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ALUC-25-15 (North Village)
Determine that Application No. ALUC-25-15 (North Village) consisting of Lot E located within Nut Tree Airport Zone C and Travis Air Force Base Zone D, and Lot H located within Nut Tree Airport Zone E and Travis Air Force Base Zone D, are both conditionally consistent with the Nut Tree Airport and Travis Air Force Base Land Use Compatibility Plans. (Continued from January 8, 2026, ALUC regular meeting).
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RECOMMENDATION:
Adopt two Resolutions determining that Application No. ALUC-25-15 (North Village) consisting of Lots E and H, located within Nut Tree Airport Zone C and E, respectively, and Travis Air Force Base Zone D, are conditionally consistent with the Nut Tree Airport and Travis Air Force Base Land Use Compatibility Plans, subject to the following conditions:
1. Maintain existing avigation easement for the entirety of the site as required by the Nut Tree Airport Land Use Compatibility Plan. (Lot E only)
2. Maintain existing overflight easement for the entirety of the site as required by the Nut Tree Airport Land Use Compatibility Plan. (Lot H only)
3. The residential development located in Zone C shall be attenuated to a minimum of 20 dBA. (Lot E only)
4. Include as a condition of approval of the tentative subdivision map that notice regarding aircraft operational impacts on the property shall be attached to the property deed. An example of the Deed Notice is contained in Appendix D of the Travis AFB LUCP. (Lots E & H)
DISCUSSION:
On January 8, 2026, the ALUC considered ALUC-25-15 (North Village) at its regular meeting. The matter was continued due to concerns raised by the commissioners regarding densities, open space, and clustering involving two land areas separated by Village Parkway. At that regular meeting, staff suggested, and applicant agreed, to continuing the item to the ALUC’s February 18, 2026 regular meeting to allow ALUC staff to conduct additional review. Additionally, ALUC staff suggested that Lots E and H be two separate resolutions. With separate resolutions, the Commission can make a more informed decision on each lot individually. The Commissioners also requested an overlay of the Global Positioning System (GPS) approach overlaid onto the project area (Instrument Approach Procedure charts in Attachment G). ALUC staff provide the following information to the ALUC regarding its previous concerns, followed by the project description.
Clustering concern
To address the clustering concern raised by the Commissioners, the applicant is proposing to add a 5.3 acre “restrictive easement” across Village Parkway from the 2.7 acre proposed residential development on Lot E for eight (8) units on eight (8) acres resulting in 1.0 dwelling unit (du) / ac. The January 8, 2026, plan proposed eight (8) units on 2.7 ac. resulting in 2.9 du / ac. exceeding the maximum allowable density in Nut Tree Airport’s Compatibility Zone C.
Double counting concern
Vacaville planning staff confirmed that no density transfers had been granted previously by the ALUC. On June 8, 2023, the ALUC reviewed the 2023-2031 Vacaville Housing Element and associated Zoning Map Amendments for consistency with the Nut Tree Airport Compatibility Plan and Travis Air Force Base Compatibility Plan. ALUC determined these changes were consistent with the compatibility plans per the following conditions, which were adopted to read as follows:
1. Within one (1) year of this Resolution, the City of Vacaville shall submit an application to the Commission to amend and update the Land Use Diagram, Land Use and Housing Elements, North Village Specific Plan, and the Zoning Code, and rezone properties as shown in Attachments B and C to the item AC-23-025 report, consistent with the proposed Residential High-Density Limited Designation, for review and consistency determination.
2. Any further proposed development of any kind in Zone C should first be referred for review by the Commission for consistency with the Nut Tree Airport Land Use Compatibility Plan.
On June 27, 2023, the Vacaville City Council passed Resolution No. 2023-059, which adopted the 2023-2031 Housing Element and created a new Residential High-Density Limited land use designation with a density range between 20.1 to 24 units per acre (du/ac). On July 25, 2023, the Vacaville City Council passed Ordinance No. 1984, which adopted Zoning Map Amendments for various properties located in Zones D and E of the Nut Tree Airport Compatibility Plan. These properties are now designated Residential High-Density Limited and cannot exceed a maximum density of 24 du/ac, which addresses ALUC’s Condition one (1) above. Condition two (2) requires an amendment to the Airport Environs (AE) Overlay District under VMC Chapter 14.09.110 as described below.
