Title
Public Hearing to consider User Permit application No. U-20-03 by Ceres Enterprises Inc. to develop and operate a truck and automobile fueling/service station, convenience store and two quick-service restaurants, located at the northeast corner of Midway Road and Lewis Road, adjacent to the City of Vacaville, within the Highway Commercial “CH” zoning district. The Planning Commission will also consider adoption of a Mitigated Negative Declaration prepared pursuant to the California Environmental Quality Act (CEQA). APN: 109-180-050.
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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:
1. Conduct a noticed public hearing; and
2. Adopt a resolution (Attachment A) adopting the Mitigated Negative Declaration and approving Use Permit U-20-03 to develop a proposed truck and auto fueling/service station, convenience store and two quick-service restaurants on approximately 10-acres pursuant to the mandatory findings and subject to the conditions of approval.
EXECUTIVE SUMMARY:
The Planning Commission is being asked to consider a Use Permit application to allow construction of a truck and auto fueling/service station, convenience store and two quick-service restaurants.
DISCUSSION:
Setting
The project site is located on the northeast corner of the Highway 80 interchange and Midway Road in unincorporated Solano County, near the city of Vacaville. The site encompasses approximately ten acres.
Project Description
The Project consists of approximately ten-acres, with various buildings and services. This includes a 14,575 square foot convenience store (C-Store) with a 4,320-square foot drive through quick-service restaurant (QSR), a 20-space 4,500 square foot automobile gasoline fueling station, a 10-space truck diesel fueling station, A canopy will be located above each of the fueling areas. A 16,000 sq. ft. truck repair shop, and a 3,000 square foot restaurant with a drive through are also proposed.
Ancillary project components include a truck scale, bio-retention/stormwater basin, septic and leachfield, water well, associated parking for the various uses on-site, and new access roads across the vacant parcel south of the proposed development.
Access
The project site is located next to the Midway Road interchange with I-80. A roundabout is proposed at the western entrance to the site at the intersection of Midway and Lewis Roads.
Trucking services will be separated from the main auto entrance, which is located at the intersection of Midway Road and Lewis Road. Two truck ingress/egress will be located east of the commercial service uses and the auto fueling station. The main building has been sited so that the west side of the building provides access to the auto area and the east side of the building provides access to the truck areas.
Parking
The project will provide ±140 parking spaces (9’x20’) with accessible parking spaces (9’x20’) as appropriate. The auto-oriented uses will include 80 parking spaces, four accessible parking spaces and three recreational vehicle (RV) parking spaces. Approximately 53 parking spaces will be located on the truck facility side of the site.
Design
The architecture of the proposed main building is modern, with clean lines and multiple enhancing elements as shown in Attachment D. There will be significant glass areas accented with stone, wood, metal panels and metal trim. The colors will be predominantly grey with silver and brown, yellow and red accent areas. The building will be further complemented with lattice panels and growing vines. Adequate lighting and security cameras will be installed throughout the site to maintain a clean, safe, and well-run operation.
Landscaping
Substantial landscaping is proposed including trees along the I-80 frontage and project boundaries A row of trees will provide a buffer along the project boundary adjacent to I-80 and will screen the rest of the project site. I-80 is designated as a scenic corridor in the General Plan. Trees include Cedar, Crepe Mrytle, Western Redbud, Coast Live Oak and Chinese Pistache which will provide a mix of color throughout the site.
The project will be required to be consistent with the County’s Water Efficient Landscape Ordinance.
Utilities
Potable water is proposed to be supplied for the project via a ground well, pump and a tank for fire protection. Due to the anticipated volume of visitors and employees on-site, the facility shall obtain potable water service from an active and valid Public Water System that is permitted by the California State Division of Drinking Water. A condition of approval requires that the applicant obtain this permit prior to issuance of any building permit.
Wastewater
The eastern two acres will be utilized as a leach field and septic tank for treatment of sanitary waste. The site is unique for Solano County in the fact that the soils’ characteristics are conducive to an on-site treatment system. In late 2019, Summit Engineering performed extensive testing and found that the soil has good percolation characteristics and will adequately serve the proposed project.
Stormwater
Storm water runoff will be conveyed to a three-acre storm basin, through bio-retention areas designed to remove hydrocarbons and sediment from the water. In addition, the retention area will be designed to minimize peak flows. The retention area will have a pipe outfall which will be sized to ensure that the post development flow leaving the site does not exceed the predevelopment flow that left the site before the project was built.
