Agenda packet — Vallejo City Council, March 24, 2026 (part 19 of 21)

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From: Don Spilman
To: Cesar Orozco
Subject: Vista Cove -public comment and SMNG
Date: Thursday, November 20, 2025 7:25:22 PM
SERIOUSLY??? Has there been a Traffic impact analysis (TIA) and mitigation planning with this mess? I can’t imagine how these 100 or so more automobile trips roaring up little old peaceful Shady lane and then merging with Robles Way then another intersection with Honeydew then Peppercorn another at the shopping center and then congesting the Glen Cove Parkway traffic system will be good for anyone. Put the 50 homes somewhere else!!!!
Sent from my iPad
Comment Letter I-5
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From: Sandra Zarate
To: Cesar Orozco
Subject: Vista Cove - Public Comment on SMND
Date: Friday, November 21, 2025 5:44:38 PM
Hello,
This letter is to ensure that I am NOT supporting the Vista Cove addition.

I have been here for 44 years and have enjoyed a peaceful environment with nature and natural habitats. There has been low noise pollution and less traffic in this area.

We need to keep this area as is. It will definitely affect all the animals and native plants in this area and take away from the Benicia state park.

Congestion in our schools is not the answer. The issues will cascade and we as a community will suffer.

Again, I do NOT AGREE WITH THIS.

Thank you,
Sandra
Comment Letter I-6
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From: Gina Blair
To: Cesar Orozco
Subject: Vista Cove – Public Comment on SMND
Date: Friday, November 21, 2025 9:36:31 AM
Dear Mr. Orozco,
I’m a Glen Cove resident and I’m writing to express my concerns about the Vista Cove project. Our neighborhood is already very limited in terms of road access, and adding more homes will create more traffic and safety issues for families who walk, drive, and bike here every day.

The area below Shady Lane and Silk Street is quiet, narrow, and not built to handle more cars or congestion. We already deal with speeding and cut-through traffic, and this would make it worse. The noise and extra activity would also change the character of a neighborhood that many of us chose because it borders open space and the State Park.

I respectfully ask that the City reconsider moving this project forward and take into account the real day-to-day impacts it will have on the people who live here.

Thank you for your time and for including my comments in the record.

Sincerely,
Gina Blair
Glen Cove Resident
Sent from my iPhone
Comment Letter I-7
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From: ANNETTE HILTS
To: Cesar Orozco
Subject: Vista Cove - Public Comment on SMND
Date: Friday, November 21, 2025 4:58:55 PM
Dear Mr. Orozco,
I’m writing as a longtime Glen Cove resident to share my concerns about the Vista Cove proposal. Our neighborhood simply isn’t built to handle additional traffic or activity. With only one main road in and out, even a small increase in cars would make it harder and less safe for families to get around.

The area near the State Park is quiet, natural open space that many of us walk, bike, and enjoy daily. Developing that land would bring noise, congestion, and permanent changes that don’t match the character of this community.

I respectfully ask that the City take these issues seriously and reconsider moving this project forward.

Thank you for your time.

Sincerely,
Annette Hilts
Glen Cove Resident
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CesarOrozco, PlannqManager
City of Vallejo, Planning Division
555 Santa Clara Street
Vallejo, CA 94590
111 Bluebell Place
VaUejo, CA 94591
December 5, 2025
Vista Cove: Development/Subsequent Mitigated Negative Declaration (Inconvenient Truths)
A casual reader of the Vista Cove Subsequent Mitigated Negative Declaration (SMND) would walk away thinking that the proposed project (PP) was in the middle of an urban enclave, with nearby commercial and service buildings and easy access to public transportation.

In reality, the proposed project (PP ) is to be located on a large open area bordering to the East on the Benicia State Recreation Area (BSRA) and to the west on the outer limits of a residential area where, apart from Shady Lane, streets are one block long (despite the grandiose name of Wildflower AVENUE). To the north the PP is bordered by State Highway 780, which separates the PP from all public services. From north to south, a wildlife corridor wanders until it reaches the Carquinez Strait.

Public transportation is 0.6-1.0 miles away, up a rather steep incline. Having lived in Glen Cove for four decades, I can see clearly the many flaws in the PP.

One further general comment, the check-a-box system employed by SMNDs is flatly misleading and cannot be given much weight.

The following discusses four major areas of concern: Destruction of Wildlife, Detriment to Recreation /Benicia State Recreation Area, Uncontrollable Erosion/Degradation of Wetlands, Traffic Dangers.

And Emergencies. Areas where MITIGATION IS NOT POIBLE.

Notes:

Words in red are quotations from SMND
Section numbers refer to the SMND report. Page1
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DISTRUCTION OF WILDLIFE

1.The PP will impact on the BIODIVERSITY of one of the remaining wildlife corridors in this area. It is visited by hare/rabbits, possums, lizards, snakes, wild turkeys, foxes, deer, coyotes, raccoons, skunks, owls, bats, ground squirrels, moles, migrating and nesting birds and more. Predators, like redtail hawks and turkey vultures, and small resident birds fly freely overhead. All depend on the biodiversity of this large open area to survive. Nowhere in the SMND is there a list of all affected wildlife. When this is complete and studied, it will be clear there is no possible mitigation.

2. SMND/Section 4.44 acknowledges that " ... these impacts could interfere with the local policies ... protecting biological resources and is a potentially significant impact." These impacts do interfere with stated policies.

3.Those of us living in Glen Cove can attest to wildlife pathways which have been traced through open spaces where multiple species move to and from feeding areas, rest areas, nurseries, etc. These pathways will be interrupted. Parcel B, which is currently part of the wildlife corridor, will be cut off from the main corridor, isolating wildlife and/or forcing it on to unsafe corridors.

4. The SMND itself recognizes that mitigation would be required "due in fact to a substantial reduction in habitat in the project area." That substantial reduction in habitat cannot be mitigated.

5.The PP allocates only one acre, non-accessible to the public, for BIORETENTION, an insufficient space to mitigate harm that will be caused by the PP.

6. Once again, the SMND suggests that the PP is WITHIN a much larger tract of housing development and acknowledges that ... wildlife moves freely on the periphery.' THIS IS MISLEADING. Remember that the PP is slated to be built on that very periphery of existing developments. If construction occurs on the periphery/wildlife corridor, causing irreversible damage, wildlife will no longer be able to move freely.

7.The PP "could have a substantial adverse effect on special-status species, sensitive natural communities, protected wetlands, and native resident or migratory wildlife corridors and native wildlife nursery site." No mitigation can compensate for this adverse effect.

8. Policy NBE-1-6 /SMND 4.4.1 states that the city of Vallejo, must "conserve and enhance natural open space areas in and adjacent to Vallejo". The PP does nothing to conserve or enhance natural open space. Policy NBE-1-2 requires assurance "that adverse impacts on sensitive biological resources ... are avoided." This will not happen if the PP goes forward.

Policy NBE-5-6G6D/section 4.10.1 states as a goal to" Protect and enhance hillsides, waterways and aquatic and wildlife habitat." The PP completely opposes this policy.

9. Section 4.21 advises that there will be degradation, causing wildlife to drop below self-sustaining levels. In other words, extinction.

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DETRIMENT TO RECREATION/BENICIA STATE RECREATION AREA (BSRA)

1. The PP is adjacent to the frequently visited BSRA, which is a peaceful natural preserve enjoyed by many people each day. Fifty-one additional dwellings, the anticipated traffic driving along the one access road overlooking the BSRA, increased nighttime lighting including bright security lights, will be an additional disruption to the nearby wildlife.

2. The SMND states that the BSRA Is only 0.3 miles from the PP (as the bird flies). Access to the park, however, Is only by driving from the PP up Shady Lane, Down Robles, to Glen Cove Parkway and onto Highway 780 to the park entrance where a fee paid. Hence the BSRA is not an easily accessible recreation area for the PP.

3. SECTION 4.16-3 enumerates "9. 74 Acres of undisturbed open space and 355 acres of common open space including 2 bioretention areas, walkways, a loop walk and a vista overlook are part of the PP. THESE PRIVATE AMENITIES ARE ONL FOR RESIDENTS OF THE PROJECT AND NOT FOR PUBLIC ACCESS." THIS IS NOT A GATED COMMUNITY. This area is currently enjoyed by many hikers. The added amenities will attract more hikers, strollers, walkers and parkers.

UNCONTROLLABLE EROSION/DEGRADATION OF WETLANDS

1." The current site consists entirely of pervious surface area. This pervious space will be reduced by nearly 20%." With reduced pervious surface area, damage from PP runoff can occur.

2. The PP will introduce a significant measure of impermeable surfaces, causing more than today's normal runoff from the existing open space. As mitigation, the SNMD suggests that homeowners will be requested to limit their choices of hardscaping. A "suggestion" is hardly mitigation. Many lawns in nearby neighborhoods are being paved over with concrete despite HOA restrictions. and this trend continues unchecked.

3. Potential slope erosion, exacerbated by rising sea levels and heavy rains, could have disastrous effects on the BSRA

4. 'Expected pollutants .. .include pathogens, nutrients, pesticides/herbicides, sediment ... trash and debris, oil and grease." All of these will eventually find their way into the wetlands east of the PP, harming plants, wildlife and the functioning of the wetlands themselves. The runoff cannot be mitigated.

5." Because of the proximity of the riparian and freshwater marsh land ... the PP could result in increased sedimentation to the freshwater marsh or damage to trees ... due to construction.n No true mitigation is possible.

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TRAFFIC DANGERS

1. Glen Cove Hills (immediately to the west of the PP) Is a quiet neighborhood, with most streets having limited traffic, and many having no more than 5-6 houses per street. The residents of these new houses, using the planned one full access street will cause traffic congestion, particularly at commute/school hours. THERE IS NO WAY TO ADD AN ADDITIONAL OPENING TO THE PROJECT, AN

ACTUAL AND WORKABLE MITIGATION

2. NO public transportation is readily available despite the oft-repeated assurance to the contrary in the SBMD where it is said that "public transportation would reduce the use of private vehicles." The only feasible mitigation would be to extend the bus route into the PP. but, even then. most residents would choose to drive their own vehicles.

3. The traffic pattern for the PP is a disaster waiting to happen. First, all vehicles (cars, emergency vehicles. fire engines. service vehicles. delivery vans, etc.) must enter the PP at the intersection of Shady Lane and Wildflower Avenue. a quiet residential corner. Next, all exiting vehicles must come to a complete stop at that intersection. Then these same vehicles must accelerate promptly to ascend the steep incline on Shady Lane. The projected high volume of traffic, particularly at commute hours, may cause congestion and hinder smooth exits. Any interruption in traffic would bring the whole system to a standstill. Furthermore. in any emergency, local traffic may have to come to a standstill, waiting for emergency vehicles to clear the intersection. In a worst-case scenario. the intersection may be totally blocked, trapping residents as there is no alternative exit.

4. PP housing is located on "alleyways" exiting to a single through street (the proposed extension of Shady Lane). In the event of an emergency, emergency vehicles may be unable to access the PP.

Furthermore, alley ways and "private streets" provide limited direct access and/or space to maneuver emergency vehicles.

5. A single blockage of Shady Lane could thus prohibit residents from escaping and emergency vehicles from entering. Nowhere in the SBMD is there an adequate response to this problem of evacuation/emergency. Safe evacuation may not be feasible.

6. A community mailbox with a single designated parking space for 51 residences further exacerbates the parking problem. This could be mitigated by community mailboxes at the corner of each alley way.

EMERGENCIES/DISASTERS

1.Major emergencies such es wildfires and earthquakes could cut off the PP from all assistance, virtually trapping the residents. Hiking out may be the only escape.

2.With no alternative entrance, emergency vehicles could be delayed in their response particularly during times of heavy traffic
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3.Alley ways and "private streets" may not be able to accommodate multiple fire engines andallow maneuverability.

4.When faced with thee question "would the project result in inadequate emergency access?", SMND's response was "less than significant impact." This cannot be accepted. It is hard to imagine a more thoughtless /inaccurate answer. Policy MTC-2.3 in Section4.20.1 states: ensure adequate emergency vehicle access. Section 4.20.3 restated that the impact was less than significant. Has the fire department signed off on the PP?

5.lt is true that there is a fire department in Glen Cove. Unfortunately, it will be useless if access at the one entrance to the PP is compromised.

FOR THE ABOVE REASONS (AND PERHAPS MANY MORE)
We urge that this project not proceed.

Kay McKenzie, Glen Cove Resident
*Words in red are quoted from the
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Re: Vista Cove Project
To: Cesar Orozco, Planning Manager
CC: [email protected], Tonia.Lediju@cityofvallejo,net December 8, 2025
I am writing this letter in express my concerns about the Vallejo, “Vista Cove” Project.

I am a retired senior and the owner of the home at 488 Robles Way. I have been a resident of the Glen Cove neighborhood in Vallejo for over 30 years.

I am frustrated that we are again addressing a proposed project for the property at the bottom of Shady Lane which as you may not know is a fairly steep street.

This is the third or fourth time that an idea has been proposed to build on this land. Each time, we the people who live in this neighborhood, have come together to sign petitions, raise objections and make it known that this area should remain open and unspoiled by housing.

Since we are currently talking about a “Vista Cove Project”, I take it that the other proposals must have failed, so why are we again, talking about building in this location? My number one concern that I have with this project is that the “basic description of the property” in the Project omits that it is adjacent to and next to the Benicia State Park and Recreation Area therefore misleading anyone making a decision on this project and the Appendix findings.

Even in your Public Hearing Notice lists the “Project Location & APS(s)” incorrectly by omitting that it is next to the Benicia State Park and Recreation Area.

This project would have a significant impact not only on the State Park but on my area of Glen Cove.

If built Vista Cove would spoil the appearance of a natural, wild, setting that we all treasure and enjoy with having the Benicia State Park located in such close contact to busy cities. This is one of selling points for being in Glen Cove.

What ever happened to the plan to only have houses on the ridgeline around the Park? This I understand was the ORIGINAL plan for this area as it impacts the State Park.

Another basic argument I have against the Project is that there is no shortage of housing in the area.

There is currently a large development underway and being populated with new homes just off Columbus Parkway and there is another project of houses planned for the Rollingwood Street location.

The homes planned for Vista Cove are not small and affordable housing. With planned footage of 2,494 to 2,674 square feet and two story structures these homes for large, wealthy families with numerous cars as well as other types of vehicles that will have a large impact on the amount of additional traffic in our small area.

And as for traffic, the only way out of the area is by going up Shady Lane, turning right onto Robles Way, driving past the only driveway entrance to the Safeway shopping center, continuing down the BIO-1
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street to Glen Cove Parkway and then turning right to access the freeway or left to access other streets.

This one way in and one way out is also a big safety hazard. Consider if a fire should break out and people get trapped down on their “private street”. Perhaps fire trucks or ambulances will be unable to respond. Only one way in and one way out is very risky.

And do they plan to make this a “gated” community and or have private streets? The 25 mile an hour speed limit doesn’t work well in our area. The neighborhood has already asked for speed bumps to try to slow traffic down on Robles Way. The intersection at Robles Way and Glen Cove Parkway is hazardous as too many impatient drivers on the Parkway, run the red light.

This traffic configuration will also have a large impact during construction. This again will be the ONLY access to Vista Cove, which means heavy equipment will have to travel this route as well. Currently at various times of the day and week, traffic is backed up all the way to the bridge trying to turn left onto Robles Way. The Appendix doesn’t seem to support this but I see this all the time.

Also of concern, I don’t see any information in the Appendixes that the Benicia State Park and Recreation people or that the City of Benicia has had any contact either.

I also don’t see any mention of the power towers that run through the Park area and are close to this property.

Other comments specific to the data presented;
Appendix A - CALLEEMOD Outputs – Page 66, “58,700 cubic yards of soil would be cut and 59,300 cubic yards would be used for fill, resulting in a total soil import of 600 cubic yards.” This will generate a lot of dirt and dust frying into the air. I am very concerned about the impact on my asthma and the quality of life we can expect during construction.

Appendix B HRA – Data used is from 2013 – 2017. Out of date data. Again I am concerned about the about of dust and dirt this project will generate. I am retired and I am home a large percentage of the time. This noise, traffic and dust will have a substantial impact on my quality of life.

Appendix C - Biological Resources has flaws in it. There were only two days of study listed and they were February 28 and July 14 of 2022. The data is not current. 2022 was a VERY dry year. I have a weather station and I recorded only .11 inches of rainfall in all of February and 0 in July.

Appendix C also omits that the property adjoins our State Park. But in many ways the findings within appendix C support my argument that this is a wildlife area and should not be disturbed.

There are many animals living, feeding, breeding and seasonally visiting this area and the park. This project will cause a loss of habitat.

I didn’t see any reference in the study to our deer, raccoon, possum, skunk, coyote, geese, eagles or wild turkey population.

Appendix D – Cultural - Omits any mention that property is next to a State Park and there is no contact with any Indigenous Indian tribes listed.

Appendix E – Geotechnical Investigation - Page 14, Item 11.0 states that “the professional opinions” are valid for a period of no more than 2 years from the date of the report”. The Date of the Report is September 12, 2022. The report is out of date. Page 15, Paragraph 2 has a disclaimer of what has not been cover which includes flood potential as well as other issues.

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Appendix F Environmental – Is dated April 26, 2022 and is only a DRAFT. Table 2.4-1 Records reviewed. 1 out of 5 contacted provided useable feedback.

From what I read and see some of this grading, land rearranging leveling and vegetation removal will have to be done on property owned by residents of Wildflower. Has this been approved? Appendix G – Drainage - This appendix also omits the fact that Benicia State Park and Recreation Area adjoins the location. Report is from May3, 2023 and November 17, 2023 which makes it old information and it is NOT signed. It reports that the property is elevated between 75 and 155 feet.

Shouldn’t there be some concern for Global warming and the increase we are seeing in tides in the area? Are requirements still met for the Regional Water Quality Board? There also is no mention of the Vallejo Flood and Wastewater Unit located at 198 Wildflower. What do they plan to do with it?
There is also a creek that runs along Columbus Parkway and down into the Park. It floods Benicia Road almost yearly.

Appendix H – Noise Impact - Sound walls will be built in various locations in the development mainly areas closest to the highway. So they know there are issues already with noise from the highway which traffic patterns have changed dramatically over the past year with added housing.

Appendix I – Transportation Analysis – The report is dated 9/16/2024 and omits the existence of a State Park. It projects 481 new daily vehicle trips. All of these trips will be accessing the one way in and one way out route using the above described above route up the steep Shady Lane and down Robles Way.

It also states that it was based on a Trip Generation Manual for 2021.

My comments on the Appendixes are solely based on my understanding in reading what was available at the designated website
This Project appears to be supported by a lot of misinformation and incomplete studies.

I invite you to come visit the site if you haven’t already, so you can more thoroughly understand what my neighbors and myself are so concerned about and why this location and adjoining properties should remain undeveloped.

I feel for the nine people who hope to make a profit with this project but this project will impact a lot more than just 9 people.

Please reconsider this project. It is a bad idea and will always be a bad idea to think about building on this location. It should remain open and better yet, it should be part of the Park. And if this isn’t an option right now, at least “REZONE” it and keep it open space.

Thank you for reading my concerns,
Linda Zupan-McKenna
488 Robles Way, Vallejo, CA 94591
707-553-8918 or cell phone 707-567-7672
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From: Sabrina Cardoso
To: Cesar Orozco
Subject: Vista Cove - SMND Comments
Date: Tuesday, December 9, 2025 10:47:15 PM
Dear Mr. Orozco,
After reviewing the proposal for Vista Cove I decided to voice my families opposition to the development. We moved to Glen Cove becuase of its proximity to Benicia State Park and that it was removed from Vallejo proper. I have seen that hillside many times on my walks and cannot imagine putting a housing development there. That hill will not be easy to grade and the potential for earth movement is possible. I also feel like the amount of housing in such a small space feels forced not to mention the traffic it will add to our neighborhood.

We don't want this built.

Regards, Sabrina Cardoso and David Ingalls
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From: Lisjan Nation
To: Cesar Orozco
Subject: Re: AB 52 and SB 18 Proposed Vista Cove Planned Development Project Date: Friday, November 14, 2025 2:14:26 PM
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Hi Cesar,
Thank you very much for this information. The Tribe has some comments on the draft mitigation measures.

Measure TCR-1 is described as "Protocol for the Discovery of Native American Cultural Items" but then specifically describes human remains. The Tribe respectfully recommends that there be two separate mitigation measures, one for cultural items and one for human remains.

The Tribe's recommended language is as follows:

TCR-1 Inadvertent discovery of Tribal Cultural Resources: If cultural resources of Native American origin are identified during grading or excavation of the proposed project, all ground disturbing activities within 100 feet shall cease until a representative from the Confederated Villages of Lisjan Nation is consulted by the government agency. If the entity in consultation with the consulting Tribe(s), determines that the resource is a Tribal Cultural Resource and thus significant under CEQA, the entity shall retain a Tribal representative and, if applicable, a qualified archaeologist, at the applicant’s expense, to prepare a mitigation plan, which shall be implemented in consultation with the consulting Tribe. The mitigation plan shall include avoidance of the resource or, if avoidance of the resource is not feasible, the plan shall outline appropriate treatment of the resource in coordination with the consulting Tribe. Examples of appropriate mitigation for Tribal Cultural Resources include, but are not limited to, protecting the cultural character and integrity of the resources, protecting traditional use of the resources, protecting the confidentiality of the resources, or heritage recovery.

