City of Vacaville Land Use and Development Code Update
Nonresidential District Development Standards and Overlay Districts
Prepared for: City of Vacaville 650 Merchant Street Vacaville, CA 95688
Prepared by:
Lisa Wise Consulting, Inc. 983 Osos Street San Luis Obispo, CA 93401
October 2019
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Land Use and Development Code Update Draft Nonresidential District Development Standards and Overlay Districts
Contents
Introduction ...... 1 This Paper ...... 1 Summary of Revisions ...... 1 Nonresidential District Development Standards ...... 2 Overlay Districts ...... 3
Nonresidential District Development Standards ...... 5 Chapter 14.09.050 Agriculture Zoning Districts ...... 5 14.09.050.010 Purpose and Applicability...... 5 14.09.050.020 Land Use Regulations ...... 5 14.09.050.030 Development Regulations ...... 6 14.09.050.040 Supplemental Regulations ...... 6 Chapter 14.09.060 Residential Zoning Districts ...... 9 Chapter 14.09.070 Downtown Zoning Districts ...... 10 Chapter 14.09.080 Commercial and Mixed Use Zoning Districts ...... 11 14.09.080.010 Purpose and Applicability...... 11 14.09.080.020 Land Use Regulations ...... 12 14.09.080.030 Development Regulations ...... 12 14.09.080.040 Supplemental Regulations ...... 14 14.09.080.050 Design Requirements for Nonresidential and Mixed-Use Development ...... 14 14.09.080.060 Design Requirements for Residential Development ...... 17 Chapter 14.09.090 Employment Zoning Districts ...... 18 14.09.090.010 Purpose and Applicability...... 18 14.09.090.020 Land Use Regulations ...... 18 14.09.090.030 Development Regulations ...... 19 14.09.090.040 Design Requirements ...... 20
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Chapter 14.09.100 Public and Semi-Public Zoning Districts ...... 22 14.09.100.010 Purpose and Applicability...... 22 14.09.100.020 Land Use Regulations ...... 22 14.09.100.030 Development Regulations ...... 23 14.09.100.040 Supplemental Regulations ...... 24
Overlay Districts ...... 25 Chapter 14.09.110 Agricultural Buffer (AB) Overlay District ...... 25 14.09.110.010 Purpose ...... 25 14.09.110.020 Applicability ...... 25 14.09.110.030 Permitted and Conditional Uses ...... 25 14.09.110.040 Agricultural Buffer Overlay District Standards ...... 26 14.09.110.050 Agricultural Buffers Adjacent to Grazing Land ...... 26 Chapter 14.09.120 Airport Environs (AE) Overlay District ...... 27 14.09.120.010 Purpose ...... 27 14.09.120.020 Applicability ...... 28 14.09.120.030 Use Restrictions ...... 28 14.09.120.040 Height Limitations...... 33 14.09.120.050 Open Land Areas Around Nut Tree Airport ...... 35 14.09.120.060 Overflight Notification and Easement ...... 36 14.09.120.070 Solano County Airport Land Use Commission (ALUC) Review ...... 37 14.09.120.080 Nonconforming Uses ...... 38 14.09.120.090 Repeal of Requirements ...... 39 Chapter 14.09.130 Hillside (H) Overlay District ...... 40 14.09.130.010 Purpose ...... 40 14.09.130.020 Applicability ...... 40 14.09.130.030 Prohibited Development ...... 40 14.09.130.040 Geologic Stability ...... 41 14.09.130.050 Ridgeline Setback ...... 41 14.09.130.060 Excavations and Grading ...... 41
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Chapter 14.09.140 Historic Preservation (HP) Overlay District ...... 43 Chapter 14.09.150 Lower Lagoon Valley (LLV) Overlay District ...... 44 14.09.150.010 Purpose ...... 44 14.09.150.020 Applicability ...... 44 14.09.150.030 General Plan Goals and Policies ...... 44 14.09.150.040 Lower Lagoon Valley Policy Plan...... 44 Chapter 14.09.160 Rice McMurtry (RMM) Overlay District ...... 45 14.09.160.010 Purpose ...... 45 14.09.160.020 Applicability ...... 45 14.09.160.030 General Plan Goals and Policies ...... 45 Chapter 14.09.170 Residential Social Services (RSS) Overlay District ...... 46 14.09.170.010 Purpose ...... 46 14.09.170.020 Applicability ...... 46 14.09.170.030 Review Process ...... 46 14.09.170.040 Use Regulations ...... 46 14.09.170.050 Development Standards ...... 47 Chapter 14.09.180 Vine Street (VS) Overlay District ...... 50 14.09.180.010 Purpose ...... 50 14.09.180.020 Applicability ...... 50 14.09.180.030 Development Standards ...... 50
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Introduction
The City of Vacaville is continuing with the Land Use and Development Code Update, the second phase of a two-phase effort to comprehensively update the regulations that govern land use and development within the City contained within Title 14 of the City’s Municipal Code. The City recently updated its General Plan and the current Land Use and Development Code has not been comprehensively updated in more than 25 years. Because of piecemeal amendments over time, it is not easy to navigate and has outdated references and internal inconsistencies. The completed first phase, the Code Audit and Recommendations, consisted of research and evaluation of City policies, regulations, and development and the preparation of an overall framework for an updated Code. In this second phase, the Code Update, new and updated regulations are drafted for review and consideration and revised, based on input received. The Nonresidential District Development Standards and Overlay Districts is the second in a series of several ‘modules,’ or sets, of draft regulations prepared for review and input prior to revision and refinement. Preliminary Draft Use Regulations were previously reviewed and discussed at a public open house and Planning Commission study session.
This Paper
Land use and development code updates are significant undertakings for any community. Proceeding with discrete, digestible groups of specific sections make the project more approachable. To this end, this paper presents draft development standards and overlay district provisions for the regulation of development in the Land Use and Development Code, which are portions of Division 14.09, Zoning. This paper includes the following: • Nonresidential District Development Standards. This section presents draft development standards for each nonresidential base zoning district. Each base zoning district has a purpose statement and development standards and dimensional requirements applicable to development in each district. • Overlay Districts. This portion of the paper contains provisions for overlay districts. Overlay districts are “laid over” or applied to base districts in situations in which modification of permitted uses or required standards is appropriate due to specific conditions, circumstances, or goals. Overlay districts can be geographically defined and mapped or can apply wherever specific conditions exist.
Summary of Revisions
A brief summary of how the draft regulations presented in this paper differ from the current regulations is provided below. The goal of the proposed revisions is to create a streamlined, user- friendly set of standards that clearly establishes the rules and requirements applicable to all development, consistent with the General Plan, State and federal law, and other relevant City plans and policies.
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Nonresidential District Development Standards Nonresidential District Development Standards establishes the development standards for each nonresidential base zoning district. This portion will be located in Division 14.09, Zoning; Part II, District Regulations, of the updated Land Use and Development Code. Nonresidential base zoning districts are comprised of the Agriculture, Commercial and Mixed Use, Employment, and Public and Semi- Public Zoning Districts. The development standards for each district have been refined consistent with the General Plan, State and federal law, other relevant City plans and policies, and contemporary building and development practices. • Agriculture Zoning Districts. The Agriculture Zoning Districts include the Agriculture (AG) and Agricultural Hillside (AH) districts. Existing development regulations for these districts are carried forward, including grazing standards and supplemental standards for the AH district that include provisions for density transfers and family burial plots. • Commercial and Mixed Use Zoning Districts. The Commercial and Mixed Use Zoning Districts include the Neighborhood Commercial (CN), General Commercial (CG), Office Commercial (CO), Highway Commercial (CH), and Mixed Use (MX) districts. Existing development standards such as maximum floor area ratio, maximum height, and minimum setbacks have been carried forward for the Neighborhood Commercial (CN), General Commercial (CG), and Office Commercial (CO) districts. The CH District is a new district. Development standards for this district have been created based on the purpose of the district, anticipated development, and common approaches in similar districts. New standards also establish minimum and maximum unit densities for districts where certain residential uses are allowed, consistent with the current Residential (RO) Overlay District. This chapter also establishes new requirements for building design and form, regulating elements of design such as building transparency, façade articulation, building orientation, entryways, and access and circulation. • Employment Zoning Districts. The Employment Zoning Districts include the Commercial/Industrial Service (IS), Industrial Park (IP), and Business Park (BP) districts. Development standards for the new Commercial/Industrial Service (IS) district are carried forward by combining the standards of the former Commercial Service and Industrial Service districts, which were similar in nature. Development standards for the Industrial Park (IP) and Business Park (BP) districts carry forward common themes of the development standards established by policy plans in those areas of the City. This chapter also establishes new design requirements, regulating elements of design such as façade articulation, freeway-adjacent design, building orientation, and open space and circulation requirements for developments 80,000 square feet or larger in floor area. • Public and Semi-Public Zoning Districts. The Public and Semi-Public Zoning Districts include the Public Facilities (PF), Park and Recreation (PR), and Open Space (OS) districts. Existing development regulations for these districts are mostly carried forward. The development standards for the PR district reflect the standards of the former Commercial Recreation district.
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Overlay Districts The Code currently establishes seven overlay districts. Each overlay district was evaluated for its usefulness in implementing General Plan policies and to determine whether the goals of some of the existing overlays could be achieved by incorporating requirements into the base district regulations. Additionally, the General Plan was reviewed to determine where new overlay districts were warranted to implement policies related to geographic areas that cover more than one land use designation. Based on this analysis, some overlay districts are proposed to be carried forward, some are proposed to be removed, and other new overlay districts are proposed to be incorporated as summarized below.
New Overlay Districts • Airport Environs (AE). The provisions in Chapter 14.09.134, Supplemental Standards, Airport Land Use Compatibility, are carried forward into this overlay district. Provisions of the overlay district require development in the areas around the Nut Tree Airport and the Travis Air Force Base be consistent with the adopted Airport Land Use Compatibility Plans. • Hillside (H). This overlay district incorporates standards related to development near ridgelines currently located throughout the Code and addresses General Plan policies related to development on slopes. Development and grading are prohibited on ridgelines or slopes greater than 25 percent. Other development limitations include ridgeline setbacks and provisions to ensure grading and excavations are sensitive to the topography of the site. • Rice McMurtry (RMM). This new overlay district provides a cross reference to General Plan goals and policies related to this Special Development Area. All development within the RMM Overlay District shall be consistent with the Goal LU-22 and Policy LU-P22.1 of the Vacaville General Plan Land Use Element. • Lower Lagoon Valley (LLV). This new overlay district provides a cross reference to General Plan goals and policies related to this Special Development Area and the Lower Lagoon Valley Policy Plan. All development within the LLV Overlay District shall be consistent with the Goal LU-24 and Policy LU-P24.1 of the Vacaville General Plan Land Use Element and the Lower Lagoon Valley Policy Plan.
Overlay Districts Carried Forward • Agricultural Buffer (AB). This recently adopted overlay district is carried forward with refinements for consistency with the rest of the Code. • Historic Preservation (HP). A placeholder is included for this existing overlay district. A revised Historic Preservation (HP) Overlay District, modified for consistency with the rest of the Code and consistency with General Plan policies, will be presented under separate cover at a future date. • Special Standards (SS). o SS-8, Villages on Vine. Some areas within this overlay district have not yet developed. This overlay is carried forward as the Vine Street (VS) Overlay District in order to retain
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applicable development limitations. Development limitations have already been implemented have been removed. o SS-10, Opportunity House Emergency Shelter and SS-11, Homeless Shelters on Bennett Hill and Callen. These overlay districts are carried forward to maintain compliance with the Housing Element and State law. The overlay districts have been combined and renamed the Social Service Facility (SSF) Overlay District.
Removed Overlay Districts • Residential Urban High Density (RUHD). This overlay district applies within the Downtown Specific Plan area, for which a Specific Plan Update effort is currently underway. RUHD provisions are proposed to be removed from the citywide code provisions and incorporated into the updated Specific Plan as appropriate. • Residential (RO). The provisions of this overlay, which allows residential uses in the General Commercial, Neighborhood Commercial, Office Commercial, and Business Park districts, have been incorporated into the base district use allowances. Residential uses in these districts are allowed with Conditional Use Permit approval subject to specific standards. As such, this overlay would no longer be needed. An alternative to removing this overlay zone from the code would be to retain as an additional zoning tool for other areas not affected by the proposed change. • Mixed Use (MU). The Mixed Use General Plan land use designation will be implemented through the MX base district. Additionally, residential uses are allowed in the CN, CG, and CO districts subject to conditional use permit approval. As such, this overlay is no longer needed. • Professional Office (PO). This overlay, which essentially limits uses to offices, religious institutions, and public buildings is outdated and overly limited. Therefore, it is proposed to be removed. • Special Standards (SS). o SS-1, SS-2, SS-3, SS-4. These overlays provide information on public services and requirements for coordinated access for particular parcels. Where necessary, informational notes will be attached to parcel information in the City’s parcel database and the overlay district will be removed from the Code. o SS-6, Lincoln Corner Apartments; SS-7, Davis Street Commercial Center; and SS-9, Alamo Plaza Shopping Center. These projects have been built in accordance with the special standards applied through the overlay. The overlays have been implemented and can be removed from the Code.
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Nonresidential District Development Standards
Chapter 14.09.050 Agriculture Zoning Districts
Sections: 14.09.050.010 Purpose and Applicability 14.09.050.020 Land Use Regulations 14.09.050.030 Development Regulations 14.09.050.040 Supplemental Regulations
14.09.050.010 Purpose and Applicability
The purpose of the Agriculture Zoning Districts is to: A. Preserve lands for agricultural use; and B. Protect prime agricultural lands from the encroachment of incompatible uses and urban development which would make long-term agricultural uses uneconomical or infeasible. Additional purposes of each Agriculture Zoning District: Agriculture (AG). The AG District is intended to provide for agricultural uses such as raising crops or livestock, commercial and industrial services related to agriculture, single-unit residential development, and other compatible uses. This District also provides for interim uses on lands which, due to location or lack of prime agricultural resources, may be appropriate for urban development pending proper timing for the provision of utilities, major streets, and other facilities to support compact, orderly development. The AG District implements the Agriculture General Plan Land Use Designation. Agricultural Hillside (AH). The AH District is intended to provide for low intensity agricultural use of hillside areas where development is limited due to topography and other factors. Development standards are intended to ensure that development occurs in a manner that minimizes the risk from hazards and impacts on the sensitive natural environment of hillside areas. This District provides for residential density up to one unit per 20 acres and implements the Hillside Agriculture General Plan Land Use Designation.
14.09.050.020 Land Use Regulations
Placeholder. Draft land use regulations were included in a previous document, Preliminary Draft Use Regulations.
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14.09.050.030 Development Regulations
Table TBD, Development Regulations—Agriculture Zoning Districts, prescribes the development regulations for the Agriculture Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this Code.
TABLE TBD, DEVELOPMENT REGULATIONS – AGRICULTURE ZONING DISTRICTS
Standard AG AH Additional Regulations
Maximum Density (units/acre) 0.05 0.05 See §TBD, Calculating Density
Minimum Lot Area (acres) 20 (A) 20 (A)
Maximum Lot Coverage (% of lot area) 2 2 See §TBD, Measuring Lot Coverage
Maximum Height (feet) 30, up to 45 for 30, up to 45 for See §TBD, Height and Height Exceptions barns to barns to accommodate accommodate agricultural agricultural operations operations
Minimum Setbacks (feet)
All Property Lines 30 30, 50 if the See §TBD, Encroachments into Required Alternative Setbacks Policy in Reference to Hillside Development is implemented
Additional Development Regulations A. Minimum Lot Area. Lots in the AG and AH District shall be a minimum of 20 acres except as provided below: 1. A parcel of not less than one acre may be created for public utility structures and facilities and habitat conservation areas. 2. A parcel of less than 20 acres may be created if it is the remainder resulting from a subdivision of land in a Residential District, the parcel is subject to a conservation easement to the City or other equivalent limitation of development rights, and the decision-maker finds that a viable plan and mechanism exists to provide for the permanent management of the site.
14.09.050.040 Supplemental Regulations
A. Grazing. Grazing is allowed on pasture land or hillside grasslands in the AG and AH districts, subject to the following standards: 1. A minimum of two acres shall be available for grazing.
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2. Seasonal supplemental feeding is allowed. 3. Grazing shall not include the confining of livestock in enclosures such as feedlots or corrals where feed is provided on a regular basis. The temporary confinement of livestock grazing on a site in a corral area is permitted as a normal part of grazing use provided: a. The confinement shall not exceed 21 days; b. The confinement shall be for a valid agricultural purpose, including, but not limited to, shipping, calving, or medical treatment; and c. The corral shall be located at least 300 feet from the nearest dwelling unit. 4. Weed abatement requirements shall be met. B. Density Transfer, AH District. Permitted density may be transferred from a site in the AH District which does not contain a dwelling unit to a site in a Residential District, pursuant to conditional use permit approval in accordance with the provisions of Chapter TBD, Use Permits, and the following standards: 1. Transfer of Density. Table TBD, Transfer of Density, establishes the amount of density that may be transferred per area of the transfer.
TABLE TBD, TRANSFER OF DENSITY
Area of Transfer Transferable Dwelling Units
Less than 5 acres 0 units
5 to 9.99 acres 1 unit
10 to 14.99 acres 2 units
15 to 19.99 acres 3 units
20 to 24.99 acres 4 units
Each additional 5 acres above 24.99 acres 1 unit
Remaining area of less than 5 acres 0 units
2. Conservation Easement Required. Prior to the issuance of a building permit for residential construction utilizing a density transfer, a conservation easement or other equivalent limitation of development rights specifying the density transfer shall be dedicated to the City for the site from which the density was transferred. As an alternative, the fee title to the site from which the density was transferred may be dedicated to the City subject to the agreement of the property owner and the City. 3. Site Management. In conjunction with the approval of a density transfer involving the continued private ownership of a site from which the density has been transferred, the Planning Commission shall find that a viable plan and mechanism exists to provide for the permanent management of the site from which the density was transferred in a condition that addresses weed abatement and practically minimizes the danger of fire, erosion, and geologic hazards.
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C. Family Burial Plots, AH District. The following standards apply to family burial plots in addition to all applicable requirements of the State of California and Solano County. 1. Limitation on Use. Family burial plots are to be used solely for the interment of the remains of the property owners and their immediate family members. For the purpose of this provision, “immediate family” is defined to include the following relatives: spouse, grandfathers, grandmothers, grandsons, granddaughters, fathers, mothers, stepfathers, stepmothers, sons, daughters, stepsons, stepdaughters, brothers, sisters, uncles, aunts, nieces, nephews, first cousins, fathers-in-law, mothers- in-law, brothers-in-law, sisters-in-law, daughters-in-law, or sons-in-law, and the spouse of anyone who is an immediate family member. 2. Concurrent Processing. An application for a tentative parcel map, tentative subdivision map, or lot line adjustment shall be processed concurrently with the conditional use permit for a family burial plot. 3. Application Requirements. Each application for a family burial plot shall include verification that the proposed plot conforms to all applicable requirements of the State of California and Solano County.
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Chapter 14.09.060 Residential Zoning Districts
Placeholder. Development standards for residential zoning districts will be presented under separate cover at a future date.
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Chapter 14.09.070 Downtown Zoning Districts
Placeholder. Development standards for downtown zoning districts will be developed in conjunction with the Downtown Specific Plan update.
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Chapter 14.09.080 Commercial and Mixed Use Zoning Districts
Sections: 14.09.080.010 Purpose and Applicability 14.09.080.020 Land Use Regulations 14.09.080.030 Development Regulations 14.09.080.040 Supplemental Regulations 14.09.080.050 Design Requirements for Nonresidential and Mixed-Use Development 14.09.080.060 Design Requirements for Residential Development
14.09.080.010 Purpose and Applicability
The purpose of the Commercial and Mixed Use Zoning Districts is to: A. Provide for the orderly, well-planned, and balanced development of commercial and mixed use zoning districts; B. Designate adequate land for a full range of local- and regional-serving commercial and retail services, consistent with the General Plan, and provide appropriately located commercial areas that provide a variety of goods and services for residents, employees, and visitors; C. Maintain and strengthen the city’s economic resources; D. Increase employment opportunities and expand the economic base of the city; E. Provide appropriately located commercial areas that provide a variety of goods and services for residents, employees, and visitors; F. Provide opportunities for a mix of complementary uses that may combine residential and non- residential uses, or a variety of non-residential uses, on the same site; and G. Promote pedestrian-oriented, mixed-use commercial centers at appropriate locations. Additional purposes of each Commercial and Mixed Use Zoning Districts: Neighborhood Commercial (CN). The CN District is intended to provide for neighborhood centers which provide goods and services to meet the day-to-day needs of residents and visitors in a manner that is compatible with nearby residential areas. The CN District implements the Commercial Neighborhood General Plan Land Use Designation. General Commercial (CG). The CG District is intended to provide for a full range of commercial and supportive uses to meet local and regional demand. The CG District implements the Commercial General General Plan Land Use Designation. Office Commercial (CO). The CO District is intended to provide for commercial office centers, a mix of supportive retail and service commercial uses, and other compatible uses. CO District implements the Commercial Office General Plan Land Use Designation.
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Highway Commercial (CH). The CH District is intended to provide areas for specialty retail, commercial, service, and recreational uses adjacent or proximate to the highway and dependent upon highway travel. Development standards support high-quality development to enhance views of Vacaville from the highway. The CH District implements the Commercial Highway General Plan Land Use Designation. Mixed Use (MX). The MX District is intended to provide areas for mixed-use centers containing a mix of compatible residential and nonresidential uses in a vertical or horizontal mixed-use development configuration. The MX District implements the Mixed Use General Plan Land Use Designation.
14.09.080.020 Land Use Regulations
Placeholder. Draft land use regulations were included in a previous document, Preliminary Draft Use Regulations.
14.09.080.030 Development Regulations
Table TBD, Development Regulations—Commercial and Mixed Use Zoning Districts, prescribes the development regulations for the Commercial and Mixed Use Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this Code.
TABLE TBD, DEVELOPMENT REGULATIONS – COMMERCIAL AND MIXED USE ZONING DISTRICTS
Standard CN CG CO CH MX Additional Regulations
Maximum Nonresidential .3(A) .3(A) .3(A) .3(A) 1.0 See §TBD, Determining Floor Area Ratio (FAR) Floor Area Ratio
Minimum Nonresidential n/a n/a n/a n/a 25(B) See §TBD, Determining Ground Floor Area (% of Floor Area Ratio total ground floor area on site)
Minimum Residential 8.1 8.1 8.1 n/a 10 See §TBD, Calculating Density (dwelling units per Density acre)
Maximum Density (units n/a n/a n/a n/a 40 See §TBD, Calculating per acre) Density
Maximum Height (feet) 30 40, up to 70 30 40, up to 70 40, up to 70 See §TBD, Height and with with with Height Exceptions conditional conditional conditional use permit use permit use permit approval approval approval
Minimum Setbacks (feet)
Front 20(C) 20 20 20 20(C) May be reduced to 15 feet adjoining a non-arterial Street Side 20(C) 20 20 20 20(C) street where compatible
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TABLE TBD, DEVELOPMENT REGULATIONS – COMMERCIAL AND MIXED USE ZONING DISTRICTS
Standard CN CG CO CH MX Additional Regulations with the surrounding area and consistent with existing setbacks in the surrounding area
Interior Side 0, 30 0, 30 0, 30 0, 30 0, 30 adjacent to adjacent to a adjacent to adjacent to a adjacent to a a Residential Residential a Residential Residential Residential District District District District District
Rear 0, 30 0, 30 adjacent 0, 30 0, 30 adjacent 0, 30 adjacent adjacent to to a adjacent to to a to a a Residential Residential a Residential Residential Residential District District District District District
Alley 10 10 10 10 10
Freeway ROW 20 20 20 20 20
Parking, from any street 40(D) 40(D) 40 40 40(D) facing lot line
Additional Development Standards A. FAR Exception, Commercial Districts. An exception to the maximum FAR standard in the Commercial Districts may be approved where the decision-maker makes all of the following findings. 1. The proposed use and structure for which the exception to the FAR standard is approved has a lower employee density or a lower peak hour traffic generation than uses generally permitted within the applicable zoning district; 2. Public facilities and services are available to serve the proposed use and structure; and 3. The proposed building massing is compatible with intended development in the zoning district. B. Reduced Minimum Nonresidential Ground Floor Area Percentage. The decision-maker may reduce this percentage to 10 percent provided the development includes integrated pedestrian and vehicular access to a use on an abutting property that provides the missing non-residential secondary use to make up the 15 percent difference. C. Required Building Location. 1. Build-to Line. Buildings shall be located within 10 feet of the required setback line for at least 40 percent of the linear street frontage. 2. Corner Build Area. Buildings shall be located within 10 feet of the required setback line within 30 feet of the street corner.
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3. Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, as outdoor dining/seating area, or with landscaping. 4. Exceptions. The building location requirements may be modified or waived by the decision-maker upon finding that: a. Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the front or corner side property line and buildings are built to the edge of the courtyard, plaza, or dining area; or b. The building incorporates an alternative entrance design that creates an engaging entry feature facing the street. D. Limitations on Location of Parking. Off-street parking spaces shall be located to the rear of principal buildings whenever feasible. Above ground parking may not be located within 40 feet of a street facing property line. Exceptions may be granted where the decision-maker makes the following findings: 1. The design incorporates habitable space built close to the public sidewalk to the maximum extent feasible; and 2. The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.
14.09.080.040 Supplemental Regulations
A. Review Requirement, CN District. Conditional use permit approval is required for new development on sites four acres in size or more in the CN District. B. Review Requirement, MX District. Conditional use permit approval is required for new development in the MX District.
14.09.080.050 Design Requirements for Nonresidential and Mixed-Use Development
A. Building Transparency/Required Openings. Exterior walls facing and within 40 feet of a street facing lot line or pedestrian walkway shall include windows, doors, or other openings for at least 40 percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk or walkway. Such walls may run in a continuous plane for no more than 30 feet without an opening. 1. Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. 2. Reductions. The building transparency requirement may be reduced or waived by the decision-maker upon finding that: a. The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, and
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b. Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level. B. Building Orientation. 1. Buildings shall be oriented to face streets and pedestrian walkways. 2. Building frontages shall be generally parallel to streets and pedestrian walkways. 3. Buildings shall be designed and oriented to minimize the visual intrusion into adjoining residential properties. Window, balcony, and deck locations shall be directed away from window areas of adjoining residences (on-site or off-site). C. Building Entrances. 1. The primary building entrance shall face a public sidewalk or pedestrian walkway. 2. Entrances located at corners shall be designed to facilitate pedestrian flow around the corner. Different treatments may include angled entrances, rounded corners, arches, and other architectural elements. 3. All building and dwelling units located in the interior of a site shall have entrances from a pedestrian walkway that is designed as an extension of the public sidewalk and connect to a public sidewalk. D. Exterior Building Materials and Colors. 1. A unified palette of quality materials shall be used on all sides of buildings. 2. Exterior building materials shall be stone, brick, stucco, concrete block, painted wood clapboard, painted metal clapboard, or other quality, durable materials approved by the decision-maker. Stucco, when used, shall cover no more than 50 percent of the front façade of the ground floor. E. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards. 1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on- site open space areas or pedestrian amenities. 2. To Circulation Network. Regular connections between on-site pedestrian walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. 3. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. 4. To Transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.
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5. Pedestrian Walkway Design. a. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material. b. Where a required walkway crosses parking areas or loading areas, it shall be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method. c. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier. F. Limitations on Curb Cuts. Curb cuts shall be minimized and located in the location least likely to impede pedestrian circulation. G. Minimum Outdoor Recreation Space, Mixed Use Development. Permanently maintained useable outdoor recreation space classified as per residential dwelling unit (private outdoor recreation space) and for all residences (common outdoor recreation space) shall be provided for any development that includes residential dwelling units, consistent with the following standards. 1. Private Outdoor Recreation Space. a. Ground Level Units. Private outdoor recreation space at the ground floor shall be provided at a ratio of 100 square feet per residential dwelling unit with a minimum dimension of 10 feet except that porches. greater than 100 square feet with a minimum dimension of six feet may be included in the outdoor recreation space calculation. For multi-story dwelling units, the private outdoor recreation space may be provided by a combination of ground floor decks, balconies and on-ground recreation space. b. Upper Floor Units. Private outdoor recreation space for residential dwelling units located on the upper floors shall be provided at a ratio of 50 square feet per dwelling unit with a minimum dimension of six feet. 2. Common Outdoor Recreation Space. Common outdoor recreation space shall be provided at a ratio of 100 square feet per residential dwelling unit. The following requirements shall be met: a. Minimum Dimensions. The minimum dimension of common outdoor recreation space shall be 20 feet in any direction. b. Use. Common outdoor recreation space shall be available for passive and active outdoor recreational purposes for the enjoyment of all residents of each project. Outdoor recreation space types include, but are not limited to, picnic areas, tot lots, sports courts, swimming pools, and community gardens. c. Precluded Areas. Common outdoor recreation space shall not include driveways, public or private streets, or utility easements where the ground surface may not be appropriate for recreational space.
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d. Slope. The slope of the common outdoor recreational space shall not exceed a slope of 10 percent and shall be easily accessible for all residents. e. Accessibility. Common outdoor recreation spaces shall be accessible to all residents of the project for which the space is provided. 3. Exchange of Recreation Space Types. The decision-maker may allow required common outdoor recreation space area to be exchanged for private outdoor recreation space, and vice-versa; provided, that one and one-half square foot is provided for every square foot exchanged. For example, a project requiring 100 square feet of private recreation space and 100 square feet of common recreation space per unit instead may provide 250 square feet of private recreation space for each dwelling unit (100 sf private + 1.5 x 100 sf common = 250 sf private).
14.09.080.060 Design Requirements for Residential Development
Buildings in the Commercial and Mixed-Use Districts that contain solely residential uses shall meet the development standards for residential uses in Chapter TBD, Residential Districts.
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Chapter 14.09.090 Employment Zoning Districts
Sections: 14.09.090.010 Purpose and Applicability 14.09.090.020 Land Use Regulations 14.09.090.030 Development Regulations 14.09.090.040 Design Requirements
14.09.090.010 Purpose and Applicability
The purpose of the Employment Zoning Districts is to: A. Designate adequate land for commercial, business, office, research, and industrial activity consistent with the General Plan; B. Maintain and strengthen the city’s economic vitality; C. Provide a range of employment opportunities to meet the needs of current and future residents; and D. Provide areas for a wide range of manufacturing, research and development, industrial processing, and service commercial uses, and protect areas where such uses now exist. Additional purposes of each Employment Zoning District: Commercial/Industrial Service (IS). The IS District is intended to provide for wide range of industrial and service commercial uses to serve the needs of the community. The IS District implements the Commercial Service and Industrial Park General Plan Land Use Designations. Industrial Park (IP). The IP District is intended to provide for a variety of industrial, manufacturing and warehousing uses with compatible uses to support vibrant employment areas. The IP District implements the Industrial Park General Plan Land Use Designation. Business Park (BP). The BP District is intended to provide areas for large-scale, campus-like office and technology development that includes office, research and development, manufacturing, and other large-scale professional uses, along with supportive services. The BP District implements the Business Park General Plan Land Use Designation.
14.09.090.020 Land Use Regulations
Placeholder. Draft land use regulations were included in a previous document, Preliminary Draft Use Regulations.
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14.09.090.030 Development Regulations
Table TBD, Development Regulations—Employment Zoning Districts, prescribes the development regulations for the Employment Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this Code.
TABLE TBD, DEVELOPMENT REGULATIONS – EMPLOYMENT ZONING DISTRICTS
Standard IS IP BP Additional Regulations
Minimum Lot Area (square 20,000 20,000 20,000 feet)
Maximum Floor Area Ratio 0.3(A) 0.4(A) 0.3(A) See §TBD, Determining Floor Area Ratio (FAR)
Maximum Height (feet) 30 70, up to 90 70, up to 90 See §TBD, Height and Height Exceptions with with conditional conditional use permit use permit approval (B) approval (B)
Or as further limited in the AE Overlay District
Minimum Setbacks (feet)
Front 15 (C) 20 (C) 20 (C) See §TBD, Encroachments into Required Setbacks
Corner Side 10 (C) 20 (C) 20 (C) See §TBD, Encroachments into Required Setbacks
Interior Side 10 (C) 10 (C) 10 (C) See §TBD, Encroachments into Required Setbacks
Rear 10 (C) 10 (C) 10 (C) See §TBD, Encroachments into Required Setbacks
Freeway ROW 20 20 20 See §TBD, Encroachments into Required Setbacks
Additional Development Regulations A. FAR Exception, Employment Districts. An exception to the maximum FAR standard in the Employment Districts may be approved where the decision-maker makes all of the following findings. 1. The proposed use and structure for which the exception to the FAR standard is approved has a lower employee density or a lower peak hour traffic generation than uses generally permitted within the applicable zoning district; 2. Public facilities and services are available to serve the proposed use and structure; and
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3. The proposed building massing is compatible with intended development in the zoning district. B. Transitional Height Standards. Where an Employment District abuts a Residential District, the following height limitations apply. 1. Maximum Height Within 50 Feet of a Residential District Boundary: 35 feet. 2. Maximum Height Between 50 and 75 Feet of a Residential District Boundary: 50 feet. C. Transitional Setback Standards. Where an Employment District abuts a Residential District, the following setback requirements apply. 1. IS District, Minimum Setback Adjacent to Residential District. The minimum setback from any property line adjacent to or across the street from a Residential District shall be 30 feet. 2. IP and BP Districts, Minimum Setback Adjacent to a Residential District. The minimum setback from any property line adjacent to or across the street from a Residential District shall be 200 feet.
14.09.090.040 Design Requirements
A. Building Design Near Freeways. Any building visible from the freeway shall be designed with four-sided architecture where each exterior wall is designed equivalent to the primary façade in the extent of building articulation and quality of exterior materials, and consistent with the color scheme of the primary façade. B. Orientation of Primary Building Entrance. The primary building entrance shall face and be oriented toward a street frontage providing access to the site. C. Facade Articulation. All street-facing facades shall have at least one horizontal or vertical projection or recess at least two feet in depth for every 50 horizontal feet of wall. If located on a building with two or more stories, the articulated elements must be greater than one story in height, and may be grouped together rather than evenly spaced in 50 foot modules. D. Employee Outdoor Eating or Use Areas. All new office or industrial development greater than 10,000 square feet in gross floor area and additions that expand existing floor area by 25 percent and result in more than 10,000 square feet of floor area, a minimum of 150 square feet of outdoor eating or use area shall be provided for the use of employees. Outdoor employee areas shall be designed to include seating and covering to provide protection from sun and weather conditions. E. Large-Scale Office and Industrial Development. All new office or industrial development containing 80,000 square feet or more of floor area shall provide the following: 1. Open space areas equal to 10 percent of the site area, providing gathering space or opportunities for active or passive use. Open space areas shall include amenities that enhance the comfort, aesthetics, and usability of the space, including but not limited to trails/paths, benches, trees, shade structures, drinking fountains, or public art.
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2. Pedestrian walkways that connect all parts of the park and to any existing or planned pedestrian facilities in adjacent neighborhoods. 3. Stormwater detention facilities incorporated into the site landscaping as a visual amenity.
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Chapter 14.09.100 Public and Semi-Public Zoning Districts
Sections: 14.09.100.010 Purpose and Applicability 14.09.100.020 Land Use Regulations 14.09.100.030 Development Regulations 14.09.100.040 Supplemental Regulations
14.09.100.010 Purpose and Applicability
The purpose of the Public and Semi-Public Zoning Districts is to: A. Provide land for the development of public, semi-public, and open space uses that provide services to the community and support existing and new residential, commercial, and industrial land uses; B. Provide areas for educational facilities, cultural and institutional uses, health services, parks and recreation, general government operations, utility and public service needs, and other similar and related supporting uses; C. Provide opportunities for outdoor recreation, and meet the recreational needs of City residents; and D. Reserve areas for passive recreation, open space, and habitat protection and enhancement. Additional purposes of each Public and Semi-Public Zoning District: Public Facilities (PF). The PF District is intended to provide for a broad range of government, institutional, educational, and assembly uses, typically on large sites. The PF District implements the Public/Institutional and School General Plan Land Use Designations. Park and Recreation (PR). The PR District is intended to maintain areas for active and passive park and recreation areas, including outdoor and indoor recreation such as playing fields, playgrounds, community centers, and other recreational uses. The PR District implements the Public Park and Private Recreation General Plan Land Use Designations. Open Space (OS). The OS District is intended for lands that are owned or controlled by the City, a public entity, or a non-profit entity and lands that are designated for future acquisition that are to be preserved as permanent open space. The OS District implements the Public Open Space General Plan Land Use Designation.
14.09.100.020 Land Use Regulations
Placeholder. Draft land use regulations were included in a previous document, Preliminary Draft Use Regulations.
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14.09.100.030 Development Regulations
Table TBD, Development Regulations—Public and Semi-Public Zoning Districts, prescribes the development regulations for the Public and Semi-Public Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this Code.
TABLE TBD, DEVELOPMENT REGULATIONS – PUBLIC AND SEMI-PUBLIC ZONING DISTRICTS
Standard PF PR OS Additional Regulations
Minimum Lot Area (acres) n/a n/a 2
Maximum Floor Area Ratio 0.3(A) 0.1 0.05 See §TBD, Determining Floor Area Ratio (FAR)
Maximum Height (feet) 70, 40 within 100 feet 30 30 See §TBD, Height and Height Exceptions of a Residential District
Minimum Setbacks (feet)
Front 20 20 30 See §TBD, Encroachments into Required Setbacks
Corner Side 20 20 30 See §TBD, Encroachments into Required Setbacks
Interior Side 0, equal to the height 10 30 See §TBD, Encroachments into Required of the structure when Setbacks adjacent to a Residential District
Rear 0, equal to the height 10 30 See §TBD, Encroachments into Required of the structure when Setbacks adjacent to a Residential District
Additional Development Regulations A. FAR Exception, PF District. An exception to the maximum FAR standard in the PF District may be approved where the decision-maker makes all of the following findings. 1. The proposed use and structure for which the exception to the FAR standard is approved has a lower employee density or a lower peak hour traffic generation than uses generally permitted within the applicable zoning district; 2. Public facilities and services are available to serve the proposed use and structure; and 3. The proposed building massing is compatible with intended development in the zoning district.
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14.09.100.040 Supplemental Regulations
A. Grazing. Grazing is allowed in Public and Semi-Public Zoning Districts subject to the following standards: 1. A minimum of two acres shall be available for grazing. 2. Seasonal supplemental feeding is allowed. 3. Grazing shall not include the confining of livestock in enclosures such as feedlots or corrals where feed is provided on a regular basis. 4. Weed abatement requirements shall be met. B. Discontinued Use, PF District. If a use is discontinued or abandoned and the public agency owning the facility determines that the site is no longer needed for public use, the Planning Commission shall hold a public hearing in accordance with the provisions of Section TBD, Public Hearings, to consider the appropriate rezoning of the site and shall forward a recommendation to the City Council.
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Overlay Districts
Chapter 14.09.110 Agricultural Buffer (AB) Overlay District
Sections: 14.09.110.010 Purpose 14.09.110.020 Applicability 14.09.110.030 Permitted and Conditional Uses 14.09.110.040 Agricultural Buffer Overlay District Standards 14.09.110.050 Agricultural Buffers Adjacent to Grazing Land
14.09.110.010 Purpose
The purposes of the Agricultural Buffer (AB) Overlay District are: A. To serve as a buffer between urban development and agricultural uses. B. To protect viable agricultural operations outside the urban area (particularly crops that require irrigation, tilling, and spraying) from the intrusion of urban uses.