GENERAL PLAN and ZONING CONSISTENCY:
Surrounding General Plan, Zoning and Land Uses
|
|
General Plan |
Zoning |
Land Use |
|
Property |
Urban Commercial |
Highway Commercial |
Vehicle service stations and restaurants |
|
North |
Highway Commercial/ Agricultural |
A-40 |
Agricultural |
|
South |
Service Commercial |
A-40 |
Industrial |
|
East |
Highway Commercial/Service Commercial |
A-40 |
Sacramento Valley National Cemetery |
|
West |
Agriculture |
A-40 |
Interstate 80 |
General Plan
The subject property is designated Highway Commercial and Urban Commercial by the Solano County General Plan. This designation includes areas adjacent to or in close proximity to selected freeway interchanges to provide necessary retail activities for highway travelers. Typical uses consist of automobile services and repair stations, hotels, motels, restaurants, and refreshment stands. The proposal aligns with the intent of this designation.
Zoning
The property is zoned Highway Commercial “CH”. The CH district is intended for commercial uses to serve the highway traveler. In addition, restaurants, truck stops, vehicle service stations, and retail stores are conditionally allowed land uses within the CH district upon issuance of a use permit. The proposal is consistent with the intent of the CH district.
The subject site is not identified as Prime Farmland, Unique Farmland, or Farmland of Statewide importance. The property is not zoned agriculture and is not under Williamson Act contract. The proposed use is conditionally permitted within the CH zoning district upon issuance of a use permit.
City of Vacaville Municipal Service Area/Northeast Growth Area
This area is within the City of Vacaville’s Municipal Service Area (MSA), according to Solano County General Plan policy LU.P-24, and commercial development that occurs within this area shall be consistent with Vacaville development design standards. The City of Vacaville’s Gateway Master Plan has been adopted by the Vacaville City Council as a guide to coordinate the public and private improvements that will occur along Interstates 80 and 505 so that they ultimately result in a “unique and memorable visual experience”. The proposed Project is consistent with the Gateway Master Plan in that it uses notable colors, textures, and materials. The project includes stone detail accents, trellises on the building to soften the look, and materials that provide architectural features around the entire building. The Master Plan requires that new development abutting the freeways incorporate the highest standards in architectural design and site layout. It requires double-sided architectural treatments for buildings backing up to freeways and precludes blank building faces adjoining the freeway. The project is consistent with the required architectural treatments.
The project proposes major landscape materials consistent with the plant pallet called out in the Gateway Master Plan including groupings of Deodar Cedars, along the boundary with I-80. Other plants to be used are consistent with Table 1 Plants of the Vacaville Gateway Master Plan, which in addition to Deodar Cedar include Chinese Pistache, Valley Oak, Western Red Bud, and Valley Oak.
Development Review Committee
The Project was referred to the Development Review Committee (DRC) for Solano County. Comments were received from the Environmental Health, Public Works, and Building and Safety Divisions. Each division’s requirements have been incorporated as conditions of approval in the attached resolution.
AGENCY REVIEW:
As part of the Department of Resource Management development review process, the application materials have been reviewed by various County Departments/Divisions, as well as Local and Regional Agencies. The following entities may have jurisdiction over the project:
Regional and State Agencies
• Central Valley Regional Water Quality Control Board
• California Department of Transportation (Caltrans)
ENVIRONMENTAL ANALYSIS:
The Department of Resource Management prepared an Initial Study and Mitigated Negative Declaration (IS/MND) which circulated for a 30-day public review from April 29, 2025 to May 30, 2025 (Attachment E). Responses to comments received during the public comment period are included as Attachment F.
The MND identified certain potential impacts with proposed measures or mitigation to reduce the impacts to a less than significant level.
Comments were received from the following agencies and interest groups:
1. Central Valley Regional Water Quality Control Board
2. Yoche Dehe Wintun Nation
3. Caltrans
4. City of Vacaville
Generally, the main comments raised included:
a) Request for tribal consultation
b) Impacts to Vacaville’s Northeast Planning area, and adequacy of utilities
A response to each comment is found in Attachment F. As documented in the MND, there are no significant impacts that would result from the project after implementation of the identified mitigation. No comments resulted in a need to recirculate the MND. All impacts can be mitigated to a less than significant level.
The County conducted Tribal Consultation with the Yoche Dehe on July 11, 2025. Conditions of approval have been included at the request of the tribe including construction sensitivity training and subsurface monitoring during utility construction.
Public Outreach
The applicant has provided outreach to surrounding properties consistent with the County’s Good Neighbor policies. Notification included letters and phone calls. Feedback has been supportive of the Project.
PUBLIC HEARING NOTICE:
In compliance with §28.04 of the Solano County Code, a public hearing notice was published in the Daily Republic.
ATTACHMENTS:
A - Planning Commission Resolution
B - Project Location Map
C - Site Plan
D - Midway Plan Set including elevations
E - Mitigated Negative Declaration and Mitigation Monitoring Report
F - Response to comments on the Mitigated Negative Declaration