The Farmstead at N. Orchard

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Frequently Asked Questions

Q.  What is the Farmstead at North Orchard Subdivision?Farmstead with park

A.  The Farmstead at North Orchard is an approved subdivision on approximately 20 acres at the southeast corner of Fruitvale Road and N. Orchard Avenue. The approved plan includes 130 lots for detached single-family homes, a three-acre neighborhood park, and approximately two acres of public open space/pedestrian paths along the entire perimeter of the site.  A map of the proposal is available at the following link:   Farmstead at N Orchard Map

Q.  Is the project approved?

A.  Yes.  The Vacaville City Council approved the subdivision at their November 13, 2018 and December 11, 2018 meetings.  The Solano Local Agency Formation Commission (LAFCO) approved annexation of the property at its April 12, 2019 meeting.

Q.  Who proposed the subdivision?

A. AJ Craig Development, a private developer.

Q.  What will the size of the lots be and why?

A.  The average lot size in the approved Farmstead at North Orchard Subdivision is 3,700 square feet.  Lot sizes range from 3,300 square feet to 6,049 square feet.  Since the early 1990s, the property has had a General Plan designation of Medium Density Residential.  That designation allows residential development of 8-14 dwelling units per acre.  The approved project is 8 dwelling units per acre – the lowest density that would be allowed by the General Plan.

The Vacaville General Plan includes Goal LU-12: Provide high-quality housing in a range of residential densities and types.  It also includes Policy LU-P12.1: Encourage development that broadens the choice of type, size, and affordability of housing in Vacaville.  The approved project meets those General Plan goals and policies.

Q.  What will the house sizes be?

A.  House plans for the individual lots have not yet been submitted.

Q.  How will the project affect traffic?

A.  The approved project is expected to generate an estimated 95 trips in the morning peak hour (about 1 ½ cars/minute) and about 151 trips in the evening peak hour (about 2 ½ cars/minute).  Nearby street intersections are expected to continue to operate at an acceptable level of service (Level of Service C or better) after the project in constructed.

Q.  Will Fruitvale Road and Orchard Avenue be widened as part of the project?

A.  Fruitvale Road will be widened along the Farmstead property’s frontage as part of the project.  Orchard Avenue also will be improved with a new sidewalk.  Most of the existing pecan trees along Orchard Avenue will be preserved.

Q.  Do schools have capacity to accommodate students from the project?

A.   Yes.  The new development would be in the district for Hemlock Elementary School, which is adjacent to the site and which, according to discussions with VUSD, has ample room for growth.  Additionally, the California Department of Education shows that the District’s enrollment at Hemlock Elementary, Willis Jepson Middle, and Vacaville High Schools, which would serve the development, have been declining since and are not to full capacity.

Q.  Will the Farmstead Subdivision affect water pressure in the area?

A.  The Farmstead project is not anticipated to create a noticeable change in water pressure in the North Orchard area.  Engineers conducted a water flow study to determine what effect the Farmstead project may have.  The water flow study showed that under existing conditions, the North Orchard areas are within the recommended water pressure guidelines as set forth in the Water Master Plan and well above the acceptable water pressure minimum of 20 psi. The project’s water demand for 130 residences would result in no more than a one (1) psi reduction in water pressure under both average and maximum day demand in limited areas to the northeast of Fruitvale Road and south of the project site. A one (1) psi reduction in water pressure would not result in noticeable changes in performance for household uses.

Q.  Will there be a park?

A.  Yes.   The Farmstead Subdivision will be creating a three acre park along Eldridge Avenue as a passive, natural style park.  The park will keep many of the existing trees and use low maintenance no-mow grass.

Q.  Will the project remove trees?

A.  Most of the existing mature pecan trees along Orchard Avenue will be retained.  The project also will retain a grove a trees near the planned park.

 

LOCAL AGENCY FORMATION COMMISSION (LAFCO) ANNEXATION ACTION ON APRIL 12, 2019:

LAFCO Commissioners unanimously approved the request to annex the project site into the City of Vacaville. 

Farmstead Annexation at LAFCO - Staff Report

Farmstead Annexation LAFCO Resolution No. 19-06

Farmstead Annexation LAFCO NOD

CITY COUNCIL ACTION ON NOVEMBER 13, 2018:

Approved the following Resolutions: 

RESOLUTION REAFFIRMING THE ENVIRONMENTAL IMPACT REPORT (EIR) AND FINDINGS OF FACT & STATEMENT OF OVERRIDING CONSIDERATIONS AND THE MITIGATION MONITORING AND REPORTING PLAN FOR THE VACAVILLE GENERAL PLAN (SCH# 2011022043) FOR THE FARMSTEAD AT NORTH ORCHARD PROJECT (APN 0125-040-110)

