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Home My WebLink AboutDRC_2013-01-31_AgendaPacketCALL TO ORDER CITY OF ATASCA DER 0 DESIGN RE VIE W COMMITTEE A GENDA Committee Meeting Thursday, January 31, 2013 6:00 P.M. City Hall Council Chambers 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 DRAFT ACTION MINUTES OF DECEMBER 13, 2012 ©Find us on Wto://www.facebook.com/i)lanninoatascadero Facebo City of Atascadero Design Review Committee Agenda Regular Meeting, January 31, 2013 Page 2 of 3 DEVELOPMENT PROJECT REVIEW — RECOMMENDATION TO CITY COUNCIL 2. PLN 2008-1280, EAGLE RANCH SPECIFIC PLAN The DRC will be reviewing the latest project proposal and will make a recommendation to the City Council regarding whether the project is ready to begin the EIR process. Property Owners: Greg Smith, Jeff Smith, Eagle Ranch LLC, PO Box 25010, Ventura, CA 93002 Applicant: RRM Design Group, 3765 S. Higuera St., Ste. 102, San Luis Obispo, CA 93401 Project Title: PLN 2008-1280, Eagle Ranch Specific Plan Project Project Location: Atascadero's southern boundary Project The Project: The Eagle Ranch project includes applications for a General Plan Description: Amendment, Specific Plan and Annexation for a 3,450 +/- acre area located on Atascadero's southern boundary. Current Proposed Project Statistics: ❑ 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) ❑ 93 multifamily & mixed-use units located at Village Center: • 79 senior housing units (19 of those would be affordable units) • 12 workforce housing units (condo/townhome style) • 2 mixed-use units (affordable units located above commercial) ❑ 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) Purpose: At the January 31st DRC meeting, the Committee will review the applicant's latest project proposal. Public comments received at the December 13, 2012 Neighborhood Workshop will be discussed. The DRC will be making a recommendation to the City Council regarding beginning the preparation of an Environmental Impact Report (EIR) for the project. The public is encouraged to attend the DRC meeting, and there will be an opportunity for public comment. City of Atascadero Design Review Committee Agenda Regular Meeting, January 31, 2013 Page 3 of 3 COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR'S REPORT • Discussion about moving DRC meetings from Thursdays to the Wednesdays after the Tuesday City Council meetings. ADJOURNMENT Next regular meeting of the Design Review Committee will be held on February 13, 2013. Agendas, Minutes and Staff Reports are available online at www.atascadero.or? under City Officials & Commissions, Design Review Committee. t:\— design review committee\agendas\dre agendas 2013\dre agenda 1-31-13.docx ITEM NUMBER: 1 DATE: 1-31-13 CITY OF A TASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting — Thursday, December 13, 2012 - 4:00 P.M. City Hall Conf. Room 4 6907 EI Camino Real, Atascadero, California CALL TO ORDER — 4:05 p.m. Chairperson Fonzi called the meeting to order at 4:05 p.m. ROLL CALL Present: Chairperson Fonzi, Committee Members Ward and Cooper Absent: Committee Members Kelley, DeCarli Staff Present: Community Development Director Warren Frace Assistant Planner Alfredo Castillo Others Present: Don Giessinger (Property Owner/Applicant) APPROVAL OF AGENDA MOTION: By Committee Member Ward and seconded by Committee Member Cooper to approve the Agenda. Motion passed 3.0 by a roll -call vote. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF NOVEMBER 15, 2012 2. APPROVAL OF DRAFT ACTION MINUTES OF NOVEMBER 29, 2012 Page 2 of 3 MOTION: By Committee Member Ward and seconded by Committee Member Cooper to approve the consent calendar. Motion passed 3:0 by a roll -call vote. 3. PLN 2012-1438, FREEWAY -ORIENTED SIGN AT 6305/6435 MORRO RD (GIESSINGER) Assistant Planner Castillo gave the staff report. Property Owner Donald Giessinger, PC Box 791, Atascadero, CA 93423 and Applicant: Project Title: PLN 2012-1438 / DRC 2012-0026 / AUP 2012-0061 Project 6305, 6435 Morro Road, Atascadero, CA 93422 Location: (APN 030-212-026, 030-015-018, 030-212-018) Project Applicant proposes an increase in signage from 256 sq. ft. to 400 sq. ft. Description: General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) Q **Heli IN 1TA 1 110 9 =1;117=1q W=101-11% I [OR&I Committee Member Cooper ■ How big is 10 x 10? - Director Frace - same as Shell Station on East Front St. Chairperson Fonzi ■ Will colors be same? Yes PUBLIC COMMENT None MOTION: By Chairperson Fonzi and seconded by Committee Member Ward to approve the increase of the size of the sign as presented. Motion passed 3:0 by a roll -call vote COMMITTEE MEMBER COMMENTS AND REPORTS None Page 3 of 3 DIRECTOR'S REPORT None ADJOURNMENT - 4:20 p.m. MINUTES PREPARED BY: Warren Frace, Community Development Director t:\- design review committee\minutes\minutes 2012\draft action minutes 12-13-12.docx ITEM NUMBER: 2 DATE: 1-31-13 Atascadero Design Review Committee Report In Brief - Community Development Department Callie Taylor, Associate Planner, (805) 470-3448, ctaylor@atascadero.org Eagle Ranch Specific Plan PLN 2008-12801 GPA 2008-00221 ZCH 2008-01501 SP 2008-0002 DRC Review #4: Recommendation to Council Regarding Request to Begin EIR Applicant: RRM Design Group Owner: Eagle Ranch, LLC Project South west of City R Location: boundary, accessed off - b Santa Barbara Rd. General Plan Unincorporated within ° & Zoning Sphere of Influence �� Eagle Ranch Identified for future N Specific Plan Area annexation Atascadero Sphere f 101-- o Project Area: 3,460 acres Existing Use: Cattle Ranch 1/31/13 Design Review Items ❑ 12-13-12 Neighborhood Workshop Comments ❑ Current Project Description & Site Plan ❑ Project Entries and Neighborhood Connectivity Designs: - Atascadero Avenue South Entry - Atascadero Avenue North Entry - San Carlos Entry ❑ Visual Character Examples ❑ Updated Conceptual Site Design for Highway Commercial (Hotel) - Village Center & Resort Hotel remain as previously proposed ITEM NUMBER: 2 DATE: 1-31-13 ❑ Roads, Trails, Bikeways, Open Space, Equestrian Staging Area Direction needed regarding location and type of bike & pedestrian paths on Atascadero Ave. ❑ Phasing Plan (as previously proposed) ❑ Affordable Housing Plan (as previously proposed) ❑ Traffic Analysis (W -Trans, November 2012 report & graphics) ❑ Request to begin EIR process: DRC to make a recommendation to City Council Staff Recommendation: Upon reviewing the proposed project and public comments, DRC should take one of the following actions: Option 1: Recommend City Council consideration of the project as proposed; or Option 2: Recommend City Council consideration of project with changes as identified by DRC; or Option 3: Refer back to Staff and the applicant to further revise the project. Background: 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. At a public meeting on March 27, 2012, the City Council and Planning Commission developed a list of key issues that were in need of further attention, and directed to Staff and the applicant to continue to do additional neighborhood outreach. Over the past year, Staff and the applicant have been making progress 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 relook 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 by the 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. ITEM NUMBER: 2 DATE: 1-31-13 On November 15, 2012, the DRC met to discuss the updated project design. The Committee received a presentation from the applicant regarding the updated design, and took comments from the public. No actions were taken at the November 15th DRC meeting. 12/13/12 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: 'Word Cloud' from 12/13/12 Neighborhood Workshop W ap speed X around like study near increase internal turn shortcut - � infrastructure need � ro used lot ort." ..oe i trail Property. p p Y O gradin, good intersection. o y,� add s way walkable � b .° eagle' ,,^^ ataseaderoave :�._. w .