title
Conduct a noticed public hearing to consider the combined appeal received from five appellants of the Planning Commission’s approval of Use Permit Application No. U-20-04 for the Turpin Special Event Facility consisting of a barn styled structure with an associated guest studio, a secondary dwelling as a vacation rental home, and related uses located at 2208 Morrison Lane, Fairfield, APN: 0153-140-240, in the "A-SV-20" Agriculture-Suisun Valley Zoning District; Adopt a resolution to affirm the Planning Commission’s decision and approve Use Permit Application No. U-20-04
body
Published Notice Required? Yes _X__ No ___ _
Public Hearing Required? Yes _X__ No ___ _
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends that the Board of Supervisors:
1. Conduct a noticed public hearing to consider the combined appeal received from five appellants of the Planning Commission’s approval of Use Permit Application No. U-20-04.
2. Adopt a resolution (Attachment A) to affirm the Planning Commission’s decision and approve Use Permit Application No. U-20-04 for the Turpin Special Event Facility for the construction of a 4,738 square foot barn styled structure to serve as a special event facility and associated guest studio and secondary dwelling as a vacation rental home and related uses located at 2208 Morrison Lane, Fairfield, APN: 0153-140-240 in the "A-SV-20" Agriculture-Suisun Valley Zoning District, subject to the recommended conditions of approval.
SUMMARY:
The matter before the Board of Supervisors involves an appeal of the Planning Commission’s decision approving Use Permit U-20-04 for the Turpin Special Event Facility, which is proposed as a medium-sized special events facility allowing a maximum of 12 events per year, with up to 150 attendees per event. Once developed, the property will have a barn-style structure main event hall space and an associated guest studio. There will also be a secondary dwelling not associated with the use of the event center that will serve as a vacation house rental. The facility is located along Morrison Road, Fairfield, which is a two lane publicly maintained road and will be required to have established agriculture on the property within five years of use permit approval.
On December 16, 2021, after closing the public hearing and considering all comments, written and oral, regarding the application, the Planning Commission voted 3-2 to approve Use Permit Application No. U-20-04 to allow the project (Attachments B & C). On December 23, 2021 Kristen C. Herman, Paul G. Herman, Linda M. Russum, Robert D. Russum, DVM, and James D. Jones filed a single, combined appeal of the Planning Commission’s approval of the Use Permit (Attachment D). In their Appeal, the Appellants stated the Planning Commission failed to take into consideration the cumulative impacts of the project, traffic and safety issues, and noise impacts.
Staff has responded to each of these issues in an attachment (Attachment E) and determined that each issue has been adequately addressed.
FINANCIAL IMPACT:
Costs associated with Use Permit No. 20-04 have been paid by the Applicant, and the cost associated with filing an appeal of said permit to the Board has been paid by the Appellants.
DISCUSSION:
The event facility would include a 4,738 square foot barn-style structure main event hall space with commercial kitchen (to be constructed at a later phase), dressing rooms, rest rooms, storage, and covered porch seating areas. Events may also occur outdoors within the proposed lawn areas north and east of the event barn. Temporary staff would provide catering and entertainment services for each event with the staffing levels contingent on the size of the event at a ratio of one staff person per fifteen guests. Until the commercial kitchen is constructed food service would rely on outside catering services. Musical entertainment would be likely at each event. All events are expected to occur between 10:00 a.m. and 10 p.m. consistent with the Zoning Code requirements for special events. A gravel parking lot will be located southwest of the barn to provide 75 parking spaces. For events of up to 150 guest, 60 spaces are required so the proposed use includes adequate parking for special events and overnight guests.
There will be a 531 square feet guest studio to accommodate overnight lodging associated with use of the special event facility. There is also a separate 1,800 square feet, three-bedroom with three-bathroom secondary dwelling unit to be used as a vacation house rental when not in use by the property owner. The vacation house rental will operate independently of the Special Events Facility but would be covered with this Use Permit. The current moratorium for vacation rental homes adopted by the Board does not apply to this property due to its zoning (Attachment F). The moratorium only applies to residential zoning (RR) districts. The site would be owner-occupied, and a single-family house is currently under construction on the property. The owner states that she will be present on-site during the special events.
The project is further described in the staff report to the Planning Commission (Attachment G).
If the Board decides to uphold the Use Permit, it could add or modify the conditions. For example, the Board could add a phased requirement that crop production be initiated prior to use of the event facility either completely or by tying the use of the event facility with use of the property for agriculture and require yearly updates on status of active agriculture to the Department for five years. Other options for consideration include adjustment to the hours of operation, restricting the use of outdoor amplified sound, requiring the installation of reflective delineation safety enhancements along the curves on Morrison Lane through an encroachment Permit issued by the Department, or other measures.
General Plan Consistency
The 2008 General Plan designates the subject property as within the Suisun Valley Strategic Plan Area as Agricultural. The purpose of this designation is to provide areas for complementary agricultural and tourism commercial facilities that are compatible with surrounding agricultural uses. This includes areas that contribute significantly to the local agricultural economy and allows for secondary uses that support economic opportunities. Land Use Table LU-8 identifies Specific Event Facilities as an allowed use; therefore, the Project is consistent with the General Plan.
Zoning Consistency
The purpose of the Suisun Valley Agricultural (A-SV-20) Zoning District is to allow a variety of uses that help foster small tourist-oriented centers with the Suisun Valley, helping attract tourist, and provide additional opportunities to market local agricultural products. In fact, Section 28.23.12 of the Municipal Codes states that development of agricultural tourism is critical to the future viability of agriculture in Solano County. Table 28-23A lists a variety of retail of related and tourist orientated business allowed in the A-SV-20 Zoning District including special event facilities and hosted vacation rentals.
While the types of uses being conducted on site are allowed by right within the zoning district, a use permit is required for the Special Events Facility and vacation rental. The Project is consistent with the provisions of the A-SV-20 Zoning District which allow the proposed uses with a Use Permit. The Project includes conditions of approval designed to ensure that impacts on the surrounding neighborhood are minimized.
Public Notice Requirement
Consistent with sections 28.122 and 28.04 of the Solano County Code, a public hearing notice was published in the Daily Republic at least 15 days prior to the public hearing (Attachment H).
ALTERNATIVES:
The Board of Supervisors, upon completion of a public hearing on this matter, may also choose to:
1. Modify the decision of the Planning Commission and approve Use Permit Application No. U-20-04, subject to additional or modified conditions of approval.
2. Reverse the decision of the Planning Commission and deny the Use Permit Application No. U-20-04.
OTHER AGENCY INVOLVEMENT:
County Counsel has reviewed this item and concurs with the findings and recommendation.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION