CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No.

G1
SUPPLEMENTAL STAFF REPORT September 22, 2014

Staff Contacts:
Fred Buderi
(707) 449-5307
Tyra Hays
(707) 449-5366

TITLE: GENERAL PLAN UPDATE ADOPTION

PURPOSE: THIS REPORT INCLUDES ADDITIONAL INFORMATION

TO HELP THE PLANNING COMMISSION TO PROVIDE
A RECOMMENDATION TO THE CITY COUNCIL
PERTAINING TO THE ADOPTION OF THE GENERAL
PLAN

The purpose of this supplemental report is to provide additional clarification on a few topics
introduced in the staff report prepared for the September 22, 2014 Planning Commission
meeting, and to provide the Planning Commission with additional comments and
correspondence that staff received following publication of the staff report.

Jepson Parkway

The staff report prepared for the September 22nd special meeting of the Planning Commission
discussed the future construction of Jepson Parkway, which will widen existing Leisure Road
from 2-lanes to 4-lanes. The portion of Jepson Parkway constructed within City limits will occur
in two phases. The first phase of the project is planned from the southern City limit to the
intersection of Leisure Town Road and Commerce Way (just north of the intersection with
Elmira Road). Right-of-way acquisition has been accomplished for part of this phase of the
project, including the right-of-way along the Brighton Landing project frontage. The Vanden
Meadows project frontage right-of-way will be provided through the terms of the recently
approved development project. Construction on this roadway segment is anticipated to begin in
2015.

The staff report stated that the second phase of the roadway widening, planned to extend from
Commerce Way north to I-80, is anticipated to commence in 2017. This commencement date
was stated in error. There is no construction date currently associated with phase 2. Jepson
Parkway is a priority transportation project to both the City and the Solano Transportation
Authority, and as such, both agencies are pursuing various funding opportunities to design and
construct the project.

Comment Received from Travis Air Force Base

On Monday, September 15th, staff received an email from Mr. Nathaniel Pyron, the community
planner for Travis Air Force Base (Exhibit A). The email expressed concern over the proposed
East of Leisure Town Road (ELTR) growth area being within close proximity to a C-17 low-level
tactical training area, as shown in the amended Solano County General Plan and in the
attached figure. Staff responded to Mr. Pyron’s concern by informing him that the Notice of
Availability for the General Plan Draft Environmental Impact Report had been sent to Solano
County, Travis Air Force Base, and other military installations as required by State Law in
October 2013, and that the City had not received any comments pertaining to the issue being
raised. As such, this concern was not raised as a potential environmental impact.

The proposed ELTR growth area, as well as the majority of the city, is located within Travis AFB
Compatibility Zone D, which identifies limitations on the heights of structures as the only
compatibility factor within this zone. The aforementioned training area is located east of Lewis
Road, which is approximately 1 mile east of the proposed growth area, and southeast of the
Southern Pacific Railroad tracks.

Staff Report Exhibit A – Comparison of Land Use Alternatives

The staff report created for the September 22nd Planning Commission meeting contained Exhibit
A – Comparison of Land Use Alternatives. After publication of the staff report, staff realized that
few numbers listed under the Horizon Year 2035 Preferred Land Use Alternative were incorrect.
These numbers were listed under the “Other Existing Capacity Areas” for Commercial, Office,
and Industrial square footage. These numbers have since been corrected, and the amended
table has been attached as Exhibit B.

Letter from Shute Mihaly and Weinberger, LLP

Staff received a letter from Shute Mihaly and Weinberger, LLP, the law firm representing the
Solano Orderly Growth Committee, on September 19, 2014 (Exhibit C). The letter supports the
Planning Commission’s intent to recommend a reduced land use alternative for the new growth
areas. The letter includes the law firm’s legal opinion pertaining to the Preferred Land Use
Alternative, a reduced land use alternative, and to the “Option 2” land use alternative propose
by Phillippi Engineering, and their relation to the General Plan Update environmental impact
report (EIR).

Correspondence from Phillippi Engineering

Mr. Phillippi submitted a letter on behalf of his clients on September 17, 2014 (Exhibit D). The
letter notes a concern about the City’s land use projections on several properties throughout the
City. It is his and his clients’ belief that the City has “significantly overrated the potential for
development of parcels throughout the City.” In addition to this letter, Mr. Philippi provided A
Revised Table 1: Creating a Reduced Horizon Year Growth Alternative Example, which was
included in the staff report prepared for the September 22nd Planning Commission meeting.
This table has been attached as Exhibit E.

In addition to the letter, Mr. Phillippi submitted other items and comments for the Planning
Commission’s consideration. These items include a newly proposed land use alternative for the
new growth areas, referred to as “Option 2”; a letter to City and Solano Irrigation District
regarding agricultural land; and two newly proposed General Plan policies. These have been
attached as Exhibits F-H.
ATTACHMENTS

Exhibit A – Email Received from Travis Air Force Base Community Planner and Attachments
Exhibit B – Corrected Table A: Comparison of Land Use Alternatives
Exhibit C – Shute Mihaly and Weinberger, LLP Letter dated September 19, 2014
Exhibit D – Letter from Phillippi Engineering dated September 17, 2014
Exhibit E – Revised Table 1: Creating a Reduced Horizon Year Growth Alternative Example
Exhibit F – Option 2 – Reduce Land Use Alternative for the New Growth Areas
Exhibit G – Newly Proposed General Plan Policies
Exhibit H – Letter to City and SID
 Tyra Hays

From: PYRON, NATHANIEL T GS-11 USAF AMC 60 CES/CENPL [nathaniel.pyron@us.af.mil]

