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ALUC 26-011 (County of Solano- Rezone Petition No. Z-26-01 and Zone Text Amendment No. ZT-26-07)
Determine that Application No. ALUC-26-11 (County of Solano- Rezone Petition No. Z-26-01 and Zone Text Amendment No. ZT-26-07), located within the Travis Air Force Base (TAFB) Land Use Compatibility Zones D and E, is consistent with the applicable TAFB Land Use Compatibility Plan
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RECOMMENDATION:
Adopt a Resolution determining that Application No. ALUC 26-11 (County of Solano- Rezone Petition No. Z-26-01 and Zone Text Amendment No. ZT-26-07) is consistent with the Travis Air Force Base (AFB) Use Compatibility Plan (LUCP).
DISCUSSION:
Introduction
Cal. Public Utilities Code section 21676(b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) to review zoning regulation changes within an Airport Influence Area (AIA).
Summary
The 2008 General Plan designated approximately 1,312 acres east of Collinsville as Water Dependent Industrial (WDI). As described in the General Plan, this designation is specifically intended to accommodate water-dependent industrial uses along the Sacramento River while protecting significant marshland, wetland habitats, and water quality. (2008 General Plan, Chapter 2, Table LU-5).
Despite the existing WDI General Plan designation, the area remains zoned Exclusive Agriculture (A-160). The proposed Rezone Petition No. Z-26-01 would rezone approximately 1,312 acres, comprising one legal parcel (identified by seven assessor parcel numbers included in the Discussion section), from the A-160 District to the Industrial-Water Dependent (I-WD) District. The proposed rezoning would implement the existing Water Dependent Industrial (WDI) General Plan designation by establishing the corresponding I-WD zoning district. The rezoning would not approve any specific development or authorize construction. Any future water-dependent industrial development would remain subject to applicable development standards, discretionary approvals, and environmental review, including adoption of a Specific Plan or Policy Plan, approval of a Use Permit, and environmental review under CEQA, as appropriate.
The second component of the proposed Ordinance, Zone Text Amendment No. ZT-26-07, proposes to address the timing and applicability of local agricultural mitigation requirements in the context of this County-initiated rezone from A-160 to I-WD. The proposed text amendment states that agricultural mitigation will be required upon application for any communication, infrastructure, industrial, manufacturing, processing, wholesale, or waterfront facility use, regardless of whether the proposed use requires a Use Permit, Minor Use Permit, or other discretionary approval pursuant to an adopted Specific Plan or Policy Plan. Additionally, agricultural mitigation requirements shall apply to the conversion of agricultural land for the specified uses, regardless of the level of land-use approval required, and shall be satisfied prior to commencement of development or conversion of the affected acreage, in accordance with the County's Agricultural Mitigation Program.
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 apply only to the unincorporated areas of the County of Solano, and staff evaluated the proposal using the compatibility zone criteria for the Travis AFB Compatibility Plan as they apply 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 interference, glare, and other flight hazards. There are no restrictions on maximum intensities for indoor, outdoor, or on a single acre within zones D and E of the Travis AFB LUCP.
The project area lies within the Travis AFB LUCP zones D and E, and outside the AIA of Nut Tree and Rio Vista LUCP boundaries. The I-WD rezoning is intended to reserve waterfront lands for large-scale, water-dependent industries to ensure the efficient use of waterfront industrial sites and minimize impacts on nearby environmentally sensitive lands. This proposed rezoning is not associated with a site-specific project or development proposal. Before any development of waterfront facilities can occur, a Specific Plan or Policy Plan Overlay must be adopted by the Board of Supervisors. It is expressly understood that prior to consideration of any industrial proposal within the district, the Planning Commission shall determine the industry’s need for a waterfront site and assure its conformance with the provisions of the Solano County General Plan, the zoning code, and, where applicable, the Suisun Marsh Preservation Act of 1977.
If development were proposed, the Specific Plan or Policy Plan Overlay would require public hearings before the Planning Commission, Airport Land Use Commission, and Board of Supervisors. The proposed development would also be subject to environmental review under the California Environmental Quality Act (CEQA). This review would evaluate potential environmental impacts associated with the proposed development, including but not limited to air quality, biological resources, hydrology and water quality, and transportation. The analysis would identify potential impacts and, where necessary, mitigation measures to reduce significant environmental effects based on the proposed plan and/or development.
Analysis Finding
Based on review, staff finds the proposed changes comply with the requirements of the compatibility zones to protect flight and are consistent with the Travis AFB and not subject to the Nut Tree Airport and Rio Vista Airport Land Use Compatibility Plans.
Attachments
A: Airport Compatibility Zones Criteria
B: Resolution
C: Compatibility Zones
D: Rezone and Zone Text Amendment