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Home My WebLink About03/22/1988, 4 - IRISH HILLS GOLF COURSE/HOMESITES CONT Dam acbm by Lead Pei=PORMW -- b'® D. W. Tewes q 7 l R. L. Tewes �� 1690 Cordova Drive San Luis Obispo, California 93401 of,Mu[r�i y May 17, 1989 Ron Dunin, Mayor San Luis Obispo City Hat]. n P.O. Box 8100 MAY 2 21989 San Luis Obispo, California 93401 CITYOLEAK SAN LUIS()s;tcoo.CA Dear Mayor Dunin: We are writing to express our concern about the propose Irish Hills Housing CJ Development with Golf Course. We understand that the c for an Environmental Impact Report with E.I.P. on this proposal, and we want to insure that all necessary concerns are addressed. The report should address the fact that a sewage treatment facility is proposed for the site with use of treated sewage to irrigate the golf course, and that prevailing winds would blow this nauseating stench into our homes. Also, that this area is used to funnel winter runoff into Laguna Lake and neither a sewage treatment center nor a housing development is conducive to continuing this environmental beneficial effect. The proposed site includes active earthquake faults that require building mitigations as per the Alquist Priolo Act. The proposed use of water from on-site wells in a soil that does not allow sufficient water recovery through percolation should virtually require the developer to post a 30 year water bond, one that would supply the development with water when their wells fail. Other items that need addressed are the cummulative effect of this development on our air quality, especially with the new air quality standards being set by the Air Quality Control Board, cummulative effect of the increased traffic on main roads and existing residential streets, and continued urban sprawl down the Los Osos Valley Corridor, a route that is already highly visible to visitors of Montana de Oro State Park. The-Alternative we are proposing is a green belt similiar to that at Boulder, Colorado; something that expresses our community ideals and respect for our environment. We would also like to see the revised Master Plan include a green belt surrounding San Luis Obispo. In an election year, we can guarantee that we will not vote for anyone who has the philosophy of continued growth. Our city services including sewage treatment, water supply, police and fire protection, school usage, roads, and public maintenance are already over- burdened. We need to stop and reconsider the proposed Irish Hills Development, as well as any other development that impacts on these critical services. Sincerely, *ennis W. pC.Tewes - - / ui-ri . Karen L. Tewes cc: P. Pinard; P. Rappa; A. Settle; J. Reis; M. Multari; City Planning Commission ��i►i► ill IIII IU►►► ►►IIIcity Ililllllll�� II O S�►1'1 lollS OBIS ®• a. 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100 April 10, 1988 To: City Council Via: CAO From: Community Development Director N Subject: Board of Supervisors' action on Irish Hills Golf Course proposal On April 5, the Board of Supervisors considered the recommendations of the City Council regarding the Irish Hill Golf Course proposal and voted to accept those recommendations (Vote: 3-I, Supervisors Delaney opposed; Johnson abstaining.) The developer must next amend his application for a general plan amendment in the city which he is expected to do shortly. Then, we will prepare an initial environmental study and begin scoping of the EIR. The city, as we had recommended, will serve as lead agency on the environmental review. We expect that it will take at least six months to scope the EIR, choose a consultant and then prepare a draft for public circulation. If you have any questions, please call me. cc: Planning Staff Planning Commission Management Team Eva Vigil 1368 Sonrisa Court San Luis Obispo, California 93401 February 161 1988 Dear Mayor Dunin, I would like to express my opinion on the proposed Laguna Hills Estates Project. My primary concern is the increase of population in this area. The project would add approximately 600 people to the Laguna Lake area. This increase would result in substantial worsening of traffic congestion and school overcrowding. Traffic in the Laguna Lake area has risen dramatically in the last few years. Madonna Road is severely impacted during "rush hour" despite the road widening. Los Osos Valley Road is impossible to cross by foot or by car at rush hour. Childi•en who must cross Los Osos Valley Road to catch school buves at Descanso Dr. are particularly vulnerable. Adding 254 housing units can only worsen the traffic situation. C. L. Smith School is near peak enrollment. Adding that many new families might necessitate busing children out of the neighborhood or substantially enlarging the school. Among many other considerations, concerns about — - -traffic- and school overcrowding must be addressed before such an ambitious project is undertaken. Thank you for yogr attention, //lam°�r', • ;:� i j� Evall . Vigil RECEIVED FEB 191988 C"CLc SAN W IS(X.SPO.CA �� •� �O\\UeVCiL I JAL t.L7 U A,'A-) February 12, 1988 To: City Council From: Jim Hoffman . 225 LaCanada SLO, CA 93401 541-0185 Subject: Comments re proposed golf course project and subdivision_ to be annexed Mr. Hoffman is opposed to the entire development. The land is agriculture and should remain that way. He sees no need to develop beyond the current boundaries of the City. mp RECEIVED JAN 2 2 1988 CITY CLERK SAN LUIS OBISPO.CA John Benson 1378 Fairway Drive San Luis Obispo, Ca 93401 January 209 1988 Dear Sir, I am writing to you concerning the proposal by Laguna Hills Estate for an 18 hole golf course. My objection is that fairway #4 and #5 are immediately against Losos Osos Valley Road and pose a grave danger of balls hitting cars on this heavily travelled road. This could also involve legal agaction against the County for allaing such a venture. No amount of screening or trees will prevent balls from going into heavy traffic. Accidents can happen if this building is allowed. I live directly on Laguna Lake Golf course, and judging from thepresent play - we do NOT need another golf course in San Luis Obispo County. Rncerely, 1 THE IRISH HILL GOLF COURSE PROJECT DESCRIPTION AND PRELIMINARY IMPACT ASSESSMENT ' A Proposal by Laguna Hill Estates Presented to: County of San Luis Obispo Planning Department County Government Center San Luis Obispo, California Prepared by: tPERSPECTIVE PLANNING ENGINEERING DEVELOPMENT Planning and Environmental Services ASSOCIATES 979 Osos St. , Ste. A-3 1320 Nipomo Street ISan Luis Obispo, CA 93401 San Luis Obispo, CA 93401 ' Prepared for: LAGUNA HILL ESTATES PO Box 5260 San Luis Obispo, CA 93403 543-5320 October 1987 r THE IRISH HILL GOLF COURSE Project Description and Preliminary Impact Assessment A Proposal by Laguna Hill Estates October 1987 TABLE OF CONTENTS Introduction 1 1 1. 0 PROJECT RATIONALE 3 1.1 Location, Surrounding Properties and Landforms 3 1.2 Project Intent 3 1.3 Project Consistency with Local Plans and Policy 4 1.3.1 Consistency with County Policy 4 1.3.2 Consistency with City Policy 9 ' 2. 0 PROPOSED DEVELOPMENT CONCEPT 11 2.1 Proposed Golf Course and Ancillary Facilities 12 2.2 Requested Residential Development 14 r 2. 3 Public Services 16 2.3.1 Water Supply and Distribution 16 2.3.2 Storm Drainage System 18 2.3.3 Sewage Disposal 18 2.4 Proposed Permit Process 19 3 .0 ANTICIPATED ENVIRONMENTAL EFFECTS AND PROPOSED MITIGATION 21 3 .1 Water Resources 21 3 .2 Wastewater Treatment 22 3.3 Drainage and Hydrology 23 3.4 Traffic and Site Access 24 3 .5 Visual Quality 24 3 .6 Other Environmental Issues 25 3. 