HomeMy WebLinkAbout10/17/1995, 3 - GENERAL PLAN POLICY ANALYSIS OF SPORTS PARK/OPEN SPACE PROPOSAL AT THE LA LOMITA RANCH MEETING DATE:
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COUNCIL AGENDA REPORT REM NUMBER:
FROM: Arnold B. Jonas Community Development Director a
PREPARED BY: John Mandeville, Long-Range Planning Manage
SUBJECT: GENERAL,PLAN POLICY ANALYSIS OF SPORTS PARK/OPEN SPACE
PROPOSAL AT THE LA LOMITA RANCH
CAO RECOMMENDATIONS:
1. Review the proposal for the La Lomita Ranch and the policy analysis of the proposal.
By Consensus:
2. Determine if the merits of the proposal are sufficient for the proponents to pursue more detailed
planning,leading to any necessary amendments to adopted city plans, prezoning, annexation, and
development approvals; and
3. If appropriate, direct staff to return to the Council an outline of a process for annexing the portion
of the La Lomita Ranch appropriate for future development and obtaining permanent open space
protection of the remainder of the site.
REPORT-IN-BRIEF
The City has received a proposal for the La Lomita Ranch property that would protect about 534
acres of land in permanent open space in exchange for City annexation and delivery of services to
enable a hotel and golf course development of about 170 acres(Attachments 1 & 2). The proposal,
brought forward by community members interested in permanently protecting open space on the
Ranch, depends on the landowners being able to sell their land for an acceptable price. The purpose
of the hotel.and golf course on-site is to create sufficient value on the land that it can be sold for a
price that makes the easements and dedications possible. The proponents are seeking direction from
the City Council to determine if it is feasible for them to pursue the idea further. In addition, the
proponents are requesting that the City initiate and process the boundary adjustments, plan
amendments, and annexation necessary to make the proposal happen. This report provides a
preliminary analysis of how existing General Plan policies relate to the proposal.
The key issue is probably whether or not the City finds that the trade-off of allowing some urban
development beyond the current urban reserve line acceptable in order to place land in the greenbelt
under permanent open space protection. Implementation of the proposal will require the City Council
to make supportive interpretations of various adopted City policies and approve amendments to
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adopted plans and land use designations. An abbreviated list of the key policy issues is provided
below. A checklist is provided as Attachment 3 to assist the Council in recording their analysis of
the:individual policy issues.
General Plan policy issues include:
• Should the land use designation of the proposed development area be changed from Open Space
to Tourist Commercial and Recreation?
• Should the greenbelt boundary be changed to reduce the total amount of land area in the
greenbelt by about I%in order to permanently protect as open space about 1.4% of the greenbelt
area?
• Does the current location of the urban reserve line establish the ultimate boundaries for urban
development within the City, or would a change to the urban reserve line create a more
appropriate ultimate boundary for urban development? Does the change to the urban reserve line
constitutes a"minor" expansion? If the boundary change is determined to be minor, would the
project provides a buffer and transition area between urban development and the rural greenbelt
that discourages future expansion of urban services? If the urban.reserve line expansion is not
determined to be minor, should the General Plan be amended to accomodate a major expansion?
• Is the area proposed for development"productive" agricultural land?
• Are the proposed dedications an adequate mitigation for the conversion of grazing land?
• Is the land on which the development would occur"scenic land"? If so, should General Plan
Land Use Element Policy 1.7.1. be amended to allow conversion of scenic land in the greenbelt
under certain circumstances?
• Are plans for obtaining additional water supplies adequate to supply the proposed hotel.and golf
course? If plans for obtaining supplemental water supplies are not sufficient, should these plans
be revised to include water necessary to serve any unmet demand generated by the proposed hotel
and golf course?
• Would the proposed annexation provide sufficient open space to justify extension of the urban
reserve line and city limits?
• Should the land between the Edna-Islay Specific Plan area and the La Lomita Ranch be included
in an annexation of the La Lomita Ranch?
• What would the appropriate land uses for the area located between the La Lomita Ranch and the
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existing boundary of the urban reserve line be if it were to be annexed to the City?
This report analyzes policy issues on a general level, because specific information on site resources
and conditions is not yet available. Any General Plan amendments, zoning changes, or ordinance
changes that would be necessary and applied for in the future would be analyzed in more detail and
be subject to environmental review and the public hearing process.
DISCUSSION
Background
The City has received a proposal regarding the La Lomita Ranch which includes preservation of
approximately 500 acres of open space and development of about 25 acres in hotel uses and 145 acres
as golf course. The proponent's project description lists the land use acreages differently. About 34
acres of land encompassing existing residences is proposed to remain for those residences. An
expanded summary ofthe proposal, prepared by the proponents, is provided as Attachment 1 to this
staff report. The difference between the acreages allocated to the various uses in the attached
materials and those used in this staff report is that staff is categorizing the proposed uses based upon
the definitions of the General Plan land use categories.
The La Lomita Ranch is located east of the airport between Hwy 227 and Orcutt Road. There have
_ been proposals for more intensive visitor serving uses on the site in the past(hotel, convention, and
golf facilities). Carrying out these proposals has been dependent on receiving either City or County
land use entitlements and extension of services to the site. Previous proposals have failed to gain the
necessary approvals. The current proposal is less intense than previous proposals. It involves the
dedication and protection of greater amounts of open space, and it is being brought forward by
community groups rather than the property owner or a private development interest.
The County land use designation for the site is Agriculture. Under this designation, it is unlikely that
further subdivision of the land could occur, unless done as an agricultural cluster development.
