TO: Airport Land Use Commission
FROM: Dana Morrison, ALUC Executive Office
REPORT BY: Wendy Atkins, ALUC Staff Liaison
SUBJECT: Airport Land Use Compatibility Plan (ALUCP) Consistency Determination for the Hess Collection - Laird General Plan Amendment & Rezoning (P24-00234-ALU)
RECOMMENDATION
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AIRPORT LAND USE COMPATIBILITY PLAN (ALUCP) CONSISTENCY DETERMINATION FOR THE HESS COLLECTION - LAIRD GENERAL PLAN AMENDMENT & REZONING (P24-00234-ALU)
Request: Airport Land Use Compatibility Plan (ALUCP) Consistency Determination for the proposed Hess Collection - Laird General Plan Amendment & Rezoning (P24-00234-ALU). The project site is located at 5750 South Kelly Road, American Canyon, CA 94503, and consists of two parcels of approximately 239.83 and 40.26 acres within the AW (Agricultural Watershed) zoning district. Assessor’s Parcel Numbers (APNs): 057-090-065 (Hess Collection) and 057-090-066 (Laird).
Staff Recommendation: Find the project consistent with the Airport Land Use Compatibility Plan.
Applicant: Timothy Persson; (707) 255-1144; tpersson@Hesscollection.com
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EXECUTIVE SUMMARY
Proposed Action:
That the Airport Land Use Commission (ALUC) find and determine that the proposed Hess Collection - Laird General Plan Amendment & Rezoning project (P24-00234-ALU) is consistent with the Napa County Airport Land Use Compatibility Plan (ALUCP).
Discussion: The proposed Hess Collection - Laird General Plan Amendment & Rezoning project consists of a request to amend the General Plan of Napa County to redesignate the approximately 239.83 and 40.26 acre sites from Agriculture Watershed & Open Space (AWOS) to Industrial (I) and Rezone the project site from Agricultural Watershed (AW) to Industrial Park (IP). The project site falls within the current Airport Land Use Compatibility Zone D and the Updated Airport Land Use Compatibility Plan (scheduled for adoption in 2024) proposed Zones D1 and D2 for the Napa County Airport. While the General Plan Amendment and rezoning request does not identify a specific development project, all future projects proposed on the parcel will need to be consistent with the current Compatibility Zone for the Napa Airport and will be reviewed for Compatibility under the ALUCP existing at the time of processing. The General Plan Amendment and Rezoning requests do not have the potential to impact airport operations or result in incompatible land uses within the vicinity of an airport. As supported in the Background and Discussion Section of this report, ALUC Staff has reviewed the proposal for consistency with the ALUCP policies and recommends that the ALUC find the project consistent with the ALUCP.
Recommendation: That the Airport Land Use Commission find and determine that the proposed Hess Collection - Laird General Plan Amendment & Rezoning project (P24-00234-ALU) consistent with the Napa County Airport Land Use Compatibility Plan (ALUCP).
ENVIRONMENTAL IMPACT
ENVIRONMENTAL DETERMINATION: The ALUC's Consistency Determination does not meet the definition of a "project" as defined by 14 California Code of Regulations 15378 (State CEQA Guidelines) and, therefore, CEQA is not applicable. The ALUC is only making a finding of consistency with airport compatibility regulations and is not responsible for approving or undertaking the project. The County of Napa is the Lead Agency responsible for carrying out the project and the County has prepared an Addendum to the General Plan Environmental Impact Report (2024) the County will determine if any additional required CEQA findings need to be made before taking final action on the proposed Hess Collection - Laird General Plan Amendment & Rezoning project that is being reviewed by the Planning Commission.
BACKGROUND AND DISCUSSION
Owners: Hess Collection Winery, Attn: Timothy Persson, 4411 Redwood Road, Napa, CA 94558 and Laird
Kenneth E & Gail Tr, 5055 Solano Avenue, Napa, CA 94558
Airport Land Use Consistency Factors:
1. Location - The General Plan Amendment and rezoning request will apply to two parcels with a General Plan designation of Agriculture Watershed & Open Space (AWOS) and a zoning designation of Agricultural Watershed (AW). Under the current ALUCP the two parcels are located in the Zone D “Common Traffic Pattern” and under the proposed Updated Airport Land Use Compatibility Plan the two parcels are located in Zones D1 “Inner Traffic Patter Zone” and D2 “Outer Traffic Pattern Zone”. The parcels are approximately 5,286 feet east of the centerline of Runway 06/24, about 8,300 feet east of Runway 01L-19R, and about 7,858 feet from Runway 01R-19L.
2. Land Use - The project involves a General Plan Amendment for two parcels going from Agriculture Watershed & Open Space (AWOS) to Industrial (I) and a Rezone of the same two parcels from Agricultural Watershed (AW) to Industrial Park (IP).
