GONSALVES LOCKIE DEVELOPMENT AGREEMENT & POLICY PLAN

Transcription

1 CITY OF VACAVILLE GONSALVES LOCKIE DEVELOPMENT AGREEMENT & POLICY PLAN CITY OF VACAVILLE COMMUNITY DEVELOPMENT DEPARTMENT 650 MERCHANT STREET VACAVILLE, CA (707)

2 GONSALVES-LOCKIE POLICY PLAN Adopted: November 27, 1986 Amendments: June 25, 1996 City Council Ordinance No Chapter was repealed in its entirety on June 25 th, Administrative Changes and Corrections: January, 2018 Per Section (Policy Plans and Specific Plans Reference to Zoning Ordinance) of the Land Use & Development Code, Municipal Code section or chapter references which were repealed in conjunction with adoption of the Land Use & Development Code were replaced with references to new code sections or chapters in the Land Use & Development Code. Gonsalves-Lockie Policy Plan Page ii

3 TABLE OF CONTENTS I. PURPOSE AND INTENT... 1 II. SITE OVERVIEW... 1 A. LOCATION... 1 B. SITE CONSIDERATIONS... 1 III. PROGRAM ENVIRONMENTAL IMPACTS AND MITIGATION SUMMARY... 5 IV. GOALS AND OBJECTIVES... 7 V. PLAN SUMMARY... 8 VI. GONSALVES-LOCKIE POLICY PLAN LAND USE SUMMARY VII. DENSITY ALLOCATION AND HOUSING OPPORTUNITY AREAS VIII. RELATIONSHIP TO THE GENERAL PLAN IX. GENERAL PLAN AMENDMENT GP X. RESIDENTIAL - VERY LOW DENSITY A. STANDARDS B. SITE DEVELOPMENT STANDARDS CONVENTIONAL SUBIDIVISION C. SITE DEVELOPMENT STANDARDS - CLUSTER DEVELOPMENT XI. RESIDENTIAL - LOW DENSITY A. DESCRIPTION B. STANDARDS C. SITE DEVELOPMENT STANDARDS - CONVENTIONAL SUBDIVISION D. SITE DEVELOPMENT STANDARDS - CLUSTER DEVELOPMENT XII. RESIDENTIAL - MEDIUM DENSITY A. DESCRIPTION B. STANDARDS C. SITE DEVELOPMENT STANDARDS - CONVENTIONAL SUBDIVISION D. SITE DEVELOPMENT STANDARDS - PLANNED UNIT DEVELOPMENT XIII. RESIDENTIAL - HIGH DENSITY A. DESCRIPTION B. STANDARDS C. SITE DEVELOPMENT STANDARDS - ALL USES XIV. SPECIAL STUDY AREA A. DESCRIPTION XV. GENERAL PERFORMANCE STANDARDS A. ARCHITECTURAL DESIGN GUIDELINES B. LANDSCAPE GUIDELINES Gonsalves-Lockie Policy Plan Page iii

4 C. PARKING D. ROOF EQUIPMENT E. LIGHTING F. NOISE G. DESIGN CONCEPT IMPLEMENTATION XVI. COMMUNITY FACILITIES A. SCHOOLS, PARKS AND OPEN SPACE B. CIRCULATION C. PUBLIC SERVICES AND FACILITIES - SEWER D. PUBLIC SERVICES AND FACILITIES - WATER E. PUBLIC SERVICES AND FACILITIES - STORM DRAINAGE F. PUBLIC SERVICES AND FACILITIES OTHER XVII. DEVELOPMENT AGREEMENT XVIII. POLICY PLAN IMPLEMENTATION XIX. DEVELOPMENT PLAN APPROVAL A. CLUSTER DEVELOPMENT B. PLANNED UNIT DEVELOPMENTS, CONDOMINIUMS, TOWNHOUSES AND APARTMENTS XX. RELATIONSHIP TO THE MUNICIPAL CODE XXI. DEVELOPMENT PHASING XXII. GENERAL CONDITIONS XXIII. DEFINITIONS Gonsalves-Lockie Policy Plan Page iv

5 TABLE OF FIGURES FIGURE 1 VICINITY MAP... 3 FIGURE 2 SITE FEATURES... 4 FIGURE 3 LAND USE MAP... 9 FIGURE 4 GENERAL PLAN AMENDMENT GP FIGURE 5 ARCHITECTURAL PROTOTYPES FIGURE 6 ARCHITECTURAL PROTOTYPES FIGURE 7 PERIPHERAL BUFFER TREATMENT FIGURE 8 PERIPHERAL BUFFER TREATMENT FIGURE 9 CIRCULATION PLAN FIGURE 10 STREET SECTIONS FIGURE 11 STREET SECTIONS FIGURE 12 POTENTIAL OFFSITE TRAFFIC SOLUTIONS FIGURE 13 DRAINAGE STUDY FIGURE 14 POLICY PLAN IMPLEMENTATION DIAGRAM FIGURE 15 PROPOSED ZONE CHANGE FIGURE 16 PHASING PLAN Gonsalves-Lockie Policy Plan Page v

6 I. PURPOSE AND INTENT The Gonsalves-Lockie Policy Plan implements the policies and regulations of the General Plan. The Policy Plan specifies the type, location and intensity of development and assures provision of adequate public services and utilities. The Policy Plan also establishes development controls to assure that the completed project will be as set forth in the plan at the time of approval. On June 28th, 1983, the City of Vacaville approved General Plan Amendment No. GP-1-83, and certified the Draft Environmental Impact Report, EIR-1-83, relating to the Gonsalves-Lockie Project. This action endorsed the change from agriculture uses to urbanized residential uses to a maximum of 2,325 units. The following text was developed to be consistent with that action and incorporates, where appropriate, mitigation measures called for in the related, certified Environmental Impact Report. II. SITE OVERVIEW A. LOCATION The Planning area consists of approximately acres of undeveloped land located in the southerly portion of the City of Vacaville, immediately south of the existing Country Village subdivision. The actual size of the site, minus the Putah south Canal and Sacramento Northern Railroad rights-of-way is acres. Existing access to the site is via Peabody Road. B. SITE CONSIDERATIONS The following are existing conditions and characteristics of the site which affect the proposed pattern of land uses. 1. Topography The site is relatively level, with elevations ranging from +100 to +130 feet above mean sea level. The land generally slopes downward from west to east, interrupted by a slight diagonal ridge that crosses the property. 2. Soils There are several different soil types on the site. They can generally be described as various combinations of clays and loams. All are characterized by slow runoff, a slight to moderate erosion hazard, and a moderate to high shrink-swell potential. Agricultural capabilities of the soils range from Class II (having some limitations that reduce the choice of plants or require moderate conservation practices) through Class IV (having very severe limitations that reduce the choice of plants, require very careful management, or both). Most of the soils on site are those which are relatively unproductive. 3. Surrounding Land Uses The site is bordered by a residential subdivision to the north and open spaces to the south and east. The California State Medical Facility lies to the west of the project boundary, across Peabody Road. 4. Circulation Peabody Road, which runs along the western boundary of the site, is the only existing adjacent street. The road is shown in the Vacaville General Plan as being a major urban arterial through the City. The General Plan also shows a proposed extension of Nut Tree Road, a designated arterial street, which would run along the eastern boundary of the site. Gonsalves-Lockie Policy Plan Page 1

7 5. Canals The Putah South Canal runs in a north-south direction approximately through the middle of the site. In addition, two smaller Solano Irrigation District canals branch off from the Putah Canal in an easterly direction. 6. Sacramento Northern Railroad Tracks The extreme southwesterly corner of the site is bisected by Sacramento Northern Railroad right of way although the railroad use has been formally abandoned. Gonsalves-Lockie Policy Plan Page 2

8 FIGURE 1 VICINITY MAP Gonsalves-Lockie Policy Plan Page 3

9 FIGURE 2 SITE FEATURES Gonsalves-Lockie Policy Plan Page 4

10 III. PROGRAM ENVIRONMENTAL IMPACTS AND MITIGATION SUMMARY The following is a summary of the significant impacts listed in the Draft Environmental Impact Report prepared by Blayney-Dyett, Urban and Regional Planners, for the City of Vacaville and certified by the City Council on June 28, Included in this summary are applicable mitigation measures being implemented by this text: 1. Land Use and Urban Design The proposed plan is not consistent with the City s current land use policy because it is outside the urban limit line. It also conflicts with the County s proposed policies for a community buffer area between Vacaville and Fairfield. Also, the proposed circulation system - an internal loop collector and new arterial street on the south side - is inefficient and may even encourage residential development to the south, eroding the greenbelt concept even more. Lastly, the professional office uses proposed for the southwestern corner bear no relation to the rest of the site and are inconsistent with General Plan policies calling for such uses to be integrated into commercial centers or the central business district. Mitigation: The General Plan has been amended and County Plan Amendments are pending. The site plan has been revised to reflect these comments (See Section II). 2. Housing Needs The project may not provide its fair share of low and moderate income housing because the developers have not made an explicit commitment to such housing. Mitigation: The Policy Plan calls for a range of housing types which would accommodate low and moderate priced housing. The Policy Plan does commit to providing low and moderate income housing opportunities through the use of the City s Housing Opportunity Areas (See Section II). 3. Transportation The project alone would not generate traffic exceeding the carrying capacity of major intersections on Alamo, if an eastbound through lane and a northbound left turn lane were added to the Peabody/Alamo intersection and no other intersections were improved. However, adding traffic from other approved projects in the South Central and Southeast sectors would cause the Peabody/Alamo level of service, even with these improvements, to drop to E-a severe impact. Mitigation: The Policy Plan calls for improvements to Peabody Road, Nut Tree Road, A: Street, and provides funding for off-site traffic mitigation measures. The project sponsors are committed to participating in their fair share of offsite improvements as part of an area wide solution identified by the City. 4. Air Quality The project would not cause any federal or state air quality standards to be violated. Mitigation: To mitigate regional effects, the Project sponsors will participate in certain transportation system management measures as suggested by the Yolo-Solano Air Pollution Control District. 5. Canal Relocation The open lateral canals carrying water from the Putah South Canal to the agricultural land to the east will have to be relocated and placed underground to accommodate the proposed development. The Solano Irrigation District and the Bureau of Reclamation would have to approve all plans. Mitigation: None required. The project will address undergrounding or relocation as the appropriate time of development. Gonsalves-Lockie Policy Plan Page 5

11 6. Flood Control The site is exposed to flooding. Although a conceptual drainage plan has been proposed, further engineering work is required to ensure that it will be adequate. Mitigation: Detailed flood control plans will be provided at the appropriate time of development. 7. Cultural and Archaeological Resources A field survey revealed no evidence of archaeological sites. However, if remains are found during construction, state law now requires protection if any are judged to be unique archaeological resources. Mitigation: The project is committed to protection of unique archaeological resources, if any evidence of significant finds are discovered during development, a qualified archaeo-paleo consultant will be called in to determine appropriate action. 8. Energy Consumption Projected monthly energy consumption at ultimate development would be 2 million kilowatt hours of electricity and 204,600 therms of gas. Mitigation: None required. 9. Noise The projected increase in traffic would increase exposure to noise levels over 65 dba, extending the distance from Peabody and Nut Tree roads that would be in the noise impact area by 25 to 30 feet. Mitigation: Landscaped setbacks and buffers using a combination of fences, walls and earthern berms will be provided along these corridors where residential units are planned (Section V). 10. Soils and Seismic Hazards Shrink-swell soils on the site should be considered in detailed project design to minimize potential hazards. Geologic investigations of the Kirby Hills Fault, which crosses the site, also should be undertaken, and buildings set back from the fault trace to minimize potential seismic hazards. Mitigation: The project commits to follow the recommendations of a certified structural engineer and to prepare and submit erosion control plans at the appropriate time of development. Further exploration of the Kirby Hills Fault will be undertaken prior to grading. 11. Public Facilities and Services and Fiscal Considerations. The proposed development would generate #13.2 million in City fees. Annual revenues attributable to the project at ultimate development would exceed annual costs of providing public services to the project by $160,000 to #211,000 depending on the allocation of the cost of a new fire station. This assumes that the project would pay a proportional share of the costs of a new fire station. Costs for required traffic improvements at the Peabody/Alamo intersection or at the project entrance could be paid from capital improvement fee revenues paid by the project. Finally, the Travis Unified School District (TUSD) indicates that the project and that two elementary schools and a junior high school should be provided. Mitigation The project sponsors will work with the Travis Unified School District to assure adequate facilities are provided in a timely manner. The project sponsors will participate as appropriate in the formation of a Community Service District if deemed necessary or as stipulated in a development agreement. Gonsalves-Lockie Policy Plan Page 6

12 IV. GOALS AND OBJECTIVES The primary goal of the Gonsalves-Lockie Policy Plan is to provide a guide for development of the lands of Gonsalves-Lockie that will be consistent with and implement the Vacaville General Plan. The objectives of the Policy Plan are: 1. To distribute land uses within the project area in a way that minimizes impact on existing neighborhoods to the north and open space to the south. 2. To provide a variety of housing types that will meet the needs of a broad range of household and income groups. 3. o assure adequate provision of necessary utilities and services within the planning area. 4. To minimize the barrier effect of the Putah Canal and thus create a cohesive neighborhood environment. 5. To provide future residents as well as adjacent residential neighborhoods with adequate parks, open space and recreational amenities. 6. To design a safe and efficient circulation system including a network of bicycle and pedestrian paths. 7. To provide an effective transition to open space uses to the south which are intended to provide a permanent separation between the urban areas of Vacaville and Fairfield. Gonsalves-Lockie Policy Plan Page 7

13 V. PLAN SUMMARY The proposed development will be a planned residential community with a variety of housing types and recreational facilities. Proposed land uses have been determined on the basis of: 1. The environmental and design goals for the new residential community; 2. Compatibility with existing residential developments to the north; and 3. Relationship to the urban perimeter and open countryside to the south. Four residential densities are planned: very low (3.0 dwelling units per acre); low (5.0/acre); medium (14.0/acre); and high (24.0/acre). Medium and high density residential areas are designated for the western central portion of the site, (entry/core), where they take optimum advantage of access to Peabody Road and the proposed east-west arterial. These planning areas also have good accessibility to the proposed loop road system and the major park-school complex. This core of medium and high residential uses and public facilities is surrounded by large areas proposed for low and medium residential densities. Very low density residential is designated along the southern periphery of the site, to create a harmonious relationship with the open countryside and to discourage future pressures for development to the south that might occur if intense uses were located in this area. The proposed densities do not dictate particular housing types; the development standards would permit a variety. Generally, however, the very low and low densities would result in a suburban environment of low intensity and large ratios of open space to homes. The medium density would result in a townhome or patio home environment of relatively low intensity. The small high density areas would create the possibility of townhomes, condominiums or apartments with the potential of meeting the City s affordable criteria for moderate incomes. The Gonsalves- Lockie Policy Plan housing program is established to be consistent with the Housing Element of the General Plan and subsequent development will meet the goals and objectives of this adopted policy. Housing Opportunity Areas may be located within the medium and high density planning areas for the purpose of meeting the objectives of the Housing Element. Gonsalves-Lockie Policy Plan Page 8

14 FIGURE 3 LAND USE MAP Gonsalves-Lockie Policy Plan Page 9

15 VI. GONSALVES-LOCKIE POLICY PLAN LAND USE SUMMARY LAND USE CATEGORY NO. OF ACRES NO. OF UNITS DENSITY (UD/AC) Residential: Very Low Density Low Density Medium Density High Density Subtotal Special Study Area 12.0 Schools: Parks: Elementary 7.0 Junior High 15.0 Elementary (Reserve) 7.0 Neighborhood (2) 8.0 Community 18.0 Open Space 23.4 Circulation: Collector Street 17.5 Arterial Street 12.0 Pedestrian/Bike Trail Inc.* Railroad Right-of-way 4.62 Putah South Canal TOTAL * Included under open space category. Gonsalves-Lockie Policy Plan Page 10

16 A large community park and school complex is designated for the west central portion (entry/core) of the site. It would be accessible both from the internal loop circulation system and from the proposed pedestrian path system which would cross the Putah South Canal and also extend through other parts of the site. A five acre neighborhood park will be located adjacent to an elementary school site in the eastcentral part of the site in order to make efficient use of both those community facilities. An additional neighborhood park is also proposed for the northwestern portion of the site, where it would expand the park site already existing next to Country Village to the north. In addition, there will be extensive open spaces in the proposed townhome and apartment areas. A future special study area is designated for the isolated triangle of land lying between Peabody Road and the Sacramento Northern Railroad. The future of the railroad is uncertain at the present time, and if the right-of-way were to be abandoned, the triangle of land could be integrated into the established development pattern. Any resignation of this area would require a Policy Plan Amendment, however, low density residential or public uses could occur there in the future without significantly exceeding known environmental impacts. The Putah South Canal would remain in its present state, with the exception of two vehicular crossings (i.e., the East-West Arterial Street and Collector Road), one pedestrian/bicycle crossing, landscaping, and additional safety devices. The secondary canals now located on the site would be relocated either above or underground through proposed east-west greenways. Vehicular access to the new residential community will be from Peabody Road, the southerly extension of Nut Tree Road, a proposed collector road ( B Street) running north then easterly to Nut Tree Road, and a new east-west arterial (i.e., A Street) planned through the southern portion of the site. Three access points with a collector connection ( C Street) create an internal loop road, which acts both as a circulation facility and as a buffer between different residential use areas. (See Exhibit C). All points along the exterior arterial streets and the three entry streets will have landscaped setbacks, helping to create an overall visual environment of plants, trees, and low profile homes. Gonsalves-Lockie Policy Plan Page 11