6.1 Vegetation and Wildlife 25 3. 6.2 Archaeological Resources 25 3 .6.3 Agricultural Viability 25 r List of Figures (AT END OF REPORT) 1 - Vicinity 2 - Slopes 3 - Existing County of SLO Land Use Element 4 - City of San Luis Obispo Land Use Plans 5 - Conceptual Development Plan and Golf Course Design Persons and Agencies Contacted Technical Appendix (bound separately) ' A - Water well pump test data B - Irish Hills Haciendas Environmental Impact Report (Ex- cerpts) , County of San Luis Obispo/MDW Associates, 1979 C - Irish Hills Haciendas Environmental Impact Report (Excerpts) , City of San Luis Obispo/SEDES, 1981 D - Soils and Geologic Report, Central Coast Labs, 1979 E - Traffic Impact Study, William P. Heath, Jr. , 1979 t F - Vegetation Study, V.L. Holland, 1979 G - Wildlife Study, Les Bowker, 1979 H - Archaelogical Report, Laurence Spanne, 1979 I - Agricultural Viability Study, H. Paul Fountain et. al. 1 r i 1 1 ' THE IRISH HILL GOLF COURSE A Proposal by Laguna Hill Estates ' Project Description and Preliminary Impact Assessment ' October, 1987 INTRODUCTION The intent of this document is to support an application for a ' General Plan Land Use Element amendment to the County of San Luis Obispo to allow development of a golf course on property lying in an unincorporated area near the City of San Luis Obispo. The proposed amendment would affect a property comprising about 236.3 acres of land along the south side of Los Osos Valley Road. This site lies between Laguna Hill Estates and Bear Valley Estates and north of Prefumo Canyon Road. Associated with the golf course ' would be creation of 254 single-family residential lots. The owner of the site is Buena Tierra, a partnership composed of several local residents. The shareholders of Laguna Hill Estates (a corporation) are the same as the partners in Buena Tierra, and Laguna Hill Estates will be the entity processing the applica- tions for the property. 1 THE IRISH HILL GOM . OURSE PROJECT RATIONALE tThis proposal is organized as follows: ' Section 1 describes the relationship of the project site to surrounding properties and adjacent neighborhoods and sets forth the rationale for the project. Section 1 also addres- ses the consistency of the project with the County's Land Use Element, as well as the City's 1977 Urban Land Use Element. Section 2 describes a conceptual development proposal for ' the property. The development concept proposed herein will ' illustrate the applicant's intent as to the siting of resi- dential uses and golf course facilities on the property. ' The project has been planned to be as sensitive as possible to the site topography and to environmental resources within tand near the site. The property is suitable for construc- tion of 254 single-family houses as an integral part of the golf course design. Section 3 describes anticipated environmental effects of the tproject. This section also presents mitigation measures that we have incorporated into the project to reduce these impacts. The applicants hope that this information, with ' expanded data to be provided as necessary, will assist the County's environmental review process. ' 2 THE IRISH HILL GOLI ,OURSE PROJECT RATIONALE t ' 1. 0 PROJECT RATIONALE The proposed project consists of both a public golf course and residential development of the property. This section will de- scribe the site location, the overall intent of the owners, and the consistency of the project with the County's general plan. ' 1. 1 Location, Surrounding Properties and Landforms ' The proposed project is located generally to the north and west of the existing Laguna Hill Estates neighborhood, which lies in the northwest corner of the Laguna Lake area of San Luis Obispo. The proposed project would extend approximately 1100 feet between the current developed area of Laguna Hill Estates and Prefumo Canyon Road. It also adjoins the new Prefumo Canyon Estates ' neighborhood to the east. To the west lies the Bear Valley Estates subdivision. See Figure 1, Location (all figures are provided at the end of this text) . ' Topographically, the property is composed of a large area of flat land along the frontage of Los Osos Valley Road. Trending to the south are some moderate slopes, as well as some areas that exceed ' 20% in grade. These steeper slopes exist primarily on the south- ern portion of the property, near Prefumo Canyon Road. See Figure 2, Slopes. The project site is currently used for cattle grazing and is enclosed with wire fencing; no other improvements are on the property. Annual grasses are the dominant vegetation. ' The proposed project is a part of Assessor Parcels numbered 67- 22-13 and 67-22-16. These parcels have an approved subdivision under a Final Tract Map recorded in September of 1987, Tract 1053 (see Figure 3) . This map creates eight acreage parcels, six at 10.5 to 12 acres in size and two larger parcels: Lot 7 is 51 ' acres and Lot 8 is 118 acres. 1.2 Project Intent The project is intended to serve a number of complementary objectives, including: 1. To establish a land use pattern that will serve as a transi- tion between the existing urban uses in Laguna Hill Estates ' 3 r THE IRISH HILL GOL1 ,OURSE PROJECT RATIONALE ' and Prefumo Canyon Estates, and the "fractured rural" subdi- vision of Bear Valley (Valle Vista Place) . r2. To increase public recreation opportunities within San Luis Obispo--at no public expense. 3 . To provide a high-quality residential setting within a net- work of usable open space. ' 4. To resolve water and sewer service issues on-site in a manner consistent with the services standards offered by the City of San Luis Obispo (adjacent to the site) . ' 5. To provide wastewater treatment and disposal in a suitable manner through reclamation on the golf course, so as to minimize conflicts with the adjacent neighborhood. 1 Besides meeting the above objectives, the project would help to fill strong local demand for single family homes in a desirable ' neighborhood. Indeed, the project would considerably enhance the adjacent neighborhood with respect to land values and amenities. The existing adjacent subdivisions have created an outstanding ' residential environment, and the applicants would like to con- tinue that character under County jurisdiction and standards. ' 1.3 Project Consistency with Local Plans and Policy 1.3 .1 Consistency with County Policy ' In the County's Land Use Element, three types of regulatory standards must be considered to assess consistency: First, the ' basic Land Use Categories applied to the site; second, the loca- tion of the Urban Reserve Line and Urban Service Line; and third, the various Combining Designations applied to the area. Each of these standards will be discussed in turn below. Land Use Categories Currently, the site is designated Agriculture, Residential Suburban, and Residential Rural. See Figure 5, San Luis Obispo County Land Use Element Designations. The portion of the site that is designated Residential Suburban includes approximately 50 ' acres between Tract 608 (Laguna Hills Estates) and Prefumo Canyon Road. Standards in the County's Land Use Element and Land Use Ordinance allow one-acre parcel sizes in the Residential Suburban land use category. Implementation of the project would require an amendment to these ' 4 THE IRISH HILL GOLF _,OURSE PROJECT RATIONALE Land Use Categories because the project would not be allowed within any of the three land use designations now applied to the site. There are several options