Development potential under an agricultural cluster is limited, and no such proposal has been made
to date. The County currently has a specific plan application pending for the site. This specific plan
proposal includes recreational and urban residential uses. The San Luis Obispo Area Plan is in the
update process. The County has circulated a public review draft of the Area Plan update. The draft
Area Plan's discussion of Recreation land uses includes a map of the La Lomita Ranch and states that
the site may be appropriate for the Recreation designation (Attachment 4). In addition to water
availability, a key issue identified in changing the land use would be preventing urban development
from extending further into the Edna Valley.
Any City support of or granting of entitlements to, a project must be consistent with the City's
General Plan General Plan policies relevant to the proposed project primarily involve the issues of
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WO use,greenbelt protection, annexation, and the extension of services. These issues are discussed
below. Some General Plan policies that are not discussed relate to specific site features or potential
environmental impacts of the proposed project for which there is insufficient information to provide
an analysis. Issues such as potential environmental impacts and project design need to be considered
before an informed recommendation and decision can be made regarding the proposal, and would
follow after a decision to process an application has been made.
The proposal involves the annexation of part of La Lomita Ranch and conversion of some open space
area on the Ranch to urban uses in order to permanently protect a larger area of open space. Perhaps
the overriding issue is whether or not the City finds this type of trade-off acceptable.
The City's annexation policies are intended to serve as growth management tools. They control
urban expansion and the growth inducing effects of infiwtructure extensions. By doing so they serve
to protect the greenbelt and open space areas by controlling the conversion of these areas to urban
uses. The open space dedication and protection requirements for annexation areas are intended to
create an open space buffer between the annexation areas and the rural areas adjacent to them.
Creating permanently protected open space buffers reduces the feasibility of extending urban services,
thereby limiting the factors that contribute to the urbanization of the rural areas.
The LUE annexation policies state that"Each annexation shall help secure permanent protection for _
areas designated Open Space... ". The proposal provides permanent protection of open space areas
through the conversion of other open space areas not now.permanently protected. A key Council _
decision will be whether or not this type of trade-off is acceptable. In addition to this larger policy
issue, several specific policy issues must be resolved regarding the related General Plan policies
described in this report.
Land
The La Lomita Ranch is currently located within the greenbelt area defined by the Greenbelt Map of
the Open Space Element and is designated as Open Space on the General Plan Land Use Map.
The proposed agricultural and open space uses are consistent with these designations. The equestrian
recreation area seems to consist primarily of passive recreation trails and would be rural in character.
This is consistent with the Open Space designation. The proposed hotel and golf course uses are not
consistent. The proposed hotel use is inconsistent with the greenbelt and open space designations.
The appropriate land use designation would be Tourist Commercial. The appropriate land use
designation for the golf course would be Recreation. The Land Use Element (LUE) contains a
description of the uses allowable in the various land use categories.
Those portions of the golf course that remain outside the urban reserve line would be consistent with
the greenbelt designation provided landscape alterations are kept to a minimum. Golf courses are
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allowable in the greenbelt, provided that any housing, hotels, or other commercial, residential,
or industrial development associated with the golf course is located within the Urban reserve line.
Golf courses are active recreation, not open space. Recreation uses are allowable in the
greenbelt, provided they involve minimal land or landscape alteration, building, lighting, paving,
or use of vehicles, so rural character is maintained. It may be appropriate for the existing
residences to remain within their current Open Space designation, as residential uses are allowed in
that land use category.
Reducing the Size of the Greenbelt
The proposal includes the permanent protection of about 500 acres of open space. To accomplish
this, the Open Space land use designation for the hotel and golf course area would need to be
changed. In addition,the boundaries of the greenbelt area would need to be amended to exclude the
hotel and probably portions of the golf course, and to include these areas within the urban reserve and
city limits. The total amount of land area now in the greenbelt would be reduced by the land area
involved these boundary changes.
The Open Space Element states that the City will maintain the greenbelt primarily for rural uses,
agriculture, watershed, and as a separator between urban communities. The proposed hotel is
inconsistent with this policy and with the allowable uses for the greenbelt described in the LUE. Golf
courses with minimal landscape alteration may be located in the greenbelt. Depending on its design,
some of the golf course could remain within the greenbelt.
In addition to the area which would be removed from the greenbelt on the La Lomita property, the
area between the La Lomita Ranch and the Airport Area and the Edna Islay Area would likely need
to be encompassed by the expansion of the urban reserve line or city limits and may ultimately also
be removed from the greenbelt. This issue is discussed in more detail below under the headings of
"Moving the Urban Reserve Line" and "Logical Annexation Boundaries".
The greenbelt area that would be changed to support urban uses on-site amounts to between 150 and
200 acres. The entire greenbelt encompasses about 36,272 acres. This represents a reduction of
between .4% to .60/6 of the total greenbelt area. Depending on the land uses selected, additional
annexation area for the purpose of creating acceptable annexation boundaries could reduce the total
size of the greenbelt by as much as 1%. The 500 acres of land that could be permanently protected
constitute about 1.4%of the current greenbelt. Thus, up to I% of the greenbelt could be converted
to permanently protect 1.4%.
If this ratio of protection were applied to the entire greenbelt, about 15,400 acres would be urbanized
to protect 20,870 acres. While its possible to expand the trade-off concept to the entire greenbelt
area in theory, it is unlikely that it would be applied to the entire greenbelt in practice. As the
"Background" section of this report discussed, part of the City's annexation strategy is to secure a
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perimeter of permanently protected open space around the City in order to control outward expansion
and additional requests for urban services. Once a perimeter of permanent open space is acquired,
the costs of extending services through the open space area should act as a deterrent to urban
development beyond the open space. Under this scenario, further requests for urban land uses beyond
permanent open space areas would be minimized. Unless the City's goal is changed to attempt to
acquire dedications or easements covering all of the open space in the greenbelt, there should be
limited need for additional trade-offs. Greenbelt reductions as a result of such trade-offs beyond
areas already under permanent open space protection would not be necessary.