14.09.110.020 Applicability
The standards of this chapter apply to lands designated as an Agricultural Buffer Overlay. The AB Overlay shall be applied to those lands designated Agricultural Buffer on the General Plan land use diagram and may be applied on a case-by-case basis adjacent to grazing lands. The permitted and conditional uses within the AB Overlay shall be limited to those listed in this chapter. Development within the overlay shall conform to the standards listed within this chapter in addition to the standards of the underlying zoning district.
14.09.110.030 Permitted and Conditional Uses
The permitted and conditional uses allowed within the AB Overlay District shall be limited to the following: A. Permitted Uses. 1. Detention basins, flood control channels, and water supply canals; 2. Landscaped buffer areas, walls, and fences; 3. Roads, driveways, and emergency accesses; 4. Passive recreational uses and open spaces; 5. Reservoirs and municipal water storage tanks;
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6. Water wells, pump stations and other similar utility facilities; 7. Other permitted uses in the underlying zoning district determined to be of similar or lower intensity than passive recreational and open space uses and to meet the purposes of this chapter. B. Conditional Uses. 1. Alternative energy facilities; 2. Other conditional uses in the underlying zoning district determined to be of similar or less intensity than passive recreational and open space uses and to meet the purposes of this chapter.
14.09.110.040 Agricultural Buffer Overlay District Standards
A. The floor area ratio of a site shall not exceed 0.01 unless the City Council finds that a higher ratio will not substantially reduce the open space utility of the agricultural buffer. B. Only structures that are non-occupied and that meet one of the following criteria are allowed: 1. Structures that are necessary to the maintenance of agricultural operations (e.g., pump stations); 2. Structures that form a portion of a landscaped separator (e.g., a sound wall); 3. Structures that serve a passive public recreation use; or 4. Structures that are adjunct to a public health and safety use of the buffer zone (e.g., stormwater detention facilities). C. Agricultural buffers shall contain substantial landscaping to discourage unlawful access onto the agricultural lands, and to lessen the potential impacts of typical agricultural activities on residential uses. This shall include a row of shrubs, hedges, and trees, to achieve 75 percent opacity within three years, and a fence or wall, or other combinations of fencing and landscaping determined by the decision maker to achieve the desired buffering. D. The cost of the creation and ongoing maintenance of new agricultural buffers shall be funded by new development adjacent to the existing agricultural uses. Any land use approval for adjacent urban development shall include a funding and maintenance plan for the buffer area.
14.09.110.050 Agricultural Buffers Adjacent to Grazing Land
Where urban uses are proposed abutting grazing land outside the urban growth boundary, the decision maker shall evaluate the need for an agricultural buffer on a case-by-case basis. The width, location, design, and any special requirements for any needed agricultural buffer shall be contained in the specific plan, planned development or other land use approval for the urban use.
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Chapter 14.09.120 Airport Environs (AE) Overlay District
Sections: 14.09.120.010 Purpose 14.09.120.020 Applicability 14.09.120.030 Use Restrictions 14.09.120.040 Height Limitations 14.09.120.050 Open Lands Around Nut Tree Airport 14.09.120.060 Overflight Notification and Easement 14.09.120.070 Solano County Airport Land Use Commission (ALUC) Review 14.09.120.080 Nonconforming Uses 14.09.120.090 Repeal of Requirements
14.09.120.010 Purpose
The purpose of the Airport Environs (AE) Overlay District is to regulate land use and development within the Nut Tree Airport Compatibility Areas and the Travis Air Force Base Area of Influence consistent with the adopted land use compatibility plans. The Nut Tree Airport and the Travis Air Force Base Airport, also referred to as Travis Airport, are important to the economic prosperity of the City of Vacaville. Consideration must be given to the operations of the Nut Tree and Travis Airports when development is proposed in order to ensure that a compatible balance of uses is maintained. The provisions of this chapter are established to achieve the following purposes: A. To provide for the safe and orderly development of the Nut Tree Airport and the Travis Air Force Base by protecting users of the airport from hazardous encroachments into areas of avigational operation and preventing the creation of hazardous encroachments into defined airspaces; B. To ensure the continued viability of the Nut Tree Airport as a general aviation facility and protect the substantial public investment in the facility; C. To ensure the continued vitality of Travis Air Force Base as a military facility and to protect the substantial public investment in the facility; D. To comply with the requirements of the California Public Utilities Code to protect the public health, safety, and welfare by ensuring the orderly expansion of airports and the reasonable reduction of the public’s exposure to hazards associated with the operation of airport facilities; E. To implement the policies of the Nut Tree Airport Land Use Compatibility Plan and the Travis Airport Land Use Compatibility Plan; F. To protect persons and property in the vicinity of the Nut Tree Airport and the Travis Airport from unreasonable hazards or impacts associated with airport operations; and G. To implement the goals, objectives, and policies of the General Plan.
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14.09.120.020 Applicability
A. The provisions of this chapter apply within the Nut Tree Airport Compatibility Areas and the Travis Air Force Base Area of Influence. 1. Nut Tree Airport Compatibility Areas. Nut Tree Airport Compatibility Areas include properties in the vicinity of the Nut Tree Airport which may be affected by aircraft operations, as well as areas where aircraft operations may be affected by other uses, as depicted in the Nut Tree Airport Compatibility Map the FAA Airspace Plan and Height Limits Map, in the Nut Tree Airport Land Use Compatibility Plan. 2. Travis Air Force Base Area of Influence. Travis Air Force Base Area of Influence includes areas which may be affected by aircraft operations associated with the Travis Airport, as well as areas where aircraft operations may be affected by other uses, as depicted in the Travis Air Force Base Land Use Compatibility Plan. B. Adjustments and interpretations of the boundaries of land use compatibility areas may be appropriate based upon geographic features and parcel lines not reflected in the base map. Adjustments and interpretations of the boundaries shall be referred to the Airport Land Use Commission. C. Regulations in the AE Overlay District modify and supplement the base zoning district regulations. In cases where the regulations of the AE Overlay District conflict with the regulations of the base zoning district, the more restrictive regulations take precedence.
14.09.120.030 Use Restrictions
A. General Restrictions. Notwithstanding any other provision of this chapter, no use shall be allowed within an airport compatibility area which may produce hazards to aircraft in flight, including the following: 1. Glare or distracting lights which could be mistaken for airport lights; 2. Sources of smoke; 3. Sources of electrical interference with aircraft communication or navigation; 4. Uses, such as landfills or certain agricultural uses, which attract birds; or 5. Any other hazard or endangerment to the landing, takeoff, or maneuvering of aircraft using or intending to use the airport. B. Nut Tree Airport Compatibility Areas Use Restrictions. Within the Nut Tree Airport Compatibility Areas, uses should generally fall within the persons per acre guidelines established with each area. 1. Determination Criteria. In determining whether a land use is allowed, normally not allowed, or prohibited, the following definitions shall apply: a. Allowed. Allowed uses clearly meet the persons per acre criteria of the applicable compatibility area.
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b. Normally Not Allowed. Normally not allowed uses generally do not meet the persons per acre criteria of the applicable compatibility area. Such uses may only be allowed if a specific use is found by the Director or the ALUC, as applicable, to meet the persons per acre criteria specified in the applicable compatibility area. c. Prohibited. Prohibited uses are incompatible with the airport or clearly do not meet the persons per acre criteria of the applicable compatibility area and are not allowed. 2. Compatibility Area A – Clear Area or Primary Surface. The maximum density standard is 10 persons per acre in buildings and 15 persons per acre in and out of structures. A minimum setback of 50 feet shall be required from the extended runway centerline for any structure. a. Allowed Uses: i. Pastures and open space; ii. Parks with very low intensity uses; iii. Aircraft tie-downs; iv. Parking lots; v. Nurseries, plant; vi. Outdoor storage; and vii. Any other uses which are determined by the Director and the ALUC to generally not have an anticipated maximum density of more than 10 persons per acre in buildings, and not more than 15 persons per acre outside of buildings on the basis of specific floor plans and other related information. b. Normally Not Allowed Uses: i. Warehousing, general; ii. Storage, household and business; and iii. Industrial uses. c. Prohibited Uses: i. Any substantial assemblage of people; ii. Any structure that exceeds the height limits established herein; iii. Any noise sensitive uses; and iv. Any residential uses. 3. Compatibility Area B – Inner Approach/Departure Area. The maximum density standard is 20 persons per acre in buildings and 40 persons per acre in and out of buildings.
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a. Allowed Uses: i. Allowed uses from Area A; ii. Parks with low intensity uses; iii. Nurseries, plant; iv. Warehousing, general; v. Storage, household and business; vi. Industrial uses permitted pursuant to a specific plan or policy plan; and vii. Any other uses which are determined by the Director and the ALUC to generally not have an anticipated maximum density of more than 20 persons per acre in buildings, and not more than 40 persons per acre outside of buildings on the basis of specific floor plans and other related information. b. Normally Not Allowed Uses: i. Retail and general merchandise sales; and ii. Offices, except as necessary to allowed uses c. Prohibited Uses: i. Any substantial assembly of people; ii. Any structure that exceeds the height limits established herein; iii. Any noise sensitive uses; iv. Any residential uses; and v. Uses involving substantial amounts of highly flammable or explosive materials. 4. Compatibility Area C – Outer Approach/Departure Area or Adjacent to Runway. The maximum density standard is one dwelling unit per acre for residential uses and 50 persons per acre in buildings and 75 persons per acre total for non-residential uses. a. Allowed Uses: i. Allowed uses from Area B; ii. Retail and general merchandise sales, a maximum of one story, except that storage may exceed one story; iii. Offices, a maximum of one story, except that storage may exceed one story; iv. Banks and financial services, a maximum of one story, except that storage may exceed one story; v. Automobiles and other vehicles, sales and service, new or used;
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vi. Hotels and motels, a maximum of one story; and vii. Any other uses, including multi-story buildings, which are determined by the Director and the ALUC to generally not have an anticipated maximum density of more than 50 persons per acre in buildings, and not more than 75 persons per acre outside of buildings on the basis of specific floor plans and other related information. viii. Area C, lying north of I-80 and extending from the Callan Street residential area on the southwest, to the Putah South Canal on the northeast, is considered to be predominantly devoted to uses consistent with Area D standards. Therefore, new uses may be approved in this area if they meet Area D standards. b. Normally Not Allowed Uses: i. Retail and general merchandise sales, multi-story; ii. Offices, multi-story; iii. Banks and financial services, multi-story; iv. Theaters and meeting halls; v. Churches and other religious institutions; vi. Amusement arcades; vii. Recreation centers; viii. Restaurants and eating establishments; and ix. Bars and lounges. c. Prohibited Uses: i. Schools, public and private; ii. Libraries and museums; iii. Hospitals; iv. Community care facilities, large; v. Noise sensitive outdoor uses; and vi. New residential uses. 5. Compatibility Area D – Extended Approach/Departure Area. The maximum density standard is four dwelling units per acre for residential uses and 100 persons per acre in buildings and 150 persons per acre in and out of structures for other uses. a. Allowed Uses: i. Allowed uses from Area C;
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ii. Restaurants and eating establishments, a maximum of one story, except that storage may be more than one story; iii. Bars and lounges, a maximum of one story, except that storage may be more than one story; iv. Offices, a maximum of two stories; v. Banks and financial services, a maximum of two stories; vi. Retail and general merchandise sales, a maximum of two stories; vii. Hotels and motels, a maximum of two stories; and viii. Any other uses, including multi-story buildings, which are determined by the Director and the ALUC to generally not have an anticipated maximum density of more than 100 persons per acre in buildings, and not more than 150 persons per acre outside of buildings on the basis of specific floor plans and other related information. b. Normally Not Allowed Uses: i. New single-unit dwelling; ii. Commercial centers, exceeding 500,000 square feet in area; iii. Theaters and meeting halls; iv. Churches and other religious institutions; v. Schools, public and private; vi. Libraries and museums; vii. Hospitals; and viii. Community care facilities, large. c. Prohibited Uses: Noise sensitive outdoor uses. d. Exceptions. Where substantial development already exists, additional infill development of similar land uses may be allowed to occur on parcels of three acres or less even if such land uses are prohibited elsewhere in the area. 6. Airport Compatibility Area E – Adjacent to Runway or Final Approach. The maximum average density standard is six dwelling units per acre for residential uses, which can be clustered to three times the average density. There shall be no maximum density standard for other uses. a. Acceptable Uses. All uses are acceptable except as provided below. b. Normally Not Acceptable Uses: i. Schools, public and private (permanent school sites may be allowed subject to approval by the State Division of Aeronautics); ii. Hospitals;
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iii. Community care facilities, large; and iv. Residential densities greater than an average of six dwelling units per acre, or a maximum of 18 dwelling units per acre, achieved through clustering. c. Prohibited Uses: Highly noise sensitive uses such as amphitheaters. d. Exceptions. Where substantial development already exists, additional infill development of similar land uses may be allowed to occur on parcels of three acres or less even if such land uses are prohibited elsewhere in the area. 7. Compatibility Area F – Other Airport Environs. All uses are acceptable except those involving large assemblages of more than 300 persons in buildings such as schools, auditoriums, etc., and captive groups of more than 100 persons in buildings such as penal institutions and large community care facilities, etc., under the direct approach pattern. a. Exceptions. Where substantial development already exists, additional infill development of similar land uses may be allowed to occur on parcels of three acres or less even if such land uses are prohibited elsewhere in the area.
14.09.120.040 Height Limitations
The maximum height of any structure or object shall be such that no penetration of the applicable air space surface occurs. A. Nut Tree Airport Compatibility Areas. The height limits are established consistent with FAR Part 77 surface identification for the Nut Tree Airport. For purposes of determining these heights, the U.S. Coast and Geodetic (based) Survey has established the runway elevation reference for the Nut Tree Airport to be 113 feet. 1. Maximum Height. No structure or object shall be erected, altered, maintained, or allowed to grow in excess of the height limit established for the airspace surface area in which the property is situated except as provided below. a. In Compatibility Areas A, B, and C, an exception to the maximum height limits may be approved provided the decision-maker determines that no reasonable use of the property is possible if the height limitations are strictly interpreted. b. In Compatibility Areas D, E, and F, airport height limits shall not be less than 35 feet above the ground level. 2. Determination of Maximum Height. To determine the airport height limit for a specific location on a site within the airport compatibility area, it is necessary to determine the elevation of the point on the applicable airspace surface that lies directly above the location in question. a. For the primary surface and the horizontal surface, the elevation of the entire surface is established as 113 feet and 263 feet, respectively.
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b. For the transitional, approach, and conical surfaces, the elevation is a function of the horizontal distance from the primary surface and the slope of the applicable surface. For example, a location underlying the approach surface at the north end of the runway that is 5,000 feet from the primary surface, would have a maximum height limit of 213 feet above sea level. The 5,000 feet distance at a slope of one foot vertical for each 50 feet horizontal results in an increase of 100 feet over the primary surface elevation of 113 feet. 3. Surface Areas. a. Primary Surface. Primary surface means a surface at an elevation of 113 feet longitudinally centered on the airport runway and extending beyond the end of a runway. The primary surface at the Nut Tree Airport is 1000 feet in width and extends 200 feet beyond the end of the south end of the runway (Runway 2) and the end of the planned extension of the north end of the runway (Runway 20). b. Approach Surface. Approach surface means the surface longitudinally centered on the extended runway centerline, extending outward and upward from the end of the primary surface at a defined slope. The approach surface at the Nut Tree Airport extends outward and upward from the end of the primary surface at a slope of 50 feet horizontally to one foot vertically for an initial distance of 10,000 feet and at a slope of 40 feet horizontally to one foot vertically for a distance of 40,000 feet thereafter at the north end of the runway (Runway 20) and at a slope of 34 feet horizontally to one foot vertically for a distance of 10,000 feet at the south end of the runway (Runway 2). c. Transitional Surface. Transitional surface means the surface extending outward and upward from the sides of the primary surface and the approach surface at a slope of seven feet horizontally to one foot vertically to the intersection with the horizontal surface. The transitional surface at the Nut Tree Airport extends outward and upward from the primary surface and approach surface at a slope of seven to one to an elevation of 150 feet above the runway elevation or 263 feet mean sea level. d. Horizontal Surface. Horizontal surface means a horizontal plane 150 feet above the established runway elevation extending from the intersection of the transitional and approach surfaces to the intersection of the conical surface with the horizontal surface. The horizontal surface at the Nut Tree Airport is 150 feet above the runway elevation of 113 feet extending out from the approach and transitional surfaces to the intersection with the conical surface at an arc radius of 10,000 feet from the center of each end of the primary surface of each runway. e. Conical Surface. Conical Surface means a surface extending outward and upward from the periphery of the horizontal surface at a slope of 20 feet horizontally to one foot vertically for a horizontal distance of 4,000 feet.
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B. Travis Air Force Base Area of Influence. The established runway elevation for Travis Airport is 62 feet mean sea level. 1. Maximum Height. No structure or object which would be of a greater height than the outer horizontal surface of 562 feet mean sea level shall be erected, altered, maintained, or allowed to grow except as provided below. a. Construction of objects upon land which underlies the outer horizontal surface and which penetrates the outer horizontal surface may be allowed if they conform to FAR Part 77 height limits and filing requirements, and provided that a height limit easement is granted consistent with FAR Part 77. 2. Notification Requirement. Any proposed structure that would penetrate the 100:1 imaginary slope identified as “FAA Construction Referral Boundary (100:1)” shall comply with the notice and filing requirements of applicable federal and state regulations. 3. Outer Horizontal Surface. The outer horizontal surface is defined as a plane extending for a horizontal distance of 30,000 feet from the outer periphery of the conical surface, located 500 feet above the established runway elevation.
14.09.120.050 Open Land Areas Around Nut Tree Airport
Open land areas around the Nut Tree Airport are required for emergency landings of aircraft using the Nut Tree Airport. A. Required Open Land Areas. In Compatibility Areas A and B, adequate amounts of open land suitable for emergency landings shall, to the extent practical, be provided. 1. Amount of Area Required. a. In Area A, no less than 65 percent of the site area shall be suitable open land area. b. In Area B, no less than 50 percent of the site area shall be suitable open land area. c. In Area C, no less than 15 percent of the site area shall be suitable open land area. d. In Area D, no less than 10 percent of the site area shall be suitable open land area. 2. Areas Considered to be Suitable Open Land. a. Open land areas may use private or public properties and rights-of-way. b. Suitable open land areas include, but are not limited to, parking lots, landscaped areas, roadways, and certain outdoor storage areas. 3. Standards Applicable to Open Land Areas. The following standards shall apply to the use of sites designated as open land areas:
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a. Trees, light poles, and other similar objects shall not exceed 20 feet in height; trees shall be small varieties with small trunks and canopies. b. Structures in outdoor storage areas shall not exceed 10 feet in height. c. Vehicles, equipment, and other items in outdoor storage areas shall not exceed 5,000 lbs. in weight. B. Open land areas shall, to the extent possible, be located adjacent to other open land areas to provide contiguous open areas. C. As a part of the review of any subdivision, design review, conditional use permit, or other approval pursuant to this Code, the decision-makers shall examine the feasibility of clustering development and coordinating the provision of open land between structures to provide areas for controlled emergency landings.
14.09.120.060 Overflight Notification and Easement
A. Nut Tree Airport Compatibility Areas. The following dedication of overflight easements and notice to purchasers are required within the Nut Tree Airport Compatibility Areas. 1. Dedication of Overflight Easements. Prior to the issuance of building permits for any new construction or the recording of any subdivision map or waiver thereof, an overflight easement shall be provided to Solano County. The overflight easement shall permit the right of flight in the airspace above the property, including the generation of noise associated with such flight, and shall provide for the regulation of the release or creation of electrical emissions which could interfere with aircraft operations. The overflight easement shall be provided in a form approved by the City Attorney and the Solano County Counsel and shall be recorded on the title of the subject property. 2. Notice Required. No building permit shall be issued for any new dwelling unit intended for sale, rental, or lease until the Director approves the form, content, and method of notice by which the initial purchasers, renters, or lessees of residential property within an airport compatibility area will be informed that the area is subject to aircraft overflight. Said notices shall include, but not be limited to, a map showing the airport compatibility area, the most recent noise contours forecast, and current and anticipated flight paths. B. Travis Air Force Base Area of Influence. The following dedication of overflight easement is required within the Travis Air Force Base Area of Influence. 1. Dedication of Overflight Easements in the Height Review Overlay Zone. Prior to the issuance of building permits for any new construction or the recording of any subdivision map or waiver thereof, an overflight easement shall be provided to Solano County for any project within the Height Review Overlay Zone as depicted in Figure 14.09.134-3 of this chapter. The overflight easement shall be provided in a form approved by the City Attorney and the Solano County Counsel, shall be recorded on the title of the subject property, and include the following provisions:
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a. Provide the right of flight in the airspace above the property. b. Allow the generation of noise and other impacts associated with aircraft overflight. c. Restrict the height of structures, trees and other objects. d. Permit access to the property for the removal or aeronautical marking of objects exceeding the established height limit. e. Prohibit electrical interference, glare, and other potential hazards to flight from being created on the property.
