Planning commission recommends annexation of McMurtry Creek Estates despite unavoidable traffic impact

The Vacaville Planning Commission on Aug. 19 recommended the City Council approve the McMurtry Creek Estates subdivision, a proposal to annex 15.73 acres north of Preserve Lane and McMurtry Lane to create 20 single-family lots.

City staff presented the proposal and the project’s environmental review before commissioners. Albert Enalts, Community Development Department staff, told the commission the project includes a general plan amendment, annexation, pre-zoning to RE-12 (12,000-square-foot minimum lots), a tentative subdivision map and a planned development overlay to address hillside and geotechnical issues. Enalts said the city prepared an environmental impact report (EIR) and found the project’s added vehicle miles traveled (VMT) represents a significant and unavoidable impact under the California Environmental Quality Act (CEQA); staff recommended the commission forward the project with a statement of overriding considerations that the benefits outweigh that impact.

The EIR and staff report also say city utilities and road extensions can serve the 20 lots, that construction access will be primarily via McMurtry Lane, and that portions of the development’s fire lanes, setback landscaping and stormwater basins would be maintained by a homeowners association. Enalts told the commission a separate annexation application will still be required to Solano LAFCO and that a tax‑sharing agreement and an update to the city’s municipal service review (MSR) must be negotiated; no timeline for those steps was specified.

Applicant representatives discussed access, phasing and water pressure. Matt Ellis of Philippi Engineering, representing the applicant, said, “There are no major improvements planned. That will be the primary ingress/egress for construction,” and confirmed McMurtry Lane will remain the construction and primary access route while additional emergency egress will connect to Whitestone Court. Ellis also noted the lots are intended as custom, high-end homes and could be built over multiple years or more rapidly depending on buyer demand.

Public commenters raised concerns about traffic, neighborhood character, the need for “executive” housing versus affordable housing, and cumulative precedent for annexations. Resident Britney Myers, who lives on Preserve Lane, questioned whether executive-style lots are the best fit and asked for supporting data on local housing need. Tom Filippi, a local engineer and long-time Vacaville developer, spoke in favor of the project and announced his retirement; he also said he had been working on concept plans in the area for decades.

Commissioners asked about emergency access to Lots 5 and 6, phasing, the homeowners association’s maintenance responsibilities, and two lots limited to single‑story construction because of elevation and water-pressure constraints. City staff explained a recently constructed water tower serves the higher zone and that homes above a prescribed elevation would be limited to a single story to maintain adequate domestic water pressure.

After discussion, Commissioner Beaumont moved and Commissioner Banta seconded a motion to recommend the City Council approve the McMurtry Creek Estates project. The roll-call vote was unanimous: Commissioner Banta — yes; Commissioner Vermont — yes; Commissioner Dingman — yes; Vice Chair Wilkerson — yes; Commissioner Beaumont — yes; Chair Lightfoot — yes. The commission’s recommendation includes the environmental findings and a statement of overriding considerations for the project’s VMT impact. The commission also requested that staff and the applicant continue coordination with Solano LAFCO, the fire department and utilities staff before the council hearing.

The project will proceed to the Vacaville City Council for final action; annexation and project construction remain subject to LAFCO approval, a tax‑sharing agreement and the city’s MSR update.