No new allowed or conditionally allowed land uses are proposed at this time and only the General Plan Amendment and Rezoning are being considered.
The Zone D Common Traffic Pattern is routinely overflown by aircraft at low elevations resulting in frequent single-event noise intrusion. Overflights from these areas can range from traffic pattern altitudes (about 1,000-feet above the ground) to as low as 300-feet above ground. Accident risk varies from low to moderate. Areas where aircraft are near pattern altitude (e.g., downwind leg) have the lowest risk. In areas where aircraft are at lower latitudes (especially on circle-to-land instrument approaches) a moderate level of risk exists.
Proposed Zone D1 of the ALUCP update being considered by the ALUC includes areas within the standard traffic pattern and pattern entry routes; aircraft altitude typically 1,000 to 1,500 feet above runway on visual approaches but can be as low as 600 feet above the airport elevation when circling to land after using the Runway 1L approach procedure. Risk is a factor for highly risk-sensitive uses (e.g., very high-intensity uses, children’s schools, hospitals, bulk storage of highly hazardous materials).
Proposed Zone D2 includes areas within the outer standard traffic pattern and pattern entry routes; aircraft altitude typically above 1,000 feet above runway. Risk is a factor for highly risk-sensitive uses (e.g., very high-intensity uses, children’s schools, hospitals, bulk storage of highly hazardous materials).
3. Concentrations of People - No changes to County regulations related to concentrations of people are proposed as part of the amendment or rezone. The proposed General Plan Amendment and Rezoning request will not result in the potential for future buildings to exceed density limitations within compatibility Zone D or proposed Zones D1 and D2. Future development plans will be subject to applicable ALUC review and concentrations of people will be analyzed for compatibility at that time.
4. Building Height - No changes to County regulations related to building height limits are proposed as part of the amendment or rezone. The County’s building height limits remain at 35 ft. for occupied structures within all Zoning districts which is consistent with ALUCP standards. Future development plans will be subject to applicable ALUC review and proposed building heights will be analyzed for compatibility at that time.
5. Lighting and Glare - No changes to County regulations concerning light and glare are proposed as part of the amendment or rezone. The County's existing lighting requirements are consistent with the ALUCP. Future development plans will be subject to applicable ALUC review, and any proposed lighting will be analyzed for potential glares impacts and compatibility at that time.
6. Communications - The proposed General Plan Amendment and Rezoning request will not change any County regulations concerning communication facilities and the County's regulations will continue to be consistent with ALUCP standards. Future development plans will be subject to applicable ALUC review, and any communication impacts will be assessed at that time.
7. Building Materials - The proposed General Plan Amendment and Rezoning request is a paper exercise and does not propose any building materials at this time. County regulations concerning building materials and the County's regulations will continue to be consistent with ALUCP standards. Future development plans will be subject to applicable ALUC review and proposed building materials will be analyzed for compatibility at that time.
8. Overflight Easement - The County requires overflight easements for all projects located within the Airport Influence Area (AIA). No changes to this long-established requirement will occur as part of this General Plan Amendment or Rezone. County regulations would remain consistent with the ALUCP. Future development will need to comply with overflight easement requirements as required by the ALUCP in effect at the time the proposed development plan(s).
9. Caltrans Aeronautics - California Department of Transportation, Division of Aeronautics (Caltrans Aeronautics) staff has been sent copies of attached background information. No comments have been received regarding the project.
10. Processing - ALUCP Policy 1.3.2 requires any amendment to land use regulations affecting the ALUC's geographic area of concern to have an airport land use consistency determination prior to approval by the local jurisdiction. Additionally, ALUCP Policy 2.1.8 details that the ALUC shall not review any consistency determination until the referring local agency has held at least one substantive local hearing or other public meeting on the proposed matter. The General Plan Amendment and Rezone proposed will be reviewed by the Napa County Planning Commission on October 2, 2024, immediately prior to the ALUC review, and is tentatively scheduled for Board of Supervisor action on November 5, 2024. As noted in the Planning Commission Staff Report, County Staff is recommending the Planning Commission approve the Amendment and Rezone as proposed. The final decision regarding approval will be made at the Board of Supervising hearing on November 5, 2024. As such, the project complies with ALUCP Policy 1.3.2 and 2.1.8 as described above.
Recommendation: That the Airport Land Use Commission find and determine that the proposed Hess Collection - Laird General Plan Amendment & Rezoning project (P24-00234-ALU) is consistent with the Napa County Airport Land Use Compatibility Plan (ALUCP).
Attachments:
Attachment A - ALUC Compatibility Zone Maps: D (current ALUCP) and D1/D2 (proposed ALUCP)
Attachment B - Updated ALUCP Airspace protection Map Napa County Airport
Attachment C - Napa County ALUC Application
Attachment D - General Plan Amendment & Rezoning Application