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Conduct a noticed public hearing to consider adopting a resolution to approve Minor Subdivision Application MS-24-02 of Realized Dreams to allow a Minor Subdivision of four (4) existing parcels totaling 426± acres, into ten (10) agricultural lots, over 41± acres each located at 8330 Tremont Road within the Exclusive Agriculture 40-acre minimum (A-40) zoning district, APNs 110-190-09, 110-190-10, 111-070-20, 111-070-21; Rescind existing Land Conservation contract Nos 14 and 15; Approve replacement Land Conservation contracts Nos 1391, 1392 and 1393, to be consistent with the boundaries of the newly created parcels; Adopt a Mitigated Negative Declaration prepared pursuant to the California Environmental Quality Act (CEQA)
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Published Notice Required? Yes _X__ No _ _
Public Hearing Required? Yes _X__ No _ _
DEPARTMENTAL RECOMMENDATION:
The Department of Resource Management recommends that the Board of Supervisors:
1. Conduct a noticed public hearing; and
2. Adopt a resolution (Attachment A) approving Minor Subdivision Application No. MS-24-02 of Realized Dreams to subdivide four (4) existing parcels totaling 426± acres, into ten (10) agricultural lots, over 41± acres each, APNs 110-190-09, 110-190-10, 111-070-20, 111-070-21, including actions and findings that:
a. Adopt a Mitigated Negative Declaration, pursuant to the California Environmental Quality Act;
b. Approve Minor Subdivision application MS-24-02 to allow a Minor Subdivision of four (4) existing parcels totaling 426± acres, into ten (10) agricultural lots, over 41± acres each;
c. Rescind Land Conservation contract Nos 14 and 15; and
d. Approve replacement Land Conservation contract Nos 1391, 1392, and 1393
SUMMARY:
The applicants of the proposed Realized Dreams project are requesting approval of Minor Subdivision application MS-24-02 to allow the subdivision of four (4) existing parcels totaling 426± acres, into ten (10) agricultural lots, over 41± acres each. The project also proposes to rescind Williamson Act contracts 14 and 15 and replace those contracts with Contracts 1391, 1392 and 1393. The project will convert more than 342 acres of current cattle pasture to active row crops. The subdivision is part of a proposed family development for five residences, and the ten parcels are proposed to be farmed together.
Typically, minor subdivision applications such as this would be heard by the Zoning Administrator. In this case, the property has an underlying Williamson Act contract (Contract No. 1084), requiring the Board to make findings that the subdivision is consistent with the contract requirements (Government Code Section 66474). The required findings are included in the Resolution (Attachment A) and discussed further below.
As proposed, the subdivision is consistent with the General Plan, Zoning Ordinance, Subdivision Ordinance and the Solano County Uniform Rules and Procedures Governing Agricultural Preserves and Land Conservation Contracts (Uniform Rules).
FINANCIAL IMPACT:
This request has no effect on the General Fund. The applicant has paid the costs associated with this Minor Subdivision application. The costs associated with preparing the agenda item are nominal and absorbed by the Department’s FY2025/26 Working Budget.
DISCUSSION:
Setting
The subject property is situated in a predominantly agricultural setting within the Dixon Ridge agricultural area known for providing agricultural production, agricultural processing facilities, and agricultural services. The area is relatively flat. A raised area with a berm provides a stock pond that provided water for previous cattle ranching activities.
Project Description
The project proposes to subdivide four existing parcels into ten total parcels. The applicant intends to convert more than 342 acres of current cattle pasture to active row crops. The subdivision is part of a proposed family development for five residences, and the ten parcels are proposed to be farmed together. Consistent with the Subdivision Map Act and Solano County Code, Chapter 26 (Subdivisions), Section 26-31(a)(4), (b), this application is being processed as a minor subdivision because each lot created by the subdivision will have a gross area of not less than 40 acres. A tentative map and a parcel map are therefore required.
Because the lots created by the proposed subdivision will alter the lands subject to two Williamson Act contracts (Contract Nos. 14 and 15), the Solano County Uniform Rules and Procedures for Land Conservation Contracts require the landowners and the County mutually agree to rescind the existing contracts and replace them with new contracts consistent with the new legal parcel boundaries. There will not be a change to the amount of acreage under contract.
Owner/Family Living Quarters
There are currently no existing residential uses located on the site. The applicant proposes to develop five owner/farmer residences on the five northerly parcels. There are no plans to build anything on the remaining five parcels at this time. While remaining on separate parcels, the residences will be clustered to maximize the agricultural potential of the site. Agricultural uses will continue to be the primary use on all of the parcels.
Proposed Parcels:
Parcel 1 42.07± acres Parcel 6 46.92± acres
Parcel 2 42.05± acres Parcel 7 46.94± acres
Parcel 3 42.18± acres Parcel 8 41.80± acres
Parcel 4 42.07± acres Parcel 9 41.11± acres
Parcel 5 42.06± acres Parcel 10 41.81± acres
Site Conditions and Infrastructure Requirements
The project includes grading, new driveways, and an encroachment permit for proposed roadway improvements, drainage systems, and realigning an irrigation ditch. The project site is located within a 100-year floodplain so the proposed five residential lots would be developed with elevations to meet requirements. To minimize the number of private roads and driveways, the applicant has proposed to realign an existing drainage ditch. This realignment will provide proper access along the ditch for future maintenance and is being coordinated with Dixon Resource Conservation District and Solano County Public Works. One new well for each residence is proposed for potable use for a total of up to five new wells and each residence will be served by a septic tank with a corresponding leach field.