available to the County and the applicant in order to amend the Land Use Element to achieve consistency. The preferred option of the owners, at this time, is that the Recreation designation be applied to the site. The Recreation category appears to be more suitable as an overall land use category for the property, rather than Residential Suburban or Residential Single-Family in combination with Open Space. The Recreation category provides the greatest flexibility for the ' detailed design and location of the fairways and golf course facilities relative to other developed parts of the site. This category does include residential use as an allowable use; the minimum parcel size for creating new lots under the Land Use t Ordinance is 6, 000 s. f. , although proposed lot sizes for this development are larger (see below) . ' Applying the Recreation category to the site would achieve con- sistency with the following "Purpose and Character" statements in the County's Framework for Planning document: ' RECREATION (from SLO County Land Use Element Framework for Planning) Purpose: ' a. To identify areas having recreational potential. b. To allow for recreation and resort-oriented development. ' c. To provide for public park and recreation areas. Character: ` a. Areas of existing and/or proposed private recreational uses. r' b. (Omitted--applies to State Parks acquisitions) c. Areas of existing public recreational uses. ' d. Areas with a natural or man-made recreational resource that will serve particular public recreational needs. e. Areas having residential uses integrated into a mixed use development that is to be approved under the bevel- ' S r THE IRISH HILL GOLF _ JURSE PROJECT RATIONALE ' Recreation Category--Purpose and Character Statements (continued) ' o went Plan requirements of the Land Use Ordinance. (emphasis added) f. Areas reserved for active and intensive recreational activities, such as motels, hotels, golf courses and campgrounds. ' g. (omitted--applies to public parks) Density: ' a. (omitted--applies to public lands) b. The appropriate minimum parcel size for private lands are: (1) From 20 acres to one acre outside of urban or ' village reserve lines. The one-acre density would only be attainable if both a community water and community sewer system is provided. Without these systems, the minimum lot size is 5 acres. (2) From 20 acres to 6000 square feet inside urban or village reserve lines, based on characteristics of ' the site and site vicinity, as determined by Land Use Ordinance Section 22.04.020. ' For further discussion of the Urban Reserve and Service Lines, see below. Urban Reserve/Service Lines The site currently lies outside the Urban Reserve Line and the Urban Services Line for the San Luis Obispo Urban Area, as estab- lished within the County LUE Maps. It appears to be necessary to extend the Urban Reserve Line, but not the Urban Service Line, around the project in order to accommodate the proposed density of residential uses. Since both community water and sewer will be provided on-site, it would be inappropriate to extend the Urban Services Line for the San Luis Obispo Urban Area around the ' site. With the proposed density, extension of the Urban Reserve Line would be necessary in order to achieve consistency with the density standard contained in the "Purpose and Character" state- ments quoted above for rural areas. It might also be appropriate to extend the Urban Reserve Line to ' 6 THE IRISH HILL GOLF _JURSE dROJECT RATIONALE include the subject property in recognition of the fact that the site could be suitable for later annexation to the City of San Luis Obispo. Clearly, most residents of the project would iden- tify themselves as residents of San Luis Obispo. If annexation is pursued, action would be required by the County's Local Agency Formation Commission to amend their Sphere of Influence for San Luis Obispo and to approve the annexation. (See further discus- sion in Section 1.3.2 below regarding annexation to the City of San Luis Obispo) . ' In summary, the applicants request that consideration be given to extending the Urban Reserve Line for the San Luis Obispo. As ' noted above, however, this application does not request that the Urban Service Line be expanded to take in the property, since City services are not required for the project as proposed. ' Combining Designations ' In addition to the basic Land Use Categories and Urban Reserve Line/Urban Service Line, consideration must be given to the application of two Combining Designations that apply to the site. ' These include the following: Geologic Study Area: Most of the upper portions of the site are subject to the "GS" Combining Designation. This desig- nation requires that a detailed geological report be prepared for the property prior to approval of any signifi- cant development of the site. These reporting requirements ' have been met already through submittal of prior EIR's for earlier projects and soils reports for the subdivision recently approved for the site (Tract 1053) . If any addi- tional geologic data is required, the applicants will provide it; however, there do not appear to be any geologic conditions that would preclude development on the property. Sensitive Resource Area: All portions of the site lying above the 200' elevation are subject to a "Sensitive Re- source Area" (SRA) Combining Designation. This standard was ' applied to recognize the scenic values of the property. The San Luis Obispo Planning Area Report contains the following special standards applicable to the SRA: ' 1. Permit Requirement: Site Plan (minor use permit) approval is required for residential development and access road construction proposed in the SRA. . . subject ' to the standards of Sections 22.07. 164 through 166 of the Land Use Ordinance. ' 7 THE IRISH HILL GOLF ..JURSE LJROJECT RATIONALE 1 Discussion: Since the project would require a Development Plan, this standard will be met. ' 2. Application Content: Site Plan applications must in- clude a grading plan, architectural elevations and a development statement indicating alternative building locations and design measures to minimize the visual impact of the project. ' Discussion: This developer's statement will be included in the Development Plan application. ' 3 . Location Criteria: Locate all new developments so that no new structure extends above the highest horizon line of knolls, hilltops and ridgelines such that the struc- ture is silhouetted against the sky when viewed from ' collector or arterial roads. Discussion: The site plan has been designed to retain the ' most prominent ridgetop in open space; this standard will be met. Even if development were to occur on the top of the ridge, structures would not be silhouetted against the sky ' as seen from major roads nearby. 4. Location Criteria - Sloping Sites: New Building sites are limited to locations where site slopes are less than ' 30%. Discussion: Preliminary concepts for site planning as shown ' in Figure 5 have been developed with reference to this standard. ' 5. Open Space Preservation: Approval of an application for land division . . . or Development Plan is contingent upon the applicant executing an agreement with the county to maintain portions of the site not intended for develop- ment in open space use. Guarantee of open space preservation may be in the form of public purchase, agreements, easements controls sic or other appro- priate instrument, provided that such guarantee agree- ments are not to grant public access unless desired by the property owner. ' Discussion: Open space within the property would be guaran- teed in any manner acceptable to the County. It is largely because of the developers' concern that open space be both ' usable and permanent that they propose a golf course for the property. By carefully integrating the homesites with the golf course, the applicants believe this design will assure 8 THE IRISH HILL GOL2 .OURSE PROJECT RATIONALE tthat the open space will rem ain. as a golf course in the future. 