title
Public Hearing to consider and make a recommendation to the Board of Supervisors on Rezoning Petition No. Z-17-04 of Hubert & Aurelia Goudie and William & Sylvia Marshalonis to rezone 15.69 acres from Rural Residential “RR-2.5” and Exclusive Agriculture “A-20” to Rural Residential “RR-5”. The property is located at 4420 Peaceful Glen Road, 2.5 miles north of the City of Vacaville, APN’s: 0105-060-390 and 40. (Project Planner: Eric Wilberg) Staff Recommendation: Recommend that the Board of Supervisors approve the Rezoning Petition
body
RECOMMENDATION:
The Department of Resource Management recommends that the Planning Commission:
1. Conduct a public hearing to consider Rezoning Petition No. Z-17-04 to rezone 15.69 acres from Rural Residential “RR-2.5” and Exclusive Agriculture “A-20” to Rural Residential “RR-5”; and
2. Recommend that the Board of Supervisors approve Rezoning Petition Z-17-04; and
3. Make the finding that the project qualifies for a categorical exemption pursuant to CEQA Guidelines Section 15061(b)(3).
EXECUTIVE SUMMARY:
The applicant is requesting a rezoning petition to convert 15.69 acres of land currently split zoned Rural Residential “RR-2.5” and Exclusive Agriculture “A-20” to Rural Residential “RR-5”. The extent of the proposed Rural Residential zoning would align with existing residential development on-site as well as Sweeny Creek which meanders through the property.
The applicant is also pursuing a minor subdivision application which would create one additional parcel within the area to be rezoned RR-5. Final design of the tentative parcel map for that application, MS-17-06, is still be considered by the applicant and will be heard by the Planning Commission at a later hearing date.
PROPERTY INFORMATION:
A. Applicant and Owners:
Hubert & Aurelia Goudie and William & Sylvia Marshalonis
4428 Peaceful Glen Road
Vacaville, CA 95688
Reference Attachment B, Assessor’s Parcel Map
B. Surrounding General Plan, Zoning and Land Uses:
|
|
General Plan |
Zoning |
Land Use |
|
North |
Rural Residential |
Rural Residential “RR-5” |
Residential |
|
South |
Rural Residential |
Exclusive Agriculture “A-20” |
Seasonal dry crop |
|
East |
Rural Residential |
Exclusive Agriculture “A-20” |
Seasonal dry crop |
|
West |
Rural Residential |
Rural Residential “RR-5” & “RR-2.5” |
Residential |
ANALYSIS:
A. Environmental Setting
The subject site is located along Peaceful Glen Road, 2.5 miles north of the City of Vacaville. The site is bound to the north by Peaceful Glen Road; to the east by a parcel in agricultural production (seasonal dry crop); to the south by a parcel in agricultural production (seasonal dry crop); and to the west by residential home sites. The site is situated predominantly within a swath of agricultural land southeast of Sweeny Creek, utilized for seasonal dry crop production. Rural residential home-sites on parcels ranging in size between 2.5 - 5 acres surround the agricultural area. Generally, the area identified as English Hills is located north and west of the subject site and the Allendale area is located to the east and south.
A majority of the 61.86 acre site is relatively flat exhibiting slopes of less than six percent. Sweeny creek meanders through the property, generally in a north-south direction. All development on-site is located northwest of the creek and consists of two residences and two residential accessory structures (carport and pole barn). Utilities including domestic water wells and private septic systems support the residential development on-site. Access to the property is provided via private driveway encroachment off Peaceful Glen Road (County Road No. 457).
Reference Attachment C, Vicinity Map
B. Project Description
The intent of the rezoning petition is to isolate residential development on the northwest side of Sweeny Creek, generally the dividing line between the Rural Residential and the Agricultural zoned areas of the property. The property currently functions with two single family dwellings and associated residential accessory structures on the northwest side of Sweeny Creek and agricultural production taking place on the southeast side of the creek. The proposal will rezone 15.69 acres on the northwest side of Sweeny Creek from Rural Residential RR-2.5 and Exclusive Agriculture A-20 to Rural Residential RR-5. The remaining 46.17 acres of the subject site will remain A-20.
Reference Attachment D, Rezoning Exhibit
LAND USE CONSISTENCY
General Plan & Zoning
The General Plan Land Use Diagram designates the subject site Rural Residential. The site is currently split zoned Rural Residential “RR-2.5” and Exclusive Agriculture “A-20”. As seen on the General Plan/Zoning Consistency Table (Table LU-7 General Plan), the two existing zoning districts, as well as the proposed zoning change, are consistent with the general plan designation.
ENVIRONMENTAL ANALYSIS:
Staff is recommending that the Planning Commission consider and recommend that the proposed rezoning is exempt from further environmental review pursuant to the General Rule Exemption under Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines.
The site has been historically utilized for residential purposes on the northwest side of Sweeny Creek and dryland farming on the southeast side. Approximately half of the area to be rezoned Rural Residential “RR-5” is currently zoned Rural Residential “RR-2.5”. The zoning change represents a downzoning for this area, whereas a permitted density of housing and development is reduced. The balance of the rezone area is currently zoned Exclusive Agriculture; however this area has historically functioned for residential purposes. The rezoning would be reflective of the existing physical environment and would not result in a loss of productive agricultural land.
Rezoning Petition
The Department recommends the Planning Commission make the following findings in recommending approval of the proposed zone change to the Board of Supervisors:
1. The proposed zone change is in conformity with the Solano County General Plan with respect to land use, population densities and distribution, traffic circulation and other aspects of the General Plan considered by the Board of Supervisors to be permanent.
As seen on Table LU-7 of the Solano County General Plan the proposed Rural Residential “RR-5” zoning is consistent with the Rural Residential General Plan designation for the property. The existing residential development of one primary dwelling per parcel, proposed minimum parcel size of 5 acres for lots supported by domestic water well and private septic system, density, and access are in conformity with the proposed zoning and existing designation.
2. The 15.69 acres of land proposed to be rezoned Rural Residential “RR-5” is contiguous to other Rural Residential zoned parcels.
Adjacent parcels located north and east of the subject site share the proposed Rural Residential zoning district.
California Environmental Quality Act
3. The project does not have the potential for causing a significant effect on the environment; therefore a Notice of Exemption shall be prepared for the project pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), General Rule exemption.
A Notice of Exemption shall be prepared and filed pursuant to CEQA Guidelines Section 15061(b)(3). The project qualifies for this exemption because the site has been historically utilized for residential purposes on the northwest side of Sweeny Creek and dryland farming on the southeast side. Approximately half of the area to be rezoned Rural Residential “RR-5” is currently zoned Rural Residential “RR-2.5”. The zoning change represents a downzoning for this area, whereas a permitted density of housing and development is reduced. The balance of the rezone area is currently zoned Exclusive Agriculture; however this area has historically functioned for residential purposes. The rezoning would be reflective of the existing physical environment and would not result in a loss of productive agricultural land.
Attachments:
A - Draft Resolution
B - Assessor’s Parcel Map
C - Vicinity Map
D - Rezoning Exhibit