17 VII. DENSITY ALLOCATION AND HOUSING OPPORTUNITY AREAS The Policy Plan Land Use Map (Exhibit C) is broken down into Planning Areas (1-23) for purposes of phasing and subsequent parcelization. These numbered areas may also be used to monitor subsequent development plans and Tentative Tract Maps for appropriate allocation of dwelling units. For the purposes of administering this Policy Plan, the following guidelines have been established: 1. Units may be transferred from one residential area to another residential area (1-16) under the following conditions: a. Units may only be transferred out of Planning Areas 1 and 2; Density in planning areas 1 and 2 may not exceed 2.0 dwelling units per acre. b. Total number of units in the plan may not be exceeded except as allowed for according to bonuses for low and moderate income housing. c. Unit transfers from one planning area to another shall be approved by the Planning Commission. 2. Planning Area boundaries are conceptual and subject to minor adjustment during Development Plan and Tentative Tract Map preparation. Adjustments in Planning Area boundaries which result in a net gain or loss of over 20% of the total acreage shall be approved by the Planning Commission. 3. Planning Areas 11 through 16 may contain Housing Opportunity Areas. In order to encourage the provision of low to moderate income housing, a density bonus may be allowed on a one unit to one unit basis up to a maximum of 15% over and above the total dwelling units stipulated on the Land Use Map and adjoining Statistical Summary (2,325) for a maximum total dwelling allocation of 2,674 units. The Housing Opportunity Area bonus will be requested and allocated at the Development Plan or Tentative Tract Map stage of processing. 4. A minimum of 10% of the residential lots shall be minimum RL-8 lots per the 1980 City of Vacaville General Plan requirements. In addition to planning areas 1 and 2, specific areas shall be designated for such larger lots. Gonsalves-Lockie Policy Plan Page 12

18 VIII. RELATIONSHIP TO THE GENERAL PLAN The Vacaville General Plan contains the nine required elements and incorporates two optional elements - recreation and public services and facilities. The elements combined are intended to serve as the long-term guide for growth and development, and from the basis for decisions on the locations, intensity, and design of public facilities and private land use in Vacaville. The Gonsalves-Lockie Policy Plan is intended to implement the General Plan by articulating the goals, policies and regulations contained in the General Plan and related documents as they specifically apply to the lands of Gonsalves-Lockie. Following are brief statements of the way in which the Policy Plan implements the various elements of the General Plan. 1. Housing A stated goal of the Policy Plan is to provide for a variety of housing types that will meet the needs of a wide range of household and income groups. Areas within the Policy Plan boundaries providing differing housing types will accommodate new and established families with and without children, singles, empty nesters, and the retired. Through the allowance of the Housing Opportunity Areas, the Policy Plan has presented the opportunity for providing Vacaville s special housing needs for low and moderate income families. 2. Recreation The Policy Plan implements the recreation Element by providing 26 acres of park space within the planning area, a portion of which expands a neighborhood park to the north. The space provided is sufficient to accommodate a wide range of active and passive recreational activities. In addition, a pedestrian and bicycle trail system will allow safe access to the parks minimizing the crossing of major streets. 3. Open Space 39.4 acres of open space have been scattered throughout the planning area in the form of parks, landscaped buffer corridors, and the pedestrian and bicycle path network, in order to provide recreational opportunities, noise barriers, and transition between the built environment and open space to the south. 4. Conservation The Policy Plan provides for the relocation above or underground of irrigation canals other than the Putah Canal and provides for flood control within the planning area. 5. Circulation The Policy Plan proposes the extension of Nut Tree Road to within 600 feet of the boundary of the planning area which is consistent with the Vacaville General plan Circulation Policy map. The Policy Plan also proposes a system of pedestrian and bicycle trails that could be tied into the city-side trail system via Nut Tree Road and Peabody Road. The Policy Plan provides for the general layout and standards of local streets within the planning area. 6. Noise Proposed residential development has been removed from noise sources by means of landscaped setbacks and sound barriers. 7. Public Services and Facilities The Policy Plan assures adequate provision of sewer, water, storm drainage, police and fire protection, and other necessary services and facilities. The plan includes schematic drawings of the sewer, water and drainage systems plus the relocation of existing canals (excluding and Putah South Canal). 8. Land Use The Gonsalves-Lockie Policy Plan implements the Vacaville General Plan by providing for the location and intensity of land uses within the planning area. The Policy Plan calls for a functional mix of land uses appropriate with the surrounding area. The organization of land uses is Gonsalves-Lockie Policy Plan Page 13

19 consistent with the General Plan policy of locating low density uses at the urban limit to buffer open spaces from high density development. 9. Safety and Seismic Safety The Policy Plan includes provisions for storm drainage, relocation of secondary canals, and fencing of Putah South Canal to minimize risk of flooding or accident to future residents. With respect to seismic safety, the lack of an active fault in the area precludes precautionary measures. At this time, however, as development proceeds more detailed geologic investigation will be undertaken and submitted prior to construction. 10. Scenic Highways No scenic highways occur on or adjacent to the project area. IX. GENERAL PLAN AMENDMENT GP-1-83 The approved General Plan Amendment for the project area was adopted with certain conditions of approval, enabling this document to be prepared and other associated additions to the Vacaville General Plan. These Amendments are represented on Figure 4 and in the General Plan Text as follows: 1. Policy Plan The residential properties lying south of the Country Village Subdivision between Peabody Road and the extension of Nut Tree Road including the following provisions: a. That the southerly 500 feet of the site be designated Very Low Density Residential to comply with General Plan policies and provide a transition to a greenbelt area lying between Fairfield and Vacaville. b. Provision for a second elementary school site if the student generation of the site warrants it. c. Incorporation of mitigation measures included in the South Central Sector EIR. d. A development agreement that makes provisions for public facility sites and improvements. e. A mix of densities and housing opportunities in line with the policies of the General Plan. Gonsalves-Lockie Policy Plan Page 14

20 FIGURE 4 GENERAL PLAN AMENDMENT GP-1-83 Gonsalves-Lockie Policy Plan Page 15

21 X. RESIDENTIAL - VERY LOW DENSITY The residential areas within the very low density category encompass 53.0 acres located along the southerly boundary of the property and are intended to provide a transition between higher density uses of the development and various open space uses to the south. The comparable Vacaville Zone District is RE- 20, those standards shall prevail unless otherwise noted below (refer to Section IV for further discussion). The approximate total number of residential units in this area will be 106, for an average gross density of 2.0 units per acre. Minimum lot sizes will be 20,000 square feet under a conventional subdivision and typically include detached single- family residences. A. STANDARDS 1. Purposes and Intent In addition to the objectives set forth in Section ( Zoning Administration - Purpose) and Section (Residential Estates - Purpose)of the Vacaville Municipal Code the very low density residential area of the Gonsalves-Lockie Policy Plan is established to provide for the development of detached single family residences or cluster development or a combination of the two, at a density not to exceed 3.0 dwelling units per acre. All provisions of the existing Vacaville Municipal Code shall prevail if no new standard is provided herein. All standards are minimum unless otherwise noted. 2. Primary Uses Permitted a. All those allowed by Section (Residential Estates - Permitted Uses) of the Vacaville Municipal Code plus mobile home parks provided the density of the park is consistent with density policies and limitations of this document. 3. Temporary Uses Permitted a. Mobile home residence and/or builder s office during construction and for the purpose of constructing more than one dwelling. b. Model homes and related real estate signs. 4. Accessory Uses Permitted a. Public or private equestrian stables for group use. 5. Conditional Uses a. The following uses are permitted within the residential areas of the Gonsalves-Lockie Policy Plan project boundaries subject to a Conditional Use Permit. 1) Art, craft, music and dancing schools and business, professional and trade schools and colleges. 2) Churches, monasteries, convents and other religious institutions. 3) Private non-commercial clubs and lodges. 4) Cemeteries, columbariums and crematories. 5) Public and private charitable institutions, hospitals, sanitariums and nursing homes. Gonsalves-Lockie Policy Plan Page 16