1. 3. 2 Consistency with City Policy The site is currently outside the City's Urban Reserve Line and is designated Conservation/Open Space in the City's Urban Land Use Element. Adjacent developed property to the north and east ' is designated Low Density Residential, and is within the Urban Reserve Line. See Figure 4, City of San Luis Obispo Land Use Element. ' Development of the proposed project area would not be consistent with the current "Conservation/Open Space" designation shown in the City's general plan land use map. The property could only be ' consistent by proposing an amendment to show the proposed project to fall within the Urban Reserve Line. In addition, a combina- tion of land use categories would be required; probably ' "Conservation/Open Space" for the golf course and "Low Density Housing" for the homesites. ' Consistency of the project might also be measured according to the "minor expansion area" standards within Growth Management Objective C.1. (c) of the 1977 Urban Land Use Element of the City's general plan. These standards state: ' "Minor expansions to enable more logical, complete and efficient urban development and urban services should ' not be restrained or deferred, particularly where other growth management and land use objectives are achieved as trade-offs: ' a) Where existing deficiencies are corrected by the development; ' b) Where inappropriate, alternative rural residential development can be avoided by allowing environmen- tally acceptable urban residential concentration in the city and providing interim or permanent agricultural preservation of the remaining unin- corporated portion of the property; and ' c) Where the project and development will provide a more logical, complete and efficient urban edge. " This proposal could achieve the above three criteria by the following means: ' 9 r t ' THE IRISH HILL GOL2 _OURSE PROJECT RATIONALE ' a) The "existing deficiencies" criterion could be met: Widening of Los Osos Valley Road as would be required for this project would reduce a road capacity deficiency along this frontage. The project would also improve the City water system by adding needed water storage for this area. Most importantly, the project would provide the only public 18-hole golf course in or near the ' City of San Luis Obispo. b) The "avoidance of inappropriate rural residential ' development" criterion is also met by this pro- posed project; fractured rural homesites that could be created on the project site (indeed, that have already been created through Tract 1053) would be avoided by this project. c) Finally, the proposed project will create a more ' "logical, complete, and efficient urban edge" by squaring off a corner of the City's southwestern boundary. The project configuration is logical ' and complete from a geographic standpoint. Also, the objective of efficiency is served since it is relatively easy to provide services to this area. ' In spite of the fact that the above "minor expansion area" cri- teria might be met by the project, it appears unlikely that the City of San Luis Obispo would be willing to amend its general ' plan in order to accommodate the orderly development of the property as proposed herein. The applicants intend to go forward with securing development approvals in the County. The proposed ' project will be consistent with the County's General Plan land use policies with the proposed amendment of the LUE to Recrea- tion. Extension of the San Luis Obispo Urban Reserve Line is also necessary in order to accommodate the proposed density, and to recognize the fact that the property may be suitable for ultimate annexation. i I 1 1 10 1 1 THE IRISH HILL GOLF _OURSE PROPOSED ._JELOPMENT CONCEPT 1 2. 0 PROPOSED DEVELOPMENT CONCEPT ' This section will describe the proposed Irish Hill Golf Course project, including both the golf course and the residential component of the project. It will also describe proposed public ' facilities to serve this project and provide a brief overview of the steps involved in gaining approval for the project as envi- sioned by the applicant. ' At this stage in project design, it is important to note that several details regarding the project have not been specified to ' the degree that would be required for full-scale Development Plan or Tentative Tract Map. The applicants are seeking conceptual approval through an amendment to the County Land Use Element, and not a final commitment to any particular site plan or specific ' development styles. Accordingly, . parts of the following narra- tive may appear to be quite general in nature. Subsequent plan- ning processes and permit reviews will provide greater detail as ' needed. ' Concurrent Processing/Development Agreement If the County is willing, the applicants would prefer to submit complete applications for Development Plan and Tentative Tract ' Map for concurrent process with this General Plan Amendment.. The County has no process at the present time for concurrent process- ing in this manner. In lieu of concurrent processing, the appli- cants would be willing to enter into a formal Development Agree- ment with the County under Section 65854 of the Government Code. In this manner, the County would gain assurance that the project ' being proposed would be implemented pursuant to the plans pre- sented herein. The applicants, in turn, would gain assurance that their plans could be implemented in a timely manner, based upon the rules and regulations imposed upon it during this se- quence of approvals. ' Conceptual Site Plan A breakdown of the land area devoted to each of the components of the project is provided in Table 1 on the following page. ' Reference will be made to this table as needed in describing each part of the development proposal. I ' 11 THE IRISH HILL GOLI _OURSE PROPOSED _.VELOPMENT CONCEPT ' Table 1: Irish Hill Golf Course Land Use Breakdown t Land Use Acreage % of site ---------- Golf Course Course and Related Facilities Fairways, greens and tees 69.8 acres 30% t Rough (landscaped) 38.7 ac. 16% Driving Range 7.3 ac. 3% Ancillary Facilities 13 .4 ac. 6% ' Subtotal: 129.2 ac. 55% Natural Open Space 32 .8 ac. 14% ' Proposed Residential Development Residential Lots 56.4 ac. 24% On-site Streets 17.0 ac. 7% ' Los Osos Valley Road Widening 0.9 ac. < 1% Subtotal: 74. 3 ac. 31% ' Total: 236.3 ac. 100% Source: Engineering Development Associates ' 2. 1 Proposed Golf Course and Ancillary Facilities ' The primary feature of the proposed project is a championship 18- hole golf course meandering through the entire site, and visible from all parts of the project and surrounding property. The ' preliminary design for this golf course is shown in Figure 5, Conceptual Development Plan and Golf Course Design. It is anti- cipated that the golf course design may change to some degree as ' this plan is revised prior to formal submittal of this project for Development Plan/Tract Map approval, but the applicants in- tend to maintain the following principles and criteria governing the overall design: t1. The golf course will occupy about 55% of the site, an area of about 129 acres in total (including ancillary ' facilities) . 