As a part of the land use decision, the Council will need to determine whether or not changing the
greenbelt boundary is desirable in this case. Should the land use and greenbelt boundary changes be
supported,the reduction of greenbelt area could be minimized by locating the hotel and golf course
facilities as close to the existing Urban reserve line as possible. In addition, the Land Use and Open
Space Elements direct that the design of the hotel and golf course development blend into and create
a transition to the rural character of the greenbelt. These ideas should be included along with other
design considerations if a project design is further developed.
Moving the Urban Reserve Line
Open Space Element Policy II.L.1.B. states that the City will not allow any `major' expansion of the _
urban reserve line, as the existing line provides adequate capacity for new housing and employment
up to the desired maximum. It also states that the City should require `minor' expansions of the
Urban reserve line to secure open space or agricultural land on land adjoining but outside the new
Urban reserve line location. The open space or agricultural land secured should create a buffer
between urban uses and open space or agricultural land outside the Urban reserve line. This buffer
creates a transition area and establishes an area that discourages the future extension of urban
services,thereby reducing the growth inducing impacts of the Urban reserve line expansion. A buffer
50 feet in width, to be kept in an essentially natural state (trails are allowable), is the minimum
required.
Land Use Element Policy 1.7.1 says that outside the urban reserve line undeveloped land should be
kept open. Prime agricultural land, productive agricultural land, and potentially productive
agricultural land should be protected for farming. Scenic lands, sensitive wildlife habitat, and
undeveloped prime agricultural land should be permanently protected as open space. The La Lomita
Ranch is currently located outside the urban reserve line and is undeveloped, thus the policy currently
applies and directs that the Ranch be kept open. Should the Council change the location of the urban
reserve line,the policy, which applies to areas outside the urban reserve fine, would no longer apply
to the areas added within the urban reserve line. The Council must determine if it is appropriate to
change the location of the urban reserve line.
The open space protection proposed includes an agricultural preserve and the site plan has the
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potential to provide the minimum 50 ft. buffer. Support of the project would be consistent with these
policies if the Council determines that the proposed request is a "minor" expansion of the urban
reserve line and determines the agricultural preserve and open space buffer areas are acceptable. If
.the urban reserve line expansion is not determined to be"minor" and the Council wishes to support
a major expansion, Open Space Element Policy H.L.1.B. should be amended to not preclude a major
expansion.
Agricultural and Scenic Land Protection
A preliminary review indicates that the proposed development would not occur on prime agricultural
land. The development area includes Class I & II soils, but lack of irrigation water prevents these
soils from being classified as prime agricultural land. The land is currently used as grazing/pasture
land. If this is considered a productive use, LUE Policy 1.7.1. directs that the land be protected for
farming. But because of the lack of irrigation water, the land may not be considered to be productive
for "farming". This is a determination the City would need to make based upon additional
information or evidence. There are no specific policies for mitigation of conversion of non-prime
agricultural land similar to the provisions for prime agricultural land addressed by Section 1.8 of the
LUE. The proposal includes the permanent protection of open space and agricultural areas for over
half the site, about 511 acres. 200 acres would be dedicated to the City in fee, with the remaining
area protected by easement. The Council would need to determine if this would be sufficient
mitigation for the conversion of non-prime land grazing use.
The Circulation Element identifies Hwy 227 and Orcutt Rd. as roads of high or moderate scenic
value. However it is not possible to determine at this time whether or not development would
adversely affect the scenic lands that lead to the scenic designation of these roadways. The mitigation
measures in the Circulation Element required that development within the viewshed be reviewed and
approved by the Architectural Review Commission. LUE Policy 1.7.1. says that scenic lands in the
greenbelt should be permanently protected as open space. The City must determine whether or not
the area proposed for development constitutes"scenic land" as referred to in the LUE policy. Is it
the views of Islay Hill, the knoll just south of Islay Hill, and the background of the Santa Lucia
Mountains that make Hwy 227 a scenic roadway? Or is the foreground area proposed for
development an important factor in the scenic views from the roadway? If the foreground area is
determined to be scenic land,the General Plan directs that it be permanently protected as open space.
This means the area should remain designated as open space and not be changed to Tourist
Commercial or Recreation.
If the foreground area is not found to be scenic land the mitigation requirements from the Circulation
Element would apply rather than the provision for permanent protection as open space found in LUE
Policy 1.7.1. A determination that the areas proposed for the hotel and golf course are not scenic
land, or an amendment to LUE Policy 1.7.1. would be necessary for the City to support the proposal.
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Biological Resources
Existing resource maps do not show the development area as containing any sensitive wildlife habitat.
However,the recent greenbelt study prepared by the Land Conservancy of San Luis Obispo County
indicates that property north of the La Lomita Ranch adjacent to the east side of Hwy 227 may
contain some sensitive species and grassland habitat. The initial study for the Los Nomadas project
proposed for the site some time ago noted that development on the site may result in adverse
environmental impacts and recommended that an environmental impact report should be prepared.
A site specific survey for sensitive habitat,unique resources (defined in the Open Space Element) and
grassland habitat would be necessary to determine the actual resources present on the site. This
information will be necessary to confirm the suitability of the proposed development areas for the
hotel and golf course.