22 B. SITE DEVELOPMENT STANDARDS CONVENTIONAL SUBIDIVISION Where a proposed tentative tract map designates the use as a conventional subdivision, the following regulations shall apply: 1. Individual Lots: Each primary dwelling unit shall be located on an individual lot of record and there shall be not more than one primary dwelling on any one lot. Secondary dwellings are permitted as provided for in Chapter (Secondary Living Units) of the Vacaville Municipal Code. 2. Lot Area: Each lot shall contain a minimum of 20,000 square feet. 3. Lot Width: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 4. Site Coverage: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 5. Front Yard: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. Not more than fifty percent of the total front yard shall be paved. 6. Side Yard: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. The minimum side yard setbacks shall be: twenty (20) feet from a side property line and not adjacent to a public or private street, except when adjoining an arterial street, said setback shall be forty (40) feet. 7. Rear Yard: The minimum rear yard setback shall be twenty (20) feet except when adjoining an arterial street, said setback shall be forty (40) feet. 8. Building Height: No building or structure shall exceed two stories or thirty-five (35) feet. 9. Required Parking: A minimum of two covered, directly accessible parking spaces shall be provided per dwelling unit. C. SITE DEVELOPMENT STANDARDS - CLUSTER DEVELOPMENT Where a proposed tentative tract map for an area of not less than 5 acres designates the use as a cluster development, the development standards shall be in accordance with the regulations prescribed in Sections through of the Vacaville Municipal Code. Note: all sections from Chapter were repealed on June 25, Gonsalves-Lockie Policy Plan Page 17

23 XI. RESIDENTIAL - LOW DENSITY A. DESCRIPTION Residential areas in the low density category include some acres of the property surrounding the central core of higher density residential uses, schools and park facilities. The low density residential areas are also situated along the northerly boundary of the property to provide a compatible relationship with the existing residential uses located adjacent to this same area. The comparable Vacaville Zone District is RL-6 (refer to Section VI for further discussion), those standards shall prevail unless otherwise noted below. The total number of units in this category is 1,197 for an average gross density of 4.5 units per acre. Most typically, the types of units in this density category will include single family detached and/or attached residences. B. STANDARDS 1. Purpose and Intent In addition to the objectives set forth in Section ( Zoning Administration - Purpose) and Section (Residential Low Density - Purpose) of the Vacaville Municipal Code, the low density residential area of the Gonsalves-Lockie Policy Plan is established to provide for the development of detached single family residences or cluster development or a combination of the two, at a density not to exceed 5.0 dwelling units per acre. All provisions of the existing Vacaville Municipal Code shall prevail if no new standard is provided herein. All standards are minimum unless otherwise noted. 2. Primary Uses Permitted a. All those allowed by Section (Residential Low Density - Permitted Uses) of the Vacaville Municipal Code plus mobile home parks provided the density of the park is consistent with the density policies and limitations of this document. 3. Temporary Uses Permitted a. Mobile home residence and/or builder s office during construction and for the purpose of constructing more than one dwelling. b. Model homes and related real estate signs. 4. Conditional Uses a. The following uses are permitted within the residential areas of the Gonsalves-Lockie Policy Plan project boundaries subject to a Conditional Use Permit. 1) Art, craft, music and dancing schools and business, professional and trade schools and colleges. 2) Churches, monasteries, convents and other religious institutions. 3) Private non-commercial clubs and lodges. 4) Cemeteries, columbariums and crematories. 5) Public and private charitable institutions, hospitals, sanitariums and nursing homes. Gonsalves-Lockie Policy Plan Page 18

24 C. SITE DEVELOPMENT STANDARDS - CONVENTIONAL SUBDIVISION Where a proposed tentative tract map designates the use as a conventional subdivision, the following regulations shall apply: 1. Individual Lots: Each primary dwelling unit shall be located on an individual lot of record and there shall not be more than one primary dwelling unit on any one lot. Secondary dwellings are permitted as provided for in Chapter (Secondary Living Units) of the Vacaville Municipal Code. 2. Lot Area: Each lot shall contain a minimum of 6,000 square feet or a minimum of 4,500 square feet when an associated group recreation facility is provided. 3. Lot Width: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 4. Site Coverage: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 5. Front Yard: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code, not more than fifty percent of the total front yard area shall be paved. 6. Side Yard: The minimum side yard setbacks shall be 15 feet where adjacent to a public or private street; when adjoining the exterior project boundary said setback shall be forty (40) feet; 10 & 5 feet from a side property line and not adjacent to a public or private street, as provided for in Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code for the RL-6 District. A minimum 12 foot side yard shall be maintained between any two detached residential units on separate lots. Where a two story portion of the structure exceeding fifteen feet in height is located closer than 15 feet to a side property line, the minimum building setback shall not be less than 12 feet unless the unit is a 1 lot line unit and complies with the requirements set forth. 7. Rear Yard: The minimum rear yard setback shall be twenty ( 20) feet, except when adjoining the exterior project boundary, said setback shall be forty (40) feet. 8. Building Height: No building or structure shall exceed two stories or thirty-five (35) feet. 9. Required Parking: A minimum of two covered, directly accessible parking spaces shall be provided per dwelling unit. D. SITE DEVELOPMENT STANDARDS - CLUSTER DEVELOPMENT Where a proposed tentative tract map for an area of not less than 5 acres designates the use as a cluster development, the development standards shall be in accordance with the regulations prescribed in Sections through of the Vacaville Municipal Code. Note: all sections from Chapter were repealed on June 25, Gonsalves-Lockie Policy Plan Page 19

25 XII. RESIDENTIAL - MEDIUM DENSITY A. DESCRIPTION The areas designated for medium density residential use are situated within the central portion of the property, adjacent to the various school and recreation facilities, and encompass some acres. The medium density category offers a wide range of possible housing types, including single-family detached residences, townhomes and/or condominiums. The comparable Vacaville Zone District is RM, RLM-C, RLM 3.6 (refer to Section VI for further discussion), those standards prevail unless otherwise noted below. A total of 704 units will be permitted in the medium density areas for an average gross density of 6.0 units per acre. B. STANDARDS 1. Purpose and Intent In addition to the objectives set forth in Section ( Zoning Administration - Purpose), Section (RLM - Purpose), and Section (RM - Purpose) of the Vacaville Municipal Code, the medium density residential area of the Policy Plan is established to provide for the development of detached and attached single family residences, townhomes and condominiums at an overall density not to exceed 14.0 dwelling units per acre. All provisions of the existing Vacaville Municipal Code shall prevail if no new standard is provided herein. All standards are minimum unless otherwise noted. 2. Primary Uses Permitted a. All those allowed by Section (RLM - Permitted Uses) and Section (RM - Permitted Uses) of the Vacaville Municipal Code plus mobile home parks, provided the density of the park is consistent with density policies and limitations of this document. b. Planned unit development, including detached and attached single family residences, townhomes and condominiums. 3. Temporary Uses Permitted a. Mobile home residence and/or builder s office during construction and for the purpose of constructing more than one dwelling. b. Model home and related real estate signs. 4. Accessory Uses Permitted a. Parks, landscaping, and recreational facilities, public or private. b. Fences, walls and hedges, in accordance with the regulations prescribed in Section (Residential Districts Development Standards - Masonry Walls and Fences) of the Vacaville Municipal Code. c. Trash enclosures, made of solid concrete, masonry and other suitable material and designed at be compatible with surrounding architecture. Enclosures shall be of sufficient size and depth to totally screen trash containers from street view. Gonsalves-Lockie Policy Plan Page 20

26 d. Other accessory uses and/or structures which are clearly incidental to the above primary uses. 5. Conditional Uses The following uses are permitted within the residential areas of the Gonsalves- Lockie Policy Plan project boundaries subject to a Conditional Use Permit. a. Art, craft, music and dancing schools and business, professional and trade schools and colleges. b. Churches, monasteries, convents and other religious institutions. c. Private non-commercial clubs and lodges. d. Cemeteries, columbariums and crematories. e. Public and private charitable institutions, hospitals, sanitariums and nursing homes. C. SITE DEVELOPMENT STANDARDS - CONVENTIONAL SUBDIVISION Where a proposed tentative tract map designates the use as a conventional subdivision, those development standards set forth for the low density area shall apply, except that the minimum lot size shall be 4,500 square feet and the minimum lot width shall be 40 feet, 50 feet for corner lots. D. SITE DEVELOPMENT STANDARDS - PLANNED UNIT DEVELOPMENT Where a proposed residential development of 5 or more acres includes townhouses and condominiums, either individually or in combination with single family detached or attached dwelling units, the following standards shall apply in addition to those regulations in Chapter (Planned Developments) of the Vacaville Municipal Code: 1. Building Site: For the purposes of this section a building site shall mean any lot of record or combination thereof. 2. Building Site Area: For townhouses, condominiums, and attached single family residences, there shall be a minimum of 3,000 square feet per dwelling unit. Detached single family residences shall provide a minimum of 4,500 square feet per dwelling unit. 3. Building Site Width: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 4. Building Setbacks: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 5. Building Height: No building or structure shall exceed forty (40) feet in height. 6. Required Parking: Single family detached or attached residences shall provide a minimum of two (2) covered parking spaces per dwelling unit. Townhouses, apartments and condominiums shall require a minimum of: a. one space per one bedroom dwelling unit b. two spaces per two bedroom dwelling unit c. two spaces per dwelling unit with three or more bedrooms d. one space for every seven (7) dwelling units for guest parking e. at least one covered parking space must be provided for each dwelling unit Gonsalves-Lockie Policy Plan Page 21

27 XIII. RESIDENTIAL - HIGH DENSITY A. DESCRIPTION A total of 17.1 acres is reserved for high density residential uses, including such housing types as townhomes, condominiums and/or apartments. The high density residential areas are located in the center of the property, nearest the various school and park facilities, and the internal loop road system. A total of 318 units may be provided under this density category for an average gross density of 18.6 units per acres. The comparable Vacaville Zone District is RH (refer to Section VI for further discussion), those standards shall prevail unless otherwise noted below. All or portions of the high density and medium density planning areas may be designated as Housing Opportunity Areas at the Tentative Tract Map stage of development. Housing Opportunity Areas designation is established by the Vacaville Municipal Code Chapter (Planned Developments)for the purpose of providing private market incentive to help meet Vacaville s special housing needs. Implementation of any Housing Opportunity Area shall be processed as a Planned Unit Development and certain development standards and density limits may be relaxed in order to made a percentage of units within these areas available to low and moderate income persons. B. STANDARDS 1. Purpose and Intent In addition to the objectives set forth in Section ( Zoning Administration - Purpose) and Section (RH - Purpose) of the Vacaville Municipal Code, the high density residential area of the Policy Plan is established to provide for the development of townhomes, condominiums, and apartments at an overall density not to exceed 24.0 dwelling units per acre. All provisions of the existing Vacaville Municipal Code shall prevail if no new standard is provided herein. All standards are minimum unless otherwise noted. 2. Primary Uses Permitted a. All those allowed by Section (RH - Permitted and Conditional Uses) of the Vacaville Municipal Code plus mobile home parks, provided the density of the park is consistent with density policies and limitations of this document. 3. Temporary Uses Permitted a. Mobile home residence and/or builders office during construction for the purpose of constructing more than one dwelling. b. Model homes and related real estate signs. 4. Accessory Uses Permitted a. Parks, landscaping and recreational facilities, public or private. b. Fences, walls, and hedges in accordance with the regulations prescribed in Section (Residential Districts Development Standards - Masonry Walls and Fences) of the Vacaville Municipal Code. Gonsalves-Lockie Policy Plan Page 22

28 c. Trash enclosures, made of solid concrete, masonry or other suitable material and designed to be compatible with surrounding architecture. Enclosures shall be of sufficient size and depth to totally screen trash containers from street level view. d. Other accessory uses and/or structures which are clearly incidental to the above primary uses. 5. Conditional Uses a. The following uses are permitted within the residential areas of the Gonsalves-Lockies Policy Plan project boundaries subject to a Conditional Use Permit. 1) Art, Craft, music and dancing schools and business, professional and trade schools and colleges. 2) Churches, monasteries, convents and other religious institutions. 3) Private non-commercial clubs and lodges. 4) Cemeteries, columbariums and crematories. 5) Public and private charitable institutions, hospitals, sanitariums and nursing homes. C. SITE DEVELOPMENT STANDARDS - ALL USES 1. Building Site: For the purposes of this section a building site shall mean any lot of record or combination thereof. 2. Building Site Area: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 3. Building Site Width: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 4. Building Setbacks: See Table (Residential Districts Minimum Development Standards) of the Vacaville Municipal Code. 5. Building Height: No building or structure shall exceed forty (40) feet in height. 6. Required Parking: Parking requirements shall be set forth for townhomes and condominiums in the medium density area. Gonsalves-Lockie Policy Plan Page 23

29 XIV. SPECIAL STUDY AREA A. DESCRIPTION A total of 12 acres have been set aside for Future Study. The area is located in the southwesterly corner of the property, between Peabody Road, and the Sacramento Northern Railroad right-of-way. Specific uses in this area have not been determined. The future disposition of this land will depend upon the future activity and uses of the railroad. Two alternative future courses of action are apparent at this time: 1) if the right-of-way remains, office or other similar non-residential, community support uses may be appropriate; 2) if the right-of-way were abandoned, development of the site as an extension of the residential community would be appropriate. If it is determined that development of this area is timely and desirable for low density of public facility uses, a Policy Plan Amendment shall be submitted subject to the approval of the Planning Commission. If the project sponsor wishes to change the use to that which is determined by the Director of Community Development to be more intense, said change (i.e., high density residential, commercial office, etc.) shall be subject to a General Plan Amendment. Gonsalves-Lockie Policy Plan Page 24

30 XV. GENERAL PERFORMANCE STANDARDS A. ARCHITECTURAL DESIGN GUIDELINES 1. Purpose The purpose of the architectural design guidelines is to provide a reference for the planning and design of residential and public structures on the Gonsalves-Lockie property. This should not be misinterpreted as requiring rigid adherence to a particular architectural style or to limit the range of materials or color palette. Rather, the guidelines should be used as a reference for generally achieving visual harmony between the various developmental components on the site and also achieving visual continuity between the newly developed areas and the adjacent residential development and permanent open spaces to the south. It should be noted that the accompanying Exhibits (E and F) are intended as conceptual representations of the kind and type of housing components which may occur on the project and in no way represent final detailed proposals for development. In carrying out this purpose, the City, developers, designers and other participants in the development process can use the guidelines to: a) define more specific design standards, where necessary; b) to stimulate design efforts in the direction of achieving visual unity within subareas of the site and in their relationship to the larger, visual context; and c) to help define a consistent approach to graphics, signing, color, street furniture, lighting, landscaping and other design elements. 2. Design Objectives and Methods a. Visual Cohesiveness Design should achieve cohesiveness and identification on three levels. First, functional clusters of buildings (e.g., a group of residential structures related to a particular vehicular or pedestrian access or a group of particular housing types) will be visually unified so as to be both identifiable as a cluster or area integrated within the larger design context. Thus, a functional cluster of buildings would be identifiable as such and should be visually integrated with the neighborhood in which it is located. Second, the neighborhood, in turn, would be identifiable in itself but would also be visually integrated into the larger community. Third, the community, to the maximum extent possible, would be visually integrated into the larger context of the adjacent residential development and permanent open space. b. Relation to Site Buildings and other improvements should be appropriate in mass and scale to the site on which they are placed. Generally, structures on the Gonsalves-Lockie property should be low profile, so that they will not unnecessarily intrude into the sightline of persons living in adjacent residences. Individual architectural elements, such as schools or community centers, however, may be taller for purposes of visual interest, such as in the use of bell or clock towers. c. Colors and Materials The design of buildings should achieve maximal blending with the surrounding developed and open space environment, in terms of building mass and forms, colors and textures. This goal should not suggest either a limited palette of brownish colors or the superficial application of quaint country architectural styles. Colors will be used for variety and interest to help identify areas and subareas within the site. Brighter and primary colors should be used for architectural interest, where that interest is designed for close-up impact (i.e., as viewed by persons approaching a building) and does not become part of the longer range visual impact. Gonsalves-Lockie Policy Plan Page 25

31 Construction materials should convey a relatively natural feeling, as opposed to a highly urban quality associated with concrete blocks, metals, plastics, or other synthetic or highly reflective materials. More appropriate are wood, stucco, brick, stone and similar substances that convey a natural texture. d. Architectural Flexibility The design guidelines should not result in either 1) rigid adherence to any particular style of architecture of 2) the application of a quaint or sentimental style whose only virtue is its historical association with suburban or semi-rural settings. The goals of visual integration and use of mass, forms, colors and textures appropriate to the setting can be achieved through any number if traditional and contemporary styles and through architectural innovation. Whatever the approach, the visual impact of buildings and groups of buildings should be created through the judicious use of basic forms, mass, colors and textures. e. Graphic Identification Site graphics, for residential and public areas, should be an integral part of the design process, with attention given to continuity, function, and location. Colors and materials will blend with buildings and landscape design. Gonsalves-Lockie Policy Plan Page 26

32 FIGURE 5 ARCHITECTURAL PROTOTYPES Gonsalves-Lockie Policy Plan Page 27

33 FIGURE 6 ARCHITECTURAL PROTOTYPES Gonsalves-Lockie Policy Plan Page 28

34 B. LANDSCAPE GUIDELINES 1. Purpose The purpose of the landscape guidelines is to provide a visual and functional reference for the landscape design of development and transitional areas (i.e., zones between development areas and adjacent open space) and for treatment of permanent open spaces. Landscape design and the proper use of plant materials can greatly enhance the total visual image of an area. The overall landscape concept should serve to strengthen the visual character and cohesiveness of development, while providing a harmonious blend or transition between different major features (e.g., development areas, parks, Putah South Canal, open countryside, etc.). Where feasible major existing tree masses will be preserved, transplanted or substantially replaced inkind. An effort will be made to preserve these trees in the community, neighborhood or private parks of the project development. Plant materials should also be utilized to help minimize potential problems related to drainage and erosion. To achieve this purpose, the City, developers, landscape architects and other participants in the development process can use the guidelines to: a) select specific choices of plant materials and groupings; b) stimulate landscape design efforts toward achieving visual unity within the site and in relation to the surrounding countryside; c) assure inclusion of such practical considerations as low water maintenance and prevention or erosion; d) provide plant materials which are climatically appropriate for the Vacaville region; and e) protect and enhance major view corridors both on and off the site (e.g., along entry streets, the canal, etc.). 2. Design Objectives and Methods a. Visual Cohesiveness Plant materials and design (i.e., masses and forms) will be used to both identify specific areas of facilities, such as clusters of buildings, neighborhoods, parks or streets, and to help to visually integrate those areas or facilities into their larger environmental context. Thus, a tree or plant type might be used to emphasize a greenway or residential subarea, but the tree or plant materials should also be selected for compatibility with the landscaping in adjacent areas, whether developed or in permanent open space. b. Relation to Site A number of site location factors should determine choice of plant materials and the mass and forms of plant groupings. Landscaping for transitional zones between development and permanent open spaces should soften the visual impact of the transition. Trees and other plant groupings can be used to emphasize other manmade features. These include major and minor entrances to and within the project site, important public facilities, greenways and other open spaces, neighborhood areas, and the Putah South Canal. Where feasible, existing trees will be preserved, transplanted or replaced in a suitable and effective manner. c. Plant Materials It is not the purpose of these guidelines to limit the choice of plant materials to a specific list. The choice should remain open, responding to the design and functional criteria of each development area within the project site, as the needs of the area are determined. Rather, the choice should be compatible with the general criteria outlined in this section. In summary, those criteria are: Gonsalves-Lockie Policy Plan Page 29

35 1) Plant materials should function visually to identify areas and facilities but also be a harmonious part of the larger visual environment, blending into landscaping in adjacent development areas and adjoining permanent spaces; 2) Plant materials should complement nearby architecture and street furniture; 3) Landscaping should be sufficiently varied to create visual interest but should result in overall simplicity and continuity; 4) Plant choices should respond to such functional considerations as low water maintenance, slope stabilization, erosion and local climate; and 5) Landscape materials should also help achieve other planning and design goals. C. PARKING Parking areas other than residential driveways shall be screened from adjoining residential areas and peripheral streets through the use of landscaping and earth berms. D. ROOF EQUIPMENT Roof equipment shall be screened from view or be aesthetically compatible with the remainder of the building. E. LIGHTING Street lighting and illumination of parks and schools should meet safety requirements while minimizing glare and recognizing the need for energy conservation. F. NOISE Residential areas shall be buffered through the use of a combination of walls and/or earthern berms from noise sources to ensure that the standards of the Noise Element of the City s General Plan are met. (See Edge Treatment Techniques Exhibits F and G.) Gonsalves-Lockie Policy Plan Page 30

36 G. DESIGN CONCEPT IMPLEMENTATION The Policy Plan will be implemented through the Development Plan, Tentative Tract Map and Building Permit process according to the Implementation section of this document. In order to implement the previously discussed design concepts in a logical and sequential manner, the design objectives, plan submittals, and appropriate level of review is as follow: LEVEL OF IMPLEMENTATION APPROPRIATE DESIGN CONCEPT SUBMITTAL 1. Initial Final Tract Map Arterial and collector road landscape treatment and plant material palette 2. Subsequent Subdivision Tentative Tract Map of Development Plan Major community entry signage monument theme 3. Design Review Submittal Neighborhood entry treatment and signage program Preliminary architectural plans elevations and sections of proposed dwelling types to establish community-wide architectural concepts and optional color and material palette Neighborhood architectural theme, color, materials, and texture palette Community wide architectural concept and optional color and material palette 4. Building Permit Final landscape, fencing, and construction drawings Gonsalves-Lockie Policy Plan Page 31

37 XVI. COMMUNITY FACILITIES A. SCHOOLS, PARKS AND OPEN SPACE A total of 52.4 acres have been reserved for schools and parks, including one elementary school, one optional elementary school site reservation, one junior high school, two neighborhood parks and one Community Park. Additionally, some 23.4 acres of other public open space is located throughout the development, including major landscaped setbacks, entryways and bicycle- pedestrian corridors. The combined school and park facilities from a large open space area at the entry/core of the development providing convenient access, a wide variety of recreational opportunities and a major focal point for the community. This complex is also located for the purpose of preserving, where feasible, the existing, mature trees, presently growing on site. An 18 acre community park and 15 acre junior high school site are located northeast of the intersection of Peabody Road and A: Street. A 7 acre elementary school site are located on the south side of A: Street west of Peabody Road. The precise location of the site will be established with a tentative tract approval in the area. A 4 acre neighborhood park and 7 acre reserved school site are located in the area easterly of the canal. A footbridge will extend across the canal to connect the school and park sites to the residences on the other side of the canal. The 7 acre reserved school site on the east side of the canal will be set aside until the fourth phase of development, at which time it will be determined by the school district whether or not there is a need for additional facilities within the community. If this site is not needed by the governing school district, six acres would be dedicated to the City as a park and the remainder of the land would revert to a land use compatible with surrounding development (Medium Density Residential). An additional 3 acre park site is located in the northwesterly section of the property and will serve to expand an existing neighborhood park site in the adjacent area to the north. Not included in the total park acreage are other possible recreational facilities and children s play areas that may be provided in conjunction with the medium and high density residential uses and maintained by neighborhood associations. As indicated above, some 23.4 acres have been designated for various open space uses other than parks and schools, including landscaped corridors, entryways and bicycle-pedestrian corridors as shown on the Circulation Plan (Exhibit I). These will be installed by the project sponsor and maintained by a community maintenance district of master property owners associations. These major open spaces have been provided to buffer the development from potential noise sources, to minimize potential interface problems with surrounding existing uses, to separate bicycle- pedestrian access between the residences, schools, parks and other community features. Following the general minimum widths of the landscaped open space areas: a. A minimum of twenty-five (25) feet and an average forty (40) feet shall be provided between the project structures and major urban arterials (Nut Tree Road, Peabody Road, and A Street), 40 feet between residential lots and the Sacramento Northern Railroad tracks. b. Twenty (20) feet between residential lots and the three main entry streets (on both sides of the streets). Gonsalves-Lockie Policy Plan Page 32

38 FIGURE 7 PERIPHERAL BUFFER TREATMENT Gonsalves-Lockie Policy Plan Page 33

39 FIGURE 8 PERIPHERAL BUFFER TREATMENT Gonsalves-Lockie Policy Plan Page 34

40 2. Standards a. Purpose and Intent The following uses shall be allowed in all land use areas: 3. Development Standards 1) Parks, playgrounds, recreation or open green areas, riding, hiking and bicycle trails and related facilities. 2) Public and private schools and establishments for the care of preschool children. 3) Fire stations. 4) Accessory buildings, structures and uses related and incidental to a permitted use. 5) Signs identifying or giving directions to permitted uses and facilities or identifying sites of future uses and facilities. No sign shall exceed thirty-five (35) square feet in area. a. Building Height: No building or structure shall exceed forty (40) feet. b. Building Setbacks: None, but the building location must be approved by the Planning Director. c. Off-Street Parking: The requirements of Chapter (Off-Street Parking and Loading)of the Vacaville Municipal Code, as related to individually listed uses, shall apply. B. CIRCULATION The circulation system within the planning area has been designated to promote maximum safety and efficiency. The internal vehicular system centers on connecting collector streets from which additional looping or cul-de-sac traffic access the residential areas. A network of bicycle and pedestrian paths also link the residential areas with various parks and schools, offering alternatives to the use of motorized vehicles (See Circulation Plan). Major access to the development will be from Peabody Road, Nut Tree Road and eventually from the proposed A: Street arterial and B Street collector. Three formal entrances, one from each of the above streets will be designed in accordance with the City s adopted street standards as depicted on the Exhibits titled Street Sections. A network of bicycle and pedestrian paths will link all residential neighborhoods with each other and with the various schools and parks distributed throughout the project. The bicycle and pedestrian paths, where possible, will be separated from the vehicular street system within the various landscaped setbacks and corridors. Separated bicycle and pedestrian access across the Putah Canal shall be provided by means of a footbridge as shown on the Circulation Plan. The local bicycle and pedestrian system is designed to link with the bicycle and pedestrian system described by the City s General Plan. Bicycle and pedestrian paths are conceptually depicted on Exhibit I and will be more specifically located at the time of Tentative Tract Map or Development Plan submittal. 1. Site Specific Improvements a. Development of the Gonsalves-Lockie Plan will occur in phases over the next 8-10 years. The implementation of each development phase will be designed to minimize impacts and permit the completion of the Circulation Plan. The Circulation Plan for the project shows Gonsalves-Lockie Policy Plan Page 35

41 Peabody Road and Nut Tree Road as providing primary and secondary access to the project site. Both Peabody Road and Nut Tree Road are designated Major Urban Arterials on the City of Vacaville General Plan. In addition, the Solano County Transportation Plan identifies the need to construct Peabody Road to a four lane expressway with adequate right-of-way to accommodate six lanes in the future. Adjacent to the project site, Peabody Road and Nut Tree Road will be improved for conformance to the City s adopted Circulation Policy. Specifically, Peabody Road and Nut Tree Road will be improved to centerline in conformance with the City s adopted Policy Plan to satisfy future 6- lane highway needs identified for Peabody Road, an additional fourteen foot of right-of-way is required. This necessitates that an additional 7 foot of right-of-way be reserved by the Gonsalves-Lockie Project. b. Within the project site, A Street is designated a Major Urban Arterial and will be constructed 64 foot curb-to-curb to provide 4 travel lanes and parking within an 84 foot rightof-way. Similarly B and C Streets will be constructed as Major Collector Roadways. Each of these roadways will adequately accommodate the proposed development. In addition to these roadway improvements, five intersections have been identified for potential traffic signal needs. The locations identified are; Peabody Road at A Street A Street at B Street A Street at C Street Nut Tree Road at A Street Nut Tree Road at B Street The need for traffic signals was reviewed based upon full development of the project. It was determined that traffic signals would be warranted at three of these locations: Peabody Road at A Street Nut Tree Road at B Street Nut Tree Road at A Street The remaining A Street intersections are anticipated to meet the minimum warrants for traffic signals, however, the actual need for the installations are questioned. The actual need for these installations should be monitored as development occurs and provided according to the project Development Agreement. Gonsalves-Lockie Policy Plan Page 36

42 FIGURE 9 CIRCULATION PLAN Gonsalves-Lockie Policy Plan Page 37

43 FIGURE 10 STREET SECTIONS Gonsalves-Lockie Policy Plan Page 38

44 FIGURE 11 STREET SECTIONS Gonsalves-Lockie Policy Plan Page 39

45 2. Future Circulation System Improvements The South Central Sector EIR addressed future traffic conditions on the surrounding street system. The primary conclusion that can be reached from the analysis is that additional capacity along Peabody Road in the vicinity of Elmira/I-80 is needed and additional capacity along Alamo Drive between I-80 and Peabody Road will be required to accommodate existing, approved projects and build out of the urban and reserve areas. Approval of the Gonsalves-Lockie Plan included the condition to cooperate in identifying and participating in these future improvements. Analysis of the traffic forecasts, coupled with the California Medical Facility plans to add 2,400 beds, points to the need to find solutions for traffic conditions in the Alamo Drive corridor. Review of the various reports, forecasts and City s circulation system permitted the identification of two alternatives for improving capacity in the Alamo Drive corridor. These alternatives are depicted on the Potential Off-site Traffic Solutions Map and are as follows: a. Alternative 1: Widen Alamo Drive between Peabody Road and I-80 to a 4 or a 6 lane divided major urban arterial. b. Alternative 2: Upgrade California Drive between Peabody Road and Crystal Lane or Butcher Road to a major urban arterial. Each of these alternatives, plus other options, should be analyzed in greater detail to identify specific costs and impacts associated with each alternative. It is required that the Development Agreement identify the extent of future participation in the cost of off-site traffic improvements. A brief discussion on each of these alternatives follows: a. Alternative 1 is primarily an expansion of the City s current Circulation Policy and would require that additional rights-of-way and necessary roadway widening be designed around the existing alignment of Alamo Drive. The impacts on adjacent properties and right-of-way acquisition would be the major areas of concern. b. Alternative 2 is designed to provide an alternate highway to carry future traffic in the Alamo Drive Corridor. This alternative consists of upgrading California Drive to Major Urban Arterial between Peabody Road/I-80. The primary benefits of this alternative is that widening along Alamo Drive would not have to be as extensive as presently projected and could be accomplished within the City s adopted standards for Alamo Drive. This alternative has significant potential due to the construction of CMF South. To facilitate this alternative, it would be necessary to provide a good connection of California Drive with Alamo Drive near I- 80 Gonsalves-Lockie Policy Plan Page 40

46 FIGURE 12 POTENTIAL OFFSITE TRAFFIC SOLUTIONS Gonsalves-Lockie Policy Plan Page 41

47 3. Standards a. Purpose and Intent The purpose of the circulation standards is to provide for the construction of safe and efficient roadways within the planning area as well as to provide for a system of pedestrian and bicycle paths that offers an alternative to the use of motorized vehicles. 1) Development Standards a) Streets: Design and construction of all streets within the planning area shall be in conformance with the requirements of the City of Vacaville Department of Public Works. b) Pedestrian and Bicycle Trails: Design and construction of all off-street and onstreet pedestrian and bicycle trails within the planning area shall be in conformance with the requirements of the City of Vacaville Department of Public Works. Alignments depicted are conceptual and will be more specifically located at the time of Tentative Tract Map or Development Plan submittal. C. PUBLIC SERVICES AND FACILITIES - SEWER At present, there is sufficient sewage treatment and hook-up capacity (on a first come, first serve basis) to permit a limited amount of new development in the northerly portions of the property or for the adjacent California State Medical Facility. Additional development beyond this initial phase, however, will require expansion of sewage treatment plant capacity and the provision of an independent collection system. The City s treatment plant (Elmira Wastewater Treatment Plant) currently has a peak capacity of 6.75 million gallons per day (mgd) and a planned future capacity of 10 mgd. An expansion of the treatment plant capacity would be required to accommodate significant amounts of new development on the property. CMF has recently constructed a major sewer line to the Elmira Treatment Facility with enough capacity to serve the Gonsalves-Lockie property. It is anticipated the Gonsalves-Lockie property will eventually reimburse CMF for their fair share of the costs of the line. The specifics of the reimbursement agreement will be covered in the proposed development agreement. 1. Standards a. Purpose and Intent: The Policy Plan sets forth provisions to assure that all development will be adequately served by the requisite sewerage facilities. 1) Development Standards: Sewerage facilities shall comply with the requirements of the City of Vacaville. Gonsalves-Lockie Policy Plan Page 42

48 D. PUBLIC SERVICES AND FACILITIES - WATER There are sufficient water supplies and distribution facilities to serve a limited amount of new development on the property (on a first come, first serve basis) of about 250 units. Subsequent additional development, however, will require further improvements to existing supply and distribution facilities. Vacaville has a daily water supply capacity of 10.3 million gallons (mgd) and a reservoir capacity of 8 mgd. Additional water can be purchased from the Solano Irrigation District (SID). The 1977 Water Systems Master Plan describes needed improvements for a 1995 population of 70,000 including an expansion of the water treatment plant capacity from 5 mgd to 10 mgd to allow for increased purchases from the SID. The existing water distribution system near the property will require subsequent improvements to permit additional development beyond the initial phase of the project. As indicated on the Water Facilities Study Map, it is estimated that the following improvements will likely be required if anticipated joint venture development with the Medical Facility does not occur; a new 12 inch line or larger from Peabody Road from California Drive to the property; a connecting 12 inch loop through the property between Peabody Road and Nut Tree Road. Additionally, to assure adequate pressure, a connection of the existing water systems in Leisure Town Road and Alamo Drive will likely be required. The City of Vacaville map also participate to oversize this system for other future needs. Further studies will be provided to determine the optimum method of providing adequate water supply and the necessary size and location of water lines within the project and adjacent areas. 1. Standards a. Purpose and Intent: The Policy Plan assures adequate provision of water to the development. 1) Development Standards: Water facilities shall comply with the requirements of the City of Vacaville. E. PUBLIC SERVICES AND FACILITIES - STORM DRAINAGE The Drainage Study Map indicates various existing natural drainage areas on the property described as areas A to E. These areas are generally defined by natural ridges in existing ground contours and the Solano Irrigation District canals which form drainage barriers throughout the property. 1. Area A This area drains approximately 100 acres in the northwesterly corner of the property and also picks up drainage from off-site (approximately 82 acres) west of Peabody Road. The drainage from off-site crosses Peabody Road in a 36-inch pipe and runs along a shallow ditch near the northerly property line to an existing 60-inch drainage siphon under the Putah Canal. Upon development, Area A will be designed to drain to New Alamo Creek via the Noonan Drain using conventional methods and modifications of existing off-site facilities. A second drainage siphon will likely be required to bypass the Putah Canal. Also, the Noonan Drain flowline may need to be lowered from Nut Tree Road westerly to its present terminus. If the Noonan Drain remains under SID jurisdiction, the on-site portion is to be undergrounded and the off-site portion will remain in an open channel. On-going maintenance on the latter is to be funded by the Gonsalves-Lockie property. If the City accepts ownership of the Channel, the entire channel is to be undergrounded and the builder reimbursed as provided in the Development Agreement. Gonsalves-Lockie Policy Plan Page 43

49 2. Area B This area includes approximately 62 acres and generally drains in a northeasterly direction toward the Noonan Drain. Runoff enters the Noonan Drain at a point near Nut Tree Road (at the northeast corner of the property). Upon development, this area will also be designed to drain to New Alamo Creek via the Noonan Drain using conventional methods and modifications of existing off-site facilities. Again, the Noonan Drain flowline may need to be lowered to improve the hydrolic grade of the project drainage system. 3. Area C Area C (some 193 acres) drains to Union Creek which flows southerly through Travis Air Force Base and thence to the Suisun March. The existing Union Creek swale picks up an estimated 1,230 acres from west of Peabody Road and the total drainage area leaving the site via Union Creek as an estimated 1,441 acres. Approximately 200 feet south of the property, an additional 285 acres is added to Union Creek from the existing Noonan agricultural reservoir. As the existing flowline of Union Creek is estimated to be only about 3 feet deep at the southerly boundary of the property, the southerly portion of the property will likely require filling. Also, a drainage detention pond may be required near the southerly boundary of the property upon development to guard against higher concentrated flows than are presently being released to Union Creek. The development may also be required to help solve a part of the existing drainage problems, i.e., create additional detention to lower peak flows. 4. Area D Area D, some 102 acres, drains to an existing swale designated as Drain B on the Drainage Study Map. Upon reaching Drain B, the surface flows head to the southeast corner of the property and thence drain southerly some 2,500 feet to Union Creek. Upon development, Area D will likely require filling in the southeast corner of the property as may Area A near Union Creek. Drainage detention may also be required as in Area A, to provide lower peak runoff flows caused by development. 5. Area E Area E, some 105 acres, is at the head of a large watershed area draining easterly of the property. It drains to an existing farm ditch designated as Drain A on the Drainage Study Map. This drain ditch flows easterly, crossing Vanden Road and the Southern Pacific Railroad and thence southerly to another leg of the Noonan Drain. This portion of the Noonan Drain flows easterly to Barker Slough. Area E may experience similar constraints as Areas C and D as the drainage course existing the property is relatively shallow. Fill and possible drainage detention facilities and/or improvement of downstream facilities may be required to mitigate the effects of increased runoff due to development. 6. Standards a. Purpose and Intent: The Policy Plan assures adequate provision of drainage facilities to prevent flooding and property damage and to minimize off-site flows. b. Development Standards: Construction and maintenance of drainage facilities shall comply with the requirements of the Vacaville Department of Public Works. Gonsalves-Lockie Policy Plan Page 44

50 FIGURE 13 DRAINAGE STUDY Gonsalves-Lockie Policy Plan Page 45

51 F. PUBLIC SERVICES AND FACILITIES OTHER 1. Irrigation Canals The Putah South Canal, a major regional irrigation facility, will not be affected by the proposed development. Fencing and/or other barriers, along with landscaping at designated points, will be installed as required by the Solano Irrigation District to provide for a safety of residents and pedestrians. The existing secondary irrigation canals will be relocated and placed underground within landscaped open spaces where they will be accessible for maintenance. All work on the irrigation canals shall comply with the requirements of the Solano Irrigation District. 2. Other Electricity, gas and telephone service will be provided by Pacific Gas and Electric Company and Pacific Telephone, respectively. Solid waste disposal service will be provided by Vacaville Sanitary Service. Emergency service will be provided by the City of Vacaville. 3. Standards The provision of all of the above services shall comply with the requirements of the appropriate entity. All work on the canals shall comply with the requirements of the Solano Irrigation District, and were applicable, with the United States Department of the Interior. Gonsalves-Lockie Policy Plan Page 46

52 XVII. DEVELOPMENT AGREEMENT Consistent with General Plan policy, the City and Developer have entered into a development agreement. This Policy Plan is incorporated as an exhibit in said Development Agreement. The Development Agreement specifies the City s approval of the entire project per the Policy Plan and the Developer s commitment to provide certain public services and facilities. A copy of the Development Agreement is included as Attachment A to this Policy Plan. XVIII. POLICY PLAN IMPLEMENTATION After approval of the Final Tract Map, the Planning Director will be authorized to issue approvals for design and site development to lots of record provided that the proposed development is consistent with the standards set forth for that area within the policy plan. In addition to the Tentative and Final Tract Maps, all Planned Unit Developments, cluster developments, condominiums, townhouses, and apartments shall require Development Plan review and approval as discussed in the following section. The schematic diagram on the following page shows the procedures necessary for final approval. Gonsalves-Lockie Policy Plan Page 47

53 FIGURE 14 POLICY PLAN IMPLEMENTATION DIAGRAM Gonsalves-Lockie Policy Plan Page 48

54 XIX. DEVELOPMENT PLAN APPROVAL A. CLUSTER DEVELOPMENT The application form and procedure for a cluster permit shall be as set forth in Sections through of the Vacaville Municipal Code. Note: all sections from Chapter were repealed on June 25, B. PLANNED UNIT DEVELOPMENTS, CONDOMINIUMS, TOWNHOUSES AND APARTMENTS The application form and procedure for a use permit shall be as set forth in Chapter (Planned Development)of the Vacaville Municipal Code. XX. RELATIONSHIP TO THE MUNICIPAL CODE The Gonsalves-Lockie Policy Plan and the related adopted General Plan Amendment require a zoning consistent with the districts presently established by the Vacaville Municipal Code and the Land Use Plan of this Policy Plan. The following zoning designations reflect the appropriate zoning which implement the Gonsalves-Lockie Policy Plan and serve as the Zone Change Exhibit. Residential uses and their supporting schools, parks and open space areas are compatible with the following zoning districts: Policy Plan Land Use Maximum Units Per Acre Zone District Residential - Very Low Density 3.0 RE-20 Low Density 5.0 RL-6 Medium Density 14.0 RM, RLM-3.6, RLM-C High Density 24.0 RH Total number of residential units not to exceed 2,325 Gonsalves-Lockie Policy Plan Page 49

55 FIGURE 15 PROPOSED ZONE CHANGE Gonsalves-Lockie Policy Plan Page 50

56 XXI. DEVELOPMENT PHASING Phasing of development will be determined by a number of factors. These include market demand, existing potential infrastructure capacity, and the sequential development of access roads and internal loop road system. The first phase will result in the development of Residential Planning Areas 3, 4, 11, 13, 15 and 18. These planning areas are located in the northwest part of the site, near Peabody Road and existing residential development in Country Village. This initial phase would include the creation of the landscaped setback and noise barriers along the abutments of Peabody Road. The number of units planned for this first phase has been partially determined by preliminary engineering work, which indicates that the necessary infrastructure capacity now exists (on a first come, first serve basis) in the northwestern portion of the site. The second phase would include improvement of Collector Road B, provision of new infrastructure including temporary retention basins to the south, as needed, and development of residential planning areas 8 and 9. The initial increments of the community park-school complex would be improved during this same development phase. The phasing of apartment units proposed at the entry/core portion of the site would depend on market demand at the time, but would not be developed earlier than five years from the approval of the Development Agreement. The third project phase will include development of residential areas 5, 6 and 12. Phase four of the project will develop out residential areas 7, 10 and 14. Residential areas 1 and 2 will be developed in the final phase of the project. Development of the triangle of land southwest of the Sacramento Northern Railroad could occur in the same period or, if the future of the railroad is still undetermined, the area could be left vacant for future development into either offices or residences, depending on the disposition of the right-of-way. Gonsalves-Lockie Policy Plan Page 51

57 FIGURE 16 PHASING PLAN Gonsalves-Lockie Policy Plan Page 52