Rio Vista planning commission finds Sunset Plaza project consistent with general plan

At its Aug. 14, 2024 meeting, the Rio Vista Planning Commission voted to determine that the proposed Sunset Plaza project is consistent with the city's general plan, allowing the applicant to proceed with subsequent permits rather than seek a general-plan amendment.

Planning staff told commissioners the project covers 1.9 acres on two parcels at the southwest corner of Bruin Drive and Highway 12 and proposes 12 fuel pumps under a canopy, a convenience store, a car wash, EV charging stations and a 3,500-square-foot retail building with three tenant spaces and a drive-through. Staff said the parcel's eastern frontage carries a Highway Commercial (HC) designation while the western portion is designated Neighborhood Residential (NR); the commission's question was whether the proposed uses are consistent with that NR designation.

The determination mattered because, as staff explained, a finding of consistency would void the need for a general-plan amendment under SB 330 compliance rules. If the commission had found the west parcel inconsistent, the applicant would have to pursue a general-plan amendment and the city would have to identify replacement residential acreage to meet state rules related to loss of residential land.

Planning staff described the NR designation as primarily single-family residential with limited neighborhood-serving nonresidential uses (generally 10% or less), and noted that HC explicitly lists auto and vehicle sales and service, gas stations and convenience retail among allowed uses. "The issue we're to discuss is whether the proposed use is consistent with the HC'I'm sorry'the proposed use is consistent with the HC general plan designation. It is unclear if the use is consistent with the western portion's NR designation," staff said during the presentation.

Applicant Ross Hillestein of 1850 Properties told the commission he purchased the site last year and has worked with staff since April. Hillestein said the site plan includes roughly 20,000 square feet of landscaping and more than 11 trees along Highway 12, and that building materials and colors were reviewed by designers. He argued the west parcel is about a half-acre, a small fraction of the city's NR acreage, and that the proposed neighborhood-serving uses are listed in the general plan. "I put a lot of time and effort into design and working with the city'not just coming in and saying, 'take it or leave it'," Hillestein said, asking the commission to direct staff to move forward.

Two residents who spoke during public comment supported the project. Anne Dawes of Tahoe Drive said Rio Vista needs new businesses and services and urged approval. Another resident (recorded in the transcript as identifying himself) said he supports new development and added that tourists would appreciate additional services.

After closing the public hearing, a commissioner moved to find the NR use compatible with the proposed project and the motion was seconded. The commission then conducted a roll-call vote; commissioners present voted in the affirmative and the planning commission announced approval of the general-plan consistency determination.

Following the action, staff provided a brief planning-projects update, noting ongoing code-enforcement work related to a company operating without permits and that a building inspector would inspect a riverfront site the following day. Commissioners discussed scheduling a joint planning commission/city council meeting on the waterfront specific plan (tentatively Sept. 11) and placing "commercial fencing standards" on a future workshop agenda. The meeting adjourned later in the evening.

The planning commission's determination does not itself approve building permits, site design or CEQA clearance; those procedures remain future steps the applicant must complete.