14.09.120.070 Solano County Airport Land Use Commission (ALUC) Review
The review and referral of development applications shall be in accordance with the Solano County Airport Land Use Compatibility Review Procedures manual and the following. A. Referral Required. The following projects within the Nut Tree Airport Compatibility Area or the Travis Air Force Base Area of Influence shall be referred to the Solano County Airport Land Use Commission (ALUC) for a determination of consistency with the Nut Tree Airport Land Use Compatibility Plan or the Comprehensive Airport Land Use Plan for Travis Air Force Base, whichever is applicable, prior to an action being taken by the decision-maker with authority over the project. 1. Adoption of or amendment to the General Plan. 2. Any proposed specific plan or policy plan or a substantial amendment to previously approved plan. 3. Any proposed land use action involving a question of compatibility with the airport activities, as determined by the Director. 4. Any proposal for a new airport or heliport whether for public use or private use if the facility requires an Airport Permit or Heliport Permit issued by the California Department of Transportation. 5. Any proposal for expansion of an existing airport or heliport if such expansion will require an amended airport permit from the state of California. 6. A proposed zone change, zoning ordinance or building regulation or an amendment or variance to any such ordinance or regulation that may impact airport operations. 7. Adoption or modification of the master plan for an existing public-use airport. 8. A request for an exception to the airport height limits in the Nut Tree Airport Compatibility Areas. 9. Any object greater than 35 feet in height in the Travis Air Force Base Influence Area. 10. Any object greater than 200 feet tall, located anywhere within the City. B. ALUC Determination.
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1. If the ALUC determines that the project is consistent, or if amended, would be consistent, with the applicable adopted airport land use plan, the project may proceed with the applicable development review process; 2. If the ALUC determines that the project is not consistent with the applicable adopted airport land use plan, the City Council shall become the decision-maker for the project: a. The original decision-maker shall make a recommendation to the City Council on whether the project is consistent with the purposes of Section 21670 of Article 3.5 of the State Public Utilities Code. b. The City Council may approve, approve with conditions, or deny the project. However, if the project involves an amendment to the General Plan, adoption of a specific plan or policy plan or a substantial amendment to such a plan, or involves the adoption of a zone change or adoption or amendment to the Zoning Ordinance, or involves an exception to the airport height limits, approval shall require that the City Council, after a public hearing, overrule the determination of the ALUC by a two-thirds vote of the governing body, and make the finding that the project is consistent with the purposes of Section 21670 of Article 3.5 of the State Public Utilities Code. C. A project referred to the ALUC for review shall not be required to be submitted at more than one stage of the planning process, provided that sufficient information is included with the first referral to ensure that the applicable compatibility criteria may be evaluated.
14.09.120.080 Nonconforming Uses
For the purposes of this chapter, a non-conforming use is a use which was legally established prior to the enactment of this ordinance (December 11, 1997), but by reason of adoption or amendment of this Code, or by reason of annexation to the City, the use no longer conforms to the regulations for the airport compatibility area in which it is located. A. Regulations Not Retroactive. The regulations prescribed in this chapter shall not be construed to require the removal, lowering, or otherwise changing or altering of any structure or tree not conforming to the regulations as of the effective date of the ordinance codified in this chapter nor otherwise interfere with the continuation of a non-conforming use. Nothing contained in this chapter shall require any change in the construction, alteration or intended use of any structure, the construction or alteration of which was begun prior to the effective date of the ordinance codified in this chapter and which is diligently prosecuted. B. Existing Uses. No permit shall be granted which would allow the creation or establishment of an airport hazard or permit a non-conforming use, structure, or tree to become a greater hazard to air navigation than it was on the effective date of the ordinance codified in this chapter or any amendments thereto, or than it was when the application for a permit was made. C. Abandonment or Destruction. Whenever the Director determines that a non-conforming structure has been abandoned for a continuous period of 90 days, or that a non-conforming
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structure or tree is more than 50 percent destroyed, physically deteriorated, or decayed, no permit shall be granted which would allow such a tree or structure to exceed the applicable height limit or otherwise deviate from the zoning regulations except as follows. 1. In Compatibility Areas C, D, E, and F of the Nut Tree Airport, where an existing development on a parcel of three acres or less has been partially or fully destroyed, it may be rebuilt to a density not exceeding that of the original construction.
14.09.120.090 Repeal of Requirements
In the event of the closure of the Nut Tree Airport or the Travis Air Force Base, the above sections limiting the use of property in the vicinity of the facility ceasing operation for purposes of protecting the public health and safety relative to airport hazards and nuisances shall be automatically repealed upon a finding of the Director that the facility has ceased operations and reinitiation of operations is not feasible.
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Chapter 14.09.130 Hillside (H) Overlay District
Sections: 14.09.130.010 Purpose 14.09.130.020 Applicability 14.09.130.030 Prohibited Development 14.09.130.040 Geologic Stability 14.09.130.050 Ridgeline Setback 14.09.130.060 Excavations and Grading
14.09.130.010 Purpose
The Hillside (H) Overlay District is intended to protect the health, safety, and welfare of residents of the City by establishing regulations for managing the development of hillside areas. The specific purposes of the H Overlay District are to: A. Protect public health and safety by minimizing hazards, including soil erosion and fire danger associated with development on hillsides; B. Preserve and enhance Vacaville’s scenic character, including its natural hillsides; C. Conserve the City’s open spaces and significant natural features; D. Respect natural features in the design and construction of hillside development; and E. Design hillside development to be sensitive to existing terrain, views, and significant natural landforms and features.
14.09.130.020 Applicability
The provisions of this chapter apply to all ridgelines, as shown on Figure TBD, areas within proximity to ridgelines, and areas with slopes at or exceeding 25 percent for a vertical distance of 25 feet or greater.
14.09.130.030 Prohibited Development
No structure shall be constructed, and no grading shall occur on ridgelines or slopes at or exceeding 25 percent for a vertical distance of 25 feet or greater except as follows: A. Telecommunication facilities in accordance with Section TBD, Telecommunication Facilities, and all other provisions of this Code. B. Access roads determined to be necessary for public safety and where alternate locations area are determined to be not available. C. Solar panels or similar structures that are generally low to the ground and require little or no ground alteration, subject to design review.
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14.09.130.040 Geologic Stability
All development or grading in the Hillside Overlay District shall be geologically stable and safe as documented though geologic and soils engineering analysis subject to review by the City Engineer and the Building Official as determined by the Director.
14.09.130.050 Ridgeline Setback
No structure shall be sited such that the top of the structure extends to within a vertical distance of 50 feet of the top of an adjoining ridgeline depicted on Figure TBD except as provided below. A. A structure shall be exempt from the ridgeline setback to the extent that the decision-maker determines that it is sited such that it will not be visible from property located in any residential district. B. A water storage tank which is less than 10 feet in height shall be exempt from the ridgeline setback to the extent that the decision-maker determines that it will not project above the ridgeline as viewed from property located in any residential district and that it is screened by vegetation. C. Telecommunication facilities may be located within the ridgeline setback area provided the decision maker makes at least one of the following findings. 1. The facility does not silhouette against the sky above one of the City’s ridgelines as viewed from surrounding public streets or any property located in any residential district. 2. The facility is on an existing multi-user site or is co-locating on an existing facility and the additional facility is designed to create no or a negligible increase in the perimeter of the existing silhouette against the sky as viewed from surrounding public streets or any property located in any residential district. 3. Due to existing development or existing vegetation at the site, the proposed facility will be substantially screened from the view as viewed from surrounding public streets or any property located in any residential district. 4. The specific location is in accordance with an approved master plan approved by the City Council.
14.09.130.060 Excavations and Grading
A. Cut slopes within the Hillside Overlay District are limited to 2:1 (50 percent slope) except where an engineering geologist can establish that a steeper slope would perform satisfactorily over the long term. B. The outside corners or edges of all cut and fill slopes except at the tops of slopes shall be rounded to eliminate the sharp corners and shall have a minimum curvature of radius of at least five feet.
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C. Large retaining walls in a uniform plane shall be avoided. Retaining walls shall be divided into terraces with variations in plane and include landscaping to break up the length of walls and to screen them from view. No freestanding retaining wall located shall be higher than six feet and must incorporate a three-foot recessed offset feature every 30 feet, or other methods of articulation.
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Chapter 14.09.140 Historic Preservation (HP) Overlay District
Placeholder. A revised Historic Preservation (HP) Overlay District, modified for consistency with the rest of the Code and consistency with General Plan policies, will be presented under separate cover at a future date.
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Chapter 14.09.150 Lower Lagoon Valley (LLV) Overlay District
Sections: 14.09.150.010 Purpose 14.09.150.020 Applicability 14.09.150.030 General Plan Goals and Policies 14.09.150.040 Lower Lagoon Valley Policy Plan
14.09.150.010 Purpose
The purpose of this chapter is to identify the applicability of Lower Lagoon Valley Policy Plan and General Plan goals and policies specifically applicable to the Lower Lagoon Valley Area.
14.09.150.020 Applicability
The Lower Lagoon Valley (LLV) Overlay District applies to all use and development of properties within the boundaries of the Lower Lagoon Valley Special Development Area shown on Figure LU-7, Areas of Special Consideration, of the General Plan and within the boundaries of the Lower Lagoon Valley Policy Plan.
