Agenda Item B.1 PUBLIC HEARING Meeting Date: October 22, 2012 REPORT DATE: TO: FROM: CONTACT: SUBJECT: October 18, 2012 (Revised) Planning Commission Chair and Members Pat Saley, Acting Planning and Environmental Services Director Scott Kolwitz, Senior Planner 12-096-SPA: Camino Real Specific Plan Amendment; 401 Storke Road; APN 073-440-019 RECOMMENDATION The Planning Commission s action should include the following: 1. Adopt Resolution 12-, entitled A Resolution Recommending that the City Council Adopt an Ordinance Amending the Camino Real Specific Plan to increase the allowable hotel rooms from 106 to 115; 12-096-SPA; 401 Storke Road; APN 073-440- 019. The Planning Commission should refer the case back to staff if the Planning Commission takes other than the recommended actions, for appropriate findings. PROPERTY OWNER AGENT Camino Real Hotels, LLC RD Olson Development Robert D. Olson Anthony Wrzosek 2955 Main Street, Third Floor 2955 Main Street, Third Floor Irvine, CA 92614 Irvine, CA 92614 bob.olson@rdodevelopment.com anthony.wrzosek@rdodevelopment.com REQUEST A hearing on the request of Anthony Wrzosek, agent for the property owner, Camino Real Hotels, LLC, for approval of an Amendment to the Camino Real Specific Plan (12-096-SPA), pursuant to Goleta Municipal Code, Chapter 35, Article III, Section 35-318, to amend Development Standard CRSP LU-23 to increase the maximum number of hotel rooms from 106 rooms to 115 rooms. The request is also for approval of a CEQA Notice of Exemption, pursuant to Section 15061(b)(3) of the Guidelines for the Implementation of the California Environmental Quality Act. Application Filed: June 8, 2012 Application Complete: August 17, 2012 Processing Deadline: 60 days from Notice of Exemption
Meeting Date: October 22, 2012 JURISDICTION Final action on any request for a Specific Plan Amendment is the responsibility of the City Council pursuant to State Planning and Zoning Law and the City of Goleta Municipal Code (Chapter 35, Article III, Section 35-318.4). Therefore, the Planning Commission will act in an advisory capacity on the amendments to the Camino Real Specific Plan and will make a recommendation to the City Council. PROJECT DESCRIPTION The project includes a Specific Plan Amendment (SPA) application to amend the Camino Real Specific Plan to increase the maximum allowable number of hotel rooms from 106 to 115 rooms. There are two amendments that change the number of rooms from 106 to 115 and the third amendment updates the traffic figures. The size of the building will not change. Additional parking spaces are being added and the amount of landscaping will be reduced, although the open space/landscaping requirements are still being met. Figure 1 Specific Plan Amendment 2
Meeting Date: October 22, 2012 BACKGROUND The County of Santa Barbara approved, along with other related approvals, the Camino Real Specific Plan on July 22, 1997 via Ordinance No. 4271 (the Specific Plan), which is included in Exhibit 1. The Specific Plan area includes 83 acres bounded by Hollister Avenue to the north, Phelps Road to the south, Storke Road to the east and Pacific Oaks Road and Santa Felicia Drive to the west, as more specifically identified in the Specific Plan. The Specific Plan provides for a variety of land use components, including retail/entertainment commercial, commercial recreation, visitor-serving commercial, public recreation and open space, residential, and transit facility. Development to date includes the Camino Real Marketplace major retail and entertainment component and the public recreation and open space component. The visitor-serving commercial component of the Specific Plan is limited to the subject property located at 401 Storke Road (APN 073-440-019), which is located in the southeast corner of the Specific Plan area. Upon adoption by the County, the Specific Plan identified a hotel or motel of a maximum of 50 rooms to be located on the subject property to serve as the use for the visitorserving commercial component of the Specific Plan. The limitation to 50 rooms was primarily because the County did not want to see a high rise hotel on the site that is near the Airport. In March 2009, the City Council amended the Specific Plan via Ordinance 09-03. The amendments to the Specific Plan included changing the land use designation for the subject property to Community Commercial, consistent with the City s General Plan/Coastal Land Use Plan (GP/CLUP), and increasing the maximum number of hotel or motel rooms allowed to 99 rooms. The City Council also approved a Development Plan for a hotel of 73,828 SF and 99 rooms on the subject property. In April 2011, the City Council amended the Specific Plan via Ordinance 11-02. The amendments to the Specific Plan included increasing the maximum number of hotel or motel rooms allowed to 106 rooms without increasing the square footage or altering the building footprint or landscape coverage. In April 2011, a Substantial Conformity Determination (11-040- SCD) to a Development Plan (07-208-DP) was approved, which increased the number of rooms from 99 to 106 rooms consistent with the amended Specific Plan. Current Application In June 2012, an application to amend the Specific Plan to increase the number of hotel rooms from 106 to 115 was submitted, which includes 3 amendments to the Specific Plan relating to the number of allowable hotel rooms. The size of the building (73,828 SF) has not changed from that approved originally with 50 rooms. The changes to accommodate more rooms have occurred in the interior of the building. Amending the Specific Plan is a legislative action and any subsequent approvals related to the subject property would be required to conform to the Specific Plan. No other amendments to the Specific Plan are requested and, therefore, all development standards would remain as currently provided in the Specific Plan. 3
