title
ALUC-24-04 (City of Vacaville Development Code Update)
Determine that Application No. ALUC-24-04, (City of Vacaville Development Code Update) located within the Travis Air Force Base (AFB) 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).
body
RECOMMENDATION:
Determine that Application No. ALUC-24-04, (City of Vacaville Development Code Update) located within the Travis Air Force Base (AFB) Compatibility Zone D and E and Nut Tree Airport Compatibility Zones, is consistent with the applicable Airport Land Use Compatibility Plans subject to the following condition:
The zoning text amendment for section 14.09.070 A.11 shall be amended to read:
11. New development and changes to existing development including landscaping, parking lot or lighting modifications within Compatibility Zones A & C.
The above modification refers to Attachment C.3 - Part III Amendments, page 6.
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.
In 2022, the Vacaville City Council adopted a comprehensive update to the LUDC, which created a flexible, user-friendly Code to serve as an effective tool for implementing the community’s vision for the future. In 2023, the Community Development Department performed the first annual update to the Code to address minor inconsistencies and/or errors. Since the 2023 update, the City has found more areas of the LUDC that need to be amended. The Community Development Department is proposing amendments in three parts:
Part I - Proposed Changes to Division 14.09 (Zoning)
Part I consists of minor and administrative changes to Division 14.09 (Zoning) to improve procedures for amending the City’s Zoning Ordinance, correct references, and add standards for blade signs, trash enclosures in Commercial and Employment zoning districts, and objective standards for multi-family residential development. Refer to Attachment C.1
Part II - Proposed Changes for Housing Implementation Tasks
Part II consists of various amendments to Division 14.09 (Zoning) to comply with Implementation Programs required by the 2023-2031 Vacaville Housing Element. On June 27, 2023, the Vacaville City Council passed Resolution No. 2023-059, which adopted the 2023- 2031 Housing Element and various implementation programs. Refer to Attachment C.2
Part III - Compliance with ALUC Resolution No. 23-12 Conditions of Approval
Part III consists of mapping information and text amendments to satisfy the conditions of approval required by the Solano Airport Land Use Commission under ALUC Resolution No. 23-12 for the 2023-2031 Vacaville Housing Element.
On June 8, 2023, ALUC placed a condition of approval as follows:
1. Within 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 20.1-24 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 Zone D and E of the Nut Tree Airport Compatibility Plan. These properties are designated Residential High-Density Limited and cannot exceed a maximum density of 24 du/ac, as required by Condition No. 1 above. The associated map changes are depicted in Attachment C.3
In addition, the City is proposing Zoning Text Amendments to Section 14.09.110.070 (Solano County Airport Land Use Commission Review) of the Code that would require the City to refer any new development within Zone C to Solano County, as required by Condition No. 2 above. The proposed text changes are depicted under Attachment C.3
However, upon further analysis and in order to minimize potential hazards to flight, staff recommends clarifying Section 14.09.110.070.A.11 to include ALUC review of new or modifications of existing development, including landscaping, parking lots and lighting, in Zone A and C. Zone A is the known as the Clear Zone and any obstructions to flight in this area the highest risk to flight according to the Nut Tree Airport Land Use Compatibility Plan.
AIRPORT PLANNING CONTEXT & ANALYSIS
Zoning regulations 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 Plan (Attachment B).
Staff evaluated the City’s project 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 consistent with the Travis AFB Land Use Compatibility Plan (LUCP) and Nut Tree Airport Land Use Compatibility Plan subject to the following condition:
The zoning text amendment for section 14.09.070 A.11 shall be amended to read:
11. New development and changes to existing development including landscaping, parking lot or lighting modifications within Compatibility Zones A & C.
Attachments
Attachment A: Airport Compatibility Zones Criteria
Attachment B: Compatibility Zone Maps
Attachment C.1 - Part I Amendments
Attachment C.2 - Part II Amendments
Attachment C.3 - Part III Amendments
Attachment D: Resolution