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Conduct a noticed Public Hearing to consider Zone Text Amendment No. ZT-17-02 of Rowland Family Properties; Adopt an ordinance proposing to amend Chapter 28 of the Solano County Code relating to museum and library by allowing such uses on all properties located in the ATC-NC zoning district located south of the intersection of Abernathy and Suisun Parkway, north of the City of Fairfield, APN’s: 0027-510-170, 180, 140, 240, 270, 310 and 340; and Adopt the Mitigated Negative Declaration for the project
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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 Board of Supervisors consider the Planning Commission’s recommendation to:
1. Waive reading of the ordinance;
2. Conduct a public hearing to consider Zone Text Amendment No. ZT-17-02;
3. Adopt the Ordinance, Zone Text Amendment No. ZT-17-02, amending Chapter 28 of the Solano County Code by allowing a museum and library use in the ATC-NC zoning district, APN’s: 0027-510-170, 180, 140, 240, 270, 310 and 340; and
4. Adopt the Mitigated Negative Declaration for the project.
SUMMARY:
The proposed zone text amendment would add “museum and library” to the Table of Allowed uses and Permit Requirements in the ATC-NC zone district. This zone district consists of 7 assessors parcels totaling 21 acres. A definition of museum is also proposed (See Attachment ). The applicant submitted an application for a use permit (U-17-06) for the American Armory Museum on a property consisting of two of the seven parcels (See Attachment for detailed Planning Commission staff report) concurrent with the zone text amendment application. The Planning Commission approved the use permit at its meeting of December 20, 2018, and recommended approval of the zone text amendment ordinance. There was no appeal filed of the Planning Commission’s action so the use permit approval is not technically before the Board but is contingent upon Board approval of the zone text amendment and would become effective upon final Board action. The use permit contains the specific conditions for the Armory Museum at the subject location at 4144 Abernathy which includes both indoor and outdoor exhibits of vehicles and equipment highlighting military and agricultural history. Background on the use permit is included to provide context on the proposed zone text amendment.
The American Armory Museum (AAM) is a nonprofit public benefit corporation with the specific purpose of operating a museum and carrying on other charitable and educational activities associated with such purpose. AAM intends to educate visitors about the United States military and Solano County’s agricultural history through stationary displays of military and historical agricultural vehicles and equipment. The vehicles and equipment will be displayed inside the museum building as well as outdoors. The applicant intends to operate an agricultural military vehicle, equipment, and armament museum as well as conduct outdoor events at 4144 Abernathy Road.
FINANCIAL IMPACT:
The costs associated with these applications are included in the application fees paid by the applicant.
DISCUSSION:
The Agriculture Tourist Center North Connector (ATC-NC) contains 21 acres of which the applicant controls 8.6 acres. It is located within the Suisun Valley at the intersection of Suisun Parkway and Abernathy Road. The North Connector site is bounded by Interstate 80 on the south, Suisun Parkway on the east and north and private lands to the west. A tractor sales and service business is located to the immediate west of the applicant’s property and is included in the Agriculture Tourist Center-North Connector zone district.
Since a museum and library use is not identified as an allowed or conditionally permitted use in the ATC-NC zone district, the applicant is requesting that the Board of Supervisors adopt the ordinance amending the zoning ordinance Table 28-23A adding museum and library as a Recreation, Education, and Public Assembly use. Passages from the General Plan and the Suisun Valley Strategic Plan addressing Agriculture Tourist Centers are presented as Attachment C to provide context as to whether a museum use should be added to the ATC-NC zone district. The proposed ordinance provides a definition of museum or library and would require such uses to comply with nine general development standards (28.73.30A1-9, See Attachment) designed to reduce possible impacts to adjacent uses.
Section 28.23 of the Solano County Code establishes permissible land uses for the ATC-NC District. Table 28.23A lists the allowable uses and permitting requirements. This particular zone district only encompasses 21 acres and 7 assessors parcels, so the overall impact of the change is limited. The land use is presently not permitted in the ATC-NC Zone district.
The applicant’s property involves one legal lot comprised of two Assessor’s Parcels totaling 8.6 acres; APN’s 0027-510-170 and 0027-510-180. A Land Conservation Contract (Williamson Act) covers Assessor Parcel 0027-510-180. A nonrenewal application was filed on August 16, 2011.
The existing site conditions include approximately 3 acres of developed footprint containing the remnants of an abandoned winery operation which is currently utilized by the American Armory Museum for displays of military equipment and artifacts and a caretaker residence. The balance of the property is vacant. There are no trees or creeks located on the parcel. The adjacent properties contain an existing tractor sales and service operation and agricultural lands in crop production. Existing hay production will continue on the property.
AAM is proposing to operate a museum that hosts both indoor and outdoor events with the purpose of educating visitors about the United States military and Solano County’s agricultural history through stationary displays of military and historical agricultural vehicles and equipment. The 2008 General Plan designates this property as a Neighborhood Agricultural/Tourist Center, which provides for areas supporting complementary agricultural and tourism commercial facilities that are compatible with surrounding agricultural uses. The museum would serve as a tourist use since people would be attending museum events with the museum serving as both a destination site as well as a stopover for other events taking place in the valley.
Community sewer and water are not currently available to the property subject to the use permit or the other properties included in the proposed text amendment. In the long term, if such services were to become available, the strategic plan and General Plan could be realized more fully if a higher intensity tourist serving use (such as a hotel or winery) were proposed on the property. In the short term the museum can serve as a transitional use as it is a low intensity use since it does not need new buildings or other structures and can be moved when services are established and other uses identified in the strategic plan can locate there. The Planning Commission granted the use for five years with a second and final five (5) year extension if said request is received prior to the expiration date of January 22, 2023 and the use is found to be in full compliance with the terms and conditions of the use permit at that time.
In terms of broader application, staff believes that adding “museum and library” as a possible use in this geographically limited zone district is consistent with the district’s intent and purpose in that it provides tourist oriented uses in this entry location in the Suisun Valley. This change to text will not apply to the other ATC zoned areas.
ALTERNATIVES:
Alternatives for the Board of Supervisors include:
1. Deny the proposed zone text amendment to Chapter 28 and the museum use request. This is not recommended since the request is a transitional use that will allow use of the property while the Suisun Valley Strategic Plan is implemented.
2. Refer the zone text amendment back to the Planning Commission and direct the applicant to revise the use permit as deemed necessary by the Board.
OTHER AGENCY INVOLVEMENT:
In a letter dated January 14, 2019, the Agriculture Advisory Committee (AAC) is requesting that the Board delay the decision on this zone text amendment to a future meeting to allow the AAC time to study the proposal and present the Board with a recommendation. The minutes of the AAC December 12, 2018 meeting authorizing Russ Lester, Chairman, to send the letter are attached.
The Airport Land Use Commission reviewed this application on January 10, 2019 and found it to be consistent with the Travis Air Force Base Land Use Compatibility Plan.
CAO RECOMMENDATION:
APPROVE DEPARTMENT RECOMMENDATION