To: Board of Supervisors
From: John Kopchik, Director, Conservation and Development
Report Title: HEARING to consider rezone of a 4.77-acre parcel from the Single-Family Residential (R-7) Zoning District to General Commercial (C) Commercial Zoning District
☒Recommendation of the County Administrator ☐ Recommendation of Board Committee
RECOMMENDATIONS:
1. OPEN the public hearing on the Pacheco Boulevard Rezone, RECEIVE testimony, and CLOSE the public hearing.
2. DETERMINE that this activity is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility that this activity may have a significant effect on the environment.
3. ADOPT Ordinance No. 2026-14 rezoning the approximately 4.77-acre project site, located at 4677 Pacheco Boulevard in the unincorporated Martinez area (APN 159-240-007), from the Single-Family Residential (R-7) zoning district to the General Commercial (C) zoning district (County File No. CDRZ25-03279).
4. APPROVE the findings in support of the Project.
5. DIRECT the Department of Conservation and Development to file a CEQA Notice of Exemption with the County Clerk.
FISCAL IMPACT:
None. The applicant has paid the necessary application deposit and is obligated to pay supplemental fees to recover any additional costs associated with the application process.
BACKGROUND:
The application is seeking approval of a rezone of the subject 4.77-acre parcel from the R-7 Single-Family Residential District to the General Commercial (C) District consistent with the Contra Costa County General Plan land use designation of Commercial and Office (CO) and with the existing use on the parcel. No new development or use is proposed at this time and the existing permitted commercial business on the subject lot will remain.
SITE DESCRIPTION
The 4.77-acre parcel located at 4677 Pacheco Boulevard (APN: 159-240-007) is a single legal lot located in a developed area of unincorporated Martinez. The parcel has an irregular shape that abuts Pacheco Boulevard to the southwest, the BNSF Railway to the northwest, and Interstate 680 to the east. The parcel has several flat terraces including its western portion that has been developed with a commercial business, Brightview Landscape Services, Inc., which is a commercial landscaping business that utilizes the site for general office work and outdoor storage of work vehicles, equipment and materials related to landscaping and tree care services. The business is in operation Monday through Friday from 8am to 5pm with an onsite staff of approximately 4-6 employees. There is an access right-of-way through the center of the parcel that provides access from Pacheco Boulevard to three otherwise landlocked parcels to the east (APNs 159-240-008, -009, and -010).
The project is surrounded by a variety of land uses including but not limited to residential, commercial and light industrial uses. Properties adjacent to the site to the south and to the southeast are residential in nature with existing single-family and multi-family residences. Industrial and commercial businesses are located to the north of the site. Beyond the immediate vicinity, the surrounding unincorporated Martinez area consists of other land uses including churches, public schools, retail businesses and dedicated open spaces.
Surrounding zoning districts include R-6 and R-7 single-family residential districts, the D-1, M-12 and M-29 multi-family residential districts, a P-1 planned unit district, an A-2 general agricultural district, and two L-1 light industrial districts. The subject parcel is currently within the R-7 Single-Family Residential District. However, the parcel has a General Plan land use designation of Commercial and Office (CO), as adopted by the Board of Supervisors on November 5, 2024. The current business on the parcel, Brightview Landscape Services, Inc., is consistent with the General Plan land use designation. The proposed rezone would result in making the parcel’s zoning consistent with its underlying General Plan land use designation and the actual, current use of the parcel.
COUNTY PLANNING COMMISSION
The County Planning Commission considered the project at a noticed public hearing on April 8, 2026. Following a presentation from staff, an introduction from the applicant, and considering public comments, the Commission voted 4-0 to recommend that the Board approve the rezone project as recommended by staff.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Rezone CDRZ25-03279 is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), the Common Sense Exemption, whereby CEQA applies only to activities that have the potential for causing a significant adverse environmental effect. Where it can be seen with certainty that the activity could not have a significant effect on the environment, the activity is not subject to CEQA. The proposed rezone of the subject parcel from the R-7 Single-Family Residential District to the C General Commercial District does not authorize any new development and the existing use of the parcel is expected to remain. The proposed rezone is administrative in nature, intended to make the parcel’s zoning consistent with its underlying General Plan land use designation and the actual, current use of the parcel. There is no substantial evidence that the project involves unusual circumstances, including future activities, resulting in, or which might reasonably result in, significant impacts which threaten the environment.