Sent: Monday, September 15, 2014 4:11 PM
To: Tyra Hays; Alex Henthorn; Allan Haddox; Barry Cavanna; Ben & Sandy Fish; Bill Brooks; Bill
Casson; Bill Heartman; Bill Stith; Bob Challburg; Bob Holmes; Bob Vollmer; Brent Tucker;
Brett Johnson; Bruce Brazelton; Bruce Gondry; Cameron Stewart; Carol; Carol Albini; Carol
Landry; Carolyn Higgins; Cathy McPhillips; Coleshia Webb; Curtis Hunt - Council; Dan
Monical; Dave Jackson; Deb Posey; Debbie McGuire; Debby Oestmann; Derrick Lum; Diane
Ardans; Dilenna Harris Offsite Council; Ed Huestis; Eileen Ramalingam; Ellen Fawl; Ernest
Kimme; Eunice Hulse; Everett Wilkerson; Gary Laski; Gary Tatum; Gary Thiara; George
Bagley; Gloria Diaz; Grant Johnson; Hashim Mteuzi; Jack Hamlin; James Woolsey; Jan
Whitley; Jeff & Jeanette Jefcoat; Jeremy Dunmore; Jill Blechschmidt; Jim Gillum; Jim Nolan;
Jim Wirth; Joe Martinez; John Pierson; John Thompson; John Tucker; Judith Everett;
Kathleen Ramos; Kathy Bracisco; Kelly Dunn; Kevin English; Ki Demick; Kim Fu; Kurt
Hilbers; Larry Clement; Laura Peters; Laura Peters; Laurel L. Impett; Leigh Coop; Len
Augustine; Lisa Shipley; Mahmoud Ali Karaouni; Manuel Hernandez; Marian Conning; Mark
Creffield; Martin A. Gaspare; Martin Fitch; Mary Staniewicz; Mary Watkinsl; Matt Walsh;
Michael Fortney; Michael Geller; Mike Aronson; Mike Sproull; Mike Yankovich; Mitch
Mashburn - Offsite - Council; Nancy Kivelsen; Nate Pyron; Niki Howlett; Parri Shelley; Paul
Fuchslin; Paul Lum; Peter Blicher; Peter Karusos; Regina Koehler; Regina Nickerson;
Richard Flores; Ricker Chen; Rob Aragon; Robert Batch Jr; Roberta (robin) Vogel; Ron
Carter; Ron Rowlet (external) - Council; Ronald Denberg; Sam Vaughn; Sara Larios; Scott
Kish; Scott Woolley; Stephen Cole; Steve Hardy - Offisite - Mayor; Steve Huddleston; Steve
Ramos; Ted Kovarik; Tennille DelaTorre; Tessica; Thomas Rhone; Tom Angstadt; Tom
Phillippi; Tony Pini; Tony Simas; Vicki; William Wolley; Ana Karen Zanabria; Angelica
Villagomez; Cecilia Hernandez; Chris Lee; Doug Lenser; Ellie Bush; Gary Houk; Jasmine
Acosta; Jennifer Darcangelo; Judith Franco; Karen Cook; Keith Wayne; Ken Chiang; Nicole
Arances; Oscar Murillo; Paulina Huerta; R. Clark Morrison; Robert Haran; Robert Haran;
Roberto Valdez; Teresa Perrone
Subject: RE: City of Vacaville Planning Commission Staff Report - Special Meeting 9-22-14
Attachments: EXHIBIT 1 Propsed Amendment to Figure 2A with ALZ Training Overlay Zone.pdf

Tyra,

Is the City familiar with the recent Solano County General Plan Amendment?
It seems like this proposed East Growth area will almost be under a C-17 low
level tactical training area.

Seems scary to build in this area with C-17 low level tactical training
that will land on the Travis AFB Assault runway.

Attached is the Solano County Map that was amended within the Solano County
General Plan and an a recent article.

http://www.dailyrepublic.com/news/solanocounty/planning-commission-recommend
s-travis-protection/

Please call me to discuss this if you would like....

Nate Pyron, LEED AP BD+C

Community Planner
nathaniel.pyron@us.af.mil
Office: 707-424-8354
Mobile: 707-774-3917
1

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 -----Original Message-----
From: Tyra Hays [mailto:Tyra.Hays@cityofvacaville.com]
Sent: Monday, September 15, 2014 3:32 PM
To: Alex Henthorn; Allan Haddox; Barry Cavanna; Ben & Sandy Fish; Bill
Brooks; Bill Casson; Bill Heartman; Bill Stith; Bob Challburg; Bob Holmes;
Bob Vollmer; Brent Tucker; Brett Johnson; Bruce Brazelton; Bruce Gondry;
Cameron Stewart; Carol; Carol Albini; Carol Landry; Carolyn Higgins; Cathy
McPhillips; Coleshia Webb; Curtis Hunt - Council; Dan Monical; Dave Jackson;
Deb Posey; Debbie McGuire; Debby Oestmann; Derrick Lum; Diane Ardans;
Dilenna Harris Offsite Council; Ed Huestis; Eileen Ramalingam; Ellen Fawl;
Ernest Kimme; Eunice Hulse; Everett Wilkerson; Gary Laski; Gary Tatum; Gary
Thiara; George Bagley; Gloria Diaz; Grant Johnson; Hashim Mteuzi; Jack
Hamlin; James Woolsey; Jan Whitley; Jeff & Jeanette Jefcoat; Jeremy Dunmore;
Jill Blechschmidt; Jim Gillum; Jim Nolan; Jim Wirth; Joe Martinez; John
Pierson; John Thompson; John Tucker; Judith Everett; Kathleen Ramos; Kathy
Bracisco; Kelly Dunn; Kevin English; Ki Demick; Kim Fu; Kurt Hilbers; Larry
Clement; Laura Peters; Laura Peters; Laurel L. Impett; Leigh Coop; Len
Augustine; Lisa Shipley; Mahmoud Ali Karaouni; Manuel Hernandez; Marian
Conning; Mark Creffield; Martin A. Gaspare; Martin Fitch; Mary Staniewicz;
Mary Watkinsl; Matt Walsh; Michael Fortney; Michael Geller; Mike Aronson;
Mike Sproull; Mike Yankovich; Mitch Mashburn - Offsite - Council; Nancy
Kivelsen; Nate Pyron; PYRON, NATHANIEL T GS-11 USAF AMC 60 CES/CENPL; Niki
Howlett; Parri Shelley; Paul Fuchslin; Paul Lum; Peter Blicher; Peter
Karusos; Regina Koehler; Regina Nickerson; Richard Flores; Ricker Chen; Rob
Aragon; Robert Batch Jr; Roberta (robin) Vogel; Ron Carter; Ron Rowlet
(external) - Council; Ronald Denberg; Sam Vaughn; Sara Larios; Scott Kish;
Scott Woolley; Stephen Cole; Steve Hardy - Offisite - Mayor; Steve
Huddleston; Steve Ramos; Ted Kovarik; Tennille DelaTorre; Tessica; Thomas
Rhone; Tom Angstadt; Tom Phillippi; Tony Pini; Tony Simas; Vicki; William
Wolley; Ana Karen Zanabria; Angelica Villagomez; Cecilia Hernandez; Chris
Lee; Doug Lenser; Ellie Bush; Gary Houk; Jasmine Acosta; Jennifer
Darcangelo; Judith Franco; Karen Cook; Keith Wayne; Ken Chiang; Nicole
Arances; Oscar Murillo; Paulina Huerta; R. Clark Morrison; Robert Haran;
Robert Haran; Roberto Valdez; Teresa Perrone
Subject: City of Vacaville Planning Commission Staff Report - Special
Meeting 9-22-14

Attached is the agenda for the special Planning Commission meeting scheduled
for Monday, September 22, 2014 at 7pm in the City Council Chambers, located
at 650 Merchant Street. The Planning Commission will be continuing their
discussion from the August 19th meeting pertaining to the General Plan
Update.

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 Planning Commission recommends 3 areas for rezoning Daily Republic Page 1 of 6

Thursday, September 18, 2014 FA IR FIE LD -S U ISU N , C AL IFO R N IA 99 CENTS

Planning Commission
recommends 3 areas for
rezoning
By Susan Winlow
From page A8 | February 19, 2014 |

VACAVILLE — Residents who live in the area of the proposed

Vanden Meadows project and in the nearby Southtown
neighborhood voiced concern and asked questions Tuesday
about the area during three Planning Commission public
hearings on rezoning plans.

Search Two of the rezoning issues heard and recommended by

commissioners pertained to the Vanden Meadows project – a
HOME 250-plus-acre project located between Nut Tree and Leisure
SOLANO NEWS Town roads in the southeast corner of the city.
US / WORLD
Planning commissioners recommended that a nearly eight-
OPINION acre parcel be rezoned from a controversial 192-unit
LIVING apartment site with a high-density designation to a low-
density residential area for 32 proposed homes. The second
ENTERTAINMENT
recommendation would change about 11 acres from
SPORTS agriculture to residential low-medium density.
BUSINESS
Both were labeled “pre-zoning” moves because the property
OBITUARIES has not yet been annexed into the city. By law, said city staff
COMICS member Christina Corsello, once a project is annexed, the site
can’t be rezoned for two years. The change is done ahead of
GALLERY
annexation “so we’re not stuck with it for two years,” she said.
CLASSIFIEDS
The third rezoning matter was in the Southtown neighborhood
ADVERTISERS
and looked at changing the designation of about 33 acres from
COMMENTARY residential low-density to residential low-medium density
NEWSFEED with houses ranging from just more than 1,800 square feet to
in excess of 3,000 square feet. The proposed development,
CONTACT US
which will offer elevations with large front porches and the
option of a “California” room, met the approval of a couple of
commissioners.

“This project reminds me of what will be a motivation to not

2,090 383
just drive through Vacaville,” said Commissioner Dawn LaBar.
“Because of its uniqueness . . . different elements . . . this to me
is an incentive to not just drive through . . . but to live in
Vacaville.”

Residents’ concerns ranged from the density of the proposed

Southtown neighborhood of large homes with smaller outdoor
space to environmental issued affecting area wildlife and
wetlands areas.

Vacaville resident Roberto Valdez took the commissioners to

task, calling the city poor land stewards. He wondered about
the general environmental impact of the area’s new housing.

“I’m really disappointed that the city doesn’t get the point,” he
said. “It’s not just the people, it’s the species.”

The Planning Commission’s actions will go before the City

Council in March.

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 Planning Commission recommends 3 areas for rezoning Daily Republic Page 2 of 6

Reach Susan Winlow at 427-6955 or

swinlow@dailyrepublic.net. Follow her on Twitter at
www.twitter.com/swinlowdr.

Susan Winlow

View all my stories Email Me | Follow Me on Twitter

LEAVE A COMMENT

Discussion | 1 comment
The Daily Republic does not necessarily condone the comments here, nor does
it review every post. Read our full policy
Search
The Mister February 19, 2014 - 7:00 am
HOME
Are these going to be those Agenda 21 "stack n pack" houses like
SOLANO NEWS Councilman Curtis Hunt lives in? He said during a Council session
US / WORLD (seen on YouTube) that he can hear his neighbors taking a shower.
Welcome to Agenda 21... pack the people just as tight as possible into
OPINION populations centers near public transport... like a train station. Hold it!
LIVING There is an Agenda 21 train station going in just down Vanden from
these stack n pack homes. (You might remember that the new Agenda
ENTERTAINMENT 21 train station is next to land owned by County Supervisor Spering.)
SPORTS The current residents have every right to be concerned... have you seen
the result of tightly-packed living in Fairfield recently? Not only do you
BUSINESS have murders taking place, but people dump shopping carts all around
OBITUARIES the area. The horror of it all!!

COMICS Reply | Report abusive comment

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 EXHIBIT A

Comparison of Land Use Alternatives

The Preferred Land Use Alternative numbers represent the levels of development evaluated in the General Plan Update Draft EIR (Oct. 25, 2013)
The Focus Growth Alternative numbers represent the level of development identified in the Alternatives Evaluation Workbook (Sept. 8, 2011)

Horizon Year 2035 Full Buildout

Preferred Land Use Focused Growth Preferred Land Use Focused Growth
Alternative Alternative* Alternative Alternative*

Residentinal Units
Total Focus Areas 906 477 2,302 477
Total ELTR Growth Area 2341 1,390 4,682 1,390
Total NE Sector Growth Area 0 270 1,459 270
Pipeline Projects 5,830 5846 5,849 5,846
Other Existing Capacity Areas 599 1261 1,508 1,261
Grand Total 9,676 9,244 15,800 9,244

Commercial Square Footage

Total Focus Areas 286,771 67,785 2,075,572 600,205
Total Growth Areas 156,163 211,600 3,047,457 1,351,000
Pipeline Projects 145,618 145,619 145,618 145,619
Other Existing Capacity Areas 446,354 570,469 3,416,276 3,102,498
Grand Total 1,034,906 995,473 8,684,923 5,199,322

Office Square Footage

Total Focus Areas 812,799 548,773 2,067,728 1,269,169
Total Growth Areas 0 0 - -
Pipeline Projects 0 0 - -
Other Existing Capacity Areas 251,944 536,500 251,944 554,836
Grand Total 1,064,743 1,085,273 2,319,672 1,824,005

Industrial Square Footage

Total Focus Areas 1,437,752 579,597 7,823,793 11,544,980
Total Growth Areas 562,534 1,405,500 11,250,677 1,874,000
Pipeline Projects 53,380 53,380 53,380 53,380
Other Existing Capacity Areas 3,123 4,685 6,247 6,247
Grand Total 2,056,789 2,043,162 19,134,097 13,478,607

*The Focus Growth Alternative numbers reflect decreased development capacity for the Citywide Focus Areas and the New Growth Areas.
SHUTE, MIHALY
U"\VEINBERCERu-p
396 HAYES STREET, SAN FRANCISCO, CA 94102 HEATHER M. MINNER
T: (a1s) ss2-7272 F: (a1s) 552-s816 Atto rney
www.smwlaw,com min ner@smwlaw.com

September 19,2014

Viø E-Moil and U.S. Moil

City of Vacaville
Planning Cornmission
650 Merchant Street
Vacaville, CA 95688
communitydeve I op rn ent@city ofu ac avi II e. c om

Re: General Plan U Adontion Revised Land Use Man: S enfemher

22.2014 l|i4eeting

Dear Commissioners:

We represent the Solano County Orderly Growth Committee in its review

of the proposed City of Vacaville General Plan and Energy Conservation Strategy Project
and the associated environmental impact report ("EIR"). The Committee supports the
Planning Commission's intent, expressed at its August 19,2014 meeting, to recommend
a General Plan with a smaller, more focused growth plan for the City.

