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ALUC-24-10 (Highway 12 Logistics Center)
Determine that Application No. ALUC-24-10 (Highway 12 Logistics Center), located within the Travis Air Force Base (AFB) Compatibility Zone D, is consistent with the Travis AFB Land Use Compatibility Plan (LUCP) (City of Suisun)
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RECOMMENDATION:
Determine that Application No. ALUC-24-10 (Highway 12 Logistics Center), located within the Travis Air Force Base (AFB) Compatibility Zone D, is consistent with the Travis AFB Land Use Compatibility Plan (LUCP)
SUMMARY/DISCUSSION:
Section 21676 (b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) review of any general plan or specific plan amendments within an Airport Influence Area. The City of Suisun has referred an application to develop 1.28 million square feet of warehouse and logistics uses on 93 acres and establish 388 Managed Open Space area, on property located at the southwest corner of Highway 12 and Pennsylvania Avenue.
The project is located within Zone D and Zone D does not restrict residential densities or number of people per acre; however, hazards to flight are prohibited and restricts object heights to 200 feet in height. The proposed amendments do not conflict with the Compatibility criteria of Zone D and the ALZ. Refer to Attachment A for the Compatibility Zone Criteria analysis and Attachment B for the Waterfront District Location in the context of the Compatibility Zones.
Based on the review, staff recommends the ALUC find that the proposed updates comply with the requirements of these zones to protect flight and are consistent with the Travis AFB Land Use Compatibility Plan (LUCP). The project was referred to the TAFB BASH Team for review and comments are pending. Staff will report back BASH Team comments at the September 12 meeting.
Project Description:
The project proponent, Buzz Oates Construction, Inc., is proposing to annex and pre-zone 161 acres of the approximately 486-acre into the City of Suisun City and develop 1.28 million square feet of warehouse and logistics uses on approximately 93 acres. The remaining area, approximately 388 acres, is proposed to be designated as Managed Open Space. The project proposes an amendment to the City’s General Plan Land Use Diagram to be consistent with the General Plan’s Commercial Mixed-Use and Open Space land use designations.
The proposed development consists of 6 one-story warehouse buildings, approximately 47 feet in height, parking, loading docks, landscaping and drainage improvements such as storm drain facilities and detention facilities. The proposed storm drain system has the potential to attract wildlife; however, the project shall comply with Suisun City’s Design Standards for Drainage and Stormwater and which requires outflows within 24 hours of a flooding event. The City standards are more restrictive than FAA Advisory Circular 150/5200-33C.
The 393-acre managed open space would be protected in perpetuity with a deed restriction and conservation easement for environmental mitigation and conservation purposes.
Existing habitat would be preserved, however, there would be an opportunity for wetlands, vernal pools, seasonal saturated grasslands, and perennial brackish marsh to be established in this area for mitigation credits.
Wildlife Hazards Assessment (WHA)
According to the Draft EIR, a Wildlife Hazard Assessment was performed in 2022 to determine the existing level of wildlife and bird activity within the site and evaluate the potential for wildlife hazards to affect operations at the Travis Air Force Base as a result of the proposed Project. A copy of the WHA is attached.
The EIR discussion concluded that aviation-related bird strike hazards would not increase within the development area because the on-site detention basins would be designed to drain quickly (i.e., detention not retention), and the proposed Managed Open Space habitat would replace existing habitat lost to development at a 1:1 ratio; thus, new waterfowl habitat would not be created.
To ensure detention basins are designed to discharge stormwater within a period of 48 hours of less, Mitigation Measure 4.7-4 has been added to the EIR at the request of staff, detailing this requirement, as follows (and also provided in Chapter 3, “Errata,” of this Final EIR:
Mitigation Measure 4.7-4: The applicant shall design all detention basins developed for the proposed Project to discharge within 48 hours or less. This specification for detention basin design will be demonstrated in the Final Drainage Study and reviewed by the City for approval prior to the issuance of a grading permit.
The measure is incorporated into the EIR; therefore, staff does not recommend adding a condition of approval to the consistency determination.
Staff referred the project and the WHA to the TAFB BASH Team for review and comment. At this time of writing, comments from the BASH Team is pending and staff will report out at the September 12 meeting.
AIRPORT PLANNING CONTEXT & ANALYSIS
General Plan amendments must undergo review by the ALUC for consistency with the applicable LUCPs (State Aeronautics Act section 21676). The proposed project is located in Compatibility Zones D of the Travis AFB LUCP (Attachment B). In general, Compatibility Zones D criteria does not restrict people per acre, prohibits hazards to flight and require WHA that addresses the potential for wildlife attractants and bird strikes.
Staff evaluated the City’s project using the Zone Compatibility criteria for Zone D of the Travis AFB LUCP. Staff analysis of the project based on this evaluation is summarized in Attachment A.
Analysis Finding
Based on review, staff finds that the proposed project complies with the requirements of the Travis AFB Land Use Compatibility Plan (LUCP).
Attachments
Attachment A: Airport Compatibility Zone Criteria
Attachment B: Project Site and Compatibility Zone
Attachment C: Site Plan
Attachment D: Link to Wildlife Hazards Assessment
Attachment E: Draft Resolution