HomeMy WebLinkAboutPC_2012-03-27_AgendaPacket_Joint
SPECIAL JOINT MEETING
Atascadero City Council
Atascadero Planning Commission
Eagle Ranch Study Session
Tuesday, March 27, 2012
Special Joint Meeting / Study Session follows the conclusion
of the March 27, 2012 City Council Regular Session
City Hall, Council Chambers
6907 El Camino Real, Atascadero, California
AGENDA
ROLL CALL: City Council and Planning Commission
TOPIC TO BE DISCUSSED:
1. Study Session - Eagle Ranch Specific Plan – Joint City Council & Planning
Commission Review – PLN 2008-1280 (Eagle Ranch, LLC / RRM Design
Group)
Fiscal Impact: The fiscal impact is contingent on the direction provided by the
Council and Commission.
Recommendation: City Council and Planning Commission take public
comment on the current project design, and provide direction to staff and the
applicant on the following issues:
1. Project scale and density
2. Fiscal impacts of annexation
3. County tax share policy
4. Neighborhood street connections
5. On-site maintenance
6. Off-site improvements / freeway interchange funding
7. Impact on City Fire Department and Wildfire Risk
8. San Rafael lot size consistency
9. Affordable / inclusionary housing requirements
10. Keeping of farm animals and trails
11. Neighborhood pocket parks and community park at Village Center
The funding of the freeway interchanges represents a significant potential cost
impact to both the project and City. Additional analysis of this issue appears
warranted at this time.
PUBLIC COMMENT: Members of the public may address the legislative bodies
concerning the subject of this Special Joint Meeting.
ADJOURNMENT: .
Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, that
person may be limited to raising those issues addressed at the public hearing described in this notice, or in written
correspondence delivered to the City Council at or prior to this public hearing. Correspondence submitted at this
public hearing will be distributed to the Council and available for review in the City Clerk's office.
I, Victoria Randall, Deputy City Clerk of the City of Atascadero, declare under the penalty of perjury that
the foregoing agenda for the March 27, 2012 Special Joint Meeting of the Atascadero City Council and
Planning Commission was posted on March 20, 2012 at the Atascadero City Hall, 6907 El Camino
Real, Atascadero, CA 93422 and was available for public review in the Customer Service Center at
that location.
Signed this 20th day of March, 2012, at Atascadero, California.
___________________________________
Victoria Randall, Deputy City Clerk
City of Atascadero
ITEM NUMBER: 1
DATE: 03/27/12
Joint Session
Atascadero City Council & Planning Commission
Staff Report – Community Development Department
Study Session
Eagle Ranch Specific Plan
Joint City Council & Planning Commission Review
PLN 2008-1280
(Eagle Ranch, LLC / RRM Design Group)
RECOMMENDATION:
City Council and Planning Commission take public comment on the current project
design, and provide direction to staff and the applicant on the following issues:
1. Project scale and density
2. Fiscal impacts of annexation
3. County tax share policy
4. Neighborhood street connections
5. On-site maintenance
6. Off-site improvements / freeway interchange funding
7. Impact on City Fire Department and Wildfire Risk
8. San Rafael lot size consistency
9. Affordable / inclusionary housing requirements
10. Keeping of farm animals and trails
11. Neighborhood pocket parks and community park at Village Center
REPORT-IN-BRIEF:
Over the past year the applicant has continued to refine the Eagle Ranch project
design. A preliminary environmental constraints analysis has been completed by the
City’s EIR consultant (Michael Brandman Associates), and the applicant has
incorporated findings into the design. The current project proposal was recently
reviewed by the Planning Commission, the public, and the Design Review Committee
(DRC) in November and December 2011.
ITEM NUMBER: 1
DATE: 03/27/12
The applicant is now looking for feedback from the City Council and Planning
Commission in order to make final modifications to the project description and site plan.
The applicant would like to move forward with the Notice of Preparation for the formal
EIR process in the near future. Once the formal EIR begins, it is difficult to make
changes to the scope of the project, so it is important that the Council is satisfied with
the project plans and key project issues prior to beginning the EIR process. In addition
to review of the overall site plan, staff and the applicant have identified specific project
components which require Council direction to move forward. The applicant’s next step
will be to incorporate Council and Commission comments from this meeting, as well as
recent information provided by the DRC, the November 2011 community workshop, and
on-site ground truthing, to finalize the project description and site plan, and move
towards beginning the EIR process.
DISCUSSION:
Background:
Eagle Ranch is an undeveloped
3,450± acre area located
adjacent to Atascadero’s
southern boundary. The project
contains approximately 452±
undeveloped Colony lots and a
network of un-built Colony
roads, originally established by
E.G. Lewis’ 1914 Atascadero
Colony Map. The area has
been used historically for
ranching, and is characterized
by oak covered hillsides and
many areas with extremely
steep, mountainous terrain.
The City of Atascadero General Plan provides policy direction for the annexation of the
Eagle Ranch to the City of Atascadero. The General Plan requires a Specific Plan to be
approved by the City in order to provide a comprehensive development plan for the
property. The Specific Plan will reconfigure the lots and roadways into a master
planned community of clustered lots with a variety of land uses including housing,
commercial uses, parks, trails, open space, and tourist-serving resort facilities.
In May of 2008, the City Council authorized the processing of a General Plan
Amendment and annexation application for the Eagle Ranch project. Eagle Ranch is
within the City’s Sphere of Influence, and there is a Memorandum of Understanding
Eagle Ranch Site
With 452± Existing Colony Lots and Roads
ITEM NUMBER: 1
DATE: 03/27/12
between the County of San Luis Obispo and the City which outlines the goals of the
project. The City and the County recently worked with LAFCO to update the MOU, as
well as the City’s Municipal Service Review (MSR) in the summer of 2011.
In August 2010 the Council authorized Michael Brandman Associates (MBA) to begin
the environmental constraints analysis for the project in order to identify environmental
issues early on and create a self-mitigating plan. The applicant has incorporated MBA’s
findings into the design to minimize environmental impacts to the greatest extent
feasible. No environmental or archeological resources were identified by MBA that
would preclude development of the project. Mitigation will be incorporated into the
formal EIR process to address direct and indirect impacts of the development.
The environmental constraints analysis and the Eagle Ranch applicant’s current site
plan were presented to the public at a Community Workshop hosted by the Planning
Commission and on November 15, 2011. There were about 100 members of the public
in attendance, and comments were received regarding the following issues:
Traffic, especially on San Rafael, Atascadero Avenue and San Diego Road
San Rafael Road maintenance and drainage issues
Smaller lot sizes proposed along San Rafael inconsistent with existing large lots
San Diego Road emergency access
Horse issues: manure on trails, noise, buffering of existing pasture areas,
keeping of animals in project area
Existing offsite drainage and flooding conditions
Construction phasing, timelines, developers, character of housing tracts
The Design Review Committee has also met on two separate occasions over the past
year to review the project and provide feedback on specific elements of the proposal.
The site plan currently being presented to the Council and Planning Commission are the
same plans which were reviewed at the November 15 Community Workshop, and the
December 15 DRC meeting. The applicant shall incorporate comments from all three
meetings into a final site plan proposal.
Analysis:
Current Project Proposal:
The site plan has been developed to cluster development areas in parts of the site
which have the least environmental constraints, such as steep slopes, creeks, native
trees, and potential archeological sites. The proposed site plan identifies locations for
the roads, trails, open space, commercial and hotel development, residential areas, and
connections to existing City roads as follows:
ITEM NUMBER: 1
DATE: 03/27/12
Residential Lots - Site Plan proposes 696 single-family lots, ranging in size from small
4,500 sq. ft. lots to large 5-20 acre estate lots. The lots are configured in small
neighborhoods which vary in lot size. In addition, there are 50 multi-family residential
lots proposed near the Village Center.
Open Space - The majority of the 3,500 acre site (approximately 80%) is proposed to
remain as open space to be utilized for agricultural activities and conservation. The
owners intend to continue to run cattle in the open space areas, which will help with
vegetation management.
