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ALUC-24-06 (Yin Ranch General Plan amendment and Rezone Petition)
Determine that Application No. ALUC-24-06 (Yin Ranch General Plan amendment and Rezone Petition) located in Compatibility Zone E of the Travis AFB Airport Land Use Compatibility Plan, is consistent with the Travis AFB LUCP (County of Solano)
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RECOMMENDATION:
Determine that Application No. ALUC-24-06 (Yin Ranch General Plan amendment and Rezone Petition) located in Compatibility Zone E of the Travis AFB Airport Land Use Compatibility Plan, is consistent with the Travis AFB LUCP.
SUMMARY/DISCUSSION:
Section 21676 (b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) review of any general plan or zoning changes within an Airport Influence Area. The County of Solano has referred the Yin Ranch application to amend the General Plan land use designation and Zoning District from Agriculture to Park to allow the establishment of an Asian Pacific Islander Cultural Center and Museums within the existing development. The 35-acre property consists of private residences, a pond, recreational facilities, a vineyard and olive orchards. No additional development is proposed at this time.
The project is located within Zone E which does not restrict residential densities, number of people per acre or hazards to flight; and located outside of the Outer Perimeter Bird Strike Hazard Zones and Assault Landing Zone. None of the structures are 200 feet or taller. The existing development or proposed amendments do not conflict with Zone E. Refer to Attachment A for the Compatibility Zone Criteria analysis and Attachment B for the Project Location in the context of the Compatibility Zones.
Based on review, staff recommends the ALUC find that the proposed amendments comply with the requirements of these zones to protect flight and are consistent with the Travis AFB Land Use Compatibility Plan (LUCP).
Project Description
The subject property (“property” or “project site”) consists of 35.28 acres of land west of the city of Vacaville, Solano County, California. The proposed project site is located at 6319 Pleasant’s Valley Road near the intersection with Foothill Road. Access to the site is via a shared gated private driveway off Pleasant’s Valley Road.
The applicants and property owners, Chei Chen and Regina Yin proposes to amend the General Plan Land Use Designation and Zoning from Agriculture to Park to allow the operation of an Asian Pacific Islander Cultural Center and Museum. The Park designation and zoning is intended to provide recreation, amusement, and other public uses.
The subject property is situated within a predominantly agricultural setting by the Solano County General Plan. Surrounding properties are zoned A-40. The property has been previously extensively developed with a myriad of uses including private residences, recreational facilities, a lake, and other uses.
The site is relatively flat, with mountainous terrain to the west. Existing agricultural uses are on the site including vineyards and olive orchards. Other portions of the site include an expansive manicured turf area. Recreation facilities include but are not limited to tennis courts, basketball courts, soccer fields, an outdoor amphitheater, and boat docks on the pond.
The proposed project’s purpose is to allow the site to be dedicated to a non-profit in partnership with the state of California to establish museum uses by a non-profit entity for laboratory and curation facilities interpreting California Gold Rush history to educate, understand, and preserve cultural resources for museums, visitors, and scholars. The location is central to California and within proximity to many universities, museums, art and cultural centers.
Actual uses including hours of operation, size of events and other details will be part of a separate action to adopt a Planned Policy Overlay (PPO) and Use Permit. The General Plan and Rezoning request is the first step in assisting with establishing the public uses. The proposed PPO will require ALUC review and determination for consistency with Zone E.
The agricultural designated uses do not allow museum uses. The Parks designation appears to most closely match the proposed public uses. In addition, the proposed Park designation will allow the agricultural uses to continue on the site. The vineyards produce private-label wine and the Olive Trees produce olive oil.
The proposed Center meets the United States Code of Federal Standards (36 CFR 79.9) for a curation facility. The Center would provide temporary and permanent storage space for archaeological and art collections. Previously excavated and collected artifacts would be processed, stabilized and interpreted to provide displays and historical interpretation for display on-site and surrounding museums, universities, and cultural centers. Using modern techniques for preservation and interpretation of artifacts, the center strives to increase the relevance of Gold Rush History by understanding the historical behavior of early Californians.
The Center would have ample space to process existing collections by staff and scholarly visitors. The center could provide educational opportunities for community engagement increasing the relevancy of California History.
AIRPORT PLANNING CONTEXT & ANALYSIS
General Plan amendments and zoning changes must undergo review by the ALUC for consistency with the applicable LUCPs (State Aeronautics Act section 21676). The proposed project is located in Compatibility Zone E of the Travis AFB LUCP (Attachment B). Staff evaluated the project using the Zone Compatibility criteria for Zone E of the Travis AFB LUCP. Staff analysis of the project based on this evaluation is summarized in Attachment A.
Analysis Finding
Based on review, staff finds that the proposed project complies with the requirements of the Travis AFB Land Use Compatibility Plan (LUCP).
Attachments
Attachment A: Airport Compatibility Zone Criteria
Attachment B: Compatibility Zones Map
Attachment C: Existing and Proposed General Plan Amendment and Zoning Exhibits
Attachment D: Draft Resolution