Under its current county land use designation/zoning of Agriculture, the property can continue to be
grazed or be used for more intensive agriculture, depending on the water demand of the particular
crop. No county land use approval or review would be necessary unless substantial structural
improvements or intensive animal raising would be involved. For many types of more intensive
agriculture or grazing, no environmental review would occur. It is a development proposal that
triggers the site specific and detailed environmental review that leads to the identification of unique
resources and sensitive habitat or grassland communities. Identification of these resources is the first
step in their protection.
If a project should more forward and sensitive wildlife habitat is found in the proposed development
area,LUE Policy 1.7.1. directs the City to not support the proposal. Depending on the extent of the
resources present,the project would need to be redesigned to eliminate or mitigate any impacts. If
impacts could not be avoided,LUE Policy 1.7.1. would need to be amended to not require permanent
protection as open space in all cases. Impacts on any sensitive habitat, unique resources, or grassland
habitat would need to be avoided, with buffers established between development areas and the
resources being protected.
LUE Policy 6.1.1. states that sufficient area of each habitat type should be maintained as open space
to ensure the ecological integrity of that habitat type within the urban reserve and greenbelt, including
connections between habitats for wildlife movement. Subsequent environmental review should
examine how the proposed project would be consistent with this policy.
Airport Compat2 tv
The LUE states that development should be permitted only if it is consistent with the San Luis Obispo
County Airport Land Use Plan. The information provided with the proposal shows the golf course
and a portion of the hotel area located in certain safety zones of the Airport. The golf course is
compatible for the zones in which it is shown. The hotel is not listed as a compatible use for the zone
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in which a part of the hotel area is shown.
Urban Reserve Line Expansion/Extension of Services/Annexation Issue
The proposal as submitted depends on the provision of City water and utility services. LUE Policy
1.13.1. states that the City will not provide nor permit delivery of City water or sewer services to
areas outside the city limits or outside the Urban reserve line. Therefore in order to receive City
services,the area must be annexed to the City. LUE Policy 1.13.4. says that actual development in
a annexed area may be approved only when adequate City services can be provided for that
development, without reducing the level of services or increasing the cost of services for existing
development and for buildout within the City limits as of July 1994. Finally, LUE Policy 1.0.2. states
that the City will not designate more land for urban uses that its resources can be expected to support.
In order to receive the services needed for the proposed hotel and golf course, at least the
development area would need to be annexed to the City. However, before the City could designate
the hotel and golf course area for urban uses, it would need to be demonstrated that sufficient water
supplies exist to serve the proposed development. This is also a criterion which the Local Agency
Formation Commission (LAFCo)will use to evaluate the annexation proposal.
Based upon current estimates of existing supplies, there are about 33 acre feet of potable water
available to annexation areas through the water offset or"retrofit" process. This water is available
to annexation areas on a first come, first served basis. The proposal proponents are requesting that
reclaimed water also be made available to the site for irrigating the golf course. It is not certain at
this time how much reclaimed water will be available after minimum discharge requirements from the
wastewater treatment plant to San Luis Obispo Creek are determined.
The City Council has adopted a policy setting priority for the use of reclaimed water. .Resolution No.
8264 (1994 Series) established two categories of use. The demands of Category I are to be met
before reclaimed water is distributed to Category II. The proposed project as a New Irrigation/non-
potable use outside of the urban reserve line would be a Category II use. The areas proposed for use
of reclaimed water would need to be annexed to move the use to Category I eligibility.
The infrastructure necessary to transport both potable and reclaimed water to the site will likely need
to cross unincorporated areas, at least for a period of time. A plan for doing this, including a plan
for financing, would need to be prepared and approved.
It is possible, that at least for a period in time, potable water for the proposed development would
be available. There are however, other annexation proposals in progress, including the Margarita
Area and the Prefumo Canyon Homes residential development. Under current conditions there may
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not be sufficient water available for all of these projects to proceed.
Plans for additional water supplies are currently based on providing an adequate water supply for
buildout ofthe adopted General Plan. This does not include a supply for the La Lomita project. To
support the project,the City would need to include a water supply for the proposed development as
apart of its planning for future water sources or modify Policy 1.0.2. Unless a feasible water supply
is found and incorporated into the City's future water planning, or until LUE Policy 1.0.2. is changed,
the City could not support the required land use changes. Should these changes be made,
development could not occur until water supplies became available. New water supplies could not
reduce the level of services or increase the cost of services for existing development and for buildout
within the City limits as of July 1994 unless LUE Policy 1.13.4 were to be modified.
City Annexation Open Space Requirements
There is no specific open space requirement in the LUE for the La Lomita Ranch area. The LUE
Policy 1.13.5. states that each annexation shall help secure permanent protection for areas designated
Open Space. The Policy lists the open space requirements for various annexation areas, but the La
Lomita area is not included. Some open space protection is required, but how much?
Policy 1.13.51. states that the open space requirement for annexation areas not specifically described,
and which are both along the urban reserve line and on hillsides, should be four times the area to be
developed. Portions of the La Lomita Ranch's property line are located adjacent to the urban reserve -
fine, however the Ranch is not located on hillsides. (There are two small hills, including a portion of
Islay Idill, on the property.) The open space protection requirement for annexation of properties in
the Airport Area state that an annexation shall not take effect unless the annexed area helps protect
an appropriate part of the greenbelt near the Airport Area. Specifically, the open space mitigation
should help secure the greenbelt in the area south of the City's southerly urban reserve line. These
policies do not indicate what the required open space mitigation for the La Lomita Ranch would be,
however they may be used by the Council as indicators of what type of mitigation might be
appropriate. Generally,permanent protection of open space south of the southerly urban reserve line
in an amount up to 4 times the area to be developed would be consistent with the related policies.
The proposed equestrian recreation area is consistent with the City's definition of open space in the
Open Space Element so long as the use maintains the rural character of the land on which it is
located. The golf course, as a Recreation use, does not meet the open space definition. It cannot
be counted as meeting an open space requirement. The proposal involves development of about 170
acres as hotel and golf course, and protection of 534 acres of open space. (The 34 acres on which
the existing residences are located can remain open space). The Council must decide if this is an
adequate amount of open space protection.
As the section below discusses, it may be necessary to annex the area between the Ranch and the
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Airport Area and the Edna-Islay Specific Plan Area. Because of its proximity to the Airport Area,
and because it would not be adjacent to an unincorporated area of open space not already protected,
an open space requirement that is similar to the open space requirement for the Airport Area may be
appropriate.
Logical Annexation Boundaries
Annexation ofthe development area requires approval by the Local Agency Formation Commission
(LAFCo). LAFCo will evaluate the annexation proposal according to their General Standards.
Among these standards is a criterion discouraging irregular boundaries or islands of unincorporated
areas surrounded by incorporated land.
The western portion of the Ranch is across the street from the urban reserve line surrounding the
Airport Area. The northernmost portion is.adjacent to the city limits and Edna-Islay Specific Plan
boundary. Several parcels northwest of the La Lomita Ranch are located between the existing urban
reserve line and the area to which the urban reserve fine would be extended. It is possible to enclose
the La Lomita Ranch within the Urban reserve line and City limits without including these other
properties. However,doing so would in essence create an island of unincorpated land. The parcels
between the La Lomita Ranch, Edna Islay Specific Plan area, and Airport Area may need to be
annexed as a part of a La Lomita Ranch annexation. Much of this area is currently designated Open
Space. The surrounding urban land uses, as well as the extension of services near this area, would
increase pressures for conversion of this area to urban land uses.
Annexation Timing
The LUE establishes several processes for annexation. The primary procedures are as follows:
• Require City approval of a specific plan prior to annexation. The annexation and specific plan
may be processed by the City concurrently. (Orcutt and Airport Expansion Areas).
• Require City approval of a draft specific plan prior to annexation. Prezone the land
Conservation/Open Space. Rezone the land to the ultimate zoning district when final specific plan
is adopted. (Margarita Area).
• For land designated for urban uses by the General Plan, allow annexation to occur prior to
approval of a specific plan or development plan by prezoning land Conservation/Open Space.
Rezone the land to the ultimate zoning district when a final specific plan is adopted or when a
development plan is approved. (Irish Hills)
• For land designated as urban uses by the General Plan, prezone the land for its ultimate zoning
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at the time of annexation. .Do not allow development to occur until a specific plan or
development plan is approved for the property. (Other areas).
Some of these processes take more time and require more subsequent processing than others. The
proponents are seeking to make the hotel and golf course development attractive to potential
developers whose purchase of the land will support the proposed open space dedications. A process
which results in a clear statement about the development potential of the land and which would
require the least subsequent review and approval is being requested. The third or fourth process
described above would best suit these criteria.
Sum
The overriding issue regarding the proposal for the La Lomita Ranch is whether the conversion of
the unprotected open space areas involved with the proposal is an acceptable trade-off for the
property that could be placed in permanent open space. Any future Council approval will require
supportive interpretations of City policies and modifications to adopted City plans. A future decision
on the proposed project will also rely on more design specific information and environmental analysis.
FISCAL HKPACT
Only Council reaction to a proposed concept is being sought at this time. Costs associated with
processing any necessary plan amendments, annexation and development approvals will be incurred
should a project proceed. Actual costs will depend on the extent to which plan amendments are city
initiated or paid for in part by the applicant. The proponents are requesting that the City initiate and
process the necessary plan amendments and annexation. Based upon the recent cost of services
study,the following approximate costs would be incurred should the City determine no cost recovery
is appropriate.
Annexation(time, materials, deposits, fees) . . . . . . . . . . . . . . . . . . . . . . . . $123900
(actual annexation costs also based on acreage)
General Plan Amendment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $101000
Environmental Review . . . . . . . . . . . . . . . . . . . . . . . . . . EIR Time and materials
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $23,000 plus EIR costs
In this particular case, the actual fiscal impact may more appropriately be thought of as the costs the
City incurs processing the necessary plans and approvals, subtracted from the cost of the open space
protection obtained. If the value of the proposed open space easements and dedications exceeds the
costs incurred in obtaining them, a net positive fiscal impact results. The costs of purchasing the
proposed open space easements and dedications, rather than acquiring them through the process
proposed, is not know at this time.
12 I
3-/2
��������►►i�lilll���► ����`� MY Of San tui S OBI SPO
COUNCIL AGENDA REPORT
ATTACHMENTS
Attachment 1 - La Lomita Sports Park, Vineyard, and Open Space Narrative
Attachment 2 - Conceptual Site Plan for La Lomita Sports Park, Vineyard, and Open Space
Proposal
Attachment 3 - Issue Checklist
Attachment 4 - Draft San Luis Obispo Area Plan Update Excerpt jm/1:/1a1omita rpt
13
.3-13
. ATTACHMENT I
LA LOMITA
SPORTS PARK, VINEYARD, AND OPEN
SPACE
The citizens of the County of San Luis Obispo and the City of San Luis Obispo have for
years tried to establish a clear line of greenbelt surrounding the City. Thereby separating
tihevrban growth from the valuable and important agricultural components of the County.
The Edna Valley is especially at risk because of continuing development both to the south
and north. Islay Hill is one of the seven sisters and has not been preserved. It is important
to acquire an open space easement, or the ownership of Islay Bill, in order to protect it for
all generations:
In the beginning of this year, 1995;the County did a current assessment of the requested
park and recreation needs for the County Park Plan. La Lomita Ranch held the largest
public support, by signed petitions from City and County residents, to see public access
and recreation use.
La Lomita Ranch is currently listed for sale. It provides to both the citizens of the City
and County an opportunity to establish a clean line of greenbelt and open space separating
the City from the agricultural enterprises in the County. The opportunity to purchase this
acreage requires critical timing, as the sellers are motivated to dispose of the property, at
the highest possible price, in a relatively short period of time.
Because of the strong public support, and in order to acquire the property, the community
formed S.P.ORT. (Sports Park Organization and Recreation Team), which is a
community non-profit committee. S.P.O.RT. has made inquiries to Parks and Recreation
and other sources of potential public funds.
In coordination with SLO Post (SLO Preservation Open Space and Trails), S.P.ORT.,
has determined that the community strongly supports the acquisition of La Lomita for
open space and recreation facilities, but there are no grants, public, or private funds
available to acquire the property.
Although most County and City officials agree that this parcel represents the most
important element of the greenbelt and open space desired by all the citizens of San Luis
Obispo County, there is no vehicle for direct public acquisition. Accordingly S.P.O.RT.
sought other ways to bring together potential users to accomplish the same task, but
without public funds.
La Lomita Sports Park
Developers Statement
Page 2
S.P.ORT. contacted Paragon Vineyard Company, which is the owner and developer of
the large vineyard located between 227 and Orcutt, next to the La Lomita property. The
vineyard indicated that they had a interest in a small portion of the property because of the
water and the uncertainty of ability to utilize the wells that La Lomita had set aside. The
use would be restricted to vineyard, probably not greater than 150 acres. In conversations
with Paragon, it was agreed that they would provide open space easements for trails
around the vineyard development, and also provide a dedication of a significant number of
acres as permanent open space. The combination of vineyard and open space will
establish a greenbelt on the east side of the railroad tracts that bisects the property.
Further, the property of the east side of the railroad tracks will be divided to set out an
equestrian center utilizing the existing barns and corrals. This will establish a network of
trails throughout the property on the eastern side of the railroad tracks and the property
on the western side.
In order to complete the greenbelt concept, and also provide the necessary capital to
create what amounts to a 600 acre contiguous parcel of open space and greenbelt, it is
proposed that the western ranch be developed into a destination hotel, golf course, and
open space.
It was not the original concept to include the golf course or resort hotel in the acquisition
of La Lomita. This concept surfaced as the only answer to the various problems that
make this a difficult property to acquire. The hotel could provide the balance of funds to
purchase the ranch. The golf course and open space will further expand and complete the
greenbelt open space corridor between the City and County's agricultural properties.
Paragon Vineyard strongly supports the destination hotel and golf course provided that all
utilities and water are supplied by the City and that the golf course water is not ground
water, but is reclaimed water purchased from the City. The idea of the hotel is to create a
destination tourist area with a theme of the wineries and vineyards, much as found in Napa
Valley. As well as, to tie in the recreational trails, equestrian center, and the golf course.
The most valuable benefit the hotel golf development brings is the open space it provides
to the City. Recreational public access to the bike and horse trails that will outline the
entire hotel golf course complex make it a resource open to the whole community.
Recreation not just for golfers and tourists, but the community at large. A place where
San Luis Obispo's children can grow.
3-�s
La Lomita Sports Park
Developers Statement
Page 3
To provide water to the golf course, the hotel golf course would become the first and
major purchaser of the cities reclamation water bringing additional revenues to the City.
The golf course hotel will bring a bed tax and sales tax revenue to the City and create a
valuable tourist destination. There is no destination resort in San Luis Obispo, and the
closest are found in Santa Barbara and Monterey. Due to the location, the City can draw
off the tourist revenues from visiting golf wine, and equestrian events that can be held at
La Lomita Sports Park. In addition it will keep the kids off the streets, involved in the
sports of running, riding, and biking will ensure San Luis Obispo's future as a beautiful
place to live and grow.
The hotel can serve the airport and City as well. Location in relationship to the airport
offers a beautiful vista of our town by air entry and easy access to accommodations. The
airport zoning already allows for a hotel on location at La Lomita. The flight zones and
emergency and regular access have been considered and accommodated in this plan.
San Luis Obispo is in great need of jobs for its residents. A hotel and golf course can
provide many valuable jobs and different levels of income to the community.
As a result of this development plan, the City will acquire directly, or by easement, over
200 acres of open space and will establish a greenbelt of an additional 400 acres.
In order to attract this valuable resource to the City, various existing policies will have to
be promptly amended. Every effort will have to be make to expedite the approvals in
order to meet with the time demand established by the sellers of the property. .
S.P.O.R.T. has undertaken this activity as a volunteer organization. The development
work so far has been undertaken at no fee'by Omni Design Group, a local supportive
attorney, and by a number of community supporters. Every effort should be made to
proceed with this project at a minimum cost because it is being carried by community
members and volunteers.
It is important to remember that La Lomita Ranch is privately owned parcel of real
property and is currently on the open real estate market. As it stands now, an out of town
investor could take this opportunity away from the local residents, agricultural community,
and the City of San Luis Obispo. We ask that the City move expediently towards
eliminating any of the obstacles that government may have that would hinder this project.
With the completion of this project, the Citizens of San Luis Obispo might be able to enjoy
six hundred acres of open space, City greenbelt, and recreational use.
*TACHMENT 3
page 1
LA LOMITA RANCH PROPOSAL POLICY ISSUE CHECKLIST
POLICY ISSUE SUPPORT MORE DO NOT
INFORMATION SUPPORT
NEEDED
Change land use designations of development
areas from Open Space to Tourist
Commercial and Recreation.
Change the greenbelt boundary to reduce the
total amount of land area in the greenbelt by
about 1% in order to permanently protect as
open space about 1.4% of the greenbelt area.
Does the current location of the urban reserve
line establish the ultimate boundaries for urban
development within the City, or would a
change to the urban reserve line create a more
appropriate ultimate boundary for urban
development? Does the change to the urban
reserve line constitute a"minor" expansion?
If the boundary change is determined to be
minor, would the project provide a buffer and
transition area between urban development
and the rural greenbelt that discourages future
expansion of urban services? If the urban
reserve line expansion is not determined to be
minor, should the General Plan be amended to
allow major expansions? (OSE Policy
II.L.1.B.)
Is the area proposed for development
"productive" agricultural land? If so, should
LUE Policy 1.7.1. be amended to allow
conversion of productive agricultural land in
the greenbelt under certain circumstances?
(LUE .1.7.1.)
��'17
page 2
POLICY ISSUE SUPPORT MORE DO NOT
INFORMATION SUPPORT
NEEDED
Are the proposed dedications an adequate
mitigation for the conversion of the grazing
land?
Is the land on which the development would
occur"scenic land"? If so, should LUE Policy
1.7.1. be amended to allow conversion of
scenic land in the greenbelt under certain
circumstances? (LUE 1.7.1.)
Are plans for obtaining additional water
supplies adequate to supply the proposed
hotel and golf course? If plans for obtaining
supplemental water supplies are not sufficient,
should these plans be revised to include water
necessary to serve any unmet demand
generated by the proposed hotel and golf
course? (LUE 1.13.4 & 1.0.2)
Would the proposed annexation provide
sufficient open space to be consistent with city
policy? .
Should the land between the Edna-Islay
Specific Plan area and the La Lomita Ranch
should be included in an annexation of the
Ranch?
What would the appropriate land uses for the
area located between the La Lomita Ranch
and the existing boundary of the urban reserve
line be if it were to be annexed to the City?
�6
AT*CHMENT 4
' 4
SU
• 3
i
• .. 3r'iP (r(r ° 'J ;eery _/�
.Lr/ i
OLF
counit
46
J.
i � .F rte• j .•
-._: 1. •r•. _f'.moi:! � \!. J
Figure 5-2: Site of proposed Los Nomadas gotf Course resod
• Y LI3
YA
s:
L -r
x
.A o
:t
Open Spaoe .
The city-owned land at Reservoir myon has been used for recreation by the public for a
number of years. Present unsupervised uses include eget d mttng;bildng,picniclang,camping
and hildng. Limited access and neighboring private properties will constrain recreational
development without further public acquisition and cooperation with other landowners.
Retaining the area in open space will maintain a relatively primitive nature appreciation area.
LAND USE 5-12 SAN LviS OBm o AREA PLAN
pusuc REviEw DRAn
MEMORANDUM
FROM THE OFFICE OF THE CITY ATTORNEY
October 11, 1995
TO: City Council
FROM: Jeff Jorgensen, City Attorney
SUBJECT: Closed Session, October 17, 1995, 6:30 p.m.
1. Conference with Legal Counsel - Existing Litigation
(Pursuant to Government Code § 54955.9 (a)
2. Conference with Labor Negotiator- Drug/Alcohol
Testing (Pursuant to Government Code § 54957.6)
We will need to hold a Closed Session at 6: 30 p.m. on October 17, 1995, to
discuss (1) a worker's compensation case (Cody v. City of San Luis Obispo)
and (2) a labor negotiation issue.. Ann Slate will provide the Council with
background information prior to the Closed Session.
If you have any questions or comments, please contact Ann Slate.
JGJ/sw
cc: John Dunn
Kim Condon
Ann Slate
Ken Hampian
Rim:
The announcement for the Closed Session should read as follows:
CLOSED SESSION: OCTOBER 17, 1995, 6:30 p.m.
1. Conference With Legal Counsel-
Existing Litigation, Pursuant to
Government Code § 54956.9 (a)
(Cody v. City of San Luis Obispo)
2. Conference With Labor Negotiator,
Pursuant to Government Code §
54957.6 (Drug/Alcohol Testing)
Agency Negotiator: Ann Slate
Wendy George
Employee Organizations:
SLOCEA
Mid-Management
Firefighters
MEEM.- AGENDA
DATE 10-17-9r, ITEM # /h
MEMORANDUM
FROM THE OFFICE OF THE CITY ATTORNEY
October 17, 1995
TO: Kim Condon, Acting City Clerk /]/
FROM: Jeff Jorgensen, City Attorney?0
SUBJECT: Conference With Legal Counsel --
Anticipated Litigation
We will need to add a Closed Session item at the end of the October
17, 1995 City Council Meeting. The item to be added is as follows:
CONFERENCE WITH LEGAL COUNSEL -- ANTICIPATED LITIGATION
Pursuant to Government Code § 54956.9 (c)
Initiation of Litigation Pursuant to
Government Code § 54956.9 (c) : one case.
There is a need to take immediate action on this item and the need
for action came to the attention of the City subsequent to the
agenda being posted. Therefore, the item will be added 'to the
agenda by a four-fifths vote of the Council, pursuant to Government
Code § 54954.2 (b) (2) .
If you have any questions or comments, please feel free to contact
me at your convenience.
JGJ/sw
cc: John Dunn
ErCOUNCIL ❑ CDL'DIR
Q-CAO ❑ FIN DIR
I i 5-ACAO ❑ FIRE CHIEF '
S-ATTORNEY ❑ PW DIR
R-CLERK/OR1G ❑ POLICE CHF,!