School Site - The Atascadero School District is currently in the process of reviewing the
need for a possible school site at Eagle Ranch. There are two 13-acre sites that are
being evaluated by the school district, most likely for construction of a new elementary
school. The first site is near the project entrance off Atascadero Avenue (as shown on
the attached map) and the second possible site is near San Rafael Road, which would
be in place of the currently proposed residential lots.
Commercial & Hotels - There are three (3) commercial components in the project. Site
plans for each commercial site are attached to this staff report.
1. Highway Commercial: 10-15 acre area near the US 101/Santa Barbara
interchange for a highway commercial. This would be a highway serving hotel
site, and could accommodate up to 200 rooms, a pool, and a restaurant.
2. Resort Hotel: Located at the existing historic Ranch headquarters. Up to 100
luxury rooms, equestrian amenities, a lodge, restaurant and spa. The resort
facility is envisioned to be similar to Alisal Ranch in Santa Ynez.
3. Village Center: This is the center of the residential community, located along the
main loop road. Would include some small scale retail, such as a sandwich
shop, and possibly some offices and second floor residential. A neighborhood
public park (4-7 acres) is proposed within walking distance of the Village Center.
The multi-family residential component would also be located nearby, which
would include some affordable and possibly senior housing.
ITEM NUMBER: 1
DATE: 03/27/12
Current Land Use Plan
(Presented Nov. 15, 2011 at Planning Commission / Community Workshop)
Resort Hotel
Village Center with
Public Park &
Multi-family units
School Site
(option 1)
Highway
Commercial
School Site
(option 2)
ITEM NUMBER: 1
DATE: 03/27/12
Roads - A variety of rural character road types have been developed for Eagle Ranch,
with designs based on neighborhood density, slope, and drainage. Roads are, to the
extent practicable, aligned to coincide with existing ranch roads and will include minimal
curb and gutter improvements. Public Works, Fire and Community Development staff
have worked closely with the applicant in the development of the road standards. The
goal is to provide the rural character of a country road, while also ensuring the roads are
wide enough for safe speeds, bicycles, pedestrians, and emergency access.
The main loop road through Eagle Ranch is designed as a split road, with a center
landscaped median to filter runoff at the center, and a Class 1, paved multiuse path on
one side. The secondary loop road extends up to the resort area and some large estate
lots, and is proposed to connect near San Rafael via a one way emergency access road
as the secondary connection for this neighborhood and the resor t.
Main Loop Road Cross Section
Trails – During the 2008 Eagle Ranch community meetings, there was considerable
comment from the public regarding the desire for trail systems through Eagle Ranch.
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. Equestrian Trail: Unpaved trails located mostly on existing ranch roads. The
equestrian trails would connect to the existing neighborhood at the San Rafael
Road, 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 proposed south of the Eagle
Creek neighborhood off Atascadero Avenue, near the freeway frontage.
ITEM NUMBER: 1
DATE: 03/27/12
2. Class 1, Multiuse path:
8-foot wide paved trails 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. The path would connect
to San Rafael Road, run through the
park and Village Center, and
continue to the project entrance near
the Santa Barbara interchange.
3. National Forest Trail Corridor:
In response to public input, the applicant has identified a possible 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, narrow hiking trail that could be developed at a later time; only the
easement corridor is proposed with this project.
Cross Section: Unpaved & Class 1 Trail
Trail Map
ITEM NUMBER: 1
DATE: 03/27/12
Council Direction Needed on Specific Items:
As the project design has evolved, a number of items have emerged that require
Council direction on how to shape the issue. Many of these issues which will require full
analysis in the EIR before final decisions are possible, but it is important for the Council
to be aware of the issues as the project moves forward:
1. Project Scale and Density:
There are currently 452+/- existing Atascadero Colony lots in Eagle Ranch with
certificates of compliance that would allow for construction of residential units within
the County. As a master planned community with an application for a Specific Plan,
the Eagle Ranch development is not capped by existing zoning, and therefore can
propose to increase the number of lots with the annexation to the City. The
applicant is currently proposing 696 single-family lots, and 50 multi-family units. The
applicant has stated that the number of units is intended to balance the project costs
associated with the construction of roads, trails, facilities, etc. The final lot count is
expected to be in the range of 500-800 total residential lots.
2. Fiscal Impact of Annexation:
A draft Fiscal Impact Analysis is being prepared to determine the financial impact the
annexation would have on the City. The preliminary results of the draft study were
consistent with the 2004 “Taussig study,” which found that residential uses are
fiscally negative to the City, as property taxes alone are insufficient to cover the
added ongoing cost of City services to serve the additional population at Eagle
Ranch. In order to be fiscally neutral, the residential lots could annex into the City’s
Community Facilities District (CFD) and the County tax sharing agreement could be
renegotiated (see next issue). Annexation to the CFD is a requirement of all new
development projects in the City which require legislative approval.
The Eagle Ranch project is proposing two hotels (up to 300 rooms total) and some
small commercial spaces in addition to the residential lots. Hotels are excellent tax
generators for the City, and development of both a highway hotel and a resort hotel
would make the project fiscally positive for the City. However, there are existing
hotel sites in the City which have a more favorable location with all site
improvements completed, and are expected to develop first. The hotels should be
considered as possibilities in later phases of the project with a possibility that one, or
both, hotels are not constructed at all.
3. County Tax Share Policy:
The County of San Luis Obispo adopted a Master Tax Agreement in 1996, and all
annexations throughout the County have conformed with this policy since that time.
The policy states “For annexations prezoned residential, the County retains the
existing property tax base and two-thirds (66%) of the future tax increment.”
This leaves only one-third (1/3) of the future property taxes for the City, and the
existing tax base subtracted out of the City’s share. However, the City will be
ITEM NUMBER: 1
DATE: 03/27/12
responsible for 100% of the services upon annexation. This is one of the primary
reasons the project is fiscally negative to the City of Atascadero despite the relative
high value of the proposed homes.
City staff believes this policy is not equitable for the City and would like
Council direction to negotiate a different agreement with San Luis Obispo
County.
4. Neighborhood Street Connections:
Since the majority of Eagle Ranch was originally plotted with the 1914 EG Lewis
Colony map, there is a complete network of existing undeveloped colony roads
(paper road right-of-ways) throughout the Ranch. There are several locations where
existing City roads dead end at the Ranch, but are intended to continue through on
existing road right-of-ways. The Municipal Code requires that all road connections
and road frontages are developed to current standards with new development in
order to complete the City’s road system and provide safe and logical access
through the City. As part of the Eagle Ranch Tentative Map and Specific Plan, some
of these road connections will be developed, and some will be proposed to be
abandoned.
As some of the connections to existing roads are being proposed for emergency
access only, staff and the applicant have discussions about how access at these
points could be controlled to prevent daily use. 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.
Atascadero Road/Santa Barbara Road – The applicant is proposing a main
project entry feature to Eagle Ranch slightly west of the existing ranch entrance
on the south end of Atascadero Road, just past the Santa Barbara off-ramp. A
second access point is proposed on Atascadero Avenue between San Diego
Road and San Rafael Road. Atascadero Avenue will require minor widening and
frontage improvements to handle the increased traffic and improve safety.
San Rafael Road – The west side of San Rafael Road currently dead ends at
Eagle Ranch. The un-built road right-of-way extends through the Ranch, directly
to Atascadero Avenue where it connects with the other side of San Rafael Road.
City staff has advised the applicant that development of this road connection
through to Atascadero Avenue is very important for Fire Department access,
evacuation of the neighborhoods on the west side, and to accommodate
increased traffic requirements. Due to steep slopes and creeks in this area, the
applicant is proposing to realign San Ra fael through the Ranch so that is
meanders as a neighborhood street through the terrain. This realignment should
help to slow down through traffic in this area and reduce through traffic impacts
to the existing neighborhoods, instead of providing a straight shot through to
ITEM NUMBER: 1
DATE: 03/27/12
Atascadero Ave. This new section of San Rafael would be constructed to City
standards with traffic calming.
San Carlos Road – Like San Rafael, San Carlos currently dead ends at the
Ranch. San Carlos would be extended to connect with a new neighborhood in
Eagle Ranch.
Los Osos Road – Los Osos Road is a frontage road for Eagle Ranch, but does
not extend through the ranch. The applicant is proposing five (5) new 2½ acre
lots along Los Osos Road; however, no road connections would extend through
to the rest of the development due the steep terrain in this area. The street
frontage would be improved to current standards.
Ortega Road – Like San Rafael, the Colony Road right-of way on Ortega Road
extends into the Ranch beyond the existing dead end street. The applicant is
proposing to connect to the end of Ortega for emergency access and a possible
trail connection only. Ortega Road would not be a standard road entry for the
project. It is unclear at this time how access will be controlled at this connection
in order to provide only emergency access. If Ortega does not extend through to
the Ranch, the Fire Department will request that a cul-de-sac, or other fire truck
turn around, be installed at the existing dead end road.
San Diego Road – The Fire Department has identified the west side of San
Diego Road as a key connection point required for emergency access. San
Diego road was originally planned on the 1914 Colony maps to extend all the
way through the Ranch. The existing neighborhood within City limits located off
San Diego, San Dimas, and Toloso Road currently does not have a secondary
emergency access route because the existing Colony Roads have not been fully
developed. There are approximately 50 lots in this existing neighborhood which
currently do not comply with Natural Resource Code for dead end roads, and in
the event of a fire, these residents would not have a second way out.
Because this area is in a high fire severity zone, the Fire Department does not
recommend abandoning this right-of-way as it would exasperate this existing
problem by making the single access point permanent. The existing road-right
of-way at San Diego is extremely steep, so the applicant has proposed a new
road alignment to connect the Eagle Ranch development to San Diego Road.
This would be a one way, emergency access road with some type of controlled
access. The applicant is not proposing development of this road connection with
the project; it is currently proposed by the applicant as easement for future
construction by the City only.
City staff is recommending the project be required to build a minimum
width emergency access road at San Diego Road.
ITEM NUMBER: 1
DATE: 03/27/12
Old Morro Road East – The applicant is not proposing any development or road
connections on the west side of the Ranch. Any existing road right-of-way
connections which connect to Old Morro Road East would be proposed to be
abandoned. The applicant is requesting that the City waive any frontage
improvement requirements in the vicinity of Old Morro Road East.
Potential Road Connection Map
5. On-site Maintenance:
The Eagle Ranch development will include a system of internal roads, landscape
medians, common landscape areas, trails, parks, entry features, decorative fencing,
lighting, etc. which will be funded by the applicant and maintained by either the
Homeowners Association or separate road and landscape maintenance districts.
Self-funded maintenance is a standard City requirement for any new development in
order to minimize the project’s fiscal impact on the City.
San Diego Road:
Emergency access
Atascadero Ave:
San Rafael to extend
through via new
residential street
Atascadero / Santa
Barbara: 2 main project
entry points
San Rafael & San Carlos:
Extend existing right-of-way
Old Morro East:
No road connection
proposed; existing right-of-
ways to be abandoned
Los Osos Road:
5 new lots on existing
road; No new road
connection
Ortega Road:
Emergency
access & trail
ITEM NUMBER: 1
DATE: 03/27/12
6. Off-site Road Improvements and Freeway Interchanges:
The project will create off-site traffic impacts to existing streets and intersections that
will require improvements as mitigation. The Municipal Code requires that all project
street frontages be improved to current standards with new development. For Eagle
Ranch, this would include frontages along:
Atascadero Avenue
Los Osos Road
Old Morro East
San Rafael Road
While improvements along Old Morro East may be found to be unnecessary as there
is no impact to this road from the development, other frontages, such as Atascadero
Avenue and San Rafael, are currently deficient and will need to be improved to
current standards.
Through the EIR process, necessary road improvements, controlled intersections,
and improvements to the interchanges will be identified. During the Environmental
Constraints Analysis, a preliminary traffic study completed by W-trans identified that
both the Santa Rosa and Santa Barbara interchanges will require roundabouts, with
build-out of the project. How these interchange improvements will be funded has not
yet been determined. The funding of the freeway interchanges represents a
significant potential cost impact to both the project and City. Additional analysis of
this issue appears warranted at this time.
Staff is recommending additional analysis of the interchange funding issue to
determine the City’s potential funding obligation.
7. Impact to City Fire Department and Wildfire Risk:
The entire Ranch is located in the “high” and “very high” wildland fire severity
categories. In the 1990’s much of the Ranch burned in the Highway 41 Fire.
Consequently, the Fire Department has a number of concerns regarding the threat
of wildfire and the potential cost to the City to fight a fire .
A vegetation management plan, fuel breaks, safety zones, ongoing maintenance,
and an emergency management plan will be crucial elements of the Specific Plan
and project design in order to minimize the wildfire risk. Adding residential units and
open space in this high fire severity zone will have an impact on the City’s Fire
Department and represents a fiscal risk for the City.
A wildland fire will likely require outside resources including aerial tankers which can
cost upwards of $8,000 to $10,000 per hour. Depending on many complex factors,
the possibility exists that firefighting costs for a wildfire on the Ranch would not be
covered by State or Federal agencies and will be a City’s responsibility. This could
ITEM NUMBER: 1
DATE: 03/27/12
translate into hundreds of thousands of dollars of expenses that the City would be
required to cover. The Fire Department estimates a major fire incident could cost
the City between $300,000 to $500,000. Currently, major fire incidents in this area
occur every 20 to 30 years. However, as the area becomes developed, the
likelihood of more frequent fires is likely. For example, in the Malibu hills and Santa
Monica Mountains, fire history shows the fire cycle was ever 20 to 30 years before
development, and increased to every 8 to 10 years once developed. Based on
these assumptions ($500,000 fire every 10 years), there is likely a $50,000 / year
wildland fire cost associated with the project.
Response times and the number of Fire personal to serve the project are also
considerations for the annexation. The Fire Department estimates that there would
be a response time of 8 to 10 minutes to the most remote areas of the project, as
currently designed. Although 4 to 5 minutes responses are ideal in urban areas;
there are parts of the City which currently have response times in excess of 10
minutes. The majority of the residential units proposed would have a response time
under 8 minutes from the West Front Fire Station assuming that San Rafael Road is
extended to Atascadero Avenue. Due to the proximity of the West Front Station to
the Ranch, there is not a need for an additional fire station to serve the project.
The Fire Department estimates that Eagle Ranch will generate the need for an
additional three (3) full time fire fighters due to the remote location of the proposed
lots and high fire severity zone. Additional fire personnel costs are included in the
project fiscal analysis.
Staff is recommending that a modified annexation boundary be studied that
minimizes the size of the perimeter open space areas that would be added to
the City’s jurisdiction. The wildfire and staffing costs will be included in the
project’s fiscal analysis.
8. San Rafael Lots Size Compatibility:
At the November 15, 2010 Community Workshop, neighborhood compatibility was
identified as one of the main concerns with the current site plan. There are several
areas where new lots are proposed in close proximity to existing neighborhoods.
The area of particular concerns has been the development directly adjacent to San
Rafael Road. This is one of the flattest and least constrained parts of the Ranch,
and therefore, the applicant has proposed a neighborhood comprised of 10,000
square foot to 1 acre lots. The developed lots along San Rafael Road are zoned
Residential Suburban, where the minimum lot size is 2½ acres. Neighbors in this
area have submitted numerous letters expressing their concern that the proposed lot
sizes are not consistent with the existing development (See Attachment 6).
