HomeMy WebLinkAboutDRC_2011-05-12_AgendaPacketCALL TO ORDER
CITY OF ATASCADERO
DESIGN RE VIE W COMMITTEE A GENDA
Committee Meeting
Thursday, May 12, 2011
3:30 P.M.
City Hall
Conference Room 3
6907 El Camino Real
Atascadero, California
Roll Call: Chairperson, Roberta Fonzi
Committee Member, Bob Kelley
Committee Member, Chuck Ward
Committee Member, Christian Cooper
Committee Member, Susan DeCarli
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES FROM MEETING ON MARCH 10, 2011
DEVELOPMENT PROJECT REVIEW
2. EAGLE RANCH
The Eagle Ranch Specific Plan proposes the annexation to the City of Atascadero of an
undeveloped 3,450± acre area, located in the County adjacent to Atascadero's southern
boundary. The majority of the site is part of the Historic Atascadero Colony and contains
approximately 452± undeveloped Colony lots and a network of un -built Colony roads.
The Specific Plan will propose reconfiguring these existing lots and roadways, and will
identify a variety of land uses including housing, commercial uses, parks, trails, open
space, and tourist -serving and resort facilities.
Find ace book
Faceon
http://www.facebook.com/pages/City-of-Atascadero-Planning/175544509158142
City of Atascadero Design Review Committee Agenda
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting of the Design Review Committee: to be determined.
Regular Meeting, May 12, 2011
Page 2 of 2
Agendas, Minutes and Staff Reports are available online at www.atascadero.orQ under
City Officials & Commissions, Design Review Committee.
t:\dre design review committee\agendas\dre agenda 5-12-11.docx
ITEM NUMBER: 2
DATE: 5-12-11
Atascadero Design Review Committee
Report In Brief - Community Development Department
Callie Taylor, Associate Planner, (805) 470-3448, ctaylor@atascadero.org
Eagle Ranch Specific Plan
Preliminary Project Review
Design Review Committee Briefing
PLN 2008-1280 / GPA 2008-0022 / SP 2008-0002 / ZCH 2008-0150
Applicant: RRM Design Group
Owner: Eagle Ranch, LLC
Project South west of City
Location: boundary, accessed off
Santa Barbara Road
General Unincorporated within
Plan & Sphere of Influence
Zoning Identified for future
annexation
Project 3,460 acres
Area:
Existing Cattle Ranch
Use:
Project Description:
0—
A �� Eagle Ranch
N Specific Plan Area
ti
Al—der. Sphere of Influence I
I�
The Eagle Ranch Specific Plan proposes the annexation to the City of Atascadero of an
undeveloped 3,450± acre area, located in the County adjacent to Atascadero's southern
boundary. The majority of the site is part of the Historic Atascadero Colony and contains
approximately 452± undeveloped Colony lots and a network of un -built Colony roads, originally
established by E.G. Lewis' 1914 Atascadero Colony Map. The Specific Plan will propose
reconfiguring these existing lots and roadways, and will identify a variety of land uses including
housing, commercial uses, parks, trails, open space, and tourist -serving and resort facilities.
Background:
The Eagle Ranch area has been used historically for ranching and agricultural purposes and
includes numerous structures that were used for these purposes. The site is characterized by
ITEM NUMBER: 2
DATE: 5-12-11
sloping, oak covered hillsides and many areas with extremely steep, mountainous terrain.
Other unique features include the headwaters of Atascadero Creek which originate on the
ranch.
The City's 2002 General Plan identifies the Eagle Ranch property as a future master plan area,
and requires that a Specific Plan be approved by the City to provide a comprehensive
development plan for the property. Entitlements that will be required include a General Plan
Amendment, Prezoning, Annexation / LAFCO reorganization, Specific Plan, Vesting Tentative
Tract Map, Multiple Conditional Use Permits, and an Environmental Impact Report.
In June of 2003, the City approved bringing the Eagle Ranch property within the City's Sphere
of Influence, and in 2008 the applicant submitted a City application to begin processing the
proposed project. The Council authorized staff to initiate the General Plan Amendment, with the
application to be reviewed and processed in a manner to facilitate citizen participation and
public outreach as an important component of the planning process. The property owners of the
Eagle Ranch held two community meetings at the Atascadero Lake Pavilion in January and May
of 2008. The project development team presented the opportunities and constraints within the
project, as well as conceptual land use possibilities at this meeting. Suggestions from the
community for land uses beyond residential development ranged from provisions for open
space, parks, trails, equestrian center and dude ranch to a high-end hotel with spa and wine
tasting facilities.
Project Proposal:
The current conceptual land use plan has been developed by the applicant based on the site
constraints, previous community meetings, as well as preliminary meetings with staff and the
Council. As proposed, the project would use a clustered approach in order to minimize the
impact on the site and maximize open space. Preliminary surveys and analysis have been
conducted to identify major site constraints. Steep slopes, historical and cultural resources,
native trees, creeks, riparian areas, wetlands, and areas of potential biological importance have
been identified and mapped. A constraints map has been provided by the applicant to identify
areas to be avoided and areas most feasible for development.
The applicant has identified the following major project components:
■ Residential — Currently, 682 clustered lots. Single-family lots range from 4,500 sq. ft. to
upwards of 5 acres. The multi -family residential component consists of 90 units near the
Village and Park, including affordable units and senior housing.
■ Village Center — small scale retail and offices in middle of project.
■ Highway Commercial — Hotel proposed near US 101/Santa Barbara interchange.
■ Resort Hotel — Tourism component at existing Ranch headquarters.
■ Parks — A neighborhood public park is proposed adjacent to a creek side setting and
within walking distance of the Village.
■ Open Space — The majority of the 3,500 acre site is proposed to remain as open space
to be utilized for agricultural activities and conservation.
■ Schools — reviewing the need for a possible school site at Eagle Ranch.
■ Roads — Roads are, to the extent practicable, aligned to coincide with existing ranch
roads and maintain a rural character.
ITEM NUMBER: 2
DATE: 5-12-11
• Trails — Public pedestrian, bicycle and equestrian trails are proposed.
In August of 2010, the City Council authorized the processing of the project Specific Plan
concurrently with the project Environmental Impact Report. Michael Brandman and Associates
(MBA) has been hired by the City to complete the EIR. Phase 1 of the EIR, which includes
preliminary studies and constraints analysis to evaluate the currently proposed plan, is currently
underway. The applicant is looking to obtain feedback from the EIR consultant regarding
potential biological, archeological, traffic, and economic impacts and considerations in order to
further refine the current project and create a predominantly self -mitigating plan.
The current project plans will be further developed in the following months based on the
preliminary EIR analysis and studies, public input, and City code compliance, plus Design
Review Committee, Planning Commission, and City Council input. Staff and the applicant will be
bringing the project before the Design Review Committee several times in order to fine tune
many issues in the project design.
DCR's Role:
This first meeting is intended for overview of the proposed project, and obtain general feedback
from the Committee. In subsequent meetings, DRC will be considering individual components
and design issues of the project in more detail. The following will be key items for discussion in
the development of the project design and Specific Plan:
❑ Overall project layout, circulation, uses, concepts, and theme
❑ Neighborhood design and appearance; lot sizes and lot count; clustering of Colony lots
❑ Commercial and resort facilities (square footage, uses, locations)
❑ Trails, parks, open space
................................................................................................................................................................................................................................................................................................................................................................................._.........................................................................................................................
❑ Connections to existing neighborhoods (existing Colony roads and proposed connections)
❑ Street design (width, emergency access, pedestrian & bicycle access)
........................................................................................................................................................................................... ..................................................................................................................................................
❑ Road frontage improvements
❑ Environmental impacts (trees, creeks, slopes and hillsides)
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 1: Eagle Ranch: Existing County Lots
4
OM
t4W
2
WE
Isk
err
4
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 2: Eagle Ranch: Applicant's Constraint Map
i
u ac 1
mw �Cz��dA
c�rcna'
�
x
1
z
to 2
1
W
y,�7y1 c
1
� U
�y
ti
rd
4 3
ITEM NUMBER:
DATE: 5-12-11
Exhibit 3: Conceptual Site Plan
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 4: Road Layout Plan
A- 1vt6r" IV-
� r ^b � t r ° � � • � i# �'o•7R" F �. N�rG .� i[ � �3y 4 . rr � i1i .}
•� t,z" 1"✓ fi._. Fig Y ,%J•�� • r ;.
i A ♦, �.�P ?y-�� u � � ' AFF°r i -! !�.
