HomeMy WebLinkAboutAgenda Packet 11/29/1990 # PUBLIC REVIEW COPY
PLEASE DO NOT REMOVE
FROM COUNTER
AGENDA
JOINT CITY COUNCIL/PLANNING COMMISSION - STUDY SESSION
Thursday, November 29,` 1990 6:OOP.M.
Rotunda Room (Fourth Floor) Administration Building
Atascadero, California
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
PUBLIC COMMENT
A. LONG RANGE FISCAL ANALYSIS - Consideration of October 1990 -
Review Draft of report prepared by Crawford, Multari and
Starr.
B. STADIUM PARK - Discussion of possible alternatives for the
Pine Mountain Amphitheater.
C. ANY OTHER BUSINESS
ADJOURNMENT
REPORT TO CITY COUNCIL
CITY OF ATASCADERO Item No: B
Through: Ray Windsor, City Manager Meeting Date: 11/29/90
File No: Stadium Park
From: Henry Engen, Community Development Director 4*6
SUBJECT:
Discussion of development options for Stadium Park (Pine Mountain
Amphitheater) .
BACKGROUND :
At the City Council ' s November 13, 1990 meeting, Council directed
staff to schedule discussion of the options available for Stadium
Park in view of communications that Council has received (see
attached from Earl G. Ward and Fred Strong) .
ANALYSIS :
The attached August 1 , 1989 Memorandum, was considered by the City
Council as background material for the adoption of the attached
Resolution No. 58-89 on August 8, 1989 . Mr. Ward has been
approaching the City seeking direction for development of the prop-
erty, and has been provided the specific language in the General
Plan (attached hereto) , which states in part with respect to the
Pine Mountain Amphitheater, that:
"Areas of open space that shall be considered for acquisition
by a public agency and/or preserved for recreation are listed
. . . . . . . . . . . . . .
is
Further the existing General Plan states that:
"Pine Mountain Amphitheater or Stadium Park shall be preserved
as an important cultural and recreational site for the origi-
nal community of Atascadero. Pirie Mountain is characterized
by dense growth and steep slopes where recreational activities
would logically be of a varied nature. It provides a grand
central setting for large community park. This 26 acre area
shall be developed for its original purpose. . . . . . . . . . . . . . . . . .
The City shall consider purchasing it, if it appears necessary
to insure such a development. "
Zoning to implement the recreational designation for this 26-acre
site on the General Plan is L (Recreational) , which does not allow
single-family residential development. Mr. ward has submitted an
application to subdivide the site into some twenty-five (25) lots .
However, the application has never achieved the designation of
having been certified "as complete" and has been returned for
further information. We've also noted to Mr. Ward that such a
division of the property - without designation of proposed uses -
would require that an environmental impact report be prepared. He
has also been advised that he could seek consideration of a General
Plan Amendment as part of the General Plan Update. Towards this
end, he submitted correspondence to the Commission and Council as
part of your last study session requesting amendment considerations
as part of the General Plan Update as opposed to submitting a
formal General Plan Amendment application. This latter alternative
remains open to Mr. Ward. The next date for submission of appli-
cations would be April 1 , 1991 .
ALTERNATIVES:
The following alternatives are available in terms of policy
direction by the Council :
1 . Acquisition/Private Facility. Leave the General Plan as it
is and seek to negotiate with Mr. Ward and/or the owner for
either: (a) acquisition of the Stadium Park by the City, or
(b) development of Stadium Park consistent with the General
Plan as a private - project. Development consistent with the
General Plan would be very limited.
2 . General Plan Amendment . Either initiated by Mr. Ward or the
City to revise tie de inition of what Stadium Park should be.
In staff' s view, such a request should come from Mr. Ward and
include the preparation of an environmental impact report to
address the specifics of a private proposal for development
of the site.
HE -ph
Encls: Resolution No. 58-89 - Designating Pine Mountain Stadium
as an important historic site
August 1 , 1989 Staff Memorandum: Stadium Park Background
Information
Position Statement for Stadium Park - Fred Strong and
Associates
Golden State Developers Communication - October 30, 1990
RESOLUTION NO. 58-89
A RESOLUTION OF THE ATASCADERO CITY COUNCIL
DESIGNATING PINE MOUNTAIN STADIUM
AS AN IMPORTANT HISTORIC SITE
WHEREAS, Pine Mountain Stadium is a natural ampitheatre,
once regularly utilized by the community for plays, operettas,
pageants, dances and other social occasions since 1915; and
WHEREAS, this facility flourished after 1915 and while
Atascadero Colony was still solvent; and
WHEREAS, as a result of the Atascadero Colony going into
demise, the stadium stage was moved to the Lake Pavilion and the
property was thereafter purchased by private citizens; and
WHEREAS, the stadium facility has been designated as a
public recreation area in the General Plan since 1968, even
though it has remained in private ownership; and
WHEREAS, there has been interest in obtaining funding to
purchase the site since 1981 .
NOW, THEREFORE, BE IT RESOLVED that the City Council does
hereby officially recognize Pine Mountain Stadium as an important
historic site.
On motion by Councilmember ,FS(}Nseconded by Coun-
cilmember the foregoing resolution is hereby
adopted on the following vote:
AYES: COUNCILMEMBERS BORGESON, LILLEY, MACKEY, SHIERS AND MAYOR DEXTER
NOES: NONE
ABSENT: NONE
ADOPTED: 8/8/89
ATTEST:
BOYD C. SHARITZ, ty Clerk ROLLIN DEXTER, Mayor
APPROVED AS TO FORM: AP 0VED AS TO CONTENT:
J F EYG SEN, City Attorney SOR, City Manager
(Adopted w/amendments ("-" denote
language stricken) 8/8/89.)
