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ALUC-25-05 (Lago Vista)
Determine that Application No. ALUC 25-05 to amend the City of Fairfield’s General Plan Land Use Designation and Zoning from Residential Low-Medium and Open Space Conservation to Residential Low-Medium and Residential High for a 154.7-acre residential project called Vista Lago located in Compatibility Zone D of the Travis AFB Land Use Compatibility Plan (LUCP), is conditionally consistent with the Travis AFB LUCP. The property is located east of the Stanton Correction Facility and north of Airbase Parkway within the City of Fairfield.
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RECOMMENDATION:
Adopt a Resolution determining Application No. ALUC 25-05 to change the City of Fairfield’s General Plan Land Use Designation and Zoning from Residential Low-Medium and Open Space Conservation to Residential Low-Medium and Residential High for a 154.7-acre residential project called Vista Lago located in Compatibility Zone D of the Travis AFB Land Use Compatibility Plan (LUCP), is conditionally consistent with the Travis AFB LUCP. The project proposes to subdivide and develop approximately 37.3 acres with 151 detached single-family residential units and 228 multifamily rental units, is consistent with the Travis AFB Land Use Compatibility Plan subject to the following conditions:
• Include as a condition of approval of the tentative subdivision map to 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. for the “Water Quality Basin” shown on the site plan.
• 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
California Public Utilities Code Section 21676(b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) to review general plan amendments and zoning ordinance changes within an Airport Influence Area.
Project Description
The City of Fairfield referred the Lago Vista project (“Project”) which consists of a General Plan Amendment, Rezoning, Environmental Review and Development Review to allow for 154.7-acre project consisting of 151 single-family residential units on 21.5 acres and 228 multifamily rental units on 15.6 acres, as well as parklets, trails, water quality detention basin, and open space amenities. The overall density of the project is approximately 2.44 dwelling units/acre.
The project consists of the following:
• Amending the General Plan and rezoning 31 acres (APN: 0170-050-540) from Residential Low-Medium and Open Space Conservation to Residential Low Medium and Residential High, with a proposed density of 9 du/ac and 25 du/ac, respectively.
• Amending the General Plan Open Space Conservation (OSC) designation and zoning of 75.2 acres (APN:0170-050-550) consistent with the existing parcel boundary. The parcel is currently undeveloped and no changes in land use are proposed.
• The Project is adjacent to the 42-acre McCoy Basin Detention Pond, owned and operated by the Bureau of Reclamation, (APN:170-050-100) which shall remain. The General Plan amendment and rezoning will amend the existing Public Facility (PF) designation to be consistent with the existing parcel boundary.
The property is located within Travis Air Force Base (AFB) Compatibility Zone D. Zone D does not restrict densities; however, it prohibits hazards to flight and requires a notice to be attached to the property deed. The property is within the 5-mile boundary as specified by FAA, specifically inside of the TAFB Outer Perimeter and outside of the Bird Strike Hazard Zone, which requires that a Wildlife Hazard Analysis (WHA) be prepared for any new or expanded land use that has the potential to attract the movement of wildlife that could cause bird strikes. The proposed parklets, trails, open space, water quality basin and wetland areas are potential wildlife attractants. The WHA (Attachment D) determined that the project will result in either no change or a decrease in wildlife activity compared to the existing conditions. In order to minimize wildlife attractants, the water quality basin shall be designed to hold water no longer than 48 hours, consistent with FAA Advisory Circular 150/5200 -33C. A notice on the property deeds is required to inform buyers about the aircraft operational impacts within the vicinity. Staff recommends that ALUC find the project conditionally consistent with the Travis AFB LUCP subject to the recommended 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 - General Plan Amendment
Attachment D - Wildlife Hazards Assessment (WHA)
Attachment E - Site Plan
Attachment F - Draft Resolution