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Conduct a Public Hearing to consider the consistency of ALUC-2019-15, the Alamo Mixed Use project, with the Nut Tree Airport Land Use Compatibility Plan (Nut Tree Plan) and the Travis AFB Land Use Compatibility Plan (Travis Plan) (Sponsor: City of Vacaville)
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RECOMMENDATION:
Determine that application ALUC-2019-15, the Alamo Mixed Use project, is consistent with the Nut Tree Plan and the Travis Plan.
DISCUSSION:
Introduction
The City of Vacaville has submitted an application for a zoning amendment and other entitlements to permit the establishment of a 73 unit townhouse project along with 6,500 square feet of commercial space. In this case, the City’s project is within the area of influence of the Nut Tree Plan (Nut Tree Plan) and the Travis Plan.
Required Tests for Consistency By the Airport Land Use Commission
The City of Vacaville’s Alamo Mixed use project consists of a zoning amendment which triggers the requirement for a consistency determination from the Solano County Airport Land Use Commission.
Consistency Tests for a Zoning Amendment
The State Department of Aeronautics has published the California Airport Land Use Planning Handbook as a guide for Airport Land Use Commissions in the preparation and implementation of Land Use Compatibility Plans and Procedure Documents. Section 6.4.2 sets forth procedures for the review of local zoning ordinances and directs agencies to consider the topics listed in Table 5A, as follows:
Zoning or Other Policy Documents (from Table 5A, CalTRANS Airport Land Use Planning Handbook)
The Handbook lists the following topics for consideration when reviewing zoning or other policy documents.
• Intensity Limitations on Nonresidential Uses
• Identification of Prohibited Uses
• Open Land Requirements
• Infill Development
• Height Limitations and Other Hazards to Flight
• Buyer Awareness Measures
• Non-conforming Uses and Reconstruction
Applicable Airport Land Use Compatibility Plans
The proposed project lies within Compatibility Zone D of the Travis Plan and outside the area of influence for the Nut tree Plan. The review criteria for the Travis Plan is provided below.
Travis Plan
Compatibility Zone D
Within Compatibility Zone D of the Travis Plan, there are no density limitations on residential uses or intensity limitations on non-residential uses within this Compatibility Zone. There are “Other Development Conditions” listed in Compatibility Zone D, as follows:
1. ALUC review required for objects > 200 feet AGL
2. All proposed wind turbines in excess of 100 feet in height must meet line-of-sight criteria in Policy 3.4.4
3. All new or expanded commercial-scale solar facilities must conduct an SGHAT glint and glare study for ALUC review
4. All new or expanded meteorological towers > 200 feet AGL, whether temporary or permanent, require ALUC review
5. For areas within the Bird Strike Hazard Zone, reviewing agencies shall prepare a WHA for discretionary projects that have the potential to attract wildlife that could cause bird strikes. Based on the findings of the WHA, all reasonably feasible mitigation measures must be incorporated into the planned land use.
6. For areas outside of the Bird Strike Hazard Zone but within the Outer Perimeter, any new or expanded land use involving discretionary review that has the potential to attract the movement of wildlife that could cause bird strikes are required to prepare a WHA.
Project Analysis
Project Description
The Alamo Mixed Use Project proposal is to construct a mixed-use project on a vacant 9.34-acre site located on Alamo Drive, across from Raleigh Drive, and adjoining an existing shopping center. The project consists of:
(1) residential development of 73 townhomes;
(2) approximately 6,500 sq. ft. commercial building; and
(3) a 3.15-acre detention basin (future phase).
There are 14 three-story residential buildings that contain between four to seven units per building. Each residential unit includes a two-car garage. In addition, there is a community clubhouse and common recreation area generally located in the central portion of the residential buildings. There are 5 unit types ranging in size from approximately 1,424 to 2,010 square feet of living area and consist of a mix of 2, 3 and 4 bedrooms. The individual units are combined together in buildings ranging from a 4 unit building to a 7 unit building. All homes are three stories and have porches and decks for outdoor living that is integrated with the floor plans.
