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ALUC-25-11(Harvest Ridge)
Determine that Application No. ALUC-25-11 to amend the City of Vacaville’s General Plan Land Use Designation and Zoning from Residential High Density to Residential Medium Density for a 9.9-acre residential project called Harvest Ridge, located in Compatibility Zone D of the Travis Air Force Base (TAFB) Land Use Compatibility Plan (LUCP), is conditionally consistent with the Travis AFB LUCP. The property is located on the northwest corner of Leisure Town Road at Redstone Parkway.
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RECOMMENDATION:
Adopt a Resolution determining that Application No. ALUC-25-11 to amend the City of Vacaville’s General Plan Land Use Designation and Zoning from Residential High Density to Residential Medium Density for a 9.9-acre residential project called Harvest Ridge, located in Compatibility Zone D of the Travis Air Force Base (TAFB) Land Use Compatibility Plan (LUCP), is conditionally consistent with the Travis AFB LUCP, subject to the following condition:
• 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 Travis AFB LUCP.
DISCUSSION:
Introduction
Cal. 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 Vacaville referred the Harvest Ridge project (“Project”), which consists of amending the General Plan and Zoning from Residential High to Residential Medium, which would allow new development consisting of 136 single-family detached residential units on 9.9 acres, yielding a density of 13.72 du/ac.
The property is located outside of the Nut Tree Airport Compatibility Zones; however, falls within Travis AFB Compatibility Zone D. Zone D does not restrict residential densities; however, hazards to flight are prohibited, and deed notices regarding the proximity to the Travis AFB are required to be attached to the property deed.
The property is within the 5-mile boundary as specified by Federal Aviation Administration (FAA), specifically inside the Travis AFB 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. However, the project does not propose any wildlife attractants such as an open stormwater drainage basin; therefore, a Wildlife Hazards Analysis is not required. The on-site stormwater is proposed to drain into a culvert system and catch basin located outside of the project area.
A notice on the property deeds is required to inform buyers about the aircraft operational impacts within the vicinity. Staff recommend that ALUC find the project conditionally consistent with the Travis AFB LUCP, subject to the recommended conditions.
Staff analysis of the proposed project about 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 compatibility zones to protect flight and is conditionally consistent with the Travis AFB LUCP.
Attachments
A - Airport Compatibility Zones Criteria
B - Project Location and Compatibility Zones
C - General Plan Amendment & Rezone
D - Draft Resolution