�k alights another VJ,� sanra ae Pruces, to " R �--, highway large —1 new service ,, concerned cd U g magas �� posihle emergency truck end to west types _ ; maintenance �, r keep1 c cd san Lego build maintain character impacts °5 water -'.0 under ound -^ ^ - W W = al selementary 43 $ "I public [ speeding r'�. exist'ng along P animals W G ,_, hutit Cd � streets o nei14 ghborhood timing 10tS C used U W U ,road�ral sewer �d likes 0 W Private cons�ster.t 10 cons .., roads school natural sandimas 1o, connection include �+ �+ Traffic Impacts to existing 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 ITEM NUMBER: 2 DATE: 1-31-13 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. City staff will be looking for direction from the DRC regarding trails and bikeways in some areas, especially along Atascadero Avenue. 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 January 25, 2013. ITEM NUMBER: 2 DATE: 1-31-13 Current Proposed Project Design: The main components of the current project description are very similar to what was presented at the November 15 DRC meeting. The proposed project includes: Current Proposed Prosect Statistics: ❑ 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) ❑ 93 multifamily & mixed-use units located at Village Center: • 79 senior housing units (19 of those would be affordable units) • 12 workforce housing units (condo/townhome style) • 2 mixed-use units (affordable units located above commercial) ❑ 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: 2 DATE: 1-31-13 Since the last DRC meeting, the applicant has continued to refine the site plan. Additional ground truthing and consideration of public and City comments have resulted in the following new changes: - Highway commercial site increased in size to what was originally proposed in order to provide adequate space for amenities and revenue generalities uses. New concept design proposed for 15.2 acres site - Equestrian staging area moved to south project entrance for easy access with trailer. Site design and amenities proposed. - Lot adjustments made to conform to building sites and natural terrain - Lot sizes increased where feasible - Road alignments revised to facilitate connectivity throughout project; additional road discussions between applicant and staff to refine proposed road standards Current Proposed Site Plan Design: a 41 •�`P3.430 eD'r(f `J tir 1 *4 AM AN r ITEM NUMBER: 2 DATE: 1-31-13 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: 2 DATE: 1-31-13 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 Atascadero —� Avenue lLa 1 Pat! V v0 �6P Q 0 0\ c ��♦ /'1 I I 00 ago \ - eco II w 4PT r �J 1�c� Eagle Creek neighborhood ITEM NUMBER: 2 DATE: 1-31-13 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 P Atascadero Avenue JO �_ J/` ♦ * n ` �,' ' 1r K+ 'oi7� r ww Cr'•�f'&-..:..ii�"7 /' 09 a ITEM NUMBER: 2 DATE: 1-31-13 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 fiencin � I Landscaped Median y V ntrs Gatcs.•as S,�n,,;e Multi -Use Path r� lilacs I Path Irancition t� � � I+i�.r I lni ,Y ITEM NUMBER: 2 DATE: 1-31-13 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 . ; i rF aw�77-9 _ �G - Fatn GahraFSpate I•" - rf • ... - i h � '0' RipLo4NSt f `` t � . J e0' CreLtaf.Nb ITEM NUMBER: 2 DATE: 1-31-13 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 ITEM NUMBER: 2 DATE: 1-31-13 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 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 ITEM NUMBER: 2 DATE: 1-31-13 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. 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 Ale Fu.tin�ti_: M ,_ o r `f 1%, •1 i rcc Sunduvk Rc.uunntl / �c.i Parl ink '� mtnA .i.t meit ica Existing OAA to Rcm»n, Tyr. \\ �.\1K�cttn..: x>frt1 t 4 rl u. ut" 1-uit- rj Fu.tin�ti_: M ,_ o r `f 1%, •1 ITEM NUMBER: 2 DATE: 1-31-13 Conceptual Highway Commercial: Visual Character and Site Components - MIT -- 'I I _ 0 PARCEL 1 1.1 Acres 5,400 sf Restaurant 45 to 50 Parking Spaces PARCELS 2 and 3 14.1 Acres 165 Room Hotel (2 and 3 story) 2 Executive Suites/Cottages 215 to 225 Parking Spaces Amenities: . Individual Meeting Rooms . 3,200 sf Large Meeting Space . Pool/Spa . Gardens . Tennis Courts (2) . 1/2 Basketball Court (1) . Events "Lawn" +/-1.25 acres . Outdoor Lecture/Classes Area ITEM NUMBER: 2 DATE: 1-31-13 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 ITEM NUMBER: 2 DATE: 1-31-13 Village Center Concept, Multifamily Residential & Park Visual Character ........ .6............ � �■IIIA � III CAR ANDA III ITEM NUMBER: 2 DATE: 1-31-13 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 truly unique destination and tourist serving ¢ _ 4* facility within the City of Atascadero. ` Resort Hotel Concepts l �u T�wLscann�m STLA!>E ]TRIC TITtE lDYIRY RICE►�laV - MU ARRfVAL _ xtir•:ice rOOL % OAR t St ACA MILLION (X MGM f k%Mf K ATTR `" / i7i1 tl _ Il TWO BEDROOPW COTTAGES DEMOM g" 4¢ PULL vill SPA -Ott �? ¢ TRGATRR , SPA ITEM NUMBER: 2 DATE: 1-31-13 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 1/2 half the right of way, plus ten feet, be improved. Therefore, project frontage roads such as San Rafael and Atascadero Avenue will require improvements such as shoulders, bikeways, and curve widening to meet current standards. Visual Character: Roads ITEM NUMBER: 2 DATE: 1-31-13 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: 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. 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. ;4 n TRAILS EAGLE RANCH ITEM NUMBER: 2 DATE: 1-31-13 The applicant is currently proposing to open up the existing unpaved ranch road which parallels Atascadero for public use as a walking trail. In accordance with the Municipal Code requirements for frontage improvements, a class 2 bikeway and gravel shoulder would be installed on the west side (Ranch side) of Atascadero Avenue, thereby creating a wider paved road corridor. An alternative option would be to improve the existing separated ranch road as a paved class 1 trail to allow for bikes and pedestrians on a separated path. A bikeway would not be installed adjacent to the existing road right-of-way, thereby narrowing the paved area of the main road. Staff is recommending that a paved class 1 trail be considered along the entire Atascadero Road project frontage. Additional studies to need to be done to ensure that the terrain and slope of the separated path area would be feasible for class 1 trails. Atascadero Avenue Corridor Atascadero Avenue Trail Corridor � '1L a ` • 1 OY WWI Ir r ITEM NUMBER: 2 DATE: 1-31-13 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 ITEM NUMBER: 2 DATE: 1-31-13 Affordable Housing Proposal: A senior housing building is proposed in the area near the Village and Public Park. These units 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. 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. Two very low income units are proposed to be included as second story mixed use units above the Village commercial area. 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. The affordable housing proposal has been developed by the applicant upon ongoing discussions with staff. However, City Staff has not had adequate time to review the complete affordable housing proposal and therefore will make a formal recommendation to the City Council for compliance with the City's Inclusionary Housing Policy. 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: 2 DATE: 1-31-13 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 1430 32966 f'ortMa RO;Jd ! 87 1386 240• H 01, R oa'1 0 �� ' _ 240gd a 3 1386 Ga Road "z 2-0 4, 1342 3175 LEGEND <100 100-500 500-1500 1500-3500 3500-7500 ITEM NUMBER: 2 DATE: 1-31-13 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. Map of Existing 452 Lots & Existing Road Right-of-ways coo �` �s \ 7L� project Area 3.460 Acres r ✓ �1 `\� ITEM NUMBER: 2 DATE: 1-31-13 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. Request to begin the EIR 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 a plan for Eagle Ranch that will meet the needs of all parties. Two years ago the City chose Michael Brandman Associates to begin a "Constraints Analysis" as a tool to concurrently begin the preliminary EIR studies while still being able to modify the project to respond to EIR findings. This ongoing process of design, study, and modification has produced a far superior plan than the City would have seen if the EIR 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. The process has now been ongoing for almost two years, and is more than double the original budget for preliminary studies. 