Meeting Date: October 22, 2012 PROJECT INFORMATION Existing General Plan Land Use Designation Zoning Ordinance, Zone District Site Size Present Use and Development Surrounding Uses/Zoning Utilities and Public Services Site Information Community Commercial (C-C) Regional Commercial (C-R) Open Space/Active Recreation (OS-AR) Article III (Inland Zoning Ordinance) C-2 (Retail Commercial) SC (Shopping Center) REC (Recreation District) DR-10 (Design Residential 10-units/acre) 83 acres Camino Real Marketplace (483,257 square feet over 47 acres) Girsh Park (25 acres) Camino Real Hotel 106 rooms (3 acres) Roads (2.5 acres) Vacant (5.5 acres) North: Hollister Avenue Research & Development and Animal Hospital (M-RP) Vacant 22.5 acres (MHS AFO-DR-12.3) Television studio and ATMs (M-RP) South: Phelps Road Daycare & Residential (DR-10 & DR-30) East: Storke Road Commercial Uses (C-2) Research & Development (C-3) Post Office (M-S-GOL) West: Santa Felicia Drive University Plaza (SC) Pacific Oaks Road Residential (DR-10) Water Supply: Goleta Water District Sewage: Goleta West Sanitary District Power: Southern California Edison Natural Gas: The Gas Company Cable: Cox Communications Telephone: Verizon Fire: Santa Barbara County Fire Department Schools: Goleta Union School District; Santa Barbara School Districts Environmental Analysis The amendments to the Specific Plan may be found categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to 14 California Code of Regulations 15301 as a Class 1 categorical exemption (Existing Facilities); 15303 as a Class 3 categorical exemption (New Construction or Conversion of Small Structures); 15305 as a Class 5 categorical exemption (Minor Alterations in Land Use Limitations); and 15332 as a Class 32 categorical exemption (In-Fill Development Projects). The Project amends the Specific Plan by allowing a nominal increase in hotel/motel rooms on the Property. 4
Meeting Date: October 22, 2012 The amendments to the Specific Plan to increase the allowable number of hotel rooms within the visitor-serving commercial component of the Specific Plan from 106 to 115 will not have a significant effect on the environment for the reasons described below. The subject property is located within the Airport Influence Area (AIA) of the Santa Barbara Airport, the Approach Zone, and is within a 1-mile distance from the edge of Runway 25. As discussed under the Airport Land Use Plan below, the additional 9 rooms do not represent a significant impact in terms of hazards. The increase in allowable hotel or motel rooms from 106 rooms to 115 rooms would not alter biological impacts, cultural resource impacts, geology, drainage or flooding impacts, or effects on visual resources or public services associated with eventual hotel development. This is because the amendments to the Specific Plan only create the opportunity for an additional 9 rooms to be included in the hotel or motel to be located on the subject property. No other amendments to the Specific Plan are requested. The increase from 106 rooms to 115 rooms could be accommodated within the currently permitted 106-room hotel structure through a reconfiguration of interior space. The increase in allowable hotel or motel rooms from 106 rooms to 115 rooms would also not adversely affect fire protection, sewage disposal, or water supplies within the City or surrounding areas. The increase in allowable hotel or motel rooms from 106 rooms to 115 rooms results in a nominal increase in need for community services. There will be a slight increase in traffic trips although no significant traffic impacts are expected. There would be no adverse impact on wastewater collection and treatment, and water supply due to the slight increase in intensity of use at the subject property. Future development will also comply with all fire protection requirements of the Uniform Fire Code and the California Building Code as adopted by the City in Title 15 of the Goleta Municipal Code. Therefore, the amended Specific Plan will not adversely affect necessary community services such as traffic circulation, sewage disposal, fire protection, and water supply. Airport Land Use Plan The subject property is within the Airport Influence Area (AIA) of Santa Barbara Airport, the Approach Zone, and is within a 1-mile distance from the edge of Runway 25. This location also results in the presence of the F Airport Approach Overlay on the subject property (Goleta Municipal Code, Chapter 35, Article III, Section 35-247). The purpose of this overlay is to regulate land uses in the Clear and Approach zones in a manner that is consistent