RESOLUTION NO. 58-89
A RESOLUTION OF THE ATASCADERO CITY COUNCIL
DESIGNATING PINE MOUNTAIN STADIUM
AS AN IMPORTANT HISTORIC SITE-AND
�NDORS-I-NG-4WFGR4S-4!0--g 4S$--SAME
WHEREAS, Pine Mountain Stadium is a natural ampitheatre,
once regularly utilized by the community for plays, operettas,
pageants, dances and other social occasions since 1915; and
WHEREAS, this facility flourished after 1915 and while
Atascadero Colony was still solvent; and
WHEREAS, as a result of the Atascadero Colony going into
demise, the stadium stage was moved to the Lake Pavilion and the
property was thereafter purchased by private citizens; and
WHEREAS, the stadium facility has been designated as a
public recreation area in the General Plan since 1968, even
though it has remained in private ownership; and
WHEREAS, there has been interest in obtaining funding to
purchase the site since 1981.
NOW, THEREFORE, BE IT RESOLVED that the City Council does
hereby officially recognize Pine Mountain Stadium as an important
historic site. and 14h"rtedl y x,.uppor-ts_e£f orts_-by.the-pr I at
secfior-e€-�e--ec�m�-ftp�-�a�s-}a$-€� -to-.gurrhaso-#hi.s-secre.a-
-tAe-genal--puhl-lc-
On motion by Councilmember , seconded by Coun-
cilmember , the foregoing resolution is hereby
adopted on the following vote:
AYES:
NOES:
ABSENT:
ADOPTED:
ATTEST:
•
BOYD C. SHARITZ, City Clerk ROLLIN DEXTER, Mayor
M E M O R A N D U M
TO: Ray Windsor August 1, 1989
FROM: Henry Engen, Community Development Director
RE: STADIUM PARK BACKGROUND INFORMATION
The City' s General Plan proposes restoration of Stadium Park on
Pine Mountain, and I have enclosed pertinent excerpts from the
plan for your information together with a copy of the zoning map,
U.S.G.S. Map, and some historical text from "Recalling
Atascadero, California, Volume 2" which was written by the
Atascadero Historical Society.
Please note that the zoning on the property is L (Recreational)
and I have also enclosed the text of permitted uses for that
district, which are pretty extensive. It would be my judgement
that many of the uses allowed under L zoning would be in conflict
with the General Plan designation.
HE:ps
Enclosures : Location Map
General Plan Map and Text Excerpts
Zoning Map and "L" Zoning Text
"Recalling Atascadero, CA. Vol. 2"
cc: Jeff Jorgensen, City Attorney
too
,
.�; Mmeit J..
tL ff'
Aiancion
Eateks r
*V-4._ �
• f •• 4 4Q��. • I` >
DER0 sae t '
•' ���} Ae
•� 5
\` :•ti - - "•f v �j�Alateri; \ .l i 2 ti• .gM. C6 .�f `c\ �/ _n �./ ',�.
�•a�• •_�.• ,• 1. .. - 1= /�� ppn e. `.'� �••..V-*.:''�/
.Arm _ - ..rli _ in!_ /t�� R
1'_ Fite • Ltwis.♦ v%!"•„ _ . r s�::5 ._,� • i' y.
/2��'\mss �.•• •w�� i _� k ' /'.• �' � /�( _��_�_ .� 8a6• `�� , ���` �. ���'
� � ^•r•.=� s � �ij ��' / :-'�i ;Hen 9s, ' �� - `-•- f
1% �:•.. ; , - j ^ �. $ :-_` '` _ —�. is.• . ` , �I`•� eR�. +ice
A • RK •� '" ��'•, �•� \^�.•.ice •f w .•~ F '+v �
lop
�� Jam• R A�".:, a — . '. •,_• J �1 w .a'� -
Mnaeos• .�• "" •.P: :moi• I y.i a�; '.,t''•f, .. • -,�y� _ ��e �-` •\. �
Fix
16
110 :+` �• ...�• \ �•�� �'• - I
Pit
aw
� •`I /`..Z00%�. q
p do
• �-y i' $oma:', ..O C` .. /,� •'� �• •• •.^tif-i ry;+•••l I�+,, � �• -
/ •Y.s
Il
4 k ?
4 4 Y
4
YYfBWdY�Yd[Y'
Mon
.. • - r
�_� SUM •
G�N L��t.°A►L l�L.�N
EXC�I2PT
An ordinance embodying the concept of the above statement
shall be adopted in the Building Code. The areas of high
seismic or landslide risk are shown on Map II-1 and Map
II-2. It is estimated that the enforcement of appropriate
Building Code restrictions will automatically preserve
perhaps one half, 3,603 acres, of these steep and possibly
unstable lands in open space.
Open space for outdoor recreation includes areas of out-
standing scenic, historic or cultural value, areas particu-
larly outstanding for park and recreation purposes, includ-
ing access to lakeshores, beaches, rivers and streams, and
areas which serve as links between major recreation and
open space reservations, including- utility easements, banks
of rivers and streams, trails, and scenic highway corridors.
This Plan considers a portion of the steep eastern foothills
of the Santa Lucia Mountains that form the western portion
of the Colony as potential recreation land. Although this
land is available for development, there is litle likelihood
that all of it will be built upon because of high seismic
and/or landslide risk that shall be reinforced by the
Building Code.
Owners of sub-marginal rangeland in these areas shall be
• encouraged to combine recreational uses with current
grazing practices to supplement their income. Day use
hiking and riding and controlled access to nearby National
Forest lands would be possible if planned for the protection
of private property and wildlife.
