Planning Commission approves Orange Apartments, Entertainment Zones

The Vacaville Planning Commission voted unanimously Tuesday evening to approve the Orange Apartments and Retail Development Project. Senior Planner Albert Enault provided the presentation. He said the project would subdivide the site in the southeast corner of the intersection of Orange Drive and Leisure Town Road into two parcels: 2.76 acres for the apartments and 1.00 acres for the retail building. The project would include a 73-unit apartment complex and a 9,600 square foot retail building.

Enault's presentation covered the project's environmental assessment, tentative parcel map and major design review. The project has been annexed into Vacaville since 1969, and the city received an application for the project in April of 2024. The 2023 Housing Element changed the zoning for a portion of the property to Residential High Density, Enault said.

Vehicle access to the project would be possible via both Leisure Town Road and Orange Drive. The apartment complex would have both two and three-story buildings and would contain 36 one-bedroom, 30 two-bedroom and six three-bedroom units. The apartment complex would be surrounded by perimeter landscaping and parking spots.

The retail building would include one single-story building with seven tenant spaces. Amenities for the apartment complex could include a 2,035 square foot clubhouse, an outdoor pool and a dog park.

Staff found that the project meets the required findings for approval and complies with the Vacaville Municipal Code and Subdivision Map Act. Enault also said the city confirmed that the environmental assessment is complete. Public outreach on the project was conducted this month, with a new project notice mailed out to all within 600 feet on May 1 and a Neighborhood Meeting on May 19. The city received no public comments on this project.

Commissioner Doug Beaumont worried about the complex having sufficient parking and asked if there would be parking for extra cars on Orange Drive, or if residents could use retail parking. Enault reiterated that the project meets the city's parking standards. All units in the project would be market rate, Enault confirmed for Beaumont.

Asked by Vice Chair Ashley Banta, Enault confirmed that the project is considered infill housing even though it butts up against the city's boundaries. The applicant also spoke at the meeting, noting that businesses filling the retail leases would be up to market factors.

"I am excited for the project," Chair John Wilkerson said. "I hope that it continues to beautify the area. I know the area has seen better days, and so I am excited for a project that is more aesthetically pleasing coming to Vacaville."

The commission also voted to pass an amendment to the Vandengate Development Agreement. The amendment removed the requirement for the developer to pay a Community Benefit Contribution fee to the city. Fees like this one were suspended by the city council in June 2022.

The 9.36-acre project is primarily for single-family residential units and has vehicle access on Joyce Drive and Vanden Road. Enault said the funds from the fee were intended to pay for Fire Station 75, which has been constructed and paid for.

The commission also amended the Vacaville Municipal Code to allow Entertainment Zones, empowering staff to test out a new pilot program at the Creekwalk Concert Series this summer. Associate Planner Damiere Powell presented on the item.

In 2024, the state legislature passed SB 969, which authorized cities to establish "entertainment zones" where licensed businesses could be allowed to sell alcoholic beverages on public streets, sidewalks, or public rights-of-way. The Vacaville city staff have been working on a pilot program for months across multiple departments.

Staff will refer to the pilot program as the Main Street Entertainment Zone, Powell said. The program would sunset on January 1, 2027, unless the city council votes to extend it. The zone will require alcohol vendors to carry a special event permit and general liability insurance, and will make them responsible for violations and penalties. The city council would also conduct a biennial review of the program.

"We can end it early if there are big issues that are occurring," he said.

The area would include Andrews Park and a few blocks of Main Street, covering about a dozen businesses that sell alcohol. Vendors will be required to contact police regarding any alcohol violations, Powell said, and will be given a direct line to call.

"They are more of a guide, in that sense, and they also enforce age verification," he said.

Beaumont asked if the pilot program would add additional strain to the Vacaville Police Department, which is already struggling with staffing issues and budget cuts. Lieutenant Katie Cardona said the department will review each special event permit individually and consider what resources and staff would be required. She noted that the department currently staffs Andrews Park during the Creekwalk Concert Series. Cardona said the department is currently reviewing its staffing levels for community events it has historically provided security for, including Merriment on Main, the Fourth of July and Fiesta Days.

"That could very well be a factor," she said.

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