CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No 7.A STAFF REPORT October 17, 2017 Staff Contact: Barton Brierley

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1 CITY OF VACAVILLE PLANNING MMISSION Agenda Item No 7.A STAFF PORT October 17, 2017 Staff Contact: Barton Brierley TITLE: VACAVILLE GENERAL PLAN AMENDMENT LATED TO THE FA AT ALAMO CEK URBAN SERVE AND VACAVILLE LAND USE AND DEVELOPMENT DE AMENDMENT ON URBAN SERVE QUEST: (1) ADD AN URBAN SERVE APTER TO THE VACAVILLE MUNICIPAL DE; AND (2) AMEND VACAVILLE GENERAL PLAN POLICIES TO ALLOW NSIDERATION OF A FUTU GENERAL PLAN AMENDMENT FOR THE FA AT ALAMO CEK FUTU SPECIFIC PLAN PROPERTY THAT IS LOCATED PARTIALLY WITHIN THE URBAN SERVE AA MMENDED ACTIONS: MMEND THAT THE CITY UNCIL ADOPT THE MUNICIPAL DE AMENDMENT AND GENERAL PLAN AMENDMENT APPLICATION INFOATION APPLICATIONS AND FILE NO. APPLICANT Land Use and Development Code Amendment; General Plan Policy Amendment, (File No ) Initiated by Vacaville City Council PROJECT SUMMARY The proposal would amend the Vacaville Land Use and Development Code and the Vacaville General Plan text related to the urban reserve. Specifically, the proposal would: (1) Add an Urban Reserve chapter to the Vacaville Land Use and Development Code. The chapter would detail the steps needed to assign urban land use designations to properties designated Urban Reserve in the Vacaville General Plan. It also would outline expected interim uses of Urban Reserve lands; and (2) Change Vacaville General Plan policies to allow consideration of a future General Plan amendment for the Farm at Alamo Creek future specific plan property that is partially designated Urban Reserve. The Farm at Alamo Creek property is located east of Leisure Town Road, north of Elmira Road, and south of Hawkins Road. It is located within the Vacaville Urban Growth Boundary. The proposal would not change the actual land use designations for the site, nor would it approve or authorize any development or other land use change on the property.

2 BACKGROUND: When the City was considering the General Plan, the Planning Commission and City Council expressed concerns that earlier draft plans provided for more land development than they were comfortable accommodating at that time. Instead of designating all the land in the new growth areas for urban development, the City designated some of those lands as Urban Reserve, particularly in the East of Leisure Town Growth Area. See Attachments 1 and 2. The plan still designated adequate land to accommodate forecasted development for the next 20 years. The intention in creating the Urban Reserve was to allow the possibility that these areas might be considered for development at some future time when additional land was needed, and to allow some basic planning to occur in the meantime, such as sizing utility lines. The Council wanted to prevent land owners from circumventing this policy by asking too early or too frequently to have their urban reserve land converted to urban land designations. The Council adopted a General Plan policy that established that the City would consider converting urban reserve lands no more often than every 5 years: Policy LU-P19.5 Evaluate General Plan amendment requests to convert lands designated as Urban Reserve to other land use designations no more often than every 5 years. Applications to amend the General Plan to convert Urban Reserve lands must be consistent with the City s Municipal Service Review and Comprehensive Annexation Plan. Land Use and Development Code Amendment The adopted General Plan directed the City to adopt an Urban Reserve ordinance that would establish the process and criteria that the City would use to consider requests to convert urban reserve lands during each 5-year review: Action LU-A19.1 Amend the Land Use and Development Code to establish an Urban Reserve ordinance. The ordinance shall include criteria necessary to support a General Plan amendment permitting the conversion of the land designated as Urban Reserve to another land use designation. The criteria shall allow consideration of amendments needed to retain a 20-year supply of developable land within the Urban Growth Boundary or to replenish the supply of developable land reduced since General Plan adoption. These findings shall support the General Plan Vision Statement The attached urban reserve ordinance is intended to fulfill this General Plan action. The proposed ordinance would first have the City conduct a study as part of the 5-year review to determine the amount of urban reserve land that could be converted. Next, the proposal would have the City evaluate which urban reserve lands would best meet the identified need. Finally, the proposal would allow the standard General Plan amendment process to begin for those needed urban reserve lands that would best meet the identified need. The proposed ordinance would not require that the City redesignate any urban reserve land if it chooses not to. General Plan Amendment Vacaville S2 Investors, LLC, owns approximately 180 acres of property just north of Elmira Road and East of Leisure Town Road that is inside the urban growth boundary. In the General Plan their property was divided so that the western 120 acres was assigned urban land use

