HomeMy WebLinkAbout08/10/1993, 1 - LAND USE ELEMENT r CENTRAL COAST
ENGINEERING
396 Bucklcy Road August 2, 1993
San Luis Obispo E__1979
California 93401
(805)544-3273
FAX(805)541-3137
City of San Luis Obispo
Planning Department
P.O. Box 8100
San Luis Obispo, CA 93403
Attm Glen Matteson
Re: General Plan Request (APN 73-391-23)
Glen...
Madonna Construction wishes inclusion in the City initiated General Plan Update
the properties shown on the within exhibit. The properties, within the Gold Tree
Area, a minor expansion at the end ofAlrita Street, request:
1. Annexation of 6.45 acres (Parcel One of Parcel Map CO 83-258) into the City
rezoning the property from Interim Conservation/Open Space to its outlined
Low Density Residential and Hillside Planning Policies and Standards overlay.
2. Modification of text for the Gold Tree Area allowing for alternate water
distribution systems other than "gravity flow."
Existing policy statements suggest that an entire minor expansion area is to be
included within the General Plan request if there are no existing residences within
annexation area. If,residences exist, then the new subdivision is not contingent upon
including those properties withthe request. In this case, we purposefully request
annexation of a portion of the Gold Tree Area because (1) the relationship of the
Urban Reserve Line to underlying parcel configuration, (2) six of nine developable
parcels within the minor expansion area have single or multi residential structures
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August 2, 1993 2
and rural utility improvements, and (3) five of the six said developed parcels have
structures straddling the Urban Reserve Line.
Thanh for your time and consideration...
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` 990 Palm St�eetlPost Offlce;Box 8100 Sant Luls Oblspo;.CQ.93403. 8100
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August.3,' 1993'...
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RichardDeBlauw John King
411 EFGaining Real 290.Pismo
Arroyo'Grande, CA; 93420 San:Luis,Obispo,CA. 93.401
Roy Garcia Larry Martinelli
547 Prado`Rd: 465 Crestmont Dr,
SanLuis Obispo,;CA 93401 San Luis Obispo; CA. 93401
I_:have: enclosed a copy of the Council Agenda for the meeting of August 10th, 1993 at
7:OOp rn ,.V-dUf-letter has been.distnbuted fo Council.as part of the.meeting "packet".
In-addition;a.tentafivestudy session to analyze•thencost/benefits of°annexations is scheduled
for August 24th at 1:30p.m.'in the Council.Hearing Room:
If:I,can;be of further assistance, please feel free to call me .
Sincerely;
lane ladwell
City Clerk'
Enclosures;-
c:
nclosuresc: be Honorable City Council •: ,
%
The City of San Luis jObispo is committed to include the disabled m-all of its services programs and activities.
.Telecommunications.Device for the Deaf,(805) 781^7410
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�WIS O
July 26 , 1993
City of San Luis Obispo
990 Palm St .
San Luis Obispo, CA 93403
Attention: Kenneth C. Ham_nian
Assistant City Administrative Officer
Dear Ken,
This letter is to inform the City Staff that all the property
owners in the Margarita Expansion area are very much interested
in having their properties annexed from the county into :the City
of San Luis Obispo with water, sewer, police, and fire service.
We request that there would not be any unnecessary fianacial fees
that would prohibit the financial feasibility of developing the
properties.
We the undersigned property owners request we be notified in
advance of any and all meetings the city will be having regard-
ing the annexation of the Margarita Expansion Area as well as the
Airport Area.
Sincerely,
Richard DeBlauw
411 E1 Camino Real
Arroyo Grande, CA 9 420
JohnXing o arcia
290 ismo ! 547 rado Rd .
Sa Luis Obispo 'CA 93401 Sar. r,uis Obispo, CA 93401
ry a inelli
AUG 3 1993 4 5 C es.tmo 't Dr.
CITY CC'J'dCIL San Luis Obispo, CA 93401
SF.!� LUIS OBISPO, CA
BUSINESS OFFICE 744 ALTA VISTA WAY,ARROYO GRANDE,CA93420 (805)5447778
MEMORANDUM
TO: City Council
FROM: John Dunn, CAO
VIA: Arnold Jonas, Community Development Director o
BY: Glen Matteson, Associate Planner
FOR: August 10, 1993, meeting
Subject: Letters concerning further changes to the general plan update
Attached are the letters received by staff up to noon on August 3. Staff has not evaluated
any of the proposals in these letters. Pursuant to the guidelines for the Land Use Element
update process recently endorsed by the Council, staff will evaluate those proposals which
the Council determines should be considered for inclusion in the update. Staffs analysis will
be presented to the Planning Commission and City Council at future meetings. At this
meeting, staff will be available to answer questions regarding the current draft Land Use
Element update. Council questions not specifically regarding the updates can be directed
to the property owners or representatives, if they are present at the hearing.
F.__ _ . _
rl lip1I !1 !CP`
August 2, 1993 i t C: E I v
AUG 0 2 1993
Mr. Arnold Jonas
CITY OF TYMvr ooISI`
Community Development Director
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE: Maino Property
Dear Mr. Jonas:
We are writing this letter on behalf of the Maino family, the owners of the property located
west of Highway 101 near the Marsh Street interchange. This property contains
approximately 65-70 acres which are presently subdivided into approximately 200 parcels.
This is a result of the subdivision which was created in June 5, 1922 (see existing
subdivision map attached).
For the past year, we've been working to design a concept for the property, which would (1)
be sensitive to the property's aesthetic and environmental constraints, (2) be economically
viable for the owner and community alike, and (3) provide needed services and facilities
within the community. In the pursuit of attaining these objectives, the development
constraints of the property have been preliminary analyzed. We believe there are two
areas of the property well suited for development, which meets these objectives.
We understand that the City Council, at their August 10 meeting, will be reviewing a
number of areas surrounding the City with regard to the Urban Reserve Line. We are not
yet ready to submit a complete presentation regarding the Maino property, but felt it
worthwhile to share the general concepts being pursued by the property owner for your
consideration at this meeting. As I am sure you are aware, this property was the subject of
an application in 1988 for a life-care facility of over 200 units. This project was put on hold
by the applicant. At that time, a variety of analyses were conducted including topography,
botanical life, noise, etc. The result of these preliminary studies indicated that two separate
areas were suited for potential development.
Mr. Arnold Jonas
Page 2
August 2, 1993
The first area is located at the bottom corner of the property and comprising approximately
eight (8) acres. The second area is located on a gently sloping plateau, which parallels the
320 ft. elevation. This area is approximately 20 additional acres. The total of the two
proposed development areas is approximately 28 acres or less than one-half of the overall
ownership.
Our land use concept (see proposed land use attached) would provide that all development
area are below the 320 foot elevation service limit. All but a very small portion of the
property proposed for development is presently within the City limits.
The present Urban Reserve Line includes most of the development area and a small
portion of the upper one. The proposed 1992 draft LUE Urban Reserve Line would actually
exclude the entire property inferring that no development take place. Obviously, the
property owners were concerned and, therefore, felt it important to pursue a concept which
meets their objectives while working within the City's service limits and other appropriate
design constraints.
Obviously, as a part of the approval process, the existing subdivision would be eliminated.
A large portion of that subdivision presently lies above that 320 ft. elevation. Our concept
provides most of the area above the 320 ft. elevation to become a separate parcel
designation to the City as open space. An additional area between the two development
area envelopes, and paralleling Highway 101, would become an "open space easement"
on property that would be retained by the Maino's.
We are presently working on definitive designs for each of these proposed development
envelopes, therefore, it is somewhat premature to discuss specific uses. However, in an
attempt to share our conceptual thinking, we believe that the envelope nearest the
interchange is best suited for commercial uses. Those commercial uses may include visitor
serving/tourist/commercial and/or retail/office facilities. This area will be designed so that it
can be expanded onto the adjoining property, if and when that property application and
development. On the other hand, it would be designed as a free-standing concept
irrespective of what may take place on the adjoining property.
The higher and larger plateau area is anticipated for one of three types of uses and may, in
fact, be a mixture of the three. Those uses would include residential (medium density)
and/or a life-care facility and/or tourist commercial (an inn).
e:\_%oniiMmaino 902
Mr. Arnold Jonas
Page 3
August 2, 1993
We respectfully request that the City Council amend the Proposed 1992 Draft of the Land
Use Element to enlarge the Urban Reserve Line up to the 320 ft. elevation through the
subject property.
It is our intent to pursue an application which embodies the general concepts reflected in
this letter. We expect to make a formal application within the next couple of months.
We will be in attendance at the August 10 meeting to make a brief presentation and answer
questions. If you have any questions in advance of that meeting, please don't hesitate to
call.
B st regards,
Rob Rossi
cc: Dr. V. J. Maino
John Kuden
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Y Avila Family Santa Fe Ranch
c/o Ida Gardner
7114 Orcutt Road
j San Luis Obispo, Ca. 93401
I (805) -544-0289
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August 2,1993
E1496
City of San Luis Obispo
Planning Dept.
P.O.Box 8100
San Luis Obispo, Ca. 93403
Subject: Avila Family Santa Fe Ranch
APN 76-361-03
Lots 18,19,22,23,27,28
In response to your request for input relative to future annexation to the
City, we offer the following.
We would welcome being annexed into the City if part or all of the
180 acres of the Avila Family Santa Fe Ranch would be zoned industrial
to match the zoning present on two sides.
The rezoning of this property would bring a solution to the drainage
problems that plague this area. The storm runoff that crosses the
land might be better managed.
Since 1960, the drainage from development to the north has made farming on '.
this property less and less productive. To ignore this major problem
is economically and morally wrong. It does a disservice to those
who make their living from the land.
Another benefit would be the extension of Buckley Road to Los Osos Road.
Sincerely yours,
J
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Managing Partners
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'IMMUNITY DEUr1 1"7
July 29, 1993
Mr. Glen Matteson
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SAN LUIS OBISPO
P.O. Box 8100
San Luis Obispo, CA 93403
Dear Glen:
Some time ago the council approved a forty acre parcel adjacent to Central Coast Plaza
to be included in the general plan update for commercial use. I assume the August 10th
review by the council of proposed land uses to be included in the land use element is
related to new proposals, however, we want to be sure that our proposal for the forty
acres of commercial land use is still being included as part of the general plan update.
I should also take this opportunity to mention the need for flexibility in what configuration
the forty acre commercial parcel will finally end up with. For example, to accommodate
a store like Costco will result in an irregular boundary line along the southern border due
to the size of their building. This was brought up by a city planner during our project site
plan review several months ago. You may not be the appropriate person to address this
issue, but if not perhaps you could pass it along to the correct party. Enclosed is a
schematic drawing to illustrate my point.
Sincerely,
W- I m Bird
Preside t
WLB:sga
Enclosure(s)
cc: Bill Thoma
510 SOUTH GRAND AVENUE SUITE 300 GLENDORA CALIFORNIA 91740 TELEPHONE(816)914-4691 FAX(818)914-3962
Attachment #1
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Madonna 4e '\� �,`"g, � +x� `%a o B: Park/Soccer
Land C: Residential-Multi-Family(13 Acres D: US Post Office(Existing)
E1•Existing Central Cc=hlall
E2:Expansion of Gottsthalks
4ut0 McBRae F: Embassy Suites
Park Way G: Mall Expansion(2 Dept Stores)
H: Costco Per Their Requirements
• Key Transit Points
MPA Preliminary Concept Plan 6/17/93
Merriam Planning
Associates Dalidio Development Plan
MPA
RECEIVED
MERRIAM PLANNING JUN 1 61993
ASSOCIATES CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
June 15, 1993
John Mandeville, Long-Range Planning Manager
City of San Luis Obispo, Planning Department.
990 Palm Street
San Luis Obispo; CA 93401
RE: Land Use Element and Open Space Comments for the City of San Luis Obispo
Dear Mr.Mandeville:
I have the following comments regarding the Dalidio Annexation Area
1. Proposed change of treed and habitat areas are in computing density of residential development.
Reference Page 24 policy 2.20 (Residential)
Comments:
a. This calculation has not caused significant problems for the community in the past under the
current General Plan. I am not arguing that the trees or habitat areas should be destroyed but rather
that this change is not appropriate for an urban community. The intent can be met without such a
heavy penalty to the land owner. This portion of the policy
a. does not promote compactness within the community
b. raises the cost of housing(since the land value must be set off against fewer houses)
Further this issue is adcqately covered by pclicy 2.14 (in this era of too much paper and words
we do not need redundancy).
Requested Action: strike this addition and let the land use policy stand as is
2. Item#2 on Attachment O: addition to the open space area
Comment: The issue of open space and preservation of trees would better be handled in the
development planning process. The general lines shown are not really accurate. Questions arise-
what if the City wants to remove some of the trees to improve drainage or because of disease and
age? Also does the open space designation mean that the area cannot be crossed or include major
roads? There are roads there today and it appears that some circulation and land use patterns might
dictate that they remain rather than extending required City improvements into the agricultural areas
to the east. Access to the residential site can only be achieved from this portion of the site as the
engineering department will deny access from Madonna Road. This is a case of micro
- management«-hen the Development Plan process provides adequate protection for City goals.
,n :, a.cn .e•raPr �'_� :.ups ,r.,;c„i, �.n,r�n;n �o-v� ,"::, :, ., -..�'
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Recommendation: delete this specific area change and call for a general preservation of the trees
and general habitat as identified in Policy 2.14.
3. The general plan map call for the open space and commercial zoning boundaries of the Dalidio
Annexation area to be delineated by a straight line. It is possible, especially if a COSTCO were to
be included in the area of the Central Coast Mall expansion that this line might have variations in
response to building and road alignments. The intent of preserving open space land and
maintaining approximately 40 acres for commercial use is not at issue here. The Dalidios,.would
like to maintain some flexibility in defining the boundaries of these land uses as the actual
development is defined. This issue will be resolved in the Development Plan application and must
be approved by the City during that process.
Request: The Dalidio area designation should indicate that there is flexibility in the boundaries of
the commercial and open space designation as long as the general land areas remain the same and
the uses are not diminished by any alternative proposed.
Sincerely,
(: L `'�
Andrew G. Merriam, AIA, AICP
xc.William Bird
Dalidio Family members
Michael Morris
2
MPA RECEIVED
JUN 1 61993
CITY OF ffY D LOPNEPtT
MERRIAM PLANNING caN B 10m
ASSOCIATES
June 15, 1993
John Mandeville, Long-Range Planning Manager
City of San Luis Obispo,Planning Department
990 Palm Street
San Luis Obispo, CA 93401
RE: Land Use Element and Open Space Comments for the City of San Luis Obispo
Dear Mr.Mandeville:
Mr.Bird of Central Coast Plaza made comments regarding General Plan Document in a letter to me
and I am including the pertinent ones as follows:
1. Page 5 - Paragraph 5
This broad statement may create problems when considering parcels such as Dalidio where
farming may not be in the best interests of the City.
2. Page 9 -Paragraph 1.2
Reference should be made regarding maintaining400d fiscal policies that include sales tax
generation and/or loss of same.
3. Page 11 - Paragraph 1.5
cur based on its merit, not only as it relates
Commercial development should be able to oc
to agricultural land or open space as stated here.
4. Page 51 and 53 - Paragraph 8.313 and E(4)
The Expansion of the Gottschalk's store is dependent on the use of flood gates due to the
existing floor level of their present store.
Sincerely,
A
Andrew G. Merriam, AIA,AICP
Principal
n101 �5i 151 5-+.i-1-05,
.?Sn nacre,^. J!;221 .' - - �•�.._. ,. ...•_ .. _.. -
1338-1340 Santa Rosa Street
1 . This building was built in 1961, zoned R-2 and since then
has been continually used by four dentists . The building
front is on Santa Rosa.
2 . The house which the office replaced was on Pismo Street.
3 . Property acts as buffer to residential area to the east. on
Pismo Street.
4 . Santa Rosa is becoming a busier street with the Amtrak
expansion and the development of the Senior Citizen Center in
Mitchell Park. The Grace church and a liquor store are
located one block west on Pismo and Chorro.
