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Public hearing to consider adopting a resolution approving Lot Line Adjustment Application No. LLA-25-02, submitted by the Calestini Family Trust and Barbara Beckworth Living Trust. The proposal involves transferring 8.7 acres between two adjacent parcels located at 6378 Pedrick Road, approximately 4.9 miles southeast of Dixon, within the Exclusive Agriculture 80-acre (A-80) zoning district (APNs 0143-100-030 and 0143-100-040). Both parcels are under active Williamson Act Contract No. 392. The project qualifies for a Class 5 Categorical Exemption under CEQA Section 15305(a) for Minor Alterations in Land Use Limitations.
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Published Notice Required? Yes _X _ No ____
Public Hearing Required? Yes _X No ____
RECOMMENDATION:
The Department of Resource Management recommends that the Planning Commission:
1. Conduct a noticed public hearing; and
2. Adopt a Resolution to APPROVE Lot Line Adjustment Application LLA-25-02 subject to the findings and conditions of approval contained in Attachment A
SUMMARY:
Calestini Family Trust and Barbara Beckworth Living Trust propose to adjust the common boundary line between two existing parcels totaling 319.6 acres under separate ownership. The adjustment will transfer 8.7 acres from the Calestini Trust (Parcel B) to the Barbara Beckworth Living Trust (Parcel A) to conform the property lines to existing farming operations. Both are considered legal lots, as they meet the minimum zoning requirements for their respective zoning districts. Following the proposed adjustment, they will continue to meet the zoning requirement and remain legal lots. Additionally, a 50-foot-wide access easement from Pedrick Road on Parcel A will be dedicated for the benefit for Parcel B and recorded either prior to or concurrently with the conveyance deeds.
Pursuant to Government Code §51257(a) and the Solano County Uniform Rules and Procedures Governing Agricultural Preserves and Land Conservation Contracts (Uniform Rules), Planning Commission approval is required for a lot line adjustment involving parcels under a single land conservation contract and which would not alter the outer perimeter of the land subject to that contract. Both properties are under a single land conservation contract, Williamson Act contract No. 392. The proposal does not alter contract boundaries and does not require replacement contracts.
PROJECT LOCATION
The project site is situated in northern Solano County, approximately 4.9 miles southeast of the City of Dixon. It is located between Pedrick Road and Robben Road, just north of Binghampton Road. Parcel B is developed and assigned the address 6378 Pedrick Road. Parcel A is currently undeveloped and does not have an assigned address.
As identified by the General Plan, both properties are situated in the Elmira Maine Prairie Agriculture region where agriculture is the primary use, include both irrigated and dryland farming and grazing activities and allows for secondary uses that support the economic viability of agriculture.
The subject properties are zoned Exclusive Agricultural 80-acre minimum. Parcel A is used exclusively for alfalfa cultivation. Parcel B is developed with a primary dwelling with an attached garage and a swimming pool. Aerial imagery also shows there are three additional structures on the property near the primary dwelling. Most of the parcel is utilized for field and rye grass cultivation. Access to Parcel A is via Pedrick Road and access to Parcel B is via Pedrick Road and an existing dirt road through Parcel A.
DISCUSSION:
Project Description
Calestini Family Trust and Barbara Beckworth Living Trust is proposing to adjust the common property line between the two lots, transferring 8.7 acres from parcel the eastern lot to the western lot resulting in New Parcel A (168.3 acres) and New Parcel B (151.3 acres). The lot line adjustment will conform to the existing farming operations. Currently, a ditch and gravel road exist in the southeast corner of Parcel B. This road is primarily used by the agricultural operation on Parcel A, as it provides access along the southern portion of that parcel. The proposed lot line adjustment would transfer this portion of Parcel B to Parcel A, reflecting its primary use of farming purposes associated with Parcel A.
As shown in the Tentative Lot Line Adjustment Map (Exhibit C), the proposed adjustment will result in one parcel of 168.3 acres and another of 151.3 acres, reflecting a net transfer of 8.7 acres between the two. A summary table outlining the existing and proposed parcel sizes is included in Exhibit D.
The subject properties are primarily used for crop production, aligning with the Williamson Act’s requirements for commercial agricultural use. Parcel A is exclusively used for agricultural production, while Parcel B contains residential and agricultural development clustering near the western property line. Parcel B includes a primary residence, agricultural accessory structures, and a pool. The proposed lot line adjustment will not impact any existing development on Parcel B.
Access
Both subject parcels are access from Pedrick Road (County Road No.73), a public roadway. Although Parcel B has historically utilized an access route through Parcel A, the proposed lot line adjustment will require the establishment of a formal access easement for the benefit of Parcel B, as specified in Exhibit A of the Draft Resolution.
Utilities
Existing residential development on Parcel B is supported by a domestic water well and a private septic system. Parcel B is not developed with a residence; however, is located within the Maine Prairie District, a water provider for agricultural farmers.
CONSISTENCY ANLAYSIS:
General Plan and Zoning
The subject properties are designated as Agriculture by the Solano County General Plan and are in the northeastern portion of the County, an area characterized by active crop production. Parcel A is currently utilized for growing alfalfa, while Parcel B is used for field and rye grass cultivation. In the past, Parcel A also included gas wells that are no longer in operation. Presently, both are used exclusively for agricultural production.
The properties are zoned Exclusive Agriculture (A-80), which requires a minimum size of 80 acres. As referenced in General Plan/Zoning Consistency Table, Table LU-7 of the General Plan, the A-80 zoning district is consistent with the Agricultural land use designation.
The proposed lot sizes, continued agricultural operations, and existing residential development are consistent with both the General Plan and the A-80 zoning requirements.
Subdivision Ordinance
The applicant has supplied adequate information to accompany the lot line adjustment application per County Subdivision Ordinance Section 26-41.1. The proposal is consistent with allowable land uses and development standards of the A-80 district. The proposal involves the reconfiguration of two existing lots and no new lots would be created.
In order to finalize the lot line adjustment, Calestini Family Trust and Barbara Beckworth Living Trust will be required to secure an Access Easement. Details regarding the Access Easement process are described in Condition of Approval No. 4 in the resolution. This step also enables the Certificate of Compliance process which ultimately memorializes an approved lot line adjustment.
Land Conservation Contract
The Williamson Act is a state program that provides a preferential tax advantage to a property owner in exchange for a commitment by the owner to maintain the property in commercial agricultural use. The County has established its Uniform Rules and Procedures to provide local procedures for how the program is to be implemented. The Uniform Rules and Procedures stipulate the procedure for processing lot line adjustments for contracted land, outline specific findings that must be made, and establishes minimum parcel size.
For parcels to be eligible to enter a land conservation contract, amend an existing contract, and to maintain eligibility while under contract, the Uniform Rules must be met. These requirements include:
• The property must be in commercial agricultural use at the time of application, and this must be maintained during the life of the contract.
o Both parcels are engaged in commercial crop production.
• All land uses on the property must be compatible with the Williamson Act.
o The agricultural crop production use and residence are compatible with the Williamson Act.; and
• The property must be located within an appropriate General Plan Designation and Zoning District.
o Both parcels are located within an Agricultural General Plan Designation and Exclusive Agriculture “A-80” zoning district and are therefore eligible to remain under contract.
The proposed lot line adjustment is consistent with the California Land Conservation Act (Williamson Act) and the County’s Uniform Rules.
ENVIRONMENTAL REVIEW:
The project qualifies for a Class 5 Categorical Exemption pursuant to the California Environmental Quality Act Guidelines Section 15305(a), Minor Alterations in Land use Limitations. The guidelines state that minor alterations in land use limitations in areas with an average slope of less than 20% which do not result in any changes in land use or density, including but not limited to, minor lot line adjustments, side yard, and set back variances not resulting in the creation of any new parcels are exempt from CEQA.
The proposed lot line adjustment is on land that is relatively flat, with a slope of less than 20%. The adjustment will not create a new parcel, nor change the use of density of either parcel.
OTHER AGENCY INVOLVEMENT:
A Development Review Committee Meeting was held on February 26, 2025, with participation from Public Works, Environmental Health, and County Counsel. These departments reviewed the project and provided required conditions of approval, as outlined in Exhibit A - Draft Resolution.
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 local newspapers.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt a resolution approving Lot Line Adjustment Application No. LLA-25-02, submitted by the Calestini Family Trust and Barbara Beckworth Living Trust. The proposal involves transferring 8.7 acres between two adjacent parcels located at 6378 Pedrick Road, approximately 4.9 miles southeast of Dixon, within the Exclusive Agriculture 80-acre (A-80) zoning district (APNs 0143-100-030 and 0143-100-040). Both parcels are under active Williamson Act Contract No. 392. Find that the project qualifies for a Class 5 Categorical Exemption under CEQA Section 15305(a) for Minor Alterations in Land Use Limitations.
ATTACHMENTS:
A - Draft Resolution
B - Public Notice
C - APN Map
D - Project Location Map
E -Existing and Proposed Lot Line Adjustment Maps
F- Lot Summary Table