The purpose of the AE overlay district was to regulate land use and development within the Nut Tree Airport compatibility areas and the Travis Air Force Base area of influence consistent with the adopted land use compatibility plans. The Nut Tree Airport and the Travis Air Force Base (TAFB) are important to the economic prosperity of the city. Consideration must be given to the operations of the Nut Tree and TAFB when development is proposed to ensure that a compatible balance of uses is maintained, and airport operations are not negatively affected. Vacaville Municipal Code (VMC) Section 14.09.110.070.A includes a list of projects and scenarios that require referral to ALUC to evaluate consistency with these airport plans.
The second condition from ALUC required the city to expand this list to include any development occurring within Zone C in the North Village Development. At the regularly scheduled ALUC meeting on April 11, 2024, staff presented a text amendment to satisfy this condition. After discussion, ALUC determined the city satisfied the condition, but required the list to include new development or changes to existing development including landscaping, parking lot, or lighting modifications within Compatibility Zone A. The additional language was added to the text amendment for VMC Section 14.09.110.070.A. On July 23, 2024, the Vacaville City Council adopted and passed an ordinance to codify these new standards.
Project Description
The project site is located within Nut Tree Airport Zones C, E, and F and Travis Air Force Base’s Zone D and was referred by the City of Vacaville pursuant to the ALUC’s conditional consistency determination for Vacaville’s Housing Element Implementation, adopted on October 12, 2023, Resolution 23-17(attached).
The 93.3-acre project consists of a mix of single-family residential units in two separate parcels (Lot E: 78.3 ac. and Lot H: 15 ac.) totaling 92 units; and the remainder of the project consists of non-residential uses such as business commercial space, RV/self-storage, restaurants, grocery store, swimming pool, exercise room and open-space/conservation land. The proposed structures are single story and maximum building height is approximately 42 feet. Approximately 78.3 acres of the project site is located within Nut Tree Airport Compatibility Zone C and 15 acres within Zones E and F. No development is proposed within Zone F. The entire property is located within the TAFB LUCP Compatibility Zone D. Staff recommend a condition of approval to satisfy this criterion.
The city submitted a Compatibility Report prepared by Mead & Hunt, which is included as Attachment D. The following is a summary of the key points:
Non-residential uses:
The project proposes non-residential uses as described above within Nut Tree Zone C, the Outer Approach/Departure Zone or Adjacent to Runway. Zone C limits people per acre to 50 within structures, and 75 per acre for areas in and out of structures. The non-residential project acreage is approximately 75.6 acres. Based upon Building Occupancy loads, the estimated number of people for the project is approximately 2,977 which results in an average intensity of 39.4 people/acre, which falls under the 50 people/acre limit, and consistent with the Nut Tree Airport LUCP.
Residential Uses:
Two separate residential developments are proposed, wherein Lot E satisfies density requirements, and Lot H requires consideration regarding the clustering method utilized:
Pursuant to the proposal of the applicant, Lot E now consists of eight single family lots on 8 acres at density of 1.0 du/acre, which satisfies the 1 du/ac criterion for Nut Tree Zone C.
Lot H consists of 84 single-family lots on 10.6 residential acres at a density of 7.9 du/ac which exceeds the 6 du/ac criterion for Nut Tree Airport Zone E. The project proposes utilizing 3.5 acres allocated as No Build Easement within Zone C towards the basis of calculation. This would provide 14.1 acres for 84 single-family lots and result in a density of 5.96 du/ac. If this methodology is approved by the ALUC, then the proposed residential development meets the criteria. Refer to Page 5 of the Mead & Hunt report for the analysis.
Noise:
The southern portion of the site is within the 55-60 CNEL contour, the proposed non-residential development within this area is consistent with the zone criteria. The proposed residential development is outside of the noise contour; however, required to have a minimum Noise Level Reduction of 20 dBA. Staff recommends a condition for Lot E to meet this criterion.
FAA No Hazards Determination:
The developer requested aeronautical studies related to potential building heights within the project area. FAA issued No Hazards Determinations for various points and potential building heights. The reports are attached.
Travis AFB LUCP:
The project is located within Zone D which requires Deed Notices for properties to inform buyers about aircraft operational impacts within the vicinity. Staff recommend a condition of approval to satisfy this criterion.
Analysis Finding
Staff analysis of the proposed project about applicable compatibility criteria is summarized in Attachment A.
Based on the review, staff finds that the proposed project complies with the requirements of the compatibility zones to protect flight and is conditionally consistent with the Nut Tree Airport and Travis AFB LUCPs.
Attachments
A - Airport Compatibility Zones Criteria
B - Project Location and Compatibility Zones
C - Resolution 23-17
D - Mead and Hunt Report, FAA No Hazards Determination and development plans
E - Draft Resolution - Lot E
F - Draft Resolution - Lot H
G - 23-067 North Village ALUC - GPS Exhibits