TCR-2 Inadvertent discovery of human remains: If human remains are encountered during construction and ground disturbing activities, all work within 100 feet of the remains should be redirected and the County Coroner notified immediately. At the same time, an archeologist shall be contacted to assess the situation. If the human remains are of Native American origin, the Coroner must notify the Native American Heritage Commission (NAHC) within 24 hours of this identification. The NAHC will identify a Native American Most Likely Descendent (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and any associated funerary objects. There shall be no pictures taken or testing done on the Native American human remains. All bone, until identified as not human, shall be treated as potential human remains and the appropriate protocols followed. The archaeologist shall record information, as appropriate and in accordance with the recommendations of the MLD and/or Tribal representative. Upon completion of the archeologist’s assessment, a report should be prepared documenting methods and results, as well as the MLD's recommendations regarding the treatment of the human remains and any associated funerary objects. The report should be submitted to the lead government agency, the NWIC and the consulting Tribe. Tribal representatives will rebury the Native American human remains and associated funerary objects with the appropriate dignity either; in accordance with the recommendations of the MLD if available or in the project vicinity at a location agreed upon between the Tribe and the entity, where the reburial would be accessible to Tribal members in perpetuity and would not be subject to further disturbance. The discovery and reburial is to be kept confidential and secure to prevent any further disturbance.

The Tribe is not comfortable with including specific information concerning excavation of human remains at this time.

As described above, the Tribe does not permit photography of human remains, even if the photographs are not published.

The Tribe is also not comfortable with the mention of curation currently in the mitigation measures.

Please let us know if the City has any questions about the Tribe's proposed mitigation measures. 'Uni (Respectfully),
Lucy Beyhan, Cultural Resource Manager II
Confederated Villages of Lisjan Nation
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From: Cultural Preservation Department Inbox
To: Cesar Orozco
Subject: Vista Cove Project
Date: Friday, November 14, 2025 2:34:17 PM
Dear Cesar Orozco,
Thank you for your letter dated November 12, 2025, regarding the proposed project. Wilton Rancheria (“Tribe”) is a federally recognized Tribe as listed in the Federal Register, Vol. 74, No. 132, p. 33468-33469, as “Wilton Rancheria of Wilton, California”. The Tribe’s Service Delivery Area (“SDA”) as listed in the Federal Register, Vol. 78, No. 176, p. 55731, is Sacramento County. The Tribe’s Trust Lands are in Sacramento County however, the Tribe’s ancestral territory spans from Sacramento County to portions of the surrounding Counties.

Although your project is within the ancestral territory of the Wilton Rancheria, we do not have any comments and do not wish to open consultation at this time. We appreciate your continued outreach and/ or consultation for future projects and respectfully request that you contact us if there are any project updates or changes.

Thank you,
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Yocha Dehe Wintun Nation
PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.gov December 4, 2025
City of Vallejo – Planning Division
Attn: Cesar Orozco, Planner
555 Santa Clara Street
Vallejo, CA 94590
RE: Vista Cove Planned Development Project YD-09042024-03 Dear Mr. Orozco:

Thank you for the project notification regarding cultural information on or near the proposed Vista Cove Planned Development Project. We appreciate your effort to contact us and wish to respond.

The Cultural Resources Department has reviewed the project and concluded that it is within the aboriginal territories of the Yocha Dehe Wintun Nation. Therefore, we have a cultural interest and authority in the proposed project area and would like to initiate a formal consultation with the lead agency. At the time of consultation, please provide our Cultural Resources Department with a project timeline, detailed project information and the latest cultural study for the proposed project.

To coordinate a date and time for the consultation meeting, please contact:

CRD Administrative Staff
Yocha Dehe Wintun Nation
Office: (530) 796-3400
Email: [email protected]
Please refer to identification number YD–09042024-03 in any correspondence concerning this project.

Thank you for providing us the opportunity to comment.

Sincerely,
Tribal Historic Preservation Officer
Docusign Envelope ID: C84663D2-8260-49FF-B517-21B74C0F2D82 Comment Letter O-3

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S U B S E Q U E N T IN I T I A L S T U D Y /MI T I G A T E D NE G A T I V E DE C L A R A T I O N -

RE S P O N S E T O C O M M E N T S
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VI S T A CO V E PL A N N E D DE V E L O P M E N T P R O J E C T

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\\aznasunifiler2\projects\2024\20241845 CYV Vista Cove Project\PRODUCTS\Subsequent MND\RTC Memo\Vista Cove RTC Memo.docx (01/16/26)

ATTACHMENT B
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SOURCE: DK Engineering
FIGURE 2-4
Original Conceptual Site Plan
Vista Cove Planned Development Project FEET
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RESIDENTIAL LOTS

PRIVATE STREET AND ALLEYS

VFWD OWNED AND MAINTAINED

SEWER PUMP STATION

HOA MAINTAINED OPEN SPACE

HOA MAINTAINED BIORETENTION BASIN

UNDISTURBED OPEN SPACE
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SOURCE: DK Engineering
FIGURE 2-4
Revised Conceptual Site Plan
Vista Cove Planned Development Project FEET
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S U B S E Q U E N T IN I T I A L S T U D Y /MI T I G A T E D NE G A T I V E DE C L A R A T I O N -

RE S P O N S E T O C O M M E N T S
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ATTACHMENT C

GEOTECHNICAL REPORT UPDATE MEMORANDUM

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GEOTECHNICAL

ENVIRONMENTAL

WATER RESOURCES

CONSTRUCTION SERVICES

COASTAL/MARINE GEOTECHNICS
2633 Camino Ramon, Suite 250  San Ramon, CA 94583  (925) 866-9000  [email protected] www.engeo.com
Project No.
20164.000.001
January 7, 2026
Mr. Adam Smith
Sancerra
2618 San Miguel Drive, Suite 1223
Newport Beach, CA 92660
Subject: Vallejo Properties – Vista Cove
Vallejo, California

GEOTECHNICAL REPORT CLARIFICATION
Reference: ENGEO. 2022. Preliminary Geotechnical Exploration, Vallejo Properties – Vista Cove, Vallejo, California. September 12, 2022; Revised September 23, 2022.

Project No. 20164.000.001
Dear Mr. Smith:

As requested, this letter confirms that the preliminary conclusions and recommendations contained in the referenced report remain valid.

If you have any questions about the contents of this letter or require additional information, please do not hesitate to contact us.

Sincerely,
ENGEO Incorporated
Andrew Firmin, GE Robert H. Boeche, CEG
af/jw/rhb/cb

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S U B S E Q U E N T IN I T I A L S T U D Y /MI T I G A T E D NE G A T I V E DE C L A R A T I O N -

RE S P O N S E T O C O M M E N T S
J A N U A R Y 2 0 2 6

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ATTACHMENT D

EVACUATION ASSESSMENT

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Vista Cove
Evacuation Assessment
Project Name:

Vista Cove
Location:

Glen Cove area of Vallejo, California
Date:
10/27/25
Prepared for:

Sancerra
Prepared by:

CAS Safety Consulting, LLC

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CAS Safety Consulting, LLC | www.cassafetyconsulting.com | October 27,2025

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1) Introduction & Qualifications
CAS Safety Consulting1 is an independent public safety firm with extensive experience in wildfire evacuation planning, emergency response coordination, and Alert and Warning Notification practices.

Serving as Sheriff and Assistant Sheriff of Sonoma County we had leadership roles during the 2017 Sonoma Complex Fires, one of the most destructive wildfire events in state history. These fires let us see first-hand the importance of evacuation preparedness and planning.

CAS Safety Consulting has developed evacuation assessments and wildfire mitigation plans for numerous projects across California, including residential, hospitality, and commercial/large-scale projects in fire prone areas. We also served as subject matter experts for post-incident After Action Reviews (AARs) on the 2025 Palisades and Eaton Fires assessing alert and warning performance, agency coordination, and public response during mass evacuations.

We were hired by the developer (Sancerra) of the Vista Cove project to provide a law-enforcement operations perspective on evacuation readiness for the proposed project. This is an operations-based opinion. It was not a requirement for the developer, not for CEQA purposes, and does not include traffic modeling or clearance-time estimates.

Our mission is not to advocate for or against any specific development, but to ensure that if a project does proceed, it does so with the highest regard to evacuation safety. 2) Project and Community Description
The project site2 is at Shady Lane and Wildflower Avenue in the Glen Cove neighborhood of Vallejo, California. The property boundary comprises 20.13 acres zoned for residential land uses. This defined residential medium density zoning location allows for development of 500+ homes, but the proposed project is for the minimum allowed of 51 single-family homes. The site is bordered to the west by a 141-unit single-family residential subdivision within a mix of rolling hills and flat areas. The community’s main thoroughfare, Glen Cove Parkway, is a four-lane divided corridor that traverses north/south bound, and the site is approximately 0.7 miles to I-780 access. 1 www.cassafetyconsulting.com
2 Information received from the developer’s Project Description for City of Vallejo Planning Department

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The proposed plan calls for a total maximum parking of 228 vehicles. There is no gate at the entrance to the development. The project will be designed and built to comply with all applicable fire and life safety codes and prevailing standards.

This is the proposed site plan with the Primary and Alternate evacuations routes identified in red:

The site lies within evacuation zone VLJ-1236 and is proximate to Vallejo Fire Station 26 and the California Highway Patrol (CHP) - local area office.

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3) Evacuation Hazard Assessment
Analyzing the hazard context for the area, CAL FIRE’s FRAP3 shows no on-site wildfire history. Current Solano/City mapping4 places the location outside mapped wildfire hazard severity zones (non-WUI) and outside the tsunami hazard area. Based on publicly available mapping and regional climate conditions (hurricanes, etc.), the likelihood of a mass evacuation triggered by natural hazards is low at this location. That said, earthquakes, HAZMAT, large structure fires, or other all-hazards events can still require evacuations. However, such actions would likely be smaller in scale and incident specific. 4) Alert & Warning Readiness
Solano County OES operates Alert Solano5 for countywide mass notification, coordinates WEA/IPAWS for time-critical, zone-based warnings and orders, and maintains official evacuation zones (e.g., VLJ-1236) on Know Your Zone / Genasys Protect so messages, maps, and checkpoints use the same identifiers. This framework supports phased, geographically targeted notifications and integrates cleanly with ICS field operations (TCPs, staging, responder ingress). Based on these capabilities, Solano County’s Alert & Warning system appears well positioned to support alerting and evacuations for the Glen Cove area. Law enforcement employs hi-lo sirens as an audible evacuation notification redundancy.
5) Evacuation Assessment and Operations Viewpoint
CAS Safety’s observations are informed by our drive-through inspection of the primary and alternate evacuation routes, and street-view imagery. The Glen Cove Center (northwest corner at the parkway) is a practical location for short-term staging of evacuation routes and a Traffic Control Point (TCP). Any use of lane reallocation or ramp controls remains incident-dependent and at the discretion of Vallejo PD/FD with CHP/Caltrans coordination; this report does not assume contraflow as a baseline tactic. 3 https://www.fire.ca.gov/what-we-do/fire-resource-assessment-program 4 https://solanocountygis.com/portal/home/webmap/viewer.html?layers=a75e7ea0d3eb438796390317517ff8e5 5 https://www.solanocounty.gov/government/office-emergency-services/alert-solano

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Primary Evacuation Route:

From an operations viewpoint, the primary evacuation route runs from project entrance to Shady Lane; to Robles Way; to Glen Cove Parkway; to I-780 (approx. 0.7 miles total). This route is viable because:
1) the initial approximately 0.15-mile segment has no driveways and posted No Parking on the north side, so vehicles can enter the route with little traffic conflict. 2) mid-segments provide adequate width for two-way egress/ingress and fire apparatus. 3) Robles Way widens with a center turn lane approaching Glen Cove Parkway, allowing control of outbound flow, and temporary lane reallocation if needed. 4) movements are all right turns, which reduce crossing conflicts and avoid left-turn delays.

Alternate Evacuation Route
The alternate path (approximately 1.3 miles from the project entrance to the I-780 ramps) provides secondary egress/ingress if the primary route is compromised. It is less favorable due to additional turns across traffic and more residential side friction but remains a viable contingency.

As with any mass evacuation, some traffic congestion is inevitable during large evacuations and is anticipated and managed in planning. Police and fire typically conduct zone-based, phased evacuations, timing phases to the location and behavior of the threat. In rapidly evolving incidents, decisions are coordinated and executed under Unified Command (ICS) to align alerts, TCPs, and responder ingress. A significant event would also trigger mutual-aid through the County’s EOC, bringing additional personnel to staff TCPs, conduct door-to-door notifications, and improve outbound flow.
6) Best Practices for Residents
Effective evacuations depend on residents who know their zone, understand how orders are issued, and are ready to act. CAS Safety proposes the developer, through the HOA, provide a Resident Orientation handout at move-in and refresh it annually. It should be concise (one page), all-hazards focused, and include:
• Emergency contacts: local police/fire, Alert Solano info line, property management/HOA. • Evacuation Zone: VLJ-1236 reference and link/QR to Know Your Zone / Genasys Protect.

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• Alerts: Alert Solano sign-up instructions and a brief WEA/IPAWS explainer (how wireless alerts appear and what “Warning” vs. “Order” means).
• Routes: Two outbound options to I-780 with a simple map (Route 1 as primary). • Redundant awareness: Recommend a NOAA Weather Radio (tone-alert) and the Watch Duty app for situational awareness.
• Preparedness resources: Links to Ready.gov and CAL FIRE guidance (go-kit, defensible space, pets/meds checklist).
• Early action guidance: Encouraging early, voluntary departure if residents feel unsafe or need extra time (AFN6, small children, pets).
• Construction phase. Provide the same orientation sheet to the General Contractor and require on-site subscription to Alert Solano. Keep public lanes open with 24/7 emergency access, and post a single emergency coordination POC at the job trailer. 7) Opinions & Conclusions
This is an operations-focused opinion based on public hazard mapping, site plans, personally driving primary and alternate routes, and law-enforcement/ICS experience. It does not quantify traffic capacity or evacuation clearance times. Any evacuation tactics during an evacuation, including TCP placement, lane use, ramp controls, etc. are incident-dependent and determined by responding agencies under Unified Command.

In this setting, the project does not present a substantial evacuation concern and is compatible for evacuation operations for the surrounding community, based on:
6 In emergency planning, it refers to people who may need extra assistance to receive, understand, or act on warnings or to evacuate. This includes people with disabilities (mobility, sensory, cognitive), older adults, children, transportationdisadvantaged individuals, people who rely on electricity-dependent medical devices (oxygen, ventilators), those who are pregnant, and anyone with temporary injuries.

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• Low likelihood of mass evacuation from natural hazards. The site is outside mapped WUI fire-hazard areas, outside the tsunami hazard area, there is no wildfire history, and this area is not subject to other natural events that commonly trigger mass evacuations (e.g., hurricanes, etc.).
• Two viable evacuation routes (primary and alternate). The project sits near the front of the neighborhood outflow with a short, direct connection, to I-780. The primary route has a very low traffic conflict (no driveways and posted No Parking on the first segment), adequate width for two-way egress/ingress and fire apparatus, and a widened approach to Glen Cove Pkwy that supports outbound traffic flow. The alternate route is less favorable but remains a viable contingency if the primary route is compromised.
• Alert & Warning Systems are in place. Public notification of a disaster is paramount in evacuations. Solano County is well equipped with systems such as Alert Solano (with WEA/IPAWS) which supports phased, geo-targeted alerts. The County coordinates notifications for the City of Vallejo. Law enforcement employs hi-lo sirens as an audible redundancy.
• Pre-determined evacuation zones. The County’s Emergency Operations Plan (including Evacuation Annex procedures) provides an established framework for zone-based operations.
• Vehicle demand is operationally manageable. The corridor is well suited for TCPs and shortterm staging to manage outbound flow while preserving responder ingress when conditions allow.
• Proximity of public-safety resources. Vallejo Fire Department Station 26 (1335 Fulton Avenue) and CHP local area office (1551 Benecia Road) are nearby for coordination and support. • Scaled project = lower operational demand. The current 51-unit proposal is substantially reduced and operationally favorable from an evacuation-management standpoint. • Mutual-aid depth. Significant incidents can draw county/state mutual aid (and CHP/Caltrans for I-780) to staff TCPs, staging, and perimeters independent of day-to-day staffing levels.

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For the reasons above, and assuming resident preparedness and standard agency practice, it is our professional opinion that the project does not materially degrade evacuation operations and poses no substantial impediment to emergency egress/ingress.

If subsequent studies, approvals, or operational directives emerge, CAS Safety should be notified so we can review and supplement these findings as appropriate.

Attachments:
1) Example Resident Orientation handout
2) CAL-FIRE Historical Fire Map
3) Solano County Tsunami Hazard Areas
4) Local Responsibility Area Map as of February 24, 2025

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Primary Evacuation Route:

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• Low likelihood of mass evacuation from natural hazards. The site is outside mapped WUI fire-hazard areas, outside the tsunami hazard area, there is no wildfire history, and this area is not subject to other natural events that commonly trigger mass evacuations (e.g., hurricanes, etc.)
• Two viable evacuation routes (primary and alternate). The project sits near the front of the neighborhood outflow with a short, direct connection, to I-780. The primary route has a very low traffic conflict (no driveways and posted No Parking on the first segment), adequate width for two-way egress/ingress and fire apparatus, and a widened approach to Glen Cove Pkwy that supports outbound traffic flow. The alternate route is less favorable but remains a viable contingency if the primary route is compromised.
• Alert & Warning Systems are in place. Public notification of a disaster is paramount in evacuations. Solano County is well equipped with systems such as Alert Solano (with WEA/IPAWS) which supports phased, geo-targeted alerts. The County coordinates notifications for the City of Vallejo. Law enforcement employs hi-lo sirens as an audible redundancy.
• Pre-determined evacuation zones. The County’s Emergency Operations Plan (including Evacuation Annex procedures) provides an established framework for zone-based operations.
• Vehicle demand is operationally manageable. The corridor is well suited for TCPs and shortterm staging to manage outbound flow while preserving responder ingress when conditions allow.
• Proximity of public-safety resources. Vallejo Fire Department Station 26 (1335 Fulton Avenue) and CHP local area office (1551 Benecia Road) are nearby for coordination and support. • Scaled project = lower operational demand. The current 51-unit proposal is substantially reduced and operationally favorable from an evacuation-management standpoint. • Mutual-aid depth. Significant incidents can draw county/state mutual aid (and CHP/Caltrans for I-780) to staff TCPs, staging, and perimeters independent of day-to-day staffing levels.

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If subsequent studies, approvals, or operational directives emerge, CAS Safety should be notified so we can review and supplement these findings as appropriate.

Attachments:
1) Example Resident Orientation handout
2) CAL-FIRE Historical Fire Map
3) Solano County Tsunami Hazard Areas
4) Local Responsibility Area Map as of February 24, 2025

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Resident Evacuation Orientation - Vista Cove (Zone VLJ-1236) Your Address: ______________________________________________________________________________________ 1) Sign up for Alerts - do these now: (Scan QR code with smartphone camera or use the links below.)
• Enroll in Alert Solano (county/Vallejo notifications). Keep your phone and address current. https://www.solanocounty.gov/government/officeemergency-services/alert-solano • Know your zone. You are in Evacuation Zone VLJ-1236. Check live status on Genasys Protect / Know Your Zone before and during incidents. https://www.solanocounty.gov/government/office-emergencyservices/prepare-emergency/evacuation-zones 2) Know your evacuation routes: (Maps Attached)
• Primary (Route 1): Exit → Shady Lane → Right on Robles Way → Right on Glen Cove Pkwy → I-780.
• Alternate (Route 2): Optional route if necessary: Exit → Left on Wildflower Avenue → Skilltree Lane → Left on Bluebell Place → Right on Redbud Lane → Left on Robles Drive → Right on Fairhaven Way → Left on Honeydew Drive → Right on Wellfleet Drive → Right on Glen Cove Pkwy → I-780.
3) Understand what to do:
• Follow the alert message: Warning = prepare to leave and Order = leave now. • Go early if you need extra time (kids, pets, medical, etc.). • Travel light: people, pets, meds, documents. Don’t stop near intersections or block driveways.
• Expect traffic: obey officers and signage. Don’t block lanes. 4) Be ready:
• Keep one vehicle fueled/charged during fire weather.
• Maintain a “go bag” (include pet supplies and copies of key documents). • Keep the open-space edge lean/green; secure outdoor combustibles on red-flag days. • Redundant awareness: install the Watch Duty app on smartphone and consider a NOAA Weather Radio for tone alerts and instructions if cell service is degraded. 5) Special Notes/Resources:
• Hi-Lo siren = evacuation notification. Look for zone messages and officer direction. • Check on your neighbors: People might need help evacuating (elderly, medical etc.) or are not aware of alerts.
• Vallejo Emergency Services (Police/Fire): www.Vallejo.gov • www.Ready.gov: Make a plan! Go the website for more information.

This handout is informational and does not replace official instructions. Always follow directives from police, fire, and Solano County OES.

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Evacuation Routes
Primary Route 1:

Alternate Route 2:

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Attachment #2

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Attachment #3

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City and County boundaries as of 10/22/24 (CA Board of Equalization) CAL FIRE State Responsibility Areas (SRA25_1)
CAL FIRE Fire Hazard Severity Zones (FHSZSRA23_3, FHSZLRA_25_1) Data Sources:

Daniel Berlant, State Fire Marshal, CA Department of Forestry and Fire Protection Joe Tyler, Director/Fire Chief, CA Department of Forestry and Fire Protection Wade Crowfoot, Secretary for Natural Resources, CA Natural Resources Agency The State of California and the Department of Forestry and Fire Gavin Newsom, Governor, State of California Protection make no representations or warranties regarding the accuracy of data or maps. Neither the State nor the Department shall be liable under any circumstances for any direct, special, incidental, or consequential damages with respect to any claim by any user or third party on account of, or arising from, the use of data or maps. and other relevant factors including areas where winds
have been identified by the Office of the State Fire Marshal as a major cause of wildfire spread.
statewide criteria and based on the severity of fire hazard that is expected to prevail in those areas. Moderate, high, and very high fire hazard severity zones shall be based on fuel loading, slope, fire weather, Government Code section 51178 requires the State Fire
Marshal to identify areas in the state as moderate, high, and very high fire hazard severity zones based on consistent Waterbody
Federal Responsibility
Area (FRA)
Unzoned LRA
Incorporated City
Projection: NAD 83 California Teale Albers
Scale: 1:74,000 at 11" x 17"
Km 0 0.5 1 1.5 2 2.5 3 3.5 4 4.5 5 5.5
Mi 0 0.5 1 1.5 2 2.5 3 3.5
High Moderate
Fire Hazard Severity Zones in State Responsibility
Area (SRA), Effective April 1, 2024
High Moderate
Fire Hazard Severity Zones (FHSZ) in Local Responsibility Area (LRA), as Identified by the State Fire Marshal
Vallejo
80 780
37 29

UNINCORPORATED
CONTRA COSTA CO.

UNINCORPORATED
NAPA CO.

UNINCORPORATED
SOLANO CO.

AMERICAN
CANYON

BENICIA

FAIRFIELD

HERCULES

C O N T R A
C O S T A C O .

S O L A N O
C O . C O N T R A C O S T A C O .

N A P A C O .

S O L A N O C O .

N
A
P
A
C
O
.

S O L A N O C O .

February 24, 2025
As Identified by the
State Fire Marshal
Local Responsibility Area
Fire Hazard Severity Zones
CITY OF VALLEJO – SOLANO COUNTY
Project Site

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STAFF REPORT – PLANNING

CITY OF VALLEJO

PLANNING COMMISSION
DATE: January 21, 2026
TO: Planning Commission
FROM: Cesar Orozco - Planning Manager: Current Development SUBJECT: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23- 0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23- 0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079-171-170 & 0079-120-100)

PROJECT INFORMATION
Project Name: Vista Cove Subdivision
Project Summary:

The proposed project includes a Tentative Map, Planned Development (rezoning), Development Review, Design Review, and Landscape Review to allow the subdivision of two vacant parcels totaling approximately 20.13 acres into 57 parcels for the development of 51 detached single-family residences, and four parcels for open space and bioretention, one parcel for a new private roadway network, and one parcel for a new sewer pump station. The new single-family homes would include four distinct modern farmhouse-style floor plans ranging in size from 2,494 to 2,674 square feet, each featuring an attached two-car garage and driveway parking. The development also includes construction of a new private street, sidewalks, curbs and gutters, private alleys, street lighting, landscaping, and other related site improvements to support the proposed residential neighborhood.

Project Number(s):

Tentative Map (TM23-0001)
Planned Development (PD24-0001)
Development Review (DVR23-0017)
Design Review (DR23-0006)
Landscape Review (LR23-0002)
Location:

Northeast corner of Shady Lane and Wildflower Avenue
APNs:0079-171-170 & 0079-120-100
Applicant:

Sancerra Vista Cove, LLC
Owner(s):

Litton Chen, Tammy Dong, Terrence F. Wei, Thomas Chen, Tiffancy Chen Herrero, Timothy Wei, Tina T. Dong, Troy Chuang, Tyler C. Chung

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT

MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23- 0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079-171-170 & 0079-120-100)

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General Plan Land Use
Designation: Primarily Single-Family and Mix of Housing Types/Medium Density Zoning District:

Residential Low Density and Residential Medium Density
CEQA: Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162 (“Subsequent EIRs and Negative Declarations”), the City of Vallejo has prepared a Subsequent Mitigated Negative Declaration (MND).

RECOMMENDATION
Staff recommends that the Planning Commission adopt:

1. A resolution recommending City Council to adopt a Subsequent Mitigated Negative Declaration to the certified EIR for General Plan 2040, after making findings pursuant to CEQA guidelines Sections 15162 and public resources code 21166; and

2. A Resolution recommending City Council approve Tentative Map (TM23-0001), Planned Development (PD24-0001), Development Review (DVR23-0017), Design Review (DR23-0006), and Landscape Review (LR23-0002) for the development of 51 single-family residences (“Vista Cove Subdivision”), subject to the conditions of approval as Exhibit A to the Resolution for the project.

ATTACHMENTS

1. Staff Report

2. Recommended Resolution - For CEQA_final

3. Exhibit A - Subsequent Mitigated Negative Declaration (SMND)

4. Appendix A to SMND: CalEEMod Output

5. Appendix B to SMND: HRA Model Outputs

6. Appendix C to SMND: Biological Resources

7. Appendix D to SMND: Cultural Resource Assessment

8. Appendix E to SMND: Geotechnical Investigation

9. Appendix F to SMND: Phase 1 ESA

10. Appendix G to SMND: Drainage Memorandum, Preliminary Stormwater Control Plan, and Drainage Study

11. Appendix H to SMND: Noise Impact Analysis

12. Appendix I to SMND: Transportation Analysis and LOS Worksheets

13. Exhibit B - Errata to Subsequent Mitigated Negative Declaration

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT

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14. Exhibit C - Mitigation Monitoring and Reporting Program

15. Exhibit D - Response to Comments Memo

16. Attachment A - Comment Letters

17. Attachment B - Updated Figure 2-4

18. Attachment C - Geotech Report Update Memo

19. Attachment D - Evacuation Assessment

20. Attachment E - Phase I ESA

21. Recommended Resolution - For Project_Final

22. Exhibit A - Conditions of Approval_Final

23. Exhibit B - General Plan Consitency

24. Exhibit C - Planned Development Consistency

25. Exhibit D - Vista Cove Planned Development

26. Exhibit E - Tentative Map Dated June 2024

27. Design Review Board Resolution #DRB25-02

28. Public Comments

29. Zoning Map - Existing

30. Zoning Map - Proposed

CONTACT
Cesar Orozco
Planning Manager: Current Development
707.648.5436
[email protected]

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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BACKGROUND AND DISCUSSION
Background
On November 29, 2022, the applicant, Sancerra Vista Cove, LLC, (“applicant”) submitted a Preliminary Review request pursuant to California Senate Bill (SB) 330, “the Housing Crisis Act of 2019,” which was found to be in compliance with the SB330 preliminary review checklist on December 28, 2022.

On February 13, 2023, the applicant formally applied for a Tentative Map, Development Review, Design Review, Landscape Review and Minor Use permit, to develop 51 detached single-family homes under the “small lot development” standards of the Vallejo Municipal Code (“VMC”, Section 16.202.05). The project plans were routed to various city departments and outside agencies for review, and the application was determined to be complete on December 18, 2023.

On May 16, 2024, the applicant revised the project description to withdraw the Minor Use Permit application and add a request for a Planned Development and Zoning Map amendment to amend the Zoning Map from Residential Low Density and Residential Medium Density Zoning District to Planned Development with a proposed “Vista Cove Planned Development Plan.”
On August 1, 2024, an environmental consultant was selected to begin the process of preparing an Environmental Impact Report (EIR) for the project. A public EIR Scoping Session was held on April 10, 2025, to solicit comments on the planned environmental analysis. However, after completion of the Initial Study, it was determined that there is no substantial evidence that the Project would result in significant environmental impacts because any potential impacts could be mitigated to a less-than-significant level, thereby supporting preparation of a Subsequent Mitigated Negative Declaration (SMND) in lieu of an EIR.

On July 10, 2025, the Design Review Board (DRB) held a duly public noticed public hearing to consider testimony and evidence, both written and oral, as well as other documents contained in the record of the proceedings relating to the project. Following the public hearing, the DRB voted 3-0, with one absence, to adopt Resolution No. DRB25-02, recommending approval of Design Review (DR23-0006) and Landscape Review (LR23-0002) to the Planning Commission.

On November 10, 2025, the final draft of the SMND was circulated for a 30-day public comment period extending from November 10, 2025 to December 10, 2025.

On December 15, 2025, the Planning Commission held a duly public noticed public hearing to consider testimony and evidence, both written and oral, as well as other documents contained in the record of the proceeding relating to the project. Staff requested the project be continued to the January 21, 2026, Planning Commission regular meeting to allow additional time for staff and the CEQA consultant provide responses to comments received on the SMND and finalize the conditions of approval on the project. The Planning Commission voted 5-1 to continue the meeting to the January 21, 2026 PC regular meeting.

Location and Land Use Context
The project site is located at the intersection of Shady Lane and Wildflower Avenue. It is surrounded by existing residential roadways and open space. The subject site is bounded to the north by Interstate 780 (I-780), across from which are the California Highway Patrol Office, Benicia Road, and Saint Vincent’s High School. Immediately east and

Page 2120 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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south of the site is a large area of city-owned open space (designated ‘Parks, Recreation & Open Space’ in the General Plan, and located within the ‘Resource Conservation’ zoning district), beyond that to the east is the existing city limit line, followed by the Benicia State Park which extends down to the Carquinez Strait. To the west and southwest (beyond the open space areas) are existing single-family residences. (see Figure 1).

I-780 is approximately 0.1 miles to the north and Interstate-80 (I-80) is approximately 1.7 miles to the west. Each provides regional access to the project site, while the intersection of Shady Lane and Wildflower Avenue provides direct access to the project site. The immediate vicinity of the project site is characterized by existing single-family residential uses and open space. The site’s General Plan 2040 Land Use Designation is Primarily Single Family (R-SF) and Mix of Housing Types (R-MH) which is implemented by the Residential Low Density and (RLD) Residential Medium Density (RMD) Zoning District.

The project site is made up of undulating hills and flat areas, with elevations ranging from approximately 70 feet above mean sea level (amsl) in low lying areas along the eastern portion of the project site up to approximately 290 feet amsl along the southwestern boundary of the project site. The southern portion of the site is generally lower in elevation and increases in elevation towards the west.

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Figure 1 – Location and Land Use Context

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Project Description
The proposed project consists of a Tentative Map, Planned Development, Development Review, Design Review, and landscape review for the Vista Cove Subdivision. The project includes a tentative map to subdivide two vacant parcels, totaling 20.13-acres, into a total of 57 new parcels. Of the 57 new parcels proposed, four would be dedicated to open spaces and bio-retentions swales, one is proposed for the new private roadway network, one is proposed for a sewer sanitary pump station, and the remaining 51 would be for detached single-family residences (see Figure 2). To facilitate the proposed development plan with special development standards crafted for the unique site conditions, the project includes a request for rezoning to Planned Development (PD). The PD zone allows for one or more properties to be developed under a plan that would provide better opportunities for coordinated development, while still ensuring substantial compliance with, and implementation of, the applicable land use and density policies of the General Plan.

Development of the 51 detached single-family residences and associated infrastructure, such as the private roadway network, would be concentrated on the northern 10.39-acres of the total 20.13-acre site, while the southern half would remain as un-developed open space. The 51 single-family lots are proposed to be developed with four different floor plans to be dispersed throughout the subdivision, each offering a modern farmhouse architectural variation. The four different floor plans range from 2,494 square feet to 2,674 square feet with an overall maximum building height of 30 feet and four inches. The base model floor plan has a total of three bedrooms and two and half bathrooms. The second model has an additional bedroom and bathroom, and the third and fourth models have an additional bedroom and bathroom plus a loft. Each model floor plan would have an attached two-car garage, approximately 444 square feet, and there would be two uncovered parking spaces within the driveway on each lot.

In addition to the residential units, the proposed subdivision would include development of new private streets, sidewalks, curbs and gutters, new lighting, various bioretention basins, and open space areas. New landscaping, including street trees, shrubs and ground cover, is also proposed for installation within all new residence front yards.

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Figure 2 – Proposed Site Plan

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Code Compliance
I. Required Entitlements and Findings
The project requires a Tentative Map1for the creation of 57 parcels, a Planned Development2for the rezone of the subject property and to facilitate the project development, Development Review3for the construction of 51 singlefamily residences, Design Review4 for a residential project of 51 units or more, and Landscape Review5for the proposed landscaping throughout the project.

The Planning Commission will consider the recommendations of the Design Review Board in its recommendation for the full project entitlement, including Tentative Map, Planned Development, Development Review, Design Review, and Landscape Review, with final actions subject to City Council approval. a. Tentative Map Findings
VMC Section 15.08.050 – Required Findings, requires the review authority make the following findings:
[That the Project:]

1. Is consistent with the goals and policies of the Vallejo general plan and any applicable specific plans; and

2. Conforms with this title and the zoning ordinance; and

3. Conforms with the Subdivision Map Act.
b. Planned Development Findings
VMC Section 16.610.03 – Required Findings, states that the proposal shall only be approved if the city council, based on a recommendation from the planning commission, makes the following findings:

1. The proposed development is consistent with the general plan, including the density and intensity limitations that apply;

2. The subject site is physically suitable for the type and intensity of the land use being proposed;

3. Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

4. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

5. The development generally complies with applicable adopted design guidelines; and 1 VMC Chapter 15.08 – Tentative Maps
2 VMC Chapter 16.610 – Planned Development Districts
3 VMC Chapter 16.605 – Development Review
4 VMC Chapter 16.604 – Design Review
5 VMC Chapter 16.504 - Landscaping

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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6. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation, and/or substantial public benefit. In making this determination, the following factors shall be considered:
a. Appropriateness of the use(s) at the proposed location. b. The mix of uses, housing types, and housing price levels. c. Provision of units affordable to persons and families of low and moderate income or to lower income households, if applicable.
d. Provision of infrastructure improvements.
e. Provision of open space.
f. Compatibility of uses within the development area.
g. Quality of design, and adequacy of light and air to the interior spaces of the buildings. h. Overall contribution to the enhancement of neighborhood character and the environment of Vallejo in the long term.
i. Creativity in design and use of land; and

7. The proposed PD rezoning and planned development plan has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this chapter. c. Development Review Findings
VMC Section 16.605.03 – Required Findings, requires the review authority to make findings with regard to the project, to confirm that the project:

1. Complies with all applicable specific standards and criteria of this Zoning Code;

2. Is consistent with the general plan and any applicable approved specific plan or planned development;

3. Complies with any design conditions, standards, or requirements imposed by a discretionary approval including but not limited to a major or minor use permit, variance, specific plan, planned development, or tentative map applicable to the project or the location where it is proposed;

4. Is in substantial compliance with any applicable adopted design guidelines;

5. Will serve to achieve groupings of structures that are well related one to another and which, taken together, will result in a well-composed urban design, with consideration given to site, height, arrangement, texture, material, color and appurtenances, the relation of these factors to other structures in the immediate area, and the relation of the development to the total setting as seen from key points in the surrounding area; only elements of design which have some significant relationship to outside appearance shall be considered;

6. Will be of a quality and demonstrates thoughtful site planning that will serve to protect the value of private and public investments in the area; and

7. That the project has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this chapter.
d. Design Review Findings

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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VMC Section 16.606.03 (B) – Required Findings, requires the review authority to make findings with regards to the project, to confirm that the project:

1. Is consistent with the purposes of this chapter, the design policies of the general plan and any applicable specific plan, any adopted applicable design guidelines;

2. Is consistent with any planning are zoning approvals by the director or the planning commission;

3. Complies with any other relevant city policies or regulations; and

4. Meets the following criteria:
a. The aesthetic design, including its exterior design and landscaping, is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.
b. Project details, colors, materials, and landscaping are fully integrated with one another and used in a manner that is visually consistent with the proposed architectural design. c. The project has been designed with consideration of neighboring development. d. The project contributes to the creation of an attractive and visually interesting built environment that includes well-articulated structures that present varied building facades, rooflines, and building heights and encourages increased pedestrian activity and transit use. e. Street frontages are attractive and interesting for pedestrians, address the street and provide for greater safety by allowing for surveillance of the street by people inside buildings and elsewhere. f. The proposed design is compatible with the historical or visual character of any area recognized by the city as having such character.
g. The aesthetic design preserves significant public views and vistas from public streets and open spaces and enhances them by providing areas for pedestrian activity. h. The proposed landscaping plan is suitable for the type of project and will improve the appearance of the community by enhancing the building, minimizing hardscape and softening walls; and the landscape plan incorporates plant materials that are drought-tolerant, will minimize water usage, and are compatible with Vallejo's climate.
i. The project has been designed to be energy efficient including, but not limited to, landscape design and green or eco-friendly design and materials.
j. The project design protects and integrates natural features including creeks, open space, significant vegetation, and geologic features.
e. Landscape Review
VMC Section 16.504.09 (E) requires approval of a Landscape Review Permit to confirm consistency with applicable code requirements; however, there are no findings required to be made in conjunction with that permit.

II. Staff Analysis

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Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Staff believe all the applicable Tentative Map, Planned Development, Development Review and Design Review findings listed above can be made for the proposed project. A summary of staff’s analysis is included below, with specific analyses associated with each required finding included in the attached Resolution (Attachment 3). a. General Plan Consistency
The project site has a General Plan Land Use Designation of Primarily Single-Family (P-SF) and Mix of Housing Types/Medium Density (R-MH). The General Plan provides the following description for the P-SF land Use Designation:

The R‐SF designation applies to residential neighborhoods primarily characterized by detached single‐ family homes, although some older areas have attached dwellings and small stores. Dwellings typically have front and rear yards, as well as side setbacks. Permitted land uses include single‐family homes, in some instances duplexes, triplexes, fourplexes, and small commercial spaces, and public facilities such as schools, religious institutions, parks, and other community facilities appropriate within a residential neighborhood. The maximum permitted residential density in the R‐SF designation is nine dwelling units per acre; however, in single‐family areas where accessory dwelling units are allowed, maximum permitted residential density is 12 dwelling units per acre.

The General Plan provides the following description for R-MH land Use Designation:

The R‐MH designation applies to residential neighborhoods largely characterized either by 1) single‐ family homes but with a mix of other housing types, including duplexes, triplexes, fourplexes, some smaller scale apartment buildings and small commercial spaces; or 2) primarily single‐use, multi‐family developments with common outdoor spaces. The residential neighborhoods with single‐family and other housing types are typically located in the central and more historic parts of Vallejo. Dwellings typically have front and rear yards, as well as side setbacks. Zero side lots (zero lot lines) may be appropriate where they can be visually integrated into the existing neighborhood context. Permitted land uses include single‐family homes; in some instances duplexes, triplexes, fourplexes, smaller scale apartment buildings, and small commercial spaces; and public facilities such as schools, religious institutions, parks, and other community facilities appropriate within a residential neighborhood. For primarily single‐use, multi‐family development, the R‐MH designation applies to residential areas primarily characterized by parcels and buildings containing multiple residences, sometimes on several floors, and, in some instances, small commercial spaces. They are similar in character to those permitted in Primarily Multi‐Family (R‐MF), but with a lower residential density. The maximum permitted residential density in the R‐MH designation is 25 dwelling units per acre.

The proposed project includes the development of 51 detached single-family residences on a vacant 20.13- acre site with proposed side yard setbacks ranging from three to 11-feet, and front yard setbacks ranging from seven to 14-feet. With regard to density, the proposed project would yield an overall average density of 2.5 dwelling units per acre (du/ac) if calculating for the entire 20.13-acre site, or 4.9 du/ac if calculating for only

Page 2128 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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the northern 10.39-acres proposed to be developed. In either measurement, the proposed project would meet the maximum density allowed for the site as set forth in the General Plan.

The subject site has been identified as housing opportunity site number 85 in the Housing Element (HE) Sites Inventory List (adopted on December 30, 2024). The Sites Inventory List envisions the site to accommodate 51 units, which is consistent with the proposed project. The proposed project is therefore implementing the HE.

In addition to meeting the density for the land use designations, the project is also consistent with General Plan and HE Policies and Actions as illustrated in Exhibit B of the recommended resolution for the project. b. Zoning Code Compliance
The applicant has requested a rezoning of the subject site from Residential Low Density (RLD) and Residential Medium Density (RMD) to Planned Development (PD) zoning district in accordance with VMC Chapter 16.610.

The rezoning request includes a Draft Planned Development Plan (See Exhibit D of the recommended Resolution for the project) which would impose new development standards specific to the site. This request requires City Council approval, with the Planning Commission as the recommending body for the action.

The proposed project complies with all applicable base zoning development standards and supplemental regulations of the RLD and RMD zoning districts, with the exception of minimum lot size, front yard setbacks, garage setbacks, lot coverage, rear setbacks, design standards for single-unit housing, and parking location from the street facing property line. To address these deviations, the applicant is requesting the following special Planned Development zoning standards (as adjustments to the base zoning), as part of the proposed Planned Development Plan:

1. Minimum Lot Size: The minimum lot size in the RLD and RMD zoning district is 5,000 square feet. The PD Plan proposes a minimum lot size of 2,800 square feet to accommodate the proposed development.

2. Front Yard Setbacks: The minimum front yard set back in the RLD and RMD zoning district is 15 feet. The PD Plan proposes a minimum front yard setback from the street of seven feet, and zero feet for residences accessed off alleys.

3. Garage Setbacks: The minimum garage setback is 20 feet in the RLD zoning district and 40 feet in the RMD zoning district. The PD Plan proposes a garage setback of seven feet from the street, and zero feet for residences accessed off alleys.

4. Lot Coverage: The maximum lot coverage is 50 percent in the RLD zoning district and 60 percent in the RMD zoning district. The PD Plan proposes a maximum coverage of 85 percent for all residential lots.

5. Rear Setbacks: The minimum rear yard setback is five feet in the RLD zoning district and 10 feet in the RMD zoning district. The PD Plan proposes a rear yard setback of 10 feet for all residential lots, to be consistent with the RMD zoning district.

6. Design Standards for Single-Unit Housing: VMC Section 16.202.03 provides design standards for singleunit housing (detached and attached), including: (i) requiring building entrances to incorporate a minimum

Page 2129 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

Page 11 of 17 ends

projection or recess of five feet; (ii) prohibiting garage frontages from exceeding fifty percent of the width of the front façade of the building; and (iii) imposing a maximum amount of paving in street-facing yards of 50 percent. The project is: (i) satisfying the five-foot minimum recess standard for building entrances, (ii) proposing to allow the garage frontages to constitute 75 percent of the front façade, and (iii) satisfying the front yards not exceed the 50 percent pavement standard for street-facing yards.

7. Parking location from the street facing property line: The minimum distance for the location of parking in the RMD zoning district is 40 feet from the front property line. The project is proposing to allow parking located in adjoining front driveways, which would be less than 40 feet from front property lines. c. Architecture
As previously mentioned, the proposed 51 single-family residences would be developed with four different floor plans to be dispersed throughout the subdivision, each offering a modern farmhouse architectural variation (see figure 3). The architectural character of the project draws on the project site’s proximity to California’s wine country and the community’s natural topography. The proposed architectural style integrates traditional rural forms with modern design elements to create a cohesive and contemporary residential expression. The design is made up of seven different features, such as Building Massing, Main Entrances and Porches, Roofs, Window Openings, Garage Doors, exterior materials and colors and architectural detailing.

Below is a description of each element:

1. Building Massing
The proposed two-story homes are designed with appropriately articulated wall planes on all four sides, featuring recessed windows that enhance visual depth and interest. Entry porticos are positioned forward of the garage plane to create a more welcoming and pedestrian-oriented streetscape. The building massing incorporates varying projections that provide shadow, depth, and visual relief, contributing to a dynamic overall composition. The homes feature clean, simple forms consistent with the architectural characteristics of the Modern Farmhouse style and utilize complementary exterior finish materials that reinforce the intended architectural character.

2. Main Entrances and Porches
The entries are designed as focal points by using covered porches, recessed entryways, or trellises. These elements not only provide functional shelter and shade but also reinforce a welcoming, pedestrian atmosphere.

Page 2130 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Figure 3 – Architectural Style

3. Roofs
The roofscape is designed to be visually consistent with the modern farmhouse character. Homes feature varied roof forms including hip, gable, and shed roofs, deliberately avoiding styles that fall outside the rural aesthetic such as gambrel, flat or mansard roofs. To avoid uniformity and promote interest, multiple plate heights and slopes are utilized where appropriate. A diversity of roofing materials and colors, such as concrete tiles and shakes, contributes to a varied yet harmonious neighborhood composition.

4. Window Openings
Windows are integral design elements of the proposed homes, providing both architectural articulation and natural light and ventilation for occupants. To ensure consistency with the overall design intent, windows set within stucco walls are recessed a minimum of two inches from the wall plane to create depth and shadow. Window types may include casement, slider, single-hung, and fixed glass styles, with any window grids or divided lights designed to complement the architectural character of the home. Frame colors are selected to match or harmonize with each home’s color scheme, and any shutters are

Page 2131 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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appropriately sized and shaped to align with the corresponding window openings. Reflective glass is prohibited in all locations to maintain visual cohesion and reduce glare.

5. Garage Doors
The design of the proposed two-story homes incorporates measures to minimize the visual prominence of garage doors and enhance the pedestrian orientation of street-facing elevations. Garage doors are recessed a minimum of six inches from the adjacent wall plane to introduce shadow lines and reduce massing impacts. Additional architectural articulation is provided at the garage openings to further define and soften the visual transition between the garage and primary building façade. The overall building design utilizes garage-recessed and house-forward configurations, in which entry porches, porticos, or habitable spaces are positioned forward of the garage plane. In certain instances, second-floor projections are located above garage doors to provide additional shading, visual relief, and architectural definition consistent with the overall design intent.

6. Exterior Materials and Colors
The proposed two-story homes utilize a variety of exterior materials and colors to create an architecturally cohesive and visually appealing streetscape consistent with the Modern Farmhouse style. Exterior surface materials and treatments are designed to appear as integral components of the building architecture rather than as applied finishes, with materials wrapping columns, porches, and balconies in their entirety.

Color and material transitions occur at inside corners, and materials applied to any elevation turn the outside corner and terminate at logical points that align with rooflines, building masses, or wall returns.

The field color at the base of walls extends to finished grade to ensure visual continuity, and where masonry veneer is used, the exposed wall surface below the weep screed is painted to closely match the veneer above. Exterior materials may include, but are not limited to, stucco, stone or brick veneer, cementitious lap siding or panels, cementitious board and batten siding, and naturally decay-resistant wood, all selected to reinforce the intended architectural character and material quality of the development.

The architectural vision for Vista Cove subdivision is grounded in the principles of Wine Country Agrarian designs. Through thoughtful massing, material quality and variation, and detailed craftsmanship, the homes at Vista Cove subdivision would contribute to and enhance the aesthetic of the existing surrounding development.
d. Landscaping and Open Space
The project site has existing trees located primarily near the perimeter of the site. An arborist report was prepared for the existing site, and a total of 83 trees were assessed, identifying seven different tree species, e.g. Coast Live Oak, Plum Cherry, Apple, Monterey Pine, Valley Oak, Toyon, and Strawberry Tree, with Coast Live Oak as the most common species. The trees ranged from poor to good condition. The report concluded with a recommendation for removal of 69 of the 83 existing on-site trees, which is reflected in the development plans.

Page 2132 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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VMC Section 16.504.07(C) - Replacement of Significant Trees Required states, Trees shall be replaced at a ratio of at least three new trees for every tree removed except for the fire-prone species identified above. The minimum size of a replacement tree shall be fifteen gallons. Exceptions to this requirement may be approved by the director when site conditions warrant. Replacement trees shall be planted in the following order of priority:

1. On the project site;

2. On any adjacent property subject to approval of the owner; or

3. In the public right-of-way adjacent to the property subject to approval of the director of public works.

Of the 69 trees proposed to be removed, 47 of the trees are considered to be significant (as defined in VMC

16.701) and as such, shall be replaced at a three to one ratio. A total of 141 new trees are proposed as part of the project, to be planted throughout the project site (see Figure 4). Primary trees would include Armstrong Red Maple, Autumn Gold Maidenhair Tree, Coast Live Oak, Valley Oak, Skyrocket English Oak, and Greenspire Littleleaf Linden.

Figure 4 – Proposed Landscaping
New landscaping would be provided in the front yards of each new residential lot. The proposed landscape plan includes a typical front yard landscape design and layout for both interior and corner lots. Each lot would

Page 2133 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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include one shade tree, small shrubs, and ground cover (see Figure 5). The project also includes stormwater detention basins that would be improved with landscaping including a native ornamental bioswale seed mix and would contain tree and shrub buffers adjacent to the basins.

Figure 5 – Front yard landscaping
As proposed, the project includes a total of 9.74 acres of undisturbed open space across two parcels: Parcel A (8.36-acres) and Parcel B (1.38-acres). These undisturbed open space areas would be fenced with access via private gates to facilitate maintenance activities only, and they would have signage installed to prevent trespassing. Future development would not be allowed on either of the two parcels. The project would also include 3.55 acres of common open space, across two parcels (Parcel C and D), that would include one bioretention area, walkways, a loop walk around a flexible use turf area, and a vista overlook for residents. The proposed landscape design includes drought-tolerant and native landscaping to transition between the proposed residential area and adjacent open space.
e. Access, Circulation and Parking
Primary access to the new subdivision would be provided via a new private street (“A Street”) located at the corner of Shady Lane and Wildflower Avenue. The new street would extend from west to east, curve slightly south, and then continue southward. From this street, a total of four private alleys (“Alleys B-E”) would provide direct access to the new single-family residences, except for the first two residences, which would be

Page 2134 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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accessed via a private driveway. The new street would include a 40-foot right-of-way, consisting of two 14-foot travel lanes and 4.5-foot attached sidewalks, with limited parking on one side only, in certain areas (see Figure 6). The new alleys would include a 21-foot right-of-way, consisting of two 10.5-foot travel lanes, with no onstreet parking permitted (see Figure 6).

Figure 6 – Proposed Circulation
Each dwelling unit would include two off-street parking spaces within an attached 444-square-foot garage, as well as two additional uncovered parking spaces on the driveway pad directly in front of each garage, providing a total of 204 off-street parking spaces. In addition, a total of 24 on-street parking spaces and one mail-bay parking space would be provided with the development, for a total of 229 parking spaces within the subdivision.

ENVIRONMENTAL REVIEW

The City retained LSA to prepare a Subsequent Mitigated Negative Declaration (SMND) to the existing Vallejo General Plan 2040 Environmental Impact Report (EIR) (State Clearing House [SCH]#20141120356), certified by the City Council on August 29, 2017, to evaluate whether the proposed project would result in any new or substantially more adverse significant effects or require new mitigation measures not identified in the General Plan 2040 EIR. The SMND by LSA is included as Exhibit A to the recommended Resolution for the Environmental Review.

Page 2135 of 2600 ends

Date: January 21, 2026
Subject: ADOPT A RESOLUTION OF THE PLANNING COMMISSION MAKING A RECOMMENDATION TO CITY COUNCIL TO (1) ADOPT A SUBSEQUENT MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM PURSUANT TO CEQA GUIDELINES SECTION 15162 AND PUBLIC RESOURCES CODE SECTION 21166 AND (2) APPROVE A TENTATIVE MAP (TM23-0001), PLANNED DEVELOPMENT (PD24-0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLE-FAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13 ACRE SITE AT THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079- 171-170 & 0079-120-100)

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Given the analysis contained in the SMND, development of the project would not cause any new or substantially more sever significant environmental effects that were not previously examined in the Cerfitied EIR and would not require additional mitigation measures. Therefore, no further environmental analysis is required pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15162 and Public Resources Code 21166.

NOTICE AND COMMENTS
On November 24, 2025, pursuant to VMC Section 16.602.08(A), a notice of this hearing was published in the Times Herald, mailed to all active neighborhood groups, all property owners within 1,500 feet of the subject property, any other interested parties, the Vallejo Unified School District, local agencies expected to provide water, wastewater treatment, and/or other essential facilities or services to the project, the property owner’s, the applicant, and electronically sent to the members of the Planning Commission. Additionally, a notice for the hearing was posted at the site at three different locations.

As of writing this report, staff has received several public comments regarding the proposed project.

CONCLUSION
Based on the analysis contained in this staff report, staff recommend that the Planning Commission adopt:

2. A Resolution recommending City Council approve Tentative Map (TM23-0001), Planned Development (PD24- 0001), Development Review (DVR23-0017), Design Review (DR23-0006), and Landscape Review (LR23-0002) for the development of 51 single-family residences (“Vista Cove Subdivision”), subject to the conditions of approval as Exhibit A to the Resolution for the project.

LEVINE ACT: GOVERNMENT CODE 84308
This item is subject to the Levine Act. City elected and appointed officials, including candidates for City elected office, (City Officers) who have received a campaign contribution of more than $500 within 12 months prior from a party, participant, or their representatives involved in this proceeding may do either of the following: (1) disclose the contribution on the record and recuse themselves from this proceeding; OR (2) return the portion of the contribution that exceeds $500 within 30 days from the time the elected official knew or should have known about the contribution and participate in the proceeding.

All parties, participants, and their representatives must disclose on the record of this proceeding any contribution of more than $500 made to the City Officers, such as the mayor and/or Councilmembers, within 12 months prior to the date of the proceeding. City Officers are prohibited from accepting, soliciting, or directing a contribution of more than $500 from a party, participant, or their representatives during a proceeding and for 12 months following the date a final decision is rendered.

Page 2136 of 2600 ends

ACTION ITEM 7.A.

DATE: July 10, 2025
TO: Design Review Board
FROM: Cesar Orozco, Planning Manager
SUBJECT: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

PROJECT INFORMATION
Project Summary: The proposed project includes subdivision of two vacant parcels, totaling

20.13-acres, into 57 new parcels for the construction of 51 detached single-family residences, open spaces, private roads/alleys, and bioretention swells. The project includes construction of one new primary street and four alleyways, with associated improvements such sidewalks, street lighting, and utilities. A total of four different floor plan types, ranging from 2,491 to 3,118 square feet, are proposed with a ‘Modern Farmhouse’ architectural style. Each residence would have two covered off-street parking spaces within a garage, and two uncovered parking spaces within the driveway. New landscaping, including street trees, shrubs and ground cover, is also proposed for installation within all new residence front yards.

At this meeting, the Design Review Board is asked to make a formal recommendation to the Planning Commission on the Design Review and Landscape Review components of the project, specifically including review of overall design, architecture and landscaping proposed.

Project Number(s): Design Review (DR23-0006)
Landscape Review (LR23-0002)
Development Review (DVR23-0018)
Tentative Map (TM23-0001)
Planned Development (PD24-0001)
Location:

Vacant Site off Shady Lane and Wildflower Avenue / APN:0079-171-170 & 0079-120-100

Applicant: Sancerra Vista Cove, LLC.

Owner:

Litton Chen, Tammy Dong, Terrence F. Wei, Thomas Chen, Tiffancy Chen Herrero, Timothy Wei, Tina T. Dong, Troy Chuang, Tyler C. Chung

General Plan Land Use
Designation:

Primarily Single-Family and Mix of Housing Types/Medium Density

Page 2137 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51- UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED

ON A VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

Page 2 ends

Zoning District: Residential Low Density and Residential Medium Density

Proposed Zoning District: Planned Development

RECOMMENDATION

ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

BACKGROUND AND DISCUSSION

NOTICE AND COMMENTS

ENVIRONMENTAL REVIEW

CONCLUSION

EXPIRATION

APPEAL PROCEDURE

ATTACHMENTS

1. Background Discussion

2. Recommended Resolution

3. Project Plans

4. Arborist Report

5. Public Notice

CONTACT
Cesar Orozco, Planning Manager (707) 648-5436
[email protected]

Page 2138 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

Page 1 of 8 ends

On February 13, 2023, the applicant formally applied for a Tentative Map, Development Review, Design Review, Landscape Review and Minor Use permit, to develop 51 detached single-family homes. The project plans were routed to various city departments and outside agencies for review, and the application was determined to be complete on December 18, 2023.

On May 16, 2024, the applicant revised the project description to withdraw the Minor Use Permit application, and add a request for a Planned Development and Zoning Map amendment to amend the Zoning Map from Residential Low Density and Residential Medium Density Zoning District to Planned Development with a proposed “Vista Cove Planned Development Plan.”
Location and Land Use Context
The project site is located at the intersection of Shady Lane and Wildflower Avenue. It is surrounded by existing residential roadways and open space. The subject site is bounded to the north by Interstate 780 (I-780), across from which are the California Highway Patrol Office, Benicia Road and Saint Vincent’s High School. Immediately east and south of the site is a large area of city-owned open space (designated ‘Parks, Recreation & Open Space’ in the General Plan, and located within the ‘Resource Conservation’ zoning district), beyond that to the east is the existing city limit line, followed by the Benicia State Park which extends down to the Carquinez Strait. To the west and southwest (beyond the open space areas) are existing single-family residences. (see Figure 1).

Figure 1 – Location and Land Use Context

Page 2139 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

Page 2 of 8 ends

I-780 is approximately 0.1 miles to the north and Interstate-80 (I-80) is approximately 1.7 miles to the west. Each provides regional access to the project site, while the intersection of Shady Lane and Wildflower Avenue provides direct access to the project site. The immediate vicinity of the project site is characterized by existing single-family residential uses and open space. The site’s General Plan 2040 Land Use Designation is Primarily Single Family (R-SF) and Mix of Housing Types (R-MH) (see Figure 2), which is implemented by the Residential Low Density and (RLD) Residential Medium Density (RMD) Zoning District (see Figure 3).

Figure 2 – General Plan Land Use Designation

Page 2140 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

Page 3 of 8 ends

Figure 3 – Existing Zoning District
Project Description
The proposed project includes the subdivision of two vacant parcels totaling 20.13-acres into 57 new parcels for the construction of 51 detached single-family residences, open space, private roads/alleys, and bio-retention swells. The project includes the installation of one new primary street and four alleyways, with associated improvements such sidewalks, street lighting, and utilities.

The 51 single-family lots are proposed to be developed with four different floor plans to be dispersed throughout the subdivision, each offering a modern farmhouse architectural variation. The four different floor plans range from 2,329 square feet to 2,898 square feet with an overall maximum building height of 30 feet and four inches. The base model floor plan has a total of three bedrooms and two and half bathrooms. The second model has an additional bedroom and bathroom, and the third and fourth models have an additional bedroom and bathroom plus a loft. Each model floor plan would have an attached two-car garage and there would be two uncovered parking spaces within the driveway on each lot (see Attachment 3, for floor plan details). New landscaping, including street trees, shrubs and ground cover, is also proposed for installation within all new residence front yards.

Code Compliance
I. Required Entitlements and Findings
a. Required Entitlements
In accordance with VMC Sections 2.59.020 and 16.604.02, the Design Review Board is being requested to make recommendations to the planning commission on the Design Review and Landscape Review

Page 2141 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

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components of the project, including review of aesthetic and urban design issues related to architecture, landscaping, and the site plan.

The Planning Commission will consider the recommendations of the Design Review Board in its action on the full project entitlements, including Design Review, Landscape Review, Development Review, Tentative Map, and Planned Development, with final actions subject to City Council approval. b. Required Findings for Design Review:

According to Vallejo Municipal Code (VMC) Section 16.604.03 (B), either the Director or the Design Review Board shall make recommendations to the planning commission for final design review approval after making the following findings, that the application:

1. Is consistent with the purposes of this chapter, the design policies of the general plan and any applicable specific plan, any adopted applicable design guidelines;

2. Is consistent with any planning are zoning approvals by the director or the planning commission;

3. Complies with any other relevant city policies or regulations; and

Page 2142 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

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II. Staff Analysis
Staff believe all the applicable Design Review findings listed above can be made for the proposed project. A summary of staff’s analysis is included below, with specific analyses associated with each required finding included in the attached Resolution (Attachment 2 of this report). a. General Plan Consistency Review
The project is consistent with applicable General Plan 2040 design policies, as illustrated in Table 1 below.

Table 1 – General Plan 2040 Design Policies
Policies and Actions Staff’s Analysis
POLICY NBE-1.6
Open Space. Conserve and enhance
natural open space areas in and
adjacent to Vallejo and its waterfront.

The proposed project would preserve approximately 9.74-acres of the project site as natural open space.

POLICY NBE-1.8
Urban Forest. Encourage planting of
street trees and landscaping to
beautify the city, encourage walking
and biking, and create a stronger
sense of identity.

The project involves the planting of many trees, shrubs, and ground covers contributing to the beautification of Vallejo and the cultivation of an urban forest. The construction of sidewalk improvements within the project would encourage walking and contribute to the pedestrian realm within the subject site.

POLICY NBE-2.3
Inviting, Compatible Design. Promote
attractive development that is
compatible with surrounding uses.

The 51 detached single-family residences incorporate a Modern Farmhouse style home, and the building height and mass are not out of scale with existing structures located in proximity.

Policy NBE-1.15
Energy Efficiency: Support measures
to reduce energy consumption and
increase energy efficiency in
residential, commercial, industrial,
and public buildings.

The project would be required to comply with standards set in the California Building Code (CBC) Title 24, which would minimize the wasteful, inefficient, or unnecessary consumption of energy resources during operation. California’s Green Building Standards Code (CBC Title 24, Part 11) requires implementation of energy efficient light fixtures and building materials into the design of new construction projects. The project includes sustainable and energy-efficient features, including solar panels and an all-electric design, each provided at or exceeding City requirements b. Zoning Consistency Review
The applicant has requested a rezoning of the subject site from Residential Low Density (RLD) and Residential Medium Density (RMD) to Planned Development (PD) zoning district in accordance with VMC Chapter 16.610. The rezoning request includes a Draft Planned Development Plan which will impose new development standards for the site. This request requires City Council approval, with Planning Commission as the recommending body for the action.

The proposed project complies with all applicable development standards and supplemental regulations of the RLD and RMD zoning districts except for minimum lot size, front yard setbacks, garage setbacks, lot

Page 2143 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

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coverage, rear setbacks, design standards for single-unit housing, and parking location from the street facing property line. To address these deviations, the applicant is requesting the following Planned Development zoning standards adjustments as part of the Draft Planned Development Plan:

1. Minimum Lot Size: The minimum lot size in the RLR and RMD zoning district is 5,000 square feet. The PD proposes a minimum lot size of 2,800 square feet to accommodate the proposed development.

2. Front Yard Setbacks: The minimum front yard set back in the RLD and RMD zoning district is 15 feet.

The PD is proposing a minimum front yard setback from the street to be seven feet and zero feet for residences accessed off alleys.

3. Garage Setbacks: The minimum garage setback in the RLD zoning district is 20 feet and 40 feet in the RMD zoning district. The PD is proposing a garage setback of seven feet and zero feet for residences accessed off alleys.

4. Lot Coverage: The maximum lot coverage in the RLD zoning district is 50 percent and 60 percent in the RMD zoning District. The project is proposing a maximum coverage of 85 percent for residential lots.

5. Rear Setbacks: The minimum rear yard setback in the RLD zoning district is five feet and 10 feet in the RMD zoning district. The project is proposing a rear yard setback of 10 feet to be consistent with the RMD zoning district.

6. Design Standards for Single-Unit Housing: VMC Section 16.202.03 provides design standards for single-unit housing (detached and attached), including: (i) requiring building entrances to incorporate a minimum projection or recess of five feet; (ii) prohibiting garage frontages from exceeding fifty percent of the width of the front façade of the building; and (iii) imposing a maximum amount of paving in street-facing yards of 50 percent. The project is proposing to allow the garage frontages to constitute 75 percent of the front façade but would satisfy five-foot minimum recess standard for building entrances and not exceed the 50 percent pavement standard for street-facing yards.

The proposed architectural style is Modern Farmhouse, which integrates traditional rural forms with modern design elements to create a cohesive and contemporary residential expression. The design incorporates articulated wall planes to provide variation in massing and to enhance the visual interest of each elevation. These modulations help to reduce the scale of the structure and contribute to a more pedestrian-friendly streetscape.

Main entrances to each residence are covered and defined by projecting roof forms, typically gabled or shed styles, supported by posts or structural elements that provide breaks to the street facing façade.

Page 2144 of 2600 ends

Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

Page 7 of 8 ends

Roof forms consist of pitched configurations with a combination of gables, hips, and varying roof pitches, adding articulation to the roofline.

A variety of durable exterior materials are proposed to further articulate the massing and enhance the architectural character. These materials may include smooth or textured stucco, stone or brick veneer, and cementitious siding systems such as horizontal lap siding, board-and-batten, or panelized siding.

Materials are composed to delineate architectural features, transition between massing elements, and provide breaks to the façades.
d. Landscaping
The project site has existing trees located primarily near the perimeter of the site. An arborist report was prepared for the existing site and a total of 83 trees were assessed, identifying seven different tree species, e.g. Coast Live Oak, Plum Cherry, Apple, Monterey Pine, Valley Oak, Toyon, and Strawberry Tree, with Coast Live Oak as the most common species (see attachment 4). The trees ranged from poor to good condition. The report concluded with a recommendation for the removal of 69 of the 83 existing on-site trees, which have been proposed in the development plans.

The minimum size of a replacement tree shall be fifteen gallons. Exceptions to this requirement may be approved by the director when site conditions warrant. Replacement trees shall be planted in the following order of priority:

1. On the project site;

2. On any adjacent property subject to approval of the owner; or

3. In the public right-of-way adjacent to the property subject to approval of the director of public works.

Of the 69 trees proposed to be removed, 47 of the trees are considered to be significant (as defined in VMC

16.701) and as such, shall be replaced at a three to one ratio. A total of 141 new trees is being proposed as part of the project and will planted throughout the project site. New landscaping would be provided in the front yards of each new residential lot, within all proposed open spaces and around the bio retention swells. The landscaping comprises trees, shrubs and ground covers would be planted to enhance the project site. The new landscaping within the project would create a visually pleasing settling for the homes to be constructed on the site.

NOTICE AND COMMENTS
On June 26, 2025, pursuant to VMC Section 16.602.08(A), notice of this hearing was published in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the subject property and electronically mailed to the members of the Design Review Board, the applicant, local agencies expected to provide water, wastewater treatment, and/or other essential facilities or services to the project, the school district, the applicant, property owner and all interested parties.

As of the writing of this staff report, staff have not received any comments or questions from the public about the application.

CONCLUSION

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Date: July 10, 2025
Subject: ADOPT A RESOLUTION RECOMMENDING THE PLANNING COMMISSION APPROVE DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR A 51-UNIT SINGLE-FAMILY RESIDENTIAL SUBDIVISION ("VISTA COVE"), LOCATED ON A

VACANT SITE NEAR THE INTERSECTION OF SHADY LANE AND WILDFLOWER AVENUE (APNS: 0079-171-170 & 0079-120-100)

Page 8 of 8 ends

Based on the analysis contained in this staff report, staff recommends that the Design Review Board adopt a resolution recommending Planning Commission approval of Design Review (DR23-0019) and Landscape Review (LR 23-0013) as proposed, based on the findings provided in the attached Resolution.

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Planning Division ∙ 555 Santa Clara Street ∙ Vallejo ∙ CA ∙ 94590 ∙ 707.648.4326 1 March 13, 2026
Subject: Responses to Additional Comments received regarding the proposed Vista Cove Planned Development Project
During the public review period for the Vista Cove Initial Study/Subsequent Mitigated Declaration (IS/SMND), which extended from November 10, 2025 to December 10, 2025, staff received a total of 17 comment letters from members of the community, outside agencies, and tribes with an interest in the area. These comments have been reviewed and considered as part of the project’s environmental review process and are included in the administrative record for City Council’s consideration. The comment letters and responses can be accessed in the Response to Comments (RTC) Memo, dated January 16, 2026, available here:
https://www.vallejo.gov/common/pages/GetFile.ashx?key=uZdDAQVp On March 4, 2026, staff received additional questions regarding the Vista Cove Subdivision project, which is scheduled to be considered by the City Council on March 24, 2026. New comments are shown below in bold, and staff responses are italic.

1. Adequacy and Scope of the Traffic Study.

Several residents have raised concerns that the traffic analysis focused primarily on the Glen Cove Parkway and Robles Way intersection. Can staff clarify whether the study evaluated traffic conditions further into the neighborhood, including streets such as Shady Lane, Wildflower Avenue, and Silktree Lane, where residents believe traffic volumes may increase.

Staff Response: The Glen Cove Parkway/Robles Way intersection is the main ingress and egress point; therefore, analysis of this intersection is assumed to adequately capture all traffic that would occur on the other neighborhood streets.

Vehicle trips through the nearby neighborhood streets would be dispersed and would be at a lower volume than the main intersection. Specific projected vehicle trip distribution data on these streets was not calculated, as it is not required by CEQA; however, existing conditions for surrounding neighborhood streets, including Shady Lane, Wildflower Avenue, and Silktree Lane, were evaluated. These additional locations were found to be currently operating well below their capacity limits. With the addition of the proposed project traffic volumes, these surrounding locations: 1) would continue to have an acceptable LOS (similar to the LOS B for Glen Cove Pkwy and Robles Way), 2) would continue to operate well below their capacity with the added project traffic volume, and 3) would not exceed the established thresholds of significance due to the project’s low traffic volume. In addition, there will be enough gaps in

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2 traffic from the proposed development to allow existing residential traffic to turn onto Shady Lane; therefore, additional analysis related to flow, was not required.

For additional detail, and prior related response provided, Refer to Response to Comment TRA-5 in the January 16, 2026, RTC Memo.

2. Whether the Study Reflects Current Conditions.

The traffic study referenced was completed in September 2024. Since that time there have been changes in local traffic patterns, including the closure of the Admiral Callaghan Safeway and the resulting increase in trips to the Glen Cove shopping center. Has staff evaluated whether the study still accurately reflects current traffic conditions?
Staff Response: Transportation studies are typically considered to be valid for a period of approximately two years. The September 2024 study was initiated at the time that the environmental review process began and was used to inform the CEQA analysis. It is generally accepted practice that technical studies are not continually updated once the project application is deemed complete and the project description is deemed stable, as the environmental baseline and cumulative conditions are established at this time and the analysis requires certainty and continuity for analysis of all topics, including those that are interrelated (e.g., air quality modeling that builds upon the transportation assumptions).

Further, as explained in the Response to Comment TRA-5 in the January 16, 2026, RTC Memorandum, the project’s trip generation is below the thresholds established by the City’s guidelines and the preparation of a traffic analysis is not required for the proposed project.

Therefore, an updated analysis is not required.

3. Cumulative Development Impacts.

Residents have also noted the recently approved approximately 130-unit development on Rollingwood. Did the traffic analysis evaluate cumulative impacts from that project and other nearby developments, and if not, how will the City ensure we understand the combined traffic effects on the Glen Cove corridor.

Staff Response: As explained in the Response to Comment TRA-7 in the January 16, 2026, RTC Memorandum, the nearby Rollingwood Subdivision project (which was approved by the Planning Commission on November 3, 2025) was subject to its own environmental analysis (Addendum to the General Plan 2040 EIR). The transportation/traffic related impacts associated with that project were analyzed and considered to have been fully and previously addressed under the existing General Plan 2040 EIR. The Vista Cove project, which includes an IS/SMND tiered from the same General Plan 2040 EIR analysis, has also determined that there would be no new significant impacts related to transportation/traffic. Because neither project found there to be any new significant impacts, a targeted cumulative impact analysis was not required. Also refer to Response to Question 2 above, which details the validity and scope of the transportation analysis.

4. Neighborhood Safety and Residential Street Traffic.

The project is estimated to generate approximately 480–520 new daily vehicle trips.

What portion of those trips are expected to travel through residential streets such as

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3 Shady Lane, and what measures will be in place to ensure pedestrian safety and maintain the residential character of those streets?
Staff Response: Trip distribution and vehicle volumes for Glen Cove Parkway/Robles Way is shown in the Transportation Analysis prepared for the proposed project. Since this is the main intersection providing ingress and egress to the project, all trips would be through this intersection. Trips through the nearby neighborhood streets would be dispersed and would be at a lower volume than the main intersection. Specific vehicle trip distribution on these streets was not calculated, as it is not required.

As stated in Response to Comment TRA-6 in the January 16, 2026 RTC, the project site is served by an existing network of streets, sidewalks, transit routes, and bikeways. The project would construct 4.5-foot-wide attached sidewalks along internal residential streets, connecting homes to common open space areas and linking to existing sidewalks along Shady Lane, Wildflower Avenue, and nearby streets. The increase in pedestrian activity generated by the project is expected to be minimal and would not exceed the capacity of the existing facilities. All pedestrian facilities would be constructed to City standards.

5. Construction Impacts, Roadway Wear, and Long-Term Monitoring Residents have also expressed concern about construction traffic and long-term wear on neighborhood streets. Has the City evaluated potential impacts to Shady Lane and nearby roads during construction and after project completion, and what mechanisms exist to monitor traffic conditions and require mitigation if safety or roadway conditions deteriorate?
Staff Response: As stated in Response to Comment TRA-3 in the January 16, 2026 RTC the design, construction, and maintenance of project access points and on-site roads would be required to comply with the City’s Municipal Code and applicable City standards. Pursuant to State CEQA Guidelines Section 15064(b), a project is responsible only for its incremental effects on the environment, and existing roadway conditions alone do not constitute a significant impact. In addition, State CEQA Guidelines Section 15064.3(b) requires that transportation impacts be evaluated based on the project’s effect on VMT, rather than preexisting roadway design characteristics. Accordingly, the project applicant is not required to repair or upgrade off-site roadways.

Further, proposed condition of approval No.C(7), requires “existing public facilities damaged during the course of construction shall be repaired by the Developer, at his sole expense, to the satisfaction of the City Engineer.”

6. Emergency Services and Response Capacity.

Residents have also raised concerns about the potential impact of increased population and traffic on emergency response capacity in the Glen Cove area. Has the City evaluated whether the additional housing units and associated traffic volumes could affect police, fire, or emergency medical response times, particularly given the limited access routes serving this part of the community? Additionally, have Fire and Police departments reviewed the project from an emergency access and evacuation standpoint, and were any concerns or mitigation measures identified?

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4 Staff Response: As explained in the IS/SMND (pages 4-142 through 4-143), in accordance with the California Fire Code, the project applicant is required to design, construct, and maintain structures, roadways, and facilities to maintain appropriate emergency/evacuation access to and from the project site. The design, construction, and maintenance of project access locations and on-site roads would be in compliance with the City’s Municipal Code and would meet all emergency access standards. The Vallejo Fire Department would also review the proposed site plan and Fire Access Plan and would provide input on final design in relation to emergency access prior to issuance of a building permit. Site design and compliance with standard and emergency Vallejo Fire Department and City requirements, such as the size and location of fire access routes and fire truck turning radii, would allow for proper site evacuation, if necessary, during project operations. Additionally, a supplemental Evacuation Assessment was prepared (October 2025), and no additional concerns were raised by public service providers.

7. Tribal Consultation and Cultural Resource Review.

Some residents have raised concerns that the area may have cultural or historical significance to Native American communities. Has the City completed Tribal consultation under California Assembly Bill 52 (AB 52), and were any tribal cultural resources, archaeological resources, or culturally sensitive areas identified during the environmental review process.

Staff Response: On August 29, 2024, the City of Vallejo mailed notifications in compliance with AB52, to eight different tribes that have interest in the area, as identified by the Native American Heritage District. The Yocha Dehe Wintun Nation requested a formal consultation to discuss the project and express concerns and possible mitigations for the proposed project. During the public review of the IS/SMD, staff provided notification to the eight tribes to make them aware of the public document that was released for public review. Of the eight tribes, three provided comments on the proposed project specific mitigations measures for the project. After further review, proposed project specific mitigations for process if an unknown discovery is found (Mitigation Measure CUL-1), and Protocol for Human Remains Discovery (Mitigation Measure CUL-2) were updated to address comments raised by the tribes.

In addition, no cultural resources, including tribal cultural resources, were identified during the archaeological pedestrian field survey of the project site conducted on January 20, 2025.

Based on these results, the Cultural Resources Assessment (Appendix D of the IS/SMND) determined that the project site has a low potential for in situ subsurface cultural resources and the potential for encountering unknown buried cultural resources, including tribal cultural resources, during project construction is low.

8. Wetland Impacts and Long-Term Mitigation.

Project documentation indicates that approximately 0.49 acres of seasonal wetlands may be removed. What mitigation is required for that loss, where will mitigation occur, and who will be responsible for ensuring long-term monitoring and maintenance so that the ecological functions of those wetlands are replaced? Staff Response: The IS/SMND identified Project Specific Mitigation Measure BIO-3a, which would require compensatory mitigation for permanent loss of 0.49 acre of the seasonal

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5 wetland and would be satisfied through purchase of mitigation bank credits from an approved mitigation bank, payment of in-lieu fees to an approved public agency or conservation organization (e.g., local land trust), for implementation of compensatory mitigation projects, or via a permittee responsible mitigation involving creation, restoring, or enhancing analogous habitat. These are acceptable mitigation methods overseen by regulatory agencies. Further, the stormwater treatment facilities incorporated into the proposed project would ensure that the proposed project would not adversely affect the hydrology of the Southampton Bay wetlands.

9. Stormwater Runoff and Marsh Protection
What stormwater management and drainage protections are required to ensure runoff from the development does not negatively impact nearby marshlands and watershed areas associated with Southampton Bay, particularly during heavy rainfall events or long-term climate variability?
Staff Response: As discussed on page 4-99 of the IS/SMND, the City of Vallejo is under the purview of the California Regional Water Quality Control Board San Francisco Bay Region’s Municipal Regional Stormwater National Pollutant Discharge Elimination System (NPDES) Permit (MRP). The MRP covers stormwater discharges from municipalities and local agencies in Alameda, Contra Costa, San Mateo, and Santa Clara counties; the cities of Fairfield, Suisun City, and Vallejo; and the VFWD, which have joined to form the Solano Stormwater Alliance (Solano Permittees). Provision C.3 of the MRP requires new development and redevelopment projects that would replace more than 5,000 square feet of existing impervious surfaces to include post-construction stormwater control in project designs. Under the Provision C.3 requirements, the preparation and submittal of a Stormwater Control Plan (SCP) would be required. The purpose of an SCP is to detail the design elements and implementation measures necessary to meet the post-construction stormwater control requirements of the MRP. In particular, SCPs must include Low Impact Development (LID) design measures, which reduce water quality impacts by preserving and recreating natural landscape features, minimizing imperviousness, and using stormwater as a resource rather than a waste product. Additionally, the preparation of a Stormwater Facility Operation and Maintenance Plan is required to ensure that stormwater control measures are inspected, maintained, and funded for the life of the project As explained on page 4-102 of the IS/SMND, the proposed project would be subject to the requirements of Provision C.3 of the MRP because the project would result in new development consisting of more than 5,000 square feet of impervious surfaces. As such, the preparation and implementation of an SCP, including a Stormwater Facility Operation and Maintenance Plan, would be required. The proposed project would include two detention basins and approximately 7,617 square feet of bioretention space that would be used for stormwater control and treatment to reduce pollutants of concern in stormwater prior to release into the marshland area adjacent to Benicia State Park. Overall, because the proposed project would be required to comply with existing regulations, including the CGP and the MRP, the proposed project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality.

10. Historical Agency Review.

Residents have referenced historical correspondence from the San Francisco Bay

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6 Conservation and Development Commission and the California Regional Water Quality Control Board regarding potential environmental risks associated with development near the marsh and watershed in this area. Can staff clarify whether those agencies have reviewed the current proposal and whether any prior concerns raised remain applicable today?
Staff Response: BCDC has not submitted any correspondence regarding the project site because the project site is not within BCDC’s jurisdiction. Under the McAteer-Petris Act (Gov’t Code Section 66610(a)), BCDC’s San Francisco Bay jurisdiction (or Bay jurisdiction) includes “areas that are subject to tidal action from the south end of the bay to the Golden Gate (Point Bonita-Point Lobos) and to the Sacramento River line (a line between Stake Point and Simmons Point, extended northeasterly to the mouth of Marshall Cut), including all sloughs, and specifically, the marshlands lying between mean high tide and five feet above mean sea level; tidelands (land lying between mean high tide and mean low tide); and submerged lands (land lying below mean low tide).” BCDC has jurisdiction over land within 100 feet of the bay shoreline. The project site is in a hillside area miles away from the Bay.

When the Planning Department circulated a notice of preparation (“NOP”) of an EIR for the project in March 2025 before LSA conducted its review and determined the project qualified for a IS/SMND, the City posted the NOP with the State Clearinghouse. The NOP was made available to BCDC. BCDC did not provide any comments about the Project at that time.

11. Prior Development Proposals for the Site.

Residents have indicated that prior development proposals for this site were not approved in the past. Can staff provide background on the reasons those proposals were denied and explain how the current proposal differs from those earlier plans? Staff Response: On April 2, 1990, Braddock & Logan Associates submitted an application to the City of Vallejo Planning Division to rezone a 19.1-acre parcel from Medium Density Residential to Planned Development Residential. The proposal would have allowed development of a 79-unit attached single-family project on 10.3 acres of the 19.12-acre site, with the remaining 8.8 acres dedicated as open space to the City of Vallejo.

On July 24, 1990, the Vallejo City Council denied the rezoning and the proposed Vista Cove project through Resolution No. 90-450 N.C. The denial cited “potentially significant environmental impacts,” and it was determined that there was a “substantial basis” for requiring an Environmental Impact Report (EIR). However, the Council also found that preparation of an EIR would add “little substantial information” and would constitute “a waste of resources.” The proposal was identified as Planned Development #89-08, Amendment Petition #999.

The current proposal includes a tentative map to subdivide two vacant parcels totaling 20.13 acres into 57 new parcels. Of these parcels, four would be dedicated to open space and bioretention basins, one would accommodate a new private roadway network, and one would be used for a sanitary sewer pump station. The remaining parcels would be developed with 51 detached single-family residences.

To facilitate the proposed development plan and address the site’s unique conditions, the project includes a request to rezone the property to Planned Development (PD). The PD

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7 zoning designation allows one or more properties to be developed under a coordinated plan that provides greater flexibility in site design while ensuring substantial compliance with the land use and density policies of the General Plan.

To address potential environmental impacts associated with the project, an IS/SMND has been prepared as a subsequent analysis to the existing Vallejo General Plan 2040 Environmental Impact Report (EIR) (State Clearinghouse No. 20141120356), which was certified by the City Council on August 29, 2017. The purpose of the IS/SMND is to evaluate whether the proposed project would result in new or substantially more severe environmental impacts, or require new mitigation measures, beyond those identified in the General Plan 2040 EIR.

Based on the analysis contained in the IS/SMND, potentially significant environmental impacts were identified in the areas of air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, and tribal cultural resources. These impacts have been fully analyzed within the IS/SMND and staff has determined that they could be avoided or reduced to less-than-significant levels through implementation of the mitigation measures outlined in the accompanying Mitigation Monitoring and Reporting Program (MMRP).

12. Current Traffic Baseline Conditions.

Residents have expressed concerns that traffic congestion in the Glen Cove area has increased significantly over time. Can staff provide information on current traffic volumes and roadway conditions in the Glen Cove corridor and how those conditions compare to the assumptions used in the traffic analysis for the project? Staff Response: The City of Vallejo does not have permanent data collection stations installed to collect traffic volumes. Current traffic volume data typically is collected, as conducted by LSA in September 2024, included in part Appendix I of the IS/SMND.

However, both Qualus Corp. and the City (Traffic Engineer Tony Chu) independently collected data in February 2025 and determined that the traffic signal operations and roadway capacities are adequate for both the morning and evening peak hours (and throughout the day). Roadway conditions have not changed since prior to October 2007. The individual street segments all along Glen Cove Parkway remained the same, with two thru lanes with left turn pockets at the north end (north of S. Regatta Dr.) of Glen Cove Parkway and one thru lane at the south end (south of S. Regatta Dr.) of Glen Cove Parkway.

The Traffic Analysis (Appendix I of the IS/SMND) used the current volumes at the time the analysis was performed (September 2024).The volume and traffic signal data were analyzed with traffic modeling software that determined the project traffic will not result in a significant impact.

13. Consultation with Adjacent Recreation Area Management.

Given the project’s proximity to the Benicia State Recreation Area, has there been consultation with California State Parks or the City of Benicia regarding potential ecological, scenic, or visitor-use impacts associated with development adjacent to the recreation area?

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8 Staff Response: Notification to California State Parks and the City of Benicia was provided during the public review of the IS/SMND public review, and no comments were received from either organization regarding the development. Further, these agencies do not have any discretionary approval or permitting authority over the project and their purview is limited to acting as responsible agencies under CEQA.

14. Water Quality Protection Measures.

Residents have raised concerns regarding stormwater runoff and potential impacts to nearby marshlands and watershed areas. Can staff clarify what water quality protections and regulatory oversight apply to ensure runoff from the development does not adversely affect the surrounding ecosystem?
Staff Response: The San Francisco Bay Regional Water Quality Control Board (RWQCB) will evaluate the project’s effects on wetlands and waters of the U.S./waters of the state as part of its review and issuance of a order for waste discharge requirements (“WDRs”). When the Planning Department circulated the NOP of an EIR for the project in March 2025, the City posted the NOP with the State Clearinghouse. The NOP was made available to the RWQCB.

The RWQCB did not provide any comments about the project at that time, nor did it provide any comments on the IS/SMND. The City and applicant have no knowledge of any historical correspondence with the RWQCB regarding potential environmental risks associated with development near the marsh and watershed in this area and will continue to work with the RWQCB to address comments that may arise during the WDR permitting process. The project complies with all RWQCB requirements for stormwater quality and quantity during construction and long-term operations, protecting downstream resources from potential water quality impacts.

15. Timeliness of Technical and Environmental Studies.

Residents have also questioned whether portions of the environmental and technical studies supporting the project rely on data that may now be dated. Can staff clarify whether any of the reports or analyses require updating to reflect current conditions prior to project approval?
Staff Response: The.technical.reports.that.the.applicant.submitted.to.the.City.with.its.project. application.and.for.the.City"s.use.in.preparation.of.the.IS―SMND.are.based.on.both.historical. and.updated.information.regarding.the.existing.project.site.conditions¡.The.technical.reports. that.the..project.applicant.commissioned.for.the.project.site.include.the.following?.which. were.peer.reviewed.and.evaluated.for.adequacy.by.the.City"s.environmental.consultant¿ • ENGEO.Vallejo.Properties..Vista.Cove?.Vallejo?.California.Preliminary.Geotechnical.

Exploration?.dated.September.78?.8688¡
• ENGEO.Vallejo.Properties..Glen.Cove?.Vallejo?.California.Phase.I.Environmental.Site.

Assessment?.dated.April.8❷?.8688¡
• Sancerra.Vista.Cove?.LLC?.Preliminary.Stormwater.Control.Plan.for.Vista.Cove?.dated.

November.8689¡
• dk.Engineering.Drainage.Study.for.Vista.Cove.in.Vallejo?.California?.dated.May.9?.8689¡

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9 • CAS.Safety.Consulting?.LLC?.Vista.Cove.Evacuation.Assessment?.dated.October.8❸?. 868❶¡
• Urban.Crossroads?.Vista.Cove.Noise.Impact.Analysis?.Vallejo?.March.8❸?.868❶¡ • WRA?.Sancerra.Vista.Cove.Development.Project.Arborist.Tree.Survey.and.Report.dated.

February.88?.8689¡
• WRA?.Biological.Resources.Technical.Report.Vista.Cove.Project?.Vallejo?.Solano.

County?.California?.February?.8680¡
• WRA?.Technical.Response.to.CEQA.Comments.on.Biological.Resources?.December.7❹?. 868❶.

As described in the IS/SMND (see e.g., p. 1-7), the project site is comprised of undulating hills and flat areas and non-native annual grassland and scattered mature trees occupy the vacant Project Site. No development has occurred on the Project Site, and the Project Site remains vacant just as it was under prior historical conditions. No buildings or structures are present within the project area in historic period aerial photos or indicated on maps dating back to 1948 according to the Cultural Resources Assessment in Appendix C to the IS/SMND.

Consequently, all of these reports are current and do not need to be updated because they reflect the historical and current conditions of the project site.

Furthermore, the Initial Study analysis included in the IS/SMND evaluated existing and future conditions based on current data collection and evaluation of each submitted technical study (e.g., peer review of technical studies for adequacy, current records searches to collect cultural resources data, field evaluations by biologists to verify site conditions). Each study was evaluated for its applicability and relevance to the environmental evaluation, supplemental data collection or fieldwork was conducted where necessary, and no new or revised studies are recommended.

16. Biological Survey Scope and Wildlife Habitat.

Residents have asked whether the biological resource studies adequately captured the wildlife present in the area. Can staff clarify the scope of the biological surveys conducted and whether seasonal or multi-year wildlife monitoring was considered? Staff Response: The City and its environmental consultants reviewed the Biological Resources Technical Report provided by the project applicant and a Supplemental Technical Response was provided in December 2025 in response to comments received on the IS/SMND. These evaluations were peer reviewed and the scope and methodology was confirmed to be sound and adequate for CEQA purposes. The scope of the assessment methodology is detailed on pages 9 through 10 of the Biological Resources Technical Report (Appendix C to the IS/SMND). The methodology included literature review and database searches, and field biologist site visits on February 28 and July 14, 2022.

17. Construction Dust and Air Quality Protections.

Project documentation indicates a significant amount of grading and soil movement during construction. What dust control and air-quality mitigation measures will be required to protect nearby residents during grading and construction activities?

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10 Staff Response: A construction Health Risk Assessment (HRA) was prepared to evaluate potential acute, chronic, and carcinogenic health risks to off-site receptors associated with construction-related diesel particulate matter (DPM) emissions. The construction HRA considered impacts to the most sensitive members of the population, including the maximally exposed residential receptor, schoolchild receptor, and worker receptor. For the maximally exposed residential receptor, a worst-case scenario was modeled wherein exposure lasts for the entire construction period. This conservative approach to analysis encompasses all sensitive receptor types and is consistent with HRA guidance issued by the State Office of Environmental Health Hazard Assessment. Further, the meteorological dataset from the Vallejo meteorological site from years 2013 to 2017 is the most recent available data for that site from the Air District and is appropriate for use in the construction HRA.1
To determine whether construction emissions would result in a significant air quality impact, the project’s health risks were compared to the Air District’s significance thresholds and as outlined in Section 4.3, Air Quality, of the IS/SMND, construction of the proposed project would not exceed applicable Air District thresholds and would not expose nearby sensitive receptors to substantial pollutant concentrations.

Although the proposed project would generate short-term construction emissions through the release of particulate matter (i.e., fugitive dust) from grading, hauling, and other construction activities, the project would be required to implement General Plan EIR Mitigation Measure AQ-2b.1 (page 3 of the recommended Mitigation Monitoring and Reporting Program (MMRP)). This measure requires development projects to implement the Air District’s Basic Best Management Practices (BMPs). These practices include watering exposed surfaces, covering haul trucks, limiting vehicle speeds on unpaved roads, using wet power sweepers, and suspending work during high-wind events. Additional measures include promptly paving surfaces, washing vehicles before leaving the site, stabilizing unpaved access roads, and posting contact information for dust complaints.

Implementation of these measures would reduce short-term impacts associated with particulate matter and fugitive dust to the extent feasible, resulting in a less-than-significant impact.

18. Project Access, Private Streets, and Emergency Response.

Residents have asked whether the proposed development would include private streets or gated access. Can staff clarify how roadway ownership, maintenance responsibilities, and emergency vehicle access would be managed if the development includes private or restricted-access streets?
Staff Response: The project proposes privately owned and maintained streets and alleys that will not be gated. As part of the recommended Conditions of Approval, a Homeowners’ Association (HOA) shall be formed and will be responsible for the ownership, maintenance, repair, restoration, replacement, and management of shared improvements, including the interior streets. In the event of an emergency, emergency vehicles will continue to have access to the subdivision.

19. Utility Infrastructure and Flood Risk Considerations. 1 Bay Area Air District. AERMOD-Ready Meteorological Data. Website: https://www.baaqmd.gov/plans-andclimate/california-environmental-quality-act-ceqa/ceqa-tools/ceqa-modeling-data (accessed January 2026).

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11 Residents have also asked about the proximity of existing infrastructure and environmental conditions in the area, including nearby utility facilities and flood-prone areas. Has the project analysis evaluated compatibility with nearby infrastructure, as well as potential long-term flood risk or sea-level rise considerations given the site’s proximity to marshlands and Southampton Bay?
Staff Response: As discussed in Section 4.10, Hydrology and Water Quality (page 4-105), of the IS/SMND, the project site is located in Zone X, an area of minimal flood hazard according to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) No. 06095C0629G. Although the FIRM map identifies Special Flood Hazard Areas east of the project site associated with an unnamed creek and marshland within the BSRA extending north along Columbus Parkway, these areas are outside the project site and would not impact the proposed project or its future residents. Additionally, while the Drainage Study prepared for the project did not analyze sea level rise, impacts from rising tides are not anticipated. According to the National Oceanic and Atmospheric Administration (NOAA) Sea Level Rise Viewer, which depicts potential community-level impacts from coastal flooding or sea level rise of up to 10 feet above average high tides, the project site would not become inundated even if sea levels rise by 10 feet.

As discussed in section 4.19, Utilities and Service Systems (page 4-153), of the IS/SMND, the project site is located within an urbanized area served by existing utility infrastructure, and implementation of the proposed project would involve connections to these systems within the project footprint. Water service would be provided by the City of Vallejo Water Department, with installation of a new 8-inch water main connecting to the existing 8-inch main in Shady Lane to create a looped system, consistent with City standards and within the capacity identified in the City’s 2020 Urban Water Management Plan (adopted in 2021), which projects average water demand of 30,331 acre-feet per year (AFY) in 2035 and 31,892 AFY in 2045; therefore, the project would not substantially increase water demand or require new off-site infrastructure. Wastewater collection and treatment would be provided by the Vallejo Flood and Wastewater District (VFWD), with a new 8-inch sewer lateral connecting to the existing sanitary sewer main in Shady Lane and replacement of the existing sewer lift station to serve both the project and the adjacent residential development, designed and installed to VFWD standards. Stormwater management would include two detention basins and approximately 7,617 square feet of bioretention facilities to treat and control runoff before discharge to an existing 18-inch storm drain that outfalls to marshland near Benicia State Park, with the system designed in compliance with VFWD standards and the Municipal Regional Permit (MRP). Electricity and natural gas would be provided by Pacific Gas & Electric (PG&E) through connections to existing lines along Shady Lane and Wildflower Avenue. All utilities would connect to existing infrastructure with sufficient capacity and improvements would be limited to project-specific tie-ins within the project site, no relocation or expansion of off-site utility facilities would be required

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This Message Is From an External Sender
This message came from outside your organization.

From: Christine G
To: Tonia Lediju; Andrea Sorce; Helen-Marie Gordon; Charles Palmares; JR Matulac; Alexander Matias; Peter Bregenzer
Cc: Cesar Orozco
Subject: Opposition to Vista Cove planned development
Date: Tuesday, March 3, 2026 8:38:37 AM
Honorable city council members and Mayor Sorce,
I write to you today to express my opposition to the planned development of Vista Cove. The land under review is zoned medium density residential and will come to you for a hearing on March 24th to vote on rezoning as planned development, there are many reasons these lots have remained underdeveloped in the 50-plus years that Glen Cove has been a community.

My long term neighbors, some original owners of homes in this community, have shared details from prior development efforts which have been voted down by the city. Many objections today remain the same:

Long term impact to environment bordering the Benicia State Recreation Area Concerns on the impact of residential development to the endangered watershed of Southampton Bay
Restrictive access with 1 residential street to serve as access to the existing community and the addition of 51 homes
Building on what is considered sacred land by our Native American community I will say that Sancerra's commitment to preserve 10 acres of land to restrict any and all future development is appreciated but I can't help but note that land is mostly hillside with a slope of 40-50% and could be risky to develop. I also appreciate the developer has scaled their project back to a minimum viable build of 51 hours. How these lots were ever zoned MDR and could house hundreds of units boggles my mind, but I'm not well versed in city planning and can't speak to the rationale of that decision made over half a decade ago.

My objections are based in certain realities:

The streets in our community are falling apart, Vallejo’s own pavement report rates Glen Cove Hills roads as Category V—Very Poor with no maintenance in the city’s general plan for the next 15 years. Adding construction traffic and additional long term residential traffic will worsen the already failing infrastructure.

Shady Lane will become a speedway unless there are traffic calming devices such as speed bumps installed, the additional traffic will create risks to residents, pets and wildlife. While Shady Lane is 40' where it intersects with Roble, the street narrows to 24' where the entrance to Vista Cove is planned. LSA and others have completed supplemental reports which indicate the traffic pattern and access meets minimum legal requirements but I have seen what it looks like when a fire truck turns that corner and I know how restrictive the configuration is, the additional traffic flow in an emergency is frightening.

The traffic study done in pursuit of project approval is inadequate and out of date, it studied

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only the intersection of Robles and Glen Cove Parkway taking no effort to come further into the community and assess traffic patterns beyond the one intersection. Additionally, this study was completed in September 2024 and it can’t be considered an accurate reflection of the traffic patterns as it does not reflect the increased traffic to glen cove shopping center resultingfrom the Admiral Callaghan Safeway closure nor does it address the recently approved 130 house recently approved for development on Rollingwood and the increased traffic which will result from that housing when completed.

I could go on and on about the impact on the environment, the groundwater, the long term loss of wildlife I see on a daily basis in this space, the destruction of the character of the rolling hillsides that make Glen Cove a special place to live.

We have a housing crisis in California, we have an affordable housing crisis in the Bay Area. These units will not address those issues as the price point will likely be in the high 800's once construction is completed due to economic factors that will only continue to apply pressure on construction.

What is the long term goal of housing in Vallejo and how does this project align with those goals? Will these new residents shop in Vallejo and support our local business community? Are we making sound, long term decisions to create accessible and affordable housing?
I appreciate the challenge before you, our city needs economic development, our city needs tax revenue, our city is accessible to much of the Bay Area and could be a great asset for residents priced out of Oakland (like myself), San Francisco and surrounding metropolitan areas. I see many opportunities within the city of Vallejo for rehabilitation and development but I do not support this project.

All that being said, unless these lots are rezoned as resource conservation land (as are the surrounding hillsides of Glen Cove) the community will continue to face the development challenge in coming years. 51 house sounds far more tolerable than 200 condominium units but what is the wisdom of large scale residential development a few feet from a State Recreation Area to begin with? I'm a proponent of rezoning to preserve the land as undeveloped but respect that isn't a simple action.

For now, I ask that planned development rezoning not be approved and the Vista Cove project be stopped.

Thank you for your time and consideration.

Christine Gipson
Resident of Wildflower Ave

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March 18, 2026
To: Andrea Sorce, Andrew Murray, Alexander Matias, Diosdado “Jr.” Matulac, Tonia Lediju, Charles Palmares, Peter Bregenzer, Helen-Marie Gordon, and Dawn Abramson
RE: Support for Affordable and Accessible Housing in Vista Cove Development Via Email
Dear Mayor, Vice Mayor and Members of the City Council, I am writing to support the proposed Vista Cove development while urging the City to include a meaningful affordable housing component.

Vallejo’s housing needs are clear. U.S. Census data shows the city’s per capita income is approximately $42,799, below the California average, with a median household income of about $80,115 and 11.8% of residents living below the poverty line. These figures highlight that many Vallejo residents cannot afford market-rate housing, particularly new single-family homes like those proposed for this project. 1 At the same time, affordable housing in Vallejo remains unevenly distributed, with much of it concentrated in central and western neighborhoods. Areas like Glen Cove have historically included little affordable housing, limiting access to high-opportunity neighborhoods and schools.

The Vista Cove project presents an opportunity to address this imbalance. Requiring on-site affordable units or a meaningful in-lieu contribution would: - Promote economic diversity - Reduce concentration of poverty - Expand access to housing for working families and individuals with disabilities Successful models across California demonstrate that integrated affordable housing can serve a wide range of needs.

For example, the Village at Cabrillo in Long Beach provides mixed-income units with accessibility features for residents with physical, cognitive, and sensory disabilities. The project combines market-rate and affordable units with on-site supportive services, demonstrating that thoughtfully designed inclusive housing improves quality of life for residents with diverse abilities without compromising overall development quality.

Given the requested rezoning, it is reasonable to expect a strong public benefit. I respectfully urge the City Council to condition approval of this project on the inclusion of affordable and accessible housing, and to ensure that similar requirements and priorities are consistently incorporated into both Planning Commission and City Council approvals for future developments.

Thank you for your consideration.

Sincerely,
David D Cates
Vallejo, California
1 U.S. Census Bureau, via Census Reporter.

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CONSENT CALENDAR 9.B.

DATE: March 24, 2026
TO: Mayor and Members of the City Council
FROM: Kristin Pollot, AICP, Planning and Development Services Director Hector Rojas, Long Range Planning Manager
SUBJECT: ADOPT A RESOLUTION ACCEPTING THE GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORT FOR CALENDAR YEAR 2025 AND DIRECTING STAFF

TO SUBMIT THE SAME TO THE GOVERNOR'S OFFICE OF LAND USE AND CLIMATE

INNOVATION AND THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY

DEVELOPMENT

RECOMMENDATION
Adopt a Resolution accepting the General Plan and Housing Element Annual Progress Report for calendar year 2025 and directing staff to submit the same to the Governor’s Office of Land Use and Climate Innovation and the California Department of Housing and Community Development.

REASONS FOR RECOMMENDATION
State law requires submission of an annual report on the implementation status of the General Plan and Housing Element. Upon Council approval, the staff will submit the attached Annual Progress Report to the Governor’s Office of Land Use and Climate Innovation (LCI) and the California Department of Housing and Community Development (HCD) by the April 1 deadline.

BACKGROUND AND DISCUSSION
California Government Code Section 65400 requires preparation and submittal of an Annual Progress Report (APR) describing implementation of the General Plan and Housing Element. The APR must be provided to the City Council, LCI, and HCD by April 1 of each calendar year. The APR must document:
• The status of General Plan implementation;
• Progress toward meeting the jurisdiction’s share of the Regional Housing Needs Allocation (RHNA); and
• Local efforts to remove governmental constraints to the maintenance, improvement, and development of housing.

The City’s 2025 General Plan and Housing Element APR covers January 1 through December 31, 2025, and serves as the City’s annual report on General Plan implementation for that period. The Planning Commission reviewed the APR on March 2, 2026, and recommended that the City Council accept the report and direct its submittal to LCI and HCD.

During 2025, the City continued to advance implementation of adopted General Plan policies through discretionary land use approvals, legislative actions, capital improvement investments, and Housing Element program activities. These actions collectively support housing production, economic development, infrastructure investment, transportation safety, and neighborhood vitality.

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Date: March 24, 2026
Subject: ADOPT A RESOLUTION ACCEPTING THE GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORT FOR CALENDAR YEAR 2025 AND DIRECTING

STAFF TO SUBMIT THE SAME TO THE GOVERNOR'S OFFICE OF LAND USE AND

CLIMATE INNOVATION AND THE CALIFORNIA DEPARTMENT OF HOUSING

AND COMMUNITY DEVELOPMENT

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General Plan Implementation Highlights
Major discretionary approvals, legislative actions, and capital investments undertaken during calendar year 2025 demonstrate continued progress in implementing adopted General Plan goals and policies. Key actions included
• Adoption of zoning and regulatory amendments supporting Housing Element capacity and by-right residential development;
• Approval of infill residential development, historic district housing, and neighborhood-serving commercial and recreational uses throughout Vallejo;
• Advancement of transportation safety improvements, roadway rehabilitation, marina resiliency planning, and regional mobility coordination; and
• Approval of the 130-unit KB Home single-family residential subdivision at 201 Rollingwood Drive, contributing meaningfully to the City’s housing supply and neighborhood development.

Collectively, these actions reflect continued progress toward achieving the General Plan vision for complete neighborhoods, economic vitality, housing opportunity, and high-quality infrastructure.

Housing Production and RHNA Progress
APR data indicate that during calendar year 2025 the City continued to make measurable progress toward meeting its RHNA. A total of 193 dwelling units were credited toward the City’s 2,900-unit RHNA obligation (approximately 6.65 percent), bringing cumulative progress through 2025 to 533 units and leaving 2,370 units remaining for the remainder of the planning period.

RHNA production during 2025 included 7 very-low-income units, 33 low-income units, 10 moderate-income units, and 143 above-moderate-income units. Cumulative production through 2025 totals 27 very-low-income units, 55 low-income units, 26 moderate-income units, and 422 above-moderate-income units, including deedrestricted affordability within the low-income category.

Permitting activity in 2025 included submittal of 26 housing development applications proposing 625 dwelling units, along with 36 units entitled, 193 building permits issued, and 117 certificates of occupancy issued.

Housing Element Program Implementation
In addition to annual housing production data, the APR summarizes implementation progress for all Housing Element programs during calendar year 2025. Selected highlights of priority policy initiatives include renter protections, inclusionary housing, and commercial linkage fees, which support housing stability, affordability, and equitable community development.
• Program F 1.1.3 – Renter Protection and Housing Stability: During 2025, the City advanced this program through modification of previously secured One Bay Area Grant (OBAG 3) funding totaling approximately $2.4 million to support consultant-led feasibility analysis and community engagement associated with potential renter protection and housing stability policies. These efforts will inform future ordinances addressing rent stabilization, just-cause eviction protections, tenant anti-harassment

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Date: March 24, 2026
Subject: ADOPT A RESOLUTION ACCEPTING THE GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORT FOR CALENDAR YEAR 2025 AND DIRECTING

STAFF TO SUBMIT THE SAME TO THE GOVERNOR'S OFFICE OF LAND USE AND

CLIMATE INNOVATION AND THE CALIFORNIA DEPARTMENT OF HOUSING

AND COMMUNITY DEVELOPMENT

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measures, and tenant right to counsel. Consultant selection is underway, and work is anticipated to begin in spring 2026, with ordinance development to follow. • Program B 2.1.1 – Inclusionary Housing Ordinance: The City completed an Inclusionary Housing and In-Lieu Fee Feasibility Analysis in June 2025, with findings presented at joint Planning Commission and City Council study sessions in July and November 2025. The analysis determined that evaluated residential development prototypes are not currently financially feasible prior to application of affordability requirements or additional impact fees. The Planning Commission and City Council subsequently directed staff to proceed with drafting an inclusionary housing ordinance with flexibility to address feasibility constraints. A draft ordinance is anticipated for Planning Commission and City Council consideration in mid-2026.
• Program B 2.1.2 – Commercial Linkage Fee: Implementation progressed through completion of a Commercial Linkage Fee Nexus Study in June 2025, also presented to the Planning Commission and City Council in July and November 2025. The study similarly concluded that analyzed commercial development prototypes are not currently financially feasible prior to additional impact fees. Direction was provided to proceed with drafting a commercial linkage fee ordinance in coordination with the inclusionary housing ordinance, with mid-2026 Planning Commission and City Council consideration anticipated.

Complete APR data, including RHNA progress, housing production activity, and implementation status for all Housing Element programs, are provided in Attachment 2 (Exhibit A – 2025 General Plan and Housing Element Annual Progress Report).

FISCAL IMPACT
Acceptance of the APR and its submission to LCI and HCD will not have a direct or immediate fiscal impact on the City. Maintaining compliance with State reporting requirements is often a prerequisite for eligibility for State housing, infrastructure, and planning grant programs and may enhance the City’s competitiveness for future funding supporting development and capital improvement initiatives.

ENVIRONMENTAL REVIEW
This action is exempt from the California Environmental Quality Act (CEQA) because it is not a project which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, pursuant to CEQA Guidelines Section 15378.

ATTACHMENTS

1. Resolution Accepting the 2025 APR_CAO Stamp

2. Exhibit A - 2025 General Plan and Housing Element APR-Revised

CONTACT
Kristin Pollot, AICP, Planning & Development Services Director, (707) 648-4326 [email protected]

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RESOLUTION NO. 26 -___

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VALLEJO ACCEPTING THE

GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORT FOR CALENDAR YEAR 2025 AND DIRECTING STAFF TO SUBMIT THE SAME TO THE GOVERNOR’S OFFICE OF LAND USE AND CLIMATE INNOVATION AND THE

CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT WHEREAS, Government Code Section 65400 requires local planning agencies to submit, by April 1 of each year, an Annual Progress Report (APR) on the status of the General Plan and Housing Element to the legislative body, the Governor’s Office of Land Use and Climate Innovation (LCI), and the California Department of Housing and Community Development (HCD); and WHEREAS, Government Code Section 65400 further requires the APR to include the agency’s progress in meeting its share of regional housing needs and local efforts to remove governmental constraints to the maintenance, improvement, and development of housing; and WHEREAS, the City Council adopted the City’s Sixth Cycle Housing Element (2023–2031), and HCD certified the Housing Element’s compliance with State law; and WHEREAS, on March 2, 2026, the Planning Commission held a public meeting to consider the 2025 APR, and the Planning Commission voted to recommend that the City Council accept the report and direct Staff to submit the report to the LCI and to HCD; and WHEREAS, at a duly noticed meeting of the City Council held on March 10, 2026, the City Council considered the 2025 APR, and members of the public were allowed to provide oral testimony and written comments.

NOW, THEREFORE BE IT RESOLVED that the City Council hereby accepts the 2025 APR attached hereto as Exhibit A and incorporated herein by reference.

BE IT FURTHER RESOLVED that the City Council hereby authorizes the City Manager or his designee to submit the 2025 APR to LCI and HCD, as required by State law.

ADOPTED BY THE CITY COUNCIL OF THE CITY OF VALLEJO at a regular meeting held on March 10, 2026, with the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_________________________________________

ANDREA SORCE, MAYOR
ATTEST: _________________________________________
DAWN G. ABRAHAMSON, CITY CLERK

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City of Vallejo | Planning & Development Services Department 555 Santa Clara Street, Vallejo, CA 94590 | (707) 648-4326 | planning.cityofvallejo.net General Plan & Housing Element
Annual Progress Report for Calendar Year 2025
Prepared for the Governor’s Office of Land Use and Climate Innovation and the California Department of Housing and Community Development

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General Plan & Housing Element APR for CY 2025

INTRODUCTION
Pursuant to California Government Code Section 65400, the City’s planning agency must submit an Annual Progress Report (APR) to the legislative body, the Governor’s Office of Land Use and Climate Innovation (LCI), and the California Department of Housing and Community Development (HCD) describing the status of implementation of the City’s General Plan. The APR must also report the City’s progress toward meeting its share of the Regional Housing Needs Allocation (RHNA) pursuant to Government Code Section 65584 and describe the City’s efforts to remove governmental constraints to the development, maintenance, and improvement of housing affordable to all income levels.

In addition to satisfying statutory reporting requirements, the APR serves to:
• Evaluate implementation of adopted General Plan goals, policies, and actions; • Identify potential adjustments needed to improve implementation; • Correlate land use decisions made during the reporting period with General Plan direction; and
• Document the City’s progress toward meeting regional housing needs.

This APR covers the reporting period from January 1, 2025 through December 31, 2025. This report constitutes the City’s annual report on General Plan implementation for calendar year 2025 pursuant to Government Code Section 65400.

The Planning Commission considered the APR on March 2, 2026, and recommended that the City Council accept the report. The City Council accepted the APR and directed staff to submit the report to LCI and HCD on March 10, 2026.

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General Plan & Housing Element APR for CY 2025

BACKGROUND
General Plan Overview
On August 29, 2017, the Vallejo City Council adopted the City’s current General Plan.

The General Plan includes the seven State-required elements – Land Use, Circulation, Housing, Conservation, Open Space, Safety, and Noise – along with optional elements addressing Healthy Communities, Arts and Culture, Historic Preservation, and Economic Development. These elements are organized within the General Plan into thematic chapters entitled Community and People; Nature and the Built Environment; Economy, Education and Training; and Mobility, Transportation and Connectivity.

The General Plan establishes policies regarding the location, type, and character of future land uses and development activity in Vallejo. It also describes the desired quality of development and the processes through which development should occur.

Preparation of the General Plan incorporated extensive community engagement to identify local values and priorities, balanced with market conditions, fiscal considerations, environmental constraints, and private property rights.

The General Plan serves as the primary policy framework for land use decision-making by the City Council and Planning Commission. City staff rely on the General Plan to administer and regulate development activity, while residents and stakeholders use the document to understand how the City plans to manage growth, protect resources, and advance community goals.

General Plan Amendments in 2025
Under State law, charter cities, like general law cities, may amend their General Plans up to four times per calendar year pursuant to California Government Code Section 65358. This limitation is intended to ensure that amendments are considered thoughtfully and to discourage frequent changes, thereby providing stability and predictability in land use planning. Each amendment may include multiple related changes when considered by the legislative body at the same time, and statutory exceptions may apply in circumstances such as actions necessary to comply with State law or court order.

During calendar year 2025, the City Council approved one General Plan amendment affecting the property located at 1235 Warren Avenue, discussed in more detail below beginning on page 9.

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General Plan & Housing Element APR for CY 2025
Environmental Justice General Plan Amendments (SB 1000) Consistent with the requirements of Senate Bill 1000 and the General Plan Annual Progress Report provisions of Government Code Section 65400, the City is preparing General Plan amendments to incorporate environmental justice goals, policies, and implementation actions into the General Plan. SB 1000 requires cities to address the needs of disadvantaged communities by promoting equitable access to public facilities and services, improving public health outcomes, and reducing exposure to environmental burdens.

The City retained PlaceWorks, Inc. as a Consultant to assist with preparation of the proposed amendments. Staff has reviewed and revised the administrative draft General Plan amendments, which will be released before the end of Winter 2026 for a 45-day public review period. Following public input, staff will bring the proposed Environmental Justice General Plan amendments forward for consideration by the Planning Commission and City Council for adoption.

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General Plan & Housing Element APR for CY 2025

GENERAL PLAN APR
This section summarizes major discretionary land use approvals, legislative actions, and capital investments undertaken during calendar year 2025 that implement adopted General Plan goals and policies. These actions are representative of broader implementation activities occurring across City departments and demonstrate continued progress toward achieving the General Plan’s vision. While not an exhaustive accounting of all City activities during the reporting period, the actions described below illustrate how land use decisions, public investments, and policy direction collectively advance the General Plan’s objectives. Actions are presented in chronological order based on the date of final approval.

Housing Element Adoption and Zoning Implementation
On December 30, 2024, the City Council adopted the Sixth Cycle Housing Element (2023–2031) and introduced Ordinance No. 1877 N.C., which amended the General Plan land use map, Zoning Map, and Vallejo Municipal Code Section 16.301.01 to implement Housing Element Programs A 1.1.6 and A 1.1.7. The ordinance was subsequently adopted on second reading on January 7, 2025. These actions redesignated three sites to allow higher-density residential development and established by-right multifamily housing provisions for qualifying affordable housing projects, ensuring the City can accommodate its RHNA consistent with State law.

Environmental review was completed through an addendum to the certified General Plan 2040 Environmental Impact Report, which determined that no subsequent environmental document was required.

This action advances Goal CP-2 – Diverse Housing Opportunities and implements Housing Element Programs A 1.1.6 and A 1.1.7, supporting regulatory capacity for new housing, removal of governmental constraints, and long-term compliance with State housing requirements.

New Single-Family Residences in the St. Vincent’s Historic District On January 16, 2025, and February 20, 2025, the Architectural Heritage and Landmarks Commission (AHLC) approved construction of two new single-family residences on vacant parcels at 316 Florida Street and 729 Santa Clara Street within the St. Vincent’s Historic District. The approved projects include compatible historic-context architectural design, drought-tolerant landscaping, and associated site improvements. The residence at 316 Florida Street includes a detached four-car garage and accessory dwelling unit,

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General Plan & Housing Element APR for CY 2025
while the residence at 729 Santa Clara Street includes a two-story, approximately 2,370-square-foot dwelling with an attached one-car garage and new street trees.

This action advances Goal CP-2 – Diverse Housing Opportunities, Goal NBE-1 – Distinctive Neighborhoods, and Goal NBE-2 – A Place Where People Want to Be, supporting context-sensitive infill housing, preservation of historic neighborhood character, and reinvestment in established residential areas.

Wise Auto Complex Commercial Development
On January 22, 2025, the Planning Commission approved subdivision of a 12.45-acre vacant site at 500 Redwood Street into three parcels and development of a 24,963- square-foot Hyundai automobile dealership on Parcel B, including showroom, office, service bays, parts facilities, a dealership-only car wash, landscaping, frontage improvements along State Route 29, bicycle parking, site lighting, and 294 off-street parking spaces. Parcels A and C will remain vacant for future development.

This action advances Goal EET-2 – Good Jobs, Education, and Training and Goal NBE-2 – A Place Where People Want to Be, along with related supporting policies that promote employment-generating uses, infill development, and attractive commercial destinations.

Solar Streetlight Retrofit in Disadvantaged Neighborhoods On February 25, 2025, the City Council adopted Resolution No. 25-012 N.C., approving a supplies purchase agreement with Fonroche Lighting America, Inc. in an amount not to exceed $164,850 for solar streetlight equipment used to retrofit damaged streetlights along Curtola Parkway between Lemon and Napa Streets. The project replaces vandalized wired lighting infrastructure with solar-powered streetlights, improving nighttime visibility, restoring service in a disadvantaged community area, and reducing vulnerability to future wire theft. Funding is provided through a federal Energy Efficiency and Conservation Block Grant.

This action advances Goal CP-1 – Healthy Community, Goal NBE-4 – High-Quality Infrastructure and Services, and Goal NBE-2 – A Place Where People Want to Be, supporting safe public spaces, resilient and energy-efficient infrastructure, and equitable reinvestment in underserved neighborhoods.

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General Plan & Housing Element APR for CY 2025
Vallejo Municipal Marina Seawall Rehabilitation Planning and Design On February 25, 2025, the City Council adopted Resolution No. 25-017 N.C., approving a second amendment to the consultant and professional services agreement with Foth & Van Dyke and Associates, Inc. to provide additional design, permitting, and bid-phase services for rehabilitation of the seawall in the North and South basins of the Vallejo Municipal Marina. The amendment extends the contract term through June 30, 2027, increases total compensation to a not-to-exceed amount of $1,735,101, and is funded by a $1,500,000 California Natural Resources Agency grant allocated to the Marina Sea Wall Capital Improvement Project. The planning-phase work includes project management, environmental review, structural and geotechnical evaluation, sediment sampling, conceptual design, permitting, and preparation for construction bidding, supporting restoration of public access and long-term resilience of waterfront infrastructure damaged during the 2018 storm events.

This action advances Goal NBE-4 – High-Quality Infrastructure and Services, Goal NBE-2 – A Place Where People Want to Be, and Goal EET-2 – Good Jobs, Education, and Training, supporting resilient shoreline infrastructure, protection of public waterfront amenities, and long-term economic vitality associated with the Vallejo waterfront.

Sky Zone Indoor Recreation Facility
On March 3, 2025, the Planning Commission approved establishment of an indoor trampoline and recreation facility (Sky Zone) within an existing 40,964-square-foot vacant tenant space in a multi-tenant commercial building at 105 Plaza Drive. Tenant improvements accommodate attraction areas including trampolines, slides, swings, foam pits, basketball courts, arcade games, a café with seating, a toddler play area, storage lockers, and parent observation areas. The facility will operate seven days per week with full-time and part-time employees, utilize existing shared parking, and require no exterior building or site modifications other than signage.

This action advances Goal CP-1 – Healthy Community, Goal CP-3 – Strong Community Bonds, and Goal NBE-2 – A Place Where People Want to Be, supporting recreation opportunities, community gathering spaces, and activation of existing commercial areas.

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General Plan & Housing Element APR for CY 2025
Zoning Code Clarification and Consistency Amendments
On March 11, 2025, the City Council adopted Ordinance No. 1879 N.C., which amended multiple chapters of Title 16 (Zoning Code) – including mixed-use districts, commercial districts, hillside development standards, land-use tables, parking standards, and definitions – to clarify language, correct errors, and improve overall code usability. The amendments were recommended by the Planning Commission and represent the first phase of clean-up updates following the City’s comprehensive Zoning Code update adopted in 2021.

This action supports Goal NBE-2 – A Place Where People Want to Be and Goal EET2 – Good Jobs, Education, and Training by improving clarity, consistency, and predictability of development regulations, thereby facilitating high-quality development and more efficient project review consistent with the General Plan.

The Quarters Coffee House
On March 17, 2025, the Planning Commission approved retail sales of beer and wine products in conjunction with the existing Quarters Coffee House located at 1015 Walnut Avenue on Mare Island. The business occupies the 2,270-square-foot ground floor of a converted three-story residential building and has operated since 2023 as a coffee and tea service with limited retail food and beverage offerings. The approval allows display and sale of beer and wine within approximately 220 square feet of the sales floor area, with alcohol sales beginning at 8:00 a.m. in compliance with Vallejo Municipal Code requirements. No changes to building occupancy, operating hours, or exterior conditions were proposed.

This action advances Goal CP-3 – Strong Community Bonds and Goal NBE-2 – A Place Where People Want to Be, supporting neighborhood-serving commercial activity, social gathering spaces, and activation of existing buildings within Mare Island’s mixed-use environment.

SB 1 Road Maintenance and Rehabilitation Project List
On March 25, 2025, the City Council adopted Resolution No. 25-028 N.C., establishing the City’s Fiscal Year 2025–2026 Senate Bill 1 (SB 1) Road Maintenance and Rehabilitation Account project list and finding the action exempt from CEQA pursuant to Guidelines Section 15301(c) (Existing Facilities). The SB 1 program provides State gasPage 2172 of 2600

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General Plan & Housing Element APR for CY 2025
tax funding for critical roadway maintenance, rehabilitation, and transportation safety improvements on local streets and roads.

Funded activities for FY 2025–2026 include citywide ADA sidewalk shaving, trafficcalming installations, ADA curb-ramp construction, street-maintenance staffing for pothole repair and striping, and grind-and-paving rehabilitation of selected streets, with implementation generally scheduled between July 2025 and June 2026.

This action advances Goal MTC-1 – Multimodal Transportation System, Goal NBE-4 – High-Quality Infrastructure and Services, and Goal CP-1 – Healthy Community, supporting safe and accessible transportation networks, preservation of roadway infrastructure, and improved mobility for pedestrians, bicyclists, and motorists.

Regional Transportation Coordination
On March 25, 2025, the City Council adopted Resolution No. 25-029 N.C., authorizing the City Manager to make membership and legislative advocacy contributions to the Solano Transportation Authority (STA) Joint Powers Authority in an amount not to exceed $350,000 for Fiscal Years 2025–26 through 2027–28. STA is a regional collaborative organization responsible for planning, coordinating, funding, and advocating for transportation projects and programs that improve roadway safety, transit connectivity, and mobility throughout Solano County. The authorization ensures Vallejo’s continued participation in regional transportation planning, access to state and federal funding opportunities, and coordination of countywide mobility improvements.

This action advances Goal MTC-1 – Multimodal Transportation System and Goal NBE-4 – High-Quality Infrastructure and Services, supporting coordinated regional transportation planning, long-term infrastructure investment, and implementation of mobility improvements consistent with the General Plan.

Warren Avenue General Plan and Zoning Amendments
On April 7, 2025, the Planning Commission recommended approval of amendments to the General Plan land use designation and zoning for the 0.49-acre parcel located at 1235 Warren Avenue, at the southwest corner of Warren Avenue and Glen Cove Road adjacent to the westbound Interstate 780 on-ramp. The City Council subsequently adopted the amendments, changing the General Plan designation from Primarily SingleFamily to Business/Limited Residential and the zoning designation from Residential Low

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General Plan & Housing Element APR for CY 2025
Density (RLD) to Regional Commercial (RC). No redevelopment or additional entitlements were proposed; the amendments broaden long-term commercial viability consistent with regional transportation access and nearby commercial services.

