title
ALUC 26-05 (Solano County Accessory Dwelling Unit Ordinance)
Determine that Application No. ALUC 26-05 (Solano County Accessory Dwelling Unit Ordinance Update) is consistent with the Travis Air Force Base (AFB), Nut Tree Airport, and Rio Vista Airport Land Use Compatibility Plans (LUCP).
body
RECOMMENDATION:
Adopt a Resolution determining that Application No. ALUC 26-04 (Solano County Accessory Dwelling Unit Ordinance) is consistent with the Travis Air Force Base (AFB), Nut Tree Airport, and Rio Vista Airport Land Use Compatibility Plans (LUCP).
DISCUSSION:
Introduction
Cal. Public Utilities Code section 21676(b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) review zoning regulation changes within an Airport Influence Area.
Summary
The matter before the Commission involves proposed amendments to Chapter 28 of the Solano County Code (Zoning Regulations) to revise and update Section 28.72.10(B)(2) pertaining to accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in the unincorporated area of Solano County. The updates align County regulations with current state law (Government Code Section 66310 et seq.), clarify the types and locations of ADUs permitted by right, clarify ministerial approval standards for ADUs, update development standards for size, height, setbacks, and parking, and include other revisions intended to eliminate ambiguities, promote internal consistency, and implement the General Plan’s Housing Element Program E.3 which requires the County to amend the County’s Zoning Ordinance to be consistent with the latest state legislation related to ADUs.
Accessory Dwelling Units (ADUs) are residential structures allowed incidental to a primary dwelling. They can be detached or attached to the primary dwelling. Junior Accessory Dwelling Units (JADUs) are smaller units created from the conversion of the primary dwelling's existing space, such as a garage. ADUs and JADUs are innovative and effective options for adding much-needed housing in Solano County. They provide numerous benefits, including affordability through the elimination of costs for land acquisition and major infrastructure installation. They also provide homeowners with potential rental income and allow multigenerational families to live near one another while maintaining privacy. Solano County has identified ADUs as a key strategy to achieve affordability requirements set by the state for new housing.
AIRPORT PLANNING CONTEXT & ANALYSIS:
Zoning regulation amendments must undergo review by the ALUC for consistency with the applicable LUCPs. Changes to the Solano Zoning Regulations only apply to the unincorporated areas of the County of Solano, and staff evaluated the proposal using the compatibility zone criteria for Travis AFB, Nut Tree Airport, and the Rio Vista Airport Land Use Compatibility Plans as it applies to the unincorporated area. The proposed amendments do not affect regulations related to flight hazards such as structural heights of objects, hazards related to bird attraction, electrical inference, glare and other flight hazards.
The ADU update is applicable exclusively to residential zoned parcels within the unincorporated County. Property with these zoning designations exists within the Travis AFB LUCP zones C, D, and E; Nut Tree LUCP zone F; and outside Rio Vista LUCP boundaries. Of these zones, only Travis zone C contains a maximum dwelling unit per acre threshold of 11 du/ac. The proposed ADU changes would allow up to 4 du/ac on lots one acre or greater in size. Thus, the proposed changes do not conflict residential development density thresholds for any LUCP in the County.
Analysis Finding
Based upon review, staff finds the proposed changes comply with the requirements of the compatibility zones to protect flight and are consistent with the Travis AFB, Nut Tree Airport, and Rio Vista Airport Land Use Compatibility Plans.
Attachments
A: Airport Compatibility Zones Criteria
B: Resolution
C: Solano County Accessory Dwelling Unit Ordinance