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ALUC-25-07 (City of Vacaville Annual Development Code Update, Zoning Text and Specific Plan Amendment Update)
Determine that Application No. ALUC 25-07, (City of Vacaville Land Use & Development Code Update, Downtown Specific Plan Amendments) located within the Travis Air Force Base (TAFB) Compatibility Zone D and E and Nut Tree Airport Compatibility Zones, is conditionally consistent with the applicable Airport Land Use Compatibility Plans (City of Vacaville).
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RECOMMENDATION:
Adopt a resolution determining Application No. ALUC 25-07, (City of Vacaville Land Use & Development Code Update, Downtown Specific Plan Amendments) located within the Travis Air Force Base (TAFB) Compatibility Zone D and E, and Nut Tree Airport Compatibility Zones, is conditionally consistent with the applicable Airport Land Use Compatibility Plans subject to the following condition:
A. Modify Section 14.09.210.030 Density Bonus Eligibility, Calculations and Incentives Section H to add:
3. Densities may not conflict with the maximum densities prescribed in the Travis AFB and Nut Tree Airport Plan Compatibility Zones, as applicable to the project.
DISCUSSION:
Section 21676 (d) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) review of zoning regulations amendments within an Airport Influence Area.
The City of Vacaville Community Development Department is proposing amendments in two parts: Land Use & Development Code, and Downtown Specific Plan
• Part I: Proposed changes to Title 14 Land Use and Development Code
Part I consists of minor and administrative changes to Title 14 (Land Use and Development Code) as well as various amendments that comply with the Implementation Programs required by the City of Vacaville’s 2015 to 2035 General Plan and the 2023-2031 Housing Element.
• Part II: Proposed changes to the Downtown Specific Plan
Part II consists of modifications to Section 10.3.3 of the Downtown Specific Plan to allow Offices, Business, Professional, and Technology and Offices, Medical and Dental Uses along the ground flow of priority pedestrian frontages with a Minor Use Permit.
A summary of the proposed text amendments is included in Attachment C and the specific amended language is included as Attachment D
AIRPORT PLANNING CONTEXT & ANALYSIS
Zoning or development regulations amendments, including Specific Plan 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 and all compatibility zones of the Nut Tree Airport Land Use Compatibility Plan (LUCP).
The proposed amendments include a provision to allow density bonuses to incentivize infill development, consistent with City’s Housing Element policy. The proposed ordinance allows the Community Development Director the discretion to increase or decrease densities up to 25%, has the potential to conflict with the adopted compatibility criteria. Staff recommends modifying the proposed language to ensure that project development densities do not exceed the maximum densities specified in the compatibility zones.
The remaining proposed amendments pertain to process, procedures or development standards that do not affect any compatibility criteria.
Staff evaluated the City’s project under applicable Compatibility Zone Criteria, and analysis of the project is summarized in Attachment A.
Analysis Finding
Based on the review, staff finds that the proposed changes comply with the requirements of the zones to protect flight and are conditionally consistent with the Travis AFB Land Use Compatibility Plan and the Nut Tree Airport Land Use Compatibility Plan.
Attachments
Attachment A - Airport Compatibility Zones Criteria
Attachment B - Compatibility Zone Map
Attachment C - Summary Table of proposed amendments
Attachment D - Proposed text amendments - redlined
Attachment E - Resolution