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ALUC-24-17 (City of Vacaville ADU Ordinance Update)
Determine that Application No. ALUC 24-17, (City of Vacaville ADU Ordinance Update) located within the Travis Air Force Base (TAFB) Compatibility Zone D and E and Nut Tree Airport Compatibility Zones, is consistent with the applicable Airport Land Use Compatibility Plans (City of Vacaville).
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RECOMMENDATION:
Adopt a resolution determining Application No. ALUC 24-17, (City of Vacaville ADU Ordinance Update) located within the Travis Air Force Base (TAFB) Compatibility Zone D and E and Nut Tree Airport Compatibility Zones, is consistent with the applicable Airport Land Use Compatibility Plans.
DISCUSSION:
Section 21676 (d) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) review of zoning regulations amendments within an Airport Influence Area.
The City of Vacaville Community Development Department is proposing amendments to the Vacaville Municipal Code under Division 14.09 entitled Zoning. In September 2024, the Governor signed three ADU bills, two of which (AB 2533 and SB 1211) directly affect Vacaville’s Accessory Dwelling Units Ordinance (Section 14.09.270.040).
The amendments are proposed to comply with State legislation and pertain to Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). The amendments include the following:
1. Allowing up to eight(8) detached ADUs on lots with existing multifamily dwellings, but not allowing the number of ADUs to exceed the number of existing multifamily units on the lot.
2. Allowing up to two (2) detached ADUs on lots with proposed multifamily.
3. Including in the exemption for the replacement of parking: demolition of uncovered parking spaces in conjunction with an ADU or converted to an ADU.
4. Procedural update to provide comments to the applicant of a denied ADU permit within 60 days and a description of how deficient items may be remedied.
5. Modifications and removal of certain owner occupancy and deed restriction requirements for ADUs.
6. The inclusion of attached garages as a part of a single-family residence where JADUs may be constructed.
7. Requiring a permitted JADU without a separate bathroom to include a separate entrance from the main entrance to the structure, with an interior entry to the main living area.
8. Restrictions and conditions for application or permit denial of ADUs and JADUs meeting certain 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 and all compatibility zones of the Nut Tree Airport Land Use Compatibility Plan (LUCP) (Attachment B).
The proposed amendments, specifically items 1 and 2, are intended to allow no more than eight (8) detached ADUs on a lot with existing multiple family units, without exceeding the number of existing units on the lot, and two (2) detached ADUs on a multifamily dwelling project. The proposed language would allow the construction of detached units instead of attached units without exceeding the density. Refer to Section 14.09.270.040 4 (a) and (b) of Attachment C for specific amendments.
Nut Tree Airport Compatibility Zones that restrict residential density are Zones A-E. Zone F does not limit residential densities. City zoning districts that lie within Zone A-E are Residential, Manufactured Home Park (MHP), Commercial General (CG), Commercial Highway (CH), Commercial Office (CO) and Business Park (BP).
However, the proposed language allows design flexibility instead of increased density; therefore, staff finds no conflict with the compatibility zone criteria. Attachment B is a map and overlay of the City Zoning Districts that allow or do not allow ADUs, and the Nut Tree Airport LUCP compatibility zones. Portions of the City are located within Travis AFB Compatibility Zone D and E which do not limit density and the proposed ordinance does not conflict with the TAFB LUCP.
The remaining proposed amendments pertain to procedures and parking standards which do not affect any compatibility criteria.
Staff evaluated the City’s project applicable Compatibility Zone Criteria and 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 and the Nut Tree Airport Land Use Compatibility Plan.
Attachments
Attachment A - Airport Compatibility Zones Criteria
Attachment B - Compatibility Zone Map
Attachment C - Draft ADU Ordinance
Attachment D - Draft Resolution