To the west of the Colony boundary are extensive National
Forest lands of• several hundred thousand acres. Access to
these lands shall be coordinated with recreation development
within the Colony. Any future recreational use of these
open space areas shall depend on the willingness of property
owners to plan and permit controlled access upon their
property as a secondary use, by conversion to commercial
recreation 'activities, or by public acquisition of full or
partial easements.
Areas of open space available for recreation that shall be
preserved are listed below:
The banks and bed of Atascadero Creek
The inundation area of the Salinas River
Atascadero Lake and its surrounding park
The Sunken Gardens
Chalk Mountain Regional Park
76
The three Little League baseball fields
The banks and bed of Graves Creek
�- Pine Mountain (in part)
The Wranglerette Arena
Areas of open- space that shall be considered for acquisition
by a public agency and/or preserved for recreation are
listed below•
Chandler Parkland
Pine Mountain Am hitheater
CounTy-owned lots rroniling on Lakeview adjacent to
Atascadero Lake
Both Creekway Plan (existing and potential) and Chalk
Mountain Regional Park (existing and potential) may be
found on Maps VI-3 and VI-4, respectively.
Atascadero Creek bisects the Colony on a west to east line,
running a ong t e southern portion of the Central Business
District and the administrative-civic center complex .
Portions of the Creek Reserve already are in public owner-
ship. Natural vegetation and scenic quality are abundant
along both creeks.
Creek Policy Proposals
{` 1 . Possible purchase of privately owned portions , or
negotiation of easement rights, shall be considered in
order to develop the whole area as recreational land.
These actions can be financed through public subscrip-
tion, general obligation bonds, revenue-sharing funds
or operating surplus.
2. Building setback requirements shall be established
along the banks of both creeks to ensure the uninter-
rupted natural flow of the streams and ensure access
to the recreational use of the creeks.
3• The bacteriological content of the water in both
creeks shall be monitored at appropriate intervals, to
ensure against contamination by inflow of effluent
from nearby septic tank leach lines. This possibility
may exist along Atascadero Creek from the Capistrano
Avenue Bridge to the railroad overpass.
4. Land disturbance shall be minimized within at least 50
feet of water courses , except. for that maintenance
such as brush clearing which shall protect adjacent
properties from flood hazards. Other minor exceptions
could be made for harvesting sand and gravel and for
77
low intensity recreational uses, such as trails and
picnic areas. Channelization of creeks with concrete
shall be prohibited.
5. Some areas of the creeks shall be left in their
natural state for public enjoyment and to provide a
continuing population,home for the beaver o ulation as well as
the foxes, weasels, coyotes, wildcats and raccoons.
6. Facilities for picnics, lay rounds and riding, biking
and hiking trails are appropriate to these watercourse
areas. Multiple-use trails for hiking and riding
shall be developed the length of the creeks.
7• A series of check dams on the upper portions of
Atascadero Creek could provide year-around water (see
Chapter VII , SERVICES ) for fishing and swimming
activities . However , the alteration of natural
drainage patterns shall be minimized, and the existing
minor drainage channels shall be left in open space,
in most cases, to provide for runoff.
8. The Atascadero Creek Plan, as prepared by SEDES and
- approved as amended by the Board of Supervisors
( 1975 ) , is an integral part of this General Plan and
represents a potential horizon plan for the subject
area. The Creek Plan is shown on Map VI-2.
9. That portion of the Atascadero Creek Reserve from E1
Camino Real Bridge to the proposed Lewis Avenue Bridge
shall be developed into a park.
The Salinas River and its watershed recharge at least some
of the riverbed wellfiel.ds of- the Atascadero Mutual Water
Company. The unimpeded flow of the river and its tribu-
taries must be assured. The Salinas River offers spectac-
ular possibilities for certain types of recreational uses,
as well as playing an important role in the County Riding
and Hiking Trail System. Certain sections are endowed with
abundant natural vegetation. River bottom areas above
normal flow levels are particularly suited to camping and
picnicking development. A specific study for ,this type of
use shall be made of the more favorable river areas.
1 . Agricultural and recreational land uses shall be
maintained the full length of the river's flood plain
as it passes through the Colony. Building permits
shall be denied in the potential inundation areas.
2. Recreational trails shall be encouraged, particularly
along the western banks of the river.
78
3• Public access to and recreational use of the Salinas
River bank adjacent to the light industry reserve
shall be assured in the future by appropriate develop- _
ment regulation, including the possible establishment
of a substantial industrial building setback from the
top of the bank where landscape treatment could blend
with the setting. It is shown on Map VI-2.
Atascadero Lake
The 25-acre Atascadero Lake and its surrounding 10-acre
park not only provide a home for aquatic and bird life but
also serve as the primary recreational area for the Colony
and, indeed, for surrounding portions of the entire County.
The park is so heavily used that additional areas will have
to be acquired to keep pace with - the patronage. A park
development plan approved by the Board of Supervisors
foresees acquisition and construction of a greater variety
and number of recreational facilities. A long term Capital
Outlay Program is necessary to properly allocate construc-
tion funds for these projects.
During summer, the lake water becomes quite warm, resulting
in a tremendous bloom of microscopic plant life. Current
chemical methods of controlling the growth are not compat-
ible with the existence of fish in the same water. No
chemical action shall be taken to discourage the periodic
plant life. The lake and park shall remain in public
ownership.
Pine Mountain Am hitheater or Stadium Park served as an
important cultural and recreational site for the origlQu
community o Atascadero. Pine Mountain is characterized by
dense growth and steep slopes where recreational activities
loklcaiiy be of a varied nature. It provides a grand
central setting for a arge community park. This 46-acre
area shall e developed for its ori inal purpose It is
aetallea in Map VI-11 . The City shall consider purchasing
i -17il-17 it appears necessary to assure such a development
un ing For . suc acquisition and development could be
accomplisned THroughpublic su scri tiongeneral obligation
-73—nas, revenue sharing un s operating surplus or Purchas
and donation.
The Sunken Gardens are another attractive reminder of the
caliber and tone of E. G. Lewis' vision of 60 years ago.
The portion of the original Sunken Gardens east of the
Veterans ' Memorial Building, now part of the Junior High
School campus , shall be considered for acquisition and
restoration (see SEDES Creek Plan, Appendix B) . Further
79
landscaping with appropriate trees and shrubs would enrich
the now barren appearance of the west end of the park.
More (and more attractive) trash receptacles and a stricter (_
maintenance program are desirable. The sucessful reactiva-
tion of the fountain by community groups suggests that
further community and service club donation of money,
talent and time is the route to follow in restoring this
small remaining fragment of what was once one of the
glories of Atascadero.
The Chalk Mountain Regional Park is a County project which
is nearly completed. In Iv7u, the State of California
declared 200 acres of Atascadero State Hospital to be
surplus. The Board of Supervisors directed the Planning
Department to explore the feasibility of constructing a
golf course and related facilities. In 1973, a ten-year
minimum development plan was approved in principle by the
Board of Supervisors. In 1977, having funded the project,
the Board has directed the implementation of Phase I. (See
Maps VI-3 and VI-3A. )
Of the three Li-Ae League Baseball Fields, two are located .
in the sewage plant area and one in the Atascadero Lake
Park area. The acreages are about 1 .5 and 1 .0, respec-
tively. Because the two fields located adjacent to the
sewage plant are designated for industrial uses in thin
Plan, another site nearby shall be found to relocate them.
In addition, the northeast octant needs a field.
The Yran
lerette Arena is as area of five acres of bottom-
land, consisting of a fenced arena, clubhouse and improve-
ments, along with 25 acres of Salinas River bed. In event
of dissolution of the organization, this property cannot be -
sold
for profit of the membership and possibly would be
deeded to the community.
Nei hborhood Parks provide recreational opportunities not
avai able on private residential land. They can be coordi-
nated in a community recreation program that mets the needs
of all age groups. These parks shall be properly located
so they best serve the population intended to use them.
Examples of recreation facilities that shall be considered
include: community rooms, playgrounds and picnic equipment,
ball fields and courts.
1 . All school grounds shall be available for public
recreational use when classes are not in session, as
shall the High School tennis courts and 50-meter
Olympic pool when not in scheduled use.
2. An area of approximately five acres shall be acquired
adjacent to each new school site wherein playground
80
TABLE VI-4
RECREATION SITES IN THE COLONY ro
Acres
Atascadero Creek Reserve 26
Graves Creek Reserve 46
Chandler Parkland 70
Salinas River Inundation Area 101
Atascadero Lake and Park 35
Pine Mountain ARphitheater 26
The Sunken Gardens, West 1
The Sunken Gardens, East 1 .9
The Chalk Mountain Regional Park 200
The Little League Baseball Fields
Sewage Plant 1 .5
Atascadero Lake Park 1 .0 2.5
Wranglerette Arena 5
School Grounds 80
TOTAL . . . . . . . . . . . . 599.4
Percentage of total Colony acreage: 2.52%
0
82
............... • -�
• �� �, r>*:Try-.,�.';"•.� .��„� {� .V , � II
�•:
401 . f
p
t� ' 092 a
o _ - EL A
CL • p e a STADIUM PARK
Q --
2C PQEPAAEO BY-
- ATASCACERC ACVt30AY COMMITTEL
LEG END
SOURCE: Township map, 1977—
0.1 MILE
84
�.0 — moi► .�'' S �
I MR
BMW-
-05
.Vlo mill
min
��,,, �"--t A` � •rte
-�-„u �► u - - X11
ADOPTED JUNE 27, 1983
L (Recreation) Zone
9-3.401. Purpose: This zone is established to provide suitable
locations and standards for the development of recreational facilities
accommodating the needs of the general public.
9-3.402. Allowable Uses: The following uses shall be allowed in
the Recreation Zone. The establishment of allowable uses shall be as
provided by Section 9-2.107 (Plot Plans) and Section 9-2.108
(Precise Plans) :
(a) Amusement services
(b) Membership organizations
(c) Libraries and museums
(d) Bed and Breakfast
(e) Temporary events (See Section 9-6.177)
(f) Indoor recreation services
( (g) Collection stations (See Section 9-6.130)
(h) Accessory storage (See Section 9-6.103)
(i) Rural sports and group facilities (See Section 9-6.124)
(j) Outdoor recreation services (See Section 9-6.123)
(k) Fisheries and game preserves
(1) General Merchandise stores, where related to recreational
use on the site
(m) Temporary or seasonal sales (See Section 9-6.174)
(n) Utility transmission facilities
(o) Forestry
(p) School-business and vocational (See Section 9-6.125)
9-3.403. Conditional Use: The following uses may be allowed in
the Recreation Zone. The establishment of conditional uses shall be
as provided by Section 9-2.109 (Conditional Use Permits) :
3-41
ADOPTED JUNE 27, 1983
(a) Caretaker's residence (See Section 9-6.104) to
(b) Sports assembly
(c) Public assembly and entertainment
(d) Eating and drinking places
(e) Cemeteries
(f) Pipelines
(g) Recreational vehicle park (See Section 9-6.180)
(h) Transit stations and terminals
9-3.404. Lot Size: There shall be no minimum lot size in the
Recreation Zone.
