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With the construction of the proposed golf course, the existing Equestrian Center uses would be relocated to the upper and lower sawmill borrow sites, in an area formerly used for sand mining. The sawmill borrow sites are located in the northern portion of the Gowen Cypress planning area and comprise approximately 43 acres. The area is bounded to the north, east, and south by the Huckleberry Hill Natural Habitat Area, portions of which include the S.F.B. Morse Botanical Reserve, and to the west by LUP Development Area "D," which is located outside the coastal zone.

Sand mining most recently was conducted for the sand related to dune rehabilitation at Spanish Bay. Restoration plans for the sawmill borrow sites required by the Spanish Bay project have been implemented, although the success rate has not achieved expected results. The existing Land Use Plan designates a portion of this area as Residential, a portion as Institutional Commercial, and a portion as Open Space Forest. Measure A proposed rezoning this site to Open Space Recreation, so the proposed relocation of equestrian uses would be consistent. The terrain slopes in a northwesterly direction with the two borrow sites being separated by a small linear terrace approximately 250 feet in width. The vegetation is comprised mostly of young, replanted Gowen cypress and Monterey pines with minimal understory. The banks of the former quarry area have experienced some erosion and are in need of further rehabilitation. Approximately 7 acres of Monterey pine forest (herbaceous subtype) occur in this area. Activities would be similar to those currently occurring at the existing, Equestrian Center.

The following policy would apply to the proposed development of the subject site:

92. Certain areas have been mined for silica and other minerals and are will need of rehabilitation. These areas are the most suitable for more intensive development, as compared with other forested and undeveloped land. Consequently, those areas should be assigned higher densities or permitted the development of needed visitor accommodations, recreation facilities, corporation yards, public works facilities and neighborhood shopping areas. The more intensive use of these areas will also provide the incentive to rehabilitate the previously mined areas and consequently repair the damage.

The Equestrian Center will occupy both the upper (17 acres) and lower (26 acres) Sawmill quarry sites, approximately 43 acres of disturbed former quarry operations. The horse stable and event functions are located on the upper site, and the field on the lower site will be used for outdoor equestrian and other recreational activities, temporary equestrian event staging, overflow parking and other activities, as well as open space. Forest residents will be able to use the Congress Road corridor for direct access to the proposed Center. Users from outside the Forest will have direct access to the center via the S.F.B. Morse Drive Gate, minimizing vehicular travel on the primary visitor road, 17 Mile Drive, and in residential areas of the Forest. See Exhibit E-1 for site statistic details.


Site access to the Equestrian Center is by a new 24 foot wide paved entry drive off S.F.B. Morse Drive. On S.F.B. Morse Drive, left turn storage and right turn acceleration lanes would be added into and out of the new entry drive. The service road is 20 feet wide asphalt paving. The internal circulation is to be decomposed granite for safe horse husbandry and maximum surface water recharge to minimize surface run-off.

The irrigated acreage of the lower sawmill site is comparable to the irrigated acreage of the existing, Collins Field turfed area, and will be irrigate with reclaimed water to the extent feasible. The amenities and structures at the new Equestrian Center would serve approximately the same number of horses and equestrians as the existing Equestrian Center.

Relocating the Center's uses to the sawmill site would have the effect of relocating much of the equestrian activity on the trail system. According to the Center's operating manager, the existing trails receive light use from equestrian activity (average of 10 horse trips of less than 1.5 hours each per week for boarders, and an average of 12 horses per day of 1 hour total for escorted guest rides).

Unlike the existing facility, this relocated facility would offer immediate access to trails in the Huckleberry Hill Natural Area that is unencumbered with paved roads. Because the majority of trail rides are less than one hour duration and occur in close proximity to the Center, most riders at the new Center will not come into contact with traffic on paved roadways.

The existing Center has access to a small beach (except during high tides) just south of Bird Rock via a trail through Planning Areas U, N, and M. The distance is 1.5 miles. The new Center would have access to the larger Spanish Bay Beach area during all tides via the existing Green Trail through Monterey Peninsula Country Club property, a distance of 1.5 miles.

Site Drainage. The proposed relocated Equestrian Center lies within the Sawmill Gulch Watershed and is well drained. The Center is located at the base of a 105-acre portion of the Sawmill Gulch Watershed. The site slopes to the northwest, and is flanked on either side by drainage.

Grading. Gabion retaining walls would be used to limit the grading required on some of the perimeter areas and minimize the erosion potential. Cut and fill areas would be limited to relatively low slopes (3:1) to minimize erosion potential. Erosion control methods will be the same as those proposed for the Project. Potential pollutants to down stream watershed from site runoff water would be controlled in grease traps and other suitable devices.

The grading plan for the improvements at the new Equestrian Center results in a need for approximately 15,000 cy of fill material. This material is proposed to be transported from The Inn at Spanish Bay. A truck route has been established for the hauling of soil (Congress Road to S.F.B. Morse Drive to the entrance to the new center, thus minimally impacting residential roads). The construction impact is discussed in the Transportation Analysis prepared for this project by Fehr & Peers Associates. Inc., a copy of which is on file with Monterey County.

Architectural Design. The architectural design program is intended to provide for an equivalent facility to the existing Equestrian Center in terms of size and function. The Lesson Tie-Stall Barn is a new concept to provide safe saddling and grooming of lesson horses by children and novices. It handles the same population of horses as at the existing facility. The covered riding arena is new. The overall fenced ring, areas are somewhat less than at the existing Center. The new Center would have one more lunge ring than the existing Center (2 instead of 1). This additional lunge ring would be covered for use by boarders. Staff housing is the same as existing, but is substantially improved. The new Center adds a small clubhouse to the office facilities. Building heights and setbacks would be per applicable zoning. The buildings are to be sited and/or screened to minimize visibility from S.F.B. Morse Drive and Congress Road, both of which are approximately a quarter mile away.

Horse Stabling Facilities. Horse stabling facilities include 12 x 12 box stall barns, 12 x 24 box with corrals, and open corrals. Tack rooms and storage areas are built into the stall barns. Wash racks are provided. A total of 174 horses could be stabled (a mix of privately owned and school/trail horses). The buildings would use simple shapes and soft roof forms and be consistent throughout the facility. The exterior materials would be predominantly wood and metal with a natural finish. Roofs would be fire retardant with a Class "A" fire rating, and use earth tone colors. Skylights and solar collectors, if present, are to be located so as not to be visible from neighboring residences or from the road. Perimeter, corral, and ring fencing would be consistent with safe horse husbandry practices.

Landscaping. Native and drought tolerant species would be used for landscape areas. The design, maintenance and care of all trees, shrubs and landscaping would be done in accordance with the Forest Management Plan and the Biotic Report prepared for the area. Irrigation with reclaimed water is planned for the site to the maximum extent feasible.