3 designations and the eastern 60 acres was designated Urban Reserve. See Attachment 3. The property owner would like to obtain land use entitlements for a proposed development known as The Farm at Alamo Creek on the entire 180 acres. Because the General Plan policies do not allow converting urban reserve lands except during the 5-year review period, the current policies would require the property owner to wait until the next review to request land use entitlements for the eastern 60 acres. The property owners requested that the Council change this policy to allow them to go forward with their requested plan amendment sooner than that to allow planning for their entire property to go forward concurrently. They indicated they were willing to not begin construction on the eastern portion until after the 5-year period. See Attachment 4. At the May 5, 2017 City Council meeting, the Council discussed that dividing the land designations of the Vacaville S2 Investors property may have been unintentional. The Council initiated a General Plan text amendment that would provide a narrow exception to allow consideration of the requested Urban Reserve conversion on this specific property before the five-year evaluation. This proposal would amend the General Plan policies to allow this consideration. PVIOUS ACTIONS August 11, 2015 The Vacaville City Council adopted the General Plan. The adopted plan designated the western portion approximately 120 acres of the Farm at Alamo Creek for urban uses and the eastern approximately 60 acres as urban reserve. October 18, 2016 The Planning Commission held a hearing on the Urban Reserve ordinance. The Commission continued the hearing to a date uncertain, pending resolution of the Farm at Alamo Creek issue. May 9, 2017 The Vacaville City Council initiated an amendment to the Vacaville General Plan text which, if adopted, would amend the Urban Reserve policies and related text and policies to allow a narrow exception so the Council could evaluate a request to convert the Urban Reserve portion of the Farm at Alamo Creek property to urban land use designations prior to the next fiveyear urban reserve review. ENVIRONMENTAL VIEW This amendment is within the scope of the certified General Plan Update and Energy and Conservation Action Strategy Environmental Impact Report (S ), and that document adequately considers the project pursuant to the provisions of CEQA. The proposal by itself does not authorize any land development or other physical change, nor does it change the land use designation of any property. No new significant effects would occur and no new mitigation measures would be required as a result of this amendment. No new environmental document is required. MMENDATION Recommend that the City Council adopt the proposed Land Use and Development Code Amendment as shown in Exhibit A and the proposed General Plan Amendment as shown in Exhibit B based on the findings shown in Exhibit C.

4 ATTAMENTS: Exhibit A: Exhibit B: Exhibit C: Proposed Land Use and Development Code Amendment on Urban Reserve Proposed General Plan Amendment related to the Farm at Alamo Creek Urban Reserve Findings 1. Urban Reserve Map 2. Vacaville General Plan Excerpts on Urban Reserve 3. The Farm at Alamo Creek Map 4. Letter from Vacaville S2 Investors

5 Vacaville Land Use and Development Code Amendment on Urban Reserve Draft Summary: Urban reserves are lands reserved for future urban use, that do not have assigned a general plan land use designation for a specific type of use, that require comprehensive planning prior to urbanization, and that are intended to be retained in their current use, agricultural use, or similar minimal use until urbanized. The proposed amendment would implement Vacaville General Plan policies to: Establish the process and criteria for considering assigning urban land use designations to some Urban Reserve lands during a review to occur a minimum of every five years. This would include criteria for considering the amount of lands that could be converted at that time and a process for selecting which Urban Reserve lands would be eligible to undergo the General Plan amendment process. Establish City policies for interim use of Urban Reserve lands prior to be assigned urban land use designations. Note: Added text is shown in double underline. Deleted text is shown in strikeout. Section 1. Amendment of Section , Definitions, of the Vacaville Municipal Code. The following term shall be added in alphabetical order to Section , entitled Definitions, of the Vacaville Municipal Code. Urban Reserve means lands that are reserved for future urban use, that do not have assigned a general plan land use designation for a specific type of use, that require comprehensive planning prior to urbanization, and that are intended to be retained in their current use, agricultural use, or similar minimal use until urbanized. Section 2. Addition of Chapter , Urban Reserve, to the Vacaville Municipal Code. The following shall be added as Chapter , to be entitled Urban Reserve, of the Vacaville Municipal Code. 1 Urban Reserve Ordinance Draft