❑ MGMT TEAM ❑ REC DIR
i ❑ C REJD&LE ❑ UTIL DIR OCT 7 1995❑ PERS DIR x
CITY CLERK
SAN LUIS OBISPO,CA
AGO IM
1':"4 Ti
CONFIDENTIAL
MEMORANDUM
FROM THE OFFICE OF THE CITY ATTORNEY
October 17, 1995
TO: City Council
FROM: Jeff Jorgensen
SUBJECT: Closed Session, October 17, 1995, regarding
Anticipated Litigation
We will need to hold a Closed Session at the conclusion of the
October 17, 1995 City Council meeting to conduct a conference with
legal counsel on anticipated litigation, pursuant to Government
Code Section 54956.9 (c) . The issue to be presented to the Council
is set forth in the October 16, 1995 letter from Raymond A.
Biering, Deputy County Counsel. Unfortunately, the letter was not
received until late yesterday afternoon, and the attachments
referred to in the letter were not delivered until this morning.
Because this is a matter of some urgency, and did not come to the
attention of the City in time to properly notice it on the agenda,
we will need to add it to the agenda by a four-fifths vote,
pursuant to Government Code Section 54954 .2 (b) (2) . As a result, we
are unable to add it to our 6:30 Closed Session, but will need to
hear it at the end of the City Council meeting. It is anticipated
that the Closed Session will be a brief one.
I will present further analysis to the Council at the Closed
Session. Because of the sensitive nature of this issue, I would
appreciate it if you would bring this memo and the October 16, 1995
letter from County Council to the Closed Session and return it to
me.
In the meantime if you have any questions or comments, please feel
free to contact me at your convenience.
JGJ/sw
attach.
cc: John Dunn
Ken Hampian
Kim Condon
FIVF®
OCT 1 11495
CITY CLERK
SAN LUIS OBISPO,CA
MEMNG AGENDA
Neta B. Savage DATE ITEM #3
1365 Bramble Rd.
Arroyo Grande, Ca.
93 42 0 RECEi VE®
City of San Luis Obispo OCT 1 o lyyy
Palm Street
San Luis Obispo, Ca. :A N9.
ClTMcoufVgL
in.. noirnn ,,A
93 401
Topic: City Council Agenda
La Lomita Park
Dear Arnold Jonas and John Dunn,
This letter is a request to remove "La Lomita Park" from the
city council agenda for October 17, 1995. 1 apologize for the
lateness of this request; being a novice at this procedure I was not
aware I was officially on the agenda, without having filed a written
request with the city. In the future we will be able to bring this
proposal back to council more informed to procedure.
Due to an unforeseen delay in the development of the "La
Lomita Park" proposal we have to ask for an indefinite extension at
this time. The interested public and private entities continue to
work towards joint development of open space, recreation, and
agricultural uses to be brought to the beautiful Edna Valley, at La
Lomita Ranch.
Thank you foryour pati ence and sup t,
3
Neta B. Savage
Mayor Allen Suttle IS WUNCIL ❑ CDU DIR
❑ CAO ❑ FIN DIR
Council member Bill Roleman ❑ ACAO ❑ FIRE CHIEF
Council member Dave Romero 4"
❑ arroRNEY ❑ PWDIR
Council member Kathy Smith ❑ CLERKIORtc ❑ POLICE CHF,
Council member Doty Williams ❑ MGMT TEAM ❑ RECDIR
•:� ❑ C R FILE ❑ UTIL DIR
'3 0 PERS DIR
I T t,._J1NG AGENDA
,La ,Lomita (ZaATE11=-ITEM #=
October 17, 1995
City of San Luis Obispo
Council Members EG�I V
990 Palm Street �r).
San Luis Obispo, CA 93401 OCT 1 7
Attn.: Bill Roalman '�"",c! .COL11V �
Dave Romero
Mayor Allen Settle
Kathy Smith
Dodie Williams
Dear Members of the City Council:
I am writing to you on behalf of the owners of La Lomita Ranch, regarding Item#3 on
tonight's agenda "La Lomita Ranch Proposal".
We were disappointed that after months of mutual effort, an agreement with Neta Savage,
et al,for the sale of La Lomita Ranch was not successful. As a result of not selling the
ranch as a single parcel, the owners have elected to pursue its sale as per the existing 5
legal parcels. We have received and are considering offers from several serious buyers
and anticipate being in escrow for at least part of the ranch shortly.
We ask that your consideration tonight of this group's proposed plan, not prejudice
upcoming ideas and proposals that may come to you from future owners of the land.
I have been involved with the La Lomita Ranch since 1977 and understand what a special
and beautiful part of San Luis Obispo it is. It is a place that the property owners, as well
as my family, have enjoyed immensely and have been honored to affectionately call "the
Ranch" for the past 19 years.
It is our hope and desire that all future decisions regarding this property and its use be
appropriate and for the mutual benefit of the landowners and the community of San Luis
Obispo.
I thank you for your time and consideration.
of COUNCIL ErCDa Ga;
S-CAO ❑ FIN DIR
l9-ACAO ❑ FIRE CHIEF
Genine Silva 9-ATTORNEY ❑ PW DIR
Ranch Manager L-CLERIVOR1G ❑ POLICE CHF
La Lomita Ranch ❑ MG(dTTTAM ❑ REC DIR
! ❑ ORF!LE C] UT1L DIR
0 PEnS DIR
4501 Orcutt Road,San Luis Obispo,California 93401
Office:805/543-8475 Telefax:805/541-6271