3-42
� � „ '11i��►, . ,±fAM-)���� �� ���!ia�l�►' ,� gill�l �,I� I � ;li;i!i ��I!!��I!��1�i �,I�'iii !!
r 2 -
y _ r
-o
u
-y„4 �.•c - 5 A �j,,,I�l �r M•�+�� I �� ' 1 - i - i ;�"_...r....\y�M
� It - --� 1'l r jam-_ � .•',7�� .I��f!-'i r.. � J - _
It
fV
-�'�' �1; -#.z. �',�•[-•�_i _`�- 'Y.�.r l�G. +
f �,•
_ _ ```, ....��� .moi� -•S '�f"7.J �.1P��,�
\\"10
1 ORION 11111110110 111
' L
L
THE STADIUM -,.,..
The Stadium is a natural bowl located in the center
of Pine Mountain. The acoustics are so special that it
was used for many years- after the founding of Atascadero i
for all kinds of public events and cultural productions.
Seats were formed in the hill to the south of the large
hardwood stage so a good view of the stage was attained.
The stage was located under a huge oak tree which was f
strung with electric lights for night time performances.
Many cultural events were held here: plays, operettas,
pageants, dances; and at least one wedding. The Federated
Church which was founded in 1915 met here much of the time
until the Community Building was finished in 1921. In the
Bulletin. 1916 a picture caption says "First Anniversary
of the Federated Church of Atascadero holding services
under the great oak in the heart of Pine Mountain. The
Federated 8hurch has over three hundred members represent—
ing twenty denominations."
Atascadero was the scene of many conventions in the
early days for which the Stadium was one site of many
activities. One picture says "Welcome to the Pacific Fleet".
Other conventioneers were YMCA, Southern Calif. Editors,
Chamber of Commerces, Episcopalians, and more. .
After the demise of the Colony the stage was moved to
the lake where it became the floor for the Pavilion. When
the Poole twins, Dale and Myrlan were in High School they
purchased the twenty—nine acres which comprise the property
With money they earned after school and on weekends. They
recreation area in the Atascadero General Plans since 1968
sold it around 1970. It has been designated as a public
but is still in private ownership at this writing. A group
of Atascadero businessmen are trying to obtain funding to
purchase the site at this time. (October 1981).
The Community Church, successor of the Federated Church,
held their 50th Anniversary celebration there. The Histori—
cal. Society has had at least two picnics there.
1
•S .
y
i
t �`�.`�L.r...,^t Ny`.iTt., � rj!''`' f ..►. rK'J 1
..+�— ,..J�Ti,�'�r�i��—rMT�.rF•'`S'.�.,`�i�i1 1 .a� r z*-` L �,+y,: 2 _
o/�2yCh4
�Y a•. A �r'•1 .w KTP r.+n•a�
t'3C�{'` N- T.v� t ✓ . � F t rC-r, r J♦1�K1t 'N f rY`J.. �Y t � Y
•� �{rt.T y,�c a �rj rte♦ % 'sr S x' �N :1 _ - 3 rr
'r4r� .:- .`• Y J a�i,e�.✓y�,^ax r' �'sii #.;iM�, � � � .Y».. T .f T-� � .1
.�>�ai'.+-T'�L Ai. i t �.: a. �:/ ��r♦'�r�Ft�y..F..;� r� 1 F��i-. -;y r ::t. _ �,t �. ?-�r ..•
"Ok ^✓ y.e��> z.-a1� F�'�� ter. � _ .sem � � 4 t� - •1
: �•'!'^<'.t �' �� +v z.,�y. 21.�R—� ? Atyv � - _j ,sn r,, t 1��
iKj'J' -�}'�\� pa � �'^" f E «C �s �: 7 1. }�1J,s • ,1
-4�. s;, i .• 4c 1 f "$/-S :t 4. d{' }� '`�"!�'� _ IY 1 •,
� s ♦
y' r J ► � 1r `'�,��.�., � >��..,-^-z „��.�e� s►.t\f♦'• yvt 'i y,.. r j }, • •
`�.a i�c♦z. -�~� •' r c��•.� t Jas +, ,,? � � .� `i ', � f�'l 1.. •r
`� .+. Y -`T 1 � �C`•.1 �'Y,``1,�'i,,,. - --1 .. � � ...a _ - -J j :.� ��.r. '� NZ.,;ji 7l !C... ,r
`'�-'�A :3y,,'�E. E 'k ice+"=". r '" 'a '" �r _ `'y °�� }.�•. r�_ c,y , ���
7
` T_" �^ :� f ��+�`,��i�•F� _ -:. i=. =d' r .•rte "•�--� .: •c Y',
oFr�slt-.t-t 4-f; :n k� rl,tyrc• 1ii`'r:T �T••'•S.:sMl'' .-'-„I,_ �� - '! Sr`f:
_ 1 .:� .r ..y Y�•, r r �'itf.��YP't a .:stt� ��+�._ �3.a�4.
w. � is.� 3�- i �. ?::� �� rw .a � -�'�t�"'�=.'..1't� 7�,,,� A ��l a� r'.•
4"� ia+ _'� i._- >t t -�� k � y � j^ii�'J-•1tGj�►��_�1�1'�'_[ .7�'`; rpm aT, `��{ (t'y'j-j ♦>
_y I .s`G.� sr _ '+• _^ yh i .�.y, -r.,Y r-.A.<�. ' �. jam. :� ,. 'e� N.7��zYr�rE Fa..r
-t-_ rj �t -a r` �ti � �1X-A'��,;ri.";fir !fes �=.. �- r a v.♦,,`,,���sr' Z1 J�. _, •
.r. Y t b-f"}•aEat s .i � ��;yam, �.' ,�;�... tom' •
1. � �' 1 i i �� fh '� ."♦/. t' n.
r �y �1 t '` � JAS. �� i� t,' 1 Jv" s }.`3 �~ •
.r, 7• r i i r tel' f r.. 'r v
Yr - r rV', l r � .� 1.'t+.l "'� ♦ � V :�,.i.a � 1/-� l f` � 'S _
.`-a � 1 ^ �>'ICt-.-:1 "•C-t _1.1" � ���t � `.��\:.. a r a ��
�f, � 1.r ` }tF .-, _. a .� �.T i'~ si• ...;rt � , ^e `'� _
,y,1- Y * 1.�y i w•• L �; rY �' ^ � r_ ��� `"'� 'f= +,, r t -•..:a• �.
`ti►t
Position Statement
ktl .... ...
for
t _ {{ji{�si= sI=r{;Iii{eji=:e:=�iie{e{{{iN!:jeii,{i i ,.', s. _a;:{{:� a:••s a{sL s s s s s _ _
s: •. a.,. k ...s�:. .;;�s, s � s}{sss:_• s s::s•, s s• s
{{; {.. r as z,•r s s;:{s:zs S sz:='{ s s,.,.•s.,s :
iff
s�i=
a-
t/� js{
S Park
C�1U -
= a
{=f{a{= {salh♦ :.-v {{ ��n''i,�3�at.s..-'a - { i•={'rs{:s:,{'E{{s,{: s�;ss_{;{};i{g:;•:.,..r={_ _ `_� - I
+anxa'r „� :-., 'amn-....der-r rr :trs +•µ,c,.."sx - s1'.prs "_ ..f. a. {S�F.i .:i.e+.
7•ae�e. -
77'_ et , a Y jAJF�y tR t{pq h `'�yt,� '•y FS j - r, t ...
'7.;
t '
} }}
-
'i� tli i t �• r r t y,.�;. y�.�,, vt �Y st : � r+ 4�Ea�.�q� ,s f �t �t ,trlc�-�4 r t (ti
3" r '*s*. Ig'��5�'� 1:IP ��t � �. �kt� *.¢j-•rzl ��:_ �4T1 :i ' -r��^4.1.bft y�.�T }'�3'i��nft�'�#x�".�����s` �Tr ''.
t ruG�!�� s S Yq 1 � -'t) ^e t Tt•raa.- � '� i e n.r e t tt ,+ K`� � ° \qa 'e �:���� 4�"Yq.,.'��•�l P�L
�d Xr{ r.Y p � r 13�. yq' 4 a'•�c+ � +s k �..�i%•':-#,f t S `c+t -i ° f f F, r } �,.�yyy�tt a.. �i a���if x �.
l�UbLf x.'5�. b�'yf4 tg7xdaY. 7�.YFila�iir 4�Y.1 itJt'�iKJ�.,w++.1t. it\ i� Ll�ai if SdC ,t gra ���/Et yyy Y
Ad..rL1W...d¢:3. NE
..,:,..«.�1.3...._.�•«}.w.. .'�..,
1� t ron« 'F.
.��.�� .i�:. q"���\hv'J�.i �y���
#{ i! zi r. `^"n'ii& �
a : p O.Box362fi
Sh15P F t ti '� 1 .'f 4R.".^. ae= f'C^ �r7t•g5txtr 1'L'��TR • l i� 'yt 'Fji-•'r'a^- '
PA=
Y ^,
r� ,M 96447', a5 i }\ k�• t e e
"^`T" r'1 7 t »••! }1 T.A A 1s.r r•$ m.,r {rclt to af. ."� j _ r. 4wt
NO�.Y3'?!i} 't 7
qr+ -
w}3.rP.:z.yf#+ -\„'4, ,... r\.,,.a�r ,:w �'st'\`k3 S^r'�+t§•T.-t6s'•s �'d'�"f +� A�^� ;i'} �'i+���f}�sa-� *i�'xP•L*:1"rr d'�x IS 4�f,.�,i�4�r Aw'.J4s�'�•A� 1`.S t�1..1. ��f�'g�i'
r
a I f s i 11 t r f ` bbFtt v vs
f , f �' { -`+4 ♦ : t{ } IF a 'S, in
:t3`:::1�1v(JriuC`�iS4�`1' 71.�5"ky.".. .@ssi..,...:.,,:•'G.i•rt
is -r'” -� "F'i� {.- S 1:t1 i tiXr AS��l ry'1 �Sd `� +"'^"Ucs'R A�'i'4. A-�. AA' f a•yF t' 4 i$i-�X, ..Fi �3''i1}��� y?'t"' -
r - ..y .q a .r � t.a"Si f�Fw}taa v 2„, Z�fi r4RYtd� 's� ^a m r 4_n Grp�� a Ctin r;f`~awfeAl,3PS ;•
.&. 1 ,]�' t
_ r t t �. s r 4 Y1 � t T� d t� ( x_r+� e { t., t'�aJ��t�kJrt4q n"•.'
na x !-r ,d.b _.. h q rwa_v.+,sR -`.•w.j 'Dq q.7�.r+ Y�q,H A .s.u.+c aq.r+A+.gi...Lc..tiq��..i�s k...s..>+• t i.. d�a.U.. S L. d� ]TW ����� s,
,� - q.� v r :.�,� .r w,.a .+ta 4 �!- wt :ra :y.,roA. 't.� r >� r ,rn4'�vraa� •^�•�'^�
-
' ^. ...,,u,.;„k:..«u,:l..;a-:w. •rwt$Prat,ia'�N:;dF"a�',�au73:a+r�irw'i�3akAa;:-:�Sitt.aur.L:+«:.�+?��tu:s«:iar:i�\''...a:4u:isi'.:wt".wi'.iiJkwW'...7c. :z:'slk:w�w ::ti�•::..,�K4isi1 +}�c`b'.i��aw:t:�:..