STAFF ANALYSIS AND DISCUSSION
A. General Plan Consistency: The proposed rezone is consistent with the General Plan as discussed below.
Land Use Element: The subject parcel is located within the CO Commercial and Office General Plan land use designation. The purpose of the CO designation is to allow for a full range of commercial and office uses, and personal and business services. This General Plan land use designation is not consistent with the current R-7 Single-Family Residential District; however, it is consistent with the proposed C General Commercial District. Presently there is a commercial business on the parcel, Brightview Landscape Services, Inc., that offers professional tree care and landscaping services which is an allowed use in the CO land use designation. There is no proposed development with the project that would otherwise be outside of the scope of allowed uses in the CO land use designation.
Stronger Communities Element: The Stronger Communities Element has policy guidance including specific policy measures that highlight the priorities of the broad Contra Costa County community. These priorities include Environmental Justice, Healthy Homes, Arts and Culture, Economic Vitality and Empowerment, Community Engagement, and Stronger Communities Element Performance Measures. Certain specific communities within the unincorporated County have unique needs that are addressed in the Community Profiles section. The subject parcel is located in the Vine Hill and Mountain View Community Profile. The majority of the Vine Hill and Mountain View community is planned to continue the existing residential, industrial, conservation and commercial uses within the area. Specifically, Policy 3 of the Community Profile is to encourage economic investment, especially commercial and mixed-use development, along Pacheco Boulevard. The subject parcel is located on Pacheco Boulevard and the proposed rezoning from the R-7 District to the C District is consistent with this policy. Thus the proposed project is consistent with the General Plan.
B. Zoning Compliance: As previously discussed, the subject parcel is currently within the R-7 Single-Family Residential District with a Commercial and Office (CO) General Plan land use designation, and the existing commercial business is consistent with the CO land use designation but not consistent with the R-7 zoning. The existing use is allowed in the General Commercial (C) zoning district and complies with the development standards of the General Commercial zoning district. The existing office building meets the applicable yard setback distances and maximum height for buildings in the district. The existing landscaping business with its outdoor storage area is a permitted use per Section 84-54.402 of County Ordinance code. While this use is inconsistent with the R-7 District regulations, a rezone to the General Commercial district would bring the development into compliance with the County Ordinance Code. Any new development in the General Commercial (C) zoning district would require the submittal and approval of a development plan application; however, no development is proposed with this rezone.
CHILDREN’S IMPACT STATEMENT
None. This project is a rezoning of a property with no additional development.
CONCLUSION AND STAFF RECOMMENDATION
The existing landscaping business and outdoor storage yard does not conform to the existing R-7 Single-Family Residential District but is consistent with the Commercial and Office (CO) general plan designation in which it is located. Rezoning to the General Commercial (C) zoning district is consistent with the existing use and Commercial and Office (CO) general plan designation. No development is proposed with the project that would otherwise be inconsistent with the General Plan and Zoning Code. Thus, the rezone would not adversely affect the surrounding properties in the vicinity. Staff and the County Planning Commission recommend approval of Rezone CDRZ25-03279 by the Board of Supervisors, based on the attached findings and subject to the attached conditions of approval.
CONSEQUENCE OF NEGATIVE ACTION:
If the Board were to deny the project, the subject lot would not be rezoned from the Single-Family Residential R-7 Zoning District to the General Commercial C Zoning District, and the parcel’s zoning would remain inconsistent with its underlying General Plan land use designation.