2. Existing topography and vegetation are used to maximum advantage to provide a challenging course that provides ' a wide range of driving distances and fairway designs. 3. The course is organized in a logical pattern with the ' parking area, pro shop, driving range, and clubhouse in the center of the site and the links dispersed through- out the entire property. ' 12 tTHE IRISH HILL GOL2 .OURSE PROPOSED _ _JELOPMENT CONCEPT ' The course layout y provides for a wide range of fairway distances. t On Hole #15, total distance is 525 yards, while Hole #3 has a mere 120 yards. Water hazards will be designed to fit within drainage swales on Holes #1, #21 #61 #8, #10, #13 , and #15. The course topography will be modified to provide fairways more level ' than natural terrain, however there will still be a significant challenge from the varied terrain encountered on the course. ' Operationally, the golf course will be open to the public rather than on an exclusive members-only basis. ' Besides the tees, fairways, and greens, the proposed golf course is intended to include the following ancillary facilities: -- Clubhouse with small restaurant and bar, as well as a ' snack bar concession facility; -- Pro shop for sales of golf items, clothing, and gear; ' -- Driving range, pitching green, practice sand trap, and putting green; ' -- Golf cart storage building; -- Maintenance building for the golf course and common area ' grounds; -- Remote restrooms for the 5th and 14th holes; and ' -- Parking areas as needed, as well as necessary directional and identification signs. ' Extensive landscaping will be provided throughout the golf course both to enhance safety as well as visual appeal, and to meet other landscape design requirements for a challenging course. This landscaping will be equipped with a state-of-the-art irriga- tion system to reduce water consumption. ' Some of the public facilities serving the golf course will also serve the proposed residential area. These include various items of infrastructure such as roads, water lines, wells, and related improvements. Proposed access and internal roads are discussed ' in Section 2.2 following; and proposed water, drainage, and sewer systems for the project are described in Section 2 .3 below. 1 ' 13 I 1 THE IRISH HILL GOLi _OURSE PROPOSED _.VELOPMENT CONCEPT ' 2.2 Requested Residential Development t As part of the overall project, the site will be developed with approximately 254 single-family residences. Sales of these lots will make it economically feasible to develop the golf course and to operate it as a public course. It is also anticipated that ' the homesites will help to establish the site as a buffer between urban and rural areas, holding densities to a reasonable minimum while still providing for economic use of the property. ' The residential portion of the project is also displayed in Figure 5 (see all figures at the end of this proposal) . Residen- tial lots and street rights-of-way occupy a total of 74. 3 acres, ' less than one-third of the property. The site plan was designed in keeping with the following criteria: ' 1. All lots are a minimum 8,400 s. f. in size, with average frontages of 70 ' and minimum depths of 1201 . Where necessary because of topography or the existence of ' larger nearby lots, this minimum size has been in- creased. 2. Most lots will be abutting a part of the golf course or ' other permanent open space on the property. 3 . The lotting and street pattern is intended to be subor- dinate to the golf course design. In the design ' process, the fairways and links were first laid out along the most attractive and logical route. The resi- dential pattern was then arranged to fit the golf course design, taking advantage of the course as an amenity feature but intentionnaly secondary to the golf course. ' With respect to safety, the preliminary design of the golf course was laid out to minimize conflicts between the golf course and adjacent residences and roads. Homes and roads are situated at ' sufficient distances from the course that residents or motorists would not be endangered by errant golf balls. Landscaping will be placed where necessary to assure an adequate margin of safety ' and public protection. Temporary screens may be required for the east side of Holes #4 and #5 adjacent to Los Osos Valley Road, and possibly for the green at Hole #3 near Valle Vista Place. Project Access ' The project will obtain primary access from an improved entrance accessed off Valle Vista Place. See Figure 6, Conceptual Devel- opment Plan. Additional access is provided through a connection ' 14 1 ' THE IRISH HILL GOLi ,XURSE PROPOSED . ,.XELOPMENT CONCEPT ' to Diablo Drive in Tract 608, another entrance from Prefumo Canyon Road, as well as an access to Valle Vista Place in the ' southwest corner of the property. Valle Vista Place is a dedi- cated County road, but currently there is no secondary access available to the twelve homes within this tract. This project will provide such secondary access to these homes. ' Los Osos Valley Road will require widening along its frontage and at the intersection to improve safety. It is not clear at this time whether the improved intersection would warrant a traffic signal or left-turn lanes, or whether project-generated traffic would warrant a signal at the intersections of Los Osos Valley ' Road with either Diablo Drive or Prefumo Canyon Road. These and other detailed engineering and environmental issues will be re- viewed as part of the Development Plan/Tract Map process, and the applicants will comply with the recommendations of the traffic ' study to be prepared during this review. ' Internal Circulation All streets within the proposed subdivision will be constructed ' to County standards. The following street standards are shown: Table 2: Proposed Internal Street Standards Street Characteristic Minimum Street Width ------------ -------------------- Typical double-loaded street 40 feet, s/w 1 side t Single-loaded (lots on 1 side only) 32 feet, s/w 1 side No lots fronting 24 feet, no s/w ' The intent of the circulation system will be to maintain a rural character for the project. Toward that end, sidewalks will be minimized. Street trees, lighting, and other street furniture will be provided as necessary, consistent with the need to retain ' rural character in the project. ' Lot Grading By its very nature, a golf course requires grading in order to assure safety and quality of play. By incorporating a residen- tial subdivision into the project, there will be ways to coordinate the grading between both parts of the project. Speci- fically, soils that would normally be exported as a result of ' terrain modifications for the roads and lots will instead be used on-site to fill for more level fairways and greens. ' 15 1 THE IRISH HILL GOU XURSE PROPOSED . ,XELOPMENT CONCEPT ' No grading plan has been prepared for the project at this time. A detailed grading and drainage plan will be prepared before ' submitting a Development Plan/Tract Map application, and would be ready for environmental review of the General Plan Amendment application. The grading plan will seek to minimize overall grading within areas visible from public roads. Site contours in ' these areas will be preserved to the maximum extent feasible, while still maintaining standard street grades. ' 2.3 Public Services ' A project of 254 residential units, and a golf course that will serve several hundred visitors on the average each day, will require a wide range of public services. The following conceptual proposals are included as part of the project to ' address water service needs, storm drainage, and sewage disposal. Please refer to Figure 7, Conceptual Water, Drainage, and Sewage Systems. ' 2.3.1 Water Supply and Distribution ' The water requirements of the project will be met by a series of on-site wells. These wells have been drilled recently by the applicant, and results of well tests are submitted with the . ' appendix of this report. Long-term water requirements of the project may be estimated as ' follows (see Table 3) : Table 3: Irish Hill Golf Course: t Preliminary Water Demand Estimate Golf course irrigation: Fairways, greens & tees @ 2. 