Staff and the applicant are looking for Council direction regarding an acceptable lot
size and lot configuration for the San Rafael area, and any other areas where the
proposed lots interface with existing City lots. The applicant recently met with the
ITEM NUMBER: 1
DATE: 03/27/12
neighbors near San Rafael to discuss alternative options. Alternative site plans for
this neighborhood are provided in the applicant ’s letter (See Attachment 7). The
applicant’s Option D appear to be the most consistent with addressing the existing
neighborhood’s concerns. This option includes a 25 foot landscape buffer along San
Rafael, with lots ranging from 1½ to 2½ acres each along the perimeter of the
Ranch, and non-build easements over hilltops and creeks. As the development
moves further away from the existing San Rafael residences towards the center of
Eagle Ranch, lot sizes would be smaller.
San Rafael Neighborhood: Applicant’s “Option D”
9. Affordable / Inclusionary Housing Requirements:
In 2003, the City Council adopted an Inclusionary Housing Policy which applies
to all residential projects that require legislative approval, such as Eagle Ranch.
The current policy requires a minimum of 20% of the units within a project to be
deed restricted affordable for a period of 30 years. For single-family projects, the
policy allows for all of the affordable units to be Moderate Income units. With
multi-family projects, the policy identifies a distribution of 20% Very Low Income
units, 37% Low Income, and 43% Moderate Income units.
By directly applying the current Council Inclusionary policy to all of 746 proposed
units annexed into the City with Eagle Ranch, the project would be required to
ITEM NUMBER: 1
DATE: 03/27/12
Inclusionary Housing Council Policy
MFR Units 50.00 units
20% Affordable 10.00 units
Affordable Distribution
20% Very Low 2.00 units
37% Low 4.00 units
43% Moderate 4.00 units
MFR Affordable 10.00 units
Inclusionary Housing Council Policy
SFR Units 696 units
20% Affordable 139 units
Affordable Distribution
100% Moderate 139 units
SFR Affordable 139 units
produce 139 deed restricted Moderate Income single-family units, and 10
affordable multi-family units (including 4 Moderate, 2 Low, 2 Very Low Income
multi-family):
Application of City’s Existing Inclusionary Policy to Eagle Ranch
Application the current policy would produce numerous Moderate Income units,
but very few Low or Very Low Income units. Given the City’s Housing Element
RHNA requirements and the current market conditions, direct application of the
2003 Inclusionary Policy does not seem to produce the most desirable outcome
for the City or the developer. The Council Policy allows for alternative options to
be developed to fulfill the affordable housing requirement for discretionary
projects. Phasing and distribution of the affordable units is another key factor to
consider in the development of the affordable housing plan for the project.
Another issue with the Inclusionary Policy is whether or not it should apply to the
452 existing Colony lots. The City has never has a project with so many existing
lots, and therefore has always applied the 20% requirement to the entire project.
The Eagle Ranch applicant has proposed that the existing 452 Colony lots b e
exempt from the Inclusionary Policy since these are existing lots of record and
not a new entitlement. The City Council has complete discretion on this issue
and can set the inclusionary housing requirement to apply to all the units or just a
portion of the units.
The applicant has provided an affordable housing proposal in the attached letter.
The applicant’s proposal is based on the following principles:
Emphasis should be on actual built units, in modest numbers, at Eagle
Ranch - not on payment of fees and development of units elsewhere.
Emphasis should be on the most difficult to achieve portions of the
affordable housing spectrum, Low and Very Low Income.
Inclusionary Housing Council Policy
MFR Units 50.00 units
20% Affordable 10.00 units
Affordable Distribution
20% Very Low 2.00 units
37% Low 4.00 units
43% Moderate 4.00 units
MFR Affordable 10.00 units
Inclusionary Housing Council Policy
SFR Units 696 units
20% Affordable 139 units
Affordable Distribution
100% Moderate 139 units
SFR Affordable 139 units
Multi-family component Single-family component
ITEM NUMBER: 1
DATE: 03/27/12
There should be some component of Moderate Income units that are
distributed throughout the project in higher density areas, rather located
in only one area.
The existing 452 original colony lots of record, for which certificates of
compliance have already been issued, are exempt from the Affordable
Housing Policy.
Based on the applicant’s proposed principals, the project would provide 2 Very
low Income rental units, 17 Low Income rental units, and 31 Moderate Income
“by design” units. The Low and Very Low Income units would be located in the
multi-family area near the Village Center, and the Moderate Income units would
be distributed throughout the development as small single-family for-sale lots and
rentable second units on large lots (refer to applicant’s letter for complete
proposal and calculations.)
The phasing of the affordable units and what type of deed restriction or other
long term affordability guarantee has not yet been identified.
At this point, the applicant’s proposal is very preliminary and would require
significant refinements prior to adoption. Staff is looking for direction
regarding whether the applicant’s principles are a reasonable starting point
for discussions or is another approach needed.
10. Keeping of Farm Animals:
The question of whether or not farm animals would be allowed on the Ranch was
raised at the November 15, 2011 community workshop, and the issue was
addressed again at the December DRC meeting. The applicants do not plan to
allow horses and farm animals on residential properties within the Ranch due to
the sloped terrain and potential problems with site appearance if property owners
do not maintain their farm animals properly. The applicant intends to have an
equestrian center at the Ranch headquarters, which residents could be used to
board horses.
Neighbors have questioned the compatibility of not allowing farm animals, given
that the large lots currently surrounding the Ranch allow for farm animals. If the
equestrian center is not constructed until a later phase, there would not be an
option for having horses on the Ranch. Maintenance of the equestrian trails,
especially those that interface with the small lot residential and the Class 1 paved
trails has also been questioned.
11. Neighborhood Pocket Parks & Community Park Village Center:
The applicant is proposing a community park at the center of the development,
located along the main loop road. The park is adjacent to creek areas and the
ITEM NUMBER: 1
DATE: 03/27/12
equestrian and Class 1 trails. The park includes a playground and large grass
area. The Village Center is adjacent to the park and would include a limited
amount of retail space of a small deli or coffee shop, plus some office, second
floor rental units, and a sales office. The park and Village Center would be
constructed in one of the first phases of development as selling features for the
residential lots. Multi-family lots would be located in the vicinity, and are currently
proposed as semi-detached with yard space and green belts behind.
Current Proposal for Village Center, Park and Multi-family Component
With other developments, the City has required small pocket parks or tot lots
within walking distance to small lot residential neighborhoods. For example,
Dove Creek has the main park at the center of the development near the single-
family lots, and a small tot lot playground near the Villas off Santa Barbara. The
Las Lomas development is located adjacent to Paloma Park and a trail system,
however, the developer was also required to install a tot lot in the small lot single-
family neighborhood.
The Eagle Ranch development is configured with several groupings of small lot
residential neighborhoods branching off the main loop road. Some of these small
lot neighborhoods are made up of as many as 60 clustered lots, located over a
mile away from the public park at the Village Center. Staff believes that a few of
these small lot neighborhoods would benefit from a tot lot or neighborhood
ITEM NUMBER: 1
DATE: 03/27/12
pocket park within walking distance for young children. The large lot
neighborhoods which consists of one acre lots and larger, obviously do not need
additional park space or playgrounds.
Staff is looking for direction from City Council regarding the question of
neighborhood pocket parks in the small lot neighborhoods, and if those are
needed in addition to the large public park near the Village Center.
Conclusion:
Preliminary project designs for Eagle Ranch have been developed by the applicant
based on an Environmental Constraints Analysis completed by MBA, as well as
coordination with staff, DRC, and community meetings. Staff and the applicant are
currently looking for City Council and Planning Commission input on the current plans,
as well as direction on specific elements of the project. The applicant’s next step will
be to incorporate Council and Commission comments from this meeting, as well as
recent information provided by the DRC, the November 2011 community workshop, and
on-site ground truthing, to finalize the project description and site plan and begin the
EIR process.
FISCAL IMPACT:
The fiscal impact is contingent on the direction provided by the Council and
Commission. The fiscal impact of the project is u ndetermined based on the following
issues:
1. The project EIR will include a complete analysis of the fiscal impacts of the
project on the City of Atascadero. City policies require residential portions of a
project to be revenue neutral to the City. This is typically accomplished through a
CFD tax on the properties to make up the additional cost of City services to the
residences.
2. The existing County Tax Share policy identifies the existing residential property
tax base and two-thirds (66%) of the future tax increment going to the County.
The City would receive only one-third (33%) of any future property tax increase,
but would be responsible for 100% of the services to the development.
3. Tourist services and resort components of the project are expected to be
revenue positive with TOT tax to the City when / if they are constructed.
4. The project, as currently designed, will likely require the installation of round-
abouts at two freeway interchanges. There is no funding plan in place for these
interchanges and the City’s share of costs is currently undetermined.
ITEM NUMBER: 1
DATE: 03/27/12
ATTACHMENTS:
Attachment 1: Eagle Ranch Specific Plan Area Map
Attachment 2: Eagle Ranch Existing Lot Layout
Attachment 3: County of San Luis Obispo Annexation Tax Share Policy
Attachment 4: 2003 City Council Inclusionary Housing Policy
Attachment 5: Applicant’s Current Project Proposal (Presented Nov. 15 2011)
a. Site Plan
b. Roads Map
c. Road Cross Sections
d. Trails Map
e. Trail Cross Sections
f. Village Commercial, Park & Multi-family Site Plan
g. Highway Hotel/Commercial site plan
h. Resort Hotel Site Plan
i. Current project statistics
Attachment 6: Public Comment Cards & Letters
Attachment 7: Letter from Eagle Ranch Applicant
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 1: Eagle Ranch Specific Plan Area Map
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 2: Eagle Ranch Existing lots
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 3: County of San Luis Obispo Annexation Tax Share Policy
ITEM NUMBER: 1
DATE: 03/27/12
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 4: 2003 City Council Inclusionary Housing Policy
Interim Inclusionary Housing Policy (Adopted)
Table 0-1 Interim Inclusionary Housing Policy
Adopted by City Council June 24, 2003
Amended by City Council November 25, 2003
Inclusionary Section Interim Policy
A. Project Requirements a) All residential projects that require legislative approval are subject
to the inclusionary requirement as follows:
a. Projects of 1-10 units: pay in-lieu fee or build units.
b. Projects of 11 or more units must build units or receive a
Council approval to pay in-lieu fees.
B. Percent Affordable 1. The percentage of units within a project that must be affordable
shall be 20%.
2. The distribution of affordable units in single-family land use areas
shall be as follows:
a. 100% Moderate
3. The distribution of affordable units in multi-family and mixed use
commercial land use areas shall be as follows:
a. 20% Very Low Income
b. 37% Low Income
c. 43% Moderate
4. In-lieu fees shall be collected for all fractional units up to 0.499
units, fractional units of 0.50 and greater shall be counted as 1.0
units.
5. All inclusionary units shall be deed restricted for a period of 30
years.
C. Exceptions 1. Projects that do not require a legislative approval from the City
shall not be subject in the interim policy.
2. Projects that qualify for the State density bonus are exempt from
additional inclusionary housing requirements.
3. Second units are exempt from the inclusionary requirement.
D. Affordable Housing Standards 1. The exterior design and quality standards for affordable units shall
be comparable to those of market rate units. Affordable units may
be of a smaller size and utilize less expensive interior finishes.
2. Affordable units shall be distributed throughout a project site and
not concentrated in one location.
3. Inclusionary units shall be built concurrently with market rate units.
A construction timeline shall be approved by the City Council prior
to construction.
ITEM NUMBER: 1
DATE: 03/27/12
E. In-Lieu Fees 1. In-lieu fees for units and fractions of units shall be based on 5.00%
of the construction valuation of the market rate unit.
F. Alternatives 1. The developer may request and the City Council may approve any
of the following alternatives to on-site construction or payment of
in-lieu fees for inclusionary units:
a. Off-site construction
b. Land dedication
c. Combinations of construction, fees and land dedications.
G. Incentives 1. As an incentive to provide affordable units, all inclusionary units
shall be treated as density bonus units that are not counted as part
of the maximum density entitlement of a site.
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 5: Applicant’s Current Project Proposal (Presented Nov. 15 2011)
a. Applicant’s Current Project Proposal - Site Plan
ITEM NUMBER: 1
DATE: 03/27/12
b. Applicant’s Current Project Proposal - Roads Map
ITEM NUMBER: 1
DATE: 03/27/12
c. Applicant’s Current Project Proposal - Road Cross Sections
ITEM NUMBER: 1
DATE: 03/27/12
d. Applicant’s Current Project Proposal - Trails Map
ITEM NUMBER: 1
DATE: 03/27/12
e. Applicant’s Current Project Proposal - Trail Cross Sections
ITEM NUMBER: 1
DATE: 03/27/12
f. Applicant’s Current Project Proposal - Village Commercial, Park & Multi-family Site Plan
ITEM NUMBER: 1
DATE: 03/27/12
g. Applicant’s Current Project Proposal - Highway Hotel/Commercial Site Plan
ITEM NUMBER: 1
DATE: 03/27/12
h. Applicant’s Current Project Proposal - Resort Hotel Site Plan
ITEM NUMBER: 1
DATE: 03/27/12
i. Applicant’s Current Project Proposal - Current Project Statistics
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 6: Public Comment Cards & Letters
Click here to access Attachment.
ITEM NUMBER: 1
DATE: 03/27/12
Attachment 7: Letter from Eagle Ranch Applicant
Click here to access Attachment.
COMMUNITY | CIVIC & PUBLIC SAFETY | RECREATION | URBAN
ARCHITECTS | ENGINEERS | LANDSCAPE ARCHITECTS | PLANNERS | SURVEYORS
A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844
RRM Design Group
3765 S. Higuera St., Ste. 102
San Luis Obispo, CA 93401
P: (805) 543-1794
F: (805) 543-4609
www.rrmdesign.com
March 15 , 2012
Mayor Bob Kelley and Atascadero City Council
City of Atascadero
6907 El Camino Real
Atascadero, CA 93422
Re: Eagle Ranch Update, Issues and City Council Guidance
Dear Mayor Kelley and members of the City Council,
Recently the Eagle Ranch owners and consultant team have had two important public meetings.
The first was a public workshop held with the Planning Commission on November 15, 2011.
The second was a Design Review Committee meeting held on December 15, 2011. Members of
the public attended both of these meetings and spoke out on issues of concern to them. Based
upon the public testimony several issues emerged that are now going to be reviewed at your
joint City Council and Planning Commission workshop scheduled for March 27, 2012. The
purpose of this third public workshop, as we understand it, is to update the Council on the
progress of the planning effort and for City decision makers to give guidance to the applicants
on several key issues which are as follows:
1. Affordable housing requirements (refer to Attachment A)
2. Lot sizes for lots located at the perimeter of the Eagle Ranch project where they are adjacent
to existing neighbors (refer to Attachment B, color map alternatives and Exhibits A-E)
3. The keeping of farm animals on lots within the Eagle Ranch project (refer to Attachment C)
4. Connections to existing streets adjacent to Eagle Ranch (refer to Attachment D)
5. The current overall number of units proposed for the Eagle Ranch project (refer to
Attachment E)
More recently we held 2 meetings with the neighbors along San Rafael Road to discuss the
design of the project, lot sizes and configuration for the area of the ranch directly adjacent to
them. We have made progress toward defining what they feel is a more appropriate design
solution with larger lots. We have a third meeting scheduled with these neighbors on the
afternoon of March 16, 2012 to discuss a design that will hopefully reflect their view of a more
favorable resolution of the lot size and configuration issue. These discussions have been
difficult from a project feasibility perspective as this area is one with comparatively fewer
development constraints and was envisioned to have substantially more lots (40+ more lots)
than are contained in the latest design (alternative site plan – Exhibit E).
The purpose of this letter is to present the applicant’s perspective on each of these issues
based upon our understanding of the issue, the public comments and the role of the issue in
the Eagle Ranch project design, function and vision. Where appropriate, we have also included a
description of the applicant’s proposed approach to the issue. For clarity and to give ample
review of the issue, each is addressed in a separate attachment to this letter.
Mayor Bob Kelley and Atascadero City Council
March 15, 2012
Page 2
We would like to thank City staff for facilitating the scheduling of the two community meetings
and for their assistance in reviewing and clarifying the issues. We appreciate the opportunity to
present our perspective regarding these issues to the City and the public. We will be listening
closely to your opinions and your guidance regarding these issues.
Sincerely,
RRM DESIGN GROUP
Victor Montgomery, AIA
Principal
cc: Greg Smith, Jeff Smith – Eagle Ranch, LLC
Tim Walters, Jeff Ferber – RRM Design Group
Warren Frace – City of Atascadero
Attachments: Key Issues, Attachments A-E
Color Maps, Exhibits A-E
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Eagle Ranch Key Issues
March 16, 2012
Attachment A – Affordable Housing
Affordable Housing, Applicant’s Perspective and Proposal
A. Principles:
The applicant believes strongly in the following principles as the basis for providing Affordable
Housing at Eagle Ranch:
1. Emphasis should be on actual built units, in modest numbers, at Eagle Ranch - not on
payment of fees and development of units elsewhere.
2. Emphasis should be on the most difficult to achieve portions of the affordable housing
spectrum, low and very low income.
3. There should be some component of moderate income units that are distributed
throughout the project in higher density areas, rather located in only one area.
4. The existing 452 original colony lots of record, for which certificates of compliance have
already been issued, are exempt from the Affordable Housing Policy.
B. Total Project Housing Unit Assumptions:
Total Number of Units Currently Proposed:
• 696 Single-Family Residential (SFR)
• 50 Multi-Family Residential (MFR)
C. Proposed Affordable Housing Units Calculations:
1. 452 existing SFR lots of record – exempt from the affordable housing requirement
2. 696 currently proposed SFR – 452 existing lots = 244 SFR subject to City requirement
3. 244 x .20 (20% required)= 48.8 or 49 affordable units (“moderate”) required
4. 50 multi-family units proposed
50 x .20 = 10 affordable units required
10 x .20 = 2 very low income units required
10 x .37 = 3.7 or 4 low income units required
10 x .43 = 4.3 or 4 moderate income units required
D. Eagle Ranch Proposed Conversion of Moderate to Low Income Housing:
Eagle Ranch is required to provide 53 moderate income units (49 +4). The applicant proposes
to convert 50% (26.5 units) of the moderate units to low income units consistent with the
principles listed above. Using guidance from the State Density Bonus Law, two moderate income
units equates to one low income unit. The remaining 50% (26.5 units) will remain as moderate
units.
1. 49 SFR moderate units + 4 MFR units = 53 moderate income units required
2. 53 x .50 = 26.5 units each for moderate and for conversion to low income
3. 26.5 (moderate income) x .50 = 13.25 or 13 low income units
4. 26.5 or 27 units to be moderate income “by design”
E. Summary of Total Proposed Affordable Housing Units:
Based on the assumptions in sections B and C above, the following represents a summary of the
total number of affordable units proposed for Eagle Ranch (based upon the current site plan).
These calculations are subject to change based upon the final lot/unit count of approved final
map.
1. Two (2) very low income units
2. Seventeen (17) low income units (4 + 13)
3. Thirty One (31) moderate “by design” units (4 + 27)
Eagle Ranch Key Issues
March 16, 2012
Attachment A – Affordable Housing
Page 2
Eagle Ranch proposes to provide the following affordable housing:
Very low income units – 2 units total. These units will be between 500-700 sf each and will be
built as rental housing on the second floor above commercial building(s) within the Village
Center area. In-lieu fees are not allowed in place of these units. These units shall be deed
restricted for 30 years.
Low income units – 17 units total. These units will be between 650-850 sf each and will be
built as rental housing, dispersed within the Village on the second floor, or any multi-family
housing or senior housing project constructed within the Village Center. In-lieu fees are not
allowed in place of these units. These units shall be deed restricted for 30 years.
Moderate Income – “For Rent” units – These units will be secondary units of up to 1,000 sf,
allowable on residential lots over one acre in size, located throughout the Eagle Ranch project.
The number of units will vary but may be up to 153 (the current number of lots over one acre),
depending upon the home owner preference for secondary units. These units will not be deed
restricted as they are affordable by design and are not required to be implemented. These units
will be above and beyond the required affordable units for the project.
Moderate Income – “For Sale” units – 31 units total. These units will be affordable by design
and located on smaller lots ranging in size from 4,500 sf to 6,000 sf and distributed
throughout the project where these lot sizes are available.
Eagle Ranch – Comments on Affordable Housing Priorities and City Policy Consistency:
This proposal for Eagle ranch Affordable Housing accomplishes the following priorities:
1. Emphasizes the delivery of affordable housing – not payment of in-lieu fees
2. Focuses on the most difficult types of affordable housing to actually deliver – low and
very low income, while providing moderately affordable housing by design.
3. Emphasizes affordable housing implemented on Eagle Ranch – not shuffled off to some
other off-site location
4. Distributes required affordable housing into at least three different styles of housing
and locations
5. Allows for developer delivery of units and/or delivery by a housing non-profit entity
6. Locates low and very low income housing in proximity to the Village Center at the heart
of Eagle Ranch and closest to shopping, services, trails, parks, cultural amenities and a
potential future location of a transit stop – thereby recognizing the reality of daily needs
and transportation difficulties within these income groups
7. Affordable housing is widely distributed throughout Eagle Ranch
8. Converts 50% of required “moderate” income affordable units to low income units in
recognition of current market conditions and the greatest actual need
9. The proposal is consistent with the City of Atascadero Affordable Housing Policy
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Eagle PeakKathleen ValleyEagle PeakKathleen ValleyEAGLERANCHEAGLERANCHProposed Agricultural ConservationEasement 3,135 AcresProposed Agricultural ConservationEasement 3,135 AcresProject Area3,434 AcresProject Area3,434 AcresParkResort HotelMULTI- FAMILYWater TankWater TankResort HotelMULTI- FAMILYVillageVillageParkSchool-ElemStagingSchool-ElemStagingCommercialCommercialCity of Atascadero, CA1) Aerial photo from National Agricultural Imagery ProgramNotes/Sources:Scale: Not To ScaleFebruary 13, 20122) Boundary data from existing data/information.3) This map is for illustrative purposes only.037MAP #Ranch BoundaryMap FeaturesHousing DistributionRoads and LotsPotential Affordable HousingLand Use Area Boundary(NAIP) - photo dated 2009.2nd Unit and Affordable2nd Unit and Affordable Housing Distribution
Eagle Ranch Key Issues
March 16, 2012
Attachment B – Perimeter Lot Sizes
Perimeter Lot Sizes at Eagle Ranch, Applicant’s Perspective and Proposal
At the Planning Commission Workshop and at the Design Review Committee meeting the issue
of lot sizes at the perimeter of the Eagle Ranch project was raised by neighbors, primarily
neighbors located along San Rafael and San Carlos Roads adjacent to Eagle Ranch. The
neighbors are requesting that lot sizes in this area be larger and consistent with the lot sizes
across San Rafael Road.
The current Eagle Ranch plan proposes lots ranging in size from 10,000 sf to one acre in this
area of the Eagle Ranch. These lot sizes were proposed in this area primarily because it is one
of the least constrained areas of the ranch. The vision for this area was to have smaller lots
buffered from the neighbors by placement of a vegetated buffer (trees) on the lots along the
San Rafael frontage on the Eagle Ranch side. Access to all lots in this area is proposed to be
from within Eagle Ranch, not directly on to San Rafael Road
(see Exhibit A - existing plan).
At the request of staff and based upon the input from the neighbors at the two public meetings
the applicant has prepared alternative sketches for other potential solutions to lot sizes in the
San Rafael area (see attached Exhibits A-E)
Exhibit B - this sketch depicts lots that are minimum 1 acre in size along San Rafael Rd. There is
a buffer (trees) proposed along the San Rafael frontage of the Eagle Ranch. The buffer would
vary between 50 to 100 feet. The lots would have access from inside Eagle Ranch, not from San
Rafael Road. The number of lots would be approximately four. This is a reduction of 10 lots
from the current plan.