5 . The properties adjacent to the north are PO and a driveway is
shared by PO (County) and a residence to the east. There is
no R-2 zoning in the block we occupy on Santa Rosa St.
6. The San Luis Obispo City Bike Commission is presently planning
to recommend to the council, the elimination of parking on the
east side of Santa Rosa.
7 . In study and change of the land use element is seems only
proper to change this zoning to P0. If something happened to
this building, would it be the best use of this property to
revert to residential use with the traffic patterns, accident
rate, etc . at this intersection.
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955 Morro Street • San Luis Obispo, CA 93401
June 10, 1993
The San Luis Obispo Public Works Depa.Lment has published a draft Bicycle
Transportation Plan. The Plan proposes the establishment of new bicyclell�nes, paths
and routes throughout the City. The Plan also includes standards for insiviiiing bicycle
racks and identifies promotion and education, activities that the City woo ld sponsor.
Copies of the plan may be purchased from tha Department at 955 Morro Street.
Copies are also available at the City/County lil,rary for public reveiw.
The City's Bicycle Advisory Committee would like to invite you to their !next meeting
scheduled for Monday June 21 at 7.00 pm tc+consider proposals k cludled'within the
Bicycle Transportation Plan. The committee will meet in the Comt'>Tunity'Room of the
.City/County Library at 995 Palm Street to discuss projects included in'the plan. If
approved by the committee at this meeting, these projects will be:forMrarded to the
City Council for their approval scheduled for Tuesday August 10.
Included within the plan is a map showing a proposed network of b4cy6le°lanes, paths
and routes. Some new bike lane segments will involve the elimination'of on-street
parking that may be adjacent to property you own or occupy.
The following table summarizes the parking removal that would take plllice if all the.
bicycle lane proposals recommended in the ^'.an are approved.
Street Segment Side of.Street # Spaces Rgtpved
Broad (High-Marsh) cast 85'
California (Marsh-Higuera) walat -6
Chorro (Palm-Walnut) eert 21,01
Johnson (Buchon-Pismo) Hath 110
(Pismo-Marsh) -Wrest 15
(Marsh-Monterey) east is
Laurel (Johnson-Southwood) vest 47'
Marsh (Archer-Santa Rosa) both' 34
Osos (Leff-Pismo) east 2'6
Santa Rosa (Marsh-Pismo) east 11
If you would like to offer input on the Bicycle Transportation Plan, you adezencouraged
to attend this meeting. If you are unable to attend or have further.queWons, please
contact Terry Sanville, Bicycle Program Manager at 781-7178.
' Parking is to be removed at selected intersections for installation of turn lanes'and adjacent to the curb
between Arcber and Carmel.
;
WARREN A SINSIAEIMFR ul SINSHEIMER, SCHIEBELHUT & BAGGETT
ROBERT K. SCHIEBELHUI A PROI LSSIONAL COKPOKAI ION STREET ADDRESS
K. ROBIN BAGGETT ATTORNEYS AT LAW 1010 PEACH STREET
MARTIN 1. TANCEMAN
r THOMAS M. DUGUNFACSIMILE
MARTIN P.MOROSKI POST OFFICE BCX ,I
DAVID A. IUHNKE SAN LUIS OBISPO. CALIFORNIA 93406.0031 805-541-2802
STEVEN I.ADAMSKI
b05 541 2600
IJ,. SUZANNE FRYER
DIANE W. MOROSKI
CYNTHIA CALDEIR.A CLIENT 0327001
THOMAS D. GREEN
W. ARTHUR GRAHAM
SUSAN S. WAAG
ROY E. OGDEN RE CE I VE D
THOMAS I. MADDEN 111
CHRIS A. CARR
MARIA L. HUTKIN June 16, 1993
NINA NECRANTI JUN 1 61493
Crry04"y'Q�w1S!�oBF,s�a,o,.,
Arnold Jonas HAMl'9JELIVERED
Community Development Department
Director
990 Pa1W Street
P.O. Box 8100
San Luis Obispo, California 93403-8100
Re: Draft General Plan Land Use Element
651 Foothill Boulevard
Dear Mr. Jonas:
This firm represents the Nelson family, owners of the 5.7 acre
parcel commonly known as 651 Foothill Boulevard. The Foothill
parcel is shown in the shaded area on the attached zoning map. The
current General Plan designation for the parcel is Residential-
High Density (up to 24 dwelling units per acre) . The parcel is
zoned R-4. All surrounding property is zoned and developed as R-4
except for the Lucky/Thrifty Shopping Center to the west. That
property is zoned as Neighborhood Commercial.
The Draft General Plan proposes to change the designation for
the property from Residential-High Density to Interim Open Space.
The Draft references the property as Special Design Area No. 1
(Foothill Creek) . We assume a like change in zoning would follow.
We also note that the only comment in the Draft General Plan
regarding Special Design Area No. 1 is the following: "This 5.7-
acre site may be suitable for a neighborhood park. "
Before last week, the Nelson Family was unaware of the City' s
proposal to redesignate their property to -interim open space or the
City's apparent desire that the property be developed with a
neighborhood park. They learned of the contemplated action from
a potential buyer for the property.
The Nelson family is obviously extremely concerned about the
City's proposal to redesignate their multi-family residential
property'as interim. First, the redesignation is inconsistent with
surrounding zoning and development all of which is multi-family
residential or commercial. The Draft General Plan singles out. the
Nelson parcel for more restrictive zoning than the surrounding
Arnold Jones a
June 16, 1993
Page 2
properties without justification. There is simply no reason why
the Nelsons should face more stringent land use controls than their
neighbors.
Second, the proposed open space designation will dramatically
depreciate the value of the property and frustrate the reasonable
investment expectations of the Nelson family. It has always been
the family's intent to either market or develop the property in a
manner consistent with surrounding uses and the R-4 zoning. During
the past few years, there have been parties interested in
developing the property. The proposed redesignation will
effectively drive away all interested parties.
Third, if the City is sincere in its interest to develop the
property as a "neighborhood park" , the Nelson family is willing to
commence negotiations to transfer the property for fair market
value based on the current zoning. The family, however, is neither
interested in holding the property in an open space trust until the
City is ready to develop the proposed park nor giving up the
property for a valuation based on an open space use.
We would like to meet with you as soon as possible to discuss
the City's treatment of the property and will call you to discuss
such a meeting. We look forward to working with you to resolve
this matter.
Very truly yours,
SI�NSHHEIMMEER, SCHIEBELHUT & BAGGETT
G—jg-)
THOMAS D. BEEN
TDG/tlg
gJONAS616. ltr
cc: Peg Pinard, Mayor
Penny Rappa, Councilperson
Bill Roalman, Councilperson
Allen Settle, Councilperson
Dave Romero, Councilperson
Barry Karleskint, Chairman of the Planning Commission
Jeffrey G. Jorgensen, City Attorney
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August 3, 1993
TO: Agenda Distribution
FROM: Diane R. Gladwell, City Clerk
SUBJECT: Duplication of Proposals
Due to the volume and size of proposals submitted for the August 10th hearing (and a very
tight budget) we have made a limited distribution of materials submitted from the public.
A copy of those materials are available in the City Clerk Department if you would like to
review them; I appreciate your understanding.
Proposals given limited distribution were submitted by the following entities:
RRM DESIGN GROUP (Us Nomadas)
to MADONNA CONSTRUCTION COMPANY (possible Costco site)
RRM DESIGN GROUP (East Airport Area)
a �
LOS NOMADAS
SAN LUIS OBISPO , CALIFO RNIA
LOS NOMADAS e REVISED
A UNIQUE COMMUNITY OPPORTUNITY
NOftTNXVINDS
D E S I G N
NORTHWINDS
4501 Orcutt Road, San Luis Obispo. California 93401 (805) 543-8475
Telex 658531 NORTHWIND SLO
August 2, 1993
The Honorable Peg Pinard, Mayor
Members of the City Council
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: Los Nomadas August 10th Submittal
Dear Mayor Pinard and Members of the City Council:
In response to the noticed City Council hearing scheduled for August 10th, requesting
proposals for General Plan Land Use changes in the context of the Land Use Element
Update, we submit this letter and package for your review and consideration.
As you know, current applications for the Los Nomadas project are on file with the City
of San Luis Obispo requesting Annexation, General Plan Amendment, Rezoning, and a
Development Plan for this project envisioned on La Lomita Ranch. On December 10,
1991, the Los Nomadas Team presented the Los Nomadas concept to the City Council.
Over the past year and a half since that presentation, many events have transpired,
including:
1. In excess of 35 public interest group/organizational presentations have occurred.
These presentations have been made to local service clubs, and community
organizations throughout the City and San Luis Obispo County.
2. Detailed constraints analysis has been completed, including:
A. Biological analysis
B. Archaeological/historical surveys
C. Detailed soils tests
D. On-site wastewater design and engineering
E. Reduced irrigation demand figures
3. The project team has worked with City staff to issue a Notice of Preparation, EIR
consultant selection, and detailed EIR work scope on the various issues that should
be addressed in the project EIR. Periodic meetings have also been held with the
City Council and City staff.
The Honorable Peg Pinard
Page 2
August 2, 1993
Based upon this series of events, several major positive and negative issues have continued
to surface from the public. Those issues we continue to hear most repeatedly are:
Positive Issues Negative Issues
♦ Compelling economic benefits to City and ♦ Fear of growth inducement into Edna
local business Valley
♦ Fulfill pent-up golf demand ♦ Perceived Los Nomadas.impact on City's
♦ Supplying affordable recreation Wastewater Reclamation Program
♦ Community support for increased tourism ♦ City's annexation policies
♦ Increased support for public/private ♦ Golf courses as open space/greenbelt?.
partnerships ♦ Potential visual impact
♦ Potential open space
The Los Nomadas Team has reviewed these many public comments received to date and
concluded that a major shift in philosophy may be appropriate. The Team firmly believes
that the overriding positive benefits and the ability to resolve and explain the realities of
the negative comments can be best accomplished through the following two major project
modifications:
1. Public vs. Daily Fee Golf— The La Lomita Ranch property owners would dedicate in
fee ±170 acres of land to the City of San Luis Obispo for construction of an 18-hole
championship public golf course and related recreational facilities. The municipal
golf course would replace the original concept for an 18-hole privately-owned daily
fee golf course.
2. Condensed Urban Reserve Line -- Flexibility in project design could be accommodated
to allow for modifications in the private resort layout and mix of haciendas,
bungalows, cottages, and resort suites. The program components will remain the
same. Design flexibility could allow for an Urban Reserve Line closer to the City
limits. Creation of open space along the City's perimeter could establish a "hard-
edge" as well as the first City greenbelt land under its control.
With these changes, Los Nomadas presents a unique opportunity for City of San Luis
Obispo residents to obtain a much-needed recreational asset and revenue source, and
secure in perpetuity open space lands to "jump-start" its greenbelt vision. Given these and
many other evident compelling benefits of Los Nomadas, we request the City Council
include the 700-acre La Lomita Ranch in the Land Use Element Update and that the City's
Urban Reserve Line encompass the property.
The Honorable Peg Pinard
Page 3
August 2, 1993
Upon your review of the attached materials, should you have any questions or wish to meet
to discuss this further, we will be available.
Sincerely,
NOR , N.
Douglas ur ock
Attachments
cc: Los Nomadas Team
v/nomad.sub
A UNIQUE COMMUNITY OPPORTUNITY
1 �
LOS NOMADAS - REVISED
August, 1993
THE PROPERTY La Lomita Ranch, the site of the proposed Los Nomadas project, is
comprised of 700 acres of rolling pasture land three miles from downtown San Luis Obispo.
Bordered by Orcutt Road to the east, Highway 227 to the west, the San Luis Obispo City
limits and residential development to the north, and vineyards to the south, the parcel is
currently within County jurisdiction and is presently zoned for agriculture.
THE PROJECT Los Nomadas - Revised, includes key elements of the original project
design, with the major change of replacing the "ranch" privately-owned, 18-hole
championship daily fee golf course with a City-owned, 18-hole championship municipal golf
course.
Los Nomadas - Revised, is still a first class destination resort and retreat in conjunction with
a championship municipal golf facility. The key elements of the project are:
The West Ranch Course (Municipal)
♦ Golf Course: 18-hole championship course, driving range, and clubhouse
♦ Resort Reception: Greeting and check-in facility. Car parking and shuttle/golf cart
service.
♦ Resort Nursery: Native trees, plants and shrubs for resort use.
♦ Tennis Courts: 6 - 8 outdoor courts
♦ Amphitheater: Outdoor facility for public and resort events.
♦ Fitness Center: Fitness room, aerobics, Par Course
The East Vineyard Course (Resort)
♦ Golf Course: 18-hole championship course.
♦ Resort Plaza Facility: Reception, resort restaurant, cafe/grill, lounge bar, shops,
locker room facilities.
♦ Resort Plaza
Accommodations: A mix of bungalows, cottages, and resort suites to be combined
with ±20 single story haciendas. A total of 330 carefully sited
resort suites.
♦ Conference Center: Full range of audio-visual and latest communications
technology available for public and resort use (to be located
nearby municipal golf facility).
♦ Swimming Lagoon: Refiltered salt water with sand beach.
♦ Equestrian Facility: Instruction arena and trails over a portion of the east ranch.
1
PROTECT DESIGN_ The design of the resort will be similar in architectural style and
quality to the Santa Barbara Biltmore, yet with a distinctive character all its own.
Authentic Spanish clay tile roofs and plaster exteriors connected with tiled plazas and
walkways will be typical appointments found throughout the resort.
Both the municipal and the resort golf courses will take advantage of the natural rolling
terrain and will be enhanced with native trees and shrub landscaping.
PROJECT OPERATIONS Public course players, resort guests and conference center
attendees all arrive at the Reception Center where private cars are either directed or
parked and golf carts or shuttles are assigned.
Resort guests travel along manicured golf cart pathways to either the freestanding
bungalows, cottages, suites, or individual haciendas. These facilities will be available at
daily resort rates if they are not being used by private parties, professional associations and
corporations that will own them for use as quiet executive retreats. The conference center
will be available for corporate functions as well as for local organizational meetings,
business group functions, dinners, receptions, etc.
PROJECT BENEFITS
ECONOMIC
♦ Transient Occupancy Tax $1.5 million annually
♦ Property Tax $1.1 million annually
♦ Sales Tax Revenue $ .4 million annually
Total $3.0 million in revenues
♦ ±400 Jobs $ 9.2 million in wages
♦ Multiplier Effect of Wages $14.0 million
♦ Community/Resort Revenues $38.0 million
F
stimated Resort Const. at Project Buildout $97.0 million
stimated Municipal Const. at Project Buildout $12.0 million
♦ Economic Support for Downtown San Luis Obispo
♦ Support for Regional Tourist Attractions
♦ Conference/Special Event Facilities
♦ ±170 Acres Dedicated in Fee to the City
♦ Revenue Stream From Golf Operation
♦ Sale of Wastewater to Resort Course
2
1
ENVIRONMENTAL
♦ City secures its First Greenbelt land on the southeastern edge of the City
♦ Permanent Greenbelt and City Gateway
♦ Non-prime Agricultural Land
♦ Permanent Open Space/Islay Peak
♦ Creek Preservation
♦ Riparian Enhancement
♦ Landscape Reclamation -- native plants and trees
♦ Visual/Architectural Compatibility with San Luis Obispo
♦ Agriculture and Visual Setbacks
♦ Ground Water Recharge
♦ Air Quality Impacts Minimized (no.cars)
♦ Energy, Water Conservation, and Recycling
RECREATIONAL
♦ 18 Public Golf Holes Owned by the City
♦ 18 Resort Golf Holes
♦ Public Driving Range
♦ Public Amphitheater
♦ PGA Sanctioned Event (annual)
♦ Meets "all" County Guidelines for Primary Location of Golf Facilities
♦ Public Tennis Facilities
♦ Public Fitness Center
♦ Equestrian Center and Trails
♦ 170 Acres of Land Dedicated in Fee to the City
TRANSPORTATION
♦ No Cars on Resort Side
♦ Avigation Easements in Perpetuity
♦ Non-pollutant Golf Carts
♦ Shuttle Service to Downtown San Luis Obispo and Airport
♦ Employee Shuttle Service to Downtown
WASTEWATER
♦ $4 Million Reclaimed Wastewater Line
♦ "Backbone" of City's Reclamation Program
♦ Reclaimed Water Replacement of Potable Water
♦ Early Source of City Wastewater Income
♦ Reclaimed Water Utilized for Golf Course/Landscape Irrigation
3
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WHAT IS THE LOS NOMADAS - REVISED PROJECT?
