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ALUC-24-04 (Nut Tree Business Park)
Conditionally approve the revised lighting plans, dated March 25, 2024, for the Nut Tree Business Park project located on the northside of Nut Tree Road (APN: 0129-240-500, 510, 520 and 530), subject to staff review and approval of the avigation easement to be recorded by the project proponent
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RECOMMENDATION:
1. Conditionally approve the revised lighting plan, dated March 25, 2024, for the Nut Tree Business Park project located on the northside of Nut Tree Road (APN: 1029-240-500, 510, 520 and 530), subject to staff review and approval of the avigation easement to be recorded by the project proponent prior to issuance of any building permits.
2. Direct ALUC staff to send a letter notifying City of Vacaville staff of the ALUC’s decision.
DISCUSSION:
On March 14, 2024, ALUC heard the item and requested the applicant submit the project to the Federal Aviation Administration (FAA) for review due to the proximity to the existing runway. The review included an aeronautical study of the proposed buildings.
FAA staff issued a Determination of No Hazard with the condition that the buildings be marked/lighted with red lights in accordance with FAA Advisory Circular (AC) 70/7460-1 M, change 1, Obstruction Marking and Lighting. Planning staff, Commissioners Vancil, Johnson, Nut Tree Airport Manager and County General Services management reviewed the determination with FAA staff, Justin Hetland, on February 20, 2025. The FAA’s basis for its decision is contained on page 7 of the attached Aeronautical Studies indicating a “Determination of No Hazard to Air Navigation.”
FAA staff clarified that FAA does not have jurisdiction over lighting and the aeronautical study did not include the lighting plans.
Background:
The proposed project is located on the north side of Nut Tree Road consisting of two (2) 84,505 square foot office/warehouse buildings located on the north side of Nut Tree Road, adjacent to Putah Creek. The buildings are stepped back away from the runway and the maximum height is 40 feet. The proposed project is 515 feet measured from the edge of the runway to the closest property line.
The project was part of the Nut Tree Ranch Development project approved by the City of Vacaville in 2002. Due to the proximity of the proposed development to the Nut Tree Airport, the certified Environmental Impact Report for the project required the Solano Airport Land Use Commission’s approval of the lighting plans to ensure the avoidance of distracting lights and unwanted glare that interferes with pilots’ vision.
The adopted mitigation measure is as follows:
Mitigation Measure 4.10.4.a:
All lighting associated with the development of the proposed project, including, but not limited to outdoor building lighting and signage, parking lot lighting, and lighting associated with outdoor recreation areas, shall comply with applicable FAA standards for airport operation as provided for in the Solano County Airport/Land Use Compatibility Plan for the Nut Tree Airport. A lighting plan shall be prepared and submitted to the City and Solano County Airport Land Use Commission for review and approval before the issuance of any building permits for the Proposed Project. The plan shall include the following minimum elements:
A. The location, type, height, and rating of all light fixtures; and
B. A photometric plan indicating the light in foot candles on all portions of the property and adjoining properties (100 feet from the property line); and
C. Any proposed shielding or other measures to reduce lighting to meet FAA and City of Vacaville standards.
D. As a condition of approval for any development within Land Use Compatibility Zones A, B and C, the Project Applicant shall obtain an avigation easement which restricts light and glare associated with the Proposed Project, from the Solano Airport Land Use Commission.
The proposed lighting fixtures are either attached to the building (wall pack) or pole lights 20-21 feet high and faced downward, located within the adjoining sidewalk to the building. The photometric plans indicate that lighting will not illuminate within 100 feet of the northern boundary line, closest to the runway, consistent with item B above.
In addition, in March 2024, revised photometric plans were submitted to City of Vacaville staff for review. The minimum foot candle (fc) decreased from 1.0 fc to 0.5 fc in the rear of the property, adjacent to the runway. The City of Vacaville indicated that the 0.5 fc is sufficient for lighting the rear of the property, and consistent with the City’s new standard. The revised plans are attached to this report.
Item D requires that the project proponent obtain an avigation easement which restricts light and glare. Staff has not received the draft for review and recommends that ALUC require that the project proponent submit the avigation easement to ALUC staff for review and approval prior to issuance of building permits. Recordation of the easement is the project proponent’s responsibility.
Analysis Findings:
Staff recommends that the ALUC conditionally approve the lighting plans dated March 25, 2024, and directs City of Vacaville staff to enforce the FAA conditions as set forth in the attached FAA No Hazard Determination, specifically, the condition that the buildings be marked/lighted with red lights in accordance with FAA Advisory AC 70/7460-1 M, Change 1, Obstruction Marking and Lighting.
In addition, staff recommends that ALUC conditionally approve the lighting plans dated March 25, 2024 subject to ALUC staff review and approval of the avigation easement prior to issuance of any building permits.
Lastly, staff recommends the ALUC direct staff to send a letter notifying City of Vacaville staff of the ALUC’s decision requiring compliance with the FAA conditions as outlined in the attached No Hazard Determination, as well as the requirement for ALUC’s further approval of an avigation easement, prior to the issuance any building permits.
Attachments:
A. Project Location and Proximity to the Nut Tree Runway
B. Revised Photometric Plans dated March 25 2024
C. Lighting Fixtures - Wall pack, Outdoor mount and Pole Light Fixture
D. FAA Coordinates
E. FAA No Hazard Determination (link)
F. March 14, 2024 ALUC Report (link)