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Public hearing to consider adopting a resolution approving Lot Line Adjustment Application No. LLA-25-03, submitted by Matthew Souza on behalf of KBT Properties LLC to transfer 70.7 acres between two adjacent parcels under the same ownership located at 8288 Runge Road, approximately 2 miles east of Dixon in the Exclusive Agriculture 40-acre minimum (A-40) zoning district (APNs 0111-110-010 and 0111-110-020). Both parcels are under active Williamson Act Contract No. 231. The project is a ministerial action not subject to CEQA under Public Resources Code §21080(b)(1) and CEQA Guidelines §15268.
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Published Notice Required? Yes _X _ No ____
Public Hearing Required? Yes _X_ No ____
RECOMMENDATION:
The Department of Resource Management recommends that the Planning Commission:
1. Conduct a noticed public hearing; and
2. Adopt a Resolution to APPROVE Lot Line Adjustment Application LLA-25-03 subject to the findings and conditions of approval contained in Attachment A
SUMMARY:
KBT Properties LLC proposes a lot line adjustment to modify the common boundary between two existing parcels totaling 317.5 acres under common ownership. The adjustment would transfer 70.695 acres from APN 0111-110-010 (Parcel A) to APN 0111-110-020 (Parcel B). The purpose of the adjustment is to separate the existing dwelling located on Parcel A from the proposed building site on New Parcel B to facilitate the construction of a new secondary dwelling on New Parcel B in addition to the primary dwelling already proposed.
Both existing parcels are considered legal lots per recorded Certificate of Compliance CC-19-05, and they currently meet the minimum parcel size requirements for their respective zoning districts. Following the proposed adjustment, both parcels will continue to comply with zoning regulations and will remain legal lots.
Pursuant to Government Code §51257(a) and the Solano County Uniform Rules and Procedures Governing Agricultural Preserves and Land Conservation Contracts (Uniform Rules), Planning Commission approval is required for a lot line adjustment involving parcels under a single land conservation contract and which would not alter the outer perimeter of the land subject to that contract. Both properties are under a single land conservation contract, Williamson Act contract No. 231. The proposal does not alter contract boundaries and does not require replacement contracts.
PROJECT LOCATION
The project site is in northern Solano County, approximately 2 miles east of the City of Dixon. It lies between Vaughn Road and Tremont Road, on the east side of Runge Road. Parcel A, which is developed, is assigned the address 8288 Runge Road. Parcel B is currently undeveloped and does not have an assigned address. Since the lot line adjustment will result in existing and proposed development on Parcel A becoming part of Parcel B, assignment of an address for New Parcel B prior to issuance of future building permits will be required as a condition of approval.
As identified by the General Plan, both properties are within the Dixon Ridge Agricultural region which is a relatively flat area divided by Highway 80 where field crops, such as tomatoes, alfalfa, and safflower are the primary use. The area also includes secondary uses such as agricultural processing facilities which support the economic viability of agriculture.
DISCUSSION:
Project Description
KBT Properties LLC is proposing to adjust the common property line between the two lots, transferring 70.695 acres from Parcel A (the western lot) to Parcel B (the eastern lot) resulting in New Parcel A (87.631 acres) and New Parcel B (229.855 acres) as shown in Attachments D and E. The lot line adjustment will separate the existing dwelling on New Parcel A from the proposed building site on New Parcel B allowing for construction of a secondary dwelling on Parcel B in addition to the proposed primary dwelling. The existing gravel roads used for internal circulation by the agricultural operation will remain unchanged.
As shown in the Tentative Lot Line Adjustment Map (Attachment E), the proposed adjustment will result in one parcel of 87.631 acres and another of 229.855 acres, reflecting a net transfer of 70.695 acres between the two parcels. A summary table outlining the existing and proposed parcel sizes is included as Attachment F.
The subject properties are zoned Exclusive Agricultural 40-acre minimum (A-40), primarily used for crop production, aligning with the Williamson Act’s requirements for commercial agricultural use. Parcel A is primarily used for walnut production, with an existing dwelling and several accessory structures clustered near the middle of the parcel to the north and a walled area where a new primary and secondary dwelling are proposed to the south. Parcel B is also used for walnut production and is currently undeveloped. The proposed lot line adjustment will separate the two developed areas on Parcel A but will not impact any existing development. Access to both parcels is via existing driveways from Runge Road.
Access
Both subject parcels are accessed from Runge Road (County Road No.336), a public roadway. Parcel A has two existing driveways to access the developed areas, neither of which will be affected by the proposed lot line adjustment. The northern driveway will remain a part of New Parcel A, and the southern driveway is part of the area to be transferred to New Parcel B.
Utilities
Existing residential development on Parcel A is supported by domestic water wells and private septic systems, which will also be required for the proposed development on New Parcel B.
CONSISTENCY ANALYSIS:
General Plan and Zoning
The subject properties are designated as Agriculture by the Solano County General Plan and are in the northeastern portion of the County, an area characterized by active crop production. Both Parcel A and Parcel B are currently utilized for primarily for production of walnuts.
The properties are zoned Exclusive Agriculture (A-40), which requires a minimum parcel size of 40 acres. As referenced in General Plan/Zoning Consistency Table, Table LU-7 of the General Plan, the A-40 zoning district is consistent with the Agricultural land use designation.
The proposed lot sizes, continued agricultural operations, and existing and proposed residential development are consistent with both the General Plan and the A-40 zoning requirements.
Subdivision Ordinance
The applicant has supplied adequate information to accompany the lot line adjustment application per County Subdivision Ordinance §26-41.1. The proposal is consistent with allowable land uses and development standards of the A-40 district. The proposal involves the reconfiguration of existing Parcel A and Parcel B to create New Parcel A and New Parcel B and no additional lots would be created.
To finalize the lot line adjustment, recordation of a Certificate of Compliance will be required which ultimately memorializes an approved lot line adjustment.
Land Conservation Contract
The Williamson Act is a state program that provides a preferential tax advantage to a property owner in exchange for a commitment by the owner to maintain the property in commercial agricultural use. The County has established its Uniform Rules and Procedures to provide local procedures for how the program is to be implemented. The Uniform Rules and Procedures stipulate the procedure for processing lot line adjustments for contracted land, outline specific findings that must be made, and establishes minimum parcel size.
For parcels to be eligible to enter a land conservation contract, to amend an existing contract, and/or to maintain eligibility while under contract, the Uniform Rules must be met. These requirements include:
• The property must be in commercial agricultural use at the time of application, and this must be maintained during the life of the contract.
o Both parcels are engaged in commercial crop production.
• All land uses on the property must be compatible with the Williamson Act.
o The agricultural crop production use and residence are compatible with the Williamson Act; and,
• The property must be located within an appropriate General Plan Designation and Zoning District.
o Both parcels are located within an Agricultural General Plan Designation and Exclusive Agriculture “A-40” zoning district and are therefore eligible to remain under contract.
The proposed lot line adjustment is consistent with the California Land Conservation Act (Williamson Act) and the County’s Uniform Rules.
ENVIRONMENTAL REVIEW:
Ministerial approval of a Lot Line Adjustment is not subject to CEQA under Public Resources Code §21080(b)(1) and CEQA Guidelines §15268.
OTHER AGENCY INVOLVEMENT:
The project was reviewed at Development Review Committee Meetings held on March 5th, May 28th, and September 3rd, 2025, with participation from Public Works, Environmental Health, and County Counsel. These departments reviewed the project and provided required conditions of approval, as outlined in Exhibit A - Draft Resolution.
PUBLIC HEARING NOTICE:
In accordance with Solano County Zoning Regulations, notice of a public hearing was published at least 15 days before the scheduled hearing in the local newspapers.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt a resolution approving Lot Line Adjustment Application No. LLA-25-03, submitted by Matthew Souza on behalf of KBT Properties LLC to transfer 70.7 acres between two adjacent parcels under the same ownership located at 8288 Runge Road, approximately 2 miles east of Dixon in the Exclusive Agriculture 40-acre minimum (A-40) zoning district (APNs 0111-110-010 and 0111-110-020). Both parcels are under active Williamson Act Contract No. 231. The project is a ministerial action not subject to CEQA under Public Resources Code §21080(b)(1) and CEQA Guidelines §15268.
ATTACHMENTS:
A - Draft Resolution
B - Public Notice
C - APN Map
D - Existing and Proposed parcel diagram
E - Existing and Proposed Lot Line Adjustment Maps
F - Lot Summary Table
G - Project Location Map