title
ALUC-24-05 (Vij Zoning Text Amendment)
Determine that Application No. ALUC-24-05 (Vij Zoning Text Amendment), a request for a consistency determination for an amendment to the zoning regulations located in Travis Air Force Base (AFB) Compatibility Zone D, is conditionally consistent with the Travis AFB Land Use Compatibility Plan.
body
RECOMMENDATION:
Determine that Application No. ALUC-24-05 (Vij Zoning Text Amendment), a request for a consistency determination for an amendment to the zoning regulations located in Travis Air Force Base Compatibility Zone D, is conditionally consistent with the Travis AFB Land Use Compatibility Plan (TLUCP) pending incorporation of the following recommendations:
1. Incorporate the Federal Aviation Administration Advisory Circular (FAA AC) 150/5200-33c design considerations regarding off-airport stormwater basins included in paragraph 2.3.2 requiring the basin to drain within a 48-hour period and have a 3:1 bank slope.
DISCUSSION:
Summary
Section 21676(d) of the State Aeronautics Act requires Airport Land Use Commission (ALUC) review of any zoning ordinance change within an Airport Influence Area. The County of Solano County has referred the zoning text amendment application to the Solano County ALUC for a compatibility determination. This project requires Board of Supervisors adoption of a zone change to include Automobile, Commercial Vehicle, Mobile Home, Recreational Vehicle or Boat Sales Lot as a conditionally permitted land use within the Residential -Traditional Community - Mixed Use (R-TC-MU) zoning district and establish a Vehicle Sales Lot located at 4912 Central Way.
The project is located in Zone D of the TLUCP and within the Outer Perimeter wildlife hazard zone (Attachment B). Compatibility Zone D does not restrict residential or nonresidential densities. However, Zone D prohibits land use types that may have the potential to cause hazards to flight. The project proposes a 4,160 square-foot (0.09 acre) bio-retention pond on a portion of their project located within Fairfield City limits, to collect stormwater and filter it into the ground, (Attachment C). Such facilities are defined as having the potential to attract wildlife. Due to the small-sized bio-retention pond, staff recommends ALUC condition the project to comply with the FAA Advisory Circular and consistent with the recommendations of the Technical Memorandum prepared by Travis Belt, SWCA, Qualified Airport Wildlife Biologist.
Project Description
Rakesh and Priya Vij, property owners, are proposing to operate an automobile and commercial vehicle sales lot at 4912 Central Way within the unincorporated community of Old Town Cordelia. The property is zoned Residential -Traditional Community-Mixed Use “R-TC-MU” which currently prohibits Automobile, Commercial Vehicle, Mobile Home, Recreational Vehicles, or Boat Sales lots. As such, the applicant has initiated zone text amendment to include the use as a conditionally permitted land use within the
R -TC-MU zoning district. Concurrently, the applicant is requesting approval of minor use permit MU-20-05 to conduct the use at this location.
The proposed sales lot will be devoted primarily to commercial vehicles including heavy -duty trucks, tractor-trailers, and semi-trucks. The proposal includes construction of two new parking areas for vehicle display . The main lot includes 31 parking spaces, a majority of which are dimensioned 12 feet wide by 35 feet long, to accommodate commercial trucks. The second lot will have 17 spaces dimensioned 9 feet wide by 18 feet long to accommodate automobile inventory.
A portion of the existing multi-tenant commercial office building will be devoted to vehicle sales and the administrative functions of the business. Other existing businesses are anticipated to remain. The existing 13-space parking lot on the southern parcel will continue to be utilized for employee and customer parking . The existing storage barn would be demolished, and the existing billboard will remain.
The project is located on three parcels, and the proposed bio-retention pond is located within Fairfield City limits. Design and construction of the bio-retention pond is subject to Fairfield City regulations.
AIRPORT PLANNING CONTEXT & ANALYSIS
Any zoning change must undergo review by the ALUC for consistency with the applicable LUCPs (State Aeronautics Act section 21676).
The proposed zoning change would apply to the subject site located within Compatibility Zone D (Attachment B). In general, Compatibility Zone D criteria does not limit residential or non-residential densities or uses; however, it prohibits hazards to flight, requires review of structural heights of objects and/or hazards related to bird attraction, electrical interference, glare and other flight hazards.
Staff evaluated the proposed project using the Zone Compatibility criteria for Zone D of the TLUCP (Attachment A).
Analysis Finding
Based on review, staff finds that the proposed zone change in Application No. ALUC-24-05 (Vij Zoning Text Amendment) is conditionally consistent with the requirements to protect flight, and the Travis AFB Land Use Compatibility Plan with the following recommendations:
1. Incorporate the Federal Aviation Administration Advisory Circular (FAA AC) 150/5200-33c design considerations regarding off-airport stormwater basins included in paragraph 2.3.2 requiring the basin drain within a 48-hour period and have a 3:1 bank slope.
Attachments
Attachment A: Airport Compatibility Zones Criteria
Attachment B: Project Location and Compatibility Zone Map
Attachment C: Site Plan
Attachment D: Planning Commission Resolution and Conditions
Attachment E: Draft Resolution