Exhibit C - this sketch depicts lots that are a minimum of 1 acre in size. These lots have a
minimum lot frontage of 200 feet along San Rafael Road. This is approximately the same as the
existing lots along San Rafael Road. There is a buffer (trees) proposed along the San Rafael
frontage of the Eagle Ranch. Additionally, several of the existing internal lots visible from San
Rafael have been increased in size. The lots would have access from inside Eagle Ranch, not
from San Rafael Road. This version of the plan represents a reduction of 15 lots from the
current plan.
Exhibit D - On February 2, 2012 the owners of Eagle Ranch and consulting team held a meeting
with neighbors along San Rafael and San Carlos. Plan Exhibits A, B, and C were discussed as
well as neighbor concerns and proposals. The consultant (RRM) prepared a new version of the
plan based on the discussion. Exhibit D depicts a new plan version incorporating neighbor
input. The lots adjacent to San Rafael and San Carlos in plan D range in size from 1.5 to 3
acres. These lots have frontage along San Rafael Road that are equal to or larger than the
existing lots across the street. A buffer along San Rafael Road is proposed. The lots will have
access from inside Eagle Ranch. The number of lots would be approximately 15. This is a
reduction of approximately 34 lots from the current plan.
Exhibit E – On March 16, 2012 the Eagle Ranch consulting team held a meeting with neighbors
to present and discuss this alternative containing lots of a minimum 2.5 acres in the area across
San Rafael Road.
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50' Buffer50' Buffer
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1 2 3 4
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San
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1) Aerial photo from Google Earth - location is approximate -
Notes/Sources:
2) Topographic contour interval is 10 feet.
Scale: Not To Scale January 10, 2011
0.5
ACRES
3) Boundary, road and topo data from existing data/information.
4) This map is for illustrative purposes only.
A
MAP #
Ranch Boundary
Map Features
GENERAL MAP ELEMENTS
San Rafael Rd Lots: Exhibit A
10,000 to 20,000 S.F. Lots
0.5 Acre to 1 Acre Lots
1 Acre to 5 Acre Lots
Unpaved Trails
Multi-Use and Single Track
Class 1 Multi-Use Path
8' Wide Paved
Existing Ranch Roads
Proposed Road ROWs
1) Lots +/- From Original Concept: 0
Adjacent Parcel Boundaries
City of Atascadero Boundary
photo dated 6-2007.
50' Landscape Buffer
EXHIBIT "A"
50' Buffer50' Buffer
50' Buffer50' Buffer
33
32
31
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(1 ac)
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San
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1) Aerial photo from Google Earth - location is approximate -
Notes/Sources:
2) Topographic contour interval is 10 feet.
Scale: Not To Scale January 10, 2011
0.5
ACRES
3) Boundary, road and topo data from existing data/information.
4) This map is for illustrative purposes only.
B
MAP #
Ranch Boundary
Map Features
GENERAL MAP ELEMENTS
San Rafael Rd Lots: Exhibit B
10,000 to 20,000 S.F. Lots
0.5 Acre to 1 Acre Lots
1 Acre to 5 Acre Lots
Unpaved Trails
Multi-Use and Single Track
Class 1 Multi-Use Path
8' Wide Paved
Existing Ranch Roads
Proposed Road ROWs
1) Lots +/- From Original Concept: -6
Adjacent Parcel Boundaries
City of Atascadero Boundary
photo dated 6-2007.
50' Landscape Buffer
EXHIBIT "B"
50' Buffer50' Buffer
50' Buffer50' Buffer
24
23
22
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20
19
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1110 9
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4321
(1 ac)
(1 ac)
(1 ac)
(1 ac)
San
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1) Aerial photo from Google Earth - location is approximate -
Notes/Sources:
2) Topographic contour interval is 10 feet.
Scale: Not To Scale January 10, 2011
0.5
ACRES
3) Boundary, road and topo data from existing data/information.
4) This map is for illustrative purposes only.
C
MAP #
Ranch Boundary
Map Features
GENERAL MAP ELEMENTS
San Rafael Rd Lots: Exhibit C
10,000 to 20,000 S.F. Lots
0.5 Acre to 1 Acre Lots
1 Acre to 5 Acre Lots
Unpaved Trails
Multi-Use and Single Track
Class 1 Multi-Use Path
8' Wide Paved
Existing Ranch Roads
Proposed Road ROWs
1) Lots +/- From Original Concept: -15
Adjacent Parcel Boundaries
City of Atascadero Boundary
photo dated 6-2007.
50' Landscape Buffer
EXHIBIT "C"
San
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L
n
(2.0 ac)
15
(2.2 ac)
(1.5 ac)(2.0 ac)
(2.5 ac)
1
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(1.5 ac)
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(1.5 ac)
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(2.0 ac)
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(2.0 ac)
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(2.0 ac)
14
M
25' Buffer25' Buffer
25' Buffer25' Buffer
(1.6 ac)
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(2.0 ac)
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B
Non-Build AreaNon-Build Area
(1.0 ac)
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(1.1 ac)
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(1.0 ac)
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(1.0 ac)
7
(1.0 ac)
8
(2.5 ac)
21 (1.3 ac)
23
(1.4 ac)
22
(1.4 ac)
24
(1.0 ac)
25
(1.5 ac)
26
(1.3 ac)
27
(1.4 ac)
28
(1.1 ac)
29
(1.1 ac)
30
1) Aerial photo from Google Earth - location is approximate -
Notes/Sources:
2) Topographic contour interval is 10 feet.
Scale:
February 29, 2011
0.5
ACRES
3) Boundary, road and topo data from existing data/information.
4) This map is for illustrative purposes only.
D
MAP #
photo dated 6-2007.
0 Feet
1 inch2050
400 100200 100
0.25
1.0
City of Atascadero, CA
San Rafael Rd Lots: Exhibit D
Ranch Boundary
Map Features
GENERAL MAP ELEMENTS
Utility Line Location - 20' Corridor
Proposed Road ROWs
Entry Monument
City of Atascadero Boundary
Adjacent Parcel Boundaries
Stream Flowline - NHD Data
M
6,500 to 10,000 s.f. Lots
10,000 to 20,000 s.f. Lots
1 Acre to 5 Acre Lots
25' Landscape Buffer
Non-Build Area
Drainage BasinB
EXHIBIT "D"
San
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8
(4.3 ac)
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(3.7 ac)
6
(3.2 ac)5
(3.1 ac)
3
(3.3 ac)
4
(3.3 ac)
9
(3.6 ac)
2
(2.3 ac)
14
(3.2 ac)
13
(2.7 ac)
12
(3.0 ac)
11
(3.0 ac)
10
(2.0 ac)
16
(1.5 ac)
1
(2.9 ac)
15
(3.4 ac)
M
Non-Build AreaNon-Build Area
Non-Build AreaNon-Build Area
Additional LotsAdditional Lots
1) Aerial photo from Google Earth - location is approximate -
Notes/Sources:
2) Topographic contour interval is 10 feet.
Scale:
March 2, 2012
0.5
ACRES
3) Boundary, road and topo data from existing data/information.
4) This map is for illustrative purposes only.
E
MAP #
photo dated 6-2007.
0 Feet
2050
400 100200 100
0.25
1.0
City of Atascadero, CA
San Rafael Rd Lots: Exhibit E
Ranch Boundary
Map Features
GENERAL MAP ELEMENTS
Utility Line Location - 20' Corridor
Proposed Road ROWs
Entry Monument
City of Atascadero Boundary
Adjacent Parcel Boundaries
Stream Flowline - NHD Data
M
6,500 to 10,000 s.f. Lots
10,000 to 20,000 s.f. Lots
1 Acre to 5 Acre Lots
25' Landscape Buffer
Non-Build Area
Drainage BasinB
0.5 Acre to 1 Acre Lots
EXHIBIT "E"
Eagle Ranch Key Issues
March 16, 2012
Attachment C – Farm Animals
Farm Animals (hoofed animals, primarily horses) at Eagle Ranch, Applicant’s
Perspective and Proposal
The applicants do not want to allow keeping of hoofed farm animals on individual lots at Eagle
Ranch for the following reasons:
1. Lots below 1 acre in size are clearly unsuited to the keeping of farm animals due to size
and topography of most lots
2. Regulation and enforcement of standards for keeping of farm animals on individual lots
is very difficult within the context of a planned neighborhood. Such items as out
building design standards, fencing, building and lot appearance & maintenance become
nightmarish issues for home owner associations.