��ell
���.�1.5�'ii'��''t'�'"" .ter � ey N" •-. �
1'- P
Fr �• �,'_
Awt• ! X rLl; -9 �x :4�
'+ l
7
i
7
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 5: Conceptual Trails Map
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 6: Eagle Ranch Conceptual Project Description (June 2010)
EAGLE RANCH VTM AND SPECIFIC PLAN rrm group IN
Conceptual Project Description
creating environments people enjoy"
July 13, 2010
1. Recent Planning Activity Milestones - See attached Milestones Timeline 1998 through
8/2010
2. Overall Approach and Vision - The applicants overall vision for the Eagle Ranch is driven
by a desire to have the project:
• Reflect and build upon the history and heritage of Eagle Ranch.
• Continue Eagle Ranch agricultural operations.
• Be consistent and compatible with the character of the "Colony," the existing
community, and the City concept of "elbow room" as expressed in the General Plan
(Goal LOC I).
• Use a clustered settlement approach that causes less environmental impact but is
more environmentally balanced and economically rewarding than implementation
of the existing 452 lots of record.
• Create a small Village Center to create a "central gathering place" for residents and
visitors to Eagle Ranch.
• Keep large areas of Eagle Ranch in open space with limited public access to retain
the conservation values and agriculture operations existing on the Ranch.
• Create a public park and 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.
3. Site Planning Approach - See attached Conceptual Land Use Plan
The site planning approach is to identify areas where the residential entitlements of the
existing lots of record can be clustered to reduce environmental impacts and use the
routing of existing ranch roads where feasible 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 affordable housing, 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 and
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.
4. Constraints Currently Identified - See attached Maps
• Biology - Preliminary biological analysis was performed by consultants for the
applicant to identify broad categories and approximate locations of potential area
of biological importance. These included plants, animals, and fish.
• Slopes - Topographical mapping of the site has been completed to identify slopes
on the site. Slopes are a significant constraint to development on the site.
• Flood - Base mapping for the site has incorporated FEMA mapping as a preliminary
planning guideline, however the FEMA maps are thought to be somewhat
antiquated and not reflective of specific site analysis.
Eagle Ranch VTM and Specific Plan
Conceptual Project Description
July 13, 2010
ITEM NUMBER: 2
DATE: 5-12-11
rrm group IN
creating environments people enjoy'
• Archaeology - Preliminary archaeological field reconnaissance was conducted and
likely locations of cultural resources were identified. These preliminary
identifications act as a guide in planning/design but may need further
investigation to closely determine the nature, extent, and importance of the
resources.
• Historical - Extensive effort has been expended in describing the history,
remaining historical resources, and significance of Eagle Ranch throughout recent
history.
• Traffic - A preliminary review of the capacity of the Santa Barbara interchange was
conducted to determine its remaining capacity. Further analysis specific to the
project will need to be conducted.
• Geology - A preliminary review identified geological features such as ancient
landslide areas to be avoided by new development.
Land Uses Proposed - See attached Conceptual Overall Project Statistics for areas,
percentages, and comparisons
• Highway Commercial - Approximately 10 acres is proposed in a location
convenient to US 101 /Santa Barbara interchange.
• Village Center - Approximately 5 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.
• Resort Hotel - 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.
• Single Family Residential - Preliminary site studies are based upon 452 SFD units
reflecting the number of existing lots of record. However, the final number of
homes may 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 8,OOOsf to
over 1 acre.
• Multi -Family Residential - Multi -Family dwellings are proposed in the area near the
Village and Park. These units may be affordable dwellings and perhaps senior
housing. These units may be for sale and/or rental housing.
• Parks - A neighborhood public park is proposed. Its size will reflect at least the
City parklands standards & requirements. The location considered is mostly flat
land adjacent to a creek side setting and within walking distance of the Village.