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 DRC recommends, and the City Council authorizes the EIR to begin, the City and MBA 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 begin this process, which is why the City needs to be comfortable with the general project parameters proposed prior to beginning this process. ITEM NUMBER: 2 DATE: 1-31-13 Attachments: Attachment 1: Public Comment Lists from 12/15/12 Neighborhood Workshop Attachment 2: Public Comment Letters on Current Design (11/1/12 — 1/25/13) Attachment 3: Traffic Report and Mapping (W -Trans, November 2012) Attachment 4: Applicant's Design Proposal: a) Site Plan for Overall Project b) Roads Plan & Road sections c) Atascadero Avenue South Project Entry d) Atascadero Avenue North Project Entry e) San Carlos Road Project Entry f) Highway Commercial Area Concept Site Plan g) Village Center, Multifamily & Park Concept Site Plan h) Resort Hotel Site Concept Plan i) Phasing Plan j) Visual Character Examples k) List of Significant Changes (as of Nov. 2012) 1) Project Description (as of Nov. 2012) ITEM NUMBER: 2 DATE: 1-31-13 Attachment 1: Public Comment Lists from 12/15/12 Neighborhood Workshop EAGLE RANCH �. - ► J THL7L5DAY, DECEMBER 13, 201' CITY HALL, CO IWCIL CIL431BER5 Suntmmy of Cornntentsfr•ont Gr•oupDiscrtssion 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: 2 DATE: 1-31-13 ■ 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 PRIORITY DOTS 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 ITEM NUMBER: 2 DATE: 1-31-13 subdivision) and utility maintenance? 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. ■ People coming to use trails in Eagle Ranch will create added traffic ■ What types of utilities will be brought to the site? Prefers underground gas 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 OVERALL EAGLE RANCH PROJECT ITEM NUMBER: 2 DATE: 1-31-13 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? 1 - 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: DATE: 1-31-13 Attachment 2: Public Comment Letters & Emails Regarding Current Design (Includes all comments received between 11/1/12 - 1/25/13) See Attached From: . behalf Sent: Monday, November 12, 2012 8:27 PM To: Callie Taylor Subject: Comments regarding the Eagle Ranch Proposed Project 'Letter-3.pdf Good Morning, Callie, Pam Kressley Atascadero Avenue) and I (OW San Diego Road) wanted to give our input relative to the proposed changes to the Eagle Ranch Project. Although many of the changes, such as 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 and other 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 chamielization 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 floodways 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. Perform 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 of what is stated in the General Plan. 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 concern! 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 a -turns and other unsafe and dangerous 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, who 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, Pam Kressley - 2W Atascadero Avenue Nancy Spitzer - 1W 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 errer please notify the sender by reply email or by telephone at ($00) 456-5630 and destroy the original transmission and its attachments without reading or saving them in any manner. III ply �t Pam Kressley 11001 Atascadero Avenue Atascadero, Ca 93422 Dear Pam; KEITH V. r° O TE, PE, PLS CONSUL'T'ING ENGINES 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 rains in recent years. The development of Eagle Manch 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. ox 832 A-r::aACAI:)T.:;1.€� CA 9>'t?3-0832 - t'HONF.. (VOICE AND FAN): (80D -)464 -0975 E -MAIL. Kir'CE<owF vC€-1ARTE.r.NET ok i«Crr.��oNF,(t�GRotrNTot_TP.13z WE[>f. www.GRoUEaDLrP.B 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; V, Keith V. Crowe P.0,Box 832 ATASCAK)f,',IZ(--)Cts 9")423--0832 - PHONEkVOICFA'�I.)I,'A-,\):(80))464-0975 E--N4Aii...: KVCPowF.(=,)CHARTFJZ,NFT ox KVCR()1NEk@ GRk.)IJNFJUP,Bz Wup,: wmi.GROUNDup.Bz From: Terence Grebe[ Sent: Monday, November 12, 2012 :20 AM To: Callie Taylor Cc: Russ Thompson; Karen Grebel; Subject: Design Review Committee Meeting on November 15, 20��A- It is my understanding that the City of Atascadero Design Review Committee is going to meet to review proposed changes tothe proposed Eagle Ranch. I urge the Committee to select option 3 of their proposed outcomes - Option 3: Refer back toStaff and the applicant tofurther revise the project. The basis for this recommendation isasfollows: l. The Traffic Report has not be made available for public review which wasthe basis for the proposed changes 2. There is a significant impact to the local neighborhood and the affected par -ties 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 ofthe alter natives that should beconsidered include the appropriate balancing of traffic flow issues with the adverse public safety effects. These alternatives should asa minimum include: a. Northern access that allows the Eagle Ranch traffic to go north on Atascadero Rd. b. Single inlet toEagle Ranch atthe proposed southern access. This alternative would confine the traffic impacts tothe new development. The northern access could beanemergency exit only. c. Elimination of the median strip and left turn lane at the northern access . Installation of4waystopsigns at the northern entrance and lowering of the speed limit to 35 mph in the vicinity of the northern access. Installation ofcrosswalks— this alternative would minimize the environmental inmpectofthe 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 inexcess ofthe posted speed limits. Exiting from myexisting driveway isdangerous due tVthe speeds being traveled in excess of the speed limit and the elevation changes in theAtascadero 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 isdangerous due tothe amount and speed oftraffic. Mailboxes are onthe east side nfAtascadenmRdand this requires crossing the road toget mail and introduces public safety issue due to the traffic speed, volume and elevation changes inAtascademVRd. 5. The proposed northern access design which requires realignment of Ortega Rd and widening of Atascadero Rd. appears torequire 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 to8onorth onAtascaderoRd. |naddition the home onthe corner ofAtascademoRdand San Diego Rdwould not beallowed totravel south onAtascaderoRd. 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 oftraffic lights? Will left hand turns beincluded inthe bridge widening? 6O8homes 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. @. It does not appear the staff has been made aware and considered these concerns since they are not addressed |ntheir 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. Tuesday, November■ } 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 -tum) onto San Diego Road once they pass the one-way portion of the road? ... The graphic makes it look like the barracae 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.L...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 conunuters 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 streajrn 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. 