.,..,_.,.......,,..y,.,.. ....,._-_ .,.....-,... .. .,-.r..._ ....,.,..�r»w«.:-:,..wy,...:..a•...:.,..r.-__::«..pe:,,«._._„w.,,.t-.�.._.�.. ,_..,....,.. ..r..\r.;.:_.:y,.,-t«,w..r-+;i•.aap},q.�....-.._
-��.r •� 'r �.. : - •r .- +~q t, . 'awrr„ . x •s w r ,fin_, b
,� •:� .•• _.. r � sv- �f �^;•:•••+ .•:•.-+•t+.:r�i"ts`^�tr�•eze -^-+•sYez+-«� r �+aw+�%a•r rodak: t �Ic�-�r3� :•tcilt�c��'�-4s••i:•
. �s^4'1'•'S«'.'a'R-.'a•e.:=-_'i.r7".TaX-z'r.•x:•m.sass, _ t
F. Strong & Associates, 1482 Penman Springs Road, Paso Robles, CA 93446
phone (805) 239 - 1065
STADIUM PARK
Historical and Planning background
The original areas of the Atascadero Colony were called "parks." There were, among
others, Atascadero Park, Life Residence Park, Pine Mountain Park, Stadium Park,
Hotel Park and Administration Park.
These areas were intended for use in a variety of ways. Stadium Park, itself, was
used for public gatherings of various types on a temporary basis until those activities
found more permanent locations. Among the activities which took place there during
its time as a public facility, according to an article in "Recalling Atascadero California,
Volume 2," were stage productions, dances and weddings until the stage was moved
to the Atascadero Lake area where it became the floor of the Pavillion. The extreme
historical importance of this facility has been demonstrated adequately by the special
care the city has given to its preservation.
The predecessor of the Community Church, the Federated Church of Atascadero,
met in Stadium Park (under the great Oak tree in the center) many times during its first
years ... until the Community Building was finished (1921). Prior to the development of
Atascadero Lake Park this area was also used for picnics, conventions and outdoor
celebrations of national holidays. It was a wonderful temporary gathering place for
many things until better, permanent facilities were established elsewhere. Stadium
Park was sold to private owners when The Colony became insolvent (1924). Only the
successor locations were considered important enough to retain in public possession
or repurchase when solvency returned in 1927.
However, the area was "re-discovered" by the County Planning Department when it
was drafting the 1968 General Plan for the, then, unincorporated community. The area
was still considered important in the updated plan of 1975. A Community Advisory
Committee was created in 1966 which assisted the planners in both efforts. These
plans were drawn to try to retain the original intentions of the land developer E.G.
Lewis for a, "town with an economy based primarily on produce from small farms" (p.
10). Despite their efforts in this direction the planners did recognise (p.28), "that
Atascadero Colony was subdivided long before adequate planning controls were
instituted and that many of the original plan ideals have been lost or not followed."
The 1975 plan had the foresight to see an eventual reallignment of Highway 41 and
indicated a "transitional" commercial area from El Camino Real up to the entrance of
Stadium Park, served by an extension of Capistrano. The 1975 plan states (p. 59) that,
"Although many facilities are most logically provided through government action, other
forms of recreation can be developed by private enterprise."
-1-
That plan (1975, p. 61) spoke to Stadium Paris in this manner:
"Most of the Pine Mountain and Stadium Park area have been suggested for parts
acquisition and open space use. Pine Mountain is characterized by dense growth and
steep slopes where recreational activities would logically be of a varied nature. It
provides a grand central setting for a large community park. Historically, this natural
stadium at the foot of Pine Mountain, was used as early as 1916 for community
gatherings, religious services and dances. The Stadium Park area is included in this
proposal because of its relation to the Central Business District and of its possibilities
for cultural and community facilities development. Perhaps an outdoor amphitheater
use and/or community stadium might be considered for this historical gathering place."
Fortunately for the City of Atascadero it's Planning Director, Henry Engen, was Deputy
Director of the County Planning Department and heavily involved in the development
of this plan at that time. However, the city's current General Plan, adopted in 1980,
was produced under the administration of former Planning Director Lawrence
Stevens.
The 1980 plan (p. 69) ennumerates the Open Space Principles of the city. Among
them is this:
1. Individual rights shall be safeguarded by proper application of
government regulation. Restriction on personal action shall be applied
only where necessary to achieve clearly defined environmental
objectives, and only where voluntary incentive or private Initiative has
not been sufficient to achieve these objectives.
The plan's statement concerning Stadium Park (p.79) begins by parroting the first
few sentences of the 1975 county plan and then departs into its own original text as
follows:
This 26-acre area shall be developed for its original purpose. It is
detailed in Map VI-11. The City shall consider purchasing it if it appears
necessary to assure such a development. Funding for such acquisition
and development could be accomplished through public subscription,
general obligation bonds, revenue sharing funds, operating surplus or
purchase and donation.