with the adopted Airport Land Use Plan (ALUP). Applications which are determined by the City to be potentially inconsistent with airport standards are referred to the Airport Land Use Commission (ALUC) for a determination as to whether the application is consistent with the provisions of the ALUP. ALUP Consistency 1997 The ALUC reviewed the Specific Plan for consistency with the ALUP in 1997. At that time, the ALUC recommended that the 115-room hotel proposed as part of the Specific Plan be reduced to a 50-room hotel due to density concerns and not wanting a high rise hotel near the Airport. The original approval acknowledged the potential for an aircraft accident within the 83-acre Specific Plan area. The Specific Plan was ultimately approved by the County in July 1997 with the 50-room limitation on the subject property, which is the visitor-serving commercial portion of the Specific Plan area. 5
Meeting Date: October 22, 2012 ALUP Consistency 2002 In March of 2002, the ALUC found the 800-foot runway shift to the west to be consistent with the ALUP. The ALUC staff report further acknowledged that the 800-foot runway shift would not result in inconsistencies between Specific Plans and Development Plans and the ALUP that were previously found to be consistent with the ALUP. In fact, the runway shift was designed to improve the aircraft safety by providing a 1,000-foot long runway safety area. ALUP Consistency 2009 Airport safety issues were reviewed during processing of the amendments to the Specific Plan and the Development Plan for a 99-room hotel approved by the City in March 2009. The FAA issued a Determination of No Hazard to Air Navigation letter dated May 15, 2008, which concluded that the structure would not exceed obstruction standards and would not be a hazard to air navigation. In October 2008, the ALUC considered the amendments to the Specific Plan and Development Plan for a 99-room hotel. Following a public hearing, the ALUC took no action regarding the application. In accordance with Public Utilities Code 21676(d), therefore, the project was deemed consistent with the ALUP. The City Council subsequently approved the amendments to the Specific Plan, which increased the allowable number of hotel or motel rooms to 99 rooms, and the Development Plan for a 99-room hotel in March 2009. ALUP Consistency 2011 In 2011, staff analyzed airport safety issues with submittal of the request for amendments to the Specific Plan to increase the room limitation from 99 rooms to 106 rooms. The ALUP has established a density review threshold of large concentrations to be on the order of 25 people per acre for non-residential uses. While the ALUP does not contain specific standards for population densities for the Approach Zone, the Caltrans Division of Aeronautics ALUP Handbook provides guidance for acceptable population densities in various airport zones. The Handbook suggests that a population density of 25 to 50 persons per acre is acceptable and 51 90 persons per acre is marginal. These densities, however, do not fully account for the transitory nature of hotels, i.e., hotels are more populated at night than during the day. The number of people in a 106 room hotel ranges from 37 to 52, depending on assumptions about hotel occupancy and number of people per room. The hotel limitation of 99 rooms would have a density range of 35-49 people per acre, within the acceptable range, while a hotel limitation of 106 rooms would have a density range of 37-52 people per acre. Given that the peak hotel occupancy, i.e., people actually on the premises, occurs at night, and that is when the Airport has the fewest flights, it appears this density is consistent with the ALUP. ALUP Consistency 2012 In 2012, staff has re-analyzed airport safety issues with submittal of the request for amendments to the Specific Plan to increase the room limitation from 106 rooms to 115 rooms. City staff contacted ALUC staff regarding the matter and also utilized the Caltrans Division of Aeronautics ALUP Handbook for guidance relating to population densities in various airport zones. A hotel of 115 rooms would have a density range of 40-56 people per acre, depending on assumptions. This would be an increase over the existing baseline condition of 3-4 people per acre. Based upon correspondence from ALUC staff from June 2012, and City staff s 6
Meeting Date: October 22, 2012 independent analysis, it appears this is a minimal change and does not appreciably increase the risks of air navigation associated with the proposed hotel use. In general (as shown by the calculations), the average density of a 115 room hotel in Goleta would be 49 to 50 persons. That range, as noted by the CalTrans Handbook, is within the acceptable range of population density. Even with other calculations, the range of 40-56 people per acre results in primarily an acceptable risk pursuant to the guidance provided in the CalTrans Handbook. Given the transitory nature of hotels and the peak occupancy during nighttime hours when the fewest flights occur, this is seen as consistent with the ALUP. Since the Goleta Average is within the acceptable range of population density, staff believes that the Specific Plan is consistent with the F Airport Approach Overlay district. ALUC staff declined to take action regarding this application and relied upon Public Utilities Code 21676(d) to show that the application is consistent with the ALUP. General Plan/Coastal Land Use Plan and Specific Plan Consistency Analysis General Plan/Coastal Land Use Plan All currently applicable policies and consistency analysis are included in Attachment 2, Exhibit 3 (General Plan consistency analysis). The following policy issues are highlighted: Safety Element Applicable policies require consistency with the plans and policies of the Santa Barbara County Airport Land Use Commission (ALUC) and the Airport Land Use Plan (ALUP). These policies are intended to ensure that use and development of land within the Santa Barbara Municipal Airport (SBMA) Clear and Approach Zones is compatible with airport operations. The subject property is within the SBMA Approach Zone and is within a 1-mile distance from the edge of Runway 25. The amendments to the Specific Plan would be consistent with applicable General Plan/Coastal Land Use Plan Safety Element policies as shown in Attachment 2, Exhibit 3 and as discussed below under Airport Land Use Plan. Therefore, it is recommended that the Planning Commission find that the requested amendments are consistent with the General Plan/Coastal Land Use Plan. Specific Plan The Specific Plan policy analysis is included in Attachment 2, Exhibit 3 (Specific Plan consistency analysis). The requested amendments involve changes in 3 locations within the Specific Plan, including an amendment to development standard CRSP LU-23, to accomplish the increase in the allowable number of hotel rooms from 106 rooms to 115 rooms. Two amendments relate to the number of hotel rooms and the third updates the traffic calculations. A 99-room limitation was deemed consistent with the Airport Land Use Plan by the Airport Land Use Commission in 2008 during its review of the application for the amendments to the Specific Plan that included an increase in allowable hotel or motel rooms from 50 rooms to 99 rooms and a Development Plan for a 73,828-square foot/99-room hotel. The City Council approved the amendment to the Specific Plan to increase the allowable hotel or motel rooms to a maximum room count of 99, as well as the hotel project, in March 2009. 7
Meeting Date: October 22, 2012 A 106-room limitation was deemed to be consistent with the Airport Land Use Plan by City Staff in consultation with Santa Barbara County Association of Governments staff in 2011 during its review of the application to increase the allowable hotel rooms from 99 to 106. The City Council approved the amendment to the Specific Plan to increase the allowable hotel or motel rooms to a maximum room count of 106, as well as the hotel project, in April 2011. Staff believes that a 115-room limitation is consistent with the Airport Land Use Plan as discussed under Airport Land Use Plan above. The increase in rooms can be accommodated without enlarging the structure from what was originally approved and all required parking and landscaping is being provided. Therefore, it is recommended that the Planning Commission approve the requested amendments to the Specific Plan. Zoning Ordinance Consistency Analysis The requested amendments to the Specific Plan pertain to the subject property, which is the visitor-serving commercial component in the southeast corner of the Specific Plan area. There are no new development standards required for the application. This property is within the Approach Zone of the Santa Barbara Municipal Airport and the following Zoning Ordinance overlay applies: F Airport Approach Overlay The project site is within the Airport Influence Area (AIA) of Santa Barbara Municipal Airport, the Approach Zone, and is within 1-mile distance from the edge of Runway 25. This location also results in the presence of the F Airport Approach Overlay on the subject property (Goleta Municipal Code, Chapter 35, Article III, Section 35-247). See discussion above under Airport Land Use Plan. SUMMARY AND CONCLUSION The request includes 3 amendments to the Specific Plan, including an amendment to development standard CRSP LU-23, to accomplish the increase in the allowable number of hotel or motel rooms on the subject property from 106 rooms to 115 rooms. This application would facilitate a use envisioned at this location in the City s General Plan and in the Specific Plan. The original approval of fifty rooms was based, in part, upon a concern that a high rise hotel not be located off the end of the main runway at the Airport. The existing hotel is two-stories in height. There is no change to the building square footage and the required parking and landscaping is being provided. Staff recommends that the Planning Commission recommend approval of the amendments to the Specific Plan to the City Council as outlined in the Planning Commission Resolution (Attachment 1). 8
Meeting Date: October 22, 2012 APPEALS PROCEDURE The action of the Planning Commission is advisory to the City Council. Legal Review By: Approved By: Tim W. Giles City Attorney Patricia Saley Planning Commission Secretary ATTACHMENTS: 1. A Resolution of the Planning Commission of the City of Goleta, California Recommending to the City Council Adoption of an Ordinance Adopting the Camino Real Specific Plan as Amended to increase the allowable hotel rooms from 106 to 115; 401 Storke Road; APN 073-440-019; Case No. 12-096-SPA. 2. Population Density Calculations 9
RESOLUTION NO. A RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING THE CAMINO REAL SPECIFIC PLAN TO INCREASE THE MAXIMUM NUMBER OF HOTEL ROOMS FROM 106 TO 115; 12-096-SPA; APN 043-440-019 CASE NO. 12-096-SPA The Planning Commission of the City of Goleta does resolve as follows: SECTION 1: Recitals. The Planning Commission finds and declares as follows: A. The Camino Real Specific Plan (95-SP-1) was adopted by Ordinance No. 4271 on July 22, 1997 by the Santa Barbara County Board of Supervisors (the Specific Plan ). Upon the City of Goleta s incorporation, 95-SP-1 was incorporated by reference pursuant to Ordinance No. 02-01, adopted February 1, 2002; B. The Specific Plan regulates 83 acres (the Property ) including real property located at 401 Storke Road (APN 073-440-019); C. The Specific Plan, as amended, allows a hotel or motel to be located on the Property with a maximum of 106 rooms; D. On June 8, 2012, Camino Real Hotels, LLC submitted an application to amend the Specific Plan and increase the maximum hotel/motel rooms from 106 to 115 (the Project ); E. The City reviewed the environmental impacts of the Project in accord with the California Environmental Quality Act (Public Resources Code 21000, et seq., CEQA ), the regulations promulgated thereunder (14 Cal. Code of Regulations 15000, et seq., the CEQA Guidelines ), and the City s Environmental Guidelines ( Goleta Guidelines ). Following that review, the City found the Project to be categorically exempt as set forth below; F. On October 22, 2012, the Planning Commission conducted a public hearing to regarding the Project; and G. This Resolution and its findings are made based upon the testimony and evidence presented to the Commission at its October 22, 2012 hearing including, without limitation, the staff report. SECTION 2: Findings of Fact and Conclusions. The Planning Commission finds as follows:
Resolution 12- (SPA) - Revised Camino Real Hotel Specific Plan Amendment A. The project amends the Specific Plan to increase the allowable number of hotel or motel rooms from 106 to 115 for the visitor-serving commercial component of the Specific Plan. This increase in rooms will result in an average transient population increase of three to four individuals per acre; B. The visitor-serving commercial component of the Specific Plan is limited to the Property; C. The project will not change any other development standards contained within the Specific Plan; D. The subject property is within the Airport Influence Area (AIA) of the Santa Barbara Airport, the Approach Zone, and is within a 1-mile distance from the edge of Runway 25; E. The Airport Land Use Commission ( ALUC ) previously considered the project on October 16, 2008. Pursuant to Public Utilities Code 21676(d), the project was deemed consistent with the Airport Land Use Plan ( ALUP ) applicable to the project; F. Population density calculations demonstrate that the increase of rooms will result in an average population density for Goleta of 47 persons. This constitutes an acceptable risk in the Caltrans Division of Aeronautics ALUP Handbook; G. The nine room increase will not alter the overall structure of improvements on the project site. Consequently, the project will not alter biological impacts, cultural resource impacts, geology, drainage or flooding impacts, or effects on visual resources or public services associated with eventual hotel development; and H. Moreover, the project will not adversely affect fire protection, sewage disposal, or water supplies within the City or surrounding areas. The project results in a nominal increase in need for community services. There will be a slight increase in traffic trips but those are not expected to result in any significant impacts. SECTION 3: Environmental Assessment. Because of the findings set forth in Section 2, this project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to 14 California Code of Regulations 15301 as a Class 1 categorical exemption (Existing Facilities); 15303 as a Class 3 categorical exemption (New Construction or Conversion of Small Structures); 15305 as a Class 5 categorical exemption (Minor Alterations in Land Use Limitations); and 15332 as a Class 32 categorical exemption (In-Fill Development Projects). The Project amends the Specific Plan by allowing a nominal increase in hotel/motel rooms on the Property. -2-
