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ALUC-24-03 (City of Benicia’s Municipal Code Amendments)
Determine that Application No. ALUC-24-03 (City of Benicia’s Municipal Code Amendments), 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:
Determine that Application No. ALUC-24-03 (City of Benicia’s Municipal Code Amendments), 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.
City of Benicia proposes text amendments to modify sections of the Benicia Municipal Code Title 17 (Zoning) and Chapter 4 of the Downtown Mixed Use Master Plan (DMUMP) including Use Classifications; Residential, Mixed Use, Open Space, and Commercial Districts; General Regulations; Off-Street Parking and Loading; Reasonable Accommodations; Maximum Dwelling Unit Occupancy; Outdoor Facilities; Hazardous Materials; Animals; Underground Utilities; Youth Centers;
The proposed amendments are limited to the Use Classifications and Districts such as Residential, Mixed-Use Districts, Commercial, Open Space, General Regulations, Off-Street Parking, and Reasonable Accommodations are intended to incorporate language to implement the recently adopted Housing Element. The proposed changes to the Maximum Dwelling Unit Occupancy, Outdoor Facilities, Hazardous Materials, Animals, and Retail Sales Larger than 20, 000 sq ft would update regulations and streamline processes. The proposed amendment to the DMUMP to allow a height of up to four (4) stories (50 feet) in the TC zone via use permit height exception procedure would implement City Council direction received on December 19, 2023. Benicia Planning Commission Staff Report and Redlines to Municipal Code are included as Attachment C.
Zone D and E do not restrict densities or intensities and 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). In general, Compatibility Zones D and E criteria require review of structural heights of objects and/or hazards related to bird attraction, electrical inference, glare and other flight hazards.
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: Benicia City PC Staff Report and Redline
Attachment D: Resolution