Vacaville planners recommend Harvest Ridge subdivision with condition to change driveway design on Burgundy Street
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Summary
The Vacaville Planning Commission voted Jan. 20 to forward a recommendation to City Council for the Harvest Ridge Subdivision — a 9.91‑acre, 134‑lot single‑family project — approving most entitlements while requiring 18‑foot driveways along Burgundy Street and directing staff and the developer to work on interior driveway safety and implementation details.
The Vacaville Planning Commission on Jan. 20 recommended that City Council approve a general plan and zoning map amendment and a tentative subdivision map for the Harvest Ridge project, a 9.91‑acre site at Leisure Town Road and Redstone Parkway intended to create 134 single‑family lots.
Planning staff presented the project as a change from residential high density to residential medium density that would yield a density of 13.52 units per acre and produce 134 lots, with seven parcels reserved for common open space. The application included a general plan map amendment, a zoning map amendment, an airport‑compatibility review and a tentative map.
Staff told the commission it could support most requested deviations but strongly opposed one: a proposal to reduce the front building setback (and the related sight‑distance triangle) from the municipal standard to a five‑foot driveway for 116 lots. "Our summary of this is that staff is deeply concerned that this proposed deviation would result in safety issues," a planning staff member said during the presentation. Staff also flagged intersection spacing, sewer/water lateral setbacks, and commitments on shared open‑space calculations as issues requiring conditions.
The applicant and their consultants said the design is intended to deliver "missing middle" for-sale homes for first‑time buyers and argued the shorter driveways can meet sight‑line requirements if measurement begins at the driver’s eye rather than the vehicle bumper. "We’re gonna try and show you number one that it can work and that it is safe," applicant Rich Alexander told commissioners during the presentation.
Public safety officials urged caution. Sergeant Carly Stone of the Vacaville Police Department warned short driveways would likely lead people to park in driveways and "essentially block[] the sidewalk," forcing pedestrians into the street and increasing calls for enforcement. The fire marshal and city traffic engineer also participated in technical Q&A about emergency access and line‑of‑sight methodology.
Residents offered mixed comments: some said the proposed single‑family homes are preferable to previously proposed apartments and supported moving the project forward, while others urged stronger safeguards, questioned precedent and asked about liability and school capacity. Several speakers said they would prefer the developer to keep working with staff to find alternatives rather than reverting to high‑density apartments.
After extended deliberation commissioners proposed a hybrid recommendation: forward the general plan amendment, zoning change and tentative map to City Council but modify the staff condition on setbacks to require 18‑foot driveways on Burgundy Street while allowing shorter interior driveways subject to further staff‑applicant work and assurances. Commissioner Dingman moved the recommendation and Commissioner Beaumont seconded. The commission voted unanimously to forward that recommendation to council.
The recommendation to council includes conditions of approval, CEQA findings and a requirement that staff and the applicant continue technical discussions on driveway design, parking management and open‑space calculations before the item reaches City Council. The council will have the final decision at a future hearing.
What’s next: The Planning Commission’s recommendation will be included in the staff report to City Council; staff and the applicant will meet to refine the driveway and public‑safety approach before the council hearing.