6 Chapter Urban Reserve Sections: Purpose Process for Converting Urban Reserve Lands Development Inventory and Land Need Forecast Evaluation and Selection of Lands for Potential Conversion General Plan Amendment Process for Assigning Urban Land Use Designations to Urban Reserve Lands Exception for Major Employment Uses or Public Facilities Interim Use of Urban Reserve Lands Designating Lands as Urban Reserve Purpose. The Vacaville General Plan designates certain areas that are not expected to develop by the General Plan horizon year as Urban Reserve. Urban Reserves are lands that are reserved for future urban use, that do not have an assigned General Plan Land Use designation for a specific type of use, that require comprehensive planning prior to urbanization, and that are intended to be retained in their current use, agricultural use, or similar minimal use until urbanized. These lands will require a General Plan amendment, annexation, and other various City planning approvals in order to permit urban development. General Plan policies provide that the City will consider General Plan amendment requests to convert lands designated as Urban Reserve to other land use designations no more often than every five years. The purposes of this chapter are: A. To provide a process and criteria for the City to evaluate conversions of lands designated Urban Reserve to land use designations that permit urban development during each scheduled review. B. To establish the City s policies regarding the use of Urban Reserve lands prior to being assigned other land use designations. C. To ensure an adequate, long-term supply of developable residential and non-residential land without outpacing the community s ability to plan and prepare for such development. This chapter applies to all lands designated Urban Reserve in the Vacaville General Plan, except as noted in General Plan Policy LU-P Process for Converting Urban Reserve Lands. The City shall use the evaluation process described in this chapter to consider converting Urban Reserve lands to other land use designations. This process is done in conjunction with the five year update of the Municipal Service Review as part of the Comprehensive Growth Management Plan. The evaluation shall be completed within no less than five years after completion of the previous evaluation or General Plan update. The process has three steps: 2 Urban Reserve Ordinance Draft

7 A. First, the City prepares a Development Inventory and Land Need Forecast as described in Section to determine the amount and type of Urban Reserve land that could be eligible for conversion to urban land use designations. B. Second, the City evaluates alternatives of which Urban Reserve lands would best meet the needs identified in the Development Inventory and Land Need Forecast and selects for which Urban Reserve lands, if any, it wishes to initiate the General Plan amendment process. This process is described in Section C. Third, the City Council considers General Plan map and text amendments to assign urban land use designations to the selected Urban Reserve lands. This step is described in Section Development Inventory and Land Need Forecast. The first step in evaluating whether to assign urban land use designations to Urban Reserve lands is for the City to prepare a Development Inventory and Land Need Forecast ( Inventory ). The Inventory is completed in conjunction with the five-year update of the City s Municipal Service Review and Comprehensive Annexation Plan. The Director prepares the Inventory, which is subject to Planning Commission review and City Council acceptance. The Inventory shall include the following: A. An inventory of the amount of land that has been developed within the city since the previous Inventory or General Plan update. B. A current inventory of the amount of developable lands available within the city and within the sphere of influence by land use. C. A forecast of the amounts of developable land by land use type that may be needed to accommodate expected development within the city over the ten and twenty year periods following the Inventory. D. A comparison of the Inventory and the forecast, and a determination of the amount of land needed by land use type to retain a twenty year supply of developable land within the city and sphere of influence or to replenish the supply of developable land within the city and sphere of influence reduced since General Plan adoption Evaluation and Selection of Lands for Potential Conversion. The second step in determining whether to assign urban land use designations to Urban Reserve lands is for the City Council to evaluate and select properties, if any, that it wishes to consider for assignment of urban land use designations. The Council shall consider any requests from owners of urban reserve lands and the recommendation from the Planning Commission. The Council shall consider the following factors: A. The information from the Development Inventory and Land Needs Forecast. The amount of land converted shall not exceed: 1. The amount of land of each land use type that has been developed citywide since adoption of the General Plan; or 3 Urban Reserve Ordinance Draft

