Agenda Item A.2
CPMS CONSENT CALENDAR
Meeting Date: October 3, 2023
TO: Mayor and Councilmembers
FROM: Peter Imhof, Planning and Environmental Review Director
CONTACT: Mary Chang, Supervising Senior Planner
Christina McGuire, Associate Planner
SUBJECT: Second Reading of Ordinance to amend the Camino Real Specific Plan and remove the Specific Plan Overlay Designation at 6975 Santa Felicia Drive
RECOMMENDATION:
Conduct second reading (by title only) and waive further reading of Ordinance No. 23-__, entitled “An Ordinance of the City Council of the City of Goleta, California approving a Specific Plan Amendment to remove APN 073 -440-026 from the Camino Real Specific Plan, approving the remov al of the Specific Plan zoning Overlay Designation on the subject property, and finding the Ordinance is exempt from the California Environm ental Quality Act at 6975 Santa Felicia Drive; APN 073 -440-026; Case Nos. 21 -0002-SP and 22-0002-ORD”.
PROPERTY OWNER APPLICANT/AGENT
Camino Real IV, LLC Kimberly Schizas
1125 Vereda Del Ciervo Wynmark Company
Goleta, CA. 93117 1125 Vereda Del Ciervo
Goleta CA 93117
Price Living Trust SEPPS
PO Box 61106 1625 State Street, Suite 1
Santa Barbara, CA 93117 Santa Barbara, CA 93101
DISCUSSION:
On September 19, 2023 , the City Council introduced the attached Ordinance on first reading (Attachment 1). The proposed Ordinance amends the Camino Real Specific Plan to remove APN 073-440-026 from the Specific Plan area and also removes the Specific Plan Overlay zone from the site as well. The originally proposed uses at this site are no longer needed as discussed in the September 19, 2023 staff report. These actions would 1 Meeting Date: October 3, 2023
allow the site to be developed based on the underlying General Plan/Coastal Land Use Plan and zoning designations of Community Commercial.
State law requires ordinances to come before the City Council a second time prior to their adoption. The City Council has the opportunity to adopt the Ordinance at this meeting.
FISCAL IMPACTS:
There are no fiscal impact s to the City associated with this item. The review costs associated with this item are the responsibility of the applicants.
ALTERNATIVES:
In light of Council’s introduction of the ordinance on September 19, 2023, alternatives include:
1) Amend the ordinance and reintroduce it and/or refer the matter back to the Planning Commission; or
2) Direct staff to return with further information; or
3) Take no action.
Each of these alternatives would prevent adoption at this time.
Reviewed By: Legal Review By: Approved By:
___________________ ___________________ _________________ Kristine Schmidt Megan Garibaldi Robert Nisbet
Assistant City Manager City Attorney City Manager
ATTACHMENTS:
1. An Ordinance of the City Council of the City of Goleta, California approving a Specific Plan Amendment to remove APN 073 -440-026 from the Camino Real Specific Plan, approving the removal of the Specific Plan zoning Overlay Designation on the subject property, and finding the Ordinance is exempt from the California Environm ental Quality Act at 6975 Santa Felicia Drive; APN 073 -440-026; Case Nos. 21 -0002-SP and 22-0002-ORD
Exhibit A – Notice of Exemption
Exhibit B – Goleta Zoning Overlay Map Rezone
2 Attachment 1
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GOLETA,
CALIFORNIA APPROVING A SPECIFIC PLAN AMENDMENT TO
REMOVE APN 073 -440-026 FROM THE CAMINO REAL SPECIFIC
PLAN, APPROVING THE REMOVAL OF THE SPECIFIC PLAN ZONING
OVERLAY DESIGNATION ON THE SUBJECT PROPERTY, AND
FINDING THE ORDINANCE IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AT 6975 SANTA FELICI A DRIVE ; APN 073-440-026; CASE NOs. 21-0002-SP and 22-0002-ORD
3 ORDINANCE NO. 23-___
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GOLETA, CALIFORNIA APPROVING A SPECIFIC PLAN
AMENDMENT TO REMOVE APN 073 -440-026 FROM THE
CAMINO REAL SPECIFIC PLAN, APPROVING THE REMOVAL
OF THE SPECIFIC PLAN ZONING OVERLAY DESIGNATION ON
THE SUBJECT PROPERTY, AND FINDING THE ORDINANCE IS
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT AT 6975 SANTA FELICIA DRIVE; APN 073-440-026; CASE
NOs. 21-0002-SP and 22-0002-ORD
WHEREAS the property is located at 6 975 Santa Felicia Dr . in the Inland area of t he Ci ty of Goleta and has a Community Commercial (C C) General Plan/Coastal Land Use Plan Land Use and Zoning designation; and WHEREAS, on February 3, 2021, the Wynmark Co mpany submitted a request for the initiati on of a Specific Plan Amendment and on March 3, 2021 , the application was deemed complete; and
WHEREAS, on June 15, 2021, City Counc il granted the initiation of the Specific Plan Amendment request (21-0001-SP) to consider removal 6975 Santa Felicia Dr. (APN 073-440-026) from the Camino Real Specific Plan and allow the site development to be subject to City’s General Plan Land Use designation (Community Commercial) and Zoning District (Community Commercial) standards applicable to the property; and
WHEREAS, on December 20, 2021, the Wynmark Company submitted an application for a Specific Plan Amendment (21 -0002-SP), an amendment to the Camino Real Development Plan (23-0001-DPAM), and a new Development Plan (21-0005-DP) with a n a pproximately 2’ height adjustment, and to allow the development of two 18, 600-square foot medical office bui ldings and a ssociated site improvements which was ev entually deem ed complete on November 23 , 2022; and
WHEREAS, on May 19, 202 2, the Wynmark Compan y submi tted an application for an Ordinance Amendment (22-0002-ORD) to remove the Specific Plan Overlay , and eventually the application was deemed complete on November 23, 2022; and
WHEREAS it has been dete rmined that the proposed environmental impacts of the project meet t he criteria for use of a Categori cal Exemption, specifically Section 15332 of CEQ A Guideli nes, and a Notice of Exemption is recommended for adoption. The NOE has been available for public review since May 18, 2023, when the Design Review Board Agenda was posted; and
4 Ordinance No. 23-___,
Attachment 1
Camino Real Specific Plan Amendment
Page No. 2
Ordinance 23-______ Camino Real Specific Plan Amendment WHEREAS, on May 23, 2023, the Design Review Board held a duly noticed public hearing to review the design elements of the Project, at which time all interested persons were given an opportunity to be heard; and
WHEREAS, on May 23, 2023, the Design Review Board recommended Preliminary Approval of the project with conditions to the Planning Commission and City Council; and
WHEREAS, on August 14 , 2023, the Planning Commission held a duly noticed pub lic he aring at which t ime all inte rested p ersons wer e heard and recommended approval of the Specific Plan Amendm ent and Rezone to rezone the Specific Plan Overlay to the City Council; and
WHEREAS, on September 19, 2023, the City Coun cil conducted a duly noticed public hearing at which time all interested persons were heard.
NOW, T HEREFORE, BE IT ORDAINED BY THE CITY CO UNCIL O F THE CITY OF GOLETA, AS FOLLOWS:
SECTION 1. Environmental Assessment for the Project. The City Council makes the following environmental findings:
A. The City has determined that the Project is exempt from further environmental review in accordance w ith Cali fornia Environmental Q uality Act Guid elines pursuant to Title 14 California Code of Regulations. Specifically, the project is exempt based on §15332 (Infill Development Projects). The project is exempt due to its consistency with the e xisting Gen eral Plan Land Use designation and Zoning designation applicable to the property, its location is surrounded by substantially develope d sites to the north, south, west , and east . The existing parcel will be ser ved by all required util ities and p ublic services and roadways. The new development conforms to th e policies of the City of Goleta Gen eral Plan and the regulat ions of Title 17, the Goleta Zoning Ordinance, within the City of Goleta Municipal Code . The project site has no potential value as a habitat area for endangered, rare, or threatened species, given the site has been subst antially previously graded and is situated adjacent to s imilar development s within the urban context. Further, none of the exceptions to the exemptions are applicable to the project or site. The specific analysis re lating to why the project is categorically exempt from CEQA is outlined in the N otice of Exempti on provided as Exhibit A to this Ordinance.
B. The City Council reviewed the record of the proceedings and considered all information presented at or before all pub lic h earings in accord ance with CEQA Guidelines §15034.
5 Ordinance No. 23-___,
Attachment 1
Camino Real Specific Plan Amendment
Page No. 3
Ordinance 23-______ Camino Real Specific Plan Amendment
C. Pursuant to CEQA Guidelines §15034, the Categorical Exemption reflects the City’s independent judgment a nd analysis. The City Council has independently reviewed and analyzed the Categorical Exemption prepared for the Project. The Categorical Exemption was prepared under the direction of the City of Goleta Planning and Environmental Review Department and reflects its independent judgment and analysis.
SECTION 2. The City Council make the following findings stated in Sections
17.67.040 and 17.67.050 relating to the Specific Plan Amendment:
A. The amendment is consistent with the guiding principles and goals of the General Plan.
The current Specific Plan policies do not align with the City ’s General Plan policies and allowable uses in the Zoning Ordinance, Title 17 as the Specific Plan was written to reflect the County o f Santa Barbara’s land use documents in place in the late 19 90s prior to the City’s incorporation .
Amending the Specific Plan to remove the subject parce l from the requirements of the Sp ecific Plan would allow develo pment of the subject parcel to be consistent with the guid ing principles and policies of the City’s General Plan . The Community Commercial des ignation on the subject parcel supports and carries out the land use goals of the Gener al Plan.
Removing the subject parcel from the Specific Plan , does not change the Community Commercial designation or the applicable guiding principles/goals, and would eliminate a co nflict for this parcel between the Specific Plan and the General Plan and zoning for the site . While the Specific Plan may designate th e sub ject parcel as a transit c enter, the Community Commercial land use de signations prohibit this use on the property. This Medical Office with a day c are use on the site would support the General Plan land use designation of Community Commercial.
Further, t he use of the site identifi ed in t he Specific Plan is no longer needed or wan ted by the M TD and appropriate bus facilities exist adjacent to the Camino Real Marketplace frontages. Lastly, the project will provide an additional bus stop and shelter along the Santa Felicia fro ntage in accordance with MTD regulations.
B. The amendment is deemed to be in the public interest.
Since the Ci ty’s General Plan is designed to benefit the public and this project will comply with the principles and goals of t he General Plan, therefore this project upholds t he public interest by complying with the policies expressly designed for the public. Further, removing the pa rcel from the Specifi c Plan and thereby eliminating the transit center designation would eliminate a conflict 6 Ordinance No. 23-___,
Attachment 1
Camino Real Specific Plan Amendment
Page No. 4
Ordinance 23-______ Camino Real Specific Plan Amendment between the Specific Plan adopted use and what is/is not allowed by th e City’s Community Commercial land use designatio n. In addition, t he removal of the parcel from t he Specifi c P lan boundaries does not affect the existing land use designations on the site or change any General Plan policies. Another benefit to the community is to have a project that would be consistent with current land use designations that provide a use not readily available in this portion of the city.
