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ALUC-25-15 (North Village)
Determine that Application No. ALUC-25-15 (North Village), located within Nut Tree Airport Zone C, is conditionally consistent with the Nut Tree Airport and Travis Air Force Base Land Use Compatibility Plans.
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RECOMMENDATION:
Adopt a Resolution determining that Application No. ALUC-25-15 (North Village), located within Nut Tree Airport Zone C, is consistent with the Nut Tree Airport and Travis Air Force Base Land Use Compatibility Plans, subject to the following conditions:
1. Maintain existing avigation easement for the entirety of the site as required by the Nut Tree Airport Land Use Compatibility Plan.
2. The residential development located in Zone C shall be attenuated to a minimum of 20 dBA
3. 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:
The project site is located within Nut Tree Airport Zone C, E and F and was referred by the City of Vacaville pursuant to the ALUC’s conditional consistency determination for Vacaville’s Housing Element Implementation, adopted on October 12, 2023, Resolution 23-17(attached).
Project Description
The 93.3-acre project consists of a mix of single-family residential units in two separate parcels (Lot E and H) totaling 92 units; and the remainder of the project consists of non-residential uses such as business commercial space, RV/self-storage, restaurants, grocery store, swimming pool, exercise room and open-space/conservation land. The proposed structures are single story and maximum building height is approximately 42 feet. Approximately 78.3 acres of the project site is located within Nut Tree Airport Compatibility Zone C and 15 acres within Zone E and F. No development is proposed within Zone F. The entire property is located within the TAFB LUCP Compatibility Zone D.
The City submitted a Compatibility Report prepared by Mead & Hunt, which is included as Attachment D. The following is a summary of the key points:
Non-residential uses:
The project proposes non-residential uses as described above within Nut Tree Zone C, the Outer Approach/Departure Zone or Adjacent to Runway. Zone C limits people per acre to 50 within structures, and 75 per acre for areas in and out of structures. The non-residential project acreage is approximately 75.6 acres. Based upon Building Occupancy loads, the estimated number of people for the project is approximately 2,977 which results in an average intensity of 39.4 people/acre, which falls under the 50 people/acre limit, and consistent with the Nut Tree Airport LUCP.
Residential Uses:
Two separate residential developments are proposed which do not meet the density limit criteria of the zone; Lot E consists of eight single family lots on 2.7 acres at density of 2.9 du/acre which exceeds the 1 du/ac criterion. Lot H consists of 84 single-family lots at density of 7.9 du/ac which exceeds the 6 du/ac criterion. The project proposes to utilize acreage unallocated for residential development and 3.5 acres allocated as No Build Easement within Zone C towards the basis of calculation. If this methodology is approved by the ALUC, then the proposed residential development meets the criteria. Refer to Page 5 of the Mead & Hunt report for the analysis.
Noise:
The southern portion of the site is within the 55-60 CNEL contour, the proposed non-residential development within this area is consistent with the zone criteria. The proposed residential development is outside of the noise contour; however, required to have a minimum Noise Level Reduction of 20 dBA. Staff recommends a condition to meet this criterion.
FAA No Hazards Determination:
The developer requested aeronautical studies relative to potential building heights within the project area. FAA issued No Hazards Determinations for various points and potential building heights. The reports are attached.
Travis AFB LUCP:
The project is located within Zone D which requires Deed Notices for properties to inform buyers about aircraft operational impacts within the vicinity. Staff recommend a condition of approval to satisfy this criterion.
Analysis Finding
Staff analysis of the proposed project about applicable compatibility criteria is summarized in Attachment A.
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 - Resolution 23-17
D - Mead and Hunt Report, FAA No Hazards Determination and development plans
E - Draft Resolution