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ALUC-25-04 (City of Benicia Title 17 Zoning & Chapter 4 Downtown Mixed Use Plan Amendments).
Determine that Application No. ALUC-25-04 (City of Benicia Title 17 Zoning & Chapter 4 Downtown Mixed Use Plan Amendments), located within the Travis Air Force Base (AFB) Compatibility Zones D and E, is consistent with the Travis Air Force Base (AFB) Land Use Compatibility Plan (LUCP).
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RECOMMENDATION:
Adopt a Resolution determining that ALUC-25-04 (City of Benicia Title 17 Zoning & Chapter 4 Downtown Mixed Use Plan Amendments), located within the Travis Air Force Base (AFB) Compatibility Zones D and E, is consistent with the Travis Air Force Base (AFB) Land Use Compatibility Plan (LUCP).
Summary
Section 21676(d) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) to review any general plan or zoning regulation amendments within an Airport Influence Area.
The City of Benicia proposes to amend the city's General Regulations Ordinance, adding to Benicia Municipal Code Section 17.70.470. The proposed amendments to Section 17.70.470 will implement the recently adopted Housing Element, Program 2.05 - to facilitate housing mobility, the city will establish a Religious and Institutional Facility Housing Overlay or similar zoning text amendment. The proposed amendments comply with California Government Code Section 65913.16.
The city’s limits lie within Travis AFB’s Compatibility Zones D and E. Compatibility Zones D and E do not place restrictions on densities nor intensities but do require review of structural heights of objects and hazards related to bird attraction, electrical interference, glare, and other flight hazards. The proposed amendments do not conflict with the compatibility criteria.
DISCUSSION:
Proposed Project
According to City staff, the project will amend Title 17 and the Downtown Mixed Use Plan Amendments as follows:
The proposed amendments would update land use regulations, streamline certain regulations, clarify land use classifications and regulations, establish consistency in land use regulations citywide, and clean up various code references for internal consistency and organization. More specifically, the amendments would address day care centers, home-based businesses, formula businesses, studios, body art and piercing, alcoholic beverage sales, bars, taverns and nightclubs, alcoholic beverage service at eating and drinking establishments, take-out service at eating establishments, mobile food vending, health and fitness facilities, commercial recreation facilities, and sports and entertainment assembly.
In addition, the amendments would change the name of the Community Development Department to Development Services Department to eliminate confusion related to another existing city department (Community Services Department) and clarify the function of the department.
A copy of the proposed amendments is attached as Attachment C.
AIRPORT PLANNING CONTEXT & ANALYSIS:
Zoning regulation amendments must undergo review by the ALUC for consistency with the applicable LUCPs (State Aeronautics Act section 21676). The proposed amendments would apply city-wide, which is located in Compatibility Zones D and E of the Travis AFB LUCP (Attachment B). Staff evaluated the City’s project using the Zone Compatibility criteria for Zone D and E of the Travis AFB LUCP. Staff analysis of the project is summarized in Attachment A.
Analysis Finding
Based upon review, staff finds that the proposed changes comply with the requirements of the zones to protect flight and are consistent with the Travis AFB Land Use Compatibility Plan (LUCP).
Attachments
Attachment A: Airport Compatibility Zones Criteria
Attachment B: City of Benicia and Compatibility Zones
Attachment C: City Draft Resolution and Amendments
Attachment D: Resolution