14.09.150.030 General Plan Goals and Policies
All development within the LLV Overlay District shall be consistent with the Goal LU-24 and Policy LU- P24.1 of the Vacaville General Plan Land Use Element.
14.09.150.040 Lower Lagoon Valley Policy Plan
All development within the LLV Overlay District shall be consistent with the Lower Lagoon Valley Policy Plan.
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Chapter 14.09.160 Rice McMurtry (RMM) Overlay District
Sections: 14.09.160.010 Purpose 14.09.160.020 Applicability 14.09.160.030 General Plan Goals and Policies
14.09.160.010 Purpose
The purpose of this Chapter is to identify the applicability of General Plan goals and policies specifically applicable to the Rice McMurtry Area.
14.09.160.020 Applicability
The Rice McMurtry (RMM) Overlay District applies to all use and development of properties within the boundaries of the Rice McMurtry Special Development Area shown on Figure LU-7, Areas of Special Consideration, of the General Plan.
14.09.160.030 General Plan Goals and Policies
All development within the RMM Overlay District shall be consistent with the Goal LU-22 and Policy LU-P22.1 of the Vacaville General Plan Land Use Element.
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Chapter 14.09.170 Residential Social Services (RSS) Overlay District
Sections: 14.09.170.010 Purpose 14.09.170.020 Applicability 14.09.170.030 Review Process 14.09.170.040 Use Regulations 14.09.170.050 Development Standards
14.09.170.010 Purpose
The purpose of the Residential Social Services (RSS) Overlay District is provide areas where social service uses are allowed as permitted uses subject to specific development standards.
14.09.170.020 Applicability
The standards and regulations of this chapter apply to areas designated as within the RSS Overlay District on the Zoning Map. Except as provided in this chapter, all new structures and development, as well as alterations to existing structures, shall comply with the requirements of the base zoning district.
14.09.170.030 Review Process
Design Review, pursuant to Chapter TBD, Design Review, is required for all development within the RSS Overlay District.
14.09.170.040 Use Regulations
In addition to the uses allowed in the base zoning district, the following uses are permitted in the Residential Social Service (RSS) Overlay District: A. Emergency shelters; B. Administrative offices for emergency shelters when ancillary to the primary emergency shelter use; C. Accessory uses to the primary emergency shelter use, including day care space, training/classroom space for use by residents, and other similar uses.
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14.09.170.050 Development Standards
A. Standards for Emergency Shelters. 1. Emergency shelters shall have a common use kitchen and a common use living space for any dormitory style residential area and may also have individual dwelling or sleeping units with separate kitchen and living space. 2. Room Configuration. a. 261-267 Bennett Hill Court. The lower floor only for 261-267 Bennett Hill Ct. may be constructed in a dormitory fashion with two·2-level bunk beds in each room or separate individual units for transitional housing purposes for a maximum number of beds determined through Design Review. Upper floor units may be constructed in a dormitory fashion or separate individual units for transitional housing purposes. b. Other Locations. Buildings and rooms intended for emergency shelter residential uses may be constructed in a dormitory fashion with two 2-level bunk beds in each room or separate individual units for transitional housing purposes for a maximum number of beds determined through Design Review. c. Dormitory fashion shall be defined as one common interior hallway with doorways to each room directly off hallway. 3. Restroom/bathroom facilities for dormitory style units shall be constructed in dormitory or locker room fashion, and designed to meet the requirements and standards as established by the licensing agency for the shelter, complete with showers, as determined through Design Review approval and the social service oversight agency for the project. 4. Building Setbacks. a. 261-267 Bennett Hill Court. Building setbacks shall be as follows: i. Front: minimum of 15 feet. ii. Side (North): minimum of 8 feet. iii. Side (South): minimum of 10 feet. iv. Rear: minimum of 60 feet. The rear yard setback may be reduced to no less than 20 feet provided parking lot and open space needs are provided adequately as determined through Design Review. b. Other Locations. Building setbacks shall be consistent with the base zoning district. Additional setbacks may be required as determined on an individual site basis as project applications are filed.
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5. Buffer Areas. a. 261-267 Bennett Hill Court. The rear property area and property line shall be improved with landscaping along the existing slope area and with a decorative masonry wall or decorative steel fence not less than six feet in height. b. Other Locations. The property area and property lines shall be improved with landscaping along the property boundaries and with a decorative masonry wall or decorative iron fence not less than six feet in height. Location of landscaping, wall, and fence shall be determined through Design Review. B. Parking Standards. Parking shall be provided pursuant to Chapter TBD, Parking and Loading, and the following as determined through Design Review: 1. The following typical parking ratios will be subject to review for specific operating characteristics of the proposed project and may be increased or reduced from this number. a. 1 space per independent dwelling unit or sleeping unit; b. 1 space for every five beds in dormitory style living quarters; c. 1 space for each office/work station within the structure or complex. 2. Parking for accessory uses (i.e. day care facility) shall be determined as necessary through individual project review. 3. Parking requirements for the use may incorporate limitations on numbers of vehicles permitted per person or per unit. C. Outdoor Recreation Space Standards. The purpose of outdoor recreation space standards is to provide an adequate residential recreational environment. 1. The minimum outdoor recreation space shall be 200 square feet per independent dwelling unit o sleeping unit, plus additional space as determined through Design Review. 2. Separate children's play space shall be provided either within the outdoor recreation area or within a separate space on the site. D. Crime Prevention Strategies. The following apply to social service facilities at locations other than 261-267 Bennett Hill Court. 1. All Social Service uses shall, as a part of site development approval, contact the Vacaville Police Department Crime Prevention Unit to prepare crime prevention strategies (i.e. Crime Free Multi-Family Housing Program or other programs) that can be used on project sites as applications are filed. 2. Such safety and security measures shall permit the Police Department to increase security requirements if there is marked increase in crime on any site once a building is occupied.
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3. The Police Department shall be given a 24-hour contact name and telephone number for projects while under construction and they shall submit a completed emergency contact form to the·Crime Prevention Unit prior to occupancy.
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Chapter 14.09.180 Vine Street (VS) Overlay District
Sections: 14.09.180.010 Purpose 14.09.180.020 Applicability 14.09.180.030 Development Standards
14.09.180.010 Purpose
The purpose of the Vine Street (VS) Overlay District is to guide new development in a manner that preserves and enhances the character of the areas that is defined by rolling hills, custom homes, and a rural atmosphere.
14.09.180.020 Applicability
The standards and regulations of this chapter apply to areas designated with an as within the VS Overlay District on the Zoning Map.
14.09.180.030 Development Standards
Except as provided in this chapter, all new structures and development, as well as alterations to existing structures, shall comply with the requirements of the base zoning district. A. General Provisions. The following standards apply to all development within the VS Overlay District. 1. Grading. Development shall be designed to minimize the amount of grading and retain the existing landform to the extent practical. 2. Tree Preservation. Development shall be designed to minimize the loss of existing mature trees to the extent practical. 3. Entry Feature. A round-about shall be installed at the intersection of Old Vine Street and Vine Street. It is intended to serve a dual function for traffic calming and as an entry feature into the Vine Street area. Landscaping and other decorative elements shall be included as part of its design. The round-about shall be installed by the developer of "Villages on Vine" project concurrently with the improvements to Vine Street. 4. Street Standards. The width of Vine Street north of the intersection with Old Vine should not exceed 36 feet (curb-to-curb). A public sidewalk is required only on one side of Vine Street. Any new public sidewalk shall be located on the east side of Vine Street, unless an exception is granted through the approval of a subdivision map or parcel map.
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B. RE District Standards. The following standards apply to all properties within the VS Overlay District with the RE base zoning district. 1. All single unit dwellings constructed shall be "custom homes". a. The floor plan and exterior elevation shall not be constructed more than once within the Overlay District and b. The floor plan and elevation of each house shall be substantially different from any other house within the Overlay District. 2. The minimum floor area of a new custom home shall be 2250 square feet of living area, exclusive of garages, porches or other similar non-habitable space. 3. Each new custom home shall demonstrate high quality design by conforming to the following design criteria: a. Roof lines shall be varied. Roof design shall include different heights and angles. b. Roof materials should be tile, concrete, or material of equivalent quality as may be allowed through design review approval. c. Principal exterior materials shall be stucco, wood, brick, stone or material of equivalent quality as may be allowed through design review approval. d. Exterior elevations shall include some combination of decorative features. Examples include but are not limited to: accent materials (stone, brick, or masonry), architectural projections (porches, trellis, or bay windows), variations in wall planes, and trim around windows and doors. e. Accessory structures, if any, shall be designed to match the architectural design and materials of the main structure. f. Garage doors should not directly face the street. For lots where this is not practical, garage doors should be further from the street than the habitable portion of the house. C. RLM District Standards. The following standards apply to all properties within the VS Overlay District with the RLM base zoning district. 1. All dwelling units shall: a. Include a variation in roof lines; b. Be single story; c. Have a driveway that uses decorative materials; examples include concrete with integral color, stamped concrete, or exposed aggregate or other equivalent means; and d. Provide same level of architectural quality on side and rear elevations facing a street as the front elevation. 2. Each dwelling unit shall include a minimum of four of the following six items:
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a. Lap or shingle siding b. Front porch c. Dormer or bay windows d. Exterior shutters e. Trim around exterior doors and windows f. Any other comparable design feature D. RL District Standards. The following standards apply to all properties within the VS Overlay District with the RL base zoning district. 1. All dwelling units shall: a. Include a variation in roof lines; b. Have a driveway that uses decorative materials; examples include concrete with integral color, stamped concrete, exposed aggregate, or other equivalent means; and c. Provide same level of architectural quality on side and rear elevations facing a street as the front elevation. 2. Each dwelling unit shall include a minimum of five of the following seven items: a. Lap or shingle siding b. Front porch c. Dormer or bay windows d. Balcony e. Exterior shutters f. Trim around exterior windows and doors g. Any other comparable design feature 3. No final subdivision map shall be approved by the City Council until a planned development permit has been approved for the design of the houses. There may be a minor variation in the number and dimensions of the residential lots shown on the final map from the approved tentative map, based on the architectural design of the houses.
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