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Conduct a noticed public hearing to consider Zone Text Amendment ZT-20-01 and Minor Use Permit application MU-20-05 by Rakesh and Priya Vij to include Automobile, Commercial Vehicle, Mobile Home, Recreational Vehicle or Boat Sales Lot as a conditionally permitted land use within the Residential-Traditional Community - Mixed Use (R-TC-MU) zoning district and establish a Vehicle Sales Lot located at 4912 Central Way, adjacent to the City of Fairfield within the R-TC-MU zoning district; APN’s 0044-080-040, 410, and 420. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15301 and 15304
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Published Notice Required? Yes __X__ No _ _
Public Hearing Required? Yes __X__ No _ _
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends that the Planning Commission:
1. Conduct a noticed public hearing; and
2. Adopt a resolution (Attachment A) to forward a recommendation of approval to the Board of Supervisors on Zone Text Amendment Z-20-01 and Minor Use Permit MU-20-05.
EXECUTIVE SUMMARY:
Rakesh and Priya Vij are proposing to operate an automobile and commercial vehicle sales lot at 4912 Central Way within the unincorporated community of Old Town Cordelia. The property is zoned Residential-Traditional Community-Mixed Use “R-TC-MU” which currently prohibits Automobile, Commercial Vehicle, Mobile Home, Recreational Vehicles, or Boat Sales lots. As such, the applicant has initiated zone text amendment ZT-20-01 to include the use as a conditionally permitted land use within the R-TC-MU zoning district. Concurrently, the applicant is requesting approval of minor use permit MU-20-05 to conduct the use at this location.
DISCUSSION:
Zone Text Amendment Analysis
General Plan Consistency
The subject property located within Old Town Cordelia is designated Traditional Community - Mixed Use by the General Plan. This designation is applied to areas such as Old Town Cordelia, Elmira, and Birds Landing recognizing them as existing communities which are located outside of agricultural and municipal service areas where previous development has occurred at higher densities or intensities than currently allowed under County policy. The designation is intended to preserve and enhance the character and quality of these communities and provide opportunities for future infill of residential and commercial mixed-use development. As seen on Table LU-7 of the General Plan, the Residential-Traditional Community - Mixed Use zoning district is consistent with this designation.
Zoning Consistency
The Residential-Traditional Community Mixed Use zoning district is intended to preserve and enhance the character of these communities and promote future infill residential and mixed-use developments. The district allows for a mix of residential and retail commercial uses that can be served by community services.
The R-TC-MU district currently allows similar automobile-oriented uses such as an automobile parking lot, repair garage, and service station upon issuance of a minor use permit. An automobile and commercial vehicle sales lot is comparable to the auto related uses currently conditionally allowed and meets the intent of the commercial retail uses within the mixed-use district. In addition, due to the site proximity to the freeway off ramp and edge of the Old Cordelia Town district, the proposed use is suitable at this location.
All areas zoned R-TC-MU would be subject to the zone text amendment, including portions of Old Town Cordelia, Elmira, Birds Landing, and unincorporated Vallejo along Benicia Road (Starr Subdivision and Homeacres). Approval of the zone text amendment creates the opportunity for R-TC-MU zoned properties to pursue automobile and vehicle sales through the minor use permit process; however, site suitability and compatibility with neighboring land uses will be determined on a case by case basis. Attachment F displays areas of the County designated Residential Traditional Community Mixed Use by the General Plan.
Minor Use Permit Analysis
Environmental Setting
The 1.03-acre subject site is comprised of three parcels one of which is located within the City of Fairfield (APN 0044-080-040). The rectangular shaped property is generally flat and wedged between Interstate 680 to the west and Central Way to the east. The I-680 Cordelia / Green Valley Road off ramp abuts the property to the south.
The southern parcel is developed with a two-story 2,647 square foot commercial office building (formerly a residence) and associated 13 space paved parking lot. The central parcel is developed with a 1,000 square foot storage barn and freestanding billboard. The northern parcel within the City of Fairfield is undeveloped, largely covered by a PG&E easement.
Surrounding land uses include the Pacific Supply building materials store to the north (within city limits); undeveloped residential mixed-use lots to the east; the Spectrum Center School Solano Campus to the south; and a variety of warehousing and retail uses across I-680 to the west. Similar vehicle sales uses including the Cordelia RV Center and North Bay Auto Auction are located within the vicinity of the subject site to the west. Reference Attachment G, vicinity map.
Project Description
The proposed sales lot will be devoted primarily to commercial vehicles including heavy-duty trucks, tractor trailers, and semi-trucks. The proposal includes construction of two new parking areas for vehicle display. The main lot includes 31 parking spaces, a majority of which are dimensioned 12 feet wide by 35 feet long, to accommodate commercial trucks. The second lot will have 17 spaces dimensioned 9 feet wide by 18 feet long to accommodate automobile inventory.
A portion of the existing multi-tenant commercial office building will be devoted to vehicle sales and the administrative functions of the business. Other existing businesses are anticipated to remain. The existing 13-space parking lot on the southern parcel will continue to be utilized for employee and customer parking. The existing storage barn would be demolished, and the existing billboard will remain. Reference Attachment C, site plan.
Access
New driveway access off Central Way will be developed for the two new parking areas. Existing access for customer and employee parking will remain.
Street Improvements
The subject site has frontage along Central Way, a public road. The proposal includes curb and gutter street enhancements to comply with city and county road improvement standards.
Fencing and Landscaping
The proposal includes six-foot-tall black wrought iron fencing along the Central Way frontage and on the northern parcel line between the parking and bio-retention areas. Gates matching the new fence design and materials will be installed at driveway access points. Existing chain link fence will remain along the western and southern property lines.
New landscaping is proposed along the perimeter of the subject site consisting primarily of oleander and laurel along the western and southern property lines and a mixture of grasses, rosemary, and crape myrtle trees along the eastern lot line. All plantings within the sight triangles along Central Way shall be less than two feet in mature height. Reference Attachment D, landscape plan.
Water Supply and Sewer
The project proposes to utilize existing potable water service from the City of Vallejo and existing public sewer service from the City of Fairfield.
Signage
The project does not include any proposed signage; however, as previously mentioned there is an existing freestanding billboard on-site that will remain.
General and Specific Requirements for Retail Uses
Section 28.76.20(A) of the Zoning Code details the land use regulations applicable to the proposed sales lot. As designed and conditioned, the proposal provides adequate ingress and egress to avoid traffic hazards and congestion. The project was reviewed by City and County Public Works Divisions and is conditioned for specific gate and fencing setbacks as well as limited landscaping height within the right-of-way in order to maintain appropriate sight distance from the driveways to the public road (Reference attachment E, sight distance plan). Appropriate curb and gutter marking along with vehicle restriction signage and object markers at the northernmost gated access ensures avoidance of traffic hazard and congestion. In addition, 20-foot-wide unobstructed driveway widths ensure adequate emergency access as conditioned by the Cordelia Fire District.
Proposed fencing and in particular new landscaping around the perimeter of the subject site will provide adequate vegetated screening from adjoining roadways and surrounding mixed-use land uses.
Proposed asphalt paving of the parking lots will provide traffic surfaces that are maintained in a dust-free manner.
ENVIRONMENTAL REVIEW
The project qualifies for Class 1 and 4 Categorical Exemptions from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15301 and 15304. Class 1 consists of the operation and permitting of existing facilities involving minor alterations and negligible expansion of the existing use. The proposal involves utilizing an existing commercial office structure and expanding existing parking on-site. In addition, road improvements including curb and gutter are proposed along the existing roadway thus qualifying for the exemption.
Class 4 consists of minor alterations to land which includes new landscaping. Proposed landscaping and vegetative screening around the perimeter of the subject site meets the intent of this exemption.
OTHER AGENCY INVOLVEMENT:
The project was solicited for review and comment through the Department of Resource Management’s Development Review Committee (DRC) process.
Comments were received from Building and Safety, Environmental Health, and Public Works - Engineering Divisions, as well as the City of Fairfield Public Works, and Vacaville Fire Protection District on behalf of Cordelia Fire. Comments from each of the responding agencies have been incorporated as conditions of approval in the attached resolution.
Solano Airport Land Use Commission (ALUC) review
The subject site is located within Zone D of the Travis Air Force Base Land Use Compatibility Plan (TAFB LUCP). Zone D has no restriction on use or intensity. In addition, the proposal does not qualify as a hazard to flight as defined in Table 1 of the TAFB LUCP. The zone text amendment component of the project requires ALUC review for consistency determination with the compatibility plan. The project shall be scheduled for ALUC review prior to the Board of Supervisors taking action on the zone text amendment.
PUBLIC HEARING NOTICE:
A public hearing notice consistent with §28.04 and §28.111 of the Solano County Code was published in the Daily Republic at least 15 days prior to the Planning Commission hearing (Attachment H).
ALTERNATIVES:
Upon completion of the public hearing on these matters, the Planning Commission may choose to:
1. Continue the public hearing to allow for the collection of additional information required to render a decision. If continued, the Planning Commission should establish the date to continue the hearing; or
2. Recommend approval of the zone text amendment to the Board of Supervisors with modifications; or
3. Recommend denial of the zone text amendment and deny the minor use permit.