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Conduct a noticed public hearing to consider Use Permit application No. U-25-06, submitted by Harpinderjit Jassar DMV Inc., to convert a vacant religious facility to a veterinary facility on a 6.60-acre parcel at 4084 Suisun Valley Road in an unincorporated area of Solano County, north of the City of Fairfield within the Agriculture - Suisun Valley (A-SV-20) District. The project has been determined not to have a significant effect on the environment and is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 Existing facilities and Section 15303 New Construction or Conversion of Small Structures. APN: 0027-200-200.
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Public Hearing Required? Yes _X___ No ____
Public Notice Required? Yes _X___ No ____
RECOMMENDATION:
The Department of Resource Management recommends the Planning Commission:
1. Conduct a noticed public hearing to consider Use Permit U-25-06; and
2. Adopt a resolution approving U-25-06 subject to the findings and conditions of approval contained in Attachment A.
SUMMARY:
Harpinderjit Jassar (applicant) is requesting approval of a Use Permit to convert a vacant 3,420 sq. ft. single-story building (formerly a church) at 4084 Suisun Valley Road into a 3,540 sq. ft. veterinary facility. The project includes a new 120 sq. ft. entrance canopy at the northwest facade, interior tenant improvements, parking lot restriping, and minor exterior upgrades. No new structures other than the entrance canopy are proposed. The site is located on a 6.60-acre parcel within the Agriculture - Suisun Valley (A-SV-20) zoning district in unincorporated Solano County. The applicant proposes to provide veterinary medical services for small animals including dogs, cats, and similar pets. Services will include routine check-ups, vaccinations, diagnostic testing, minor surgeries, and emergency care, operating Monday through Friday, 8:00 AM to 6:00 PM, with 8-10 employees and approximately 30-40 client visits per day.
Pursuant to Solano County Zoning Code Section 28.23.30 “Commercial Service Uses,” Veterinary Facility is a permitted use in the A-SV-20 district subject to the approval of a Use Permit by the Planning Commission.
DISCUSSION:
The proposed Use Permit would allow a licensed veterinarian to operate an animal hospital providing essential veterinary medical services to the local community within the Suisun Valley agricultural area. The project involves adaptive reuse of a vacant church building, contributing to the productive use of existing developed land while minimizing new ground disturbance. The applicant, Harpinderjit Jassar, Doctor of Veterinary Medicine, DMV Inc., (DVM), seeks to provide accessible animal health care services to nearby rural and residential neighborhoods.
The project site is located at 4084 Suisun Valley Road, Fairfield, California 94534, within an unincorporated area of Solano County. The site lies within the Suisun Valley wine and agricultural region, north of the City of Fairfield. The site fronts Suisun Valley Road to the west and is bounded by Solano College Road to the south. Surrounding land uses include rural single-family residences, agricultural parcels, vineyards, orchards, and education associated with Solano Community College. The nearest residence is approximately 16 feet from the subject property line to the north.
The subject property is zoned Agriculture - Suisun Valley (A-SV-20) with a 20-acre minimum parcel size. The existing 3,420 sq. ft. building is currently vacant, and was previously approved as a church by the Church of Jesus Christ of Latter-Day Saints with Use Permit U-77-11. Access to the site is provided via a paved driveway from Suisun Valley Road. Utilities include an existing 2-inch water service connection from the City of Vallejo, a well to be retained for property irrigation, and an existing onsite sewage disposal system, which is proposed to be removed and replaced. See description below.
The project proposes the conversion of a vacant single-story building (formerly a church including patio, approximately 3,420 sq. ft.) into a 3,540 sq. ft. Animal Hospital. The primary addition consists of a 120 sq. ft. entrance canopy at the northwest facade to enhance visibility and provide weather protection at the main entry. The existing structural system will be retained without change. Interior tenant improvements will reconfigure the space to accommodate veterinary clinical operations. The interior layout will include a reception and waiting area, exam rooms, treatment spaces, a surgery and recovery area, kennels and animal holding zones, staff support areas, restrooms, storage, and utility rooms (Attachment C).
Site improvements include the restriping of the existing parking lot, including the addition of three (3) new angled parking spaces on the south side of the building and relocation of ADA-accessible parking spaces to provide an accessible route to the main entry. The existing parking area is approximately 6,650 sq. ft. and is paved with asphalt. The proposed parking configuration will provide 13 standard and 2 accessible spaces. The existing 1,800-gallon septic tank and leach lines will be removed/abandoned under permit from the Environmental Health Services Division, and the facility will connect to the Fairfield-Suisun Sewer District (FSSD) municipal sewer system. The existing 2-inch water meter connection from the City of Vallejo will serve the building with potable water, and the onsite water well will be retained for irrigation purposes only.