Resolution 12- (SPA) - Revised Camino Real Hotel Specific Plan Amendment SECTION 4: Recommendations. The Planning Commission makes the following recommendations: A. The City Council should find that the Project is in the public interest pursuant to Government Code 65453 and 65358 for the reasons set forth in attached Exhibit 1, which are incorporated by reference. The Planning Commission believes that these findings meet the requirements for amending the Specific Plan in accordance with Goleta Municipal Code ( GMC ) 35-318; and B. The City Council should adopt the draft ordinance attached as Exhibit 2, and incorporated by reference, to amend the Specific Plan by increasing the number of hotel/motel rooms from 106 to 115. SECTION 5: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 6: Limitations. The Planning Commission s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the Planning Commission s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. SECTION 7: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 8: This Resolution will remain effective until superseded by a subsequent resolution. SECTION 9: A copy of this Resolution must be mailed to the applicant and to any other person requesting a copy. SECTION 10: This Resolution is the Planning Commission s final decision and will become effective immediately upon adoption. -3-
Resolution 12- (SPA) - Revised Camino Real Hotel Specific Plan Amendment PASSED AND ADOPTED this day of, 2012. Jonny Wallis, Chairperson City of Goleta Planning Commission ATTEST: PAT SALEY SECRETARY APPROVED AS TO FORM: TIM GILES, CITY ATTORNEY By: Reed Gallogly, Assistant City Attorney -4-
RESOLUTION NO. 12- - Revised EXHIBIT 2 CAMINO REAL SPECIFIC PLAN AMENDMENT FINDINGS CASE NO. 12-096-SPA Pursuant to Government Code 65453 and 65358, it is in the public interest to provide additional visitor-serving amenities to the community by amending the Specific Plan and allowing an increase in hotel/motel rooms from 106 to 115 for the visitor-serving commercial use included in the Specific Plan. The increase in hotel/motel rooms is a nominal increase that provides flexibility and the opportunity for a hotel to be constructed on the property pursuant to the Specific Plan. The City Council previously approved a 106-room hotel in 2011 for the property. Pursuant to the Goleta Municipal Code ( GMC ) 35-318, the Planning Commission finds as follows: 1.1 The Specific Plan is in conformance with and will implement all applicable General Plan policies and incorporates any other conditions specifically applicable to the parcels that are set forth in the plan. The amendments to the Specific Plan conforms with all applicable policies (including those related to airport safety) of the General Plan/Coastal Land Use Plan (GP/CLUP) as presented in attached Exhibit 3, which is incorporated by reference. In addition, for the reasons set forth in the accompanying staff report, based upon correspondence from ALUC staff from June 2012, and City staff s independent analysis, it appears this is a minimal change and would not appreciably alter the Specific Plan that was previously deemed to be consistent with the ALUP in October 2008. Consequently, this project is also consistent with the ALUP. The amendments to the Specific Plan do not affect any other policies and development standards contained within the Specific Plan applicable to the property. 1.2 The Specific Plan will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood. The amended Specific Plan is consistent with the ALUP and will not appreciably increase population risk from aircraft. The increase of rooms from 106 rooms to 115 rooms will not result in significant environmental impacts beyond those already examined. Accordingly, the amended Specific Plan will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood. 1.3 The Specific Plan will not adversely affect necessary community services such as traffic circulation, sewage disposal, fire protection, and water supply. The amended Specific Plan will not adversely affect fire protection, sewage disposal, or water supplies within the City or surrounding areas. The increase from 106 rooms to 115 rooms results in a nominal increase in need for community services. There would be a slight increase in traffic trips but significant impacts to local intersections are not expected. There will be no adverse impact on area wastewater collection and treatment, and water supply due to the nominal increase in intensity of use at the property. Future development will also comply with all fire protection requirements of the California Fire Code and the California Building Code as adopted by the GMC. Therefore, the amended Specific Plan will not adversely affect necessary community services such as traffic circulation, sewage disposal, fire protection, and water supply. Page 1 of 1
RESOLUTION NO. 12- EXHIBIT 3 CAMINO REAL SPECIFIC PLAN AMENDMENT GENERAL PLAN/COASTAL LAND USE PLAN and CAMINO REAL SPECIFIC PLAN CONSISTENCY ANALYSIS CASE NO. 12-096-SPA GENERAL PLAN/COASTAL LAND USE PLAN Safety Element SE 9.1 Clear Zone and Airport Approach Zone Regulations. [GP] The City will maintain and enforce through appropriate zoning measures the Clear Zone and Airport Approach Zone regulations pursuant to the plans and policies of the Santa Barbara County ALUC. The City may also require, as a condition of approval of development applications, dedication of navigation easements for areas within the Airport Clear Zones and Airport Approach Zones (see Figure 5-3). SE 9.3 Limitations on Development and Uses. [GP] The City shall establish and maintain standards in its zoning ordinance for use restrictions for development near the Santa Barbara Municipal Airport. These standards should identify uses that may be compatible in each zone. Proposed development or uses that require Airport Land Use Commission (ALUC) review pursuant to