As the Commission noted, the Proposed General Plan provides for a large
surplus of developable area-well beyond what is required to accommodate the growth
the EIR claims is anticipated to occur by 2035. The Commission concluded that the best
approach is to approve the General Plan with a land use map that limits the amount of
development to levels the EIR anticipated to occur by 2035. We agree. In fact, unless
the EIR is signihcantly revised, reducing the permitted development to at or below the
2035 projections is the only General Plan that may be approved in compliance with the
California Environmental Quality Act ("CEQA") (Public Resources Code section 21000
et seq.).

I. Approving a General Plan Land Use Map That Permits More Growth Than
the EIR Analyzed Would Violate CEQA.

The Proposed General Plan permits 15,800 new dwelling units, 8.7 million
square feet of new commercial space and millions of square feet of additional office and
City of Vacaville Planning Commission
September 19,2014
Page 2

industrial space. FEIR at 5-5. However, the E,IR does not analyze all of this permitted
development. Id. at 5-l . Instead, for many impacts it analyzesjust a fraction of this
development based on the EIR's predictions that not all of this permitted growth would
occur by 2035. Id. at 5-5. This approach clearly violates CEQA's mandate to study the
whole project and all of its potential impacts to the environment. Bozung v. Local
Agency Formatíon Comm'n (197 5) 13 Cal.3d 263,279, 282.

CEQA requires an EIR to examine "the whole of an action" being

considered by a project approval. CEQA Guidelines $15378(a). Under well-settled case
law, a General Plan's maximum development potential is the whole project action that
must be analyzed-not some smaller, "reasonably foreseeable" level of development as
the EIR claims. FEIR at 5-8; Cíty of Redlands v. County of San Bernardino (2002) 96
Cal.App.4th 398, 409 ("an evaluation of a 'first phase-general plan amendment' must
necessarily include a consideration of the larger project, i.e., the future development
permítted by the amendment").

The EIR's suggestion that a lesser level of development may be analyzed

because additional environmental review may be conducted when specif,rc developments
occur has been rejected by the courts. This is because "the rezoning by itself . . . in fact
representfs] a commitment to expanded use of the property." City of Cormel-by-the-Sea
v. Board of Supervisors of Monterey County (1986) 183 Cal.App.3d 229,244.

If the City wishes to limit the EIR's analysis to a predicted amount of

growth, it must also limit the Project-the General Plan's permitted development-to
that lower level of growth by amending the General Plan's land use map. The FEIR itself
admits that the proposed Project must be no greater than the maximum development
projections for the year 2035. FEIR at 5-9.

General Plan Policies LU-P3.1 and LU-P17.6 attempt to accomplish this by

providing that if the maximum development projections analyzedinthe EIR are met, the
City will require additional environmental review to address "changes to the proposed
Project." However, the Proposed General Plan Project is full build-out, not the maximum
development projections. As discussed above, requiring additional environmental review
is not sufficient. City of Carmel-by-the-Seo, 183 Cal.App.3d at244. The Project itself
must be changed.

General Plan land use designations permit specific types and amounts of
development and nothing in the General Plan suggests that the land use map will expire
in2035. Instead, the Project itself, which is "the future development permitted by the

SHUTE, MIHALY
(r-u¿etNBERGER.p
City of Vacaville Planning Commission
September 19,2014
Page 3

General Plan," must be limited to the amount of growth analyzed in the EIP.. City of
Redlands 96 Cal.App.4th at 409. As the Planning Commission already determined, this
is accomplished by adopting a land use map that only permits the 2035 development
projections.

il. Approving the Proposed General Plan Would Violate CEQA Because the
Focused Growth Alternative is a Feasible, Environmentally Superior
Alternative.

The City has already considered a land use map that permits no more than
the horizon-year development projections. This is the Focused Growth Alternative.
DEIR at 5-l; Planning Commission Staff Report ("Staff Repotr"), September 22,2014, at
a
J.

Moreover, the EIR finds that the Focused Growth Alternative is the
environmentally superior alternative. DEIR at 5-33. By focusing growth into portions of
the growth areas, leaving more land undeveloped and allowing less development overall,
it has fewer environmental impacts than the Proposed General Plan with respect to
aesthetics, agriculture and forestry resources, air quality, biological resources, cultural
resources, noise, population and housing, public services and recreation, transportation
and traffic, and utilities and service systems. 1d

The EIR also finds that the Focused Growth Alternative is "feasible" and
would "generally meet the Project objectives." DEIR at 5-1; FEIR at 5-16. Because the
Proposed General Plan would result in 30 significant and unavoidable impacts, and
because the Focused Growth Alternative is a feasible, environmentally superior
alternative, the City may not approve the Proposed General Plan. DEIR at2-4; Pub. Res.
Code $ 210S 1(aX3); Guidelines $ I 5091(aX3); Flanders Found v. Cíty of Carmel-byahe-
Sea (2012) 202 Cal.App.4th 603,620.

ilI. Staffls Reduced Growth Alternative Could be Acceptable if the Land Use
Map Adopted for East of Leisure Town Permits No More Development than
the Focused Growth Map-And Even That May be Excessive.

As we understand, staff is proposing that the Planning Commission

oonsider a "Reduced Growth Alternative" that would adopt all of the Proposed General
Plan policies but revise the land use map as follows:

. Adopt the Proposed General Plan land use map for the Focus (Inftll) Areas

SHUTE, MIHALY
(r-u¿P,tNBERGERu_p
City of Vacaville Planning Commission
September 19,2014
Page 4

o Adopt the Focused Growth Alternative land use map for the Northeast
Growth Area.

o Adopt a new land use map for the East of Leisure Town Growth Area
pursuant to Planning Commission direction.

Staff Report at 7 . Staff has suggested that the Planning Commission could adopt the
Focused Growth Alternative land use map for the East of Leisure Town Growth Area and
consider designating additional developable land in this area for residential units. Id. at
4,7 .

The Committee does not object to staff s Reduced Growth Alternative

provided, however, that the land use map for the East of Leisure Town Growth Area
permit no more growth than the Focused Growth Alternative, which assumes a maximum
build-out of 1,390 dwelling units. Id, at2.

There is no reason to provide for residential units beyond the Focused

Growth Alternative in the East of Leisure Town Area. In fact, growth in the East of
Leisure Town Area may be limited for the following reasons:

o As Table 2 in the Staff Report demonstrates, the Reduced Growth

Alternative without additional East of Leisure Town units would still
produce a surplus capacity of 2,594 units. There is no need to increase this
surplus by permitting even more development in the East of Leisure Town
Growth Area.

o As the Staff Report notes, by adopting the Proposed General Plan land use
designations for the Focus (Infill) Areas, a greater percentage of growth
will occur within the existing City area. Staff Report at 5. With more infill
housing being provided, there is no need to permit additional housing in the
East of Leisure Town Growth Area.

The EIR's residential unit projections assume a greater number of units and
residents than ABAG projections. DEIR af 4.12-7 . The EIR also assumes
a greater growth rate than ABAG projections. FEIR at 5-5. Accordingly,
even the Focused Growth Alternative may overestimate the number of
anticipated residential units.

SHUTE, MIHALY
(r--utetNBERGERup
City of Vacaville Planning Comrnission
September 19,2014
Page 5

In fact, given that the City's approval of the Brighton Landing Project
already permits 780 dwelling units in the East of Leisure Town Growth Area, and given
that additional housing will be provided in inhll areas under the Reduced Development
Alternative, we would recommend that the Planning Commission adopt a land use map
for East of Leisure Town Road that permits no development beyond the Brighton
Landing Project.

IV. Phillippi's 1lth-Hour "Option 2" Alternative Would Also Violate CEQA.
We have revierved Phillippi Engineering, Inc.'s September 17 ,2ll4letter
and it does not provide any basis to question the City's infill policies or projections.
Further, Phillippi's proposed "Option 2" fot East of Leisure Town Road would violate
CEQA for all of the reasons stated above.

Option 2 would shift growth away from existing infrastructure within City
boundaries to convert prime agricultural lands East of Leisure Town Road. Accordingly,
it will result in greater environmental impacts than the Focused Growth Alternative,
including increased trafhc. In addition, Option 2 would permit 3,357 residential units
East of Leisure Town Road-nearly 2,000 more units than the EIR forecasts for 2035,
even using the Proposed General Plan land use map. This is exactly the type of surplus
planning that the Commission has stated it wishes to avoid. It would also violate CEQA
by permitting growth in the area beyond what was analyzed in the EIR.

We appreciate the Planning Commission's thoughtful and insightful review

of the Proposed General Plan and the alternatives presented in the EIR. For all the above
reasons, we urge the City to adopt a land use map that limits development East of Leisure
Town Road to at least the Focused Growth Alternative levels.

Very truly yours,

SHUTE, MIHALY & WEINBERGER LLP

/1^ .

Heather M. Minner
Laurel L. Impett, AICP, Urban Planner
Tyra Hays, Senior Planner
via e-mail: Tyra.Hays@cityofuacaville.com
626051.2

SHUTE, MIHALY
(î"'WEINBERCERLLp
Job #280600
September 17, 2014

Joe Niccoli, Chair

Vacaville Planning Commission
City of Vacaville
650 Merchant Street
Vacaville, CA 95688

SUBJECT: General Plan Update – Meeting of September 22nd

Dear Joe,

During the period of preparation of the General Plan's land use data we discussed with staff our
concerns with projections related to the ultimate unit yield that might be obtained from several infill
locations. The effect of those projections has been to significantly overstate the potential for
development of parcels throughout the City. And to limit opportunity in new growth areas.

The value of those projections was further limited by the elimination of redevelopment tax
increment financing to subsidize development. And, the failure of units to ultimately occur will
have a significant effect on the ability to finance improvements in both the presently developed
portions of the city as well as in future growth areas.

With the above in mind, we would like to address various issues in Table 1 of the Staff Report.
With respect to the Focus (Infill) Areas, we would note that there are two areas, designated for
build out by the Horizon Year of 2035, are Redevelopment Projects. These projects comprising 530
units include the Opportunity Hill and the Depot Street Areas. As RDA projects they would require
Redevelopment Financing and Assistance in order to be economically feasible, and since the RDA
was eliminated as part of the State of California 2011 Budget Act it would be appropriate to
eliminate these lots or at least significantly reduce them for Horizon Year Projection purposes.
Rather than totally eliminate them we suggest that including 100 units in the Horizon Year
projection is more appropriate and realistic.

In addition to the two RDA projects within the Focus (Infill) Areas, the Gaspare Property is slated
for High Density Development. The property owner is a client of ours and he vehemently disagrees
with designating his property as High Density. There had been discussions that his property would
have a Mixed Use Designation but he did not agree to his property having a required density of 21.4
units per acre. In addition to the density issue, the property is within an area of flooding concern,
and we had been told by Public Works that it was unlikely that development on this property would
be allowed before the construction of the four detention basins in the Pleasants Valley area. In
addition to waiting for the regional detention basins to be constructed, the property will be required
to provide on-site detention because of the local flooding issues and a density of 214 units is
unrealistic. It is suggested that a 2035 Horizon Year buildout of 50 is certainly more realistic.

Lastly, with respect to the Focus (Infill) Areas, the CCC property (next to the Travis Credit Union
property on Allison Drive) is designated for high density development. The property comprising
Thomas A. Phillippi RCE #32067
425 Merchant Street Vacaville, CA 95688
(707) 451-6556
14.43 acres was the subject of a feasibility analysis done by our firm earlier this year. The property
has significant slopes and is bordered on the south by Ulatis Creek. Because 20% of the land is
unusable due to slope and creek setback issues, the net developable acreage is approximately 11.5
acres. Using the City’s desired density of 22 units per acre, the property has a buildout potential of
253 units. Assuming that buildout for this property, as outlined in the DEIR is, 50%, the Horizon
Year the unit count for this property would be 127.

With respect to the Existing Capacity Areas we would note a change that the Planning
Commission should consider: the second CCC Property (behind the Transit facility on Allison
Drive) is designated as Commercial Office with a residential Overlay. It appears misleading to us
to count residential units on a Commercial Office property (albeit with a Residential Overlay) as
inventory within the Horizon Year projections.

With the above comments in mind, we revised Table 1 from the City’s Staff Report for the
September 22nd meeting. Our revisions, with comments shown in red, reflect a significant reduction
in the Horizon Year Projected Residential Units based on a realistic analysis that accounts for 2014
circumstances.

Recognizing that completion of infrastructure improvements is an essential element of any General

Plan, we believe that it is important to include enough residential units east of Leisure Town to
complete key infrastructure components including but not limited to: Leisure Town Road; a public
school; parks/trails and a needed sewer system.

