A. Vacaville-Golden Hills Business Park

D E S I G N ,
1625 SHATTUCK AVENUE
C O M M U N I T Y
&
E N V I R O N M E N T
MEMORANDUM
SUITE 300
BERKELEY, CA 94709
TEL: 510 848 3815
FAX: 510 848 4315
DA TE
April 14, 2011
TO
General Plan Update Steering Committee
City of Vacaville
www.dceplanning.com
FROM
City staff and DC&E
RE
Additional Citywide Alternatives
As discussed at the March 10, 2011 Steering Committee, City staff recommends that an
additional area for the citywide alternatives be considered: the Vacaville-Golden Hills
Business Park. This memorandum describes the draft alternatives for this new area. In
addition, this memorandum responds to the Steering Committee’s comments at the March
10 meeting regarding the possibility of including four additional areas in the citywide land
use alternatives.
A. Vacaville-Golden Hills Business Park
The Vacaville-Golden Hills Business Park is located south of Vaca Valley Parkway, west of
Interstate 505, and west of the Nut Tree Airport. The biotechnology firm Novartis is
located within this business park. In total, the Vacaville-Golden Hills Business Park covers
approximately 480 acres. Potential land use alternatives are shown in Figures 1 through 3
and include:
♦ Alternative A. Consider changing the land use designations to match the existing
policy plan map for this area. This policy plan permits areas of office commercial.
♦ Alternatives B and C. Consider changing the land use designations to match
Alternative A, except that the parcels along Vaca Valley Parkway and East Monte Vista
Avenue would be designated General Commercial.
B. New Shopping Centers
At the March 10, 2011 meeting, the Steering Committee recommended the consideration
of three additional shopping centers in the citywide alternatives. City staff recommends that
Offices in Berkeley, Ventura and San Diego
D E S I G N ,
C O M M U N I T Y
&
E N V I R O N M E N T
PAGE 2
we do not add these shopping centers to the citywide alternatives for the reasons
described below. The locations of the shopping centers are shown in Figure 4.
♦ Meridian Plaza. This plaza contains the Nugget Market; Bed, Bath and Beyond; and
the former Yardbird’s Home Improvement Store. While the former Yardbird’s store is
currently vacant, the City believes the site is a viable location for commercial
development, and that it is currently vacant because of the recent economic downturn
and decisions made by the property owner. The current designation of General
Commercial allows various commercial and office uses. The City believes these are
appropriate uses for this site because the Nut Tree Airport Land Use Compatibility
Plan does not allow residential development at this location.
♦ Sun Ridge Plaza. This plaza contains a Department of Motor Vehicles office,
Pierson’s Appliance store, a mattress store, and other various uses. The site has an
existing General Plan designation of General Commercial, which allows a wide variety
of commercial and office uses. Due to the site’s location adjacent to Interstate 80, the
City believes that these types of uses are appropriate for this location. Additionally, the
City does not believe that relaxing the parking standards for this location would be
plausible because patrons of the plaza have reported inadequate parking.
♦ SonRise Plaza. This plaza contains the former Galaxy Theaters building, which is
currently being used by SonRise Community Fellowship. This location also includes a
strip mall of commercial uses, many of which are geared towards automobile-related
uses. The City realizes that this site is not as attractive for commercial development as
other parts of the city, but believes that the General Commercial designation is
appropriate.
C. Expanded Shopping Centers
At the March 10, 2011 meeting, the Steering Committee recommended expanding the
Peabody Road at Marshall Road citywide alternative area to include the strip mall
immediately north of Marshall Road, as shown in Figure 5. City staff recommends that we
do not expand this area. City staff believes that the vacancies in this strip mall are due to
the recent economic downturn, rather than an inappropriate land use designation. The
suggested expansion area is designated Neighborhood Commercial by the existing General
Plan.
