HomeMy WebLinkAbout03/22/1988, 4 - IRISH HILLS GOLF COURSE/HOMESITES MF7NG AGENDA
DA i t MM 22 'e® ITEM #
I I 'I 111
�11ty 0 SAn tutsOB- 10 -10
IIEI1
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
March 22, 1988
TO: Planning Commission and City Council
VIA: John Dunn, City Administrative Officer
FROM Mike Multari, Community Development Director
SUBJECT: Irish Hills Golf Course/Homesites
SITUATION:
County Development Proposal
A proposal has been submitted by the applicant, Laguna Hill Estates, to County Planning
to develop a 236.3-acre site just outside the city limits and urban reserve with an
18-hole golf course and 254 single-family residential lots. On January 19, 1988, the
County Board of Supervisors considered authorizing the processing of a general plan
amendment to allow proposed development. The Board's action was to continue action on
the item to their April 5, 1988 meeting to allow input from the city council regarding
the appropriateness of the project in the city limits versus the unincorporated area of
the county including processing preferences. The project has potentially far-reaching
implications on the city's long-range planning goals because of its scale and location
adjacent to the city limits.
Pendine Pronosal Submitted Q the City
In October of 1986, the applicant submitted an application with the city to develop 32.9
acres of the county project site with 95 homesites. Attached are two maps from the
applicant's submittal showing the location of the project site and the proposed lot
layout (Figures 5 & 6). The application included a general plan amendment/prezoning and
annexation. The initial study prepared by city staff for the project concluded that a
supplement to a previous EIR for an earlier proposal to develop the site (Irish Hills
Haciendas EIR, 1981) was needed for CEQA compliance. A Request for Proposals was mailed
to various consultants along with an EIR workscope. Proposals were received from three
firms. At the applicant's request, staff did not proceed with the authorization of a
consultant contract for the supplement to the previous EIR. The application is still
considered current, but has been inactive for several months.
Irish Hills Golf Course/Homesites
Page 2
EVALUATION
The following have been identified as project issue areas:
Growth Management Issue: The additional land area is not needed to accommodate
anticipated city growth.
The city's general plan urban reserve includes territory that will accommodate a
population of 53,000 — approximately 15,000 more people than now live in the city. This
existing reserve can accommodate anticipated growth in the population to the year 2015
(Water Management Element, adopted 2-24-87, Policy 1.7 B., page 22). Therefore, there
is more than sufficient land already contained within the urban reserve to meet growth
demands.
Agricultural Preservation Issue: The project will compromise the agricultural character
and use of the Los Osos Valley.
The concern is that approval of the project will set an undesirable precedent. The
project potentially could encourage similar fracturing of rural lands in adjoining areas
north of the Bear Valley subdivision and east on the other side of Los Osos Valley Road.
It should be the shared objective of the city and county to retain the area's rural
character. Current city policy states that urban-scale development of land outside the
reserve should not be considered until land resources within the reserve have been
developed. Further expansion of the city northward will compromise the viability of the
Los Osos Valley for agricultural uses.
Housing along the Los Osos Valley Road corridor visually compromises the open character
of the valley as a foreground to the hills beyond. For this reason and obvious
preservation benefits, substantial effort went into retaining frontage areas in open
agricultural uses when the Bear Valley Subdivision application was reviewed. A similar
strategy should be applied if the current project proceeds.
Annrooriateness Qf the Proposed Site Plan (Golf Course/Residential):
The project.has been designed to have the golf course integrated into the residential lot
layout, rather than establishing them as distinct and separate uses. While this type of
site plan provides a pleasant backdrop for many of the homes, it also increases the
likelihood of conflicts between residential and recreational activities. Alternative
site plans with a smaller number of the lots backing up to fairways would help mitigate
this concern.
Greenbelt/Urban Edge Design nc
Current city land use policies discuss the idea that minor annexations might be
appropriate if less desirable rural residential development could be avoided and a more
logical and complete urban edge created. There are concerns that the project as proposed
does not meet these criteria, but that other project alternatives that draw a more
distinct line between housing and open space may.
¢Z
Irish Hills Golf Course/Homesites
Page 3
A more consistent design strategy from a policy standpoint would be to locate housing
behind existing city tracts (the clustering approach) squaring-off urban development.
In conjunction with this strategy, permanent open space dedications should be required to
create a perpetual greenbelt beyond the urban edge. Another approach would be to locate
golf course green$ on the western edge of development as a greenbelt with the agreement
that this area would be retained for recreational uses or open space and never developed
residentially.
Attached is a memo from Bill Hetland regarding innovative ideas for use of reclaimed
wastewater to irrigate golf course greens. Such an approach would make the project more
palatable from a servicing standpoint and compliment the golf course/greenbelt strategy.
ALTERNATIVES
1. Allow some residential expansion, but retain the area along Los Osos Valley Road in
open space uses (golf course greens or agriculture).
This would help discourage sprawl and create a more open feeling'to the project by
keeping the foreground free of buildings. It would also minimize housing/recreation
conflicts.
2. Allow a proposal similar to the one originally submitted to the city. That proposal
showed housing to the west of existing city housing tracts, but no golf course.
This works with the urban edge concept by clustering housing adjacent to already
developed areas. Permanent open space dedication should be acquired beyond proposed
development to be consistent with current policy.
3. Allow a smaller reconfigured residential project with a golf course and require
dedication of permanent open space on the fringe.
This alternative is similar to #2. It would allow for a more logical urban edge as
well as secure open space dedications.
4. Allow a golf course without residences.
This would allow for provision of a recreational amenity and would support the
greenbelt idea.
5. Do not allow development of the site until 'designated expansion areas within the
urban reserve are first developed.
This alternative would be most consistent with existing policy that states that areas
beyond the urban reserve should not be developed until designated expansion areas
are.
4P3
Irish Hills Golf Course/Homesites
Page 4
6. Do not make a call on project consistency with policy until an EIR is prepared that
evaluates impacts of the project as well as discusses alternatives.
This is a good compromise position as it allows policy issues and development impacts
to be evaluated prior to the city committing to an official position on the project.
7. Allow the site to be developed with a golf course without residences. In exchange
for not developing residences on the project site, allow residential development of
the existing municipal golf course.
This is a creative alternative that would allow for residential infill development
that is more consistent with current policy as well as creation of a greenbelt beyond
the urban edge.
RECOMMENDATION
The Board of Supervisors will again be considering authorizing the processing of the
requested general plan amendment on April 5, 1988. The County is expecting the city to
forward a formal written response regarding the city's attitude toward annexing the site
and providing services and processing preferences.
To best safeguard city interests, staff suggests that:
1. No policy call on project appropriateness occur until the necessary environmental
evaluation has been completed.
2. Dual applications for the project be filed with the city and county (separate, but
concurrent). Since the applicant has a pending application with the city, that
application could be modified to reflect the revised project.
3. The county should agree that the city would act as the lead agency for purposes of
the required environmental process (expect that an EIR will be required).
4. An EIR should evaluate the requested project as well as other alternatives. As a
minimum these alternatives should include a reconfigured residential layout
(clustering of residences with a open space easement, which could include a golf
course use) and the "no project" alternative.
Attachments: Conceptual Site Plan (County Proposal)
Figure 5 - Existing Land.Use Categories
Figure 6 (City Proposal)
Memo from Bill Hetland dated 3-3-88
Letter from Bill Briam & Board Minutes (1-21-88)
pr:data/golf2
44
�.-•i�-'fir .r-fir .. ;. �-�-+�c*i-ice- - -��� r
/n/J '>�`""':.' ^^*•CITY LI
~ski
zj
• 8 � OJ
_ m Y ' •��
' .
-�... .
0 `°'
Valla Mate V467-Vista Placar m ,
- m o
a
�m
m
m
M M
O mr- CA O C.
'tl ; ; m FA m
O 0 > m = v
P ugagag � gomgs gb ��iv aP� '�
m 0y > r
m
1� N
+ Z tH 0
G7 m r
off: z to m a
yGA D 0 D
y=G WIP . YP PY. . Y . . . . YP YP • 9m tA}I
a P 0
O
O m o C
m z e T r
mrn 0> :3 m- > (n
3 z3 r y
0 Z r m
a
5 C m A Pr- ;-t om
m
t' N -Zi O MM m
> r N
3, G r C m i 8 m
m
N 2 r Z
a` O 10` CA Cl)
J
Z Z m N m a
♦w O i Cyf 0 n n
m
r
m
O
Z
m NCA
M z
mm v v 5 v
Z � 1 H
> Z r r m
< c c
m �o
m r
m
N D
N Z
w '
w � =
o
°y
O op
4.�
d„
n
ap
oy
�G
r
°y li
C
a p
m I
a �
c G m oY m
7ID
as
m m m
r
m 1 CR lD
O
m `�
win N m
Om— I
ppm m A co
D :o m
MC
4 -4 G)
A M _
coo
W
mzc m
A
r Z m
DC
-i Cl)
00
Om
'm
ca 0
r, �— - a Osoe Val
Z �eY Rd
v
c
n
m
a
\ � 1
\ N
I I (O DO ' / / u • J� \ \a d
� � J n • i� a \ \ -
N l
�( y \
i
D..11..Ct.
0
9
a g.