0 AFY/Ac. = 139. 6 AFY ' Driving range & rough @ 1.0 AFY/Ac. = 46.0 AFY Golf course facilities: Restaurant and bar = 4.0 AFY ' Pro shop and clubhouse = 2. 0 AFY Residential development: 250 d.u. @ .45 AFY/h.h. = 113.0 AFY ' Total = 304.6 AFY Source: Perspective Planning. Demand factor for golf course is ' derived from actual per-acre water demand of Laguna Lake Golf Course as reported by their management. ' 16 1 ' THE IRISH HILL GOLZ _OURSE PROPOSED _.VELOPMENT CONCEPT ' The demand of the residential portion of the project, 113 AFY, would generate about 56 AFY of wastewater effluent (assuming 50% ' of estimated water demand results in effluent) . When sufficient- ly treated in the on-site treatment plant, this effluent can be used for irrigating the golf course. This proposed wastewater reclamation and re-use for golf course irrigation is a fundamen- tal part of the overall project. Use of this effluent rather than freshwater will reduce the net water requirements of the golf course--and accordingly, for the entire project--to 249 AFY ' (305 AFY gross demand - 56 AFY for reclamation) . This level of demand is equivalent to about 222,000 gallons per day, or 150 gallons per minute average (not peak) demand. In order to supply this water requirement, the applicants propose to use on-site wells. The groundwater resources under the prop- erty were tested by drilling eight 8" wells and subjecting them ' to 72-hour pump tests. During the tests on some wells, the level of other wells was monitored for drawdown; in other cases, pump tests were conducted simultaneously on adjacent wells. In no ' case were adverse effects noted by pumping adjacent wells. Actual data sheets from these tests are included in the Appendix. ' The test well data in the appendix may be summarized as follows: Table 4: Test Well Results for Irish Hill Golf Course ' Well # Lowest Depth Lowest Production ------ ------------ ----------------- ' 1 202.5 ft. 56 g.p.m. 2 275.5 ft. 60 g.p.m. 3 214 ft. 29 g.p.m. ' 4 337 ft. 66 g.p.m. 5 360 ft. 82 g.p.m. 6* 320 ft. 25 g.p.m. 7 125 ft. 42 g.p.m. ' 8 160 ft. 130 g.p.m. Total = 490 g.p.m. ' = 790 AFY + * Tests on well #6 were halted after 32.5 hours due to low production. 1 The above data indicates that the on-site water supply will ' easily be sufficient to provide- the estimated water requirement of 241 AFY of water. Water quality tests are also included for wells #1, 2, 31 4, and 5. The water is high quality, with some ' 17 1 ' THE IRISH HILL GOL1 .OURSE PROPOSED _�JELOPMENT CONCEPT wells requiring minor treament or blending to reduce manganese content; all other quality parameters are met. Clearly, ground- water from the site's wells will be adequate for both domestic and irrigation uses. (Quality tests have also been completed for Wells # 7 and 8 but have not been submitted to the applicant at this date) . ' Besides the wells and pumps, the water distribution system will require at least one storage tank for domestic water to be lo- cated at a high point on the property, and at least one storage reservoir for irrigation. The locations of these reservoirs are shown in Figure 5, Conceptual Development Plan. Water mains will be constructed within street rights-of-way wherever possible, and will be looped for ease of maintenance. ' 2 .3 .2 Storm Drainage System The site is currently drained by three small watersheds. Two of ' these drain into small, unimproved swales that run to the north and then under Los Osos Valley Road where they join the upper end of Laguna Lake. The third drainage area lies to the south, where ' steeply-sloping canyon areas drain into Prefumo Canyon Creek before it enters Laguna Lake. The drainage swales under Los Osos Valley Road and Prefumo Canyon ' Road may require modification. Detailed investigation of the capacity of these culverts has not been initiated, but detailed drainage studies will be conducted for the Development Plan and ' tract map process. See further discussion on page 24. In general, drainage conditions on the site are excellent and would present no major problems in safely and efficiently dispos- ing of site runoff to acceptable water bodies (Laguna Lake and Prefumo Creek) . There are no flood hazard areas nor any major ponding areas on the property at this time. 2.3 .3 Wastewater Reclamation System ' The residential portion of the project may be expected to gener- ate about 50, 000 gallons per day of wastewater effluent, assuming a rate of about 200 gallons per day per unit. ' It is proposed that this effluent be treated in an on-site package wastewater treatment plant that will meet the discharge ' permit requirements of the Regional Water Quality Control Board. An aerobic treatment plant would be employed to meet these requirements. The Regional Water Board also requires that a ' 18 1 ' THE IRISH HILL GOL2 .OURSE PROPOSED _ _aLOPMENT CONCEPT ' public entity be established to own and operate the treatment and disposal facilities. A County Service Area would probably be the ' most acceptable and expeditious way of meeting this requirement, although the applicants would be open to other options if de- sired. ' As noted above, the treated effluent will be reclaimed for golf course and driving range irrigation in order to offset gross water demands of the project. By this means, there would be no ' discharge of treated effluent to any drainage system in the vicinity. ' The wastewater treatment system would require some storage areas for treated effluent, probably a 60-day requirement. This re- quirement would result in a need to store about 10 AF of treated effluent. 2.4 Proposed Permit Process ' This proposal is premised on developing a cooperative and posi- tive relationship with all governmental agencies reviewing the ' project. In particular, this includes the County and City of San Luis Obispo, the Local Agency Formation Commission, and the Regional Water Quality Control Board. It is anticipated that the sequence of approvals will take place in two phases: the General ' Plan Amendment and a subsequent Development Plan and Tentative Tract Map. The latter applications cannot be accepted for pro- cessing until the general plan has been amended, although the ' applicants would prefer to submit for concurrent review with the general plan amendment if possible. As noted earlier, the County has no process at the present time ' for concurrent processing in this manner. In lieu of concurrent processing, the applicants would be willing to enter into a formal Development Agreement with the County to assure that the ' project being proposed would be implemented pursuant to the plans presented herein. This agreement would also ensure that these plans could be implemented in a timely manner, based upon the ' rules and regulations imposed upon it during this sequence of approvals. The General Plan Amendment process involves six major steps: ' 1. Initiation hearing at Board of Supervisors 2. Applicants prepare additional information for environ- mental review, including draft Development Agreement 3. Environmental Review by County Environmental Coordinator (Subsequent EIR required) ' 19 ' THE IRISH HILL GOL2 ,OURSE PROPOSED _ .JELOPMENT CONCEPT ' 4 . Staff Review by Planning Department 5. Public Hearing before Planning Commission ' 6. Public Hearing before Board of Supervisors The second phase on the Development Plan and Tentative Map involves another five steps: 6. Environmental Review by County Environmental Coordinator (information in Subsequent EIR prepared in step #2 above ' to be updated if necessary) 7. Review by Planning Department staff 8. Public Hearing on Development Plan before Planning Com- mission ' 9. Public Hearing on Tentative Tract Map before Subdivision Review Board 10. Public Hearing on Tentative Tract Map before Board of ' Supervisors In addition, conditions on the Development Plan and/or Tentative Map will probably require that the following steps be taken: 11. Wastewater system for the project to be reviewed and ' approved by Regional Water Control Board (public hearing) 12. Formation of County Service Area to be reviewed and approved by Local Agency Formation Commission ' At each of these stages, there will be ample opportunity for public review and comment on the proposed development. The ' applicants intend to make every effort to accommodate reasonable input from the affected public in order to produce a project that deserves and gains broad public support. 1 1 1 20 1 THE IRISH HILL GOLi OURSE ENVII LUNTAL ASSESSMENT ' 3. 0 ANTICIPATED ENVIRONMENTAL EFFECTS AND PROPOSED MITIGATION ' The subject property has already been subject to two previous EIR's on different projects by a prior owner/developer. The project was called at that time "Irish Hills Haciendas" : ' - In 1979 this proposal was reviewed by the County and consis- ted of 53 residential lots, an equestrian center, and an on- site sewage treatment facility with reclamation on a 69-acre agricultural parcel. Excerpts from this EIR are included in Appendix B in the Technical Appendix to this report. ' - In 1981, a revised version of the proposal was subject to another EIR by the City of San Luis Obispo. At that time, it consisted of 113 residential lots with a 37-acre open ' space parcel, a 68-acre agricultural parcel, and an 8-acre equestrian center. This EIR appears as Appendix C in the Technical Appendix. Because of the fact that these two EIR's have been prepared, any new EIR on the proposed Irish Hill Golf Course would properly be be considered a "Subsequent EIR" under Section 15162 of the State ' CEQA Guidelines. Substantial changes have been proposed from the previous projects, including primarily the addition of the golf course. In addition, significant changes have occurred in the ' setting around the project. The Subsequent EIR should focus on the issues discussed in this section (water resources, wastewater treatment, drainage and hydrology, traffic, and visual impact) . For each of these is- sues, additional data can be developed by the applicant's consultant team prior to the selection of an EIR consultant for ' the project. other issues (such as vegetation and wildlife and archaeology) might be addressed in a more cursory fashion, using data previously developed in the earlier EIR's. 1 3. 1 Water Resources ' Water will be supplied to the proposed project by on-site wells as discussed in Section 2.3.1 above. The estimated consumption of about 249 AFY could be supplied by the wells on the property, ' based on a preliminary review of the well test data contained in Appendix A in the Technical Appendix. The Subsequent EIR on this project should be based primarily on review of this well test ' data. It is the position of the applicant that the proposed withdrawal of 249 AFY for this project will not have a signifi- cant effect on the groundwater basin. ' 21 ' THE IRISH HILL GOLF JURSE ENVIR ,ENTAL ASSESSMENT ' As to the water distribution system for the project, it will be designed to provide required domestic and fire flows at adequate ' pressure to all new residences. This will be accomplished by a water storage tank to be located at a high point in the project. The sizing and location of this water tank could be reviewed in 1 the EIR to assure conformance with County standards; it is the applicant's intent to meet or exceed all requirements for water pressure and engineering design in the water system. ' 3.2 Wastewater Treatment Wastewater effluent generated by the project is anticipated to be about half of the estimated domestic water demand, or about 50,000 gallons per day. This equates to about .05 million gal- lons per day (mgd) . A more precise estimate is as follows: Dwelling units = 254 units Household size 2.4 persons/unit Population 609 persons Effluent per person = 84 gpcd Projected Average Dry Weather Flow = 51,000 gpd or .051 million gallons/day (mgd) ' An on-site sanitary sewer system will be developed with ownership and operation to be transferred to a County Service ' Area. This system is discussed in Section 2.3.3 above. The questions that must be addressed by an EIR are as follows: What effects would an on-site wastewater plant have on water ' quality of any affected groundwater or surface water resources? Would reclamation of the effluent on the property conflict in any way with the recreational use of the golf course? Would the t plant generate unacceptable odors to any neighboring property? Can costs of operation and maintenance of the wastewater system be supported by the 254 homes and the golf course proposed for development on the site? It is the applicant's position that a properly-designed and well- operated wastewater plant, as proposed for this property, would L have no significant effect on groundwater or surface water re- sources, nor would it represent a conflict with golf course use. In fact, the County already uses sewage effluent to irrigate the ' Chalk Mountain golf course, and is considering reclamation for a new golf course at E1 Chorro Regional Park. Wastewater reclama- tion for use in conjunction with a golf course is a well- 22 ` THE IRISH HILL GOL. OURSE ENVI1 .ENTAL ASSESSMENT ' established practice. As to the issue of odors, an aerobic wastewater plant as proposed ' would generate no perceptible odors to neighboring property. As to the issue of cost-effectiveness, the economics of the waste- water facility are quite positive; precise estimates of unit ' costs for each household and for the golf course will be deve- loped in the course of the Development Plan and Tentative Map review. ' 3 .3 Drainage and Hydrology The project is situated on a knoll that drains in three direc- tions, all of which eventually discharge to Laguna Lake. See Figure 2, Slopes. The major part of the project drains to a ' swale that trends northerly through the flat area along Los Osos Valley Road, west of the Laguna Hill Estates neighborhood. The runoff from this swale is carried under Los Osos Valley Road and deposited onto the Laguna Lake floodplain by a reinforced con- crete pipe and a corrugated metal pipe. The pipe sizes must be reviewed as to their adequacy to accept the storm water from this project. Any additional capacity will be provided by the appli- cant as necessary. Part of the southeastern portion of the site drains to a storm drain system located in Diablo Drive, Laguna Court, and De Anza