The "revised" Los Nomadas project proposes both a municipal 18-hole championship golf
course and tennis/health complex, and a 330-suite private resort clustered around a second
18-hole championship golf course.
♦ The Municipal Golf Course -- The municipal golf course and sports complex would be
owned and operated by the City of San Luis Obispo on ±170 acres of land, dedicated
in fee by the owners of La Lomita Ranch and the developers of the Los Nomadas
Resort, to the City of San Luis Obispo. A clubhouse, snack bar, pro shop, driving
range, and other public amenities will be a part of the municipal golf operation. In
addition, six to eight tennis courts, and health club facility are envisioned as public
amenities in support of the municipal golf course.
♦ The Los Nomadas Resort -- The resort component of Los Nomadas will consist of an
18-hole championship, private golf course and 330 suites, contained in a mix of
haciendas, bungalows, cottages, and resort suites clustered around a central resort
complex. Based upon resort management input, the originally proposed 36 haciendas
will decrease, and the final mix of 330 suites located in haciendas, bungalows, cottages,
and suites is still to be determined. The central resort complex will include reception,
shops, restaurants, plazas, a swimming lagoon, gardens, etc. A conference center is
planned in conjunction with the resort, although its location would be adjacent to the
municipal golf facility for more convenient public access.
HOW DOES THE CITY PAY FOR ITS MUNICIPAL COURSE?
♦ With fee ownership of the ±170 acres, the City of San Luis Obispo can obtain revenue
bond financing at very reasonable rates, for the design and construction of a
championship 18-hole golf course and the related recreational amenities. As a part of
the bond underwriting, the "wastewater trunk line" from the City's sewage treatment
plant to the municipal golf course and the Los Nomadas Resort course can also be
financed. The revenues from the golf course operation and the sale of the City's
wastewater to the resort course will both offset the debt service of the revenue bonds,
and create a positive cash flow for future recreational expansion and/or extensions of
wastewater distribution lines for the City's Wastewater Reclamation Program.
WHAT STEPS ARE REQUIRED OF THE CITY TO TAKE ADVANTAGE OF THIS UNIQUE
COMMUNITY OPPORTUNITY?
♦ On August 10, 1993 -- Schedule Los Nomadas as a project to be considered within the
City's Land Use Element Update and Urban Reserve Line expansion.
♦ On August 24, 1993 -- Meet with Robert Trent Jones Company to discuss the details
of the revenue bond financing concept.
4
♦ Commission a golf course market study for the San Luis Obispo municipal golf course
as market justification for the revenue bond underwriter.
♦ Negotiate terms and conditions of a Development Agreement between Northwinds
(Los Nomadas property owner) and the City.
♦ Hire consultant (at Northwinds' expense) to prepare the Los Nomadas project EIR.
♦ Conduct public hearings on project approvals.
♦ Apply to LAFCo for annexation of La Lomita Ranch.
♦ Process and approve precise golf course and building plans.
♦ Work with bond underwriter to issue revenue bonds.
♦ Issue building and grading permits.
HOW LONG SHOULD THIS PROCESS TAKE?
♦ Given no significant negative environmental findings or processing delays, golf course
construction could begin as soon as July, 1996 - or in about three years.
WHY SHOULD SAN LUIS OBISPO CITY RESIDENTS WANT TO PARTICIPATE IN A
GOLF COURSE REVENUE BOND FINANCING PROGRAM?
♦ The ownership and operation of a municipal golf course can create major positive cash
flows to the City, and generate a variety of permanent job opportunities. The City can
also receive additional revenues from the sale of wastewater to the Los Nomadas
Resort golf course, nearby City areas and other paying customers. The sale of this
wastewater can, in turn, fund expansion of the City's Wastewater Program so that
conveyance facilities can be built to serve other City parks and landscaped areas. City
taxpayers are not directly obligated to pay for the revenue bond debt service as they
would be required with general obligation bonds. Revenues from the golf operation
and the sale of wastewater should easily cover the debt service of the revenue bonds.
HOW DOES THE CITY KNOW IF THE PROJECTED GOLF COURSE REVENUES WILL
COVER THE DEBT SERVICE OF THE REVENUE BONDS?
♦ Numerous market studies of the San Luis Obispo region indicate a stroppent-up
demand for additional golf. Annual rounds played at the following golf courses all
continue to increase each year:
Morro Bay (85,000)
- Chalk Mountain (75,000)
San Luis Bay Resort (65,000)
5
♦ A 1993 National Golf Foundation Survey indicates that golf is the fastest growing
recreational activity in the U.S. and is no longer an "elitist" sport Almost one-half the
nation's golfers, about 43%, earn between $20,000.00 and $49,000.00 annually. 41%
of all golfers are in professional, management, or administrative employment. Clerical,
sales, and blue collar make up 39% and 12% are retired. These demographics are
reinforced by the resident profile of San Luis Obispo and its environs.
♦ Part of the revenue bond underwriters' "due diligence" would be to have a detailed
market study of the San Luis Obispo area prepared, which should confirm the strength
of demand and economic soundness of this market segment.
HOW CAN THE CITY OF SAN LUIS OBISPO BECOME INVOLVED IN CONSTRUCTING
A MUNICIPAL GOLF COURSE WITH REVENUE BOND FINANCING?
♦ One of the nation's most prestigious golf course design and construction firms, Robert
Trent Jones II Company, is located in Palo Alto. This group has formed a subsidiary
entity which specializes in public finance programs. This successful program enables
municipalities around the U.S. to take advantage of the Jones Company's skills and
reputation for all phases of implementation -- from market feasibility studies to
management and long-term maintenance of the golf course. The Jones Company has
established a close working relationship with Stephens Financial, Inc. of Alexandria,
Virginia, a nationally recognized expert in municipal bond underwriting, specifically for
municipal golf course construction. The combination of Robert Trent Jones 1I,
Company and Stephens Financial, Inc. provides the turnkey expertise for the City of
San Luis Obispo to become involved in this unique community opportunity.
WHAT WOULD A REVENUE BOND FINANCING PROGRAM FOR THE CONSTRUCTION
OF A MUNICIPAL GOLF COURSE LOOK LIKE?
♦ Robert Trent Jones II, International has provided the following baseline information
for bond underwriting and construction of a municipal golf course. These figures
should be treated as general guidelines for construction of a high quality Robert Trent
Jones 1I golf course. The actual construction cost can only be determined upon
completion of working drawings and specifications.
1. Mobilization $ 50,000.00
2. Clearing N/A
3. Earthwork 500,000 cu. yds. @ $1.75/cu. yd. 875,000.00
4. Topsoil Stripping 100,000 cu. yds. @ $1.25/cu. yd. 125,000.00
5. Topsoil Replacement 100,000 cu. yds. @ $1.75/cu. yd. 175,000.00
6. Lake Development 250,000.00
7. Construction of Features 925,000.00
8. Irrigation System 975,000.00
9. Fairway Development 110 acres @ $2,500.00/acre 275,000.00
10. Cart Paths 25,000 Lf. @ $11.00/I.f. 275,000.00
6
The following are budget items to be provided on a cost-plus basis and charged in
accordance with quantities and prices when actually incurred:
A- Tree Planting $ 1007000.00
B. Trap Sand 40,000.00
C. Rock Pickup and Removal 60,000.00
D. Subsurface Drainage 250,000.00
E. Sod 50,000 s.f. @ $3.25/s.f. 157,000.00
F. Landscaping 75,000.00
TOTAL Budget Items $ 6829000.00
11. Contingency 400,000.00
TOTAL Golf Course Construction Cost Estimate $ 5,007,000.00
12. Clubhouse and Cart Storage 1,500,000.00
13. Maintenance Building 320,000.00
14. Maintenance Equipment 575,000.00
15. Design 400,000.00
16. Grow-in 500,000.00
17. Restrooms and Shelters 30,000.00
18. Entry road and Parking Lot 150,000.00
19. Start-up Expenses 150,000.00
TOTAL Infrastructure Costs $ 326251,000.00
TOTAL GOLF PROJECT COSTS $ 8,632.000.00
20. Underwriting Expenses 3% of Issue Amount 259,000.00
21. Bond Reserve Fund 10% of Issue Amount 863,000.00
22. Capitalized Interest 2 years' Interest Only (7.75%) 1,334,000.00 .
23. Legal 75,000.00
24. Title, Insurance, and Other Closing Costs 100,000.00
TOTAL Underwriting Expenses 2,631.00
TOTAL USES OF FUNDS $11.263.000.00
WHAT COULD THE CITY EXPECT FINANCIALLY FROM A MUNICIPAL GOLF COURSE
OPERATION?
♦ Using recent market research from the San Luis Obispo area and cost estimates from
the experience of the Robert Trent Jones Company, a preliminary operating statement
could look like this:
7
Potential Income
Greens' fees
($35.00/round - base rate - x 50,000 rounds/year - average) $1,750,000.00
Cart Rentals
(60/40 split with cart dealer [60%] and 33% annual
rotation of 72-cart inventory. 75% usage at $22.00/cart) $ 160,000.00
Driving Range (50,000 rounds x $4.00 with 20% expenses) $ 160,000.00
Food and Beverage - Concession
($4.00/round x 50,000 rounds x 10% profit margin) $ 20,000.00
Shop Sales - Independent Contractor
($5.00/round x 50,000 rounds with 10% profit margin) $ 25,000.00
TOTAL Potential Income $291159000.00
Potential Expenses
Course Maintenance $ 650,000.00
- Staff $ 350,000.00
- Clubhouse Repairs, Maintenance and Supplies
- General and Administrative/Accounting
Estimated Debt Service $ 667,000.00
TOTAL Potential Expenses $19667,000.00
TOTAL POTENTIAL PROFIT $ 4481000.00
These figures are based upon the operating experiences of Robert Trent Jones'
courses, preliminary marketing estimates, and California operating revenue ratios.
WHY SHOULD THE CITY OF SAN LUIS OBISPO ANNEX LA LOMITA RANCH AND
APPROVE THE LOS NOMADAS PRO.IECT?
♦ The three most compelling reasons, among many, to support annexing Los Nomadas
are:
1. Major Economic Benefits: ±$3 million in annual revenues, from bed, property
and sales taxes; creation of over 400 local. permanent jobs; significant economic
support for downtown and local San Luis Obispo businesses.
8
2. An Environmentally Sensitive Project: leaves 80% of 700 acres in permanent open
space; allows the City to acquire its first greenbelt lands; visibly enhances and
controls in perpetuity the southern gateway and boundary to the City.
3. A Multi-use Recreational Complex: satisfies the unmet municipal golf, tennis, and
fitness needs; creates the region's first destination resort; provides the "keystone"
for San Luis Obispo's emerging tourism industry.
WHAT ARE THE M IOR CONCERNS TO DATE EXPRESSED BY THE CITY OF SAN LUIS
OBISPO ABOUT THE LOS NOMADAS PROJECT?
♦ The three most often expressed concerns are:
1. Growth Inducement into the Edna Valley: Adjacent, large landowner immediately
south of Los Nomadas, Paragon Vineyards, has recently renewed its Williamson
Act Contract (Ag preserve); has invested in a 15-year, vine replanting program
using Phaloxera-tolerant rootstock; continues to operate as part of a public
company, committed to the wine producing industry.
2. AApnropriate Location for Annexation? Almost 50% of the La Lomita Ranch
northern property boundary abuts the southern City Limit line. The northern half
of Islay Peak is within the City limits. Annexation would bring this important
landmark entirely within the City's control. Two of the major southern gateways
to the City (Highway 227 and Orcutt Road) would be protected and visually
enhanced.
3. Water Supply and Irrigation:tion: La Lomita Ranch controls sufficient ground water
supply to serve the project's potable water needs. Should the City choose to
provide potable water, Los Nomadas could decide not to utilize its own ground
water. The State of California mandates that, when available, treated wastewater
should be used to irrigate golf courses. There is sufficient wastewater generated
from the City's wastewater treatment plant to supply not only the Los Nomadas
project, but also a reasonable allocation for downstream users, through the City's
implementation of a logical, phased wastewater reclamation program.
HOW CAN LOS NOMADAS RESOLVE THE PUBLIC PERCEPTION OF GROWTH
INDUCEMENT INTO THE EDNA VALLEY?
♦ The project infrastructure can be designed and sized to limit further utility extensions
to serve properties beyond its southern boundary.
♦ Substantial agricultural and visual setbacks have been designed into the project.
♦ Both agricultural and open space easements will be placed over approximately 80% of
the property and held by the City in perpetuity.
9
HOW WILL THE REVISED LOS NOMADAS PROJECT IMPACT THE CITY'S GREENBELT
PROGRAM?
♦ Enables the City to jump-start its greenbelt program with the first open space property
on the City's southeastern periphery.
♦ City's present and future financial realities preclude the City's ability to purchase open
space lands.
♦ Golf courses are open space and can be sensitively designed to preserve the natural
character of a region.
♦ Setbacks have been incorporated from the agricultural lands to the golf course areas
and the lands will be left in their natural state.
♦ Modern, creative design methods can preserve and enhance much of the land in native
grasses and significantly improve the riparian habitat along San Luis Creek.
♦ The City's ability to modify the resort layout could achieve a condensed Urban Reserve
Line and create a larger open space buffer on the City's perimeter.
♦ Dedication of ±170 acres of land in fee to the City can allow the City to control its
own destiny.
HOW COULD RESORT DESIGN FLEXIBILITY IMPACT THE CITY'S URBAN RESERVE
LINE?
♦ Resort design flexibility could impact the City's Urban Reserve Line (URL) in three
distinct ways:
1. The Presently Proposed Resort would require the URL to extend almost to the
City Limit line along the ranch boundary.
2. By Clustering the Resort at the Base of Islay Hill. the URL could remain closer
to current urban development, providing for a larger greenbelt
3. By Concentrating_the Resort around the Central Facility, development would be
clustered into a tighter pocket, allowing for more open space.
vAh-nomad.que
10
LOS NOMADAS -- REVISED
August, 1993
MODIFICATIONS TO CITY LAND USE ELEMENT
PURPOSE: In order for the City to annex Los Nomadas, modifications to the City's Land
Use Map and General Plan designations must occur. The following is a brief discussion
of those changes needed for three alternative designs that could be pursued at Los
Nomadas. Public input and project team review has led to the need for design flexibility.
This flexibility can allow the public and decision makers to address concerns over the
location of the City's Urban Reserve Line.
PROPOSED URBAN RESERVE LINE--The following revisions are proposed to the City's
Land Use Map.
1. Presently Proposed Proiect -- The components of the original project design are
contained in the illustrative site plan exhibit.
A. City Limit Line -- The City Limit line would be reconfigured to follow the Los
Nomadas property boundary.
B. General Plan Designations -- The entire property would be designated as
Conservation/Open Space and Recreation.
C. Urban Reserve Line--The Urban Reserve Line would be extended from its current
alignment along the northern base of Islay Hill, and follows the general perimeter
of the resort.(see exhibit).
loll
l�=EAST
,
Presently Proposed Project
11
L Resort Clustered at Base.of Islay Hill -- Project Modification: This modified design
assumes all the same project components, but the resort itself would be clustered at the
base of Islay Hill, and all the haciendas, bungalows, cottages, and suites consolidated
around the resort's central facility. The resort central plaza would be located at the
base of Islay Hill and would incorporate some.attached hotel suites.
