title
ALUC-24-18 (City of Benicia’s Housing Opportunity General Plan Designation and Zoning District)
Determine that Application No. ALUC-24-18 (City of Benicia’s Housing Opportunity General Plan Designation and Zoning District), located within the Travis Air Force Base (AFB) Compatibility Zone D and E, is consistent with the Travis AFB Land Use Compatibility Plan (LUCP)
body
RECOMMENDATION:
Adopt a Resolution determining Application No. ALUC-24-18 (City of Benicia’s Housing Opportunity General Plan Designation and Zoning District), located within the Travis Air Force Base (AFB) Compatibility Zone D and E, is consistent with the Travis AFB Land Use Compatibility Plan (LUCP).
DISCUSSION:
Section 21676 (d) of the State Aeronautics Act requires Airport Land Use Commission (ALUC) review of any general plan or zoning regulations amendments within an Airport Influence Area.
The City of Benicia proposes to amend its General Plan to add a new Housing Opportunity Designation (HOD) land use designation. The new land use designation is based on the existing Mixed-Use Infill land use designation but would allow up to 75 units to the acre and Floor Area Ratio (FAR) of 2.5. Buildings of up to six (6) stories would be allowed with the maximum FAR. A limited amount of local serving non-residential development would also be permitted in the new HOD land use designation.
The City’s application includes an amendment to Title 17 (Zoning) of the Benicia Municipal Code to add a Housing Opportunity Zone (HZ) district to Chapter 17.24 (Residential Districts). The zoning district will include objective aesthetic and design requirements for development within the zoning district.
Concurrently, the City proposes to amend the General Plan land use designation and zoning for 2170 Columbus Parkway to HOD and HZ. In addition, the City's zoning map would also be updated to reflect the site's rezoning to HZ. 2170 Columbus Parkway is located within TAFB Compatibility Zone E.
The City limits lie within Travis AFB Compatibility Zone D and E. Zone D and E do not restrict densities or intensities and require review of structural heights of objects and/or hazards related to bird attraction, electrical inference, glare, and other flight hazards. The proposed amendments do not conflict with the compatibility criteria.
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 (Attachment B). Staff evaluated the City’s project using the Zone Compatibility criteria for Zone D and E of the Travis AFB LUCP. Staff 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).
Attachments
Attachment A: Airport Compatibility Zones Criteria
Attachment B: City of Benicia and Compatibility Zones
Attachment C: City of Benicia Proposed Amendments to the Zoning Regulations
Attachment D: City of Benicia Proposed Amendments to the General Plan
Attachment E: Resolution