8 2. The amount of each type of land that is needed to maintain a twenty year supply of that type of land within the city and sphere of influence. 3. The Council may, however, convert additional land as necessary to convert entire parcels, to provide appropriately sized sites for the planned use, or to otherwise accommodate sound land use planning (for example, to accommodate infrastructure extensions or the creation of logical boundaries). The total amount of additional land so converted shall not exceed ten percent of the greater of either subsection 1. or 2. above. B. Which lands best meet the future needs of the City as identified in the Inventory. C. Which lands are projected to have either existing or near-term proposed transportation, water, wastewater, and stormwater utilities available within the ten year period following the Inventory. D. Which lands are most likely to meet the LAF annexation criteria soonest General Plan Amendment Process for Assigning Urban Land Use Designations to Urban Reserve Lands. A. After the City Council has selected the Urban Reserve lands eligible for conversion to urban land designations and initiated the General Plan Amendment process for these lands, the City Council may; 1. Direct that staff proceed with preparing a specific proposal for amending the General Plan for new land use designations for the properties; or 2. Authorize individual property owners or groups of owners to apply for such a General Plan amendment. B. The General Plan amendment shall be processed as specified by Chapter of this code. C. The City Council is not obligated to approve any General Plan amendment proposal to convert Urban Reserve lands. D. If the City Council chooses not to approve a General Plan amendment proposal to convert certain Urban Reserve lands, it may choose to initiate the General Plan amendment process for a like amount of other Urban Reserve lands following the process identified in Section of this code Exception for Major Employment Uses or Public Facilities. The City Council may, at its own discretion and upon its own motion, initiate a conversion of Urban Reserve lands to accommodate or a major employment use that creates a minimum of 100 permanent jobs or a public facility. A. Such conversion is not subject to the requirements of this chapter and may occur at any time. Such conversion shall not include conversion to a residential land use designation. B. Such requests shall be subject to all required General Plan amendment, rezoning, annexation, and other land use approvals. 4 Urban Reserve Ordinance Draft

9 Interim Use of Urban Reserve Lands. Urban Reserve lands are intended to be retained in their current use, agricultural use, or similar minimal use until urbanized. The City will oppose proposals to up-zone or otherwise approve development not previously allowed prior to adoption of the General Plan on Urban Reserve lands during this interim period per General Plan Land Use Policies Designating Lands as Urban Reserve. Designation of new lands as Urban Reserve may occur as part of a new General Plan or a comprehensive update to the plan. Until such time, no new lands shall be designated Urban Reserve. 5 Urban Reserve Ordinance Draft

10 Vacaville General Plan Amendment related to the Farm at Alamo Creek Urban Reserve Draft Summary: The proposed amendment would change Vacaville General Plan policies to allow consideration of a future General Plan amendment for the Farm at Alamo Creek future specific plan property that is located partially within the urban reserve area. Note: Added text is shown in double underline. Deleted text is shown in strikeout. Section 1: Amendment of Vacaville General Plan Policy LU-P17.1 Vacaville General Plan Policy LU-P17.1 is hereby amended to read in full as follows: Policy LU-P17.1 Limit residential development within the East of Leisure Town Road Growth Area to 2,1752,455 dwelling units with the following general assumptions: Brighton Landing Specific Plan Area: 780 dwelling units Properties South of Brighton Landing and North of Fry Road Roberts Ranch Specific Plan Area (See Figure LU-2): 785 dwelling units Properties North of Elmira Road: 610 dwelling units The Farm at Alamo Creek Specific Plan Area (North of Elmira Road and South of the Hawkins Road prior to realignment, See Figure LU-2): 768 dwelling units (after realignment of Hawkins Road, approximately 20 dwelling units would be located north of Hawkins Road within the Farm at Alamo Creek Specific Plan Area) Properties north of the Hawkins Road (prior to realignment): 122 dwelling units Require a General Plan Amendment for residential development in excess of this amount. Policy LU-P17.4 Approximately 80 percent of the 610 units permitted for the properties located within the East of Leisure Town Road Growth Area, north of Elmira Road, shall be distributed between Elmira Road and Hawkins Road, west of the future north-south collector street; the remaining 20 percent shall be located north of Hawkins Road, west of the future north-south collector street. Section 2: Amendment of Vacaville General Plan Policy LU-P17.4 Vacaville General Plan Policy LU-P17.4 is hereby amended to read in full as follows: Policy LU-P17.4 The Farm at Alamo Creek Specific Plan Area is located north of Elmira Road and south of Hawkins Road (prior to realignment, See Figure LU-2). The eastern approximately 60 acres of this future specific plan area is under the same ownership as most of the western portion, and was inadvertently split by an Urban Reserve designation in the 2015 General Plan. A general plan amendment and specific plan may be considered for this area without