The park is envisioned to be focused primarily on passive activities (picnic, BBQ,
etc.), some children's play structures, horseshoes, volleyball, and limited open turf
areas to accommodate group and family play.
• Open Space - Within the City portion of Eagle Ranch, significant open space areas
are envisioned, likely measured in thousands of acres. Much of the open space will
continue to be utilized for agricultural activities. The intent is to provide limited
public access through and/or adjacent to these areas via public trails for
pedestrian, bicyclists, and equestrians.
me
Eagle Ranch VTM and Specific Plan
Conceptual Project Description
July 13, 2010
ITEM NUMBER:
DATE
PA
5-12-11
rrm group IN
creating environments people enjoy*
Roads/Trails - Roads are to the extent practicable aligned to coincide with existing
ranch roads. New roads will be necessary to reach some development areas. Trail
systems are likewise aligned to follow existing ranch roads where practicable.
Trails will be open to the public. To accommodate equestrian trail users a staging
area will be developed to accommodate small trucks and trailers for visiting riders.
Schools - Discussions with the District are ongoing regarding the necessity for a
school site at Eagle Ranch.
6. Onsite Circulation Proposed - See attached Conceptual Overall Project Statistics for
lengths and attached Conceptual Road and Trail Cross Sections for design
• Roads - A variety of road widths are proposed in order to facilitate the terrain
being traversed by the roads. Road widths are in general kept as narrow as
practicable in order to be in keeping with the vision for the project and to avoid
impacts to trees and other resources.
• Trails - Public pedestrian, bicycle and equestrian trails are proposed and
conceptually designed to lead to the Village Center and to connect with the
surrounding neighborhood.
Public Services/Utilities Approach -
• Water - The project will be served by Atascadero Mutual Water Company (AMWC).
The existing lots of record are "Colony" lots and therefore are shareholders and
must be served by AMWC. AMWC has prepared a water supply analysis to review
their ability to serve and concluded that capacity for Eagle Ranch is available. An
application is pending with AMWC to annex a portion of the Eagle Ranch site that
is inside the City SOI but not currently within the Colony boundary. The annexation
area is the site of the Eagle Ranch Headquarters and site of the proposed Resort
Hotel/Dude Ranch.
• Sewer - Service will be provided by the City.
• Law Enforcement - Service will be provided by the City.
• Fire/Life Safety - Service will be provided by the City.
8. Affordable Housing - Affordable Housing is proposed within the Eagle Ranch to comply
with City requirements. Approximately 90 units are anticipated to be developed mostly as
attached dwellings near the Village Center.
9. Phased Approach - Eagle Ranch will be a phased project guided by the Specific Plan and
the Vesting Tentative Subdivision Map. At this time the phase locations and sequence are
unknown.
10. Entitlements Process & Environmental Review -
• City - City approvals required are General Plan Amend ment/Pre•zoni ng, 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.
11. "Green" Features & Objectives of the Conceptual Plan -
• Village Center - reduces vehicle trips and vehicle miles travelled by providing a
place for residents' daily needs 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 neighborhood; provide places for Eagle Ranch residents
19
Eagle Ranch VTM and Specific Plan
Conceptual Project Description
July 13, 2010
ITEM NUMBER:
DATE
rrmg roup IN
creating environments people enjoy'
to obtain meals, goods and services on a scale somewhat larger than the
commercial facilities in the Village Center. For the City, highway commercial is one
critical leg of the three legged stool of environment, economy, and social justice
that is part of balanced development. For the residents, highway commercial
contributes to reduction of vehicle trips and miles travelled as it is accessible via
bike, pedestrian, and equestrian trails.
Road Design 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 (paved drainage swales,
etc.), minimize grading that disturbs the environment, retain native oak trees and
allow maximum maintenance of natural functions to accommodate drainage, etc.
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 and a
professional arborist in the Eagle Ranch site plan development, 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. 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 conservation and environmental values.
