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Conduct a noticed public hearing to consider adoption of an ordinance for Zone Text Amendment ZT-26-05 amending Chapter 28 of the Solano County Code to create the Pleasants Valley Agritourism Overlay for unincorporated lands zoned Exclusive Agriculture “A-20” and “A-40” in the Pleasants Valley area; Consider an Addendum to the 2008 General Plan Environmental Impact Report and determine that no subsequent or supplemental environmental review is required pursuant to the California Environmental Quality Act Guidelines sections 15162 and 15164
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Published Notice Required? Yes __X__ No _ _
Public Hearing Required? Yes __X__ No _ _
RECOMMENDATION
The Department of Resource Management recommends that the Board of Supervisors:
1. Read the proposed ordinance by title only and waive further reading by majority vote; and
2. Conduct a noticed public hearing to consider Zone Text Amendment No. ZT-26-05; and
3. Consider an Addendum to the 2008 General Plan Environmental Impact Report and determine that no subsequent or supplemental environmental review is required pursuant to CEQA Guidelines sections 15162 and 15164; and
4. Adopt the proposed ordinance for Zone Text Amendment No. ZT-26-05 amending Chapter 28 of the Solano County Code to create 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 proposed amendments to Chapter 28 of the Solano County Code (Zoning Regulations) would create the Pleasants Valley Agritourism Overlay (PVA Overlay). The PVA Overlay is intended to support the long-term viability of local agricultural operations by allowing lower impact agritourism uses that are ancillary to agricultural production to be operated on the same property as the primary agricultural production. The proposed ordinance provides a framework for compatible visitor-related activities that enhance the economic viability of local agriculture while maintaining rural character, resource conservation, and public health and safety. The PVA Overlay also implements the General Plan, which recognizes that the Pleasants, Vaca, and Lagoon Valleys support tourist services ancillary to agricultural production.
As identified on page AG-24 of the 2008 Solano County General Plan, the approximately 4,300-acre Pleasants, Vaca, and Lagoon Valleys region is recognized as the County’s most diverse agricultural region. The PVA Overlay would apply to unincorporated lands zoned Exclusive Agriculture (A-20 and A-40) within the designated overlay boundaries, generally extending along Pleasants Valley Road from its intersection with Cherry Glen Road in the south to Quail Canyon Road in the north, as depicted on the proposed overlay map.
FISCAL IMPACT
Implementation of the proposed overlay may result in additional permit processing, inspections, and compliance activities, which would be administered through existing departmental processes and applicable fee schedules. The costs associated with preparing this agenda item are nominal and included in the Department’s FY2026/27 Working Budget.
DISCUSSION
Background and 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 with the community in 2021.
Stakeholders identified the general need for agricultural tourism opportunities to support ongoing diverse farming operations within the region, including reduced regulatory barriers and permitting costs. Another identified request was “lower impact agritourism”, which would not include traditional commercial and service uses such as hotels and restaurants as 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 PVA Overlay. On February 18, 2026, a virtual workshop was held where staff presented a framework for the PVA Overlay including lower impact agritourism land uses, development standards, and permitting thresholds. The December and February meetings had 40 and 30 attendees respectively.
Proposed PVA Overlay
The PVA Overlay introduces seven lower-impact agritourism uses: Agricultural Promotion Events, Direct-to-Consumer Products, Farm Education and Tours, Farm-to-Table, Guided Horse Tours, Petting Farm, and Pleasants Valley Processing. These uses are additive to those currently allowed in the underlying A-20 and A-40 zoning districts and do not modify the underlying zoning or eliminate existing permitted uses. The proposed ordinance allows overnight stays in conjunction with certain agritourism activities, subject to a Minor Use Permit. While these provisions establish zoning authorization, they do not exempt operators from other applicable County and State requirements, including transient occupancy tax, business licensing, short-term rental regulations (where applicable), building and fire codes, Environmental Health requirements, and other necessary permits and approvals. The new agritourism uses are subject to a tiered permitting framework intended to reduce permitting costs and processing times for smaller, less intensive operations while allowing increased vehicle limits and greater duration and frequency of activities through higher permit levels.
Changes Following Planning Commission
Following the June 18, 2026 Planning Commission hearing, staff considered comments received regarding visitor limits, permitting requirements, overnight stays, inclusion of Rural Residential properties and business license requirements. In response, staff revised the ordinance to remove maximum visitor limits while retaining limits on visitor vehicles and on the frequency and duration of agritourism activities. Staff evaluated these revisions and determined that they would not result in new significant environmental effects or substantially increase the severity of previously identified effects. The revised ordinance retains the tiered permitting framework, with increased vehicle and operational allowances available through higher permit levels. Staff also made minor revisions to the applicable County Code provisions to clarify agricultural exemptions from business license requirements within the overlay area, specify that overnight accommodations must be offered in conjunction with other permitted overlay uses, and correct minor citation and typographical errors. Other comments, including requests to include Rural Residential properties and establish an allowed-by-right permitting tier, did not result in changes to the proposed overlay.
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.
As identified on page AG-24 of the 2008 Solano County General Plan, the approximately 4,300-acre Pleasants, Vaca, and Lagoon Valleys region is recognized as one of the County’s most diverse agricultural regions. 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 section 15164, the Addendum reviews the proposed 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.
Staff evaluated the revisions made following the Planning Commission hearing and determined that the changes do not result in new significant environmental effects or substantially increase the severity of previously identified effects and therefore do not require subsequent environmental review pursuant to CEQA Guidelines section 15162.
Agency Review
Planning Commission: The proposed zone text amendments were brought to the Planning Commission on June 18, 2026. After receiving a presentation on the proposed changes, taking public comments, and discussion, the Planning Commission recommended approval of the ordinance. At the hearing several comments and questions were raised regarding the overlay. Attachment B includes a summary of public comments and staff responses.
Solano County Airport Land Use Commission (ALUC): On July 9, 2026, the ALUC adopted Resolution No. 26-012 which determined that the Project is consistent with the provisions of the Travis Air Force Base Compatibility Plan.
Public Noticing Requirement
In accordance with Solano County Zoning Regulations and State law, notice of a public hearing was published at least 15 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.
ALTERNATIVES
1) Adopt the Planning Commission-recommended ordinance. This alternative is not recommended because staff revised the ordinance following the Planning Commission hearing in response to public comments and to provide additional flexibility while retaining limits on visitor vehicles and the frequency and duration of agritourism activities.
2) The Board may choose not to adopt the proposed amendments to Chapter 28 at this time or may choose to approve the ordinance with revisions. These alternatives are not recommended because the proposed amendments are intended to implement the General Plan and Board of Supervisors’ Priorities of supporting agriculture and providing opportunities for economic development. Additionally, the proposed ordinance represents the product of considerable community outreach and input.
OTHER AGENCY INVOLVEMENT:
The Solano County Airport Land Use Commission reviewed the proposed project and adopted Resolution No. 26-012 on July 9, 2026, determining that the project is consistent with the Travis Air Force Base Compatibility Plan.
CAO RECOMMENDATION:
APPROVE DEPARTMENTAL RECOMMENDATION