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ALUC-19-20 (Lawler Mixed Use Suisun City)
Conduct a public hearing to consider the consistency of the Lawler Mixed Use Project with the Travis Air Force Base Land Use Compatibility Plan: Applicant - City of Suisun City. (Planner: Jim Leland)
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Published Notice Required? Yes ___ No _ _
Public Hearing Required? Yes ___ No _ _
RECOMMENDATION:
Adopt the recommended findings and determine that the Lawler Mixed Use Project is consistent with the Travis Air Force Base Land Use Compatibility Plan.
Introduction
The City of Suisun City is in the process of reviewing the Lawler Mixed Use Project, a planned unit development. The Project consists of a 73 unit 4-story luxury apartment complex with related services and 7,200 square feet of upscale commercial uses. The apartment building is 48 feet 6 inches tall. (See Attachments A, A1, A2, A3, A4 and A5).
The project is located on the west side of Lawler Center Drive between McCroy Creek Way and Anderson Drive. The property consists of 2.8 acres.
Required Tests for Consistency for Rezoning Actions
State law, under Section 21661.5 of the Public Utilities Code, requires that any proposed zoning regulations or revisions to the local zoning ordinance be reviewed for consistency with adopted airport land use compatibility plans.
Travis Plan Compatibility Zone D Criteria
The subject property lies within the Area of Influence of the Travis plan, more particularly within Compatibility Zone D. (Attachment B Travis Plan Context Map).The criteria for compatibility in Zone D are listed below.
Maximum Densities/Intensities: No Limits
Prohibited Uses: None
Other Development Conditions:
• ALUC review required for objects > 200 feet AGL
• All proposed wind turbines must meet line-of-sight criteria in Policy 5.6.1
• All new or expanded commercial-scale solar facilities must conduct an SGHAT glint and glare study for ALUC review
• All new or expanded meteorological towers > 200 feet
• AGL, whether temporary or permanent, require ALUC review
• For areas within the Bird Strike Hazard Zone, reviewing agencies shall prepare a WHA for discretionary projects that have the potential to attract wildlife that could cause bird strikes. Based on the findings of the WHA, all reasonably feasible mitigation measures must be incorporated into the planned land use.
• For areas outside of the Bird Strike Hazard Zone but within the Outer Perimeter, any new or expanded land use involving discretionary review that has the potential to attract the movement of wildlife that could cause bird strikes are required to prepare a WHA.
California Airport Land Use Planning Handbook (2011)
The State Department of Aeronautics has published the California Airport Land Use Planning Handbook (2011) as a guide for Airport Land Use Commissions in the preparation and implementation of Land Use Compatibility Plans and Procedure Documents. Section 6.4.2 (p. 6-14) sets forth procedures for the review of local zoning ordinances and directs agencies to consider the topics listed in Table 5A, as follows:
Zoning or Other Policy Documents (from Table 5A, CalTRANS Airport Land Use Planning Handbook)
The Handbook lists the following topics for consideration when reviewing zoning or other policy documents.
• Intensity Limitations on Nonresidential Uses
• Identification of Prohibited Uses
• Open Land Requirements
• Infill Development
• Height Limitations and Other Hazards to Flight
• Buyer Awareness Measures
• Non-conforming Uses and Reconstruction
Staff has reviewed the Lawler Mixed Use Project in light of the tests outlined above. Our analysis is presented below.
Analysis
Project Description
As previously mentioned, the Lawler Mixed Use Project is located on an approximately 2.8-acre parcel on Lawler Center Drive. The project consists of a four-story 73 unit apartment project with 7,200 square feet of commercial uses The proposed building is 48.5 feet tall. The project requires a Planned Unit Development (PUD) designation, which is a form of zoning that requires review by the ALUC. The site lies entirely within Compatibility Zone D of the Travis Air Force Base Land Use Compatibility Plan (Attachment B Travis Plan Context Map).
Relevant Issues for the ALUC
The ALUC is concerned with those aspects of the Lawler Mixed Use Project that have the potential to be incompatible with the Travis Air Force Base Land Use Compatibility Plan, and more particularly, with the criteria found in Compatibility Zone D.
Zoning Change Consistency Factors
As previously discussed, Table 5A of the CalTRANS Handbook lists the following topics for consideration when reviewing zoning or other policy documents.
• Intensity Limitations on Nonresidential Uses
• Identification of Prohibited Uses
• Open Land Requirements
• Infill Development
• Height Limitations and Other Hazards to Flight
• Buyer Awareness Measures
• Non-conforming Uses and Reconstruction
These topics are analyzed below.
Intensity Limitations on Nonresidential Uses
There are no land use limitations on non-residential uses within compatibility zone D and thus the proposed mixed-use project is consistent with this aspect of the Travis Plan.
Identification of Prohibited Uses
The Plan does prohibit “Other Hazards to Flight” which typically consist of sources of smoke or glare, attraction of birds, flashing lights and sources of electronic interference. None of these hazards are present in the proposed development
Open Land Requirements
There are no open land requirements specified for Compatibility Zone D and thus the project meets the requirements of the Travis Plan.
Infill Development
The project is considered infill development. An infill projects can be permitted even when inconsistent with an Airport Land Use Compatibility Plan if the surrounding development which already exists is inconsistent with the Airport Land Use Compatibility Plan. This is not the case here as the proposed development is consistent with the land use intensity requirements of the Travis Plan.
Height Limitations and Other Hazards to Flight
Height Limitations
The Height limit for Compatibility Zone D is 200 feet. The project proposes a 4-story building 48.5’ in height. The proposal meets the height requirements of the Travis Plan.
Other Hazards to Flight
There are no land use limitations within compatibility zone D. The Plan does prohibit “Other Hazards to Flight” which typically consist of sources of smoke or glare, attraction of birds, flashing lights and sources of electronic interference. None of these hazards are present in the proposed development and the proposed project meets the requirements of the Travis plan.
Buyer Awareness Measures
Buyer awareness measures are not required within Compatibility Zone D.
Non-conforming Uses and Reconstruction
The project does not involve reconstruction or ono-conforming uses. As a consequence, no further discussion is required under this topic.
Recommendation
Based on the analysis and discussions above, staff recommends that the Solano County Airport Land Use Commission find as follows:
Determination:
1). That the Lawler Mixed Use Project is consistent with the Travis Air Force Base Land Use Compatibility Plan, because it is consistent with the regulations for height and the prohibitions on “Other Hazards to Flight”.
Attachments
Attachment A: Application
Attachment A1 Application Project Description
Attachment A2 Vicinity Map
Attachment A3 Aerial Map
Attachment A4 Site Plan
Attachment A5 Building Plans
Attachment B: Travis Plan Context Map
Attachment C: Draft Resolution