title
Conduct a noticed public hearing to consider the Planning Commission’s recommendation of approval of Rezoning Petition No. Z-22-04 and Use Permit application U-22-03 by Solano Landing LLC to rezone 7.4 acres from Suisun Valley Agriculture “A-SV-20” to Agricultural Tourist Center “ATC” and rezone 0.25 acre from Neighborhood Commercial “CN” to A-SV-20 to establish and operate a Resort Hotel located at 2316 Rockville Road, one-quarter mile north of the City of Fairfield, APN 0027-200-150; Consider adopting a resolution to approve the Mitigated Negative Declaration for the project pursuant to the California Environmental Quality Act; Consider adopting an ordinance to approve Rezoning Petition Z-22-04; and Consider adopting a resolution to approve Use Permit U-22-03
body
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:
1. Conduct a noticed public hearing to consider Rezone Petition Z-22-04 and Use Permit application U-22-03 by Solano Landing LLC to establish Resort Hotel at 2316 Rockville Road;
2. Adopt a resolution to approve the Mitigated Negative Declaration for the Project, pursuant to the California Environmental Quality Act (CEQA) (Attachment A);
3. Adopt an ordinance to approve Rezone Petition Z-22-04 (Attachment B), reading the proposed ordinance by title only and waive further reading by majority vote; and
4. Adopt a resolution to approve Use Permit No. U-22-03 (Attachment C).
SUMMARY:
Solano Landing LLC is requesting to rezone a 7.4-acre portion of a 24.42 acre parcel from Suisun Valley Agriculture “A-SV-20” to Agricultural Tourist Center “ATC”, and is seeking project approval of a Resort Hotel with 10 cottages, including six tasting rooms, a restaurant, a multipurpose/dining hall, a local products store which will primarily sell food, beverages, textiles, and crafts that are related to agritourism with an emphasis on products produced in the Suisun Valley, and limited special events pursuant to the approval of a conditional use permit. 2.1 acres of the northwest portion of the site is currently zoned ATC and is sited within the Rockville Corner Agricultural Tourist Center as designated by the Suisun Valley Strategic Plan. The proposed rezone will increase Total ATC acreage to 9.5 acres.
On December 7, 2023, the Planning Commission on a 4-1 vote adopted Resolution 4730 (Attachment D) recommending Project approval to the Board of Supervisors.
FINANCIAL IMPACT:
This request has no effect on the General Fund. The applicant has paid the costs associated with the Project. The costs associated with preparing the agenda item are nominal and absorbed by the Department’s FY2023/24 Working Budget.
DISCUSSION:
Project Setting
The subject property is situated within a predominantly agricultural setting identified as the Suisun Valley Agricultural Region by the Solano County General Plan. The broader Suisun Valley is bordered by Napa County to the north, City of Fairfield to the east and south, and by the unincorporated community of Green Valley to the west.
The 24.42-acre parcel is located at 2316 Rockville Road southeast of the intersection of Rockville Road and Suisun Valley Road approximately one-quarter mile north of Solano Community College and the City of Fairfield. The site is relatively flat, exhibiting slopes of less than two percent. 10.5 acres of the property are currently being planted in vineyards. Development onsite consists of the “Ice House” and an adjacent structure identified as the “Fruit Stand”, both of which will remain and are not a part of the Project. Suisun Valley Court runs along the northwestern edge of the property and provides access to the site.
Existing commercial retail and service uses at Rockville Corner are located immediately northwest of the project site, with open agricultural fields located north and east, rural homesites located west and south, and the unincorporated community of Willotta Oaks is located approximately one-quarter mile east of the property. A one-acre parcel along Rockville Road is surrounded by the project on three sides and was recently purchased by the applicant. It is a single-family residence and is not a part of the project.
Project Description
The proposed project’s purpose is to expand agritourism, provide additional accommodation for visitors, increase access to locally grown wines, produce, and other amenities consistent with the Suisun Valley Strategic Plan goals to support the local economy and agricultural uses in the valley. The property would employ approximately 15 full-time employees, 30 part-time employees, and 15 seasonal employees. Approval of the rezoning and use permit would allow for a Resort Hotel to be constructed, comprised of 10-cottages, a hotel concierge building, six tasting rooms, a restaurant, a local products store, a multipurpose facility accommodating special events, and accompanying landscaping, amphitheater, and vineyards. With implementation, the project would include 9.5 acres of ATC development (7.4 acres to be rezoned ATC and 2.1 acres of ATC existing) and the remaining 14.74 acres as A-SV-20. Approximately, 10.5 acres of the 14.74 A-SV-20 acres are currently being planted in vineyards. A breakdown/description of the proposed buildings, uses, current and proposed zoning, hours of operation, and building sizes is provided in Attachment F.
