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Home > Project Description

SPANISH SPRINGS SETTING

The proposed project consists of approximately 961 acres north of the City limits and east of Price Canyon Road. The topography and characteristics of the area include level floodplains, gentle slopes and steep hillside terrain composed of open grasslands, chaparral, oak woodlands and riparian vegetation. Pismo Creek extends across the valley floor meandering through the properties in a north-south direction.

Existing land uses on the study area properties are primarily undeveloped rural lands historically used for grazing and other agriculture. Land uses abutting the project within the County primarily include undeveloped rural lands, suburban and rural residential development and urban residential development within the City along the southern boundary of the project. Railroad tracks, owned by the Union Pacific Railroad, run through the site, accommodating daily passenger service and less frequent freight traffic.

PROJECT OBJECTIVES
The Spanish Springs Specific Plan includes the following objectives:

  • To provide for resort, recreational and residential opportunities that augment and complement existing uses in the City of Pismo Beach so that both existing and future residents--as well as visitors--all consider the Spanish Springs Specific Plan area to be an important and special part of the City of Pismo Beach;
  • To ensure that scenic views experienced when entering or leaving Pismo Beach via Price Canyon Road are protected;
  • To establish permanent agricultural and conservation open space designations on land in the outer portion of the Specific Plan that will serve to demarcate the ultimate development limits for this portion of the City of Pismo Beach;
  • To facilitate upgrading the City of Pismo Beach Wastewater Treatment Plant to a tertiary level of treatment suitable to implement a recycled water program, thereby providing a drought-proof supply of water and reducing the amount of wastewater discharged into the Pacific Ocean;
  • To provide a critical link for the physical location of the Inland Arterial (a parallel Highway 101 "reliever" road) to Price Canyon Road.
  • To provide new transient occupancy taxes to provide services to the community.
  • To increase property taxes from this new area to build added revenue for the City.
  • To provide new housing opportunities whose families will support the City of Pismo Beach and the surrounding area businesses.
THE PROJECT SPECIFICS
The following tables outline the specific of the development and the proposed land use categories.

Specific Plan Development Summary
Neighborhood
Acres
Allocated Residential Units
Allocated Visitor Units
Loughead Ranch West Single Family
156 acres
106 units
--
Loughead Ranch East Single Family
26 acres
46 units
--
Spanish Springs East
255 acres
155 single family
53 multi-family
--
Spanish Springs Central
389 acres
106 single family
120 senior units
--
Spanish Springs Village Center
100 acres
3 single family
2 0 multi-family
150 hotel units
Union Pacific Railroad
35 acres
--
--
Totals
961 acres
416 single family
73 multi-family
120 senior
150 hotel units

Acreage Summary of Master Land Use Plan

Land Use Category
Acres
Percentage
OS-AG (agricultural - prime and secondary)
115.6
12.1%
OS-C (conservation)
384.7
40.0%
OR-R (recreation)
132.9
13.8%
OS-P (private)
73.2
7.6%
Open Space subtotals
706.3 acres
73.5 %
R-SF (residential single family)
141.5
14.7%
R-MF (residential multi-family)
15.0
1.6%
R-SV (residential senior village)
12.8
1.3%
Residential subtotals
169.3 acres
17.6 %
C-VS (commercial visitor-serving)
12.5
1.3%
RR (resort residential)
6.7
0.7%
Commercial subtotals
19.2 acres
2.0 %
Union Pacific Railroad (active r-o-w)
12.9
1.3%
SP Roads and Streets (rights-of-way)
53.1
5.6%
Rights-of-way subtotals
66.0 acres
3.9%
Overall Totals
960.8 acres
100 %

THE PROJECT and the SPANISH SPRINGS SPECIFIC PLAN
The Spanish Springs Specific Plan proposes a mix of resort commercial, residential, senior living and recreational, conservation and agricultural open space uses on 961 acres. A maximum of 150 hotel rooms, 489 non age-restricted residences and 120 senior residential units are proposed, as well as a 9-hole golf course, vineyards (and potentially other crops) and permanent preservation of substantial oak and riparian woodland open space areas. A public trail along Pismo Creek and trails and small parks are proposed throughout the Specific Plan. The Specific Plan includes a connection to Price Canyon Road which would extend through the Specific Plan area to the southeast corner of the Godfrey property and constitute a segment of the "Inland Arterial" roadway envisioned in the City's General Plan. Rancho Pismo Drive would be extended from its current terminus in the City through the southern portion of the Specific Plan (the Loughhead property) and connect to the Inland Arterial. Additional acreage will be dedicated to the Price House Historical Park and along Price Canyon Road for a new proposed De Anza Portola Park

Another important feature of the Spanish Springs Specific Plan is the proposed use of recycled water to meet the vast majority of non-potable water demands within the Specific Plan and the commitment to fund the City's upgrade of the City's Wastewater Treatment Plant (the "WWTP") to provide tertiary-level treatment to all wastewater entering the plant. A statutory Development Agreement is being drafted for the City Council's consideration that would vest the Specific Plan approvals and which would also set forth in greater detail the landowner's commitments to the City with respect to upgrading the WWTP and implementation of a recycled water program.




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