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. It's a huge project that is going to have a tremendous impact on our neighborhoods and city. I hope the members of the Design 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 impacted that 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 i TwilaMartin Colorado ti Q From: Doug Peterson Sent: Monday, [december 03, 2012 10:42 A To: Callie Taylor Subject: [Eagle Ranch] Eagle Ranch Comment Card CITY OF ATASCADERO Eagle Ranch Commenta DATE December 03, 2012 - 10:42 a NAME Doug Peterson ADDRESS 1W San Rafael 'r AI f COMME f f NTS I'd like to officially request that the city and the Eagle Manch t planners look at the option of not having an Atascadero Ave interchange, instead funnelling the traffic through the ranch over to Santa Barbara road, which is already the stated goal of the traffic from the atascadero ave interchange. I thunk you'd make a lot of neighbors happy by doing that:) i 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 "ander construction" for —30 years, that is possibly more of a concern for me than the residential traffic. Thanks! 0 Sent: Thursday, December 06, 2012 4:29 PM To: Callie Taylor Subject: Fwd: Nieghboorhood Meeting FYI, Paul |Measage--- Subject: Nieghboorhood Meeting GmeehngehoaU Asyou should know bv 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 I am requesting that each of you forward me the areas of concerns that you have about thn,-'--'(a�� (and weU),|will list them and convey to RRM, the developer, and city staff what these issues, are for ~`. Of course, you are not 1imkedbyvvhotyou send homeorwhat oUhemmay have aa|asues Please come forward at`'-''-etingand'|etyour voioosbeheard.K8yeMb�wi|/behn1etRRK8ondtheoitystoffknmw*hotiasuesanebeingta'---- outinthe neighborhood. / will list for you what |amaware ofhodate� Traffic; volume, auto speeds, exits from the ranch, aspecific concern is the proposed second exit near San Diego Road and Ataseadero Avenue, desire for an internal road on Eagle Ranch bypassing Atascadero Avenue, etc Parcel numbers; limiting size Mzthe historical entitlement, no granny unhu, 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 hmmmehng, truck traffic, blight if lots and houses not sold (i.e., Dove General conformity to existing neighborhoods; still - of concern -t 7M� neig 6ornoods with the project having smaller lots, senior housing, commercial center, and hotel, �'Iease forward to me your concerns, or call me to chat, Regards, Paul and Nancy Hyman —*no* 0 WINCA t7r�-WM17TWIvrMemners at La From: Jack and Renee McCabe,JIM Colorado Rd, Atascadenm Date: December 10, 201 Mm: Proposed Design for Eagle Ranch Development Please accept this written input regarding the proposal toannex and develop the Eagle Ranch property along the Southwest corner ofthe City ofAtasuedem. Unfortunately, wewill not beable toattend the Community meeting scheduled for December 13, and so have attempted to write up our comments for your consideration and input, Asresidents |nthis area, vveare 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 onour neighborhood, Kapproved asProposed wealso 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 El 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 • 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, The development ofthe Eagle Ranch isagreat opportunity, Webelieve 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 insize tnthose onOrtega Kdfor the area between East San Rafael and Ortega and San Diego Roads. VVethink asmall residential street s|mi|a,tu Ortega Road could hedesigned qsanextension for San Diego and San Rafael Roads with Minimal impact to the surrounding nei�.,hborhood, Additional deNelWritift~ 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 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. VVestrongly 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 adjacent 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 ofSan Luis Obispo has created omodel 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 Atascadenn. |nshort, wesupport less units and more land preserved, There are ways the community call purchase the land if the Smith family will work with us, This would create alasting legacy that would benefit the Jack and Renee McCabe From: Terence Grebe Sent; Wednesday, December l2,2OI29:l2PK4 nm� Ca|UeTaylor, Russ Thompson Cc: 'Montgomery, Victor'; Subject: Eagle Ranch Atuscader—o Rd N`=ighborhood Meeting 12/13112 Attachments: Eagle Creek alternatives December 1320I3meeting doc.docx Callie and Russ; |anplanning onattending tomorrow evening's AtascaderoNeighborhood meeting tnaddres the ne�hbuopud� safety concerns a000datedwith the proposed northern entrance. I have pre�ovs�|nd�ated~ the applicant's proposal has significant safety issues that have not been adequately resolved. !norder tohelp city ensure kmaintains a transparent process and gets input from its citizens, /amplanning unmaking apresentation attemeehngon alternatives that effect�e|ym|dgatethese safety issues|wmu|�ap�nedatei�if�w �� ^ � �po ergan4scnu|dbeppovidedhor 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. 9 Eagle Ranch Neighborhood Workshop ' December I3,2012 Analysis ofAlternatives fortheNmrthAtaycademEntranoe 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 tothe proposed North entrance, There were approximately 30members ofpublic present at this meeting. At this meeting, significant concerns were expressed onanumber of issues, including vehicular and pedestrian safetyflooding and alterations to existing access toAtascadenz 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 togonorth onAtascaderoRd. |naddition the home onthe corner ofA1ascadevoRd and San Diego Rdwould not heallowed totravel south onAtascaderoRd. Residents also commented that it is dangerous for pedestrians to cross Atascadero Rd due to the amount and speed oftraffic, 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 ofthe 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 asfollows: 1. Single inlet to Eagle Ranch atthe proposed southern access. This alternative would confine the traffic impacts tothe new development. The northern access could beanemergency exit only. Afour way stop sign and noleft hand turn sign should also beinstalled atthe Ortega Rdand San Diego Rdintersection with cross walks, 2. Northern entrance Modification 1. This alternative would include elimination ofthe proposed median strip, installation of4way stop signs and crosswalks and installation ufno left hand turn sign at the intersection of Ortega Rd and San Diego Rd to prevent left hand turns ontu San Diego Rdbysouth bound traffic. J. Northern entrance Modification 2. Same as Modification 1except replace ooleft hand turn sign byclosure ofthe San Diego Rdonnempinthe freeway, Acomparison ufthese alternatives tnthe applicant proposed alternative islisted below: Alternative Pedestrian Access to San High traffic Existing home Easement crossing Diego Rd speeds access -Slgn required Applicant Significant Addresses Sign ifica n—t �lflca nt Significant proposal impact not — issue impact not impact not impact not In summary the applicant proposed northern entrance causes involves significant public safety and environmental issues. The City nfAtascaderpshould 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 toensure atransparent decision making. addressed ---4ddresses addressed add —ressed acldressed� Alternative I Addresses Addresses Addresses Addresses issue ---Addresses issue issue issue issue Alternative 2 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 nfAtascaderpshould 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 toensure atransparent decision making. Narne; 12 CITY OF ATASCADERO Eagle Ranch SPecific Plan Community Workshop Address: Phone: E-mail; Please provide contact information if you wish to be notified of future meeting s. Plan. ?7WW7 1,-VTKTG7G7TrU1ng the proposed Eagle Ranch Specific MA Return your comments to: City of Atasr-adero Community Development Department 6907 El Camino Real Atascadero, CA 93422 (605) 461-5000 i0ft P� rj&,P� H I . , - , !� i'!` gk! R,,,nchl, From: Sent; To: Subject: chris smith > Thursday, December 13, 2012 9:24 PM Callle Taylor (Eagle Ranch) Eagle Ranch Comment Card CITY OF ATASCADERM DATE December 13, 2012 - 9:23 pm NAME chris smith EMAIL COMMENTS THIS NOTE IS FOR CALLIIE TAYLOR WHO HOSTED THE LOS OSOS ROAD TABLE ATTHE 12/13/12 PUBLIC FORUM: In addition to siope, tree removal and grading concerns, the: configuration of the proposed 6 lots fronting on Los Osos Road are out of scale with the neighborhood in terms of linear feet of road frontage per lot. There are only two to three lots on the north side of Los Osos road across from where the developers are trying to 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 logs maximum, Please add this to the comments noted in the public forum so it will be addressed in site design evaluation. N Name: * Ad&ess: k,ITY OF ATASCADER0 Eagle Ranch Specific Plan Community Workshop MIM��T * 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: -1 - — — ----------- 7/ /7 C_ 12 FI? /96, A _Z:Xcz�;- �1' 'Al"So ol, Return your comments to: City of Atascadero Community Development Department 6907 El Camino Real Atascadero, CA 93422 (805) 461-5000 Eagle Ranch Development Myself and my 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 that ourselves and any successors cannot develop this lot. Please find your proposed lot Plan with the lot that we are referring to marked. Thank you for your understanding Vincent and Sandee Pacific IM Los Osos Road Atascadero CA. 93422 w'�,'�� f.Aa,r,? d "� d....'�,.E ! Sent: Sunday, January EL2038:36AM To:fter [aUieTavor Subject: Fwd: Important Update nnEagle Ranch Attachments: Eagle-Ranch_Petition-I.dmox;Eag|e_Ranch_Atascadero_Pethion_Signtures-l.pdf |enmnot sure if|covered you inthe 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 ----- Jan 12.2O131(l3Ham Subject: Important Update on Eagle Ranch Dear Neighbors, Thank you for your ongoing interest and involvement inthe proposed development onEao|eRanch. /�taohedieaPetbion that vvehope you will sign and suppodMcCabe, ~tocoalesce the ideaoand concerns wehave been hearing for the past several years and oeda|n|yiothe recent �ontho.VVethenhada|argergroup ofneighbors review and edit the draft Petition. Our goal is to tell the City Council what U��mun�w��!U��aom�tonB��F�m�.Th��m�e��m reaoUn8toeach new d i � nohangebvEag|eRanoh52poro�ebm88Upance�to-406puroelsv*bhhotels).tnheinAe proactive voice on how the City ofAtasoaderomight 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 hm maintain as very special place tocall home. Our slogan is Keep Atasmademm"s country Country. The next big date for this project ioJanuary 31.oDesign Review Committee Meeting (DR��\.vvhenathe applicant vv|U oubmmitthe latest proposal. |fapproved bythe DRC, itvviUbeforwarded tothe <�ityCou'oU 'rapproval tobegin anE|R This iaimpo�untbecause once the BRisaba�ed.the applicant becomes more invested and itianonredifficult hochange 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 mmoany questions and let know how you would like tohelp. Paul Hyman SWWColorado Rd. Atascadem.CA8342 ZVI!1t , 11 l'-1.1 The Eagle Ranch is almost 3500 acres of rolling hills, oak woodlands, grasslands and open space that lie 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 lots 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. Their proposal 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 as 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 any in Atascadero, would appreciate. We believe that a range of solutions can be used to see that the Smith Family, the City of Atascadero and the adjacent neighborhoods needs are met, and look forward to continued discussions as we create a vision worthy of future generations. ami Address Phone/Email (optional) Date 1 2 4 6 8 1 _ 1 2 1 14 1 1 17 1 9 2 2 22 2 2 ITEM NUMBER: 2 DATE: 1-31-13 Attachment 3: 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 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 g 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: I. 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 (Ramp) 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 279 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% (511 - 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 Minor Approach Existing AM PM Delay LOS Delay LOS Future AM PM Delay LOS Delay LOS Future plus Project Buildout AM PM 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 ............................................................................_P......................... 2. Santa Rosa/US 101 S Rams _____ _....................._ 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 II. 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 traffic 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. 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ZFd' 2 oJFm OJF, z L'ma, C jJFd' .8oE'mV� A.mr j EL a° Z W d W 3J ° " m a Es d m dzz'om Q « M o. o m m m o. y N �u3. cp > -m y oa uCoO Kp C (0 O G LLmd' m a m a W a �i a Q M O N O O U 1CL �i _R'2 Q o a`maam Queuing and Blocking Report PM Peak Hour Existing Conditions - No Project 11/9/2012 Intersection: 1: East Front Road/US 101 Northbound Ramp & Santa Rosa Road Movement EB WB WB NB Directions Served LTR LT R LTR Maximum Queue (ft) 252 134 178 256 Average Queue (ft) 210 97 86 176 95th Queue (ft) 309 165 183 287 Link Distance (ft) 249 333 710 Upstream Blk Time (%) 12 Queuing Penalty (veh) 69 Storage Bay Dist (ft) 120 Storage Blk Time (%) 6 1 Queuing Penalty (veh) 20 3 Intersection: 2: US101 Southbound Ramp & Santa Rosa Road & West Front Road Movement Directions Served Maximum Queue (ft) Average Queue (ft) 95th Queue (ft) Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 97 EB WB SB LTR LTR <LR 140 225 235 85 159 170 171 259 302 359 249 1026 6 Eagle Ranch Contraints Analysis SimTraffic Report W -Trans Page 1 Queuing and Blocking Report PM Peak Hour Future Conditions - No Project 11/9/2012 Intersection: 1: East Front Road/US 101 Northbound Ramp & Santa Rosa Road Movement EB WB WB NB Directions Served LTR LT R LTR Maximum Queue (ft) 246 125 118 188 Average Queue (ft) 190 83 79 136 95th Queue (ft) 292 141 136 207 Link Distance (ft) 255 333 710 Upstream Blk Time (%) 4 Queuing Penalty (veh) 23 Storage Bay Dist (ft) 120 Storage Blk Time (%) 3 1 Queuing Penalty (veh) 10 3 Intersection: 2: US101 Southbound Ramp/West Front Road & Santa Rosa Road Movement Directions Served Maximum Queue (ft) Average Queue (ft) 95th Queue (ft) Link Distance (ft) Upstream Blk Time (%) Queuing Penalty (veh) Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 36 EB WB SB LTR LTR LTR 102 217 238 61 154 179 117 246 283 355 255 1026 0 0 Eagle Ranch Contraints Analysis SimTraffic Report W -Trans Page 1 Queuing and Blocking Report PM Peak Hour Future Conditions plus Project 11/9/2012 Intersection: 1: East Front Road/US 101 North Ramp & Santa Rosa Road Movement EB WB WB NB Directions Served LTR LT R LTR Maximum Queue (ft) 273 123 139 224 Average Queue (ft) 247 86 92 167 95th Queue (ft) 324 136 161 256 Link Distance (ft) 256 336 Storage Bay Dist (ft) 710 Upstream Blk Time (%) 18 Storage Blk Time (%) Queuing Penalty (veh) 126 Storage Bay Dist (ft) 120 Storage Blk Time (%) 1 1 Queuing Penalty (veh) 4 5 Intersection: 2: US101 Southbound Ramp/West Front Road & Santa Rosa Road Movement EB WB SB Directions Served LTR LTR LTR Maximum Queue (ft) 69 229 546 Average Queue (ft) 47 156 369 95th Queue (ft) 78 251 620 Link Distance (ft) 25 256 1027 Upstream Blk Time (%) 40 0 Queuing Penalty (veh) 114 3 Storage Bay Dist (ft) Storage Blk Time (%) Queuing Penalty (veh) Zone Summary Zone wide Queuing Penalty: 253 Eagle Ranch Contraints Analysis SimTraffic Report W -Trans Page 1 m C. 0 0 0 Oo O O p o ,n in Ln O O O Lu LO LO ti coLr) Lu J I I I m C. ;4. go; .0 Cl> 1 04 C14 CD Lo C14 cn C�l ITEM NUMBER: 2 DATE: 1-31-13 Attachment 4: Applicant's Design Proposal See Attached a) Site Plan for Overall Project b) Roads Plan & Road sections c) Atascadero Avenue South Project Entry d) Atascadero Avenue North Project Entry e) San Carlos Road Project Entry f) Highway Commercial Area Concept Site Plan g) Village Center, Multifamily & Park Concept Site Plan h) Resort Hotel Site Concept Plan i) Phasing Plan j) Visual Character Examples k) List of Significant Changes (as of Nov. 2012) 1) Project Description (as of Nov. 2012) 'f ' it k � x •. 