title
Conduct a public hearing and make a recommendation to the Board of Supervisors on a proposed Ordinance, Zone Text Amendment No. ZT-26-05, amending Solano County Code Chapter 28 (Zoning Regulations) creating the Pleasants Valley Agritourism (PVA) Overlay for unincorporated lands zoned Exclusive Agriculture “A-20” and “A-40” in the Pleasants Valley area. The purpose of the PVA Overlay is to support the long-term viability of local agricultural operations by allowing lower impact agritourism uses that are ancillary to concurrent agricultural production on the same property. An Addendum to the Solano County 2008 General Plan Environmental Impact Report, State Clearinghouse Number 2007122069 (Certified EIR), has been prepared for the Pleasants Valley Agritourism Overlay project pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164 and finds that any potential environmental impacts associated with the proposed PVA Overlay are within the scope of those addressed in the Certified EIR
body
Published Notice Required? Yes __X__ No _ _
Public Hearing Required? Yes __X__ No _ _
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends the Planning Commission:
1. Conduct a noticed public hearing to consider Zone Text Amendment No. ZT-26-05; and
2. Adopt a resolution recommending that the Board of Supervisors adopt the proposed ordinance Zone Text Amendment No. ZT-26-05 amending Chapter 28 of the Solano County Code creating the Pleasants Valley Agritourism Overlay for unincorporated lands zoned Exclusive Agriculture “A-20” and “A-40” in the Pleasants Valley area (Attachment A)
SUMMARY:
The matter before the Planning Commission involves proposed amendments to the Solano County Zoning Regulations to create the Pleasants Valley Agritourism Overlay. The purpose of the overlay is to support the long-term viability of local agricultural operations by allowing lower impact agritourism uses that are ancillary to concurrent agricultural production on the same property.
The proposed ordinance provides a framework for compatible visitor activities that enhance public appreciation of local agriculture without compromising rural character, resource conservation, or public health and safety. Further, the PVA Overlay helps implement the General Plan, which notes Pleasants, Vaca, and Lagoon Valleys support tourist services that are ancillary to agricultural production.
The overlay area generally coincides with the 4,300-acre Pleasants, Vaca, and Lagoon Valleys Agricultural Region identified on Figure AG-4 of the 2008 Solano County General Plan. The overlay applies to unincorporated lands zoned Exclusive Agriculture “A-20” and “A-40” situated along Pleasants Valley Road from its intersection with Cherry Glen Road in the south to Quail Canyon Road in the north.
BACKGROUND & PUBLIC OUTREACH:
In August 2025, Department of Resource Management staff began preliminary stakeholder outreach, meeting with representatives of the Pleasants Valley Agricultural Association (PVAA) to discuss the establishment of a zoning overlay to allow for certain agritourism land uses and activities that are ancillary to, supportive of, and compatible with agricultural production within the region. This included a series of small group meetings and individual discussions with farm operators. This outreach built upon prior “visioning” efforts from 2021.
Stakeholders identified the general need for agricultural tourism opportunities to support on-going diverse farming operations within the region, including reduced regulatory barriers and permitting costs. Also identified is the concept of “low impact ag tourism”, which would not include traditional commercial and service uses such as hotels and restaurants. The desire to retain the “rural character” of the Valley is a priority.
Preliminary outreach continued over the following months with the PVAA and various interested farmers, ranchers, and residents in the area. On December 10, 2025, staff conducted the first of two community-wide workshops seeking contribution and development of the overlay. On February 18, 2026 a virtual workshop was held where staff presented a framework for the overlay including lower-impact agritourism land uses, development standards, and permitting thresholds. The December and February meetings had 40 and 30 attendees respectively.
GENERAL PLAN CONSISTENCY:
The Agriculture chapter of the General Plan identifies ten distinct agricultural regions in the county, each characterized as a separate farming system according to commodities grown, soil conditions, cultivation practices, and water conditions. The Pleasants, Vaca, and Lagoon Valleys together comprise one of these unique regions.
The 4,300-acre Pleasants, Vaca, and Lagoon Valleys region is the most diverse agricultural region in the county. The University of California Agricultural Issues Center study describes the produce of this area as “Small-Scale Commodity and Niche Agriculture.” The high-quality soils found in this area support everything from horse and livestock operations to wine grapes and organic produce. The parcels are smaller than those in other regions, and they do not support large-scale operations. The area experiences urbanization pressures as the City of Vacaville continues to grow. An increased use of conservation easements and increased marketing of local produce are important to this region.
The PVA Overlay is intended to directly implement the General Plan goals and policies applicable to this region and specifically support the unique agricultural uses in this valley and encourage the development of complementary agritourism, processing, and commercial uses as detailed in General Plan policy AG.P-29.
ENVIRONMENTAL REVIEW:
An Addendum to the Solano County 2008 General Plan Environmental Impact Report, State Clearinghouse Number 2007122069 (Certified EIR), was prepared for this project. The 2008 General Plan Certified EIR is a program EIR that was prepared in accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15168.
In accordance with State CEQA Guidelines 15164, the Addendum reviews the proposed Pleasants Valley Agritourism (PVA) Overlay (proposed project) and finds that any potential environmental impacts associated with the proposed project are within the scope of those addressed in the Certified EIR.
OTHER AGENCY INVOLVEMENT:
County Counsel assisted in development of the zoning text amendment.
PUBLIC HEARING NOTICE:
In accordance with Solano County Zoning Regulations and State law, notice of the public hearing was published at least 20 days before the scheduled hearing in the Fairfield Daily Republic (Attachment C). In addition, all persons requesting notice of the public hearing were mailed notices of the hearing.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt a resolution recommending that the Board of Supervisors adopt the proposed ordinance (ZT-26-05) amending Chapter 28 (Zoning Regulations) of the Solano County Code to create and implement the Pleasants Valley Agritourism Overlay.
ATTACHMENTS:
A - Resolution with Ordinance
B - Addendum
C - Public Notice