3. Lot sizes between 2.5 and 5 acres may have suitable gross acreage for a very limited
number of farm animals. However, the circumstances at Eagle Ranch such as
topography, presence of Oaks trees, drainage issues and retention of potential
pollutants on the individual lots are significant issues that are difficult to enforce. These
are in addition to the issues in number 2 above regarding maintenance and
enforcement.
The vision for Eagle Ranch is to provide an onsite equestrian facility near the ranch
headquarters for use by owners of lots and units within Eagle Ranch. This equestrian facility
may be in injunction with equestrian facilities associated with the proposed resort hotel. This
type of central facility may allow a broader range of activities than any individual lot can
achieve, things such as a riding arena, hot walker, pasture access, hay storage, coaling stall,
etc. The presence of a central equestrian facility also facilitates such things as regular visits by
veterinarians, horse shoeing, etc necessary for good health of the animals.
A central facility also helps build a sense of community among the animal owners at Eagle
Ranch by having a place for events, social gatherings, training, trailer storage, trail rides and
other activities. A central facility approach will also allow all owners of lots and/or units within
Eagle Ranch to be part of the equestrian lifestyle if they desire.
A key to the success of an equestrian facility is to have sufficient critical mass to allow the
provision of adequate facilities and staffing to properly care for the animals and the facilities.
Allowing the onsite keeping of farm animals will deprive the proposed facility of potential
customers and thereby reduce its feasibility. The owners of Eagle Ranch are willing to designate
a temporary location for use by lot owners of early phases for keeping horses. The location may
be relocated or eliminated when necessary to construct additional project phases.
For all of these reasons the applicant proposes to prohibit keeping of hoofed animals on
individual properties at Eagle Ranch.
Other non-hoofed animals will be allowable consistent with City regulation and subject to the
CCR's for Eagle Ranch.
dli-C:\Documents and Settings\dlinman\My Documents\Employee Work Products\Jeff Ferber\vm-farm animals-attachment-02-10-12.doc
Eagle Ranch Key Issues
March 16, 2012
Attachment D – Street Connections
Connections from Eagle Ranch to Adjacent Public Streets (Traffic), Applicant’s
Perspective and Proposal
This issue was raised by residents along several streets with either direct connections to
proposed Eagle Ranch roads or with potential indirect traffic impacts from Eagle Ranch. It is
related to perceived impacts from the total number of lots/units proposed at Eagle Ranch.
In the design of the Eagle Ranch plan staff has encouraged as many connections to existing
streets as reasonably possible. The reasoning is to distribute the traffic widely as opposed to
concentrating traffic in a few locations. The current plan envisions traffic connections to
Atascadero Avenue (2 separate connections), San Rafael Road, and San Carlos Road. The plan
includes extension of San Rafael Road to connection with Atascadero Avenue. The plan as
proposed also includes controlled emergency access connections to Ortega Road and to San
Diego Road. The Ortega Road connection would be designed as a controlled emergency access
for vehicles and as a "open connection" for pedestrians and bicycles. The applicant proposes to
provide right of way for an emergency access connection to San Diego Road west from the end
of a proposed cul de sac serving 5 acre lots in the western portion of the Eagle Ranch
development.
The first part of the environmental review for Eagle Ranch, the Constraints analysis is currently
underway. The portions of the analysis completed so far (as of the date of this letter) has
focused on offsite road capacities, particularly the US 101 interchanges at Santa Barbara and
San Rafael. Recently additional traffic constraints work was authorized to look at traffic on
interior Eagle Ranch traffic and select off site road connections.
The applicants understand the neighbors’ concerns about traffic. The applicant and staff have
anticipated that this would be an area that would need careful review and guidance from the
City environmental/traffic consultant. However, if there is to be development at Eagle Ranch
there will be traffic and it will need to exit off the ranch and connect to the existing street
system at select locations.
In the applicants opinion it is premature to make access decisions at this time when
environmental review and specifically traffic impact review is ongoing.
dli-C:\Documents and Settings\dlinman\My Documents\Employee Work Products\Jeff Ferber\vm-street connections-attachment-02-09-12.doc
CONCEPTUAL ROADS MAP:Street ConnectionsPrimaryEmergency/FireEmergency/FirePrimaryMinorSecondarySecondaryStreet Connections
Eagle Ranch Key Issues
March 16, 2012
Attachment B – Perimeter Lot Sizes
Perimeter Lot Sizes at Eagle Ranch, Applicant’s Perspective and Proposal
At the Planning Commission Workshop and at the Design Review Committee meeting the issue
of lot sizes at the perimeter of the Eagle Ranch project was raised by neighbors, primarily
neighbors located along San Rafael and San Carlos Roads adjacent to Eagle Ranch. The
neighbors are requesting that lot sizes in this area be larger and consistent with the lot sizes
across San Rafael Road.
The current Eagle Ranch plan proposes lots ranging in size from 10,000 sf to one acre in this
area of the Eagle Ranch. These lot sizes were proposed in this area primarily because it is one
of the least constrained areas of the ranch. The vision for this area was to have smaller lots
buffered from the neighbors by placement of a vegetated buffer (trees) on the lots along the
San Rafael frontage on the Eagle Ranch side. Access to all lots in this area is proposed to be
from within Eagle Ranch, not directly on to San Rafael Road
(see Exhibit A - existing plan).
At the request of staff and based upon the input from the neighbors at the two public meetings
the applicant has prepared alternative sketches for other potential solutions to lot sizes in the
San Rafael area (see attached Exhibits A-E)
Exhibit B - this sketch depicts lots that are minimum 1 acre in size along San Rafael Rd. There is
a buffer (trees) proposed along the San Rafael frontage of the Eagle Ranch. The buffer would
vary between 50 to 100 feet. The lots would have access from inside Eagle Ranch, not from San
Rafael Road. The number of lots would be approximately four. This is a reduction of 10 lots
from the current plan.
Exhibit C - this sketch depicts lots that are a minimum of 1 acre in size. These lots have a
minimum lot frontage of 200 feet along San Rafael Road. This is approximately the same as the
existing lots along San Rafael Road. There is a buffer (trees) proposed along the San Rafael
frontage of the Eagle Ranch. Additionally, several of the existing internal lots visible from San
Rafael have been increased in size. The lots would have access from inside Eagle Ranch, not
from San Rafael Road. This version of the plan represents a reduction of 15 lots from the
current plan.
Exhibit D - On February 2, 2012 the owners of Eagle Ranch and consulting team held a meeting
with neighbors along San Rafael and San Carlos. Plan Exhibits A, B, and C were discussed as
well as neighbor concerns and proposals. The consultant (RRM) prepared a new version of the
plan based on the discussion. Exhibit D depicts a new plan version incorporating neighbor
input. The lots adjacent to San Rafael and San Carlos in plan D range in size from 1.5 to 3
acres. These lots have frontage along San Rafael Road that are equal to or larger than the
existing lots across the street. A buffer along San Rafael Road is proposed. The lots will have
access from inside Eagle Ranch. The number of lots would be approximately 15. This is a
reduction of approximately 34 lots from the current plan.
Exhibit E – On March 16, 2012 the Eagle Ranch consulting team held a meeting with neighbors
to present and discuss this alternative containing lots of a minimum 2.5 acres in the area across
San Rafael Road.
dli-C:\Documents and Settings\dlinman\My Documents\Employee Work Products\Jeff Ferber\vm-perimeter lot sizes-attachment-02-10-12.doc