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IL c •- f • M r � •• II \ f 1? 7 • • a y � 9 • 1� A: 'f r r _ • 1 ,i P i -�.1 �a • � -� • �r 1p I I � i� �: _ . `'� � ' ,v a �'�Ir�•Y��: rs � • ., , s k . t t ,r A4 ' J+ J rlllllll • � '4. -'n • t • •=. �,� •.f'}�ar" a ''` , - - • w —o r' • •a 'P i • J r. a •Y " • J Y N ..i 171 r a• • • 1 a: • 'r • , • v t. 1 a k • a "• f' a r I •� '0 s :j Xil r+ ti 4 i g f� •f , Y 42.4 ac b. J T fi �✓ r r. • - r r �• t -�' . � '� �• �� . Gam. r..,,, t C� - 'r i 1 I 171 �r Its' � Y i-: err P �,^ !. s • `� .r�A�`� rtir � .. ',L � t: r` I a�� II y z I I F , I�rlt' s f d rb+ 0,4 ...% , ',OM1:: � } , � - > ; Y•. ., 'Oe -z Conservation =arte)' J t .y s w� • ry. • •N S t i •' f w i L ,1 1 � m n� 11 _ : l e 3 ac �. 7 1 r I .4• Ir J .•.'t d t' •^i. w, tf f + J► -1 dam. d - r 1 e Map Features GENERAL MAP ELEMENTS RESIDENTIAL AREAS Ranch Boundary 72 20,000 sf - 1.0 ac Lots City of Atascadero - -''yam_ ' yf f '<V % ..•' _ , _ Boundary / / ac • City of • fir.,= ,� �, ; � , - - �'4 ,qtr .- : , G; y - / _ - 1 ro I, • "E■Ii !J WX Aft I [ wo, tt -r + Hr d �" ,y,l'i �•". �f�i'l �: � �' i,- /,, � �„� a.31t. t', i ` � i, 1 Ti `� ly4fr 1��...r'�r np�.'%- i-7': k>: �.p':'ra =".y�r�=`•. ti �, ]a , 1 h , `,r�.e, - C r</.ba^ _ �t �" `�� ''• ,� -_ -' � R 'r,, J ,, � I � I ,+r �' .� r ., y�'E ! 5 V ,n ? y 1 •.' wr r a,.i l•� � is t y I' I' , rf 1r • � I r f - sem' • r .i S 4w 4 �T\ 1 ' A 9• 9 �. . . :cl '� � t • 1ir J6 , I' i • ' r • y µy+ � 'I 'I II Al)r"jg .1 r �• ~ E. l r' :<�� rs is • � � . d)��1\mid► ��'`'�� _ ,. 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',L � t: r` I a�� II y z I I F , I�rlt' s f d rb+ 0,4 ...% , ',OM1:: � } , � - > ; Y•. ., 'Oe -z Conservation =arte)' J t .y s w� • ry. • •N S t i •' f w i L ,1 1 � m n� 11 _ : l e 3 ac �. 7 1 r I .4• Ir J .•.'t d t' •^i. w, tf f + J► -1 dam. d - r 1 e Map Features GENERAL MAP ELEMENTS RESIDENTIAL AREAS Ranch Boundary 72 20,000 sf - 1.0 ac Lots City of Atascadero - -''yam_ ' yf f '<V % ..•' _ , _ Boundary / / ac • City of • fir.,= ,� �, ; � , - - �'4 ,qtr .- : , G; y - / _ - 1 ro I, • "E■Ii !J WX Aft I [ wo, tt -r + Hr d �" ,y,l'i �•". �f�i'l �: � �' i,- /,, � �„� a.31t. t', i ` � i, 1 Ti `� ly4fr 1��...r'�r np�.'%- i-7': k>: �.p':'ra =".y�r�=`•. ti �, ]a , 1 h , `,r�.e, - C r</.ba^ _ �t �" `�� ''• ,� -_ -' � R 'r,, J ,, � I � I ,+r �' .� r ., y�'E ! 5 V ,n ? y 1 •.' wr r a,.i l•� � is t y I' I' , rf 1r • � I r f - sem' • r .i S 4w 4 �T\ 1 ' A 9• 9 �. . . :cl '� � t • 1ir J6 , I' i • ' r • y µy+ � 'I 'I II Al)r"jg .1 r �• ~ E. l r' :<�� rs is • � � . d)��1\mid► ��'`'�� _ ,. 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BASE S .1. 1 yi c O - EXIST= GROUND , - r , - - • y v b�/ A•'�' `Ak s"�, •� O I /i' �./ --j Y' �\ int _1 � r;. i. i T,a , , If,�:,� _ ° ' �� -� ,-' ��'-��>' � _' �•:�' _ DRIVEWAY SERVING UP TO 6 LOTS - i I -,, t , h - - � '.. fl- •s �' _ `\ II!/ . \ `i1 �;� a �►'•' �`• �� ':, Q `1 1 - _ , I r� aL 1 USE EXISTING DIRT I� �\� .}'` ♦ C, - \ Ji \ ROAD WHERE POSSIBLE , , : , I I �•: ' - ` O aY, it t " , - _ CLEAR ZONE CLEAR ZONE `-' NATURAL SURFACE l r EQUESTRIAN TRAIL Y, , 0 E�(PATH O EQUESTRIAN EXISTING , ;,�\ ,, , o ----. � � : � ` � , +�► EOEQUESTRIANBJ �'�G DIRT ROAD < J I EXIST(NG SLOPE , i} � r i,,,t illi �1 ri0�� , , �• ti•'! • •i m L•�i �•_ { Y~ e { • Le IN , I • e I B'. •-.� -1N r,- I r ryfi II•, '.. ..�- ' �` 'r�, 'fir ^ r •� ' �i I rr , �•, .,est, >. � .; , .• :.. i :^: r Jw� - r`_ t. • is • >:. ... . � ¢ ,. '3 c's, n,. f •M'• III �. d - -;<'_: .' ts.. r,,.'' ,. '-.f- ;,.. q �-. 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S I \ - f _ _ '/ t0 I ' .. ,. . .r S.' -, 1 IOfd +Y1 af+. \'fe .:>. '. QfO,\Jd ^ e! tJ- r i, I .� •, , , . } • i . - y Resort 42.4 ac hh ti L� r. L, f ♦., _ ,Y I 1 F A.C. PAVEMENT '4• � '�'. _` �'� i � r - _ - -, �, r � \ - I : A.C. PAVEMENT f \� ' CLASS Ir AGG. easE � 1 Y , : CLASS 0 AGG. BASE 1 ZERO )NCH CONCRETE _„ , , .. „ _ .,, , � •_ �.' - ♦ CURB TYPICAL I 1 NOTE: MULTI -USE PATH MAY BE MAII`J LOOP ROAD PROPOSED OUTSIDE OF THE ��;=" • � . \, �L.,-- � :.. - _ ._ / , , -�^ . ,,\ � � __ R W TO MINIMIZE GRADING : 1 IMPACT TO TREES. - , N' T� .. W , � r CJ Mme.?L �T :Z1A1� I S. 162j.004 4*a a 71' 1a 1 5 8 _° I I Z If ♦ M � r ,. R/� TRAVEL TRAVEL MIN- CLEAR MULTrUSE { �� r�'. 10��. o ' '33 ► � a+ e!Z1;I � � • b • 1 J � ,� � 1 �� r ,� t ZONE PATH 50' �+ � F_ t _ � , .16 � t Ar 1, 4 - SHOULDER SHOULDER REDS FEOS a ' •%.Y • St,A 1 '� ; a; ';s ', "1;*'r• `f ��; S ♦ ��• � � �' o`f f � ►.P1 2 4 ,P` ✓► � ` �bY��e .y "M :� s' : i•nr+c? r rw- r �; ,}x.74.. r R- AA .♦ . w d R i' it • e o . a •e46 yJe:olr -d- _,7 - - • - ♦ : 't .. •.,I:. - .. "-�.,t., � A p �� 1p4e{I/,df ,l[o+•lo. •t'q'.aan 1 ° �n10 dfe. a'!r �6Qo.• _ 3 klt • 'f P II y, _77- 61 ^/( �i9 ;[a•p4° 'o.i �;o'•• nt'ao,i� it r i * v t 1 .. (/cYc�.2 2v1✓Y/h% i .�i ru !2 rel h�' ! ^'a •�6eo:"o'o ao +:o:.'ts .v`^ �.3.•/ y,► 'j '' 1c�lcc5 I�Yp� y ; j( 'y� a./\'i'<".: 11 L . _..°.,a..<s:. vv':-:i�TiP>a �'ii\'r$:,'�ai'n 1 +�' + �♦ ,�A ,.��. 5 _ i:' C. PA VEMEN T �} A. C. PA vEM Ery T I A.C. PAVEMENT F� M a Fe at u res CLASS(( AGG. BASE SSS fl AGG. BASEAr-r-1 CLASS f1 BASE GENERAL MAP ELEMENTS RESIDENTIAL AREAS ROADS AND TRAILS RESORT LOOP &SAN RAFAEL FUNCTIONAL EQUIVALENT - Ranch Boundary 72 20,000 sf - 1.0 ac Lots Existing Ranch Roads NOTE: MULTI -USE PATH MAY BE -nts- MAIN LOOP ROAD TYPE 2- PROPOSED OUTSIDE OF THE NOTE: PAVED SHOULDER ,.+1,ITH ASPHALT DIKE MAY City of Atascadero Boundary 387 1.0 ac - 5.0 ac Lots Main Loo Type 1 R W TO MINIMIZE GRADING BE REQUIRED TO CONTROL p yp : -nts- IMPACT TO TREES. DRAINAGE. City of Atascadero URL oo 35 .acos Main Loop Type 2 + - a i y. •.&. n ,�� 494 LOTS �l/ � O ��< - treams: Intermittent ----------- Resort L n Rafael E C , - S f- -� Loop/San /Sa rW_(USGS NHD - National Hydrography Dataset) 60 ; Multi -Family Senior Housing Units p q g n + ------Cul-de-sacs and LocalRoads ExistingLakes/Ponds 21 ;Affordable Housing Units ` - .• � s- ,- -------------- Notes Sources: UtilityLine Location - 20' Corridor ;------------ Driveways (up to six lots) 12 __; Workforce Housing Units design 93 UNITS - 1�' ° PRANCH �+ 1 1 Aerial hoto from the National A ricultural Imagery Pro ram - 2010. y 19.6 Total Roads (miles) �� •�:. �'°,' 1 p g g y g Utilit Line Location -Abandoned creating environments people enjoy y%*;.- .,._ 1 2) Stream data from the NHD (National Hydrography Dataset). ACRES 587 Total Lots/Units EAGLE D D V 7 3) Topographic contour interval is 10 feet. 4) Boundary, road and topo data from existing data/information. 5) Feature annotation and peak elevations from the USGS quad data. 6) This map is for illustrative purposes only. City of Atascadero, CA Scale: 0 1 1/8 Mile 1/4 Mile I Mile HOMMERCIAL AND OPEN SPACE AREAS0 1 4F. '`t$ 42.4 ac 00000.00.00000 t, �� 1 Resort Hotel Class 1 Multi -Use Path ,�•Y ._ �•�, r � � -, #� -------------- 3.9 MILES • 8' Wide Paved Along Main Loop i-------------1 ` .4 .4 Village Center 00000000000Unpaved Trail • 40 - 1 41, 9.7 MILES '' 15.2 ac Highway Commercial •Multi -Use and Sin le Track ► �1 m 1 -------------, �► More - m r +-------------1 00000000000000 10.7 ac Public Park 1 1 National Forest Service 1 kl ' s. ============-; 2.7 MILES Connector Trail F.}�rT n, �1' ":; ,�Mfg`� •- 4 T -r► ��, 1.5 ac MAP # - Equestrian Staging Area Single Track -------------,�4 t 2000 1000 500 0 500 Feet 250 100 1 inch 071 Open Space Remainder 16.3 Total Trails (miles) ► ,'. ROADS PLAN f} January 17, 2013 r: two . 1 1 1 k + A Jib ... c ' � r 06 AL J + k PARCEL 1 1.1 Acres 5,400 sf Restaurant 4S to SO Parking Spaces PARCELS 2 and 3 14.1 Acres 16S Room Hotel (2 and 3 story) 2 Executive Suites/Cottages ►} 2 1 S to 22S Parking Spaces Amenities: . Individual Meeting Rooms 3,200 sf Large Meeting Space ! Pool/Spa �1 Gardens . Tennis Courts (2) • 1/2 Basketball Court (1) . Events "Lawn" +/- 1.25 acres . Outdoor Lecture/Classes Area rr t * Class I Path 41 f Ole rrm group ili Eagle Ranch Highway Commercial Area creating environments people enjoy' Half Court Basketball Tennis Courts N (�) January 2013 0' 30' 60' 120' 180' 240' Open Space Class I Path Median / Equestrian Parking QO Geek \ �'#ate•: '+�°" .