Primary vehicular access to the site is via a paved commercial driveway from Suisun Valley Road. Onsite circulation is provided by a 30-foot-wide paved drive aisle connecting to the parking area and building entry. Existing fencing and gates along the property perimeter will remain, with minor adjustments for circulation and accessibility improvements.
The project does not require new utility infrastructure beyond the sewer connection to FSSD and the continued use of the existing City of Vallejo water service. No new public gathering areas are proposed beyond the landscaped entry forecourt.
GENERAL PLAN CONSISTENCY:
The project site is designated Agriculture in the Solano County General Plan Land Use Diagram (Figure LU-1). The General Plan supports uses that serve the rural agricultural community while protecting the agricultural character of the Suisun Valley. The proposed Animal Hospital provides a community-serving commercial use consistent with the General Plan’s policies supporting compatible commercial service uses permitted in agricultural areas. The project as conditioned is consistent with the General Plan goals and policies including, but not limited to, those related to protection of open space, agriculture, and the rural character of the Suisun Valley. The project involves adaptive reuse of an existing developed parcel and does not convert agricultural land or remove land from agricultural production.
ZONING CONSISTENCY:
The proposed veterinary clinic complies with all applicable Commercial Service Use standards under Sections 28.76.20(A) & (B)(1). The project does not disturb any agricultural crops or grazing areas, as the site is an existing developed parcel with no active agricultural production. With respect to the specific requirements for Animal Hospitals and Veterinary Clinics, the facility will be owner-operated by a licensed veterinarian, all clinical activities including surgery and animal holding will occur indoors, and no incineration of refuse is proposed. The fully enclosed operation, combined with the site's existing setbacks and proposed landscaping buffers, provides adequate controls to prevent offensive noise or odor from affecting adjacent properties.
SUISUN VALLEY DESIGN GUIDELINES COMPLIANCE:
The applicant submitted a completed Suisun Valley Design Guideline Adherence Supplemental Form addressing the four (4) design principal categories:
• Site Design - Village Character
• Site Design - Natural Resources and Agricultural Character
• Building Design
• Landscape Design includes Public Spaces, Fences and Walls, and Lighting.
Staff have reviewed the submitted form and find that the project is consistent with the Suisun Valley Strategic Plan Chapter 4 Design Guidelines.
The project site retains an existing single-story building with a low-profile massing appropriate to the rural agricultural setting. The new entrance canopy provides a welcoming focal point and visible address from Suisun Valley Road, consistent with Village Character principles. Landscaping along the public frontage, parking areas, and building perimeter frames the entry, softens the building edges, and provides visual buffering from adjacent agricultural land consistent with Natural Resource and Agricultural Character principles. Due to this project primarily being interior improvements, staff are not requiring additional design requirements to the exterior of the building.
Landscaping
The proposed landscaping plan incorporates plant species consistent with the Suisun Valley Strategic Plan design guidelines, including Crape Myrtle (Lagerstroemia indica) and Valley Oak (Quercus lobata) as primary tree species, along with Rockrose (Cistus spp.) and Rosemary (Rosmarinus officinalis) as shrub plantings. These selections align with the recommended plant palette and contribute to the project’s overall landscape design.
The proposed tree canopy is anticipated to increase parking lot shade coverage from 0 percent to approximately 57.81 percent. This welcomed increase in canopy coverage is intended to reduce surface temperatures and mitigate urban heat island effects.
The applicant also proposes the use of additional plant species not explicitly included on the recommended plant list. According to the project Landscape Architect, certain species identified in the guidelines may present invasive characteristics, while other commonly occurring native plant types-particularly native grasses-are not represented on the list. In response, the Landscape Architect has incorporated native species that historically dominated regional plant communities prior to intensive grazing.
Furthermore, the proposed non-listed species are comparable in form and function to those included in the recommended palette but are selected for increased durability and adaptability to site-specific conditions.
|
Botanical Name |
Common Name |
Water Use |
Qty |
|
Trees |
|
Lagerstroemia indica |
White Crape Myrtle |
Low |
2 |
|
Laurus x ‘Saratoga’ |
Saratoga Hybrid Laurel |
Low |
4 |
|
Quercus lobata |
Valley Oak |
Low |
11 |
|
Ulmus wilsoniana |
Prospector Elm |
Low |
4 |
|
Shrubs / Groundcover / Grasses |
|
Cistus x purpureus |
Orchid Rockrose |
Low |
54 |
|
Muhlenbergia rigens |
Deer Grass |
Low |
123 |
|
Nepeta x ‘Walker’s Low’ |
Walker’s Low Catmint |
Low |
3 |
|
Olea europaea ‘Little Ollie’ TM |
Little Ollie Olive |
Low |
73 |
|
Rosmarinus officinalis ‘Huntington Carpet’ |
Huntington Carpet Rosemary |
Low |
252 |
|
Salvia clevelandii |
Orchid Rockrose |
Low |
52 |
GOOD NEIGHBOR POLICY:
On April 9, 2024, the Board of Supervisors adopted a Good Neighbor Policy, which encourages project proponents to engage with the community early in the process to promote transparency and foster public dialogue prior to formal public hearings. Community engagement is encouraged but not required under the Policy.
For this project, the applicant chose not to participate in the Good Neighbor Policy outreach process. The applicant felt the proposed project would cater to the needs of local community and should not be generating any community concern. The scope of the project is also limited to interior improvements in an existing building.
ENVIRONMENTAL REVIEW:
The Department of Resource Management recommends that the project be found exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301, Existing Facilities, and Section 15303, New Construction or Conversion of Small Structures. Section 15301 applies to the interior tenant improvements and reuse of the existing 3,420 sq. ft. building, which involves negligible expansion beyond the addition of the 120 sq. ft. entrance canopy. Section 15303 applies to the small new structure (entrance canopy) and the conversion of the existing small structure to a new use which notes that water mains, sewage, electrical, gas, and other utility extensions, including street improvements, of reasonable length to serve such construction are found to be exempt under this provision. The proposed project qualifies for a categorical exemption under CEQA Guidelines Section 15303, New Construction or Conversion of Small Structures, as the associated utility extensions necessary to serve the project are expressly contemplated under this provision.
There is no evidence in the record that the project would result in substantial, or potentially substantial, adverse environmental changes to any of the physical conditions within the area, including land, air, water, minerals, flora, fauna, ambient noise, or objects of historic or aesthetic significance. The project is not in an environmentally sensitive location, is not on a hazardous waste site, will not cause substantial changes in the significance of a historical resource, and will not result in damage to scenic resources. Staff therefore recommend that the project be found categorically exempt from CEQA under CEQA Guidelines Sections 15301 and 15303.
The County further finds that the project is not subject to any exceptions to the categorical exemptions as set forth in CEQA Guidelines Section 15300.2:
1. Location. The project is not in an environmentally sensitive area.
2. Cumulative Impact. A review of the subject property and surrounding parcels shows no active projects that would result in cumulative environmental impacts. The exception for cumulative impacts does not apply.
3. Significant Effect. The proposal to entitle a veterinary facility does not involve unusual circumstances or environmental conditions that would distinguish it from similar projects. The exception for significant effects does not apply.
4. Scenic Highways. The project will not damage scenic resources (e.g., trees, historic buildings, or rock outcroppings) within a state-designated scenic highway. The facility will not expand in a way that would require removal of scenic resources. The exception for scenic highways does not apply.
5. Hazardous Waste Sites. The project site is not listed pursuant to Government Code Section 65962.5. The exception for hazardous waste sites does not apply.
6. Historical Resources. The project is not located on a historic resource site and will not result in substantial adverse changes to historical resources. The exception for historical resources does not apply.
PUBLIC HEARING NOTICE:
Consistent with Sections 28.106 and 28.04 of the Solano County Code, a public hearing notice was published in the Daily Republic newspaper at least 15 days prior to the public hearing. In addition, all property owner’s within ½ mile of the project site received written public notice.
RECOMMENDATION:
Staff recommends that the Planning Commission approve Use Permit application U-25-06 submitted by Harpinderjit Jassar DVM Inc., to convert a vacant building (formerly a church) into a veterinary facility at 4084 Suisun Valley Road, Fairfield, CA 94534 (APN: 0027-200-200), subject to the findings and conditions of approval contained in Attachment A.
ATTACHMENTS:
A - Draft Resolution
B - Project Description
C - Development Plans
D - Landscape Plan
E - Design Narrative and Suisun Valley Design Guideline Adherence Form
F - Notice of Public Hearing