PA
5-12-11
HE
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 7: Eagle Ranch Conceptual Project Statistics
•• v •a
Acreage
Lots
Item
Acreage Lots Miles
% of Project
SUMMARY: Developed Areas
6,000 to 12,000 s.f. Lots
Residential Development
459.2 682
13.3%
Resort
36.1
1.0%
Commercial
14.7
0.4%
Village
3.2
0.1%
Roads ROW
104.3 17.2
3.0%
Total Developed Area
617.4 682 17.2
17.8%
2.5%
Item
Acreage Lots Miles
% of Project
SUMMARY: Open Space Areas
Park
14.7
0.4%
Staging Area
1.5
0.0%
Trails
13.2
0.4%
Open Space
2,813.2
81.3%
Total Open Space
2,842.6
82.2%
OTAL: PROJECT
3,460.0 682 17.2
100.090
Item Acreage Lots % of Project
AREA A: Atascadero Avenue Entry
4,500 to 10,000 s.f. Lots 6.2 55 0.2%
1 ac to 5 ac Lots 19.6 11 0.6%
Total Area A 25.8 66 0.7%
Item
Acreage
Lots
% of Project
AREA B: Paloma Creek East
6,000 to 12,000 s.f. Lots
12.4
58
0.4%
10,000 to 20,000 s.f. Lots
2.4
8
0.1%
1 ac to 5 ac Lots
34.6
18
1.0%
5 ac to 20 ac Lots
36.5
3
1.1%
Total Area B
85.7
87
2.5%
Item Acreage Lots % of Project
AREA C: Paloma Creek West
1 ac to 5 ac Lots 52.8 33 1.5%
5 ac to 20 ac Lots 19.3 2 0.6%
Total Area C 72.1 35 2.1%
Item Acreage Lots %of Project
AREA D -E: Ranch Core East/West
0.5 ac to 1 ac Lots 29.8 24 0.9%
1 ac to 5 ac Lots 34.6 10 1.0%
Total Areas D -E 64.4 34 1.91yo
!tem Acreage Lots % of Project
AREA F: Canyon Area
5 ac to 20 ac Lots 112.3 12 3.2%
Total Area F 112.3 12 3.2%
13
ITEM NUMBER:
DATE:
ttem Acreage Lots %of Project
AREA ": San Rafael Entry/The Knoll
10,000 sf to 20,000 sf Lots 32.3 111 0.9%
0.5 ac to 1 ac Lots 24.3 40 0.7%
Total Areas G -H 56.6 151 1.6%
tem Acreage Lots % of Project
AREA 1: Village Core
4,500 to 10,000 sf Lots 4.2 28 0.1%
6,000 to 12,000 sf Lots 29.0 179 0.8%
Total Area 1 33.2 207 1.0%
[TOTAL: SINGLE FAMILY 450.2 592 13.09'
,tem Acreage Lots Densrfq du/ ac `t of Project
AREA I: Village Core Multi -Family
Multi -Family- Lots 9.0 90 10.0 0.3%
Total Area I - MF 9.0 90 0.3%
[TOTAL: ALL LOTS 459.2 682 13.39'
item __I_Aaeage % of Project
Additional OS Areas (Optional)
Private Open Space 110.8 ` 3.29
Public OS w/in Road ROWs 50.0 1.49
Total Open Space 160.8 4.69
.tem Acreage Lots Density du/ac %of Project
Open Space
OS Without Additional Areas 2,842.6 82.2%
OS Incl. Additional OS Areas 3,003.4 86.8%
ttem
ROW
Paved
Miles
Paved ac
ROW ac
%of Project
Roads
Class I Multi -Use
12 8
Main Loop
60
24
3.2
9.3
23.2
0.7%
Resort loop/Cul-de-sacs
50
24
6.1
17.8
37.1
1.1%
Standard Curb and Gutter
50
32
0.9
3.4
5.3
0.2%
Curb and Gutter
50
24
1.1
3.2
6.7
0.2%
One -Way Access Road
20
12
0.7
1.0
1.7
0.0%
Urban Neighborhood
50
24
0.5
1.3
2.7
0.1%
Sloping Section
50
28
1.3
4.4
7.8
0.2%
Low -Impact Court'
100
68
0.7
6.2
9.1
0.3%
Parallel Parking*
60
40
0.8
4.1
6.2
0.2%
Driveway
20
16
1.8
3.6
4.4
0.1%
Total Roads
17.2
54.2
104.31
3.0%
.tem
Width Paved
Miles
Paved ac
Acreage
% of Project
Trails
Class I Multi -Use
12 8
3.2
3.1
4.6
0.1%
Class I Multi -Use: Spurs
12 8
0.2
0.2
0.4
0.0%
Equestrian: One -Way Road
6
0.7
0.0
0.5
0.0%
Equestrian: Existing Roads
6
4.1
0.0
3.0
0.1%
Equestrian
6
3.9
0.0
2.8
0.1%
Sidewalks
5 5
3.1
1.9
1.9
0.1%
Total Trails
15.2
5.2
13.2
OA%
14
2
Exhibit 8: Concept Plan: Commercial Area
ITEM NUMBER: 2
DATE: 5-12-11
FAMILY
COTTAGES
MEETING
PAVILLION
rommmmoonrmvw
~ rovmELpmnILLx7m
/
15
ITEM NUMBER: 2
DATE: 5-12-11
Exhibit 9: Draft Commercial Area Program Components
3/10/2011— Applicant's First Rough Draft - Eagle Ranch Commercial Area Program Components
1. Eagle Ranch Village Area/Park/Multi-Family— Program components
+ Restaurant Deli — 2000sf interior, plus exterior dining area of 700sf
+ Postal Pickup/Drop off Building — 300sf interior, plus 400 outside area
+ 1500sf community meeting room w/ public restrooms
+ 4000sf of single story offices (3-4 separate buildings)
+ Plaza & access from park across the street
+ Vehicle/customer Parking
+ Restaurant delivery
+ Garden areas, ped. Pathways, bike parking
2. Highway Commercial area
+ 100 room lodge building (2 story) — rooms 400 -450sf ea
+ 50 cottage rooms — 450 — 550 sf ea
+ 50 family cottages - 1 bedroom suites 600-650 sf ea
+ Pool & lounge area w/ bar/towel pavilion
+ Full service restaurant — 3 meals per day, 150 indoor seats (free standing)
+ Restaurant back of house
+ Bar area indoor 25 seats also service to pool area and outdoor dining
+ Outdoor dining area 50 seats
+ Outdoor fireplace area near bar & outdoor dining
+ 4 tennis Courts w/ bar & towel pavilion
+ Meeting Pavilion for 500 people in chairs (350 at tables, break out space & restrooms, kitchen
service from restaurant)
+ Kids play area, garden areas, pathways, etc.
+ Guest Parking
3. Resort Hotel
+ 100 cottage style rooms — 75 cottage suites —1 bedroom suites 650sf ea + 25 2 bedroom
suites 750 - 800sf ea
+ Reception/Arrival building (adaptive re -use of existing building)
+ Restaurant/bar — seats 100 + 50 outdoor dining
+ Pool area w/ Bar & Snack Pavilion (750 sf)
+Tennis courts Zea
+ Spa treatment building (6 treatment rooms, reception, plunge pool & lounging area, hot
tubs/spas (4ea), tanning salon 2 rooms)
+ Meeting pavilion for 250 in chairs, 150 at tables
+ Equestrian/roundup guest, cowboy & horse gathering area
+ Remote horse tie up, seating & breakfast/lunch, restroom, pavilion cook out area
16
Exhibit 10: Concept Plan: Resort Area
I TRIAN
ROUJLTPAREA
F% I R)
RECEPTION! F r %T1 IRF
WIVAL Qa
am ]A
W -T
- lzw iROAOt�
---
POOL W/ BAR &
SNACK PAVILLION
OUTDOOR
'0 'T
,
T
AMPHITtIIA
Null 11
CA
TO
HOL F -
KEEPING
F ST I I.,
CARRI,
TENNIS COURTS WITII
SHADE STRUCTURE
SBA
TREATMENT
ITEM NUMBER: 2
DATE: 5-12-11
—TWO BEDROOM
COTTAGES
ONE BEDROOM
COTTAGES
-A
17
Exhibit 11: Concept Plan: Village Area
La
ITEM NUMBER: 2
DATE: 5-12'11
18