�% � , :P,. Atascadero Avenue ! eo Two Way Road rrmdesa, group `li Eagle Ranch Atascadero Avenue Sou creating environments people enjoy® th Entry baba ati Sarca4� .i N 1) January 2013 0' 30' 60' 120' 180' 240' �� ss C1 {1 • FoK�•'' H.••Lsr� Extsztr•� .�(' 4, K �f°°siHc l� I r .'- • • • �. 1c, TaBttg • L Q 4 PAW` aLAT rrm group ili Eagle Ranch Village/Multi-Family/Park creating environments people enjoy' V4W OA ,t •QGptCT�t %WD 0 .e i<kk Ae-ce� N (�) January 2013 Oe ` fir. of ,r 1 n.�. 7 •� ••• tjv • l 1 J ° . 1 y. H V4 ••e .tib 1 1 w ♦r • ! - 20' Right -of -Way _? t rrmdesa, group `li Eagle Ranch San Carlos Entry creating environments people enjoy® r y 000Q� , Neighborhood Mailboxes • ' r�� Improved Street Class I Bike Path ti '�f r�`''`�'• "-e' . — N (�) January 2013 0' 30' 60' 120' 180' 240' KEY MAP i I � ._� f ------- .- - - �•„ vr. t� - ,� yy -__ `�.�� 4""� '' = �,�� T y Ali`\i t •.� ➢moi-/• ` ^"!•I ,' "f'.. s'�i'S: . ;°'Mi �IjV Rad •6. r,, _ r w o jeiRo ''�,. • �. a ��.'..- j ••r ' t •• •_ g\,,,ay — PHASE ✓ PHASE �. g 7• • i� i !'�iC PHASE •� v, Qa + • 5 s� Baa '` 2 .• .} • , • PHASE • rF +t •a �' / O �a PHASE 5_. 1 , -�' �_ ? • RETAINED AS lot 8 t'rL « r 7 \ ■ r SMITH PROPERTY _ srtxi• ,•� V ``, ,�:, � ... •• � "'� RASE ,;� �• .;• . � f `' � F. i �A � � •K � P 2 � Ardsev • < +I.{► tr`..t. v. PHASE . �HASF 1 _ , / PHn3sE •� n.g-row `♦`' � !< .. �/ �\ � •••" � .,.. tom• �. i 1 • I EAGLE j+C' •; 11 --� -` RETAINED AS 1 I q • - , SMITH PROPERTY I 1 J •. \P i I of RETAINED AS - • f � �M1 • � , �_ •s .. 1 iJl I. SMITH PROPERTY •• C=I+� �'�'''r•� • a 1 � ,t • • • - • I • • i'� r • ilw.11� `J ------= ' F: Map Features1 ------ ----- L` PHASING AREAS - r• _ �t Phase 1 I — I' Phase Notes/Sources: m • `� 87 Phase EAGLE RANCH 1 1) Aerial photo from the National Agricultural Imagery Program -2010. «mdasiga 1 I 1 2) Boundary, road and top. data from existing data/informatlon. 43 Phase 4 y L 3) Feature annotation and peak elevations from the USGS quad data 20 39 Phase 5 — — — .� 4) This map is for illustrative purposes only. a 35 Phase 6 r 1 F+ Phase? City of Atascadero, CAScale: 67 Phase 8 1 I 1 v2 Mile t 26 Phase 9 I I 1 DO 1 2000 •1000 500 0 500 Feet Phase 10 • uw>u CONCEPTUAL PHASING PLAN 211 "° January17,2013 _073 �� SINGLE FAMILY L.Ts 1 -- - - L------------- s EAGLE RANCH -VISUAL -vr. .r*` �J�.�1�►• �3�1;,,� `7►•� �� •� •��•:rt�`�,:u - ir IN _ - ..,. ,�� : �� ,� + .� ►� .� :, f'-r',}•r•r 41 r ' '~••g - ;�;. , . . `�'�.`,j� •'!�' ti' *`�` -fir I � rrmdesigngroup Ili 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 F t", � , a,. '.:jri• k �c � - _ -� �- - s"� �-ter 'i •,—! .. r - � +tee �i �. _ . . � I r ILI AJ 4 t� .�. yam• [... ' �fr�7.. � �*�� - ' „� f`b• - �'s�' 4AgR.E"4S�S+�?s e�� - _ _ '. - " � 6�- �72 cam,- .� RESIDENTIAL EAGLE RANCH Ir 4. :�� •��,�', - .: •, ; � .� 4 � -mac . . r1•�`,:�:"� �.}; .. 7 y6�1-•ice_ / \ RESIDENTIAL EAGLE RANCH smLam. Ge � _ � �'_ • i --- At- 'low 'ter M�IlkI ■'. "loll sw FBF SENIOR HOUSING EAGLE RANCH p,. �, ; ^tiy � . .:+r �:.,� F•��_�x�'r 1L• J �j �+ k •) - �,' SSC'^ ��• . I , EAGLE RANCH .�J / � � i ` I `'. _.• `�� \_ ,4 ,� 1 t_ �` 1 i 1 � . ■ • � ♦ �� -Yr ' Illll'I 1 � 1111111 � �►-��`� � 111 ;.� , `' `�, l� �pi �. � ; ,e_ \� _ ' � �'' _- �� =�= - _ - – - — - �, -- -�-. �` _ _ �c ROADS 7. E tr � � d i - -• - - "'777"` - -. Y J� EAGLE RANCH F, ` 1��^Y .T . •�r . `• f s'• • n- .r.. r9�., rS3 ..>OF � � �T 1 r ._l� ' � �-, ,'f`f �''.• i:�Y' lira;"� +p��l; "'7/`•� }•T�q r !.'� a TRAILS EAGLE RANCH _ ��n- ",..�:•-s+'�'•.�"+�'; -••'fib .r+•.�►-.r'�g1r�l 1X/�oDST9NE '" LOGE 6675 VILLAGE COMMERCIAL ■ • •\ pveA tA�%N 1- - 1 . -- 1 ' ■■ on' alAlil[41 u .o j M' -ii EAGLE RANCH Source: Allisai' I-zu 'n';M % Ir vh 41 - EQUESTRIAN AND GRAZING EAGLE RANCH RESORT .0 a A 4r, 1 . r�4' ;c �l 19 ......... EAGLE RANCH IPL 7" RESORT .0 a A 4r, 1 . r�4' ;c �l 19 ......... EAGLE RANCH l =, r,"15 -aw _ r HIGHWAY COMMERCIAL t y� J � S it J4 • / EAGLE RANCH •. Y .� p Y i:7 , .� fir.. � ... � ,�`''�� .. • .4 'u . - _" �uM.t..;l-: "..nn. rn'WYl�,� �..•.,".i. ,a.—r.�y.,��C'�-�i�...�'L� Marl,Ao gap- t#� �% 'P• — a I �• i Al i M 1 1/ or 1 HIGHWAY COMMERCIAL EAGLE RANCH - ti;q•'.ti ;\^.{, { R ; �,. ; ter+*rr:Y, �` �• �'��'. wt Ag V-1 s_ le OR HABITAT n M _qua EAGLE RANCH r � '-•may ri�'+,,�; � t<, .. IMFr { 1 • � _�• _ ��` � err • . � +ww� �. may,+ EAGLE RANCH 4Z At" %47 &Iwo LANDSCAPE EAGLE RANCH EAGLE RANCH Eagle Ranch —11/09/2012 Significant Changes in the project description from 3/2012 through 11/2012 1. Project Density — Total number of units reduced by 139 a. 3/2012 - 680 SFD, 46MFU. Total = 726DU b. 11/2012 - 494SFD, 93MFU. Total= 587DU 2. Single Family lots — minimum size % acres. Sizes vary from % acre to 5+ acres 3. Deletion of small lot SFD — 4500—19,000sf lots all deleted (no more "tiny" lots) 4. San Diego Road West Connection - proposed & staked in the field (one way portion of the "back 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 lac +) 11. Ortega Road - emergency access designed (no routing vehicle access + 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 in 4 buildings (potential partnership with NGO) d. 2nd dwelling units allowable on lots over 1 acre (maximum potential — 404) 15. Atascadero Ave — Eagle Ranch project entry/exit relocated to the south per traffic report recommendation + right turn only out of the Eagle Ranch project 16. Phasing revised Planning Activities since 3/2012 • 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 (1 + 1 in Planning) • Meetings with individual Atascadero Ave neighbors (2) • Meetings with San Diego Road west neighbor (2 + field staking) • Additional traffic and traffic fee analysis • Additional project economic analysis • Additional fiscal analysis 11-09-2012 Eagle Ranch Draft Project Description 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 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 11 /09/2012 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 and 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 Vi//age 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. 1 3. Resources Constraints Currently Identified - See Maps from MBA Constraints Analysis Dated 8/19/2011 • 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 - 3430acres • Total Annexation Area - ???? acres (potentially less than the total SOI acreage) • Highway Commercial - Approximately 8.4 acres is proposed in a location convenient to US 101 /Santa Barbara 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, parking 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, 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,OOOsf to over 5 acres (see site plan). The conceptual residential lot construction methodology is as follows: N 0.5 - 1 acre = 90 lots Product type - Merchant Built, Semi -Custom 1 ac - Sac = 375 lots Product type - Merchant ,built and individual lot sales; Semi -custom & custom homes 5+ acres = 29 lots Product type - individual lots sales, custom homes • Lots over one acre in size will be allowed to have an on-site second residential unit ("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: 1-1.5 acre lot = 850sf maximum 2.6 - 2.5 acre lot = l 000sf maximum 2.6 - 5+ acre lot = 1250sf 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. 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 9.2 acre (gross) neighborhood Public p)ark is proposed. Its size will reflect at least the City parklands standards & 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 +/- __% of the Ranch. 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. Primary routes for trails will be aligned with existing ranch roads when ever possible. 