title
Conduct a noticed Public Hearing to consider a resolution approving General Plan Amendment No. G-15-01 amending the General Plan designation from Rural Residential to Agriculture; Adopt an ordinance approving Rezoning Petition No. Z-15-01 from Rural Residential (2.5) to Exclusive Agriculture (A-20) on approximately 1,226 acres of the Rockville Trails Preserve for the Solano Land Trust and approval of Policy Plan Overlay No. 15-01 for the 1494+ acre project; and Adopt the Mitigated Negative Declaration for the project (the property is located off Rockville Road, between Green Valley Road and Suisun Valley Road)
body
Published Notice Required? Yes _X___ No _ _
Public Hearing Required? Yes __X__ No _ _
DEPARTMENTAL RECOMMENDATION:
It is recommended that the Board of Supervisors:
1) Waive reading of Rezoning and Policy Plan Overlay ordinance;
2) Conduct a public hearing on proposed General Plan Amendment No. G-15-01 amending the General Plan designation from Rural Residential to Agriculture; Rezoning Petition No. Z-15-01 from Rural Residential (RR 2.5) to Exclusive Agriculture (A-20) on approximately 1,226 acres of the Rockville Trails Preserve for the Solano Land Trust; and approval of Policy Plan Overlay No. 15-01 for the 1494+ acre property (269 acres currently zoned Exclusive Agriculture (A-20);
3) Adopt the Mitigated Negative Declaration prepared for the proposed General Plan Amendment and Rezoning actions; and
4) Adopt the resolution approving General Plan Amendment (G-15-01), and an ordinance adopting Rezoning (Z-15-01) and Policy Plan Overlay (PP-15-01) of the Rockville Trails Preserve property.
SUMMARY
The proposed actions represent the culmination of a multi-year effort by the Solano Land Trust (SLT) and the community to preserve the subject property in permanent open space use. The Solano Land Trust acquired 330 acres of this property in 2011 and the remainder in 2012 with the intention of establishing a 1494+ acre public open space area. The proposed General Plan Amendment and rezoning actions effectuate their plans and will retain this property in open space in perpetuity.
The current entitlements on the property from 2008 (Rezoning Petition No. Z-02-05 and Policy Plan Overlay PP-02-01) include a Rural Residential/Agricultural subdivision (Rockville Trails Estates) which was permitted for up to 370 residential lots ranging from 1 acre to 20 acre parcels (Rockville Trails Estates). Approximately 269 acres currently have an Agriculture General Plan Designation and Exclusive Agriculture (A-20) zoning. SLT is requesting a General Plan Amendment to amend the General Plan designation from Rural Residential to Agriculture; a Rezoning Petition to amend the existing zoning designation from Rural Residential (RR 2.5) to Exclusive Agriculture (A-20) on approximately 1,226 acres (269 acres currently zoned Exclusive Agriculture A-20); and a Policy Plan Overlay on the entire 1,494+ acre site to designate the land uses allowed on the Rockville Trails Preserve property which will be primarily open space and trails along with cattle grazing. These actions effectively supersede all prior entitlements applicable to the property.
The proposed PPO will allow up to 75 parking spaces and, restroom facilities in the staging area for the open space activities on the property and allows low impact recreational uses such as hiking, mountain biking, and equestrian uses as well as agricultural education. The ongoing cattle grazing operation will continue to operate as part of the project. Details of the project may be found in the Planning Commission staff report (Attachment B).
DISCUSSION
Acquisition of the subject property by the SLT created the opportunity to create significant new open space and hiking opportunities to the community. The property had been subject to significant land use controversy in the past as reflected in the public debate over the White Wings and Rockville Trails Estates development proposals. Establishment over the property for permanent open space will preserve significant stands of inland coastal woodlands, provide approximately 10.39 miles of public hiking trails including a potential connection to the Bay-Ridge Trail, and retention of historical cattle grazing on the property.
The subject property features steep rolling hillsides with elevations throughout the property ranging from 160 feet above sea level (amsl) to 757 amsl. Access to the site will be from the north side of Rockville Road, approximately 300 east of the existing cattle corral gate. The proposed park will include 10.39 miles of public trails. Some of these trails will be new, other trails will utilize portions of existing ranch roads and cattle trails on the property.
The current General Plan designation is Rural Residential (1,226 acres) and Agricultural (269 acres). The applicant is requesting a General Plan Amendment to change the designation from Rural Residential to Agriculture, so that the entire project area has an Agriculture General Plan designation. The applicant is requesting a rezoning of the property from Rural Residential (RR 2.5), Exclusive Agriculture (A-20), with a Policy Plan Overlay (P) to Exclusive Agriculture (A-20) with a Policy Plan overlay (P). The rezoning would remove the Rural Residential (RR 2.5) zoning so that the entire property (1,494 acres) is proposed to be zoned Exclusive Agriculture (A-20) with a Policy Plan Overlay. The Policy Plan Overlay outlines the development standards and general open space standards for the Rockville Trails Preserve. These uses include grazing, agricultural education, stable and equestrian activities and public trails.
On June 1, 2017 the Solano County Planning Commission conducted a public hearing on the Solano Land Trust Rockville Trails Preserve project, which includes a Mitigated Negative Declaration, a General Plan Amendment to amend the General Plan from Rural Residential to Agriculture; a Rezoning Petition to rezone 1226+ acres from Rural Residential (RR 2.5) to Exclusive Agriculture (A-20) and a Policy Plan Overlay for the entire 1494+ project site. After staff presentation and applicant’s comments, the Commission took testimony from four speakers, two who had submitted letters expressing their concerns about service access trails near their property boundaries and two speakers who spoke in favor of the project’s proposed open space use versus the previously approved rural residential subdivision (Rockville Trails Estates). At the conclusion of the hearing, the Commission took action to recommend approval of the requested entitlements described above. The Commission’s vote was 5-0.
Per the California Environmental Quality Act (CEQA), a draft Mitigated Negative Declaration was prepared and circulated for review for 30 days (Attachment B-2A & 2B). The environmental impacts identified which may be mitigated to less than significant impact are Biological Resources and Cultural Resources. Several adjacent property owners submitted comments expressing concerns about slope stability, location of public trails to property boundaries, and questions regarding service roads on the eastern project boundaries. These comment letters and the County’s response to these comments are attached as Attachment B-3.
FINANCIAL IMPACT:
This request has negligible impact to the General Fund. The applicant has paid the costs associated with this general plan amendment, rezoning petition and policy plan overlay.
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 Fairfield Daily Republic. In addition, all property owners of real property as shown on the latest equalized assessment roll within one-half (1/2) mile of the property and all persons requesting notice of the public hearing were mailed notices of the hearing (Attachment C).
ALTERNATIVES:
Alternatives for the Board include:
1. Retain the existing General Plan designations of Rural Residential and Agriculture; and retain the Rural Residential (RR 2.5) and Exclusive Agriculture (A-20) zoning with a Policy Plan Overlay, by denying the proposed general plan amendment, rezoning petition and policy plan overlay. This is not recommended as it would not be consistent with the long term open space use planned for the property by the Solano Land Trust.
2. Defer action to make further changes to the PPO. Such action is not recommended as the provisions of the proposed PPO reflect the Land Trusts long term vision for the property and significant public input they received during their planning process.
OTHER AGENCY INVOLVEMENT:
The Solano Land Trust worked closely with County staff to develop a PPO concept that reflects long term open space usage of the property.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION