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ALUC-24-13 (Fields at Alamo Creek )
Determine that Application No. ALUC-24-13 (Fields at Alamo Creek) to amend the City of Vacaville’s General Plan land use diagram and zoning map from Urban Reserve to Residential Medium Density and Agricultural Buffer, incorporate the project into The Farm at Alamo Creek Specific Plan, and Tentative Subdivision Map for property located on the southside of Hawkins Road and approximately 2,600 ft. east of Leisure Town Road, within the Travis Air Force Base (AFB) Compatibility Zone D is conditionally consistent with the applicable Airport Land Use Compatibility Plans
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RECOMMENDATION:
Adopt a Resolution determining Application No. ALUC-24-13 (Fields at Alamo Creek) to amend the City of Vacaville’s General Plan land use diagram and zoning map from Urban Reserve to Residential Medium Density and Agricultural Buffer, incorporate the project into the The Farm at Alamo Creek Specific Plan, and Tentative Subdivision Map for property located at the southside of Hawkins Road east of Leisure Town Road, within the Travis Air Force Base (AFB) Compatibility Zone D is consistent with the applicable Airport Land Use Compatibility Plans subject to the following conditions:
• 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. on the Agricultural Buffer/Open Space area.
• 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 deed. An example of the Deed Notice is included in Appendix D of the TAFB LUCP.
DISCUSSION:
Introduction
Section 21676 (b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) to review of any general plan amendment or zoning ordinance changes within an Airport Influence Area.
Project Description
The City of Vacaville referred to the Fields at Alamo Creek proposal which consists of a tentative subdivision map for the development of up to 241 residential lots which include 153 detached single-family residential lots and 88 half-plex lots for attached homes, as well as a 0.6-acre park, and 7.2 acres of open space/agricultural buffer on a 33.6-acre parcel of land located immediately adjacent to the eastern boundary of The Farm at Alamo Creek Specific Plan area. The half-plex lots would provide an attached housing option matching the "duet" units in the Farm at Alamo Creek Specific Plan. The proposed density is 9.3 du/ac. The proposed 0.6-acre park would be centrally located on the site, and the 300-foot-wide open space agricultural buffer would border the eastern project boundary, and include 7.2-acre stormwater detention basin. Development of the proposed project would require annexation to the City to access municipal services, such as water, sewer, and storm drainage.
The property is located outside of the Nut Tree Airport Influence Area but located within Travis Air Force Base (AFB) Compatibility Zone D. The property is outside of TAFB Outer Perimeter and Bird Strike Hazard Zone, more than 5 miles from the Travis AFB. Zone D does not restrict densities; however, prohibits hazards to flight and requires a notice be attached to the property deed.
The proposed storm drainage basin and public park are potential wildlife attractants. In order to minimize wildlife attractants, the basin shall be designed to hold water no longer than 48 hours, consistent with FAA Advisory Circular 150/5200 -33C. A notice to the property deeds are required to inform buyers about the aircraft operational impacts within the vicinity. Staff recommends that ALUC find the project conditionally consistent with the TAFB LUCP subject the conditions.
Staff analysis of the proposed project with regard to applicable compatibility criteria is summarized in Attachment A.
Analysis Finding
Based on the review, staff finds that the proposed project complies with the requirements of the zones to protect flight and is conditionally consistent with the Travis AFB LUCP.
Attachments
Attachment A - Airport Compatibility Zones Criteria
Attachment B - Project Location and Compatibility Zones
Attachment C - Specific Plan Amendment
Attachment D - General Plan Amendment and Rezone
Attachment E - Tentative Subdivision Map
Attachment F - Resolution