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Conduct a noticed public hearing to consider an appeal filed by Gregory McCoy of a Notice of Violation requiring abatement of glint or glare visible beyond the property line, per Solano County Code section 28.70.10(B)(1)(c), from the use of solar powered light poles on property located at 8402 Quail Canyon Road, APN: 0101-090-270, within the Exclusive Agriculture (A-20) zoning district. (Project Planner: Allan Calder, 707-784-3159).
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Published Notice Required? Yes _X__ No _ _
Public Hearing Required? Yes _X__ No _ _
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends the Planning Commission:
Deny the appeal and affirm the Zoning Administrator’s determination that abatement is required to prevent glint or glare visible beyond the property line in compliance with Solano County Code section 28.70.10(B)(1)(c) resulting from solar powered light poles on the property at 8402 Quail Canyon Road.
SUMMARY:
Gregory McCoy, owner’s representative for 8402 Quail Canyon Road (APN: 0101-090-270) has submitted an appeal of a Notice of Violation dated April 17, 2026, requiring abatement of glint or glare visible beyond the property line from the use of solar powered light poles on the property. Under Solano County Code Section 28.70.10(B)(1)(c), “General Development Standards Applicable to All Uses in Every Zoning District, all uses of land in the unincorporated area of Solano County shall be conducted in a manner and provide adequate controls and operational management to prevent: glint or glare detectable beyond any property line or by overflying aircraft.”
The appeal of the Notice of Violation is being processed pursuant to the procedure outlined in Sections 28.113(E) and (F) of the Solano County Code. The appeal, included as Attachment A, contends that neither glint nor glare is produced by the eight (8) solar light fixtures affixed to each of the existing eight wooden posts. The appeal was submitted within the required 10-day appeal period, and the application fee has been paid. The applicant requested the June 4th Planning Commission hearing date as they were unavailable on May 21, 2026, as originally scheduled.
DISCUSSION:
Setting
The 20.89-acre property is located approximately seven and a half (7.5) miles north of the City of Vacaville and consists of one APN (0101-090-270). The property is developed with a primary dwelling, an illuminated horse-riding arena, and several accessory structures. The site has direct access from Quail Canyon Road.
Notice of Violation and Staff Analysis
The violation at issue is based on a complaint received by Resource Management regarding the light generated by the illuminated riding arena as visible beyond the property line, particularly at night. County staff reviewed best available evidence regarding the riding-arena lighting and determined that the property is in violation of Section 28.70.10(B)(1)(c) because glare is detectable beyond the property line and there are no adequate controls or operational management in place to prevent such glare.
Although the owners’ representative / property owners’ appeal letter also responds to building permit issues raised in the Warning of Violation, the sole issue for the Planning Commissioners to consider is the Performance Standard in Chapter 28, Section 28.70.10 (B) (1) “requiring the prevention of glint and glare detectable beyond any property line or by overflying aircraft.” The appeal has not provided any verifiable evidence that steps have been taken to manage and minimize glare. The appeal letter states that the solar lighting fixture is not electrically connected to any utility statement, has half the light bulbs recommended for optimum use, and does not even fully light the riding arena at which it is directed. It further states that the lights are pointed towards the ground. The appeal letter suggests use of a light meter but does not provide any data and analysis from such a meter to show the non-existence of glare.
The Zoning Administrator found that best available evidence demonstrates that glare is present in the riding arena on 8402 Quail Canyon Road that is detectable beyond the property line and therefore constitutes a nuisance. Staff recommend that the Planning Commission deny the appeal and affirm the Zoning Administrator’s determination that abatement is required to prevent such glare.
Staff believe the landowner at 8402 Quail Canyon Road can efficiently and effectively resolve this matter through adequate controls and operation management to eliminate this public nuisance by:
• Adding hoods to each of the eight lights, blocking the light sources, so that glare to adjacent properties is prevented; and
• Install a timer for the solar lights to ensure they are turned off at a reasonable hour, near twilight, to ensure light glare does not occur throughout the night.
Also, although not part of this appeal process, the Solano County building department requires a building permit for the eight (8) wooden posts with solar light fixtures affixed to them that illuminate the horse-riding arena.
Public Hearing Notice
Consistent with Sections 28.113 and 28.04 of the Solano County Code, a public hearing notice was published in the Daily Republic and Vacaville Reporter at least 15 days prior to the public hearing. In addition, all property owners within ½ mile of the project site received written public notice.
Attachments:
A. Appeal letter
B. Notice of Violation
C. Public notice