SECTION 3 . The City Co uncil make the following findings stated in Sections
17.66.040 and 17.66.050 relating to the removal o f the Speci fic Pla n Zoning Overlay designation:
A. The amendment is consistent with General Plan, the requirements of Sta te planning and zoning laws, and this Title.
Removal of Project parcel from the Spe cific Pla n Zoning Overlay will not affect the General P lan or Z oning designations or policies applicable to this site. The removal of this site from the Specific Plan Zoning Overlay will allow the parcel to only be subject to the policies and regulations in the City ’s adopted General Plan and Municipal code which meet State planning and zoning laws and Title 17. As indicated above, a conflict between the Specific Plan and the City’s adopted land use documents would be eliminated.
B. The amendment is in the interests of the general community welfare.
The amendment brings the parcel into a lignment with the General Plan and Municipal Code; additionally, m edical office buildings and dayc are facilities are important uses to the community which are designed and intended to bolster the welfare of the community.
C. The amendment is consistent with good zoning and planning practices.
The amendment to remove the parcel from the Camino Real Specific Plan will not affect the existing land use de signations or city policies applicable to the site and will elimi nate an existi ng conflict. The City’s adopted General Plan and Zon ing ordinance utilize good planning p ractices a nd as mentioned, bringing this parcel under the regulations o f these documents is consis tent with the City’s goals.
SECTION 4. Based on the findings outlined i n Sections 1 -3 above, t he City Council takes the following actions:
A. Approve the Specific Plan Amendment to remove the parcel addressed as 6975 Santa Felicia (APN 073-440-026) from the follo wing Figures in the Camino Real Specific Plan: 1, 5, 7, 8, 17, 23, 24, and 25. 7 Ordinance No. 23-___,
Attachment 1
Camino Real Specific Plan Amendment
Page No. 5
Ordinance 23-______ Camino Real Specific Plan Amendment B. Approve the Rezone to remove 6975 Santa Felicia (A PN 073-440-026) from the Ca mino Real Marketplace Specific Plan Overlay zoning designation as reflected in Exhibit B to this Ordinance.
C. Find the project to be exempt from the California Environmental Q uality Act and direct , adopt the Notice of Exemption (NOE) as pr ovided as Exhibit A to this Ordinance, and direct staff to file the NOE after adoption of second reading of the Ordinance.
SECTION 5. Reliance on Record
Each and every one of the findings and determinations in t his Ordinance are based on the compe tent and substantial evidence , both oral a nd written, contained in the ent ire record r elating to the projec t. The finding s and determinations constitute the independent findings and determinations of the City Council in all respects and are fully an d completely supported by sub stantial evidence in the record as a whole.
SECTION 6. Limitations
The City Council analysis and evaluation of the project, i ncluding this Ordinance, are based on the entire record, including the best information currently available.
This includ es competent and substan tial evidence, both o ral and writ ten. It is inevitable that in evalu ating a project that absolute and perfect k nowledge of all possible a spects of the project will no t exist. One of the major limitations on analysis of the project i s the City Council’s lack of knowledge of future events. In all instanc es, best effor ts have been made to form a ccurate assumpti ons.
Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and is sues. The City must w ork within t he poli tical framewor k within which it exists and with the lim itations inherent in that framework.
SECTION 7. Summaries of Information
All summaries of information i n the findings, which precede this section , are based on the substantial evidence in t he record. The absenc e of any parti cular fact from any such su mmary is not an indication that a particular finding is not based in part on that fact.
SECTION 8. Duration of the Ordinance
This Ordinance will remain effective until supersed ed by a subs equent Ordinance.
8 Ordinance No. 23-___,
Attachment 1
Camino Real Specific Plan Amendment
Page No. 6
Ordinance 23-______ Camino Real Specific Plan Amendment
SECTION 9. Copies of the Ordinance
The City Clerk is directed to mail a copy of this Ordinance to Camino Real IV, LLC, 1125 Ver eda Del Ciervo, Goleta, CA 93117; Kimberly Schizas, Wynma rk Company, 1125 Vereda Del Cierv o, Goleta CA 93117; and Price Living T rust, P.O. Box 61106, Santa Barbara CA 93117 and to any other person requesting a copy.
SECTION 10. Effective Date of the Ordinance
This Ordinance will become effective on the 31 st day following adoption by the City Council.
SECTION 11. Certification of the Ordinance
The City Clerk shall certify to the passage and adoption of this Ordinance and within 15 days after its adoption, shall cause it to be published in accord with California Law.
INTRODUCED ON the _____ day of _____ 2023.
PASSED, APPROVED AND ADOPTED this ____ day of _______ 2023.
__________________________
PAULA PEROTTE
MAYOR
ATTEST: APPROVED AS TO FORM:
_________________________ __________________________
DEBORAH LOPEZ MEGAN GARIBALDI
CITY CLERK CITY ATTORNEY
9 Ordinance No. 23-___,
Attachment 1
Camino Real Specific Plan Amendment
Page No. 7
Ordinance 23-______ Camino Real Specific Plan Amendment )
COUNTY OF SANTA BARBARA ) ss.
CITY OF GOLETA )
I, DEBORAH LOPEZ, City Clerk o f the City of Goleta, California, DO HEREBY CERTIFY that the foregoin g Ordinance No. 23- __ was introduced on ___________2023, and adopted by the City Council of the Ci ty of Goleta at a regular meeting held on the _ __ day of _______, 20 23 by the fo llowing vote of the City Council:
AYES:
NOES:
ABSENT:
(SEAL)
_________________________
DEBORAH LOPEZ
CITY CLERK
Exhibit A: Notice of Exemption
Exhibit B: Rezone Map
10 Exhibit A
Notice of Exemption
11 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
1 To: Office of Planning and Research From: City of Goleta P .O. Box 3044, 1400 Tenth St. Rm. 212 130 Cremona Drive, Suite B Sacramento, CA 95812-3044 Goleta, CA 93117
X Clerk of the Board of Supervisors
County of Santa Barbara
105 E. Anapamu Street, Room 407
Santa Barbara, CA 93101
Subject: Filing of Notice of Exemption
P
roject Title:
Amendment to the Camino Real Specific Plan and Storke Medical Center Two New Buildings and Associated Improvements; Case Nos. 21-0005-DP; 21-0002-SP; 22-0002- ORD, 23-0001-DPAM.
Project Applicant:
Kimberly Schizas, Wynmark Company, Agent for Camino Real IV, LLC and The Price Living Trust, property owners.
Project Location (Addresses and APN):
6975 Santa Felicia Drive , Goleta CA, 93117, County of Santa Barbara, APN: 073-440- 026.
Description of Nature, Purpose, and Beneficiaries of Project:
The project site is identified as APN 0713-4 40-026, located at 6975 Santa Felicia Drive in the City of Goleta, Santa Barbara County . The General Plan/Local Coastal Plan Land Use designation for the site is Community Commercial (CC) ; the associated zoning district is also Community Commercial (CC) and has a S pecific Plan overlay. The site is located in the Inland area of the City and was previously graded, and utilities were extended to the site as part of the work done with the Camino Real Market Plan Specific Plan development in July, 1997 and with the Ice in Paradise Skating rink development in 2015. As part of the Camino Real Market Place Specific Plan, the site was previously analyzed in the Final Environmental Impact Report certified by the County of Santa Barbara in January 1997.
The project comprises the construction of a total of 37,200 square feet of medical office buildings including 2,113 square feet for a day care facility for employees’ children, with a maximum of 30 children between the ages of 3 months to 5 years old. New building construction will occur at the mostly vacant parcel located at the southwest corner of Santa Felicia Drive and Storke Road as shown in Figure 1 below.
12 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
2 Figure 1- Vicinity Map
The Project consists of (i) a Development Plan to construct two 18,600 square foot two- story Medical Office buildings with accessory childcare use which will replace 95- DP- 026, (ii) a Specific Plan Amendment to remove this parcel (073- 440-026) from the Camino Real Specific Plan Map, and (iii) a n Ordinance Amendment to remove the Specific Plan
Overlay on this parcel for Medical Center office space for providers of medical and wellness services within two 18,600 square foot, 2- story buildings. (iv) Deve lopment Plan Amendment to the original Camino Real Development Plan (95-DP-026) to remove this parcel. The project location is in the heart of western Goleta and adjacent to Ice in Paradise and Girsh Park. The project also includes 2,113 square feet in the western building for a childcare facility to support the future employees. The childcare facility also includes a 1,200 square foot outdoor play yard attached to the childcare facility. The project site is on a 4.32- acre parcel that is partially developed with a 175 space parking lot and bioswale.
A new parking lot will be created on the site which will have 71 standard sized parking stalls ( 9’x16’ with a 2’ overhang) and 8 ADA complaint parking spaces. This allows for drive aisles that are 26’ in width as requested by the Fire Department. Of the 8 ADA compliant spaces, 3 spaces will be designated as van accessible. Along the southern edge of the new parking lot there will be 15 electrical vehicle charging stations (7 dual port, 1 single port). For each building, there are 6 covered and 6 uncover ed spaces for bicycle parking located within 20’ of the buildings for a total of 12 covered and 12 13 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
3 uncovered spaces. There are four electrical outlets for e- bikes also included in the project design.
As part of this project, landscaped buffers will be provided along Santa Felicia Drive, Storke Road, and Frey Way to screen and enhance the project boundaries. Plantings will include drought -tolerant and low- maintenance trees, shrubs, and ground cover.
Within the project site, there will be landscaped islands in the parking lot at least every 8 parking spaces or, occasionally, every 6- 7 parking spaces. Landscaping within these islands will include trees to provide shade for surrounding vehicles and to mitigate the effect of heat in the parking lot. The buildings will be enhanced with landscaping both within planter areas as well as individual tree wells. The lighting in the existing parking lot will remain with additional LED pole mounted lighting proposed in the new parking lot.
The site plan for the project is shown in Figure 2.
Figure 2 -S
ite Plan
The Beneficiary of the Project is Wynmark.
Name of Public Agency Approving the Project (Lead Agency):
City of Goleta
Name of Person or Agency Carrying Out the Project:
Kimberly Schizas, Project Manager, Wynmark Company
Exempt Status:
N
14 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
4 X Categorical Exemption: In-Fill Development Project, State CEQA Guidelines, §15332
Reason(s) why the project is exempt:
Categorical Exe mption: In-Fill Development Projects §15332
Class 32 consists of projects characterized as in-fill development where the project is (a) consistent with the applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations, (b) occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, (c) no value, as habitat for endangered, rare or threatened species, (d) would not result in any significant effects relating to traffic, noise, air quality, or water quality, and (e) adequately served by all required utilities and public services.