Offices in Berkeley, Ventura and San Diego
CITY OF VACAVILLE
Shelton Ln
CITYWIDE LAND USE ALTERNATIVES
Interchange Business Park
Aldridge Rd
Rice
McMurtry
Property
a
Va
Pk
wy
r Dr
Vacaville-Golden Hills
Business Park
Ave
Rd
Vaca Valley Business Park
Be
ec
hc
ra
ft
Browns Valley Rd
Pipe
ista
te V
Ce
ss
na
Mon
Dr
c
Va
y
lle
e
ng
ra
O
D
r
Business/Industrial
Office Commercial
ee
Tr
ut
Commercial
N
R
Brown St
Industrial Park
d
0
0.125
0.25 Miles
FIGURE 1-A
VACAVILLE-GOLDEN HILLS BUSINESS PARK ALTERNATIVE A
CITY OF VACAVILLE
CITYWIDE LAND USE ALTERNATIVES
Business/Industrial
Residential
Rural Residential (0.1 to 0.4 DU/Ac)
Business Park
Estate Residential (0.5 to 3 DU/Ac)
Industrial Park
Low Density Residential (3 to 5 DU/Ac)
New Designations
Shelton Ln
Low Medium Density Residential (5 to 8 DU/Ac)
Interchange Business Park
Heavy Industrial
Medium Density Residential (8 to 14 DU/Ac)
Recreational Commercial
High Density Residential (14 to 24 DU/Ac)
Manufactured Home Park Residential (6 to 10 DU/Ac)
Other
Aldridge Rd
Public/Institutional
Commercial
Schools
General Commercial
Rice
Highway Commercial
McMurtry
Office Commercial
Property
Public Park
Private Recreation
Public Open Space
Va
Pk
wy
Ce
r Dr
Vacaville-Golden Hills
Business Park
Ave
Rd
Vaca Valley Business Park
Be
ec
hc
ra
ft
Browns Valley Rd
Pipe
is t a
te V
ss
na
Mon
Dr
ca
Va
y
lle
D
r
N
ut
0
e
Tr
0.125
0.25 Miles
e
R
Brown St
r
O
ge
an
FIGURE 1-B
VACAVILLE-GOLDEN HILLS BUSINESS PARK ALTERNATIVE A
CITY OF VACAVILLE
Shelton Ln
CITYWIDE LAND USE ALTERNATIVES
Interchange Business Park
Aldridge Rd
Rice
McMurtry
Property
a
Va
Pk
wy
r Dr
Vacaville-Golden Hills
Business Park
Ave
Rd
Vaca Valley Business Park
Be
ec
hc
ra
ft
Browns Valley Rd
Pipe
ista
te V
Ce
ss
na
Mon
Dr
c
Va
y
lle
e
ng
ra
O
D
r
Business/Industrial
Industrial Park
Office Commercial
ee
Tr
ut
General Commercial
N
R
Brown St
Commercial
d
0
0.125
0.25 Miles
FIGURE 2-A
VACAVILLE-GOLDEN HILLS BUSINESS PARK ALTERNATIVES B AND C
CITY OF VACAVILLE
CITYWIDE LAND USE ALTERNATIVES
Business/Industrial
Residential
Rural Residential (0.1 to 0.4 DU/Ac)
Business Park
Estate Residential (0.5 to 3 DU/Ac)
Industrial Park
Low Density Residential (3 to 5 DU/Ac)
New Designations
Shelton Ln
Low Medium Density Residential (5 to 8 DU/Ac)
Interchange Business Park
Heavy Industrial
Medium Density Residential (8 to 14 DU/Ac)
Recreational Commercial
High Density Residential (14 to 24 DU/Ac)
Manufactured Home Park Residential (6 to 10 DU/Ac)
Other
Aldridge Rd
Public/Institutional
Commercial
Schools
General Commercial
Rice
Highway Commercial
McMurtry
Office Commercial
Property
Public Park
Private Recreation
Public Open Space
Va
Pk
wy
Ce
r Dr
Vacaville-Golden Hills
Business Park
Ave
Rd
Vaca Valley Business Park
Be
ec
hc
ra
ft
Browns Valley Rd
Pipe
is t a
te V
ss
na
Mon
Dr
ca
Va
y
lle
D
r
N
ut
0
e
Tr
0.125
0.25 Miles
e
R
Brown St
r
O
ge
an
FIGURE 2-B
VACAVILLE-GOLDEN HILLS BUSINESS PARK ALTERNATIVES B AND C
CITY OF VACAVILLE
C I T Y W I D E A LT E R N AT I V E S
(
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505
Sun Ridge Plaza
Or
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Son Rise Plaza
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0
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0.25 Miles
FIGURE 3
SHOPPING CENTER LOCATIONS
CITY OF VACAVILLE
C I T Y W I D E A LT E R N AT I V E S
Hume Wy
Berryessa Dr
Elsinore Dr
r
Dr
Shasta Dr
rD
Almanor Dr
e
nn
oe
Mono Dr
Do
h
Ta
Peabody Road at
Marshall Road
Change Area
Rd
Pe
ab
M
ars
ll
ha
Silver Dr
Proposed
Expansion
Area
Trinity Ct
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st e
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250
500 Feet
FIGURE 4
PEABODY ROAD AT MARSHALL ROAD