In recognizing the need to balance reduced residential development with the projected infrastructure
needs, we developed the attached Option 2 Plan which is provided as alternative to the Preferred
Land Use Plan. This alternative reduces the residential development East of Leisure Town Road
from 4,682 to 3,357. It designates areas along the freeway that were previously Business Park to
Urban Reserve significantly reducing projected traffic volumes. It also maintains the high
percentage of park land (nearly double that which is required). In addition, it provides for larger
residential lots and an improved transition to agricultural areas to the east.

As outlined in revised Table 1 from the Staff Report, our Option 2 plan provides the needed
residential units to fund the infrastructure improvements yet the number remains under the projected
Horizon Year Buildout projections. Option 2 allows for enough homes to construct the school east
of Leisure Town Road, parks and trails, and Leisure Town Road improvements. Further, the
residential development will fund sewer improvements that will be required for development to
occur along the freeway, which is the area slated to provide jobs and tax revenue.

In summary, as shown in Revised Table 1, Option 2 provides needed development for infrastructure
while the number of units remains under the Benchmark outlined in the DEIR. We look forward to
discussing this further at the Planning Commission meeting.

Regards,
Phillippi Engineering, Inc.

Thomas A. Phillippi, President

 TABLE 1: CREATING A REDUCED HORIZON YEAR GROWTH ALTERNATIVE EXAMPLE
Approved (Pipeline) Units
2010-2014 Permit Issued
Changes to the DEIR Land
Inventory (Table3-3)
Focus (Infill) areas:
Units Notes Revised Units Comments
Corrected number per Horizon Year
5,849 Per GPU DEIR (Table3-3) 5,830 GPU DEIR (Table 3-3)
-645 See Exhibit E -645
Units lost to zone Changes, changes to
-318 approved plans, etc. -318
Totals 100 for RDA projects, 50 for
Per the Preferred land Use Alternative Gaspare Property, and 127 for CCC
by 2035. These units are mostly mixed- property in addition to 14 for other
906 use and multifamily projects. 291 projects listed.

Per the Focused Growth alternative.

This Alternative included 730 units in
East of Leisure Town 1,390 Brighton Landing and 660 elsewhere. 1,390
Per Planning Commission
Additional East of Leisure Town ??? Recommendation
Totals 0 for CCC Commercial Office
property, and 423 for other projects
Existing Capacity Areas: 599 Per GPU DEIR (Table3-3) 423 listed.

Total 7,781 Number of Units by Horizon Year (2035) 6,971 Subtotal with changes listed above

TOTAL AVAILABLE FOR EAST OF LEISURE TOWN ROAD

2035 Forecast per EIR 9,035 9,035
Less total from above -7,781 -6,971
Additional available East of
Leisure Town Road 1,254 2,064
Base (Focused Growth
Alternative) from above 1,390 1,390
TOTAL AVAILABLE FOR EAST
OF LEISURE TOWN ROAD 2,644 3,454
Option Two East of Leisure Town Road unit count 3,357
 800 400 0 800
IF PHYSICAL DISTANCE ACROSS SCALE BAR IS NOT EXACTLY
TWO (2) INCHES, ADJUST SCALE ACCORDINGLY.
 PROPOSED JEPSON RANCH LAND USES
Option 2 (9-5-14)
SOUTH RESIDENTIAL AREA
Proposed
Proposed
Traffic PM
Planning
Parcel Proposed Area Min Max Min Max Planning Peak
Standard Notes
Number Land Use (Ac) Density Density Total Total Standard Hour
(# of New
(PM Peak Trips
Units)
Trips/Ac)
1 RE 49.1 0.5 3 25 147 49 1.00
2 RLD 32.8 3.1 5 102 164 107 3.25
3 RLD 12.0 3.1 5 37 60 39 3.25
4 Park 8.0
5 Ag Buffer 13.2
6 RLD 83.8 3.1 5 260 419 306
7 RLD 63.9 3.1 5 198 320 277
8 Ag Buffer 9.5
9 RLD 19.5 3.1 5 60 98 88
10 School 16.0
11 RLMD 19.6 5.1 8 100 157 114
12 RLMD 9.6 5.1 8 49 77 68 Approved
13 RLMD 34.7 5.1 8 177 278 198 Approved
Private
14 50.0
School
15 RLD 5.0 3.1 5 16 25 18 Approved
16 School 11.0
Neigh.
17 6.0
Park
18 RLMD 62.2 5.1 8 317 498 405 Approved
19 RLD 16.7 3.1 5 52 84 78 Approved
20 Ag Buffer 5.7
21 Ag Buffer 18.9
22a RLD 5.0 3.1 5 16 25 16 3.25
22b RLD 21.9 3.1 5 68 110 71 3.25
22c RE 7.3 0.5 3 4 22 7 1.00
22d RE 16.2 0.5 3 8 49 16 1.00
23 RLMD 10.3 5.1 8 53 82 60 6.00
24 RLD 30.8 3.1 5 95 154 100 3.25
Neigh.
25 7.5
Park
25a RLMD 7.6 5.1 8 39 61 46 6.00
26 RLD 50.6 3.1 5 157 253 164 3.25
27 CN 3.6 37.3 134
28 RLMD 13.6 5.1 8 69 109 82 6.00
29 CN 13.6 37.3 507 6.00
30 CS 10.4 24.6 256
Trails 51.8
Streets 22.7
TOTALS 820.1 1900 3189 2309 897
 NORTH RESIDENTIAL AREA
Proposed
Proposed
Traffic PM
Planning
Parcel Proposed Area Min Max Min Max Planning Peak
Standard Notes
Number Land Use (Ac) Density Density Total Total Standard Hour
(New
(PM Peak Trips
Units)
Trips/Ac)
1 CN 13.6 37.3 507
2 RLMD 14.8 5.1 8 75 118 89 6.00
3 RLD 14.9 3.1 5 46 75 48 3.25
4 RLD 26.4 3.1 5 82 132 86 3.25
5 RLD 9.0 3.1 5 28 45 29 3.25
6 RLD 14.6 3.1 5 45 73 47 3.25
Neigh.
7 7.0
Park
8 RLD 19.6 3.1 5 61 98 64 3.25
9 RLD 19.2 3.1 5 60 96 62 3.25
10 RE 16.9 0.5 3 8 51 17 1.00
11 RLD 11.7 3.1 5 36 59 38 3.25
12 RLD 21.2 3.1 5 66 106 69 3.25
13 RLD 19.0 3.1 5 59 95 62 3.25
14 RLD 11.0 3.1 5 34 55 36 3.25
15 Rural 53.7 0.1 0.4 5 21 11 0.20
16 RLD (AA) 15.0 3.1 5 47 75 75 5.00
17 RMD 8.0 8.1 14 65 112 72 9.00
18 CN 6.6 37.3 246 9.00
19 RE 11.0 0.5 3 6 33 11 1.00
20 RLD (AA) 22.5 3.1 5 70 113 113 5.00
Neigh.
21 6.0
Park
22 RLD (AA) 17.4 3.1 5 54 87 87 5.00
23 Rural 5.8 0.1 0.4 1 2 2 2 Lots
24 Ag Buffer 16.6
25 Ag Buffer 8.0
26 Ag Buffer 8.0
27 RMD 3.4 8.1 14 28 48 31 9.00
Trails 41.0
Streets 9.4
TOTALS 451.3 874 1493 1048 753
Total Residential Units in ELT New Growth Area (Including
3357
Brighton Landing)
Property Units Add. Units Total AC. Units/ac
P/A Property 195 195 115.1 1.7
Roberts Ranch 785 785 212.3 3.7
Brighton Landing 767 767 195.9 3.9
Additional Lots on
Hartford Land Management 562 122 685 171.3 4.0
Commercial property
Additional Lots on
Ramos Property 647 122 770 226.9 3.4
Commercial property
Additional Lots on
Chen Property 390 59 450 120.3 3.2
Commercial property
 ESTATE RESIDENTIAL
Proposed
Proposed
Traffic PM
Planning
Parcel Proposed Min Max Min Max Planning Peak
Acreage Standard Notes
Number Land Use Density Density Total Total Standard Hour
(New
(PM Peak Trips
Units)
Trips/Ac)
1 RLD 17.0 3.1 5 85 85 0 Existing
2 RE 32.6 0.5 3 16 98 32 1 Ac Lots
Man.
3 19.0 147 147 0 Existing
Homes
4 CH 6.2 41 254
5 CH 17.2 41 705
6 Rural 191.6 0.1 0.4 19 77 0 Existing
7 Rural 295.5 0.1 0.4 30 118 0 Existing
TOTALS 579.1 248 330 32 959

SOUTH FREEWAY AREA

Traffic
Proposed PM
Planning
Parcel Proposed Min Max Min Max Planning Peak
Acreage Standard
Number Land Use Density Density Total Total Standard Hour
(PM Peak
(New Units) Trips
Trips/Ac)
1 BP 17.1 15.7 268
2 BP 7.5 15.7 118
3 BP 19.6 15.7 308
4 RE 15.9 0.5 3 8 48 16 1.00
5 RE 2.5 0.5 3 1 8 2 1.00
6 RE 16.4 0.5 3 8 49 16 1.00
7 RE 4.1 0.5 3 2 12 4 1.00
8 Ne. Park 7.4
9 RE 3.0 0.5 3 2 9 3 1.00
10 RE 7.1 0.5 3 4 21 7 1.00
11 RE 3.4 Basin
12 RE 23.9 0.5 3 12 72 24 1.00
13 RE 39.6 0.5 3 20 119 40 1.00
14 RE 30.1 0.5 3 15 90 30 1.00
15 UR 8.3
16 IND 1.7
17 UR 16.1
18 IND 1.7
19 UR 10.0
20 UR 30.7
22 CH 13.6 41 558
23 RHD 13.1 14.1 24 185 314 288 22.00
24 UR 80.6
25 UR 66.5
26 UR 83.0
Trails 12.2
TOTALS 535.1 430 1252
 INTERCHANGE DEVELOPMENT AREA

Proposed
Proposed
Traffic PM
Planning
Parcel Proposed Min Max Min Max Planning Peak
Acreage Standard
Number Land Use Density Density Total Total Standard Hour
(New
(PM Peak Trips
Units)
Trips/Ac)
1 CG 58.0 24.6 1427
3 TP 34.1 15.7 535
4 Park 13.6
5 TP 101.7 15.7 1597
6 Park 18.5
7 TP 42.0 15.7 659
8 UR 39.1 0 0
9 UR 21.0 0 0
10 UR 23.0 0 0
11 CH 2.9 41 119
12 IND 7.4 3.1 23
13 TP 107.2 15.7 1683
14 TP 57.5 15.7 903
15 RHD 24.0 14.1 24 338 576 528 22.00
16 CG 33.5 24.6 824
17 IND 3.2 0 0
18 IND 2.5 0 0
19 GC 36.3 24.6 893
20 GC 1.5 24.6 37
21 IND 4.9 0 0
22 IND 1.1 0 0
23 IND 1.6 0 0
24 TP 6.0 15.7 94
Trails 20.4
TOTALS 661.0 338 576 528 8794
TOTAL
3046.6
AREA

Total Number of residential units along Freeway 990

 PROPOSED JEPSON RANCH LAND USE SUMMARY
Proposed PM
Min Max Planning PM Peak
Min Max Planning Peak
GP Land Use Acreage Res Res Standard Hour
Density Density Standard Trips/
Total Total % Trips
(New) Ac
RLD 342.0 3.1 5 1060 1710 1346 31.0%
South RLMD 157.6 5.1 8 804 1261 891 20.5%
Resi- RMD 0.0 8.1 14 0 0 0 0.0%
dential RE 72.6 0.5 3 36 218 72 1.7%
Area Urban
0.0
Reserve
Subtotal 572.2 2309
Rural 59.5 0.1 0.4 1 3 13 0.3%
North RE 45.3 0.5 3 23 136 115 2.6%
Resi- RLD 204.1 3.1 5 633 1021 729 16.8%
dential RLMD 14.8 5.1 8 75 118 89 2.0%
Area RMD 11.4 8.1 14 92 160 103 2.4%
RHD 0.0 14.1 24 0 0 0 0.0%
Subtotal 335.1 1048
Rural 487.1 0.1 0.4 49 195 0 0.0% Existing
RE 178.6 0.5 1 89 179 174 4.0%
Some
RLD 17.0 3.1 5 53 85 0 0.0%
Other Existing
Resi- RLMD 0.0 5.1 8 0 0 0 0.0%
dential RMD 0.0 8.1 14 0 0 0 0.0%
RHD 37.1 14.1 24 523 890 816 18.8%
Man.
19.0 6 10 147 147 0 0.0% Existing
Homes
Subtotal 738.8 990
Subtotal
1646.1 3585 6122 4347 100.0%
Res.
CG 129.3 24.6 3180.78
CN 37.4 37.3 1395.02
CH 39.9 24.6 981.54
Comm/ CO 24.6 0.00
Tech/ CS 10.4 24.6 255.84
Ind TP 348.5 15.7 5471.45
R&D 15.7 0.00
BP 44.2 15.7 693.94
IND 24.1 3.1 74.71
Subtotal 633.8 12053.28
Schools 77.0
Parks 74.0
Urban
378.3
Reserve
Trails 125.4
Ag Buffer 79.9
Streets 32.1
Subtotal 766.7
TOTALS 3046.6
 OTHER STATISTICS
Single Multi
People/ People/ Popula-
Family Family
SF Unit MF Unit tion
Units Units
Popula-
3459 2.8 816 2.2 11479
tion

Req. Req. Parks

Population Acres/ Park Pro-
1000* Acres posed
Parks 11479 3.5 40.2 74.0

Total
Trails Acres of
Popula- Length
Provided Trails/
tion of Trails
(Ac) 1000
(mi)
Trails 125.4 11479 10.9 25.4

* - Total Required Park Standard is 4.5 acres per 1000 population with
1.0 Acres designated for City Wide Parks.

Summary of Residential
Summary of Land Uses
Uses
Land Land
Acres % Units %
Use Use
Res 1646.1 54.0% Rural 13 0.3%
Comm. 217.0 7.1% RE 361 8.3%
BP,
416.8 13.7% RLD 2075 47.7%
TP,IND
Schools 77.0 2.5% RLMD 980 22.5%
Parks 74.0 2.4% RMD 103 2.4%
Urban
378.3 12.4%
Reserve
Trails 125.4 4.1% RHD 816 18.8%
Ag Buffer 79.9 2.6% Totals 4347 100.0%
Streets 32.1 1.1%
Total 3046.6 100.0%
 Tyra Hays

From: Tyra Hays

Sent: Friday, September 19, 2014 9:25 AM
To: Tyra Hays
Subject: Two General Plan Policies

From: Tom Phillippi [mailto:tphillippi@phillippieng.com]

Sent: Thursday, September 18, 2014 3:46 PM
To: Joe Niccoli (niccoli23@yahoo.com); Brett Johnson (bjohnson@northbay.org); Dawn La Bar (dawn.labar@gmail.com);
Jan Aldrich (janmald4@gmail.com); James Woolsey (jjwoolsey007@sbcglobal.net); wilkinsdpa@aol.com; Shannon
Nadasdy (nadasdy@sbcglobal.net)
Cc: Barton Brierley; Jeremy Craig
Subject: Two General Plan Policies

Members of the Planning Commission,

In addition to the documents I sent each of yesterday related to the General Plan, this email is sent to request
that the following two key Policies to be included in the Updated General Plan.

 Amend Action LU-A17.3: Amend the City Gateways Design Master Plan, and the Land Use &
Development Code, to include freeway frontage in the Northeast Growth Area and to address billboard
development in this area by, among other things, establishing an overlay zone with boundaries
consistent with Figure A for Option 2 that permits billboard uses in the underlying zoning districts.
Existing billboards would be permitted to remain and be repaired and replaced with newer, more
attractive and taller versions, in line with the newer billboards throughout the City. If a policy were
developed for digital billboards, they would also be permitted.

 Add Policy LU-P2.8 Incentivize the development of additional park and recreational areas by providing
a residential density bonus of 10% for development projects that result in park and recreational
funding, dedications, or improvements that exceed by 20% the fees, funds or acreage that would
otherwise be required.

The TKG group owns a significant number of Billboards in, or near, the City of Vacaville. It is very important to
be able to repair, rebuild and enhance Billboards in the future. This issue is so important that TKG, which
owns 42 acres across the street from the Sacramento National Cemetery, is willing to donate that land for a
beautiful park near the entrance to the Cemetery, and at the Gateway into Vacaville, in exchange for an
agreement to be able to repair, rebuild and enhance their existing Billboards. It is also important to note that
TKG would be willing, as part of an agreement, which includes the Policy stated above, to relocate one
billboard sign that they own near Callen Street to the outskirts of Vacaville.

The 2nd policy is intended to reward property owners in the East of Leisure Town area and along the freeway
that dedicate park land in excess of the City requirements. There is a shortage of Park land in Vacaville and
encouraging developers to dedicate more park land in exchange for increased density is a classic “win-win”
situation.

We look forward to addressing this issue with the Commission on Monday night.
1

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 Thank you again for your consideration of this matter.

Tom

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September 23, 2013

Laura Kuhn Cary Keaton

City Manager General Manager
City of Vacaville Solano Irrigation District
650 Merchant Street 810 Vaca Valley Parkway Suite 201
Vacaville, CA 95688 Vacaville, CA 95688

Dear Laura and Cary,

First, on behalf of myself and Bob Holmes, we would like to thank you both for including us in
your important discussions regarding the future of the City of Vacaville and SID. We recognize
that difficult decisions are being made by both entities and we hope that the development
community can, in some small way, assist in the process.

To that end, as a result of our meeting Monday and the follow-up call on Wednesday morning, Bob
and I met with a majority of the land owners in the east of Leisure Town Road area. The group
included land owners in the proposed residential area and along the freeway. We explained to the
group the status of the negotiations between your organizations and discussed the possible scenarios
moving forward with the City’s General Plan Update.

Conceptually, the group is supportive of the idea of creating 1,100 +/- irrigated acres east of Dixon
as mitigation for the loss of irrigated agricultural land east of Leisure Town Road. The group is in
favor of exploring the formation of a Community Facilities District (CFD) or equivalent to fund the
improvements necessary to create the new irrigation facilities. We would note that this preliminary
agreement in concept is based on:

1. The City and SID agreeing to support the Council Preferred Land Use Alternative Dated
December 11, 2013.
2. The Agricultural Buffer being established by both agencies as currently shown on said
Preferred Land Use Alternative.
3. An expansion of the area wherein a project proponent may provide mitigation.
4. An understanding that the solution must recognize the need for the burden to not exceed
homebuyer or end user acceptability.

There are still, obviously, a number of issues that will need to be addressed as we continue through
the process:

 Determining the details regarding formation of the district (timing, costs, etc.).
 Since the developers would be forming a district for development of newly irrigated
agriculture lands, we would anticipate that these funds would be considered as mitigation
for loss of agricultural lands.
 As adopted by the City Council, the Preferred Land Use Alternative for the General Plan
Update anticipates a certain level of development, both east of Leisure Town Road and
along the freeway. If, as a result of changes through the approval process, the level of
Thomas A. Phillippi RCE #32067
425 Merchant Street Vacaville, CA 95688
(707) 451-6556
 development changes significantly (and thereby changing the financial feasibility) the
position of the land owners regarding the City/SID agreement may change.
 It is expected that establishment of the costs for the new irrigated system would be done
through an open and transparent process.

Again, we are grateful to have been included in the process at this critical juncture and we look
forward to expeditiously completing the necessary agreements and eventual Update of the City of
Vacaville General Plan.

Regards,

Phillippi Engineering, Inc.

Thomas A. Phillippi, President