The applicant proposes a phased soil improvement program to transition the land from cattle to lands suitable for high value row crops. This includes strategies like organic matter incorporation, gypsum applicants, and advanced drainage systems to enhance soil fertility and productivity.
Access
Access to the project site would be provided by two private road access easements, one off Tremont Road to the north and the other off Hyde Road to the East. The private road access easements would be shaped into a cul-de-sac design to provide vehicle access to the proposed private driveways for each residence. In all, the subdivision will dedicate five (5) feet of public right-of-way along Tremont Road, to ensure the ultimate half-width of 35 feet for the Public Right-of-Way and two (2) 60-foot Private Access and Public Utility Easements for the access of all ten (10) parcels.
Williamson Act Contracts
At present, the entire project site is encumbered by two land conservation contracts (Williamson Act Contracts). Specifically, Williamson Act Contracts 14 and 15 encumber the proposed subdivision lands of Realized Dreams, as well as multiple other non-contiguous properties under different ownership. As part of this project, Williamson Act Contracts 14 and 15 will be rescinded and replaced with three new Williamson Act Contracts:
- Contract 1391 will cover those parcels previously under Contract 14 that are not part of the Realized Dreams subdivision application;
- Contract 1392 will cover those parcels previously under Contract 15 that are not part of the Realized Dreams subdivision application;
- Contract 1393 will cover the new parcels of the Realized Dreams subdivision;
The primary intent of the new contracts is to place all the applicants’ lands proposed for subdivision into one contract and align the contracts with legal parcel boundaries. The resulting contracts will neither add nor remove any land from being under contract and will not change the terms of any of the contracts. The new Contracts, numbered 1391, 1392, and 1393, must be recorded concurrently with the parcel map, and at such time Contracts 14 and 15 will be rescinded. For that reason, full execution of the replacement contracts will be a condition of approval of the subdivision, in order to ensure execution by the current property owners of record at the time the parcel map is recorded.
The County’s practice has been for contracts to come to the Board signed by the parties, however at this time signatures will be deferred to sometime prior to final map recordation due to potential property ownership change. The resolution provides that the Chair of the Board will be authorized to sign fully executed contracts.
General Plan and Zoning Consistency
The project site is designated as Agricultural by the 2008 Solano County General Plan. Crop production and agricultural uses support the land use designation. The proposed subdivisions and amendments to the Williamson Act would be consistent with the General Plan. The site is zoned Exclusive Agriculture (A-40), which requires a minimum parcel size of 40 acres. The proposed parcels will meet the minimum parcel size, and agricultural uses will continue on each of the new parcels. The project, as proposed, is consistent with its zoning district.
Public Outreach
The Applicants have done extensive outreach to the neighbors surrounding the proposed project, including distribution of an informational flyer about the project. Significant cooperation with neighbors is ongoing as the applicant works toward execution of the new Williamson Act contracts.
Environmental Analysis
The Department of Resource Management prepared an Initial Study and Mitigated Negative Declaration (IS/MND) which circulated for a 20-day public review period that ended on June 21, 2025 (Attachment D). The IS/MND identified potential impacts and includes proposed mitigation measures to reduce the impacts to a less than significant level.
Comments were received from only two agencies: Department of Toxic Substances Control (DTSC) and Dixon Resource Conservation District (Dixon RCD).
Issues raised include an acknowledgement by DTSC that a number of pesticides may be used by agricultural operations and if present would require further analysis and sampling and must meet approved local area baselines or thresholds. The previous use of the site was for cattle grazing therefore, no pesticides typically used on row crops are expected to be present on the site. Dixon RCD stated that they did not have any concerns with the project or the IS/MND. As documented in the IS/MND, there are no significant impacts that would result from the project after implementation of the identified mitigation measures. None of the comments resulted in a need to recirculate the IS/MND. All impacts can be mitigated to a less than significant level.
Public Hearing Notice
In compliance with §28.04 of the Solano County Code, notice of a public hearing was published at least 10 days before the scheduled hearing in the Daily Republic.
ALTERNATIVES:
The Board of Supervisors could also choose to:
1. Continue this item to another hearing date for further consideration. This is at the Board’s discretion and may be necessary if additional information is required that cannot be obtained during this public hearing; or
2. Deny the request to approve Minor Subdivision application MS-24-02, rescind Land Conservation Contracts Nos 14 and 15, and approve replacement contract Nos 1391, 1392 and 1393. This is not recommended because the mandatory findings have been made for the minor subdivision, the replacement contracts are consistent with the County’s Uniform Rules, and the project is consistent with the applicable General Plan land use designation, zoning district (A-40), and land use regulations as conditioned.
OTHER AGENCY INVOLVEMENT:
None.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION