Council votes to initiate general plan amendment for Vine Tree Estates lot on ridgeline

The Vacaville City Council voted Sept. 23 to initiate a general plan amendment that would allow construction of a single custom single‑family residence on a knoll within the 28‑lot Vine Tree Estates subdivision off Vine Street.

City staff presented the subdivision request and the specific question before the council: whether to initiate an amendment to general plan ridgeline policies that currently restrict development on certain ridgelines and slopes. Staff said the Vine Tree Estates application proposed 28 custom lots on an 18.9‑acre parcel and that Lot 1 is sited at the top of the knoll. Staff and the applicant provided computer‑generated slope mapping showing areas that exceed a 25% gradient and explained that the current proposed driveway location avoids the steepest slopes.

Tom Filippi of Filippi Engineering presented materials from the applicant and asked the council to initiate the amendment so the project as a whole could proceed through environmental review and formal entitlements. Filippi said recent, more detailed topographic work shows the driveway and proposed pad location can be configured outside slopes considered “25% or steeper” and that the proposed dwelling could be designed to minimize visual and grading impacts.

Residents from the Vine Street, Vintage Court and Markham Avenue areas spoke at length in public comment, raising safety and traffic concerns on Vine Street, arguing the parcel is an identifiable ridgeline, and asking the council to preserve scenic resources and limit development. Several speakers described past accidents, emergency‑access constraints, and neighborhood character concerns. Staff noted some residents’ comments and said those issues would be reviewed as part of the full project evaluation and environmental review if the council initiated the amendment.

Councilmembers debated whether the site is a ridgeline as defined in older city maps and whether the council should allow a site‑specific exception. After discussion, the council voted to initiate the amendment request so staff could study potential policy language changes, evaluate alternatives to reduce visual impacts, and prepare environmental review. The motion carried in a roll‑call vote recorded in the meeting transcript: Councilmembers Stockton, Ritchie, Freeman and Mayor Carley voted yes; Councilmembers Silva, Chapman and Wiley voted no.

Next steps: Initiation allows the applicant to proceed with formal entitlements. Staff will prepare environmental review, analyze policy options and alternatives, and return to the Planning Commission and City Council with a recommendation. If the council ultimately approves an actual general plan amendment and subdivision, it would require separate legislative action and findings.

Votes at a glance: Motion to initiate general plan amendment — approved (roll call): Stockton — yes; Ritchie — yes; Silva — no; Vice Mayor Chapman — no; Freeman — yes; Wiley — no; Mayor Carley — yes.