The project site is currently zoned for residential development of 4,500 sq. ft. lots. The applicant is requesting approval of the following applications: (1) Zone Change from RLM-4.5 to Mixed Use; (2) Tentative Parcel Map to create residential parcels; (3) Planned Development to construct new residential and commercial structures, and associated improvements; (4) Development Agreement to address approval of the project and other City required items; and (5) Environmental Assessment.
If approved, the project would contain 73 units on 4.71 acres for a density of 15.5 units per acre. The project would also contain a commercial development with 6,500 square feet on 0.57 acres.
The zoning change requires a consistency determination from the ALUC.
Project Consistency Evaluation
Zoning/Policy Plan Consistency Analysis
As previously discussed, the CalTRANS Handbook lists the following topics for consideration when reviewing zoning or other policy documents.
Each of these categories is reviewed below:
1. Intensity Limitations on Nonresidential Uses
Within Compatibility Zone D of the Travis Plan, there are no limitations on density for residential land uses or limitations on intensity for non-residential land uses. As a result, the Alamo Mixed Use Project zoning amendments are consistent with the Travis Plan.
Based on the discussion above, staff recommends that the Commission find that the proposal meets these tests for consistency for a rezoning application.
2. Identification of Prohibited Uses
Compatibility Zone D does not prohibit any specific uses. As a result, the rezoning amendments for the Alamo Mixed Use Project are consistent with the Travis Plan.
Based on the discussion above, staff recommends that the Commission find that the proposal meets these tests for consistency for a rezoning application.
3. Open Land Requirements
Compatibility Zone D has no open land requirements for development. . As a result, the Pre-Rezoning applications for the Alamo Mixed Use Project are consistent with the Travis Plan.
Based on the discussion above, staff recommends that the Commission find that the proposal meets these tests for consistency for a rezoning application.
4. Infill Development
This project area is substantially undeveloped and does not qualify as infill development. As a result, the project does not receive special consideration or further review as an infill project under the Travis Plan. Therefore, the rezoning application for the Alamo Mixed Use Project are consistent with the Travis Plan.
Based on the discussion above, staff recommends that the Commission find that the proposal meets these tests for consistency for a rezoning application.
5. Height Limitations and Other Hazards to Flight
As previously discussed, within Compatibility Zone D, the relevant factors for consideration include height review for objects in excess of 200 feet in height, wind turbines in excess of 100 feet in height, and projects within either the Bird Strike Hazard Zone or the Outer Perimeter Area.
1. Height Review for Objects Greater than 200 Feet in Height and Wind Turbines in Excess of 100 Feet in Height
The Alamo Mixed Use Project does not permit any structures that approach 100 feet in height and therefore the airspace review standards in Zone D are satisfied.
2. Projects within the Bird Strike Hazard Zone or the Outer Perimeter Area
The project lies outside of the Bird Strike Hazard Zone and outside the Outer Perimeter Area. As a result, no further review is required for this compatibility factor.
Therefore, the rezoning application for the Alamo Mixed Use Project is consistent with the Travis Plan.
Based on the discussion above, staff recommends that the Commission find that the Alamo Mixed Use Project meets these tests for consistency for a rezoning application.
6. Buyer Awareness Measures
The proposed project lies within Compatibility Zone D and outside of any noise contours of concern. As a result, Buyer Awareness Measures are not required by the Travis Plan.
7. Non-conforming Uses and Reconstruction
The site for the proposed project is undeveloped and contains no non-conforming uses or structures. Therefore, the non-conforming provisions of the plan are not in play for this application. . As a result, the Alamo Mixed Use Project is consistent with the Travis Plan.
Based on the discussion above, staff recommends that the Commission find that the Alamo Mixed Use Project meets these tests for consistency for a zoning action.
Recommendation
Based on the analysis and discussions above, Staff recommends that the Solano County Airport Land Use Commission find as follows:
Determination: Determine that application ALUC-2019-15, the Alamo Mixed Use Project, is consistent with the Travis Plan.
Attachments
Attachment A: Application
Attachment B: Vicinity Map
Attachment C: Aerial Map
Attachment D: Travis Context Map
Attachment E: Project Plan
Attachment F: Resolution (To Be Distributed by Separate Cover)