Consistent with the requirements of the Class 32 requirements above, and pursuant to CEQA Guidelines §15300.2, Exceptions to the Exemption, the entirety of the project falls within the Class 32 Exemption set forth in State CEQA Guidelines section 15332.
General Plan and Zoning Consistency
The project will conform to the policies within the City of Goleta General Plan, and the regulations of Title 17, the City of Goleta Zoning Ordinance, within the City of Goleta Municipal Code. The property is in an urbanized area with Community Commercial (CC) General Plan and zoning designations and the uses are allowed. The project has been designed to meet the applicable standards. Additionally, no variances or exceptions are required, and all services and access to the parcels are sufficient and will comply with local standards.
The site was originally planned to be a transit center that Metropolitan Transit District no longer needs. The amendment to the Specific Plan will allow a range of uses that will be consistent with the General Plan land use policies and other regulations and would allow for more than just one use authorized by the Specific Plan. Further, the Specific Plan was adopt ed before City incorporation and the applicable County of Santa Barbara regulations are no longer applicable. The Amendment to the Specific Plan will not have an environmental impact in that the General Plan designation and zoning are not changing for the site. The impacts of the range of uses allowed by the General Commercial designations were analyzed as part of the Environmental Impact Report prepared for the General Plan adoption in 2006.
Further, the project will provide square footage for a use (m edical office and day care) that is not readily available in Western Goleta. Having medical office use will serve the day-to-day needs of nearby residents and help reduce traffic trips to other parts of Goleta and/or to Santa Barbara, which is consistent with policies in the Land Use and Traffic Elements of the General Plan.
Airport Safety
The project is located within Safety Zone 2 of the Santa Barbara Airport in the Airport Land Use Compatibility Plan (ALU CP) adopted January 2023. U ntil the City adopts revised Safety Element General Plan Policies related to airport safety, only the 15 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
5 ALUCP standards apply to the project. Chapter 3.3.5 in the ALU CP Nonresidential Development Criteria includes a maximum acceptable intensity calculated as people per acre on a site- wide average. The Maximum Intensity of People/Acre for Nonresidential Development is 80 people per acre , and Medical O ffice is considered C onditionally Compatible in S afety Zone 2. The applicant indicates that the maximum anticipated number of people on site is 184 people (including the day care use). Using the Methods for Determining Concentration of People in Appendix E of the ALUCP and attached as attachment A, the density on site would be 43 people per ace (184 people /4.3 acres = 43 people/ acre) which is well within the acceptable range as noted in ALUCP Table 3-2 below.
Wi
th incorporation of risk reduction strategies , population density could go as high as 120-160 people per acre; however , the anticipated population density is already within the Santa Barbara Airport Safety Comparability Criteria as shown in Figure 3. Further, the Maximum Lot Coverage for Conditionally Compatible Development in Safety Zone 2 is 50%. The project proposes 10% lot coverage ( 19,716 square feet of the 188, 179 square foot lot), so the Development meets the Maximum Lot Coverage standard in the ALUCP Safety Compatibility Criteria as shown in Figure 3.
Figure 3 -Table 3-2 of the ALUCP
TABLE 3-2
SANTA BARBARA AIRPORT SAFETY COMPATIBILITY
CRITERIA
Land Use Types / Typical Uses
• Multiple land use categories and
compatibility criteria may apply to a
land use action
Safety Zone Criteria for Conditionally Compatible
(Yellow) Uses
• Maximum Intensity and Lot
Coverage limits apply to all
conditionally compatible uses,
unless such development would be
subject to “Infill” or “Nonconforming”
provisions.
• Numbers below refer to zones in
which additional specified
conditions (i.e., those beyond the
maximum intensity and lot coverage
limits) are applicable.
• No development may occur within a
Runway Safety Area (RSA) or
Object Free Area (OFA).
1 2 3 4 5 6
Maximum Intensity
(People/Acre – sitewide average)
Nonresidential Development
0 80 150 200 150 No
limit
Intensity with Risk Reduction
(People/Acre – sitewide average)
Nonresidential Development
n/a 120-
160
210-
300
300-
400
210-
300
No
limit
Maximum Lot Coverage
(Building footprint/site size)
Applicable to all
Conditionally Compatible Development
0% 50% 60% 70% 70% 100%
Pr
oject occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
New
development is proposed to occur on the project site total of 4.32 acres, of which
1.9 acres of the site are proposed to be developed which is less than 5 acres in size.
The proj
ect site is located on a substantially developed site within the City of Goleta limits, and it is substantially surrounded by urban uses, being to the north of the County Fire Station and south of the Camino Real Marketplace (Home Depot) and west of Girsh park and east of commercial development across Storke road. 16 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
6 Bi
ological Resources
Per Fi
gure 4 -1, Special-Status Species and Environmental Sensitive Habitat Areas (ESHA) of the City of Goleta General Plan, the site does not contain special -status species. Additionally, the project site has no potential value as a habitat area for endangered, rare, or threatened species given that the site has been previously graded and is partially developed as a parking lot and is situated adjacent to similar developments within the urban context . T he closest riparian corridor or creek to the project site is approximately 235 feet to the west, a bioswale developed at the same time as the Camino Real Marketplace, which is separated by the exi sting asphalt parking lot.
The project will not have an impact on this habitat area.
Trans
portation
The proj
ect would not result in any significant impacts related to traffic based on the Vehicle Miles Traveled Study prepared by Associated Transportation Engineers and accepted by the City of Goleta Public Works Department.
Nois
e
Addi
tionally, the project would not result in potentially significant impacts related to noise. The project site is located within the 60 dBa noise contour for both airport and roadway noise. T here is a small band along the project's north and east property boundary that is in the 65 dBa noise contour for roadway noise from Santa Felcia Road and Storke Road. According to the City of Goleta General Plan Table 9 -2, Noise and Land Use Compatibility Criteria, office buildings and day care center (schools) are acceptable within the 60 dBa CNEL. The small band of the project site within the 65 dBa contour is primarily within the landscaped buffer and avoids the structures but this noise level is considered acceptable for office use and conditionally acceptable for the day care component. Therefore, the project is consistent with the General Plan.
Wi
th respect to noise increase from project related traffic, impacts would be significant if the additional traffic resulted in exposure of sensitive noise receptors to "unacceptable" noise. The Goleta General Plan identifies sensitive noise receptors as residential neighborhoods, schools, libraries, hospitals and rest homes, auditoriums, certain open space areas, and public assembly places. The sensitive noise receptor on site is the proposed day care center. The closest off -site noise receptors are the apartments on Phelps Road which are 815' to the south. Based on the traffic study prepared f or the project, existing average daily traffic volumes along Storke Road will increase from the project by approximately 5% which will be an insignificant change in the existing noise levels and will not increase onsite outdoor noise to a level in excess of 65 dBa.
Noi
se from construction activities is primarily associated with grading activities and site preparation. For the project, these activities are expected to take no longer than 15 days and all construction will occur on weekdays during working hours. The project will comply with standard City of Goleta construction hours, which are from 8AM to 5PM, Monday through Friday, with no construction allowed on State holidays. 17 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
7 It is important to note that there are existing 2-story buildings (fire station, ice rink and hotel) between the project site and the apartments that will serve to attenuate any noise (temporary or permanent) from the project site. The project will not result in the generation of a substantial temporary or permanent increase in ambient noise in the project vicinity.
Ground-borne noise and vibration are generally the result of construction activities, particularly grading, and they tend to occur adjacent to the construction site. Due to the small amount of grading to occur and the shor t duration of the grading phase of the project (15 days), the project will not result in excessive ground- borne vibration or ground-borne noise levels.
According to the recently adopted ALUCP, the project site lies within the 60-65 dB CNEL noise exposure range for the airport. Table 3.1 of the ALUCP identifies office use as compatible use in this area. Day care centers are conditionally compatible if the noise can be attenuated to a level of 45dB CNEL for the indoor space. Noise attenuation measures have been incorporated into the design of the buildings. These measures, coupled with standard construction methods, will e nsure that the interior noise levels do not exceed 45 dB CNEL for any occupied space inside the proposed buildings.
Therefore, the project will not expose people to excessive noise levels.
Air Quality
A project conforms with an air quality plan if it complies with all applicable APCD rules and regulations, complies with proposed control measures that are not yet adopted from the air quality plan, and is consistent with growth forecasts in the plan. The most recent air quality plan is the 2022 Ozone Plan adopted by the Santa Barbara County APCD Board on December 15,2022. The Ozone Plan relies on land use and population projections as a basi s for forecasting vehicle emissions. The projections are based on the General Plans of the local jurisdictions. The Storke Medical Center project is consistent with the Community Commercial designation of the General Plan and Zoning Ordinance and therefore , was included in the 2022 Ozone Plan. As such, the project would not conflict with the applicable air quality plan.
Construction Emissions
The CalEEMod Version 2022 was used to estimate emissions from construction of the project. Table 3 from the Dudek assessment provides an estimate of annual emission generated during construction of the project. As shown in the table, construction related emissions would not exceed the City's threshold of significance for criteria air pollutant.
18 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
8 Operational Emissions
Table 4 from the Dudek assessment presents the maximum daily emissions during operation of the project for both the summer and winter seasons. As the table indicates, the project would not exceed the City's operational criteria pollutant emissions thresholds.
Cumulative Net Increase
The County is currently designated as a nonattainment area for 0 3although in January 2023, the California Air Resources Board held a hearing to c hange the designation to "nonattainment-transitional" for ozone standards. Thi s change becomes official once finalized by the California Office of Administrative Law. Construction of the project would generate ROC and NOx emissions that are both precursors to 03. As indicated in Tables 3 & 4, the project would not exceed thresholds of significance for ROC or NOx for either construction or operation, and therefore would not result in a cumulatively considerable increase of nonattainment pollutants.
Toxic Air Contaminants
The Santa Barbara County APCD considers the following land uses as sensitive receptors: schools, daycare facilities, hospitals and adult care facilities. The project 19 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
9 proposes a day care facility on the site and the Isla Vista Childrens Center is located approximately 1,100 to the southeast of the project site. The technical air quality assessment prepared by Dudek analyzed the potential of the project to impact these sensitive receptors from toxic air contaminants, carbon monoxide and other c riteria pollutants.
Project construction would result in the emission of diesel exhaust from heavy construction equipment which is considered a toxic air contaminant by the State.
However, due to the relatively short period of exposure, the minimal partic ulate emissions on the site, and distance of the Isla Vista Childrens Center, the toxic air contaminants generated during construction would not result in concentrations causing significant health risks. During operation, the project would not generate any toxic air contaminants.
Carbon Monoxide (CO)
Projects which contribute to s ubstantial adverse traffic impacts may result in the formation of carbon monoxide hot spots. Since Santa Barbara County has relatively low background ambient CO levels, localized impacts from traffic are not expected to exceed CO health-related air quality standards. As such, the project would not pose any health risks from carbon monoxide emissions.
Other Criteria Pollutants
Construction and operation of the project would not result in emissions that exceed the Santa Barbara County APCD's emission thresholds for any criteria air pollutant, and therefore would not expose sensitive receptors to substantial pollutant concentrations.
As a medical office use, the project will not generate any objectionable odors during operation. The potential for odors is ass ociated with vehicle and equipment exhaust during construction. Given the relatively short duration of construction and the fact that the project site is not surrounded by a substantial number of people during construction hours, the project will not create odor impacts considered significant.
Greenhouse Gas
Consistent with other recent City documents, the City has relied upon the Bay Area Air Quality Management District ’s recom mended threshold of significance of 1,100 metric tons of carbon dioxide equiv alent (MT CO2e) per year. As shown in the Tables 1 and 2 below, the project’s operational GHG emissions plus amortized construction emissions would be 807 MT CO2e per year. Therefore, the project would not exceed the City’s significance threshold and impacts would be considered less than significant.
Table 1
Estimated Annual Construction Greenhouse Gas Emissions
Year
CO2 CH4 N2O CO2e
Metric Tons
2023 322.83 0.05 0.01 326.08
2024 1.63 0.00 0.00 1.65
20 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
10 Estimated Annual Construction Greenhouse Gas Emissions Year CO2 CH4 N2O CO2e
Total 327.73
Annualized emissions over 30 years (metric tons per year) 10.92 Threshold 1,100 metric
tons
Notes: CO2 = carbon dioxide; CH4 = methane; N2O = nitrous oxide; CO2e = carbon dioxide equivalent.
Table 2
Estimated Annual Operation Plus Amortized Construction Greenhouse Gas Emissions
Emiss ions Source
CO2 CH4 N2O CO2e
Metric Tons per Year
Area 0.00 0.00 0.00 0.00
Energy 143.15 0.01 0.00 143.92
Mobile 457.59 0.04 0.03 467.04
Solid Waste 79.27 3.93 0.00 177.55
Water and Wastewater 6.81 0.01 0.00 8.01
Amortized construction emissions 10.92
Total 807.43
Threshold 1,100
metric tons
Notes: CO2 = carbon dioxide; CH4 = methane; N2O = nitrous oxide; CO2e = carbon dioxide equivalent.
Hydrology and Water Quality
The project will not violate any water quality standards or waste discharge requirements.
Stantec Consulting Services prepared a Supplemental Stormwater Analysis for the project dated October 19, 2022 to demonstrate that the Storke Medical Center Project can meet the applicable requirements of the Central Coast Regional Water Quality Control Board Resolution No. R3 -2013-0032 with the current design. The project will utilize existing downstream facilities (the on -site bioswale) per Section B.6) a) ii) "Intermediate Flow Control Facility Special Circumstances" of the Board Resolution.
The project runoff will discharge stormwater to an existing storm drain system that includes a 60" storm drainpipe in Santa Felicia which directs water to a 38,150 square foot bios wale for treatment. Water is then directed to a 61,100 square foot detention basin for storage. Finally, water will be discharged to an existing public storm drain system in Phelps Road. This system will provide an improvement in surface water quality from the existing condition where runoff from the vacant parcel sheet flows directly south and does not take advantage of the natural filtration and storage offered by the bioswale and detention basin.
The project will not rely on groundwater as a source of potable water and therefore will not decrease supplies or interfere with ground water recharge. Water for the project will 21 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
11 be provided directly from the Cachuma Water Project pursuant to an Exchange Contract with the Bureau of Reclamation dating back to 1952. Water will be delivered to the site by the Goleta Water District under a Water Conveyance Agreement.
Currently, water runoff from the 1.9 acre vacant site sheet flows to the southern edge of the parcel where it enters an existing storm drain system that flows south. It by -passes the existing large bioswale on the western portion of the parcel. As part of the proposed project, runoff from the portion of the parcel proposed for the medical center will be collected by catch basins on the south side of the proposed parking area and conveyed in storm drainpipes to the center of the si te which head north to connect to the existing 60" storm drain pipe in Santa Felicia Drive. Water will then drain to the existing 38,150 square foot bioswale and 61,100 square foot detention basin which serve as natural water quality filtration systems for storm water runoff and water detention basins for flood control purposes. From the detention basin, water leaves the site through two existing storm drains in Phelps Road and ultimately ends up in the Devereux Slough.
Implementation of the proposed st ormwater system will improve downstream water quality from existing conditions. Stantec Consulting Services prepared a Supplemental Stormwater Analysis for the project dated October 19, 2022 to demonstrate that the additional runoff from the project (0.13 CFS i n the 1"sto1m event) will not exceed capacity and have a negative impact on the existing bioswale or detention basin facilities.
The 1.9 acres that comprise the project site will be occupied by 2 medical office buildings, a parking lot, and landscape buff ers. There will be no storage of chemical or other hazardous materials on the site. Given this use and the project design, there will be no potential for release of pollutants due to project inundation.
Stantec Consulting Services prepared a Supplement al Stormwater Analysis for the project dated October 19, 2022 to demonstrate that the Storke Medical Center Project can meet the applicable requirements of the Central Coast Regional Water Quality Control Board Resolution No. R3- 2013-0032 with the current design. The project will utilize existing downstream facilities (the on-site bioswale) per Section B.6) a) ii) "Intermediate Flow Control Facility Special Circumstances" of the Board Resolution. The project is consistent with the existing 2013 Water Quality Control Plan.
Utilities and Services
The existing parcel will be served by all required utilities and public services. The new development conforms to the policies of the City of Goleta General Plan, and the regulations of Title 17, the Goleta Zoning Ordinance, within the City of Goleta Municipal Code.
For all of the foregoing reasons, the entirety of the project falls within the Class 32 exemption.
Exceptions to the Exemption
Moreover, none of State CEQA Guidelines section 15300.2’s exceptions to the Class 32 exemption apply to the project. The exception set forth in State CEQA Guidelines section 15300.2(a), by its own terms, does not apply to projects that fall within the Class 32 exemption; moreover, the project will not impact an environmenta l r esource of 22 NOTICE OF EXEMPTION (NOE)
Wynmark Company/Storke Medical Center NOE May 2023
12 hazardous or critical concern that is designated, precisely mapped, or officially adopted pursuant to law by federal, state, or local agencies. Section 15300.2(b)’s exception, relating to cumulative impacts, does not apply as technical reports in the record of proceedings demonstrate that the project would not result in significant cumulative impacts; moreover, there are no other successive projects of the same type in the same place that could result in significant cumulative impacts. Secti on 15300.2(c)’s exception does not apply because there are no “unusual circumstances” that apply to the project; construction of commercial buildings as urban infill on commercially zoned land nex t to existing development does not constitute an unusual cir cumstance. Section 15300.2(d)’s exception does not apply because the project is not located near any scenic highways. Section 15300.2(e)’s exception does not apply because the pro ject site and off-site improvement locations do not contain hazardous waste and are not on any list compiled pursuant to Section 65962.5 of the Government Code. Finally, Section 15300.2(f)’s exception does not apply because the project has no potential of causing a substantial adverse change in the significance of a historical r esource. Additionally, the project’s site does not contain any identified significant cultural resources and will be conditioned to include all mandatory grading best practices.
For all of the foregoing reasons, the entirety of the project is exempt unde r the Class 32 exemption.
Conclusion:
Based on this analysis, the entirety of the Specific Plan Amendment to the Camino Real Market Plan and the Wynmark/Storke Medical Center Two New Buildings and Associated Improvements Project meets all criteria for th e C lass 32 Categorical Exemption pursuant to Section 15332 of the State CEQA Guidelines . Furthermore, exceptions to the applicability of a Categorical Exemption, as specified in Section 15300.2(a) through (f) of the CEQA Guidelines, do not apply to the pr oject. Therefore, the project is exempt from CEQA.
Attachment A - Appendix E of the ALUCP
City of Goleta Contact Person and Telephone Number:
Christina McGuire, Associate Planner, (805) 961-7566
Lisa Prasse, AICP
Current Planning Manager Date
Note: Authority cited: Section 21083 and 211110, Public Resources Code Reference: Sections 21108, 21152.1, Public Resources Code
23 Appendix E
Methods for Determining
Concentrations of People
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32 Exhibit B
Rezone Map
33 Santa Barbara
Airport
El Colegio Rd
Coal Oil Pt
Goleta Pier
Goleta Pt
UCSB
Isla Vista
Ellwood
Pier
rs217£¤101
£¤101
San Pedro Creek
San Pedro Creek
Las Vegas Creek
San Antonio Creek
Maria Ignacio Creek
San Jose Creek
Atascadero Creek
Old San Jose Creek
Tecolotito Creek
Devereux Creek
Hollister Ave
Cathedral Oaks Rd
Farren Rd
Mesa Rd
Glen Annie Rd
Ward Dr
Phelps Rd
Patterson Ave
Calle Real
Cambridge Dr
Fairview Ave
Berkeley Rd
La Patera Ln
Hollister Ave
Covington Wy
Storke Rd
Del Norte Dr
Encina Rd
Valdez Ave
Placer Dr
Cortona Dr
Moffett Pl
Vega Dr
Ocean Rd
Alameda Ave
Pacific Oaks Rd
Coronado Dr
Dearborn Pl
Aero Camino
Tuolumne DrBradford Dr
Ward Memorial Dr
Armas Canyon Rd
Mathilda Dr
Robin Hill Rd
Day Rd
Rio Vista Dr
Cathedral Oaks Rd
Los Carneros Rd
Calle Real
Calle Real
Fairview Ave
Calle Real
Los Carneros Rd
Hollister Ave
£¤101
Tecolote Creek
Glen Annie Creek
Ellwood Canyon Creek
Winchester Canyon Creek
Bell Canyon Creek
El Encanto Creek
Pacific Ocean
±
0 0.50.25
Miles
CITY OF GOLETA ZONING OVERLAY DISTRICTS
April 2020
Overlay Zoning Districts
AE Airport Environs Other Overlay Districts
Coastal Zone Boundary
Other Features
Goleta City Boundary
Document Path: C:\Projects\Cities\Goleta\zoning\Goleta_ZoningOverlayDistricts_2019rev--20191028_JDL_Changes.mxd Airport Influence Area
-AH Affordable Housing
-H Hospital
-OTH Old Town Heritage
-CBPSP Cabrillo Business Park Specific Plan
-CRMSP Camino Real Marketplace Specific Plan
Clear Zone
Approach Zone - 1 Mile
Approach Zone
Runway 7 Safety Corridor
Date Saved: 9/21/2023 9:55:27 AM
34