A City Limit Line The City Limit line would be reconfigured to follow the Los
Nomadas property boundary.
B. General Plan Designations -- The entire property would be designated as
Conservation/Open Space and Recreation.
C. Urban.Reserve Line --The Urban Reserve Line would be extended from its current
alignment along the northern base of Islay Hill, and wrap tightly around .the hill's
base to encompass the resort envelope (see exhibit).
BENEFITS OF CLUSTERED RESORT
Larger greenbelt
♦ Tighter Urban Reserve Line close into City
♦ Shorter extension of City services
♦ Limits future extension of urban services to the south
♦ Larger open space buffer
CONCERNS OF CLUSTERED RESORT
♦ Visible from Highway 227 and Orcutt Road
♦ More extensive grading required
♦ Additional creek crossings required
♦ Not preferred by property owner
=EAST.waom
1
\\\\\
\\\\\\\\\\\\\\
\\\\\\\\\\\\\\
Resort Clustered at Base of Islay Hill
12
3. Resort Concentrated Around Central Facility -- Project Modification: This modified
design would include the resort haciendas, bungalows, cottages, and suites tightly
clustered around the plaza central facility in the same location as designated on the
Presently Proposed Resort.
A. City Limit Line -- The City limit line would be reconfigured to follow the Los
Nomadas property boundary.
B. General Plan Designations — The entire property would be designated as
Conservation/Open Space and Recreation.
C. Urban Reserve Line --The Urban Reserve Line would be extended from its current
alignment along Highway 227 extending north along the property boundary, and
encompassing a small pocket of urban development in the project's center.
BENEFITS OF CONCENTRATED RESORT
♦ Resort clustered with larger amounts of open space along periphery
♦ Smaller development pocket and smaller urban services line
♦ No outward extension of urban services beyond development pocket
♦ Larger open space area
CONCERNS OF CONCENTRATED RESORT
♦ Isolated extension of urban reserve line
♦ Marginally visible from Highway 227 and Orcutt Road
♦ Not preferred by property owner
EAST ARIPORT-
AFEA-
Wlh-nom: Resort Concentrated Around Central Facility
13
BACKGROUND INFORMATION
ON ROBERT TRENT JONES II, COMPANY
Articles regarding Robert Trent Jones II Municipal and Public Golf Courses
Client Reference List
Golf Courses Designed by Robert Trent Jones II
v/lh-nomad.que
14
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08/02/93 11:09 ROBT. TRENT JONES II : 805 543 4609 NO.787 P004
Friday, September 23, 1988 Marin Independent Journal
Petaluma gets new golf course
By Ralph Chatoian Ground breaking for the course. fael and the Marin Coast Cluban,north of
Independent Journal reporter which will be nearly 9,000 yards long Dillon Beach. 1n addition,SGeroni-
from the farthest tees,will be Monday. mo Valley Golf Course is being rebuilt
PETALUMA — Construction of a The course will also include a 31-,. and scheduled to open soon.
public 18-hole golf course designed by home housing development. Builder 13 It will be the only 18-hole course in
one of the world's most noted golf the Duffel
ffel Financial
and planner
i Construction An- Petaluma. The existing Petaluma Golf
course architects begins Monday in thLafayette.
and designer of the and Country Club is a nine-hole layout
ony
Petaluma. off McNear Avenue.
The designer,Robert Trent Jones Jr., homes is Barry Berkus. The plan for Adobe Creek Golf
made a quick stop in Petaluma Thum- The construction of the course comes Course was adopted by the Petaluma
day to meet with city officials at the site at a time when two other courses are be- City Council in 1985 and, according to
of the Adobe Creek Golf Course at Ely ing considered in Maria County — a Warren Salmons. Petaluma planning
Road and Casa Grande Drive. course at Smith Ranch Road in San Ra-
r
'y`r
V.
� a r
. 116
,.r
2ETALUMA
W maDBata pMMisen
r•
U pUOtO/Scoa Henry
Robert Trent Jones Jr. designed the Adobe Creek Goff Course
director, "this project is keeping designed in Napa_ Mounds will be ,Jones said he estimates it will be
within the growth management plan built to change the contour of the 18 to 20 months before the course
of Petaluma." now fiat land, and there will be six will be ready for play,but Duffel has .
Jones made an early visit because lake+- a much earlier time cable."It will be
he will be in Europe overseeing con. "It will be a public golf course as ready by September of 1959. Just
struction of other courses he has de- good as Poppy Hills and Spanish watch."
signed
won't be able to attend Bay (Monterey area courses de-
"The course will not be overly dif-
g signed by Jones)." said Joseph A. ficult... not as difficult as Spanish
In describing the course. Jones Duffel, who was also at the site to gal• or Bodega Harbour (another
said, "It will be in the more classic meet with Petaluma City Council )ones rnurse)-" said Jones. "It will
tradition of Silverado," a course he members. be a easy welkin
ke
It will measure 6,965 yards from St. Andrews in Scotland- It will be
the gold tees, 6,485 from the blues. traditional. not a spread out, hilly
5940 from the whites and 5,155 from course. A compact course, I believe_
the reds. is more 8
ppealing to a player."
08/02/93 11:11 ROBT. TRENT JONES II -� 805 543 4609 NO.787 P005
Santa F �a, California, Tuesday, Jar. ry 9. 1990
Pr Ss'
THE
DEMOCRAT' -
Japanese buy golf course in Petaluma
GI 1tU,%,NlE COHE.N
Prat tkmeene Dump
PETALUMA — Japanese inves. "When you build a golf course. Duffel did not want to reveal the
rs have paid$41.5 million for the It's like painting a picture. You're purchase price. But the Japanese
almost completed Adobe Creek very proud of it. If it turns out well. firm, according to a city source,
golf course and surrounding land But I'm also a businessman." gave Duffel a $10 million down
`.fere 267 executive-style homes Duffel sold the golf course and payment on a 541.5 million sate.
,uldbebuilt. land for 267 of 320 homes planned Jgrande representatives could
The sale highlights Japanese in- around the 18-hole course. which not be reached for comment.
terest in buying Sonoma County wilt be open to the public, to '"They're interested in a quality
Jgrande Inc. He said representa- development," Duffel said of
RaeemrJapameseimtmmemrsin tives from the California corpora- Jgrande. "we've very proud of the
moms and Napa coundes..48 tion formed by Japanese investors way we've planned the houses. we
land,particularly golf courses. Own seven resort-type golf courses think the golf course is a great
Japanese firm bought Sonoma in Japan. addition to Petaluma.
oral Golf Club in 1988, and Kent Nakagawa, controller for "They (Jgrande) intend to build
Yashima Construction Co. of San out our plans so. If anything, it will
-, panese Investors are in the pro- Francisco. which will serve as be better."
cess of buying Fountaingrove Coun- Jgrande's general contractor for Duffel said he expects golfers to
^+Club In Santa Rosa. - the project, said investors from be playing at Adobe Creek by
Designed by Robert Trent Jones Tokyo formed Jgrande specifically March.The course has been built
1. an internationally renowned to buy the golf course property on and is being irrigated with treated
golf course architect,Adobe Creek Ely Boulevard and Frates Road. wastewater from Petaluma.
had not been for sale: But a group Nakagawa said Jgrande bought As part of a development agree-
Tokyo investors made landown- the project purely as an investment ment with the city,the course must
and developer Joseph Duffel an and plans to proceed with Duffel's be open to the public.
offer he did not refme ou plans to build homes sellingfrom About 800 people cora ewt in a
They sought r out, sale Duf- $250,000 to $500,000 aroud the lottery for a chance to buy one of
' el avid goiter and president of course. 53 homes next to the course. The
ttfel Financial and d absolutelyion
The deal closed Dec. 28. Accord. homes are not yet built. but Duffel
no intenuoneof selling. Ibdid snot ing to county records, Jgrande continues to own the land for this
–Rnt to sell. owes Duffel $31.5 million for me first phase of the developmen;
property. The 53 houses should be fin!snco.
in May,Duffel said.
q° He said he is planning to develop
°Qq other Sonoma County and Northern
California properties in conjunc-
tion with Jgrande.
y,. Adobe Creek Golf "You're going to see more. and
andCountry Club more and more and more of these
golf course and 320 homes offshore companies, whether they
be English, Dutch. Taiwanese or
to be sold to Japanese investors Koreans or Japanese, coming into
the development business in Cali-
fornia," Duffel said. "All these
Casa Grande
> 1 people are investing large amounts
High School / ` of money in real estate.
lot M L "California has opportunity.
Their cost of moneys less. They
�O ya N might be able to develop so the
��9iib sae Qa consumer can get a better price."
v` Say hesald.
Q` qty "They did a pretty good job with
116 Bio cars. ft's no longer a domestic
economy. It's international "
08/02/93 11:12 ROHT. TRENT JONES I1 4 805 543 4609 NO.787 P006
BROOKLYN PARK
DWMGH unique eP
Developer Grtttxlyn Dtwdapnettt 4o-
noted the land for the cause to the city.
The city, in turn, developed the course
ILA while Gracelyn developed the land sur-
rounding the course. "So it's a win-win
situation. says Palm "The developer
A CRAM -IONSHIP has built some fine homes and the city
gets an excellent golf cause and an in-
creased
n-
GOLF COURSE, commercial and rem�`�t
_ PiOPe1-
A UNIQUE � °�:'
in every way.shape and foem a diarnpi- Tbe public-private partnership also
onship golf course. It's done something eatrertds to the two-story clubhouse.The
PUBUC=PRRIATE eve we didn't envision wouki happen. cry owns the pro shop and public locker
During the course's first four mcnihs, rooms on the main floor. A private-
PARTNERSHIP every tee am was filled, from dawn to membership locker roan and meeting
dusk.It's been a spectacular success.It's rooms on the main floor are privately
.W Kett Brooklyn Park officials first brought not only great prestige to the owned.as ane public and private dining
discussed the prospect of a Edin- community but also acted as a great de- rooms on the second floor.
burgh USA .Golf Coarse, they velopment stimulus around the golf To dare.says Palm, the private-public
dreamt wi5tfnily of how the facility course:' partnership has proved "outstanding. I
could put their city on the map. Their Indeed,over 450 homes,some in the think the public-private partnership is
dreams have materialized. quarter-million dollar range, have been the wave of the future:'
People from throughout the Upper built either bordering the cause or near Palm estimates 35,000 rounds will
Midwest have golfed at the 165-acre, it. And dim are more to cone. The have been played by the rime the course
18-hole golf cause,located at 85th Ave. 1,500-acre tract surrounding the omrse closes in October. "I think it is one of
N. and Edinbrook Crossing, since it that has been set aside for residential and the better golf courses in America;' he
opened in May. And many have come coumercial development is only about said_ "Our goal is to be one of the best
away convinced that the course is of 20 percesit developed, but that has al- public golf courses in America, and
world class variety. says Dennis Palm, ready accounted for an estimated sw we've already been nominated for the
the city's director of parks and recrea• million worth of development. Palm best new public golf course in the
tion. said. United States:'
"It's got 12 acres of water,dozens of Aside from the prestige Edinburgh Palm said the course is being consid-
bunkers and a dozen tree-lined fair- USA has gained be=ise of its designer, ered by the LPGA for a tour stop in
ways,"says Palm,whose park crew acts Robert 'hent ]orics 11, the golf course 1989. "They've already been here and
as groundsl=pers for the course. "It is deserves attention for another reason:Its
they k)ved the course;'he said. O
6 1111 RE roG aE
Qe/02/93 11:13 ROHT. TRENT TONES II i 805 543 4609 NO.7e7 P007
ROBERT TRENT JONES II
MUNICIPALITIES OR PUBLIC GOLF FACILITIES
CLIENT REFERENCE LIST
1. Edinburgh USA - Brooklyn Park, Minnesota
Dennis Palm, Director of Golf 612/424-9444
2. Heron Lakes - Portland, Oregon
John Zoller, Jr., Director of Parks & Recreation 503/823-5104
3. The Orchards - Romeo, Michigan
Ron Dalby, Diversified Resources 313/567-4044
4. University Ridge/University of Wisconsin - Madison, Wisconsin
University of Wisconsin Dept. of Planning and Construction
Ed Hopkins, Director 608/263-3008
5. Ongoing Consultant for City of Thousand Oaks, California
City Manager's Office
Joe Hensberg 805/496-8601
06/01/93
✓Jti/VJGiJ.] 11:14 NubI . IKtIVI JUVtS 11 � 000 J4.i 40W7 11U. rbr rUlrl
GOLF COURSES DESIGNED BY ROBERT TRENT JONES, JR.
Adobe Creek Golf& Country Club, Petaluma, California, USA
Alabang Golf and Country Club, Rizal, Philippines
Arrowhead Golf Club, Roxborough Park, Colorado, USA
Beaver Creek Golf Course, Avon, Colorado, USA
Birnam Wood Golf Course, MonteciW, �'U USA
Bodega Harbour Golf Course, Bodega y,
Bondues Golf Club, 9-hole Addition, Chateau de la Vigne, France
Bonmont Catalunya Golf Club, Reus, Spain
Brawn Golf Course, Grenoble, France
Brookside Country Club, Stockton, California, USA
Bukit Jambul Country Club, Penang, Malaysia
Calabasas Park Country club, Calabasas, California, USA
Calatagan Golf Course, Batangas, Philippines
Cancun Pok-TA-Pok Resort Course, Quintana Roo, Mexico
Canlubang Golf Course(36 holes), Laguna, Philippines
The Cape uolf club, Ca,e Schanck, Melbourne area, Australia
Chateau Whistler Golf Course, Whistler Mtn., B.C., Canada
Chenal Countrb, Little Roc Arkansas, USA
Site of 1993 Insurance Youth Classic (longest junior golf event in U.S.)
Cherry Hills Golf Club, (27 holes), Hyogo Prefecture, Japan
Club de Golf Palma Real, Ixtapa-Zihuatanejo, Guerrero, Mexico
Cochiti Lake Golf Course, Cochiti Lake, New Mexico, USA
Ranked 1 st in Golf Digest state-by-state listing
.Ranked by Golf Digest among Top 25 Public Courses in the U.S.
Coto de Caza Golf Club, Orange Co., California, USA
Crestview Country Club (South Course), Wichita, Kansas, USA*
Crystal Tree Golf Club, Orland Park, Illinois, USA
Deer Creek Golf Course, Overland Park, Kansas, USA
Site of the 1990 Ben Hogan Kansas City Classic Tournament
Cited by Golf Digest among Best Public Golf Courses Opened in 1990
Desaru Resort, Johor, Malaysia
Desert Dunes Golf Course, Desert Hot Springs, California, USA
Cited by Golf Digest among Best Public Golf Courses Opened in 1989
Discovery Bay Golf Club, Lantau Island, Hong Kong
DuPage Golf Course, DuPage, Illinois
Eagleglen Golf Course, Anchorage, Alaska, USA*
Ranked 2nd in Golf Digest state-by-state listing
Eastern Star Country Club, Bangkok, Thailand
Eastwood Golf Club, Tochigi Prefecture, Japan
Edinburgh USA, Brooklyn Park, Minnesota, USA
Site of the Minnesota Classic, 1990 (L.P.G.A. Tournament);
Site of 1992 Public Links Championship.
Elkhorn at Sun Vallay, Sun Valley, Idaho, USA*
Ranked First in Golf Digest state-by state listing
Q8/02/93 11:15 ROBT. TRENT JONES II 4 805 543 4609 NO.787 P011
Eugene Country Club, Eugene, Oregon, USA
Ranted in Top 100 by Golf Magazine
Ranked 1st in Golf Digest state-by-state listing
Forest Meadows Golf Course (Executive Course), Calaveras County, California, USA
Four Seasons Resort, Nevis, West Indies
Glencoe Golf and Country Club, (36 holes) Calgary, Alberta, Canada
Ranked in the Top 25 Best Golf Courses in Canada
Site of the 1989 Canadian Professional Championship
Golden Valley Golf Club, Hyogo Prefecture, Japan
Selected by Japan Classic Magazine as Best New Golf Course in Japan in 1990
Site of Mitsubishi Gallant Tournament, 1990
Green Valley Golf Club, Bangkok, Thailand
Heron Lakes Golf Course, (36 holes), Portland, Oregon, USA
Site of annual Northwest Open
Site of USGA Amateur Public Links Championship, 1979
Highland Springs Country Club, Springfield, Missouri USA
Site of the 1990 Bea Hogan Greater Ozarks Open
Ranked 3rd in Golf digest state-by-state listing
Hiroshima Golf Club, (36 holes), Hiroshima, Japan
Hokkaido Country Club, Onuma Course, Hokkaido, Japan
Horseshoe Bay Golf Course, (Slickrock Course), Marble Falls, Texas, USA'
Hyatt Regency Coolutn Golf Course, Sunshine Coast, Australia
Cited by Australian Golf Magazine among Top 20 Golf Courses in Australia
Hyatt Regency Kauai Golf Course, Poipu Beach, Kauai, Hawaii
Incline Village Course(Executive Course), Lake Tahoe, Nevada, USA
Jackson Hole Golf and Tennis Club, Jackson Hole, Wyoming, USA
Site of the U.S.G.A. Amateur Public Links Championship, 1988
Ranked 1st in Golf Digest state-by-state listing
Jefferson Meadows Golf&Country Club, Columbus, Ohio, USA
Joondalup Country Club (27 holes), Perth, Australia
Site of 1987 Western Australia Open and P.O.A. Championship
Kapuk Golf Course, Jakarta, Indonesia
Karuizawa Golf(72 out of 126 holes) Karuizawa, Japan
Katsura Golf Course, Hokkaido Prefecture, Japan
Keystone Ranch Golf Course, Keystone, Colorado, USA
Selected by Golf Digest among Best 50 Golf Resort Courses in USA
Kiahuna Golf village, Poipu Beach, Kauai, Hawaii, USA
Kinojo Golf Club, Okayama, Japan
Laguna Seca Golf Ranch, Monterey, California, USA's
Lake Shastina Resort (36 holes), California, USA*
Lakeridge Golf Course, Reno, Nevada, USA*
Lansdowne Golf Resort, Leesburg, Virginia, USA
Las Colinas Sports Club, Irving, Texas, USA
Le Triomphe Golf Club, Lafayette, Louisiana, USA
Ranked 3rd in Golf Digest state-by-state listing
- 2 -
.09/02/93 11:16 ROBT. TRENT JONES II 4 e05 543 4609 NO.797 P012
Madeline Island Golf Links, LaPointe, Wisconsin, USA
Makena Golf Resort, (36 holes), Maui, Hawaii, USA
Ranked 7th in Golf Digest state-by-state listing
Meadow Springs Golf Course, Perth, Western Australia
Miho Country Club, Lbaragi Prefecture, Japan
Mill Creek Country Club, Salado, Texas, USA
Monarch Beach Golf Resort, Laguna Niguel, California, USA
Murrieta Golf Club, Murrieta Hot Springs, California, USA*
Nahabino Golf Course, Moscow, U.S.S.R.
National Golf and Country Club of Australia, Cape Schanck, Melbourne area, Australia
Cited by Australian Golf Magazine among Top 20 Golf Courses in Australia
Navatanee Golf Club, Bangkok, Thailand
Site of World Cup Championship, 1975
Oak Hills Country Club, Chiba Prefecture, Japan
Oakcreek Country Club,-Sedona, Arizona, USA*
Oxbow Country Club, Fargo, North Dakota, USA
Ranked 3rd in Golf Digest state-by-state listing
Pacific Harbour Golf Course, Deuba, Fiji
Site of 1978 World Amateur Championship
Penha Longa Golf Club, Lisbon, Portugal
Pine Lake Golf Club, Hyogo Prefecture, Japan
Site of Asian Qualifying rounds for 1985 World Cup
Site of Mitsubishi Gallant Tournament, 1987
Poipu Bay Golf Resort, Poipy Beach, Kauai, Hawaii
Pondok Indah Country Club, Jakarta Selatan, Indonesia
Site of World Cup Championship, 1983
Poppy Hills Golf Course (N.C.G.A.), Monterey, California, USA
Site of the 1991 PGA AT&T Pro Am Golf Tournament
Recognized by Golf Digest among the Best Courses in California
President Country Club (36 holes), Bangkok, Thailand
Princeville-Prince Course, Princeville, Kauai, Hawaii, USA
Cited by Golf Digest as Best New Resort Golf Course of the Year - 1990
Princeville-Makai Course, (27 holes), Princeville, Kauai, Hawaii, USA
Site of L.PGA Women's Kemper Open, 1986 through 1989
Ranked by Golf Digest in Top 100 Courses in U.S. for 16 years
Ranked 2nd in Golf Digest state-by-state listing
The Pyramids Golf Club, La Quints, California, USA
Raffles Country Club, (36 holes), Jurong, Singapore
Rio Rico Golf& Country Club, Rio Rico, Arizona, USA
Ruuhikoski Golf Course, Seinajoki, Finland
Santiburi Golf Club, Chiang Rai, Thailand
Sapporo Country Club (36 holes), Sapporo, Hokkaido, Japan
SentryWorld Golf Course, Stevens Point, Wisconsin, USA
Ranked by Golf Digest as America's Best New Public Course, 1984
Site of USGA Ladies Public Links Championships, 1986
Ranked 4th in Golf Digest state-by-state listing
- 3 -
08/02/93 11:16 ROHT. TRENT JONES II = 805 543 4609 NO.787 P013
Shanghai Internadonal Country Club, Shanghai, PRC, China
Shizukuishi Golf Course, Mt. Takahn, Japan
Shoreline Park (municipal), Mountain View, California, USA
Silverado Country Club (South Course), Napa, California, USA*
Skyland Golf Course, Crested Butte, Colorado, USA
Spanish Bay Golf Links, Pebble Beach, California, USA
In collaboration with Tom Watson and Frank Tatum, Jr.
Cited by Golf Digest as Best New Resort Course of the Year, 1988
Recognized by Golf Digest as among the best courses in California
Spanish Trail Country Club, (27 holes), Las Vegas, Nevada, USA
Site of annual Panasonic Invitational (richest purse in PGA history)
Ranked 4th in Golf Digest state-by-state listing
Spring Valley Lake Country Club, Apple Valley, California, USA*
Springfield Golf Club, Nagoya, Japan
Squaw Creek Golf Resort, Squaw Valley, California, USA
Golf de St. Donat, Grasse, France
Sta. Mena Golf& Country Club, Canlubang, Philippines
Steamboat Springs Resort Course, Steamboat Springs, Colorado, USA
Sugarloaf Golf Club, Carrabassett Valley, Maine, USA
Ranked by Golf Digest as Best New Resort Course in aesthetics, 1986
Ranked 1st for three years in Golf Digest state-by-state listing
Sun Hills Country Club, (27 holes), Tokyo area, Japan
Sun Rise Country Club, Yang Mei, Taiwan
Sunriver Resort, (North Course), Sunriver, Oregon, USA
Cited among Top 25 Best Resort Courses in USA by Golf Digest
Site of the annual Oregon Open
'Ranked Sth in Golf Digest state-by-state listing
Terrasses de Geneve Golf&Country Club, Bossey, France
"Top 50" rating in Golf World and Golf Digest list of European Courses - March 1990.
Towa/Nasu Highlands, Tochigi Prefecture, Japan
University of Wisconsin Golf Course, Madison, Wisconsin, USA
Waikoloa Beach Golf Course, Hawaii, USA
Waikoloa Village Golf Course, Hawaii, USA
Wailea Golf Resort (36 holes), Wailea, Maui, Hawaii, USA
Wedgewood Golf& Country Club, Columbus, Ohio, USA
Weston Hills Country Club, Ft. Lauderdale, Florida, USA
Wild Coast Country Club, Transkei, Southern Africa
Windsor Golf Club, Vero Beach, Florida, USA
Wisley Golf Club, (27 holes), Wisley Park, London, England
Yongpyeong Golf Course, Yongpyeong Resort, Korea
Zuiryo Country Club, Gifu Prefecture, Japan
* With Robert Trent Jones, Sr. collaborating
- 4 -
98/02/93 11:17 ROBT. TRENT JONES II a 805 543 4609 NO.787 P014
GOLF COURSE REMODELING BY ROBERT TRENT JONES, JR.
Annandale Country dub, Pasadena, California
Bel-Air Country Club, Los Angeles, California
California Golf Club, South San Francisco, California
Glendora Country Club, Glendora, California
Hacienda Country Club, La Habra, California
Incline Village Resort Course, Lake Tahoe, Nevada, USA
Kuilima Golf Course, Oahu, Hawaii
Mauna Kea Beach Hotel Golf Course, Kamueia, Hawaii
Menlo Country Club, Woodside, California
Palo Alto Golf Course, Palo Alto, California
Pasatiempo Golf Club, Santa Cruz, California
Site of U.S. Women's Amateur Championship, 1986
Royal Kaanapali Golf Course, Maui, Hawaii
San Gabriel Country Club, San Gabriel, California
Santa Rosa Country Club, Santa Rosa, California
Silverado Country Club (North Course), Napa, California
Stanford University Golf Club, Palo Alto, California
Sun Valley Resort, Sun Valley, Idaho
Ranked I st in Golf Digest state-by-state listing
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MADONNA COMPANY
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TELEPHONE (805)543-0300 P.O. BOX 3910
X SAN LUIS OBISPO, CALIFORNIA 93403-3910
August 2, 1993
City of San Luis Obispo
990 Palm
San Luis Obispo, CA 93401
Subject: PROPOSALS FOR GENERAL PLAN LAND USE CHANGES
Dear Mayor Pinard and Members of the City Council:
Madonna Construction Company is actively working with Costco Wholesale Corporation
to locate a Costco on our property on the south side of Los Osos Valley Road in the City
of San Luis Obispo. To accommodate such a use on land currently designated as Interim
Open Space in the City's General Plan, Madonna Construction Company is requesting
changes to the City's General Plan to allow a Costco warehouse store to be developed
on our property on the south side of Los Osos Valley Road west of Highway 101 (see
attached aerial map for location). Our requested General Plan changes include the
following:
* Change in the site's land use designation from Interim Open Space/Expansion
Area to General Retail (see attached land use map).
* Expansion of current Urban Reserve Line to include the subject property (see
attached land use map).
* Rewording of the General Plan text to include a third General Retail land use area
on the subject property (to be provided).
In conjunction with these General Plan changes, Madonna Construction Company will be
requesting approval of development permits, annexation, and rezoning for the Costco
project.
The benefits of this requested General Plan land use change are many. Costco would
be located on a major City roadway with easy access to Highway 101. Costco's parking,
however, would not be visible from Highway 101's scenic corridor. The Costco site would
be located far enough away from the Highway 101 interchange that a traffic signal for the
site can be easily located to meet the City's requirements and to accommodate signalized
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TELEPHONE (805)543-0300 P.O. BOX 3910
SAN LUIS OBISPO, CALIFORNIA • 93403-3910
access to properties north of Los Osos Valley Road. The proposed land use would be
compatible (and not in competition) with the auto plaza to the north.
I realise that there are many details to work out on such an important land use proposal.
It is my intent to work with the City to positively resolve any issues that may be identified
with our proposal. I look forward to the opportunity to work with the City to bring a major
retailer into our community.
Sincerely,
ao***
A. Madonna
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R RM DESIGN GROUP
Archin•eurr•Planning•En�inccri+i�•6i+rriors
August 2, 1993
The Honorable Peg Pinard
Mayor of San Luis Obispo
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: East Airport Area -- Request for Inclusion in Urban Reserve Line
Dear Mayor Pinard:
On behalf of the East Airport Area Property Owners, the owners of 10 parcels comprising
a total of 106 acres just east of San Luis Obispo Airport on Highway 227, we respectfully
submit the following request to include the 184-acre planning area for the East Airport
Area within San Luis Obispo's Sphere of Influence and Urban Reserve Line.
In the hope that the City will favorably consider this request at their August 10, 1993
hearing, we've prepared the attached information packet which outlines:
♦. The characteristics of the East Airport Area,
♦ Where this area stands today in the planning process,
♦ What could happen to the area if it is not properly planned, and
♦ The planning strategy we would propose to pursue to make this area a meaningful
part of the City of San Luis Obispo.
This area, which is also known as the "hole in the doughnut", between the existing City
limits, the boundary of the Airport Area and CSA-22, and north of the proposed Los
Nomadas project, is in jeopardy of developing in a haphazard, fractured, rural-residential
character. The owners of these fractured parcels are ready now to plan for the future of
this area in a way that would:
♦ Preserve the safety and strengthen the viability of San Luis Obispo Airport,
♦ Provide a strong mix of Airport-related mixed uses,
♦ Provide for an attractive streetscape along Highway 227, and
♦ Together with the Los Nomadas project to the south, provide a logical conclusion
to the City's southeastern border.
iia V ♦ _ . i
AUG 1993
CIrY
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�li BISP ,
, CA J{
The Honorable Peg Pinard
Page 2
August 2, 1993
Should you or any of your fellow council members or staff have any questions regarding
this request, please don't hesitate to call me (543-1794) or Steve Souza (543-8568).
Otherwise, we look forward to seeing you and the rest of the Council on August 10th.
Sincerely,
RRM DE N GROUP
J e Meji nfus
le
PI nner
Enclosures
cc: East Airport Area Property Owners
Mr. T. Keith Gurnee, RRM
v/jl-eairp.pin
ii
EAST AIRPORT AREA
REQUEST FOR INCLUSION WITHIN THE CITY'S URBAN RESERVE LINE
MEETING DATE: August 10, 1993
Prepared for. East Airport Property Owners and
East Airport Area.Mutual Water Company
Prepared by: RRM Design Group
I. WHAT IS THE EAST AIRPORT AREA?
The East Airport Area is a 184-acre area just opposite of San Luis Obispo Airport
on the east side of Highway 227 just south of the City limits of San Luis Obispo,
California. The area is bordered by Highway 227 to the west, by the Southern
Pacific Railroad tracks to the east, by La Lomita Ranch -- the site of the proposed
Los Nomadas project -- to the south, and by an unnamed tributary to San Luis
Creek to the north.
While predominately zoned for agricultural purposes for many years now, the area
is comprised of 19 parcels ranging in size from 1.28 acres to 43.1 acres. Some of
these properties are vacant and some are underdeveloped according to what would
be allowed under present zoning.
II. WHO ARE THE EAST AIRPORT PROPERTY OWNERS
The East Airport Property Owners (EAPO) is a group of owners of 10 of the larger
properties in the East Airport Area who have decided to get together and pursue
the master planning of all their holdings. They have formed a mutual water
company -- The East Airport Area Mutual Water Company -- and have been
successful in obtaining an 80-acre foot allotment from the Nacimiento water project
to serve the future water needs of the East Airport Planning Area.
The property owners formally submitted a request to the County of San Luis Obispo
as a part of the County's update to its San Luis Obispo Area Plan to redesignate the
area from its Agricultural/Commercial Services uses to a designation that would
allow a mix of Residential-Suburban and Service-Commercial/Business Park uses
which would primarily cater to the San Luis Obispo Airport. A schematic plan has
been prepared as part of their submittal to the County and they have stipulated to
the preparation of a specific plan for the entire area. EAPO wishes to now make
a similar entreaty to the City of San Luis Obispo to determine whether the City
would be interested in incorporating the East Airport Area within the City's Urban
Reserve Line.
III. WHAT IS THE FUTURE OF THE EAST AIRPORT AREA?
The future of the East Airport Area is up to the City and County of San Luis
Obispo. At present, we can identify three alternative futures:
A. Development Under Existing Zoning (see Exhibit A) -- Under this scenario,
the 19 parcels would build out consistent with the existing allowable uses
under the existing Agricultural and Service-Commercial designations.
While the vast majority of this area is zoned for "Agricultural" uses, the land
is clearly not suited for agriculture by reason soil, parcel size, or any other
definition. There is not one parcel in the East Airport Area that complies
with the County's parcel size requirements for the Agriculture designation.