RESOLUTION OF APPLICATION BY THE CITY OF VACAVILLE REQUESTING THE SOLANO LOCAL AGENCY FORMATION COMMISSION TO INITIATE PROCEEDINGS FOR THE REORGANIZATION OF TERRITORY – ANNEXATION OF THE FARMSTEAD AT N. ORCHARD SUBDIVISION PROPERTY (APN 0125-040-110)

RESOLUTION APPROVING THE VESTING TENTATIVE MAP, PLANNED DEVELOPMENT, CONDITIONAL USE PERMIT FOR DETACHED SINGLE-FAMILY DEVELOPMENT, AND PARK DESIGN REVIEW FOR THE FARMSTEAD AT NORTH ORCHARD PROJECT AREA (APN 0125-040-110)

Introduced the following Ordinance:

ORDINANCE AMENDING THE MUNICIPAL CODE BY CHANGE OF ZONING MAP FOR THE FARMSTEAD AT NORTH ORCHARD PROJECT AREA (APN 0125-040-110) (First Reading)

Continued the following Resolution to December 11, 2018:

RESOLUTION APPROVING APPLICATION BY THE CITY OF VACAVILLE REQUESTING THE SOLANO LOCAL AGENCY FORMATION COMMISSION (LAFCO) TO INITIATE PROCEEDINGS FOR THE REORGANIZATION OF TERRITORY – ANNEXATION OF THE FARMSTEAD AT NORTH ORCHARD PROPERTY (APN 0125-040-110)

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***NOTICE OF PUBLIC HEARING***

CITY OF VACAVILLE CITY COUNCIL

DATE OF HEARING:    November 13, 2018

TIME OF HEARING:         6:00 P.M.

PLACE OF HEARING:      Council Chambers, 650 Merchant Street

AJ Craig Development, Applicant; File No. 18-131

Staff Contact – Christina Love, (707) 449-5140 

  1. Reaffirmation of General Plan Environmental Impact Report (EIR)
  2. Annexation Request
  3. Williamson Act Cancellation
  4. Pre-zoning
  5. Vesting Tentative Subdivision Map
  6. Planned Development with Conditional Use Permit
  7. Design Review for Park Master Plan

The Farmstead at N. Orchard is proposed on approximately 20 acres at the southeast corner of Fruitvale Road and N. Orchard Avenue; address 369 N. Orchard Ave. The project proposes 130 lots for detached single-family homes, 3 acres of neighborhood park, and approximately 2 acres of public open space/pedestrian paths along the entire perimeter of the site. On August 1, 2018, the Community Services Commission reviewed the neighborhood park design and recommended that the City Council approve the park.  On October 16, the City Planning Commission recommended that the City Council deny the project (4-2-1 abstain).  Staff recommends that the City Council approve the project.

An environmental Initial Study is complete for this project.  The Farmstead at North Orchard Initial Study determined that a reaffirmation of the General Plan EIR meets the CEQA requirements for the project as adequately addressing the impacts of the project. The document relies, in part, on the City of Vacaville General Plan approved by the City of Vacaville City Council on August 11, 2015 and its accompanying Environmental Impact Report (SCH#2011022043), also certified on August 11, 2015 (Resolution 2015-074) (General Plan FEIR). 

The environmental analysis in the Initial Study relies on Sections 15168 and 15183 of the CEQA Guidelines, which govern program EIRs and projects consistent with a general plan or community plan.  Under Section 15183, where a project is consistent with the use and density established for a property under an existing general plan or zoning ordinance for which the city has already certified an EIR, no additional environmental review is required “except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.” The project is consistent with the General Plan and complies with all policies and mitigation measures required to reduce significant impacts identified in the General Plan EIR.  Since the certification of the General Plan EIR in 2015, there have been no significant changes in the physical environment that could result in a new or substantially increased impacts related to the project.  The Farmstead Initial Study and the General Plan FEIR are available for review at the City’s Community Development Department, 650 Merchant Street, Vacaville, during normal business hours.  The Initial Study & General Plan FEIR may be reviewed on the City’s website at http://bit.ly/18-131Farmstead.  

If you challenge the City Council actions(s) on any of the above-listed items in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing.  

Farmstead Staff Report

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***NOTICE OF PUBLIC HEARING***

DATE OF HEARING:        October 16, 2018

TIME OF HEARING:         7:00 P.M.

PLACE OF HEARING:      Council Chambers, 650 Merchant Street

      The Farmstead at N. Orchard is proposed on approximately 20 acres at the southeast corner of Fruitvale Road and N. Orchard Avenue; address 369 N. Orchard Ave. The project proposes 130 lots for detached single-family homes, 3 acres of neighborhood park, and public open space/pedestrian paths along the entire perimeter of the site. An Initial Study was completed and determined that a reaffirmation of the General Plan EIR meets the CEQA requirements for the project.  The detailed Initial Study and all supportive documents are available for review at the City Community Development Department.  

       The Farmstead and North Orchard Initial Study was completed to identify and assess the anticipated environmental impacts of the Farmstead project (proposed project). The document relies, in part, on the City of Vacaville General Plan approved by the City of Vacaville City Council on August 11, 2015 and its accompanying Environmental Impact Report (SCH#2011022043), also certified on August 11, 2015 (Resolution 2015-074) (General Plan FEIR).

        The Initial Study satisfies the California Environmental Quality Act (CEQA), (Public Resources Code, Section 21000 et seq.) and the State CEQA Guidelines (14 CCR 15000 et seq.). CEQA requires that all state and local government agencies consider the environmental consequences of projects over which they have discretionary authority before acting on those projects. The environmental analysis in the Initial Study relies on Sections 15168 and 15183 of the CEQA Guidelines, which govern program EIRs and projects consistent with a general plan or community plan.  Under Section 15183, where a project is consistent with the use and density established for a property under an existing general plan or zoning ordinance for which the city has already certified an EIR, no additional environmental review is required “except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.” Since the certification of the General Plan EIR in 2015, there have been no significant changes in the physical environment that could result in a new or substantially increased impacts related to the project.  The Initial Study and General Plan FEIR are available for review at the City’s Community Development Department, 650 Merchant Street, Vacaville, during normal business hours.  The Initial Study & General Plan FEIR may be reviewed on the City’s website at http://bit.ly/18-131Farmstead and http://bit.ly/VacavilleGeneralPlanFEIR.  The Planning Commission’s action will be a recommendation to the City Council.  Additional notification will be provided for the City Council hearing date.

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Farmstead with park

The applicant for Farmstead at N. Orchard proposes a Vesting Tentative Map on a 20 acre infill site at the southeast corner of Fruitvale Avenue and N. Orchard Avenue.  The application submittal includes entitlement requests for the following:

  • Annexation into the City of Vacaville City Limits.  The project site is completely surrounded by properties within the Vacaville City Limits, however the site is within Solano County’s jurisdiction.  An annexation request is consistent with Vacaville’s General Plan, Sphere of Influence, Municipal Services Review, and the City’s Annexation Plan.  Additionally, annexation is consistent with Local Agency Formation Commission Law because the site is considered a “jurisdictional island.”   
  • Zone Change request for a prezoning designation of Residential Medium Density (RMD) and Community Facilities (CF) for the neighborhood park. 
  • Vesting Tentative Map request with vested rights to proceed with development in substantial compliance with the ordinances, policies and standards in effect at the time the vesting map is deemed complete; consistent with the Subdivision Map Act.  The VTM proposed to create 130 single-family lots, and roughly 3 acre park site, and public right of way with pedestrian paths.
  • Planned Development.  The Land Use Development Code Chapter 14.09.111 requires a planned development for a single family residential project of 50 or more units.  As part of the Planned Development portion of the application, the project may request variation in site and development standards when such standards are offset by the application of other improvements or increased standards elsewhere in the project which results in an overall benefit to the project (Section 14.09.111.060.)
  • Conditional Use Permit.  The project requests a zoning designation of Residential Medium Density.  Land Use Development Code Section 14.09.080.040.11 requires a conditional use permit for single family dwellings in the RMD zone, subject to the approval of a planned development and where the density is consistent with the General Plan.
  • Environmental Review.  Consistent with the California Environmental Protection Act (CEQA), the project will undergo review through an Initial Study to determine what level of environmental review is necessary.  Based on a general analysis and review of the General Plan, Staff anticipates a Mitigated Negative Declaration will be necessary.   

For more information, questions, or comments, please contact the project manager; Associate Planner Christina Love at (707)449-5374 or christina.love@cityofvacaville.com

Farmstead Vesting Tentative Map

Proposed Passive Park Plan

For additional project tracking:  eTRAKit Project No. 18-131 Farmstead  

The Applicant has created an additional website with additional information, available at  Farmstead at North Orchard.

 

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Farmstead at North Orchard Initial Study for Reaffirmation of General Plan Environmental Impact Report:

Farmstead at North Orchard Project Initial Study - Reaffirm General Plan FEIR

Farmstead Initial Study: Figure1_ProjectLocation

 Farmstead Initial Study: Figure2_SitePlan

Farmstead Initial Study: Figure3_ConceptualParkPlan

Farmstead Initial Study: Appendix A_Air CalEEMod

Farmstead Initial Study: Appendix B_Geotechnical Report

Farmstead Initial Study: Appendix C_Phase I ESA and Lead_Arsenic Report- PART 1

Farmstead Initial Study: Appendix C_Phase I ESA and Lead_Arsenic Report- PART 2

Farmstead Initial Study: Appendix D_Arborist Report

Farmstead Initial Study: Appendix E_Biological Constraints Letter

Farmstead Initial Study: Appendix F_Cultural Resources Report

Farmstead Initial Study: Appendix G_Traffic Impact Study

Farmstead Initial Study: Appendix H_Water Modeling Results