3 • School - Discussions with the District are ongoing regarding the necessity for a Middle school site at Eagle Ranch. This issue is not fully resolved at this time, however the AUSD is considering a location off of Eagle Ranch. 5. Onsite Circulation (Roads and Trails) - See attached 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 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. In addition to other public access streets connecting to existing streets and neighborhoods Eagle Ranch proposes one 20 ft. wide (12 ft paved) secondary emergency access point of connection to existing Ortega Road. A secondary access connection to the current dead end of West San Diego Road is proposed. This 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. A trail alignment easement leading to the National Forest and the ALPS Conservation property is provided. 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 are shareholders and must be served by AMWC. AMWC has prepared a water supply analysis (SB 610) to review their ability to serve and concluded that capacity to serve Eagle Ranch is available and they have issued a :can and will serve" letter dated 2/1 5/201 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 4 through an assessment on the Eagle Ranch property owners. Properties over one 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 - area where the underbrush is thinned and reduce in height and volume in order to reduce the available fuel for fires. Secondarily select Open Space areas with the developed portion of the ranch will be intensively grazed to reduce fuel loading. Individual lot owners will be required to follow Cal Fire standards for fuel medication on the lots and adjacent to the lots and buildings. And 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/when necessary. • Law Enforcement - Service will be provided by the City. • Fire/Life Safety - Service will be provided by the City. • Library - City of Atascadero • Ambulance - ? • General Government - City of Atascadero 7. Phased Approach - See attached 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 -50 units with needed infrastructure provided concurrent with or in advance of development as necessary to provide required access and services. Current development phasing breakdown by Phase is approximately as follows: Phase / Components = 69 lots 0.5 to 1.0 acre 69 Lots 1 .1 - 5 acres Highway Commercial - 8.4 acres Phase 2 Components = 21 lots 0.5 to 1.0 acre 26 lots 1.1 - 5 acres Senior Housing - 79 units Mixed Use - 2 units Workforce Housing 12 units Village Commercial - 1.8 acres Public Park - 9.2 acres (gross) Phase 3 Components = 88 lots 1 to 5 acre Phase 4 Components = E 43 lots 1-5 acres Phase S Components = 38 lots 1-5 acres Phase 6 Components = 36 lots 1-5 acres Phase 7 Components = 16 lots 1-5 acres Phase 8 Components = 40 lots 1-5acres 23 lots 5+ acres Phase 9 Components 22 lots 1-5 acres 3 lots 5+ acres Phase 10 Components Resort Hotel 42.4 acres 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. 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; provide places for Eagle Ranch residents 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 (economy) of the three legged stool of environment, economy, and social justice that is part of balanced development. These facilities will also provide employment opportunities for residents of Eagle ranch and the larger community as well as employment opportunities from the related support business. The meeting facilities proposed 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 Cs 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 (paved drainage swales, etc.), minimize grading that disturbs the environment, retain native oal< trees and allow maximum 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 consistent with the City regulations. Use early involvement of City retained environmental professionals and a professional arborist in the Eagle Ranch site plan evaluation, 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 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. Attachments: Conceptual Land Use Plan over Aerial Photo (see site plan) Conceptual Project Statistics Summary (see site plan) Conceptual Road and Trail Cross Sections Conceptual Phasing Map Conceptual layout for Village Center & Public Park Atascadero Ave (north) project entry & road/safety improvement concept 7 City of Atascadero Office of the Design Review Committee TO: Design Review Committee COPIES (via email): City Council, Wade McKinney, Brian Pierik, Department Heads, City Hall Reception, Atas�adero Library FROM: Warren Frace Community Development Dire SUBJECT: Additional Information Provided to DRC after Agenda Packet Distribution / Eagle Ranch DATE: Jan. 31, 2013 Attached is additional information that was provided after the Design Review Committee Packets were distributed. This information pertains to: Description: Letters received from: Mimi Nash H.J. "Red" and Karen Heesch Julianna Clark Additional comment cards/letters received after publication of agenda packet Design Review Committee Meeting Date: Jan. 31, 2013, 6 p.m. t:\— design review committee\agendas\dre agendas 2013\supplemental materials memo 131 13.docx From: Mimi Sent: Tuesday, January 29, 2013 12:31 PM To: iwolff@atascadero.org; 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 (8295) 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: m Cause significant environmental damage; -m Encroach on my neighbor's property lines; 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 H.J. "Red" and Karen Heesch Atascadero CA 93421 January 29, 2013 Callie Taylor Associate Planner Design Review Coimnittee City of Atascadero Callie — P1 EI V E E 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 West. 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 concerns 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 residential areas 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 8380 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 ySars 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 minirnim 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 permission 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 comer 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 location 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 Tolosa 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 Commission 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 inl994. 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 times. 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 coining 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 flammable 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 enviromnent 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, Toloso 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 surmising 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. C�OL H.J. "Red" Heesch Photo of a section of the proposed extension route through the Heesch property is attached fence to the left is my northern property line; the red flagged stakes in the middle of the photo mark the center of the proposed road route. The distance from the property line to the red flags starts at 40' and ends at 35'. All of the trees shown here would be destroyed and the possibility of the huge boulders rolling down the slope into the residents below on San Dimas Road could pose a major catastrophe. Photo of the proposed San Diego road extension through the Heesch property From: Julianna Clar Sent: Wednesday, January 30, 2013 9:02 AM To: Callie Taylor Subject: [Eagle Ranch] Eagle Ranch Comment Card CITY OF ATASCADERO Eagle Ranch Comment Card DATE January 30, 2013 - 9:01 am NAME Julianna Clark ADDRESS PHONE EMAIL C VT C(lll��t,� '�VT"'a�{ COMMENTS The development of the Eagle Ranch Project will increase traffic on San Gabriel Road. The "S" curve on San Gabriel Road, located between Atascadero Avenue and San Guillermo, is already carrying more traffic than is safe for auto, bike, pedestrian and wildlife traffic. J 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.