11 being subject to the Urban Reserve conversion processes described in Policy LU-P19.1, Policy LU-P19.4, and Policy LU-P19.5 provided that no subdivision final map is recorded that would create individual residential or urban use lots on the eastern original 60-acre urban reserve portion prior to August 11, Grading activities and the extension of utilities on or through the 60-acre original urban reserve portion may be permitted prior to August 11, 2020 as required to facilitate the development of adjacent lands already designated for urban uses. Section 3: Amendment of Vacaville General Plan Figure LU-2 Vacaville General Plan Figure LU-2 is hereby replaced with the figure shown on the following page.

12 Exhibit C: Findings VMC Findings for Reaffirmation [of an Environmental Review] A. The decision-maker shall make the following findings: 1. That the activity is within the scope of the project covered by the previous EIR, negative declaration, or mitigated negative declaration; Finding: The proposal is consists of two items: (1) an amendment to the Land Use and Development Code text, and (2) an amendment to the Vacaville General Plan policies. These amendments are within the scope of the certified General Plan Update and Energy and Conservation Action Strategy Environmental Impact Report (S ). The adopted General Plan includes an action that directs the City to adopt an urban reserve ordinance (Action LU-A19.1). The code amendment fills this adopted action. That EIR also considered the environmental impacts of development projected to occur within the Vacaville Urban Growth Boundary, including within the areas designated Urban Reserve. The proposal by itself does not authorize any land development or other physical change, nor does it change the land use designation of any property. General Plan policies set a maximum amount of development that may occur in the East of Leisure Town Road area before additional environmental review may be required, and this amendment does not change those maximums. 2. That no new significant effects would occur or no new mitigation measures would be required; Finding: The proposal is an amendment to the Vacaville Land Use and Development Code and General Plan policies. It does not directly permit or approve any development of land. The proposal is in line with the development that was analyzed under the General Plan Update and Energy and Conservation Action Strategy Environmental Impact Report (S ). Because of this no new significant effects would occur or no new mitigation measures would be required 3. That the Statement of Overriding Considerations, if any, adopted with the previous project for which the EIR was prepared has been incorporated into the project approval; Finding: The City adopted a statement of overriding considerations when adopting the Vacaville General Plan. The proposal will amend the Vacaville Land Use and Development Code and General Plan policies. As such, the statement of overriding considerations will continue to apply to the Land Use and Development Code and General Plan as amended. 4. That feasible mitigation measures or alternatives adopted with the previous EIR or mitigated negative declaration have been incorporated into the project approval; and Finding: The City adopted feasible mitigation measures or alternatives with the statement of overriding considerations when adopting the Vacaville General Plan. The proposal will amend the Vacaville Land Use and Development Code and General Plan policies. As such, the mitigation measures or alternatives adopted will continue to apply to the Land Use and Development Code and General Plan as amended. 5. That no new environmental document would be required. Finding: This amendment is within the scope of the certified General Plan Update and Energy and Conservation Action Strategy Environmental Impact Report (S ), and that

13 document adequately considers the project pursuant to the provisions of CEQA. The proposal by itself does not authorize any land development or other physical change, nor does it change the land use designation of any property. No new significant effects would occur and no new mitigation measures would be required as a result of this amendment. An environmental document would not serve to disclose or mitigate any environmental impacts that have not already been disclosed or mitigated. No new environmental document is required. VMC Findings Required for Approval [for a General Plan Amendment]. In order to approve a General Plan amendment, the City Council shall find that: A. The proposed amendment is internally consistent with the goals, objectives, and policies of the General Plan; Finding: The proposal is to amend two policies and one figure within the General Plan. These policies are being amended simultaneously to ensure internal consistency. B. The proposed amendment would not be detrimental to the public health, safety, or welfare of the community; Finding: The proposal is an amendment to the Vacaville General Plan policies. It does not directly permit or approve any development of land. Any land development proposed would have to undergo a separate review for consistency with public health, safety, or welfare. Therefore this amendment would not be detrimental to the public health, safety, or welfare of the community; C. The proposed amendment would maintain the appropriate balance of land uses within the City; Finding: The proposal is an amendment to the Vacaville General Plan policies. It does not directly permit or approve any development of land, nor does it designate any land for any particular use. Therefore the proposal does maintain the appropriate balance of land uses within the City. D. The proposed amendment is consistent with the provisions of Division 1 of Title 7 of the California Government Code pertaining to the amendment, update, or adoption of General Plans; Finding: Division 1 of Title 7 of the California Government Code has a number of provisions for General Plan amendments, some of which apply to only to substantial amendments and others to any amendments. The proposal is to amend two policies and one figure affecting a small, well defined geographic area. As such, the amendment would not be a substantial amendment. Government Code provisions that do apply include: Public Involvement (GC 65351): This amendment will be heard through two public hearings that will be noticed through the newspaper and internet. City staff are available during regular business hours to answer questions and receive input. Tribal Involvement (GC ): The City contacted the Yoche Dehe Wintun Nation about this amendment. Planning Commission and City Council Hearings (GC ): The Vacaville Planning Commission will hold a duly noticed hearing and make a recommendation on the amendment prior to adoption. The City Council also will hold a duly noticed hearing following the required procedures.