Access
The project site fronts Suisun Valley Road and Rockville Road. Access to the site would be via the existing Suisun Valley Court intersection along Suisun Valley Road and a new driveway along Rockville Road, approximately 750 feet east of the Suisun Valley Road intersection. Suisun Valley Court would continue to provide access to the existing commercial space in the southeast corner of the Suisun Valley Road/Rockville Road intersection. Several driveways would provide access to the proposed project. A perimeter road would also be provided for emergency vehicle access to the south side of the project site. A roundabout, internal to the site, would provide access to the restaurant and hotel uses.
The two primary parking areas along the north side of the site would have direct access from the north driveway on Suisun Valley Court and from Rockville Road. The proposed project would include a total of 251 parking spaces. Ample area on the site is available if additional parking is needed during special events.
Traffic
A traffic analysis prepared by KDA Associates for the Project analyzed peak hour traffic, vehicle miles traveled, vehicle access, pedestrian and bicycle access, transit, and cumulative impacts. Several commenters at the December 7, 2023, Planning Commission requested that a comprehensive cumulative analysis be prepared for Suisun Valley.
The traffic analysis and subsequent environmental document includes a cumulative analysis consistent with Section 15130 (b) of the California Environmental Quality Act (CEQA) Guidelines based on a list of past, present, and reasonably foreseeable projects. The transportation analysis looked at the buildout of the Suisun Valley to the year 2040 based on the existing development and projected development allowed under the General Plan and zoning. Under 2040 conditions all intersections are projected to operate within agency thresholds, within LOS C conditions at unincorporated roadway intersections and LOS D conditions at City of Fairfield and Caltrans intersections. The Suisun Valley Road / Neitzel Road intersection will operate at LOS D or better and meet the peak hour signal warrant. Project impacts on transportation and traffic are less than significant.
Shuttle Service
The applicants propose to operate a trolley that would provide a shuttle service from the project site to designated locations within Suisun Valley. This could reduce vehicle trips to and from the site and support other local wineries and economic development within the valley. The Applicant will coordinate with other Suisun Valley vineyards regarding shuttle stops and destinations. It is anticipated that there will be five to six stops operating Thursday through Sunday from 11:00 a.m. to 7:00 p.m. This unique amenity proposed by the applicant would support the project and other wineries in the area but is not a condition of approval.
Infrastructure
Potable water serving the project is required to be supplied by a public water system permitted through the State Office of Drinking Water. This requirement will be met with two to three on-site wells that will provide potable water to the project. The Solano Irrigation District (SID) would continue to provide water for irrigation of proposed vineyards and project landscaping. Sewer service will be provided by the Fairfield Suisun Sewer District (FSSD) via an existing sewer main owned by the City of Fairfield, located adjacent to the project site.
The current site conditions are agricultural, resulting in a mostly pervious site. A stormwater detention basin is proposed on the southern end of the property in order to ensure that stormwater runoff maintains pre-and post-development flows. Grading of the site will include earthwork for the buildings, wastewater treatment and detention areas, roadways and parking areas. Pacific Gas and Electric services would be utilized for gas and electricity for the property. In addition, the proposed project would include three natural gas, 350 kilowatt (kW) generators.
GENERAL PLAN AND ZONING CONSISTENCY:
Suisun Valley Strategic Plan/General Plan Consistency and Zoning
The project site is designated as Agricultural and Neighborhood Agricultural/Tourist Center by the 2008 Solano County General Plan and the 2011 Suisun Valley Strategic Plan (Strategic Plan), which is intended to preserve the agricultural legacy of the Suisun Valley while providing economic viability that supports complementary agricultural and tourism commercial facilities compatible with surrounding agricultural uses. Crop production and agricultural tourist uses such as a Resort Hotel support the land use designation. The proposed Use Permit and rezoning are consistent with the 2008 General Plan. The A-SV-20 District permits Hotel, Special Event and tasting facilities with a Use Permit. The proposed Resort Hotel is consistent with the standards established in both the A-SV-20 and ATC Districts.
The Strategic Plan allows for the expansion of existing ATC-zoned area and identifies Reserve acreage available for future tourist‐oriented projects, contingent on the Board of Supervisors making the following findings:
• The proposed project site is contiguous with an existing ATC;
• The proposed project would not cause the total planned acres of ATC within Suisun Valley to exceed 75 acres; and
• The proposed project would contribute to the Vision of the Suisun Valley as an agricultural tourism destination.
The project is consistent with these findings: it is contiguous with the existing ATC zoning including a portion on the site, the Strategic Plan identifies 18.5 acres of ATC reserve, and if approved, approximately 11 acres of ATC Reserve would remain (63 acres total) and would not exceed 75 total allowable acres.
Page 2-6 of the Strategic Plan anticipates that the area zoned ATC in the Rockville Corner area would likely be expanded if a proposed use was found to be consistent with the ATC zoning. The proposed resort hotel, which includes a special events facility, winery tasting facilities, and planted vineyards, is consistent with the vision of the Strategic Plan by supporting tourism and providing economic development opportunities. The tasting rooms will allow visitors to purchase wine which supports agricultural use, economic development, and the local products store will showcase local agricultural products. The proposed development represents a significant investment in the Suisun Valley. In addition, the project would bring a public benefit with the introduction of a trolley/shuttle for guests to easily and safely access other Suisun Valley wineries.
Design Review
The Project was analyzed utilizing the Suisun Valley Strategic Plan Design Guidelines. The building placement, materials, roof forms and windows of the buildings are complementary with each other and promote an agrarian architectural character. The surrounding vineyard maintains the agricultural character of the site and the Suisun Valley.
Agency Review
The Project was reviewed through the Department of Resource Management’s development review committee (DRC) process. Through DRC, various Departments, Local, and Regional agencies were provided opportunity to comment on the Project. Agency comments and requirements have been incorporated as conditions of approval (COA’s).
In addition, the Solano Airport Land Use Commission (ALUC) determined that the project is consistent with the Travis Air Force Base Land Use Compatibility Plan on September 14, 2023 and on December 7, 2023, the Planning Commission adopted Resolution 4730 (Attachment D) voting 4-1 in favor of recommending Project approval to the Board of Supervisors.
Environmental Analysis
The Department of Resource Management prepared an Initial Study and Mitigated Negative Declaration (IS/MND) which circulated for a 30-day public review period that ended on September 5, 2023 (Attachment G). Comments received during the public comment period and responses are included as Attachment H. The MND identified certain potential impacts with proposed measures or mitigation to reduce the impacts to a less than significant level. As documented in the MND, there are no significant impacts that would result from the project after implementation of the identified mitigation. None of the comments resulted in a need to recirculate the MND. All impacts can be mitigated to a less than significant level.
Public Outreach
The Applicants have done extensive outreach to the community which included meetings with other vineyards in the Suisun Valley, adjacent landowners, and special interest groups. The Planning Commissioners commended the applicants on the thoroughness and thoughtfulness of their outreach and look to it as a model for future projects. The following provides a summary of outreach:
• Chuck Wagner of Caymus
• Ron Lanza of Lanza Vineyards
• Esther Pryor representing the Rockville Homeowners Association
• Adjacent landowners (2326 Rockville Rd and 4160 Suisun Valley Road)
• Orderly Growth members and Rockville Homeowners Association (twice)
• In April of 2023, the Applicants launched the website: <https://www.solanolanding.com>
as well as various social media accounts, resulting in comments/feedback from the community.
PUBLIC HEARING NOTICE:
In compliance with §28.04 of the Solano County Code, a public hearing notice was published in the Daily Republic with a scheduled hearing date of January 23, 2024.
ALTERNATIVES:
The Board of Supervisors, upon completion of a public hearing on this matter, may choose to:
1. Continue the public hearing to allow for the collection of additional information required to render a decision. If continued, the Board would establish the date to continue the hearing; or
2. Deny the Rezoning and Use Permit. This is not recommended because the mandatory findings have been made for the Rezoning and Use Permit and the project is consistent with the applicable General Plan land use designation, Suisun Valley Strategic Plan and land use regulations as conditioned.
OTHER AGENCY INVOLVEMENT:
The following agencies were solicited for comment and may have jurisdiction of the Project: City of Fairfield (approval to connect to sewer); City of Vallejo (potential water for fire suppression); Solano Irrigation District; Cordelia Fire Protection District; Fairfield Fire Department; Bay Area Air Quality Management District; San Francisco Bay Water Quality Control Board; State Water Resources Control Board, Division of Drinking Water (potable water supply permitting); CalFire; California Fish and Wildlife Department and Fairfield-Suisun Sewer District (sewer service). County Counsel has reviewed and approved this item to form.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION