �— Via. \loti' qw -- HIGHWAY COMMERCIAL EAGLE RANCH � .�t��� •,� `�� r.F �' T � - f. a. a 'RLQ.. � � ���� 1 •♦ � i ILI 5�'� .-� �}� ,� _�.��• - . .�;�._ ..F,e � Y�"_ fes. 0 `�R • _ ,�` Tic„_ -:.� ✓ , tr' - ti. r� •Y, a!J 4• ..I_ - "4 r K::•'.;Y,c_. ter... �. ♦.j ± _ _N _ ...r �i• arm ' ,� _ ..•• } iso ■ r HABITAT EAGLE RANCH � •�� Y 4R.•.r,: .gyp, 'i_ � ��a s �r � -�`_ ,� " ,.� •. y.. e''r.. ^�'�'�++ JP •^�' y ae;F '"�' wi • ' ��Ar f 4 �e`�. 'edi, ,. i � .�Civc�..,�, Pet ' •`' V� ;. ��' 1 � _ "'�,J ,eh '� �S r :�� '.'', ,� �' - `�, ' �,- •ate -i � _ a7'•' ,t(�.J � •� -- 111 — _ LANDSCAPE EAGLE RANCH w i .e' ALYJ a; �` , ' ( ; IVA ;`. `' }.; '^ �`:. ,• aft n•.. �� ``�• ."r Aa mpoc �^ j' .' a ti a�,4 1~:�'• '►moi �� `.�, t fir• _ � '"1 `rhe. ;* .-'r�`; �, •' ' �' r� •v�r v.•' Ae- •� f L - EAGLE RANCH rrm group Iii creating environments people enjoy' RRM Design Group 3765 S. Higuera St.,Ste. 102 San Luis Obispo,CA 93401 Eagle Ranch P:(805)543-1794 Significant Changes in Project Description (since March 2012) F:(805)543-4609 www.rrmdesign.com February 8, 2013 1. Project Density - Number of lots reduced by 192. Total number of units reduced by 139. Date SFD MFU Total DU March 2012 680 46 726 November 2012 494 93 587 February 2013 494 93 587 2. Single family lots - minimum size %z acres. Sizes vary from %z acre to 5+ acres. 3. Deletion of small lot SFD - 4,500 to 19,000 sf lots all deleted (no more "tiny" lots) 4. San Diego Road West connection - proposed and staked in the field (one way portion of the Resort loop deleted) 5. Village Center relocated - into Phase 2 and moved to the South (retains MF, Park and Commercial components) 6. Village Center - Senior Housing proposed (79 units) 7. Village Center - Workforce housing proposed (12 single family attached) 8. Village Center - Mixed use, 2 affordable residential units 9. San Rafael Road - area re-designed to delete small lots 10.Ortega Road area - area redesigned to delete small lots (all lots now 1 + acre) 1 1 .Ortega Road - emergency access designed (no routing vehicle access or emergency access located on ranch property) 12. Highway Commercial area - access locations revised 13."Big Valley" area - retained as significant central open space 14.Affordable Housing - on site implementation of required affordable housing a. Senior Affordable Housing - 19 units b. Mixed Use Affordable Housing - 2 (very low income above Village Commercial) c. Workforce Housing - 12 units (potential partnership with NGO) d. 2nd dwelling units allowable on lots over 1 acre (maximum potential - 404). Size of 2nd unit varies with size of lot. COMMUNITY I CIVIC&PUBLIC SAFETY I RECREATION I URBAN ARCHITECTS ENGINEERS I LANDSCAPE ARCHITECTS i PLANNERS SURVEYORS A California Corporation Victor Montgomery,Architect#C11090 1 Jerry Michael,PE#36895,LS#6276 Jeff Ferber,LA#2844 Eagle Ranch rrm group Significant Changes in Project Description February 8, 2013 creating environments people enjoy' Page 2 of 2 15.Atascadero Avenue - Eagle Ranch project entry/exit relocated to the south per traffic report recommendation and right-turn only out of the Eagle Ranch project. Atascadero Avenue design proposal for landscaped medians and stop signs proposed. 16. Phasing revised 17. Number of lots fronting Los Osos Road reduced Planning Activities (since March, 2012) • Continued project planning & planning meetings with City staff • Coordination with County regarding property tax sharing • Meetings with Ortega Road neighborhood group (2) • Meetings with Atascadero Ave neighbors group (2) • Meetings with individual Atascadero Ave neighbors (2) • Meetings with San Diego Road west neighbor (2 + field staking) • City Workshop on Eagle Ranch (12/13/2012) • City DRC Hearing 1 /31 /2013) • Additional traffic analysis • Traffic improvement and Fair Share fee analysis • Additional project economic analysis • Additional Draft City Fiscal Impact Analysis dli-N:120701 7010070-Eagle-Ranch-SP-VTM-GPA-LAFCOI Project-Managementl Eagle Ranch changes from 680 plan 2-2-07-73-DICITAL.doc