title
ALUC-25-13 (City of Benicia Title 16, 17 Zoning & Chapter 4 Downtown Mixed-Use Plan Amendments).
Determine that Application No. ALUC-25-13 (City of Benicia Title 16, 17 & 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)
body
RECOMMENDATION:
Adopt a Resolution determining that ALUC-25-13 (City of Benicia Title 16, 17 & 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 (“City”) proposes to amend the City's Municipal Code Title 16 (Subdivisions), Title 17 (Zoning) and Chapter 4 of the Downtown Mixed-Use Master Plan (DMUMP) to implement City’s adopted Housing Element programs. Minor Amendments are proposed to the City’s ordinances and are related view protection, ADUs, condominium conversions, small lot subdivisions, multi-unit development in specific single-family zones, and reorganization of housing-related ordinances
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 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 proposed text amendments would amend Benicia Municipal Code Title 16 (Subdivisions), 17 (Zoning) and Chapter 4 of the Downtown Mixed-Use Master Plan (DMUMP) for on-going compliance with City’s adopted Housing Element.
The proposed amendments would include ministerial approval of small lot subdivisions creating 10 or fewer parcels and dwelling units, establish objective standards to protect scenic views and vistas, increases in permitted densities up to 15 dwelling units/acre on property adjacent to minor arterials, reconstruction of non-conforming multi-family housing units if destroyed by fire and establishing a new Housing chapter in the zoning regulations to facilitate better usability of state housing law.
A copy of the proposed Resolution and amendments are attached as Attachment C.
AIRPORT PLANNING CONTEXT & ANALYSIS:
Zoning or development 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