REVISED STAFF REPORT:CITY OF PASO ROBLES Page 1 of 8 STAFF REPORT SAN LUIS OBISPO COUNTY AIRPORT LAND USE COMMISSION DATE: MAY 20, 2015 TO: FROM: AIRPORT LAND USE COMMISSION (ALUC) BRIAN PEDROTTI, COUNTY PLANNING AND BUILDING REFERRING AGENCY: CITY OF PASO ROBLES APPLICANT: WILLIAM AND KENNETH MUNDEE CITY FILE NUMBER: GPA AND REZONE 15-001 PLANNER: SUSAN DECARLI, PROJECT MANAGER SUBJECT: A REFERRAL BY THE CITY OF PASO ROBLES FOR A DETERMINATION OF CONSISTENCY OR INCONSISTENCY REGARDING A PROPOSED AMENDMENT TO THE CITY S GENERAL PLAN AND REZONING FROM AGRICULTURE TO PARKS AND OPEN SPACE (POS). LOCATION: THE 74.3-ACRE PROPERTY (APNS: 025-436-020 AND -027) IS LOCATED AT 3350 HIGHWAY 46 EAST IN THE CITY OF PASO ROBLES (PROJECT SITE). THE PROPOSED PROJECT IS LOCATED IN THE PASO ROBLES MUNICIPAL AIRPORT LAND USE PLAN (ALUP) - AIRPORT SAFETY ZONES 3, 4, AND 5 AND WITHIN THE 55dB NOISE CONTOUR. RECOMMENDATION: Recommend a determination of consistency to the City of Paso Robles for the proposed amendment to the City s General Plan and Rezoning from Agriculture to Parks and Open Space (POS) subject to the conditions set forth below. Finding(s): 1. As required by the General Land Use Policies of the Paso Robles Municipal Airport Airport Land Use Plan (ALUP), all information required for review of the proposed amendment to the City s General Plan and Rezoning from Agriculture to Parks and Open Space (POS) on a site of 74.3 acres (Project) was provided by the City of Paso Robles (City). 2. The Project Site is located within the ALUP Planning Area. The majority of the Project Site is located within Airport Safety Zones 3 and 4 and a small portion of the Project Site is located within Airport Safety Zone 5. The Project Site is located within the 55 db CNEL contour. 3. The Project Site is located within the Airport (AP) Overlay category as described in the Land Use Element of the City s General Plan. The General Plan provides that [d]evelopment within an AP Overlay area is subject to special review based on the recommendation of the Airport Land Use Plan (LU-25, LU-29). The General Plan further provides that the City can restrict land uses to insure compatibility with current and future airport operations (LU-31). 4. The General Plan requires that as a condition of new discretionary land use and development approvals, the City will include a requirement calling for a recorded Notice of Airport in the Vicinity and Airport Operations Plan to alert future property owners of the City s plan to continue to expand operations at the Paso Robles
REVISED STAFF REPORT:CITY OF PASO ROBLES Page 2 of 8 Applicant: Kenneth and William Mundee Municipal Airport for all properties within the current and future boundaries of the City of Paso Robles east of Highway 101. PROJECT DESCRIPTION: Proposal: General Plan Amendment and Rezoning from Agriculture to Parks and Open Space (POS). Setting: Rural Existing Uses: Single-family residence, guest house, and winery facility. Site Area: Approximately 74.3 acres DISCUSSION: In addition to the proposed General Plan Amendment and Rezoning from Agriculture to Parks and Open Space (POS), the City provided the Applicant s conceptual site plan. It is unclear whether the City intends to submit a full development plan for the Project Site to the ALUC once it is completed by the Applicant. The conceptual site plan includes a number of phases of development as set forth in detail below. Some aspects of the site plan are inconsistent with the standards contained within the ALUP, including, without limitation, the 140-room resort hotel (within Zone 3) as it exceeds the maximum persons/acre and the maximum number of people in a single acre requirements. In addition, the bed and breakfast inn and restaurants (if they include outdoor eating) would also likely be inconsistent with the standards contained within the ALUP, as bed and breakfast inns and restaurants with outdoor eating are categorized as extremely noise-sensitive land uses not permitted within the 55 db noise contour except as infill. Conceptual Site Plan The Applicant has submitted a conceptual site plan with multiple phases of development to be completed by 2022 as follows: Phase A: Resort Hotel 140-Room Resort Hotel Hotel Café Business Center Total Building Area: 88,000 sf 88,000 sf Phase B: Boutique Hotel and Wine Library 32-Suite Boutique Hotel 15,288 sf Café Restaurant 3,840 sf Total Building Area 19,128 sf Phase C: Vacation Casitas and Restaurant 20 Vacation Casitas 22,000 sf Restaurant 10,000 sf Total Building Area 32,000 sf Phase D: Vacation Casitas, Spa and Clubhouse 30 Vacation Casitas 32,000 sf Clubhouse/Rec House 5,120 sf Spa Building 3,840 sf Total Building Area 40,960 sf Phase E-1: Winery Production and Tasting Facility Wine Production and Storage 12,028 sf Wine Tasting Building 2,200 sf Maintenance Building 2,600 sf Administration Building 1,200 sf
REVISED STAFF REPORT:CITY OF PASO ROBLES Page 3 of 8 Applicant: Kenneth and William Mundee Total Building Area 18,028 sf Phase E-2: Bed & Breakfast and Guesthouse Bed & Breakfast 4 bdrm 4,061 sf Guest House 2 bdrm 1,850 sf Total Building Area 5,911 sf Phase F: Viticulture Learning Center Viticulture Library 4,560 sf Workshop/Learning Bldgs 7,500 sf Total Building Area 12,060 sf Setting/Existing Uses/Site Area The Project Site consists of two parcels totaling 74.3 acres located at 3350 Highway 46 East, within the City of Paso Robles. The subject parcels (APNs: 025-436-020 and -027) currently have an Agriculture zoning with an AP Overlay. The majority of the site consists of vacant land, but existing development also includes a single-family residence, guest house, and winery facility. Surrounding land uses include: rural residences to the north, agriculture (vineyards) to the east, an RV park to the west, and a mix of vineyard and residences across Highway 46 East to the south. Airport Land Use Plan Applicability The Project Site is located within ALUP Safety Zones 3, 4 and 5, and is approximately 0.97 nautical miles from the Airport (PRB) active Runway 19. The Project Site is within the 55 db ALUP Noise Contour, as shown on ALUP Figure 1 (Airport Noise Contours). Per Table 10 of the ALUP, hotels and motels, bed and breakfasts, restaurants and spas are allowed in Zone 3 (subject to certain use intensity requirements) and are allowed in Zone 4 (subject to certain use intensity requirements) as discussed in more detail below. ALUP 4.4 Noise Policies With respect to extremely noise sensitive land uses (e.g. residential land uses, restaurants that include outdoor eating or drinking areas and bed and breakfast inns), Table 8 of the ALUP only permits such uses between the 55 and 60 db noise contours as infill. With respect to moderately noise sensitive land uses (hotels and motels, restaurants without outdoor eating or drinking areas), Table 8 of the ALUP permits such uses with mitigation (as described in the ALUP). Thus, the bed and breakfast and the restaurants contained within the conceptual plan may be inconsistent with the ALUP. ALUP 4.5.3 Land Use Density As discussed above, Table 10 (and Table 9) places certain use intensity restrictions on applicable uses (hotels, bed and breakfasts, restaurants gyms). Note 17 places limitations on certain uses within Safety Zone 3. More specifically, with respect to the applicable uses, the use intensity of the activity shall not exceed an average of 60 persons per gross acre, maximum of 120 persons per single acre, at any time. Note 16 places limitations on certain uses within Safety Zone 4. More specifically, with respect to the applicable uses, the use intensity of the activity shall not exceed an average of 40 persons per gross acre, maximum of 120 persons per single acre, at any time. The Applicant has provided a graphic and table (Exhibit 4) identifying the acreages of each use and the average and single-acre persons per acre. The proposed hotel (Phase A) on the conceptual plan exceeds both the average and single-acre ALUP land use density requirement of 60 persons per acre and 120 maximum persons. ALUP 4.5.3 Open Space The minimum required open space as a percentage of gross area is listed in Table 9. The minimum open space required in Safety Zone 3 is 25% and in Safety Zone 4 is 20%. The proposed conceptual project includes 4.4 acres of building area and a total gross site area of 74.3 acres.
REVISED STAFF REPORT:CITY OF PASO ROBLES Page 4 of 8 Applicant: Kenneth and William Mundee Therefore, the minimum open space is 94% and exceeds the minimum required in Table 9. ALUP 4.7.2 Overflight Section 4.7.2 requires that avigation easements be recorded for all properties within the Project and that all owners, potential purchasers, and occupants receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering into any contractual obligation to purchase, lease, rent or otherwise occupy any property within the Airport Influence Area. Determination and Conditions of Approval Based on the findings set forth above, the Project is consistent with the ALUP on the condition that all development on the Project Site is in conformance with all standards and policies contained within the ALUP, including all noise policies, safety policies (including intensity of use restrictions), airspace policies and overflight policies. Without limiting the foregoing, the Project is consistent with the ALUP on the condition that: 1. Non-residential density for the Project Site is limited to 40 persons per acre in Safety Zone 4 and 60 persons per acre in Safety Zone 3, as required by the ALUP. The maximum number of people on a single acre at any time may not exceed 120 people. 2. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area and avigation easements shall be recorded for all properties included in the Project. 3. All moderately noise sensitive land uses on the Project Site, including hotels, restaurants without outdoor eating, and wine tasting rooms, shall include noise mitigation as required by the ALUP. 4. All extremely noise sensitive land uses, including restaurants with outdoor eating and bed and breakfast inns are prohibited on the Project Site except as infill. 5. No development on the Project Site, including any structure, landscaping, glare, apparatus, or other feature, whether temporary or permanent in nature will constitute an obstruction to air navigation or a hazard to air navigation. 6. Development on the Project Site meets the minimum open space requirements of 25% in Zone 3 and 20% in Zone 4, and will not surpass the requirements set by the ALUP as discussed in the report. EXHIBITS: Ex.1: Project Graphics Ex.2: ALUP Noise Contours Ex.3: ALUP Safety Zones Ex.4: Graphic of Conceptual Site Plan and Density Table
REVISED STAFF REPORT:CITY OF PASO ROBLES Applicant: Kenneth and William Mundee Exhibit 1: Vicinity Map Page 5 of 8
REVISED STAFF REPORT:CITY OF PASO ROBLES Page 6 of 8 Applicant: Kenneth and William Mundee Exhibit 2: ALUP Noise Contours
REVISED STAFF REPORT:CITY OF PASO ROBLES Page 7 of 8 Applicant: Kenneth and William Mundee Exhibit 3 ALUP Safety Zones
REVISED STAFF REPORT:CITY OF PASO ROBLES Page 8 of 8 Applicant: Kenneth and William Mundee Exhibit 4: Graphic of Conceptual Site Plan and Density Table No