the Airport Land Use Plan shall be referred to the ALUC for review. Consistent (Policies SE 9.1 and 9.3). These policies are intended to ensure that use and development of land within the Santa Barbara Municipal Airport (SBMA) Clear and Approach Zones is compatible with airport operations. The property is within the Airport Influence Area (AIA) of Santa Barbara Airport, the Approach Zone, and is within a 1-mile distance from the edge of Runway 25. This location also results in the presence of the F Airport Approach Overlay on the subject property (Goleta Municipal Code 35-247). The purpose of this overlay is to regulate land uses in the Clear and Approach zones in a manner that is consistent with the adopted Airport Land Use Plan (ALUP). Applications which are determined by the City to be potentially inconsistent with airport standards are referred to the Airport Land Use Commission (ALUC) for a determination as to whether the application is consistent with the provisions of the ALUP itself. A hotel of 115 rooms would have a density range of 40-56 people per acre, depending on assumptions. This would be an increase over the existing baseline condition of 3-4 people per acre. Based upon correspondence from ALUC staff from June 2012, and City staff s independent analysis, it appears this is a minimal change and does not appreciably increase the risks of air navigation associated with the proposed hotel use. In general (as shown by the calculations), the average density of a 115 room hotel in Goleta would be 49 to 50 persons. That range, as noted by the the Caltrans Division of Aeronautics ALUP Handbook, is within the acceptable range of population density. Even with other calculations, the range of 40-56 people per acre results in primarily an acceptable risk pursuant to the guidance provided in the CalTrans Handbook. Given the transitory nature of hotels and the peak occupancy during nighttime hours when the fewest flights occur, this is seen as consistent with the ALUP. Since the Goleta Average is within the acceptable range of population density, staff believes that the Specific Plan is consistent with the F Airport Approach Overlay district. ALUC staff declined to take Page 1 of 2
Resolution 12- - Revised Exhibit 3 Camino Real Specific Plan Amendment GP/CLUP and Camino Real Specific Plan Consistency Analysis Case No. 12-096-SPA action regarding this application and relied upon Public Utilities Code 21676(d) to show that the application is consistent with the ALUP. CAMINO REAL SPECIFIC PLAN Visitor-Serving Commercial Development Standards CRSP LU-23: A hotel or motel shall be limited to a maximum of 106 115 rooms. Consistent (CRSP LU-23). The reasons for supporting the amendment from 106 rooms to 115 rooms are provided above in the General Plan/Coastal Land Use Plan Safety Element discussion. Consequently, amending the Specific Plan to increase the maximum number of allowed hotel rooms from 106 to 115 rooms, which will result in a nominal increase of 3-4 people per acre, is consistent with this development standard requirement. Noise/Hazards CRSP RC-9 & 14: Prior to approval of discretionary permits, projects shall be forwarded to the Airport Land Use Commission (ALUC) for review. Consistent (CRSP RC-9 & 14). As noted in the staff report, this Specific Plan was previously considered by ALUC on October 16, 2008. Following a public hearing, the ALUC took no action. In accordance with Public Utilities Code 21676(d), the Specific Plan was deemed to be consistent with the ALUP. In June 2012, ALUC staff declined to comment regarding the project. In correspondence with the City, ALUC staff noted that the project would nominally change. It appears, therefore, that the City may rely upon ALUC s October 16, 2008 decision to allow the Specific Plan to be consistent with the ALUP when determining whether this project is also consistent with the ALUP. Since the reason for CRSP RC-9 & 14 is to ensure that ALUC can analyze whether a project is consistent with the ALUP (specifically, to ensure that public health and safety are adequately protected from airport related hazards through mitigation measures or otherwise) and since the project only nominally affects the previously approved Specific Plan (as indicated by ALUC staff and the administrative record), it is apparent that ALUC need not review the project. Even though approving this project is a discretionary process, the record shows that it is consistent with the ALUP for the reasons set forth above. Page 2 of 2