O
is DOT ry
O
u aOm � IZ71 �
v
yms D y O
m m
o c o
2 r 1
Dom > Y
Z CA
v Z-V
c 00
fn D N m o
MMM JO N
1 O �
ZZ 1
Om
x o
m
-
0) CO
33
m o
+�II!III!IIIIII�I I ���� I Ih!IIIIfIIHI� II city of sAn bAi OBISPO
_ =-=F 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
March 3, 1988
MEMORANDUM
TO: Mike Multari, Community Development Director
FROM: William T. Hetland, Utilities Manager
SUBJECT: Laguna Hills Golf Course Annexation
As part of our beneficial use option study, it is becoming clear
that the Laguna Lake area seems to offer us a number of
alternatives for reuse. Those include agriculture 'irrigation, lake
enhancement, marsh development, and park and golf course
irrigation.
One related alternative we discussed involved the proposed Laguna
Hills Golf Course developmemt. Since the proposed development is
in the general vicinity of Laguna Lake, it could also lend itself
nicely to using reclaimed water. The scenario we considered would
involve the use of reclaimed water for golf course irrigation and
lakes, plus a separate reclaimed water system for residential
landscape irrigation. The ground water that has been identified on
the site could then be developed as a City source of supply. This
idea is only in the "brainstorming" stage and would obviously
require additional investigation.
I realize that there are still some significant issues that must be
resolved involving annexation, land use and the urban reserve
limit. I would just like to provide these thoughts on an innovative
way to handle water and wastewater that should be considered once
the other land use issues are settled.
lagunhillcg/bill"b"
41W-9
County of San Luis Obispo
COUNW GOvERNM Wr CENTER • SAN Luis OBISPO,CALIFORNIA 93408 (805)549-5011
February 4, 1988 OFFICEOFTHE
COUNTY ADMIN'I MATOR
San Luis Obispo City Council
c/o John Dunn
City Administrative Officer
City of San Luis Obispo
990 Palm Street/P.O. Bos 8100
San Luis Obispo, CA 93403-8100
RE: BOARD OF SUPERVISORS' ACTION ON GENERAL PLAN AMENDMENT G870021M,
LAGUNA HILL ESTATES
Dear Mr. Dunn:
On January 19, 1988, the county Board of Supervisors considered whether
to authorize processing of the above-referenced application for a 236.3 -
acre site located between Los 0808 Valley Road, Prefumo Canyon Road,
Valle Vista Place, and the San Luis Obispo city limits in the Laguna Lake
area. The applicant, Laguna Hill Estates, has requested that the county
Land Use Element be amended by changing the land use categories
comprising the subject property from Agriculture, Residential Rural and
Residential Suburban to Recreation in order to allow future development
of a residential community and public golf course. This request also
includes expansion of the San Luis Obispo urban reserve line and a
corresponding amendment to the Open Space Element of the County General
Plan.
At its January 19 meeting, the Board of Supervisors voted to continue the
matter and refer this request to the San Luis Obispo City Council for
their formal review, recommendation and response regarding the proposal
and the city's interest in annexation of the subject property. In
accordance with suggested timing by Mr. Multari, City Planning Director,
the Board of Supervisors requested a written response in this matter by
April 1, 1988. This is so the applicant's request can be placed on the
Board's April 5, 1988 agenda for further consideration. In accordance
with the Board of Supervisor's request, I would appreciate transmittal of
the San Luis Obispo City Council's recommendation on this matter to my
office by April 1, 1988.
For your information, a copy of the Board order of January 19, 1988
describing the Board's action on this request is enclosed, as is a copy
of the Department of Planning and Building's staff report to the Board of
Supervisors.
San Luis Obispo City Council
c/o John Dunn
February 4, 1988
Page 2
If you have any questions or need any additional information regarding
the specifics of this proposed general plan amendment, please direct your
inquiries to either Paul Crawford or Warren Hoag of the county Department
of Planning and Building, who can be reached by telephone at 549-5600.