Indeed, the essence of this future would have the area become a fractured,
residential-rural area with a scattering of uses including two primary
residences and various other allowable uses i.e., outdoor storage that would
presently be allowed in the agricultural zone. Because at least three of the
parcels are heavily influenced by the clear zone approach to the crosswind
runway of San Luis Airport, this could mean that a number of houses and
uses would be located in the clear zone as a matter of right under the present
General Plan. That such development could occur today has been confirmed
with Paul Gimer of the San Luis Obispo County Airport.
B. Development Under a Specific Plan in the County of San Luis Obispo -- If
the East Airport Property Owners are successful in getting the County to
incorporate the EAPO's recommendations for land use in the East Airport
Area, this area could develop consistent with its proposed mix of
Commercial-Service/Residential-Suburban designations subject to a Specific
Plan requirement within County jurisdiction under the San Luis Obispo Area
Plan Update. While the property would be clearly better planned under this
scenario rather than the previous one, its development could occur in the
County beyond City control of utilizing its own allotment of Nacimiento
water.
C. Development Within the City Limits (see Exhibit B) -- Under this option --
the one currently being requested -- the area would be brought into the City's
Sphere of Influence and ultimately annexed with the Specific Plan approval
for a mix of residential and commercial uses consistent with City standards
These latter two options would offer the following benefits:
♦ The Airport approach zones would be protected,
♦ A mix of land uses that would support the Airport while providing
needed housing for workers,
♦ The frontage of Highway 227 could be improved with ample plantings
and bicycle and pedestrian paths, and
♦ The East Airport Specific Plan could be the basis for correcting some
of the unattractive land uses such as the Sunderland Storage/Trucking
at this southern gateway to the City.
IV. WHY BRING THE EAST AIRPORT AREA INTO THE CITY'S URBAN RESERVE
LINE? (See Exhibit C)
♦ These property owners who own a variety of the larger fractured parcels in
the East Airport Area are interested now in working together to plan the
entire area. As such, the opportunity to master plan this area is now.
♦ If the area is not planned now and the property owners decide to go their
separate ways, it is likely it will develop according to scenario #1 (see Exhibit
A), creating an unattractive mix of land uses that will conflict with the visual
qualities desired at the City's southern gateway on Highway 227 as well as
with airport operations.
♦ As proposed, the approach zones to the crosswind runway of the San Luis
Obispo Airport could be protected and preserved guaranteeing the long-term
safety and operational feasibility of San Luis Obispo Airport
♦ The East Airport Area Property Owners can bring their 80-acre foot
allotment from the Nacimiento water project into the City, thereby providing
an insurance policy for this already over-subscribed water project.
♦ The area can provide the City with a mix of commercial and business park
land uses that would generate revenue for the City while providing the
Airport with a strong base of economic support.
♦ With Unocal shying away from its originally anticipated ambitious program
of industrial and office development, the East Airport Area could be looked
upon to pick up the slack of business park development that was otherwise
anticipated at Unocal.
♦ As the infill area between Los Nomadas to the south and the City limits to
the north, the incorporation of the East Airport Area within the City's Urban
Reserve Line would make a logical and attractive conclusion to this part of
the community.
♦ The northern portions of the East Airport Area planning area which are not
as affected by airport overflight could be a source of future housing to help
the City meet its housing needs as set forth in its Housing Element.
♦ The development of the East Airport Area could occur under City standards
and control rather than in the County.
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MADONNA
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TELEPHONE (805)543-0300 P.O. BOX 3910
SAN LUIS OBISPO, CALIFORNIA • 93403-3910
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August 10, 1991 ❑ FIRE CHIEF
AllG n1993 ❑ PMI DIR
HIG ❑ POLICE CHF
CITY CLERK 1,M ❑ REC DIR
City Council SAN LUIS OBISPO,CA ILE ❑ UTIL DIR
City of San Luis Obispo ❑ PERS DIR
990 Palm Street _
San Luis Obispo, CA 93401
Subject: ALTERNATIVE REQUEST FOR GENERAL PLAN LAND USE CHANGE-
MADONNA PROPERTY (SOUTHWEST SIDE OF LOS OSOS VALLEY RD. )
Dear Mayor Pinard and Members of the City Council:
Madonna Construction Company submitted a written request for a
General Plan land use change on August 2, 1993. This request
involved redesignating 25 acres of land on the southwest side of
Los Osos Valley Road west of Highway 101 to accommodate a Costco
wholesale warehouse store (see attached Map: Phase One) .
Since that submittal, I have been contacted by several other major
retailers who wish to locate on the subject property as part of a
larger planned commercial development.. Discussions with these
retailers have prompted me to write this letter which offers a
phased alternative General Plan land use request for the parcel's
entire Los Osos Valley frontage.
ALTERNATIVE REQUEST (Please refer to attached Map: Phase One-Three)
Phase One
* Change the land use designation from Interim Open
Space/Expansion Area to General Retail (northwesterly portion
of the property fronting Los Osos Valley Road up to the 150
foot contour) . The 150 foot contour is the approximate base
of the hillside. The Urban Reserve Line does not need to be
relocated with this request.
* Reword the Land Use Element text to include a third General
Retail land use area within the City of San Luis Obispo.
Phase Two
* Change the land use designation from Interim Open
Space/Expansion Area to General Retail (central portion of the
property fronting Los Osos Valley Road up to the 150 foot
contour) . Once again, the Urban Reserve Line does not need to
be relocated with this request.
Phase Three
* Change the land use designation from Interim Open
Space/Expansion Area and Conservation/Open Space to General
Retail (northeasterly portion of the property fronting Los
Osos Valley Road up to the 250 foot contour.
* Expand the current Urban Reserve Line within this Phase Three
area to the 250 foot contour to allow the consideration of
future development to the south on the flatter portions of the
site (assuming such development could be designed to be
consistent with applicable hillside and scenic resource
protection standards) . Presently the Urban Reserve Line runs
diagonally across this portion of the parcel rather than
follow any specific physical criteria such as a contour line.
With the proposed Alternative Request, the City is able to
accommodate a Costco as well as other popular major retail
facilities in one planned retail commercial shopping zone on the
subject property. The proposed development site is ideal for
retail commercial for several reasons. The site is currently
undeveloped (with the exception of the Froom Ranch buildings) ,
under single ownership, and located along a major City roadway with
easy access to Highway 101. Needed site improvements for the
proposed commercial use are feasible at this time. The use also
complements the auto center located on the northeast side of Los
Osos Valley Road. Additionally, the planned consolidation of these
commercial retail uses within one area of the City is preferable to
dispersing them among the City's commercial areas for traffic
impact reasons.
As with our original request, Madonna Construction Company and/or
Costco Wholesale corporation will be requesting approval of
development permits (including a minor land division) ,
annexation/pre-zoning, and rezoning for the planned commercial
development project in conjunction with these General Plan change
requests. I request that the City expedite the processing of these
permits in order to allow Costco to open their business in San Luis
Obispo at the earliest date possible.
I appreciate the opportunity to present our original request and
the above alternative request to you at your August 10 meeting and
look forward to the opportunity to work with the City to bring
Costco and other major retailers into our community.
Sincerely,
6�0 0204C ���
A. Madonna
Madonna Construction Company
cc: John Dunn, City Administrative Officer
Ken Hampian, Assistant City Administrative officer
Arnold Jonas, Director of Community Development
Michael McCluskey, Director of Public Works
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costco. G� 3 AGENDA
R E C E F V E P WHOLESALE DATE ITEM #__
AUG - 4 1993
August 2, 1993
CITY.CLERK COUNCIL CDD DIR
SAN LUIS:OBISPO,CA VJOA0 ❑ FIN DIR +
VIA FAX 5 42-9872 & AIR13ORM EXPRESS
acao ❑ FIRE CHIEF
PTTORNEY ❑ PW DIR
Honorable Mayor Peg Pinard GrOLERKCRG O POLICE CHF
990 Palm Street 11MGMTTEAM ❑ REC DIR
Sari Luis Obispo, CA 93408 13C READ FILE 13UTIL DIR
FILE ❑ PERS.DIR
Re: Costco Wholesale Corporation
Site Selection and Land Use Designation
Dear Mayor Pinard:
As you are aware, Costco Wholesale is very interested in locating a wholesale/retail
It facility on the Central Coast. The City of San Luis Obispo is our first choice for
a site. We have been evaluating various sites and trying to make a selection for approximately
one year. Our fundamental site selection criteria are:
1, Land and site improvement costs which are economically feasible relative to our
operating margins.
2. The ability to process an application and receive City approvals complete through
issuance of a Building Permit within approximately two years.
3. Reasonable mitigation measures relative to Costco-created impacts which do not
render the project economically infeasible.
During our site selection process we have endeavored to keep both the City Council and City
Staff informed of our direction and abreast of the status of our discussions with property owners
and other public agencies.
I .
At this point in time, we have entered into a letter of intent to purchase property known
as the McBride site (APN 067-242-012 and 067-242-013). This site meets the first of our
fundamental criteria and appears to have a chance to meet the other criteria. The site is within
the City's adopted Urban Reserve Line. It is designated interim conservation/open space in the
City's Adopted General Plan. The site is presently located in the County and designated
j'
Residential in their Adopted General Plan.
Our understanding is that at your August 10, 1993 meeting you will listen to
presentations by property owners (or businesses) who wish to be included in the City's 1993
General Plan as sites for future development different from what is shown in the 1977 General
Plan and/or 1992 Draft General Plan. Costco Wholesale (with authorization from the property
owner) requests that the McBride site be. designed as Commercial in the City's Land Use
Element in anticipation of our use. We also request that those other General Plan policies which
10809120th AVENUE N.E..KIRKLAND.WA 98033/(206)828-8100/P.O.BOX 97077,KIRKLAND.WA 98083-9777
BUVWG FAX ACCOUNMG FAX OQCVI14E FAX TRAITK:FAX LEGALIREAL ESTATE CON5TRUMON FAX MARKETING FAX
(206)8284101 (206)826-01fQ (204)828$10! C206)828.8104 MA20-61D5 (206)627-2756 f206)828.8106
---------------------------------------------------------------------- --------------
AUG- 2-93 MON 16: 14 COSTCO LEGAL/R.E. FAX NO. 2068288105 P. 03
Honorable Mayor Peg Pinard
August 2, 1993
Page 2 .
affect this site be revised to accommodate our use, including those policies which would affect
an application by Costco Wholesale to annex into the City.
After our year of site research, we are aware of the City's desire to maintain a balance
between its beautiful physical setting and the need to maintain a vital economy appropriate to
the City's status as a regional focus of the Central Coast. Costco Wholesale can contribute to
both.
Costco Wholesale can offer the City, its residents and the Central Coast many economic
opportunities, some of which are:
• $400,000 to $530,000 annual sales tax revenue (based upon our National average
for our stores between 120,000 and 160,000 s.f.)
• 150-200 employees (50% full time/50% part time).
• Regarding employee wages, the lowest starting salary is approximately $8.27/hr
for a cashier, for example, with major medical, dental, vision and 401K benefits.
We are known for having some of the highest wages in the industry, Costco
Wholesale recruits from, and gives preference to, the community in which we
locate.
• Dramatically increased property tax revenue.
• Business tax revenue.
• Stimulus to sales tax revenue from businesses other than Costco Wholesale.
• Slow the leakage of sales revenue to areas outside San Luis Obispo County.
• Increase revenues to existing businesses by;
• Creating a regional draw to San Luis Obispo.
• Providing lower cost inventory available to existing businesses.
• Create jobs and disposable income.
AUG- 2-93 MON 16; 14 COSTCO LEGAL/R, E, FAX NO. 2068288105 P, 04
Honorable Mayor Peg Pinard
August 2, 1993
Page 3 "
In addition tb economic vitality, Costco Wholesale contributes to the community and
recognizes its responsibility to be a good citizen. Costco Wholesale participates in the
community in a variety of ways, including:
• Ongoing environmental programs such as our own waste recycling and encouraging
employee ride sharing.
• Water conservation programs.
• Participation in local community events and charities.
0 Willingly participating with the City to define and provide reasonable mitigation for
Costco impacts.
• Working with City Staff and review agencies to achieve a site layout and building design
which is sensitive to local concerns while meeting our operational and feasibility needs.
In closing, we appreciate the opportunity to be at the August 10, 1993 meeting and will
be represented by our land agents, Northwest-Atlantic Partners, We are certainly available to
provide you and the community with additional information about our objectives and our
operation. We look forward to being a part of your community and hope that you can assist us
in meeting our objectives so that we, in turn, can become as asset to your community.
We look forward to meeting with you on August 10, 1993.
Sincerely,
C
OST OL LE CORPORATION
Frr of Development
CC: Chuck Hoey, NWAP
Steve McArthur, NWAP
E. Watson
V. Montgomery, RRM
William E. McBride
11
AUG- 2-93 MON 16; 15 COSTCO LEGAL/R, E. FAX NO. 20682P8105 P. 05
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To City Council o ❑ FiRECHIEF Grassland Protection
ACJ ❑ PW DIR
C!ERKIORI0 ❑ POLICE CHF
City Council Memb � P IVIMHTEAM ❑ REC DIR 2 August 1993
City of San Luis Obi�.�RFA FILE ❑ PERS DIR
990 Palm Street �,�:,•:� _
San Luis Obispo, CA. 93403
Subject: Draft Open Space Element
I would like to give my whole-hearted support for the DOSE. I
am a professor of wildlife biologist at California Polytechnic State
University. I teach various classes in wildlife biology, including
Habitat Management and have conducted numerous wildlife impact
reports on various properties around the city.
What has become apparent to me is the general disregard for
grasslands, the feeling that they are plentiful and harbor few
unimportant species. Whereas most management plans acknowledge
the value of riparian zones, wetlands, oak woodlands, Monterey
pines, and coastal scrub, grasslands are lightly regarded and cleared
for development. Because these "important wildlife habitats" have
been protected, the unimportant grasslands can now be developed.
Oh, steep hilly grasslands may be spared, being difficulty to build
upon, but the lower valley grasslands are often developed. These
lower valley grasslands are often the ones most used by wildlife.
Part of the misconception of the importance of grasslands for
wildlife is the wrong perception that people have of their use by
wildlife. Persons walking through a forest or along a riparian zone
experience a lot of pleasant sensations; the trees are pretty and
provide shade, birds are seen flitting about, and there are a variety
of plants. In contrast grasslands seem monotonous, extensive,
shadeless, and seemingly have few animals except possibly pesky
ground squirrels and pocket gophers.
From my studies, the literature, and habitat management
precepts that I teach my students, many animals frequently use
several different habitats to meet their needs, and that although one
of their habitats may be protected, if the other type is not, then the
animal may, nevertheless, disappear. It is very common for many
animals to use closed habitats--forests--for breeding and resting and
open habitats--grasslands--for feeding. Animals spend most of their
time resting and hiding, so thus spend most of their time secluded in
the closed habitats, but when it comes time to feed, they move out
into the open habitats. Here they are more vulnerable so they spend
only the necessary time to forage, moving quickly back into closed
habitats for safety. Most animals that do move into in open habitats
do so at a time when they are least likely to meet danger, either
Hanson I AVG 10 993
SEPI Lu[S OoISFO, CA
To City Council urassland Protection
early in the morning, late in the evening, or at night, the times. least
likely to be noticed by people who usually move about during the
mid part of the day. Some examples of animals around San Luis
Obispo that follow this pattern include red-tailed hawk, turkey
vulture, American kestrel, mourning dove, barn-owl, swallows,
crows, western bluebird, starling, California towhee, blackbirds,
foxes, coyotes, bobcats, and deer.
Because of the open nature of grasslands where animals are
unprotected from sun, wind, and sightings by predators, many
grasslands animals are either burrowers or large. Most of the large
grassland animals such as elk and grizzly bear have been extirpated,
but most of the burrowers remain. These burrowers, often
considered as varmints are, nevertheless, important for these ground
squirrels, pocket gophers, meadow voles, deer mice, and moles
provide food for a whole hosts of predators, including red-tailed
hawk, ferruginous hawk, coyotes, bobcats, and foxes. Loss of
grasslands means that these animals also become extirpated from an
area. In addition, there are many animals adapted fairly specifically
to grasslands, some mainly during the winter. In addition to the
ones just mentioned, these include various snakes, long-billed
curlews, killdeer, pipits, shrike, savannah sparrows, lark sparrows,
meadowlark,s and jackrabbits. In the San Luis Obispo City area,
several listed species make considerable use of the surrounding
grasslands; these include western pond turtles (as nest sites), coast
horned lizard, legless lizard, Cooper's hawk, golden eagle, ferruginous
hawk, northern harrier, black-shouldered kite, merlin, prairie falcon,
long-billed curlew, burrowing owl, and American badger. Other
listed grassland species in other parts of San Luis Obispo County
include California tiger salamander, western spadefoot toad,
Swainson's hawk, short-eared owl, antelope ground squirrel, and
various kangaroo rats. A couple of birds which may soon be listed,
the horned lark and loggerhead shrike, are predominantly grassland
species for all or part of the year. One of the problems with
identifying specific locals-of-use by many of the listed species,
especially the birds, is that they are fairly unpredictable in what
particular site may be used in any one year, often shifting from one
area to another in different years. However, with a decline in
available grasslands, the point may be reached that the remaining
few grasslands may not be sufficient for further use.
From my work in which I check habitats for various species, I
sometimes find more species in grasslands than other habitats. For
example, a project near Cambria on which I am currently working
which has grassland, creek riparian habitat with flowing water, and
Hanson 2
To City Council Orassland Protection
Monterey pine, I counted 25 species in grassland, 22 in the riparian
habitat, and 16 in the Monterey pine forest. Of 52 species, 10 were
only found in the grasslands. More mammals were detected in the
grassland than any of the other habitats on the site.
So grasslands are not the little-used habitat as so erroneously
thought. Grasslands are important to many animals, especially when
used in conjunction with nearby closed habitats. Many of the listed
animals in the county use grasslands extensively, at least for part of
the year.
Sincerely,
Z
hael T. Hanson
Professor of Wildlife Biology
Department of Biological Sciences
California Polytechnic State University
Hanson 3
k....c?ING AGENDA
DATE8a_ITEM 0
Vaf Vista Estates, Inc.
August 10, 1993
Mr. Glen Matteson
Community Development Department FAX: 805 781-7173
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93403-8100 t �`}
RE: GENERAL PLAN LAND USE CHANGE TR.683, LOT 105 AUG• 1 1 S
CRY Ci SAM WIS-01IMP0
Dear Mr. Matteson: - CMAMLINmFDEVELCPMW
We respectfully request that you submit the following proposal to the City Council for their
consideration at tonight's hearing.
Val Vista Estates, Inc. developed a substantial portion of the properties adjacent to Laguna Lake.
At the time of the recordation of several of the tracts fronting the Lake, Val Vista caused a
substantial portion of the Lake to be gifted through dedication to the City. At that time no
provisions were made for public access to the Lake. The boundary of the lakefront lots extended
essentially to the water's edge.
Upon recordation of Tract 683, the City designated Lot 105, approximately 8 acres, to Open
Space. This lot is bounded on the south by Los Osos Valley Road, 300 fest, and on the north by
Laguna Lake, over 500 feet.
We propose that the Council consider a unique use for Lot 105 by permitting the
implementation of a small boat marina that would give the public direct access to Laguna Lake,
The facility would be created in a manner which would have a minimum environmental Impact
on the area and would be sensitive to the adjoining uses. It would envision appropriate off-
street parking, slips and storage for small craft. The use would be limited to canoes, small
rowing boats, and electrically operated boats of less than 15 feet in length.
It seems appropriate that the City Council should respond favorably to this concept. The Lake Is
a major amenity of the City and should be available to its citizens.
We will be pleased to meet with your planner to expand upon these ideas and work toward a
program that will be mutually satisfactory.
Very truly yours,
VAL VISTA ESTATES INC.
® C A FREAD
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I¢IJI+ /6WIW&d+Wq /VM(4V1- Nowporl Beach,CA 92663 • (714) 723.4255 • Fax(714)723-4246
Mailing Address: P.O. Box 3006 • Net port Beach, CA 92659
MEETING AGENDA `
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DRUG.INC. 5��0_ I
DATE ITEM #
(805) 543-7656
1245 Broad Street
San Luis Obispo, CA 93401-3907
Fax: (805) 543-0175
Mayor Peg Pinard August 9, 1993
City Hall
San Luis Obispo
Dear Mayor Pinard,
I am writing to ask your support of the Los Nomadas Golf
Course Project as you update the land use element for San Luis
Obispo on August 10th. I believe that this project offers many
benefits to the City and falls within the vision for the future of
San Luis Obispo. This project offers benefits that address
economic, environmental, and recreational concerns in a well
thought out and designed plan.
Just a few of these benefits include:
1) The dedication of over 650 acres of open space to secure a
permanent green belt on the southeastern periphery of the city.
2) The city would receive 170 acres of land for a municipally
owned and operated golf course that our city so desperately needs.
3) The city would receive revenue from the increased sales,
property, and bed taxes that Los Nomadas would generate. Hundreds
of permanent local jobs would be generated and thus local merchants
throughout the city would benefit from an enlarged clientele base,
including additonal tourists and an expanded work force.
I hope that you will carefully consider the many benefits that
the Los Nomadas project will bring to our city and therefore
support this project on August 10th as the city's Land Use Element
is updated.
Thank you for your consideration of this item.
Sincerely,
Alan Martin
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Ban Lute Obispo,CA 93406
Beal Estate Corp. 0 TERRA ❑ REC DIR
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0 PERS DIR
August 6, 1993
Mayor Peg Pinard AUG � 1993
P.O. Box $100 SAN CL S O�ICCIL
San Luis Obispo, CA 93403-8100 FO, CA
Honorable Mayor Peg Pinard,
Re : Los Nomadas Golf Course Project
This correspondence is to express my support for the Los
Nomadas Golf Course Project .
I am a San Luis Obispo native, a past member of the San
Luis Obispo City Planning Commission , and in favor of
preserving a "Green Belt" around our community . The Los
Nomadas project will preserve 650 acres of open space,
provide clean industry, increase tourism and city
revenues , give the city land for future municipal
recreational facilities , and return city waste water to
underground aquifers , all without negative impact .
It' s a Win-Win!
We have been fortunate in the past to have been able to
rely upon our institutional employment base to keep our
local economy "Recession Proof" during down years in the
economy . Today this cannot betaken for granted. Lcs
Nomadas is unique in that it is environmentally sensitive
and provides an opportunity to increase city revenue for
other worthwhile community programs .
I hope you will support amending our L.U.E. and annex the
Los Nomadas Project .
Sincerely,
Thomas R. Patterson
MEPTING AGENDA
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O ❑August 6, 1993 ASSOCIATES AO ❑ EFTORNEY ❑John Mandeville,long range planning manager ERKADRIG ❑ HFCity of San Luis Obispo ❑990 Palm Street EAD FILE ❑San Luis Obispo, CA 93401 ❑
RE: General Plan Update:potential changes for council consideration
Dear Mr.Mandeville:
As you know I am acting as agent for the Dalidio Family who own the Laguna Ranch adjacent to
Central Coast Plaza. On their behalf, I have reviewed the draft general plan documents from the
land use and urban reserve lines points of view and submit the following comments for Council
Consideration at its August 10 hearing on this issue.
1. The basic land use designations shown on the current update meet the Dalidio requirements and
not significant changes are requested. We do feel however that it is important to note that the exact
line delineating the edge between open space and the commercial area should have flexibility of
interpretation since it is dependent in some part on.the location of commercial uses,their size and
type as well as the exact size and alignment of Prado Road. We are willing to commit to no
significant shift in acreages designated. In fact based upon or present projections the change will
most probably put more of the open space area adjacent to the Freeway and place a greater
proportion of the commercial development to the rear of the site.
Request: reaffirm that the land use designations on the proposed land use element are for general
guidance and maybe subject to flexible interpretation as long as the basic intent and proportions of
the land uses shown are realized in subsequent development plan submittals.
2. Expeditious processing is essential to maintain tenant commitments to the expansion of the
Central Coast Plaza. One of the main obstacles to timely processing has been the extended time it
has taken to process the General Plan Update.
Request: Allow simultaneous processing of development proposals that are consistent with the
proposed General Plan. This request is in conformity with the CAO recommendation#2 of the
Council Staff report.
Sincerely,
V ED
Andrew G.Merriam, AIA, AICP AUG 1993
xc. City Administrator's Office (:Il"Y COUNCIL
William Bird t;AN LUIS OBISPO, CA
Michael Morris
1350 Marsh Street San Luis Obispo, California ' 93401 (605)543-7057
Andrew G. Merriam, AIA, AICP
JOHN L. WALLACE & ASSOCIATI)ATE
CONSULTING CIVIL ENGINEERS
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Post Office Box 8100
San Luis Obispo, California 93401
Subject: Request for further study of possible future annexation of COG Partnership
property fronting Los Osos Valley Road
Dear Councilmembers:
The attached map shows a 118 acre parcel of property fronting Los Osos Valley Road that we
believe should be studied for possible annexation to the City in the future. This property was
a portion of a larger ownership that was previously considered for annexation to the City several
years ago, but was withdrawn from active processing when the property was put into new
ownership. It is presently designated as Lot 8 of Tract 1053.
This property provides a scenic viewshed to the public entering the City from Los Osos, and
also provides an agriculture buffer against the "hard edge" of the present city limits. It is also
situated between the present city limits and Bear Valley Estates which consists of 18 single
family residences on approximately 120 acres. Bear Valley Estates was approved in the early
70's and provides a transition between the City of San Luis Obispo and the agriculture areas
further west along Los Osos Valley Road.
It is suggested that the COG property be studied for possible future annexation because of the
following reasons:
1. The City would control the development of the property and as such a large
portion could be designated open space to retain a significant visual resource for
the Los Osos Valley entry into the City.
2. Future development of the property and open space parcels could be configured
in such a way so as to maintain the visual hard edge of the city limit as presently
enjoyed by the public and to provide a uniform transition to Bear Valley Estates.
3. Bear Valley Estates was also conditioned by the County to include a large (i.e.
30±acres) open space parcel fronting Los Osos Valley Road in order to provide
a corridor of farmland along the roadway and a buffer between the residential
development and Los Osos Valley Road. The COG property could be developed
4115 BROAD STREET,SUITE B-5 • SAN LUIS OBISPO,CALIFORNIA 93401 • (805)544-4011 • FAX(805)544-4294
City Council
August 2, 1993.
Page Two
in a similar manner so that a continuous open space parcel would remain from the
edge of the existing city limit to Foothill Boulevard, and beyond to the
agricultural areas to the west.
4. Previous plans included a golf course for this area, however, there is not
sufficient property to construct a full 18-hole golf course on the 118 acre parcel.
A 9-hole executive course could be constructed, but this portion of the property
might also be integrated into a larger City golf course or park at some point in
the future with other property on the easterly side of Los Osos Valley Road
(upper area of Laguna Lake). Annexation studies could determine the feasibility
of these plans.
5. Supplemental resources (i.e. water) could be made available through an existing
mutual water company. This would also provide an opportunity to link several
water systems in the area together to provide more flexibility in times of
emergency and conjunctive use with the City's other water resources.
6. A positive indication by the Council to study the possibilities of annexation would
help to determine whether or not it would be feasible for the City to extend its
sphere of influence and eventual city limit into the surrounding area.
We appreciate the Council's consideration of this item, and look forward to making a more
detailed presentation at the meeting on August 10, 1993.
Sincerely,
J . W/ALLACE & ASSOCIATES
Jo L. Wallace, P.E.
Principal
mlp:201.01/lovr
cc: Arnold Jonas, Planning Director
COG Partnership
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AGENDA
/ uATE . ITEM
R, ECFI K PID
City Council Meeting � Page 2
Tuesday, June 1, 1993 - 7:00 P.M. AUG - 6 1993
CITY CLERK A
Moved by Pinard/Settle to give final pass 46502 No. 1232; motion carried (3-2, Council
Member Settle and Mayor Pinard voting no).
C-4 ZONING REGULATIONS AMENDME (File No. 463)
Council considered giving final pass a to an ordinance amending Table 9 (Zoning Use Matrix) of the
zoning regulations*(continued fr 5/11/93).
Moved by Pinard/Settle give final passage to Ordinance No. 1235; motion carried (5-0).
C-5 ZONING NDMENT- SANTA BARBARA STREET (File No. 462)
Council co idered giving final passage to an ordinance rezoning a site at the corner of Broad and
Santa ara Streets from Service-Commercial (C-S)to Public Facility(PF); continued from 5/18/93.
ved by Pinard/Settle to give final passage to Ordinance No. 1236; motion carried (5-0).
C-6 ROSEMONT PROJECT (File No. 463)
Council considered giving final passage to an ordinance confirming the negative declaration of
environmental impact,adding the planned development (PD)zone to the existing conservation/open
space zone with a forty acre minimum parcel size (C-OS-40), and approving the revised preliminary
development plan with appropriate findings and conditions (continued from 5/28/93).
Arnold Jonas,Community Development Director,reviewed the applicant's request for withdrawal,and
stated that Council had the ability to return the urban reserve line to its former state..
Moved by Roalman/Settle to accept applicant's withdrawal; motion carried (5-0),
Moved by Roalman/Settle to direct staff to return to Council with an item to make the urban reserve
line where it was before this project; motion carried (3-2, Council Member Rappa and Romero voting
no).
COUNCIL C]DIR
PERSONNEL BOARD BY-LAWS (File No. 612) CAO ❑ FINACAO ❑ FICouncil co 'dered revisions to the Personnel Board's By-Laws. ATTORNEY ❑ PCLERWORIG ❑ PMoved by Pinard Se to approve revisions; motion carried (5-0). ❑ MGMTTEAM ❑ RO C9 ❑ UC-8 APPROPRIATION LIM OR FY 1993-94 (File No. 233) ❑ HsF
Council considered the Appropriation LI ' for Fiscal Year 1993-94.
Moved by Pinard/Settle to adopt Resolution No.81 ablishing Appropriation Limit;motion carried
(5-0).
C-9 . HISTORIC PROPERTY- 1105 GEORGE STREET (File No. 45
Council considered of a recommendation by the Cultural Heritage Committee no ting the property
at 1105 George Street to the City's Master List of Historic Resources;Devin Gallagher,p rty owner.
'_^'TINA AGENDA
Lni E RZI ITEM#
OGOWA
RECEI�qg� g VEg�
V
P f .
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- AUG _ e 1993 RECEIV
JUL 2 zi1993
N N G CITY CLERK
P O V P SAN LUIS OBISPO,CA nYOF YDEVEILUIS 0 1s C
July 19, 1993
as Fff/CAO
CDD DIA
Arnold Jonas, Director ❑ FIN DIR
San Luis Obispo City Planning Department ❑ FlRECHIEF
City Hall ❑ PW DIR
San Luis Obispo, California 93408 ❑ POLICE CHF
❑ REC DIR
Attn: John H. Mandeville,. AICP, Long Range Planni ❑ LITIL DIR
❑ PERS DIR
Subject: San Luis Obispo Planning Area Update
Dear Mr. Jonas:
I am speaking for the owners of Lot 82, San Luis Obispo
Suburban Tract, property which lies on the Northwest corner of Tank
Farm Road and Edna Road. They have been carefully following the
actions of the County and City in their planning update processes
® during the last eight years. The owners have, for some time, been
interested in filing a development project on their property and
they have patiently waited for some clear picture to be revealed
about what they can do and when. So far, it has been very
confusing for them because several different land use proposals
have been suggested for their property during various phases of
these studies. The latest of which, I understand, came from a back
® room compromise between the City and County staffs to show this
property as Residential Multi-family. This occurred without the
owners' knowledge or their consent.
