title
ALUC 26-07 (Solano County Pleasants Valley Agritourism Overlay)
Determine that Application No. ALUC 26-07 (Solano County Pleasants Valley Agritourism Overlay) is consistent with the Travis Air Force Base (AFB), Nut Tree Airport, and Rio Vista Airport Land Use Compatibility Plans (LUCP).
body
RECOMMENDATION:
Adopt a Resolution determining that Application No. ALUC 26-07 (Solano County Pleasants Valley Agritourism Overlay) is consistent with the Travis Air Force Base (AFB), Nut Tree, and Rio Vista Airport Land Use Compatibility Plans (LUCP).
DISCUSSION:
Introduction
Cal. Public Utilities Code section 21676(b) of the State Aeronautics Act requires the Airport Land Use Commission (ALUC) review zoning regulation changes within an Airport Influence Area.
Summary
The matter before the Commission involves proposed amendments to Chapter 28 of the Solano County Code (Zoning Regulations) creating the Pleasants Valley Agritourism (PVA) Overlay for unincorporated lands zoned Exclusive Agriculture “A-20” and “A-40” in the Pleasants Valley area. The purpose of the PVA Overlay is to support the long-term viability of local agricultural operations by allowing lower impact agritourism uses that are ancillary to concurrent agricultural production on the same property.
The proposed ordinance provides a framework for compatible visitor activities that enhance public appreciation of local agriculture without compromising rural character, resource conservation, or public health and safety. Further, the PVA Overlay helps implement the General Plan, which notes Pleasants, Vaca, and Lagoon Valleys support tourist services that are ancillary to agricultural production.
The overlay area generally coincides with the 4,300-acre Pleasants, Vaca, and Lagoon Valleys Agricultural Region identified on Figure AG-4 of the 2008 Solano County General Plan. The overlay applies to unincorporated lands zoned Exclusive Agriculture “A-20” and “A-40” situated along Pleasants Valley Road from its intersection with Cherry Glen Road in the south to Quail Canyon Road in the north.
AIRPORT PLANNING CONTEXT & ANALYSIS:
Zoning regulation amendments must undergo review by the ALUC for consistency with the applicable LUCPs. Changes to the Solano Zoning Regulations only apply to the unincorporated areas of the County of Solano, and staff evaluated the proposal using the compatibility zone criteria for Travis AFB, Nut Tree Airport, and the Rio Vista Airport Land Use Compatibility Plans as it applies to the unincorporated area. The proposed amendments do not affect regulations related to flight hazards such as structural heights of objects, hazards related to bird attraction, electrical inference, glare and other flight hazards.
The PVA Overlay is applicable to Exclusive Agriculture “A-20” and “A-40” zoned parcels within the unincorporated County. Property with these zoning designations exists within the Travis AFB LUCP zones D and E; and outside the AIA of Nut Tree and Rio Vista LUCP boundaries. It is anticipated that Agricultural Promotional Events, such as farm days and harvest festivals will draw visitors into the Pleasants Valley on occasion to engage in agritourism activities. These larger events could draw hundreds of visitors per venue throughout the day.
There are no restrictions on maximum intensities for indoor, outdoor, or on a single acre within zones D and E of the Travis AFB LUCP.
Analysis Finding
Based upon review, staff finds the proposed changes comply with the requirements of the compatibility zones to protect flight and are consistent with the Travis AFB, Nut Tree Airport, and Rio Vista Airport Land Use Compatibility Plans.
Attachments
A: Airport Compatibility Zones Criteria
B: Resolution
C: Solano County Pleasants Valley Agritourism Overlay