RESOLUTION NO. 12- EXHIBIT 4 CAMINO REAL SPECIFIC PLAN AMENDMENTS CASE NO. 12-096-SPA Section 2.2 Commercial, Subsection Visitor-Serving Commercial, text on page 18 of the Camino Real Specific Plan is amended to read as follows: Visitor-Serving Commercial In planning for the commercial needs of the community, it became apparent that there is a shortage of accommodations available in Goleta for visitors to the area. In fact, there is not a single hotel or motel in existence in western Goleta, despite the fact that the University and business parks bring many visitors to the area. It is the intent of this component of the Specific Plan to fill this void by designating three acres for visitor-serving commercial use. This acreage is sufficient to establish a courtyard type motel which would serve the needs of the traveler. The southeast corner of the site has been selected as the location for this component for three main reasons. First, this location provides excellent access to public transportation lines. Second, it would not create land use conflicts with the residential development to the south or the planned park to the west. Third, being somewhat removed from the large retail center avoids any interference to the overnight guest that may be caused by the activity at the retail center. Figure 7 provides the Specific Plan for the visitor-serving commercial component. The Specific Plan proposes a visitor-serving site of 3 acres with up to 115 106 rooms, landscape buffers, and access driveways. Section 2.2 Commercial, Subsection Visitor-Serving Commercial, development standard CRSP LU-23 on page 19 of the Camino Real Specific Plan is amended to read as follows: CRSP LU-23: A hotel or motel shall be limited to a maximum of 115 106 rooms. Page 1 of 2
Resolution 12- Exhibit 4 Camino Real Specific Plan Amendments Case No. 12-096-SPA Section 3.4 Traffic, Circulation and Parking, Subsection 3.4.3 Specific Plan Traffic, Table 4 on page 36 of the Camino Real Specific Plan is amended to read as follows: TABLE 4: CAMINO REAL SPECIFIC PLAN TRIP GENERATION ESTIMATES Land Use Size Pass- By Linked Trip Factor Daily P.M. Peak Hour Rate Trips Rate Trips In Out PHASE I Commercia 500,000 0.70 38.65 13,528 3.66 1,281 641 640 l Center SF Ice/Roller 2 Rinks 0.80 825.00 1,320 82.50 132 60 72 Rink Park 11.9 0.80 50.00 476 4.00 38 19 19 Acres Transit Center + 1 Acre NA NA 180 NA 22 11 11 Phase I Totals 15,504 1,473 731 742 Phase I Totals with 6% ATP Reduction 14,574 1,385 687 697 PHASE II Multi- Family Units 130 Units 0.80 6.47 673 0.63 66 45 21 Hotel 115 106 Rooms 0.80 8.170 752 866 0.59 0.59 54 59 29 29 25 63 Phase II Totals 1,425 120 96 74 61 46 35 1,539 Phase II Totals with 6% ATP Reduction 1,340 960 113 90 70 57 43 33 PHASES I & II Phases I & II Totals 16,929 16,525 Phase I & II Totals with 6% ATP Reduction 15,914 15,533 NA Bus traffic estimated based on proposed operations. 1,593 1,569 1,498 1,475 805 792 888 777 757 744 740 730 Page 2 of 2
EXHIBIT 5 ORDINANCE NO. AN ORDINANCE AMENDING SPECIFIC PLAN NO. 95-SP-1 TO INCREASE THE MAXIMUM NUMBER OF HOTEL/MOTEL ROOMS FROM 106 TO 115; 12-096-SPA; APN 073-440-019. The City Council of the City of Goleta does ordain as follows: SECTION 1: Environmental Assessment. The findings set forth in Planning Commission Resolution No. 12- are incorporated by reference. Based upon those findings, the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to 14 California Code of Regulations 15301 as a Class 1 categorical exemption (Existing Facilities); 15303 as a Class 3 categorical exemption (New Construction or Conversion of Small Structures); 15305 as a Class 5 categorical exemption (Minor Alterations in Land Use Limitations); and 15332 as a Class 32 categorical exemption (In-Fill Development Projects). The Project amends the Specific Plan by allowing a nominal increase in hotel/motel rooms on the Property. SECTION 2: Findings. The City Council finds that the Project is in the public interest pursuant to Government Code 65453 and 65358 for the reasons set forth in attached Exhibit 1, which are incorporated by reference. The City Council finds that the Specific Plan is in accordance with Goleta Municipal Code ( GMC ) 35-318. SECTION 3: Specific Plan Amendment. Specific Plan No. 95-SP-1 is amended in the manner set forth in attached Exhibit 2, which is incorporated by reference. SECTION 4: Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. SECTION 5: Limitations. The City Council s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework. Page 1 of 3
Resolution 12- - Revised Exhibit 5 Camino Real Specific Plan Amendment City Council Ordinance No. 12- Case No. 12-096-SPA SECTION 6: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. SECTION 7: Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the city council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable. SECTION 8: Continued Effectiveness. Repeal of any provision of the GMC will not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Ordinance s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance. SECTION 9: Certification. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Goleta s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. SECTION 10: Effective Date. This Ordinance will become effective on the thirtyfirst (31st) day following its passage and adoption. PASSED AND ADOPTED this day of, 2012. Edward Easton, Mayor Page 2 of 3
Resolution 12- - Revised Exhibit 5 Camino Real Specific Plan Amendment City Council Ordinance No. 12- Case No. 12-096-SPA APPROVED AS TO FORM: Tim W. Giles, City Attorney STATE OF CALIFORNIA ) COUNTY OF SANTA BARBARA ) ss. CITY OF GOLETA ) I, DEBORAH CONSTANTINO, City Clerk of the City of Goleta, California, DO HEREBY CERTIFY that the foregoing City Council Resolution No. 12- was duly adopted by the City Council of the City of Goleta at a regular meeting held on the day of, 2012, by the following vote of the City Council: AYES: NOES: ABSENT: (SEAL) DEBORAH CONSTANTINO CITY CLERK Page 3 of 3