14 Limit on Number of Amendments (GC 65358(b)): The proposal would amend the Land Use Element of the General Plan. This amendment would be only the first such amendment during 2017, so it does not exceed the limit of four amendments in one calendar year. These and all other requirements of Division 1 of Title 7 have been met. E. In the case of an amendment affecting the General Plan Diagram, which designates land uses, the proposed use of the subject site is compatible with adjoining land uses. Finding: Not applicable. The proposal does not amend the General Plan Diagram or designate land uses. It only allows a future request to be considered to amend the diagram.

15 ± Attachment 1 RR Areas Designated Urban Reserve IP TP UR Kilkenny Rd TP TP TP P M RR IP BP BP M IP! CS M MH P MHP! MHP M M HA M M Attachment 1 HA Residential Rural Residential (RR) Residential Estate () Residential Golf Course (RG) Residential Low Density () Residential Low Medium Density (M) Residential Medium Density () Residential Medium High Density (H) Residential High Density () UR UR CS M M M CS AG Fry Rd M MU M! HA M UR M M M M M AG IP M MU MU M R M co CS CS CS co AB M Residential Manufactured Home Park (MHP) Commercial Mixed Use (MX) Commercial General () Commercial Neighborhood () Commercial Service (CS) Commercial Highway () Commercial Office () M MHP CS MU! M AB CS M RR UR M AG M M MU MH P M P RR PR MHP M RR! PR BP BP MHP IP M BP! Elmira Rd BP IP IP RR BP M M PR BP BP TP RR M M UR M IP M BP HA P M BP RR Leisure Town Rd UR RR IP RR IP Hawkins Rd M AB RR AB UR Business/Industrial Technology Park (TP) Business Park (BP) Industrial Park (IP) Boundary Planned Sphere of Influence City Limits Streets Other Urban Reserve (UR) Public/Institutional (P) School Public Park () Private Recreation (PR) Public Open Space () Agriculture (AG) Agricultural Buffer (AB) Hillside Agriculture (HA)

16 Attachment 2 Vacaville General Plan Excerpts on Urban Reserve Urban Reserve. This designation is applied to relatively large, contiguous, and undeveloped geographic areas where comprehensive planning must occur prior to urbanization. The purpose of assigning the Urban Reserve designation, rather than specific land use designations in the East of Leisure Town Road Growth Area, is to demonstrate that the City eventually expects urban development in these areas, while also allowing flexibility in planning for these uses in the future. This designation has also been applied to a small area within the Northeast Growth Area where existing uses have developed in the unincorporated county. (Vacaville General Plan LU- 23) With adoption of the Urban Growth Boundary in 2008, two new growth areas were established in areas predominantly used for agriculture: the East of Leisure Town Road Growth Area and the Northeast Growth Area. The East of Leisure Town Road Growth Area is approximately 1,300 acres in size and primarily designated for future residential growth. The Northeast Growth Area is approximately 1,400 acres in size and primarily designated as an economic development area. These growth areas are not anticipated to fully develop within the 2035 horizon year of this General Plan. As such, an Urban Reserve land use designation has been applied to relatively large, contiguous geographic areas within the East of Leisure Town Road Growth Area, and to a small area within the Northeast Growth Area. Lands designated as Urban Reserve are recognized by the City as areas that may be annexed to the City and developed in the future. Areas within the East of Leisure Town Road Growth Area with an Urban Reserve land use designation will require comprehensive planning and the preparation of a Specific Plan prior to development. In conjunction with a Specific Plan, a General Plan amendment will be necessary to establish specific General Plan land use designations for each parcel of land. (Vacaville General Plan LU-45) Policy LU-P19.1 Policy LU-P1.1 Policy LU-P1.2 Require a General Plan amendment to convert lands designated as Urban Reserve to other land use designations. Require all conversions to make the findings identified in an Urban Reserve Ordinance described in Action LU- A19.1, below. Identify all properties designated as Urban Reserve as long-term annexation areas in the City s Municipal Service Review and Comprehensive Annexation Area Plan. Long-term annexation areas are areas that will not be annexed to the City within the 5- to 10-year planning period of the most current Municipal Service Review and Comprehensive Annexation Plan. Evaluate General Plan amendment requests to convert lands designated as Urban Reserve to other land use designations no more often than every 5 years. Applications to amend the General Plan to convert Urban Reserve lands must be consistent with the City s Municipal Service Review and Comprehensive Annexation Plan.

17 Action LU-A1.1 Policy LU-P17.8 Amend the Land Use and Development Code to establish an Urban Reserve ordinance. The ordinance shall include criteria necessary to support a General Plan amendment permitting the conversion of the land designated as Urban Reserve to another land use designation. The criteria shall allow consideration of amendments needed to retain a 20-year supply of developable land within the Urban Growth Boundary or to replenish the supply of developable land reduced since General Plan adoption. These findings shall support the General Plan Vision Statement. The General Plan Update Environmental Impact Report (EIR) assumes the following maximum development projections for the year 2035 for the lands located within the East of Leisure Town Road Growth Area, shown in Figure LU-7: Residential: 2,340 units Commercial: 160,000 square feet (12 acres) When approved development in the East of Leisure Town Road Growth Area reaches the maximum number of residential units or commercial square feet projected in the General Plan EIR, the Community Development Director shall require that environmental review conducted for any subsequent development project address growth impacts that would occur due to development exceeding the General Plan EIR s projections. This does not preclude the City, as lead agency, from determining that an EIR would be required for any development in the East of Leisure Town Road Growth Area to the extent required under the relevant provisions of CEQA (e.g. Section and related guidelines). The City will conduct the appropriate scoping at the time of initial study for any specific plan, all in accordance with these requirements. Note: The General Plan Update EIR assumed more residential units in the East of Leisure Town Road Growth Area would develop by 2035 than the number of units permitted by Policy LU-P17.1.

18 C I T Y O F V A C A V I L L E VACAVILLE GENERAL PLAN LAND USE ELEMENT Goal LU-17 Provide for orderly, well-planned, and balanced growth in the East of Leisure Town Road Growth Area. Policies Policy LU-P17.1 Limit residential development within the East of Leisure Town Road Growth Area to 2,175 dwelling units with the following general assumptions: Brighton Landing Specific Plan Area: 780 dwelling units Properties South of Brighton Landing and North of Fry Road: 785 dwelling units Properties North of Elmira Road: 610 dwelling units Require a General Plan Amendment for residential development in excess of this amount. Policy LU-P17.2 Policy LU-P17.3 Policy LU-P17.4 Policy LU-P17.5 Policy LU-P17.6 The East of Leisure Town Road Growth Area shall include a mixture of housing densities, and attached and detached housing types consistent with the adopted land use diagram. When considering specific plan proposals for development on lands designated Residential High Density in the East of Leisure Town Road Growth Area, ensure that overall development in the East of Leisure Town Road Growth Area is on track to provide at least 13 percent of the total residential units as attached, multi-family units. Approximately 80 percent of the 610 units permitted for the properties located within the East of Leisure Town Road Growth Area, north of Elmira Road, shall be distributed between Elmira Road and Hawkins Road, west of the future north-south collector street; the remaining 20 percent shall be located north of Hawkins Road, west of the future northsouth collector street. Require that specific plans be prepared for development in the East of Leisure Town Road Growth Area to ensure that coordinated plans for land uses, public facilities, and public services are created for such area, and require that these specific plans are consistent with the City s updated infrastructure master plans that account for development in the East of Leisure Town Road Growth Area. Require that specific plans for the East of Leisure Town Road Growth Area include a diagram showing the distribution of land uses and define permitted and conditionally permitted land uses, major public facilities LU-48

19 C I T Y O F V A C A V I L L E VACAVILLE GENERAL PLAN LAND USE ELEMENT (including schools, parks, roads, water, sewer, and drainage facilities), phasing, infrastructure financing mechanisms, interim fire protection measures, and any other elements that may be needed to ensure an orderly development process with minimal adverse impacts to the existing community. The specific plans shall be consistent with the City s master infrastructure plans prepared for the East of Leisure Town Road Growth Area. Policy LU-P17.7 Policy LU-P17.8 Prohibit the location of competing new neighborhood shopping centers at the Hawkins Road and Leisure Town Road intersection. The General Plan Update Environmental Impact Report (EIR) assumes the following maximum development projections for the year 2035 for the lands located within the East of Leisure Town Road Growth Area, shown in Figure LU-7: Residential: 2,340 units Commercial: 160,000 square feet (12 acres) When approved development in the East of Leisure Town Road Growth Area reaches the maximum number of residential units or commercial square feet projected in the General Plan EIR, the Community Development Director shall require that environmental review conducted for any subsequent development project address growth impacts that would occur due to development exceeding the General Plan EIR s projections. This does not preclude the City, as lead agency, from determining that an EIR would be required for any development in the East of Leisure Town Road Growth Area to the extent required under the relevant provisions of CEQA (e.g. Section and related guidelines). The City will conduct the appropriate scoping at the time of initial study for any specific plan, all in accordance with these requirements. Note: The General Plan Update EIR assumed more residential units in the East of Leisure Town Road Growth Area would develop by 2035 than the number of units permitted by Policy LU-P17.1. Policy LU-P17.9 Require residential specific plans within the East of Leisure Town Road Growth Area to contain a component of housing designed to attract business executives and professionals. Policy LU-P17.10 Require Specific Plans within the East of Leisure Town Growth Area to provide a wide variety of lot sizes and housing types. Lots located adjacent to the Agricultural Buffer, north of Elmira Road, shall be 10,000 square feet in size. LU-49

20 C I T Y O F V A C A V I L L E VACAVILLE GENERAL PLAN LAND USE ELEMENT Policy LU-P17.11 Require specific plans within the East of Leisure Town Road Growth Area to incorporate detention basins, agricultural buffer areas, and public open spaces into the physical amenities designed into the neighborhoods. These amenities could include trails, passive open spaces, recreational spaces, or other features designed to create innovative, attractive neighborhood design. Policy LU-P17.12 Development projects within the East of Leisure Town Road Growth Area shall coordinate their respective roads, bike paths, landscape corridors, and design standards to create a unified sense of place and identity. Actions Action LU-A17.1 Reduce the width of the agricultural buffer located north of Elmira Road from 500 feet to 300 feet. A 300 foot-wide agricultural buffer is consistent with the Solano County General Plan policy that identifies the requirement for 300 foot-wide agricultural buffers. Further discussions with the Solano Irrigation District are required as part of this action, and will be addressed in an amendment to the Master Water Agreement. In the event that the City and the Solano County Irrigation District do not agree to such amendment, the buffer shall remain 500 feet in width. Action LU-A17.2 Work with the Solano Irrigation District to expand the Urban Service Area and amend the Master Water Agreement to accommodate urban development in the East of Leisure Town Road Growth Area. As part of the amendment to the Master Water Agreement, consider the width, location, and allowed uses in the agricultural buffer. LU-50

21 Ralph Av Carroll Wy Meridian Rd The Farm at Alamo Creek Future Specific Plan Stonegate Dr Ulatis Dr Leisure Town Rd Katleba Ln Hawkins Rd Edwin Dr Marshall Rd Zephyr Ln Atchison Dr Jennifer Ln Union Wy Fallbrook Av Kingswood Av The Farm at Alamo Creek Future Specific Plan Urban Reserve Elmira Rd Primrose Dr Vinca Wy Urban Growth Boundary South A St 1st St A St B St California Pacific Rd Violet Ln Owl Cir Owl Dr Hawk Dr Robin Dr Chateau Wy Legend ± ,000 Feet 1 inch = 1,500 feet Vacaville S2 Investors Property Farm at Alamo Creek Agricultural_Buffer Urban_Reserve City Limits Urban Growth Boundary

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