CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. 7.C STAFF REPORT November 7, 2017 Staff Contact: Barton Brierley

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1 CITY OF VACAVILLE PLANNING MMISSION Agenda Item No. 7.C STAFF PORT November 7, 2017 Staff Contact: Barton Brierley TITLE: QUEST: MMENDED ACTIONS: VACAVILLE GENERAL PLAN AMENDMENT LATED TO THE FA AT ALAMO CEK BAN SERVE 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 BAN SERVE AA MMEND THAT THE CITY UNCIL ADOPT THE GENERAL PLAN AMENDMENT APPLICATION INFOATION APPLICATIONS AND FILE NO. General Plan Policy Amendment, (File No ) APPLICANT Initiated by Vacaville City Council PROJECT SUMMARY The proposal 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 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. BACKGROUND: 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 designations and the eastern 60 acres was designated Urban Reserve. See Attachments 1 and 2. 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 a review to occur once every 5-years, 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 2.

2 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. October 17, 2017 The Planning Commission held a hearing on this proposed General Plan amendment and an associated urban reserve ordinance. The Commission continued consideration of the General Plan amendment to the November 7, 2017 Planning Commission hearing. The Commission also recommended approval of the Urban Reserve ordinance. OTHER AGENCIES This proposal was submitted to the Yocha Dehe Wintun Nation, who responded with a request to consult on the development project. Staff responded agreeing to consult when a development project is proposed. The Airport Land Use Commission reviewed this proposal at their November 9, 2017 meeting at found it to be consistent with the applicable airport land use plans. 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 General Plan Amendment as shown in Exhibit A based on the findings shown in Exhibit B.

3 ATTAMENTS: Exhibit A: Exhibit B: Proposed General Plan Amendment related to the Farm at Alamo Creek Urban Reserve Findings 1. Urban Reserve Map 2. The Farm at Alamo Creek Map 3. Letter from Vacaville S2 Investors

4 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

5 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.

6 Hawkins Rd 26 Elmira Rd Fry Rd Roberts Ranch Specific Plan 26 Farm at Alamo Creek Future Specific Plan

7 Exhibit B: 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 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 ). That EIR 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 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 General Plan policies. As such, the statement of overriding considerations will continue to apply to the 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 General Plan policies. As such, the mitigation measures or alternatives adopted will continue to apply to the 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 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.

8 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. The Nation contacted the City and requested consultation when development occurs, and the City responded that it would consult at that time. 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. 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.

9 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.

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

11 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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