Planning Commission Approves North Orchard Apartments

Overview of the North Orchard Apartments Project

The Vacaville Planning Commission recently voted to recommend approval for the North Orchard Apartments, a project that has sparked significant public debate. Despite strong opposition from local residents, the commission's decision was largely influenced by state requirements. The proposed development includes a four-story apartment building with 36 units on a vacant 0.98-acre lot located at the northwest corner of West Monte Vista Avenue and North Orchard Avenue.

The 36 units are divided into 19 two-bedroom and 17 one-bedroom apartments, with sizes ranging from 501 to 1,013 square feet. The project is zoned for high-density residential use and plans to include 47 on-site parking stalls. Access to the property will be provided via North Orchard Avenue. Two of the units will be reserved for very low-income housing, aiming to provide affordable options for those in need.

State Law and Its Impact on the Project

Senior Planner Albert Enault highlighted that the city council rezoned the site for high-density residential use in 2023. This zoning change was followed by a preliminary application under SB 330, formally known as the Housing Crisis Act of 2019. This law applies to residential developments with multiple housing units and mixed-use projects. Enault explained that the law restricts the city’s ability to rezone or lower the density permitted under the general plan.

SB 330 also limits the number of allowed public hearings on a project to five. The Planning Commission meeting on Tuesday evening counted as the second hearing, with the first being a neighborhood meeting in September. According to Enault, the law prevents the city from denying or lowering findings without specific health and safety-related justifications.

Compliance and Support for the Project

Enault emphasized that the project has access to unlimited waivers and reductions, which the city is obligated to allow. Additionally, the project can use reduced state minimum parking requirements instead of city regulations. A height waiver is also expected, as the proposed building would exceed the Vacaville Municipal Code standard by 10 feet.

The project will involve removing 26 existing oak trees on the site but plans to plant 32 new ones on-site and an additional 86 off-site. Enault stated that staff supports the project because it can be served by existing infrastructure and meets all required findings for approval. He noted that the project aligns with the general plan, city zoning, and state law while complying with all development standards.

Community Concerns and Public Feedback

Ingrid Anderson of Anderson Architecture and Planning spoke on behalf of the applicant, thanking the commission for considering the project. She mentioned that the owner’s family has lived in the area for generations and hopes to add a sustainable, affordable multi-family housing option. Construction is expected to take about a year, with a potential start in 2026.

Anderson described the architecture as inspired by the heritage of vernacular Mediterranean styles, drawing from courtyard apartment housing types and the region’s architectural traditions.

Commissioner Doug Beaumont raised concerns about potential legal liability if the project is not approved. Assistant City Attorney Anne Branham confirmed that the city could face serious consequences, including lawsuits from applicants, housing organizations, or the state. Fines could be severe, with $10,000 per unit of the project denied.

Public Opposition and Community Impact

Public commenters expressed frustration over the project, with some questioning whether anything could be done to stop it. Timothy Randolph, who has lived near the site since childhood, voiced his anger. Sheena Molina, a local Realtor, argued that a four-story building would not fit in a residential neighborhood and could negatively impact home values and property taxes.

Jay Rooney, a neighbor, supported rental housing but opposed this particular project due to traffic safety, school impacts, and neighborhood fit. Others described the project as an “eyesore” and raised privacy concerns.

Developer’s Perspective and School Capacity

Alex Winters, the project owner, shared his vision of providing affordable housing for families who cannot afford to buy homes in the area. He emphasized that he and his wife drive by the site daily and that their children attend local schools.

Enault noted that the Vacaville Unified School District informed the city last month that existing schools have the capacity to accommodate the project. However, a public commenter repeatedly interrupted the meeting, forcing a recess.

Commissioner John Wilkerson asked about potential fines if the city pursued a denial. Branham explained that courts could order the city to approve the project and impose fines of $10,000 per unit denied. She also warned that a denser project could be built on the site if this one is denied.

Final Thoughts and Local Developer Support

Commissioner Ashley Banta thanked the applicant for being a local developer and for including very low-income units. She wished there were more than two such units, noting that the state’s laws reflect the need for more affordable and low-income housing.

Banta acknowledged that the state has not been meeting its RHNA (Regulatory Housing Needs Assessment) numbers for very low-income and extremely low-income housing, highlighting the importance of projects like this in addressing housing shortages.