Classifying both sides of Edna Road between Suburban Road and
Tank Farm Road as Residential Multi-family is not a wise choice in
locating logical land-use patterns. This use located in the midst
of a heavy commercial and retail commercial land uses in the City
will surely foster future slum conditions. Particularly, if those
residences are intended to be low or low to moderate income
housing, as has been suggested. The owners of this key property
want to develop their property, but they have no desire nor do they
® intend to develop housing, per se, on their property. It currently
contains a contractor's storage yard.
Edna Road/Tank Farm Road intersection has access to both sides
of the airport and extends to the main industrial complexes in San
Luis Obispo. There is intended to be commercial service uses
(probably serving airport needs) on Tank Farm Road and a major
shopping center on the other corner of this intersection. That
1012 Pacific, Suite 1A
San Luis Obispo, CA 93401
FAX 805.542.9949
805.546.9300'
Arnold Jonas
July 19, 1993
Page 2 of 3
condition is certainly not conducive to peaceful residential
environment on the corner of two major crosstown arterials.
I have learned from staff, the late designation of residential
land use here is a product of adding additional .residences to
comply with a state mandate. As a planner who has prepared land
use plans in other communities, I consider that reasoning to be
detrimental to my client's property rights and giving the owners a
very poor choice of alternatives for development. The compromise
on housing needs is weak criteria for locating logical land-use
patterns on this property.
Multi-family areas should be behind commercial centers,
perhaps buffering between residential neighborhoods and business
categories. It may be desirable to mix lighter commercial uses
with multi-family residence in appropriate areas.
The conceptual Airport Specific Plan showed the properties to
be proposed for Commercial Service category. There was
justification for that and the property owners supported it
(including my clients) .
On Page 7-32, Commercial Service, of the County's draft plan,
the designation of Commercial Service Business Parks (Figure 7-10
not 7-9) should be change to at least show the front of Lot 57 and
all of Lot 82 in this category, with Business Park provisions. My
clients, the owners of Lot 82, have expressly wanted to develop a
planned Business Park with mixed uses on their property. At this
time, we request you consider showing commercial service land uses
on the front of lot 57 and all of lot 82. None of the properties
fronting Tank Farm Road including the corner lot on Edna Road
belongs in the multi-family residence category. We are so inclined
to speak specifically to the classification of Lot 82 with this
proposal. It is a logical and appropriate planning pattern to
extend the Commercial Service category across the front of Lot 57
and all of Lot 82 to Edna Road and that is our specific request to
your department.
Lots 103, 104, 105 and 109, behind and around the golf driving
range across Edna Road show no proposed category listed in the
draft, apparently an oversight on the County's part. This is an
area where some land divisions have occurred, but the lots are
still large enough to consider comprehensive development. It is
currently classified Residential Single Family, but I am sure the
owners of those properties would see the benefits and welcome a
higher density land use category. Some of that area is already
zoned multi-family residential. It is not in the center of a
commercial-industrial neighborhood, and it is bordered by single
Arnold Jonas
July 19, 1993
Page 3 of .3
family, multi-family agriculture and Commercial Service categories.
It would seem the environmental conditions are much the better
suited to consider multi-family residential category there. At
this location, you can position multi-family land uses behind
commercial centers, allowing residential buffering of the single
family neighborhoods.
The undesignated land to the south of E1 Capitain Way is
logical multi-family residential land. If you are trying to meet
a quota for multi-family residential units, that area would more
than make up for the removal of the classification along Tank Farm
Road and Edna Road.
We would request you consider this alternative to the proposed
.draft and bring it to the attention of the Planning Commission.
Respectfully submitted,
Ned Ro ow y. ICP
cc: Johanna Bradley
NR:ntg
et\rp\nedrogvy\correep\jonee.1tr -
M E 114G AGENDA
DA EW ITEM #
R R `.? D E S I G N G R 0 U P
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JuIy i3, 1993
[0MMErTM
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CHEF
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1& Arnold Jonas, Director
Community Development Department �City-of.SanLuis Obispo R990 Palm Street WI
San Luis Obispo, CA 93401
Re: Rosemont Project — Urian Reserve Line
Dear Arnold:
This letter is to confirm our brief conversation and to express to you Mr. Ferri.ni's opinions
regarding the City's urban reserve line as it affects the 14-acre Rosemont project.
My understanding is that the City is not going to initiate an amendment to relocate the
urban reserve line such that the 14-acre area would be excluded. However, the City may
in the context of the City-wide General Plan Update bearings review the urban reserve line
as it affects this 14-acre area_ This may or may not result in relocation of the line. You
have advised that Mr. Ferrini monitor the General Plan Update public hearings and be
prepared to bring up his point of view, if the subject is discussed_
Mr. Ferrai's recollection is that the intent of the 1977 General Plan was that this 14-acre
area be inside the urban reserve because the entire project was a significant issue during
the 1975-7"7 General Plan discussions. In spite of this, we processed a General PIan
Amendment during 1992-93 to clearly place the 14-acre area inside the urban reserve. This
amendment was approved by the PIanning Commission and City Council. Inclusion of this
area inside the urban service line is consistent with the intent of the open space easement
which allows limited development within the 14 acres. Inclusion of this area within the
urban serve is also the most practical solution to providing services to the limited
development (3 lots, 3 houses) while also enabling improvement of fire protection water
services to the existing homes on upper Highland Drive_
A lot of applicant and City time and effort went into the recently approved amendment
We believe the urban reserve line should be left in place so that these issues don't need to
be re-evaluated if another development proposal is submitted. Startingram
scratch would be an unnecessary burden for Mr. Ferrini and for the City.
AUG - S 1993
-•• — CITY CLERK
SAN LUIS OBISPO. •A
cu_o Sc:ia f'i;yJe=Stmt,Sir.Luis Oc'•^n.c'J:fur:: 97,-+ "51543.17-?:
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Mr. Arnold Jonas
Fade 2
July 137 1993
We hope you will advise the planning Commission and City Council regarding Ferriai's
lvir.
feelings on this issue, if it comes up_ We also hope that having reviewed this letter,you will
agree that the urban reserve line should remain such that this 14-acre area is included.
Thanks for your cooperation.
Sincerely,
RRM DESIGN GROUP
Victor Mo ome ,
Chief ecu
cc: Felt F rrini
ari Ogle
v/vm-ferrajon
7
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AFFIDAVIT OF PUBLICATION
No.�_�g 140 00
STATE OF CALIFORNIA,
ss.
County of San Luis Obispo
I am a citizen of the United States and a resident of the
`"� CITY of
County aforesaid; I am over the age of eighteen and not �g SM has OBISPO
NOTICE
of City Council Hearing
interested in the above-entitledYYIII�{f( POTENTIAL GENERAL
PLAN CHANGES
The San Luis Obispo City.
Council has scheduled a hear.
; I am now, and at all times embraced ing to consider proposals for
changes to the City's General
Plan Land Use Element, in
in the publication herein mention was, the principal clerk addition to those already in-
cluded in the hearing draft
Land Use Element update
of the printers and publishers of the SAN LUIS OBISPO (text and map dated February
1992). The hearing is sched-
uled for Tuesday,August 10,
COUNTY TELEGRAM-TRIBUNE, a newspaper of general 1993, at 7:00 p.m., in the
Council Chamber of City Hall,
located at 990 Palm Street.
circulation, printed and published daily, Sundays ex- At this hearing,Council will
receive presentations con-
cerning further changes to
cepted, at the City of San Luis Obispo in the above the Land Use Element.These
changes may include the lo-
cation of the urban reserve
line,land-use designations,or
named county and state; that kin4irip, any other Items addressed in
the Land Use Element. After
receiving the presentations,
the Council is expected to
indicate which proposals
merit further consideration as
part of the Land Use Element
update.Any proposals which
at which the annexed clipping is a true printed copy, was are not accepted for consider.
ation as part of the update,
published in the above-named newspaper and not in any and any proposals made after
this hearing, will not be fur.
supplement thereof — on the following dates, to-wit: ther considered until the up-
date is adopted. Adoption is
`�� anticipated to occur in Winter
rl,1/ or Spring 1994. (This hearing
may be continued.) Written
material to be distributed to
the Council before the meet-
ing must be received by the
City Clerk's office no later
than 5:00 p.m..August 2.The
City will reproduce letter-size
that said newspaper was dui and regularly ascertained material.Seven copies of any
pap y y�++ }r larger material should be pro.
and established a newspaper of general circulation vides.
p� g rcuon b"7' Copies of the adopted and
Decree entered in the Superior Court oan f SLuis Obispo the draft land use elements
p p may be purchased at the
County, State of California, on June 9, 1952, Case #19139 Community Development De.
partment in City Hall. Refer.
under the provisions of Chapter 1, Division 7, Title of the ence copies may be used
there, at the City- County
Government Code of the State of California. Library (at Palm and Osos
Streets), and at the Cal Poly
Library documents section.
I certify (or declare) under penalty of perjury that the For more information about
the General Plan update,con-
foregoing is true and correct. tact Glen Matteson at the
Community Development cm.
partmem(805 781-7171).
July 24,1993 dv78868
p _
(Sigili0ilure of Principal Clerk)
Date 19 3
i
EP A O
m
M
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Q Q x
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3
IV°4
Coasta(San Luis Resource Conservation District
545 Main Street Suite B-1 Morro Bay, CA 93442 805 772-4391
City Council
San Luis Obispo, CA
Council Members,
The disappearance of Agricultural land should be something
that concerns all citizens of San Luis Obispo. The very
character- of the city is influenced by the agriculture that
surrounds• San Luis Obispo. Agriculture is the number two
industry in the county and provides much of the viewscape
we cherish. The Coastal San Luis Resource Conservation
District (CSLRCD) has had as one of our goals the
preservation of agricultural resources of the area. As such,
we feel compelled to comment on changes to the land use plan.
Further development of agricultural lands is very disturbing
in not only the loss of land, but also the further demand•
placed on an already over -taxed water supply, the cumulative
and growth inducing impacts on farmland in the area and the
impact on current production agriculture. Balancing these
concerns with the private property rights of landowners is a
very difficult task. y
Any planning that is done must not be solely from the basis
of a, no -growth attitude. Growth is going to occur in this
area. What must be\ avoided is rampant helter-skelter
invasions of agricultural land. It is important that any
development in the San Luis area contribute to the
preservation, promotion and possible expansion of agricu-lture
in the area. We would suggest the Council consider creative
ways to encourage this. One example would be that for every
acre of agricultural land developed for non-agricultural use,
another acre and a half must be deeded in perpetuity to
agricultural uses. Other ideas are the Transfer of
Development Credits and promotion of Demonstration Farms.
Agriculturalists must contribute and participate in the
planning process. Urban phasing boundaries are a tool that
should be used to promote an orderly and efficient transfer
from agricultural to developed urban uses. They serve to
separate lands that are developed or will be, from land
dedicated to 'agriculture. It is very important that these
boundaries include land that can be adequately serviced by
water, sewage and other critical infrastructure needs where
they do not impact on agriculture.
As a planning tool, the use of greenbelts or agricultural
preserves have been discussed. These are valuable tools, but
must be utilized so productive agricu-lture is not
detrimentally, impacted. Any implementation of these concepts
should be on the developed land, not the productive
agricultural lands.
Any establishment of setbacks, greenbelts or other
restriction on land use should include the following-:
1. Reimbursement to the owner for the value of
development rights, forfeited or lost.
2. Use of transfer of development rights or other such
programs.
3. Preservation of existing irrigation water rights and
supplies in full.
4. Continued re -utilization of Right -To -Farm Ordinance.
5. Preservation of the rights for land owners to
utilize new technology for farming purposes.
In conclusion, ,the following is a list of considerations and
alternatives we feel should 'be considered in any changes to
the Land Use Element.
1. Explicit recognition of the,importance of ag to the
community.
2. Direct growth inward to fill in urban areas first.
3. Encourage clustering of residential units.
4. Promotion and continuation of the Williamson Act.
5. Following of the San Luis Obispo County Right -to -
Farm Ordinance.
We agree with the California Department of Conservation; The
loss of prime agricultural land must be identified and
treated as a significant environmental impact.
We recognize there will be continued pressure on ag land
surrounding the city to be developed. We feel it is very
important that any future development be consistent with the
goal of preservation of productive agriculture.
Thank YOU. �
im Collins, Ella Honeycutt -
irectors, Coastal San Luis Resource Conservation District
SENT BY:USDA_SCS/CCRC&D
08-09-93 09:35AM
8057724398-�1 805 546 0413
# 2
em
V J
state of California
M E M O R A N D U M
THE RESOURCES AGENCY OF CALIFORNIA
To: Mr. Douglas P. Wheeler Date: March 161 1993
Secretary for Resources
Mr. Glen Matteson
990 palm Street
P.O. Sox 8100
San Luis Obispo, CA 93405-8100
From: Department of Conservation
office of Goverrr►mental and Environmental RelatiOns
Subject: Draft Environmental Impact Report (DEIR) for the Land
Use Element and Circulation Element Update.
SCH #92101006
t', , ,
r
The Department of Conservation has reviewed the City of San
Luis Obispo's DEIR for the proposed update of the existing Land
use and Circulation Element. The update calls for the conversion
of approximately 700 acres of prime agricultural land for urban
uses. Since the proposal will have environmental impacts an
prime agricultural land, the Department offers the following
comments.
The loss of, prime agricultural land should be identified and
treated as a significant environmental impact. The California
Administrative Cade (section 15000 at seq.,.appendiX G (y))
states that a project will normally have a significant affect on
the environment if it will convert prime agricultural land to a
non-agricultural use or impair the agricultural productivity of
prime agricultural land. since it.appeara'thht.the proposal will
have such an effect, the Draft Environmental Impact Report (DEIR)
should provide information on the number of acres of agricultural
land to be developed, the potential agricultural value of the
site, the impacts of farmland conve'rsion, and possible mitigation
actions. Specifically, we recommend that the DEIR contain the
following information to ensure the adequate assessment of
impacts in these areas.
G The agricultural character of the area including:
Types and relative yields of crops grown in the
affected areas, or in areas of similar soils under good
agricultural management.
The agricultural potential of the area's soils, as
defined by the Department of Conservation's.important
Farmland Map Designations.
SENT BY:USDA_SCS/CCRC&D 08-09-93 09:35AM
8057724398-�1 805 546 0413 # 3
� f/
Mr. wheeler and Mr. Matteson
March 16, 1993
Page Two
U Farmland conversion Impacts
The type, amount, and location of farmland conversion
that would result from implementation of the project.
The impacts on current and future agricultural
operations.
The cumulative and growth -inducing impacts of the plan
on farmland in the general plan area.
q Mitigation measures and alternatives that would lesser►
farmland conversion impacts. Some of the possibilities are:
- Directing urban growth to lower quality soils in order
to protect prime agricultural land.
Increasing densities or clustering residential units to
allow a greater portion of proposed development sites
to remain in agricultural production. .
Protecting other, existing farmland of -equivalent, or
better`, quality through planning policy that relies on
an active and strategic use of the Williamson Act.
Establishing buffers such as setbacks, berms,
greenbelts, and open space areas to separate farmland
from urban uses. Many communities have considered 300
feet as a sufficient buffer for impacts such as
pesticide spraying, noise, and dust.
Implementing'a Right -to -Farm ordinance to diminish
nuisance imparts of urban uses on neighboring
agricultural operations, and vice -versa.
Imposinq development impact fees to help fund a
farmland protection program that utilizes such land --use
planning tools as transfer of development rights,
purchase of development rights or conservation
easements, and farmland trusts.
The Department appreciates the opportunity to comment on the
DEIR. we hope that the farmland conversion impacts are given
aidequate Consideration in the DEIR. If I can be of further
aissistance, please feel free to call me at (916) 445-8733.
S hewn E. Oliva
Al:ng Environmental Program Coordinator
crc: Kenneth E. Trott, Manager
Land Conservation Unit
Coastal San Luis Resource Conservation District