The map (VI-11) does not show any access to the property but does show hospital
use immediately to the northwest and adjoining the entrance. Dances, concerts,
conventions and public celebrations have, apparently, been considered excellent
uses immediately next to a hospital by public sector planners in the past. The 1980
General Plan Map shows retail/commercial along the north side of the re-alligned
Highway 41 and high density residential along the south side immediately to the north
of Stadium Park proper. This would allow a large number of people to enjoy the
concerts, celebrations and conventions without ever having to leave their apartments
or condominiums.
Stadium Park, sometimes called "Pine Mountain Stadium," was addressed by the
council at the prompting of City Manager Ray Windsor on August 8, 1989. Much of the
information contained herein was presented. The council reaffirmed the general plan.
-2-
The planning designation for Stadium Park is recreation with a zoning designation of
"L" (Recreation). The allowable uses for this zone are: amusement services,
membership organizations, libraries and museums, bed and breakfast, temporary
events, indoor recreation services, collection stations, accessory storage, rural sports
and group facilities, outdoor recreation services, fisheries and game preserves,
general merchandise stores (where related to recreational use on the site), temporary
or seasonal sales, utility transmission facilities, forestry and schools (business and
vocational). Conditional uses include: caretaker's residence, sports assembly, public
assembly and entertainment, eating and drinking places, cemeteries, pipelines,
recreational vehicle park and transit stations and terminals.
Lot size is addressed by stating: "There shall be no minimum lot size in the
Recreation Zone."
Site Characteristics
Geology and safety:
The entire area is composed of a Plio-pleistocene nonmarine substructure according
to the H.W. Fairbanks survey of 1904 as published by the California Department of
Natural resources, Division of Mines 1958 (fourth printing map of 1978).
Landslide risk: Low, according to the official Landslide risk map prepared by
ENVICOM and published by the County of San Luis Obispo in 1974.
Although the Rinconada Fault trend is mapped through this immediate area, the
official Seismic Hazards map of the county, prepared by ENVICOM, published in 1974
lists the liquifaction potential of the site as low to moderate and the earthquake
damage risk as the second safest in the entire North County.
Soils:
The higher elevations along the southwest portion of the site is composed of the
Santa Lucia-Gazos complex ( on 50 to 75 percent slopes). This soil has very poor
suitability for anything in the agricultural or construction areas. It falls in a capability
class VII nonirrigated with a Storie Index rating of 7.
The balance of the site is a Linne-Calodo complex with a capability rating of VII and
a Storie Index of 10 on the 50 to 75 percent slopes; class VI with a Storie rating of 22
on the 30 to 50 percent slopes; and class IV with a Storie rating of 39 on the 9 to 30
percent slopes. The flatter areas of this type of soil are suited to almonds, grapes or
urban land according to the United States Department of Agriculture Soil
Conservation Service. These soils are usually 20 to 40 inches deep before overlying
shale.
Commentary
Considering the fact that the general plan calls for "traditional" uses as being
preferred, it is curious that the city council, in establishing the zoning ordinance, made
almost all of the "traditional' uses subject to a use permit. This makes the uses most
preferred by the city also the most expensive to provide and, therefore, probably the
• least likely to be forthcoming, unless they are immensely profitable.
The opposition by the neighbors to a proposed similar use in the area of Santa
-3-
I
Barbara, due to noise intrusion into the residential area from a "natural" amphitheater,
would seem to place the wisdom of this general planning in doubt. However, people
are frequently willing to impose upon their neighbors a lower quality of life in the name
of preserving history or tradition. From the property owners' viewpoint, however, it is
important that the city be aware of the potential for nuisance suits and aknowledge
responsibility, thereby indemnifying the property owners from harrassment and
damage lawsuits.
The natural advantages due to the setting and proximity to the re-alligned highway,
other commercial activities and a high density residential area make this a very
attractive location for arcades, bed and breakfast facilities, general merchandise
stores ( to serve the bed and breakfast clientelle), and other indoor recreation type
services such as card rooms, pool halls and video arcades. Uses requiring a use
permit that might find this location financially feasible could be eating and drinking
establishments and caretaker's residences (especially if combined in the same
structure with a small business: business below and dwelling above). Depending
upon the increase of industry in the North County, business and vocational training
centers might be feasible if combined with employment placement services.
We are excited about the prospects for a real augmentation of the commercial
activity in Atascadero by the development of this attractive, well known site. By offering
activities attractive to young adults the potential businesses in this area can help
entertain our youth in a more socially acceptable manner than they have found to
entertain themselves, on a sporadic basis over the years, on this site.
i
-4-
G Iden : tate , V �
RzC
,}.
Dev'e'- ers OCT 3 ��
r
7ding Tomorrow---T CIT`r MGR
October 30, 1990
City of Atascadero
Mayor & City Council
Gentlemen,
In regards to the Stadium Park project, • I raised the question as
to what the City-Council and Planning Commission would like to see
done after I have spent 1-1/2 year trying to develop this property.
Since I have had no response, it is my intention to proceed by the
end of November. 1990, with my map and the Environmental Impact
Report (EIR) as per planning requirements.
I would like to discuss this project before proceeding and make. it
-
. a win/win situation for all and keep my, costs to a minimum rather
than continuing to spend money on useless requirements.
- 'Sincerely,
_ "Earl G. .Ward-
_~ President/Owner
evv
(805)239 -2265
P.O.Box 2358 Atascadero,California 93423 -
...'J ••Y.['43Y I!.'.W L^17 .`•Y14W1►1illLY.O,I./^'.ti. + fP�.Ie�JSMI.'Y.'^..••rw.`...a....w.r.w—r ..... .. . waw.-wr� _. . .... ..... —..—.....1.._. .�d.u_ZT-�_�Fe