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ALUC-24-14 (City of Benicia’s Density Bonus Ordinance)
Determine that Application No. ALUC-24-14 (City of Benicia’s Municipal Density Bonus Ordinance), located within the Travis Air Force Base (AFB) Compatibility Zone D and E, is consistent with the Travis Air Force Base (AFB) Land Use Compatibility Plan (LUCP)
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RECOMMENDATION:
Adopt a Resolution determining Application No. ALUC-24-14 (City of Benicia’s Municipal Density Bonus Ordinance), located within the Travis Air Force Base (AFB) Compatibility Zone D and E, is consistent with the Travis Air Force Base (AFB) Land Use Compatibility Plan (LUCP).
DISCUSSION:
Section 21676 (d) of the State Aeronautics Act requires Airport Land Use Commission (ALUC) review of zoning regulations amendments within an Airport Influence Area.
Implementation of the Housing Element requires the City to make changes to the Zoning regulations related to density bonuses. Density bonus allows developers to build more housing units. California Density Bonus Law encourages developers to build affordable housing (e.g., very low-, low- and moderate- income units) by requiring cities to grant a density bonus that is an increase of units over the zoning minimums, concessions, incentives, and waivers of developments standards for projects that commit certain percentages of their units to affordable housing. Government Code Section 65915(a) requires that the City adopt an ordinance that specifies how compliance with the State Density Bonus Law will be implemented.
The City Benicia density bonus ordinance was last updated in 2016. The proposed amendments specify how compliance with State Density Bonus Law would be implemented by the City. Specifically, the purpose of the update is to provide density bonuses, incentives, concessions, and waivers of development standards for the production of housing for very low-, low-, and moderate-income households, senior households, provision of daycare facilities, student housing, and donations of land, and for other housing types as provided by State law.
The Ordinance will apply to properties within City limits and Compatibility Zone D and E criteria apply. Zone D and E do not restrict densities or intensities and requires 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 Density Bonus Ordinance
Attachment D: Resolution