Court. This runoff is conveyed to these streets via sheet flow and improved swales along the rear lot lines of homes in Tracts ' 608 and 444. It then flows into drop inlets and underground drains that were designed to accommodate full development of the watershed including this project. In fact, City standards call for storm drains to be designed to a 10-year standard, but this ' system was designed to a 100-year storm criterion. The southeasterly portion of the project drains south to a small pipe under Prefumo Canyon Road and finally to Prefumo Creek. The pipe appears to be smaller than the County Standard minimum pipe size and is not capable of carrying the required flows. The pipe will replaced with a pipe of the appropriate size and mater- ial. Additional data on drainage and hydrology may be found in ' Appendices B and C in the Technical Appendix. In addition, a soils and geologic report is provided from these earlier EIR's, and appears as Appendix D. 1 23 ' THE IRISH HILL GOL1 )URSE ENVII ?ENTAL ASSESSMENT 3.4 Traffic and Site Access The site will gain primary access from Valle Vista Place off Los ' Osos Valley Road. Secondary access would be available from Diablo Drive, a collector street designated on the City's Circu- lation Element. A third access would be gained from a proposed ' local street leading off Prefumo Canyon Road. It is estimated that about two-thirds of the project's traffic would use the Valle Vista Place access point, and the remaining traffic would be split between Diablo Drive and Prefumo Canyon Road. A fourth ' access would be located at the upper end of Valle Vista Drive. The Diablo Drive, Valle Vista Place, and Prefumo Canyon Road 1 intersections appear to be functioning efficiently at this time. Neither intersection is signalized. Field observation of the Valle Vista Place intersection indicates that project-generated ' traffic would probably not warrant signalization. The EIR traffic study should examine each intersection and esti- mate traffic impacts upon them. In addition to determining ' whether signal warrants are met, the traffic study must determine whether or not there is adequate storage capacity for turning movements, and whether sight distance is adequate. Any improve- ments specified by the traffic study would be installed to assure that traffic flows in the area are not adversely affected by the project. ' Some traffic information is provided in the EIR data included in the Technical Appendix, although much is out-dated. See Appendix Cr p. 41 and all of Appendix E. 1 3.5 Visual Quality ' The site is highly visible along Los Osos Valley Road, an important arterial connecting San Luis Obispo with Los Osos. As ' open as the site is, a significant portion of the property's total area is visible to motorists and it would be considered moderately scenic. The Sensitive Resource Area applied by the County to the area over 200 ' in elevation recognizes these scenic ' values. Visual impacts of the project will be substantial, but not neces- sarily adverse. The fairways of the golf course will be an attractive foreground view of the property from Los Osos Valley Road. The higher areas above 200 ' will be retained largely in ' natural open space and golf course fairways. Extensive land- scaping of the property will assure that it remains an important visual asset to the community. 24 1 ' THE IRISH HILL GOLI JURSE ENVIR DENTAL ASSESSMENT ' Besides Los Osos Valley Road, the southern portion of the site is bordered by Prefumo Canyon Road. The project would improve the ' first 300' of this road to County standards, but the remaining frontage would remain undisturbed to retain the natural oak vegetation and rural character of this roadway. ' Detailed visual studies will be prepared by the applicant prior to selection of the EIR consultant. These studies will include ' site sections, photographic simulations, and character studies of the ancillary facilities. CC&R's will also be considered to assure that high-quality residential development takes place on the proposed lots. 3 . 6 Other Environmental Resources tSeveral issues were addressed in the earlier EIR's, and appear to require only a cursory review in any new EIR for this project. ' These issues are: Vegetation, wildlife, archeaological resour- ces, and agricultural viability. ' 3.5. 1 Vegetation and Wildlife The proposed project area is relatively free of significant biological values, consisting primarily of open grassland. These issues are addressed in Appendices F and G. These "baseline" habitat conditions have not changed since these reports were ' prepared (1979) . Additional studies will be prepared as needed to measure the new project against these baseline conditions. ' 3.5.2 Archaeological Resources A site survey was performed in 1979 and a report prepared by ' Larry Spanne, which appears as Appendix G to this report. Five locations Of possible archaeological material were found on the property. Heavy grass cover made this March survey difficult to determine precise boundaries or significance. Additional inves- tigation will be conducted by the applicants prior to selection of the EIR consultant to determine more precisely what the re- sources on the property may be. Any confirmed sites will be avoided where possible or mitigated as appropriate under the terms of CEQA. 1 25 1 ' THE IRISH HILL GOL1 JURSE ENVIE. .+!ENTAL ASSESSMENT 1 3 .5.3 Agricultural viability The site currently supports limited cattle grazing. It is ' possible with irrigation that about 60 acres could support more intensive agriculture, although this is unlikely given the location and value of the property. The issue of agricultural viability was addressed in a report by H. Paul Fountain and Alan Foutz prepared for the 1979 EIR. This report appears as Appendix I in the Technical Appendix to this report. 1 1 1 1 1 1 26 ' PERSONS AND AGENCIES CONTACTED ' Applicants: Rick Webster, Don Parker, and other partners in Laguna Hill tEstates ' City of San Luis Obispo: John Dunn, City Administrator Toby Ross, Assistant City Administrator ' Mike Multari, Community Development Director Paul Taylor, Laguna Lake Golf Course Manager Wayne Peterson, City Engineering Department ' William Hetland, Utilities Manager Dave Romero, Public Works Director ' County of San Luis Obispo: Paul Hood, County Administrative Office ' Paul Crawford, Planning Director Jim Granflaten, Engineering Department Bryce Tingle, Deputy Planning Director Mike Wulkan, Assistant Planner Jerry Erickson, County Health Department Others: John Goni, Regional Water Quality Control Board 1 Bert Stamps, Golf Course Architect, Cameron Park, Calif. Involved in golf industry since 1929 as a touring PGA professional, and as a golf course designer since 1939. Mr. Stamps has designed over 100 golf courses through- out the world, including: - San Luis Obispo Country Club ' - Paso Robles Country Club - Mesquite Golf and Country Club, Palm Springs - Belmont Country Club, Fresno ' - Tropicana Country Club, Las Vegas - Sahara Country Club, Las Vegas - Alladin Golf Club, Las Vegas i 1 1 ' - N t0 500 2000 CAL POLY «.:3'ti \..�. I�� I'll � �/ �� •�a��-�.�.�.�� BEAR VALLEY 1 ESTATES TR 502 i LAGUNA I O lu r SHORES PROJECT , t SITE/ �•.•.` I i I ,. r MCI l ♦i / PREFUMO —�•i •• CANYON ESTATES '•; '?� TR 858 LAGUNA ILL �. ESTATES / _= TNI FARM Ole �,..; '••` EXISTING CITY TR 444 LIMIT LINE TR 608 COUNTY aIRPORT EDA ENGINEERING FIGURE DEVELOPMENASSOCIIA EST VICINITY MAP 1 ' 1320 NIPOMO S T PEETo SAIN LUIS OBISPO. 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