Sincerely,
WILLIAM E. BRIAM
County Administrator
Enclosure
c: Paul Crawford
Mike Multari
WEB/sb/cl/123/7682-1
2-488
¢-/U
IN THE BOLD OF SUPERVISORS
COUNTY OF SAN LUIS OBISPO,STATE OF CALIFORNIA
Tues day--------January 19___- 1988__
PRESENT: Supervisors Jerry Diefenderfer, Evelyn Delany, James Johnson
Carl Hysen and Chairman William B. Coy
ABSENT: None
In the matter of General Plan Amendment request for authorization - G87002IM:
Request to authorize processing of an application for a General Plan
Amendment for G87002111, a request by Laguna Hill Estates, Inc, to amend the
San Luis Obispo area plan of the Land Use Element by changing the land use
category applicable to its property from Agriculture, Residential Rural and
Residential Suburban to Recreation, and by expanding the San Luis Obispo urban
reserve line to include the site. A corresponding amendment to the Open Space
Element that would change the designation from Fractured Rural Land, Marginal
Range Land and Multi-Use Open Space to Recreation Land and Non-Open Space
would also be required. The 236.3 acre site is located generally between Los
Osos Valley Road, Perfumo Canyon Road, Valle Vista Place, and the San Luis
Obispo city limits; 2nd District; is presented. SUPERVISOR JIM JOHNSON
DISQUALIFIES HIMSELF FROM THIS ITEM. Mr. Paul Crawford, Director of Planning
and Building, speaks to the actioq that is before the Board today and that
staff feels that there is a need th have input from the City of San Luis
Obispo before the County takes any action on this matter. Mr. Warren Hoag,
Planning, describes the location of the property, to the recommendation to
change the land use to recredtion; that the request is to develope a golf
_....--
course and the hillside would remain in open space; that the applicant is
proposing access from four different directions; to the County's policies on
this amendment; speaks to a letter from the City of San Luis Obispo; services
to the site; LAFCo comments on this project; highlights the site specific
issues that should be discussed if this amendment is authorized. Mr. Hoag
states further that is appears that this proposal is premature and in conflict
with -major county and city policies regarding urban expansion at the city
fringe. Supervisor Coy states that his reading of the letter from the City
puts the issue back on the County and now the County is stating that they want
it to go to the City with Mr. Crawford responding that they feel the Board
will make a better decision on this does go to the City Council first.
Supervisor Diefenderfer asks what happens to the smaller parcels on this site,
if the larger area is changed to Recreation with Mr. Crawford responding that
they would be resubdivided. Mr. Rick Webster, representing himself and his
partners, speaks to a prior approach to the city for annexation and their
response and based on that response they decided they had better master plan
the whole area; highlights the sensitive areas on the site;'that they wanted
to provide an open space in the area; outlines the traffic concerns onto Los
Osos Valley Road and they decided to put access on Valley Vista, Perfumo
CO."
22 0-2 �/ \
Canyon Road and Diablo; that they tried to create a design that would be
compatible for connection to city utilities; that the benefits of the project
are: they would widen Los Osos Valley Road and provide bike lanes in both
directions, provide traffic signals if deemed appropriate, provide an open
space by way of the golf course; submits a petition with over 490 signatures
supporting their project and presents a copy of the letter they sent to the
Laguna area requesting their views on this proposal; that they have met with
city council members on an individual basis and that the concensus is that
they have a positive attitude about the proposal. Supervisor Delany asks if
they would be willing to treat their water to be able to blend it into the
city system with Mr. Webster responding that they would. Mr. Webster
concludes his comments by urging the Board to authorize processing so that
they can start identifying special issues through the EIR process. Supervisor
Diefenderfer speaks to the staff recommendation and feels that it will help
the applicant and that it is premature for the County to make a decision
before the city has looked at it. Mr. Mike Multari, City of San Luis Obispo,
concurs with the staff recommendation but asks that the issue be put off until
after their March 22, 1988 City Council meeting for the general plan update.
Mr. Robert Cleth speaks in strong opposition to this project; states that the
main issue is not the golf course pjlt the addition of 254 homes that will be
built; that Los Osos Valley Road will be further impacted with traffic making
an already dangerous road even more so and asks the Board to reject the
project. Ms. Melanie Billig, speaks in support of the staff recommendation. ...........
Mr. Ed Martin speaks in opposition to -the project. Mr. Norm Palmer supports
the project for both the recreational purposes and the construction. Mr. Don
Smith, reads a statement from Ingrid Ready in support of the staff
recommendation and he supports the staff recommendation. Matter is fully
discussed and thereafter, on motion of Supervisor Hysen, seconded by
Supervisor Delany, with Supervisor Johnson disqualifying himself from this
item, Aotion carries and the Board refers this matter to the San Luis Obispo
City Council for a response by April 1, 1988 and continues said hearing to
April 5, 1988.
cc: Planning (2)
1/21/88 vms
STATE OF CALIFORNIA,
County of San Luis Obispo, } ss.
I, _.___...FRAl1C1S_&_CO0NEY________________________.-__,County Clerk and ex-officio Clerk
of the Board of Supervisors, in and for the County of San Luis Obispo, State of California, do
hereby certify the foregoing to be a full, true and correct copy of an order made by the Board
of Supervisors, as the same appears spread upon their minute book.
WITNESS my hand and the seal of said Board of Supervisors,affixed this _—_Z351________
day of------arty-----------,19----98
-------FRANCIS m rnnmEY-----------
Couny Clark and Ex-Officio Clerk of she Bored
(SEAL) of Supervisor
By _�L _--- - - -------------
cp.ra
Deputy Clark.
4�1