This action advances Goal EET-2 – Good Jobs, Education, and Training and Goal NBE-2 – A Place Where People Want to Be, supporting employment-generating land uses, adaptive reuse of underutilized property, and compatible infill development near regional transportation corridors.

CIP General Plan Conformance Finding
On May 5, 2025, the Planning Commission adopted a resolution finding the proposed Fiscal Year 2025–2026 Capital Improvement Program (CIP) to be in conformance with the General Plan, consistent with California Government Code Section 65401. The CIP identifies major infrastructure and public facility projects, associated costs, funding sources, and implementation priorities over a five-year planning horizon and is updated annually. The Commission’s conformance determination confirmed that planned capital investments implement General Plan policies, support anticipated community growth, and maintain consistency between infrastructure planning and adopted land use.

Implementation during 2025 included initiation of citywide roadway rehabilitation through the Measure P Streets Paving 2025 Project, bicycle and pedestrian safety improvements along Fifth Street, roadway safety striping on major collector streets, sidewalk connectivity improvements in the Homeacres/Starr subdivision area, and additional citywide grind-and-paving roadway reconstruction.

This action advances Goal NBE-4 – High-Quality Infrastructure and Services, Goal MTC-1 – Multimodal Transportation System, and Goal CP-1 – Healthy Community, ensuring coordinated public investment, safe and connected transportation networks, and continued implementation of General Plan policies through capital improvements.

KB Home Residential Subdivision
On November 3, 2025, the Planning Commission approved development of 130 singlefamily homes on approximately 17 acres at 201 Rollingwood Drive. The project subdivides the site into residential lots, open space areas, and stormwater treatment

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facilities and includes construction of new streets, sidewalks, utilities, landscaping, lighting, and related neighborhood infrastructure.

This action advances Goal CP-2 – Diverse Housing Opportunities, Goal NBE-3 – Complete Neighborhoods, and Goal NBE-4 – High-Quality Infrastructure and Services, supporting new housing production, neighborhood-serving infrastructure, and orderly residential development consistent with the General Plan’s land use framework.

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General Plan & Housing Element APR for CY 2025

HOUSING ELEMENT APR
California Government Code requires each jurisdiction to maintain a Housing Element as part of its General Plan and to annually report on implementation progress pursuant to Government Code Section 65400.

The City Council adopted the Sixth Cycle Housing Element (2023–2031) on December 30, 2024, and HCD subsequently certified the Housing Element’s compliance with State law. The Housing Element establishes how the City will accommodate its share of the RHNA.

The complete Housing Element Annual Progress Report, including all State-required tables and program reporting submitted to HCD, is provided as Attachment 1 to this report and is incorporated herein by reference.

The following summarizes key information from the City’s 2025 Housing Element Annual Progress Report:
• Table A summarizes housing development applications submitted during the reporting year. The City received 26 housing applications proposing 625 dwelling units, of which 128 units were entitled during the reporting year. • Table A2 summarizes units receiving land use entitlements, building permits, and certificates of occupancy. During the reporting year, the City entitled 36 units, issued building permits for 193 units, and issued 117 certificates of occupancy.

These units consisted of single-family, multifamily, and accessory dwelling units. • Table B summarizes progress toward meeting the City’s RHNA. During the reporting year, the City added 193 units (6.65 percent) toward its total RHNA obligation of 2,900 units. Of these units: 7 are very low income; 33 are low income; 10 are moderate income; and 143 are above moderate income. Of the low-income units, 24 include deed-restricted affordability. • Table C identifies sites rezoned or otherwise made available to accommodate any RHNA shortfall. No such sites were identified during the reporting year. • Table D summarizes progress on Housing Element programs and implementation actions.

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General Plan & Housing Element APR for CY 2025
• Table E identifies projects receiving a commercial development bonus pursuant to Government Code Section 65915.7. No such projects were reported during the reporting year.
• Table F summarizes units rehabilitated, preserved, or acquired pursuant to Government Code Section 65583.1(c)(2). No such units were reported during the reporting year.
• Table F2 documents above-moderate-income units that were converted to moderate-income units pursuant to Government Code Section 65400.2. One project converted 93 senior facility units into 46 deed-restricted low-income units, 46 non-deed-restricted moderate-income units, and one manager’s unit (abovemoderate income). • Table G identifies locally owned sites included in the Housing Element inventory that were sold, leased, or otherwise disposed of. No such sites were reported during the reporting year.
• Table H identifies locally owned surplus land. The City identified four surplus sites totaling approximately 292.33 acres.
• Table J identifies student housing developments for lower-income students granted a density bonus pursuant to Government Code Section 65915(b)(1)(F).

No such projects were reported during the reporting year.

Selected Housing Element Program Implementation Status
The City advanced implementation of several Housing Element programs during calendar year 2025. The updates below highlight progress on key programs related to tenant protections, inclusionary housing, and commercial linkage fees, which represent priority policy initiatives supporting housing stability, affordability, and equitable community development. Implementation status for all Housing Element programs is provided in Attachment 1.

Program F 1.1.3 – Renter Protection and Housing Stability During 2025, the City advanced implementation of Program F 1.1.3 through modification of two previously secured One Bay Area Grants (OBAG 3) totaling approximately $2.4 million to update the Downtown Vallejo and Waterfront Specific Plans. The grant adjustments will allow for initial consultant-led tasks associated with the Downtown

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General Plan & Housing Element APR for CY 2025
Vallejo Specific Plan, specifically, to include city-wide community engagement and feasibility analysis work in support of potential renter protection provisions and housing stability policies. The feasibility analysis and community engagement work will inform the draft ordinances, to be prepared separate from the Specific Plan process and which will incorporate a suite of potential anti-displacement policies including rent stabilization, just-cause eviction protections, tenant anti-harassment measures, and tenant right to counsel provisions, as detailed by Housing Element Program F 1.1.3. Although the initial timeframe for the first phase of this work (including “rent stabilization and just cause for eviction protections ordinances” which were to be brought forward to the Council for consideration by September 2025) has not been met, the City plans to complete the work during the 2026 calendar year.

With regard to the OBAG 3 implementation process, it should be noted that in May 2025, the City executed master funding and supplemental agreements with the Metropolitan Transportation Commission (MTC), and the City Council accepted the grants in June 2025. Following grant acceptance, the City released a Request for Proposals (RFP) in October 2025 to solicit qualified consultants for both specific plan updates, and in December 2025, proposals were received from seven consultant teams.

Proposal review is currently underway, and the City anticipates selecting a final consultant(s) and initiating work described above in spring 2026.

Program B 2.1.1 – Inclusionary Housing Ordinance
During 2025, the City advanced implementation of Program B 2.1.1 by contracting with Economic & Planning Systems, Inc. (EPS) to prepare an Inclusionary Housing and InLieu Fee Feasibility Analysis. The consultant-led feasibility analysis was completed in June 2025 and presented at two joint Planning Commission and City Council study sessions held on July 7, 2025, and November 24, 2025. The analysis concluded that the residential development prototypes evaluated are not currently financially feasible, even prior to application of affordability requirements or additional impact fees. In November 2025, the Planning Commission and City Council directed staff to proceed with drafting an inclusionary housing ordinance and to include flexibility within the draft in order to help minimize the feasibility concerns. Staff has since been working internally to develop an ordinance with policy options, and staff anticipates presenting a draft ordinance for Planning Commission and City Council consideration in mid-2026.

Program B 2.1.2 – Commercial Linkage Fee
Implementation of Program B 2.1.2 progressed during 2025 through completion of a Commercial Linkage Fee Nexus Study prepared by EPS, in conjunction with the Inclusionary Housing and In-Lieu Fee Feasibility Analysis discussed above. The nexus study was finalized in June 2025 and presented to the Planning Commission and City

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General Plan & Housing Element APR for CY 2025
Council in July and November 2025. The study determined that the commercial development prototypes analyzed are not currently financially feasible prior to the application of additional impact fees. In November 2025, the Planning Commission and City Council directed staff to proceed with drafting a commercial linkage fee ordinance, alongside the inclusionary housing ordinance. Staff has since been working internally to develop an ordinance with policy options, and staff anticipates bringing a draft ordinance forward for Planning Commission and City Council consideration in mid-2026.

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General Plan & Housing Element APR for CY 2025
Local Government Planning Support Grants
Local Early Action Planning (LEAP) Grant
In 2020, the City received $500,000 in LEAP grant funding to support preparation of the Housing Element, CEQA/Vehicle Miles Traveled guidelines, and a Climate Adaptation Plan.

In 2025, the State approved a revised scope allowing LEAP funds to support Housing Element adoption, related Zoning Code amendments, and associated staff time. Total reimbursed LEAP expenditures were $353,191.55, and all LEAP-funded activities are now complete.

One Bay Area Grant (OBAG 3)
In 2023, the City was awarded $2.2 million through the OBAG 3 program, administered by the Metropolitan Transportation Commission, to update the Downtown and Waterfront Specific Plans. Funding is distributed over a four-year period (FY 2022-23 through FY 2025-26).

The OBAG program supports transportation and land use planning that reduces greenhouse gas emissions, improves mobility, and promotes housing near transit. Work on the specific plan updates is anticipated to begin in 2026 and will support continued implementation of the General Plan’s land use, mobility, and climate goals.

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General Plan & Housing Element APR for CY 2025

ATTACHMENTS
Attachment 1 – Housing Element Annual Report for Calendar Year 2025

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Jurisdiction Vallejo
Reporting Year 2025
Housing Element Planning Period 6th Cycle
Current Year
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 0
Deed
Restricted 0
Non-Deed
Restricted 7
Deed
Restricted 24
Non-Deed
Restricted 9
Deed
Restricted 0
Non-Deed
Restricted 10
143
193
Units by Structure Type Entitled Permitted Completed
Single-family Attached 0 0 0
Single-family Detached 3 41 34
2 to 4 units per structure 0 3 2
5+ units per structure 14 120 48
Accessory Dwelling Unit 19 29 33
Mobile/Manufactured Home 0 0 0
Total 36 193 117
Infill Housing Developments and Infill Units Permitted # of Projects Units 32 151
42 42
Total Units
Above Moderate
Indicated as Infill
Not Indicated as Infill
Building Permits Issued by Affordability Summary
Income Level
(Jan. 1 - Dec. 31)
01/31/2023 - 01/31/2031
Very Low
Low
Moderate
Acutely Low
Extremely Low
Attachment 1
General Plan & Housing Element APR for CY 2025

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25 625
128001
Total Housing Applications Submitted:

Number of Proposed Units in All Applications Received:

Total Housing Units Approved:

Total Housing Units Disapproved:

Housing Applications Summary
Use of SB 423 Streamlining Provisions - Applications
Number of SB 423 Streamlining Applications
Number of SB 423 Streamlining Applications Approved

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Income Rental Ownership Total
Acutely Low 00 0
Extremely Low 00 0
Very Low 00 0
Low 00 0
Moderate 00 0
Above Moderate 00 0
Total 0 0 0
Streamlining Provisions Used - Permitted Units # of Projects Units SB 9 (2021) - Duplex in SF Zone 00
SB 9 (2021) - Residential Lot Split 00
AB 2011 (2022) 00
SB 6 (2022) 00
SB 423 (2023) 00
Ministerial and Discretionary Applications # of Units
Ministerial 21 526
Discretionary 4 99
Density Bonus Applications and Units Permitted
Number of Applications Submitted Requesting a Density Bonus 3 Number of Units in Applications Submitted Requesting a Density Bonus 505 Number of Projects Permitted with a Density Bonus 3
Number of Units in Projects Permitted with a Density Bonus 120 Housing Element Programs Implemented and Sites Rezoned Count 86 0
Programs Implemented
Sites Rezoned to Accommodate the RHNA
Units Constructed - SB 423 Streamlining Permits

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Jurisdiction Vallejo ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites Application Status Project Type Notes 2 34 6 7 8 9 10 12 13 14
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to 4,5+,ADU,MH)
Tenure
R=RenterO=Owner
Date
Application
Submitted
(see
instructions)
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low-Income
Deed
Restricted
Extremely
Low-Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome
Non Deed
Restricted
Above
ModerateIncome
Total

PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Is this project
located on a
site with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.

Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 0 0 14 0 0 5 114 3 0 57 432 625 128 0 58041070 839
Pennsylvania
Street
Conversion of 699
sq ft of conditioned
space into ADU
PLN25-0003
ADU R
2/11/2025
1 1 1 NONE No No N/A Approved Ministerial
51171120
101 Harrier
Avenue
Development of a
749 sq ft detached
Accessory Dwelling
Unit (ADU) on a lot
with an
average slope of

18.1% percent ZC24-0084, PLN
ADU R
12/18/2024
1 1 NONE No No N/A Pending Ministerial
ADU approval ministerial. S
72246020
311 Valencia
Street
Conversion of a
portion of an
attached four garage
into a new 440 sq ft
JADU
PLN25-0015
ADU R
10/7/2025
1 1 1 NONE No No N/A Approved Ministerial
54164080
1300 Mariposa
Street
Conversion of the
existing attached
garage into a 411 sq
ft ADU
PLN25-0016
ADU R
2/12/2025
1 1 1 NONE No No N/A Approved Ministerial
57115010
304 Calaveras
Street
Conversion of an
attached 422 sq ft
garage into an ADU
PLN25-0028
ADU R
3/11/2025
1 1 1 NONE No No N/A Approved Ministerial
68373080
211 Arrowhead
Drive
665 sq ft attached
ADU garage and
existing living space
conversion
PLN25-0033
ADU R
3/10/2025
1 1 1 NONE No No N/A Approved Ministerial
72361040 201 Malaga
Street
576 sq ft attached
ADU PLN25-0041 ADU R 3/26/2025 1 1 1 NONE No No N/A Approved Ministerial 67345080
117 Candy
Drive
Conversion of an
attached garage into
a 438 sq ft JADU
PLN25-0042
ADU R
3/11/2025
1 1 1 NONE No No N/A Approved Ministerial
72281020 167 Molina
Street
740 sq ft detached
ADU PLN25-0046 ADU R 3/13/2025 1 1 1 NONE No No N/A Approved Ministerial 69282090
124 Skyline
Court
2,203 sq ft singlefamily
residence with a
detached 797 sq ft
ADU
PLN25-0055
ADU R
4/3/2025
1 1 1 NONE No No N/A Approved Discretionary
ADU component approved
68302090
101 Evelyn
Circle
Conversion of an
attached garage into
a 305 sq ft JADU
PLN25-0057
ADU R
4/11/2025
1 1 1 NONE No No N/A Approved Ministerial
57191030 421 Phelan
Avenue
740 sq ft detached
ADU PLN25-0060 ADU R 4/11/2025 1 1 1 NONE No No N/A Approved Ministerial 51040240
2234
Sacramento
Street
Conversion of a
2,334 square-foot
commercial
building into a singlefamily dwelling
PLN25-0080
SFD O
8/6/2025
1 1 1 NONE No No N/A Approved Discretionary
68570090 166 Golden
Gate Terrace
Proposed 398 unit
subdivision PLN25-0089 SFD O 9/26/2025 68 330 398 SMAP No Yes N/A Pending Ministerial Submitted under Builder's 69150470 712 Tregaskis
Avenue
996 sq ft attached
ADU basement
conversion
PLN25-0138
ADU R
8/1/2025
1 1 1 NONE No No N/A Approved Ministerial
66191090
601 Coral Sea
Circle
Proposed tract
development of 68
single-family
detached and 28
single-family
attached
PLN25-0158
SFD O
12/30/2025
96 96 NONE No No N/A Pending Discretionary
74042240
337 Idora
Avenue
Conversion of
existing detached
garage space with
extension into a 961
sq ft ADU
PLN25-0176
ADU R
10/22/2025
1 1 1 NONE No No N/A Approved Ministerial
51233230
None
Construction of new
2,948 sq ft duplex
on vacant lot
pursuant to SB 9
PLN25-0186
SFA R
9/17/2025
2 2 SB 9 (2021) -
Duplex in SF
Zone
No No N/A Pending Ministerial
67422140 616 Newport
Way
Detached 907 sq ft
ADU PLN25-0223 ADU R 11/26/2025 1 1 1 NONE No No N/A Approved Ministerial 55104180 316 Florida
Street
770 sq ft ADU above
detached garage ZC24-0018
ADU R
1/22/2025
1 1 1 NONE Yes - National No N/A Approved Ministerial
81722210 5500 Bordeaux
Court
ADU above
detached garage
ZC24-0049,
DVR24-0041
ADU R
7/7/2025
1 1 1 NONE No No N/A Approved Ministerial
74010170
261 Reis
Avenue
580 SQ FT
Detached ADU
containing two
separate 290 sq ft
units
ZC24-0078
ADU R
2/12/2025
2 2 2 NONE No No N/A Approved Ministerial
74010180
285 Reis
Avenue
580 SQ FT
Detached ADU
containing two
separate 290 sq ft
units
ZC24-0079
ADU R
2/12/2025
2 2 2 NONE No No N/A Approved Ministerial
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Density Bonus Law Applications 11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes

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PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 0 0 14 0 0 5 114 3 0 57 432 625 128 0 Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Density Bonus Law Applications 11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
182440030
0 Broadleigh
Place 5991 SF, 2-Story
DVR24-0005,
DR24-0002,
LR24-0005,
MUP24-0002
SFD O
7/24/2025
1 1 NONE No No N/A Pending Discretionary
52330080
2261 Tuolumne
Street
Conversion of
existing 93-unit
Senior Housing to
92-unit mixedincome affordable
housing with one
manager unit
DVR24-0031
5+ R
3/18/2025
46 46 1 93 93 AB 2011 (2022) No Yes Yes Approved Ministerial 62070090
1140 Fifth
Street
New 14-unit
supportive housing
development,
including one on-site
medical clinic on
vacant parcel
DVR24-0035
5+ R
4/30/2025
14 0 14 14 SMAP No Yes Yes Approved Ministerial
Application utilized SB 330

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Jurisdiction Vallejo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Table A2
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
23 56 89 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome Building Permits Date Issued # of Units Issued Building Permits Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of Occupancy or
other forms of
readiness
Please select the
state
streamlining
provision the
project was APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple -
see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable without
financial assistance or
deed restrictions, explain
how the locality determined
the units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable in
perpetuity enter 1000)+
Number of
Demolished/Destroy
ed Units
Demolished or
Destroyed
Units
Demolished/
Destroyed
Units Owner
or Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project receive
a reduction or waiver
of parking standards?
(Y/N)
Notes+
Summary Row: Start Data Entry Below 0 0 14 1 0 5 0 7 0 4 5 36 0 0 0 0 0 7 24 9 0 10 143 193 0 0 48 0 0 9 0 8 0 12 40 117 0 68061020 601 FALCON DRIVE UNIT A
Conversion of nonconforming living
space to 479 sq ft
JADU
ZC24-0008, BP24-
00058 ADU R
0 0 1 6/17/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 81463220 622 SKYLINE DRIVE Living room conversion to JADU ZC24-0014, BP24- 00100 ADU R 0 0 1 5/6/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 53243030 627 LA CADENA
GARAGE

CONVERSION TO
JADU
ZC24-0024, BP25-
00353 ADU R 0 1 4/29/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57135060 312 GLENN STREET 700 SF detached ADU ZC24-0042, BP24- 00271 ADU R 0 1 3/26/2025 1 1 9/17/2025 1 NONE No N ABAG AFFORDABILITY METHODOLOGY 81335020 379 LOCUST DRIVE 865 SF Detached ADU ZC24-0044, BP23- 00124 ADU R 0 1 8/19/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY68381180 418 ARROWHEAD COURT Legalize existing 2- story rear structure ADU ZC24-0051, BP24- 01155 ADU R 0 1 8/20/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 55054090 28 WILSON AVENUE

CONVERT

EXISTING GARAGE
TO 1195 SQ. FT.

ADU
ZC24-0055, BP24-
01210 ADU R
0 1 1/30/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 56041010 115 ILLINOIS STREET Convert existing garage to ADU ZC24-0059, BP25- 00183 ADU R 0 1 12/18/2025 1 0 NONE No N ABAG AFFORDABILITY METHODOLOGY 68162150 600 MARK AVENUE UNIT A GARAGE CONVERSON FOR (N) ADU 413 SQ. FT. ZC24-0065, BP23- 00755 ADU R 0 1 2/10/2025 1 1 11/18/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57111050 1527 LOUISIANA STREET Legalize existing detached ADU ZC24-0066, BP24- 01603 ADU R 0 1 5/6/2025 1 1 7/31/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 67232060 140 MARI COURT UNIT A CONVERT EXISTING GARAGE TO 472 SF. ADU ZC24-0071, BP24- 01114 ADU R 0 1 4/3/2025 1 1 11/3/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 72022100 122 MUIRWOOD PLACE UNIT A 380 sf. GARAGE CONVERSION TO ADU ZC24-0075, BP24- 01495 ADU R 0 1 1/9/2025 1 1 9/24/2025 1 NONE No Y 57102180 352 SPRINGS ROAD Basement and Garage Conversion to ADU ZC24-0036, BP24- 01627 ADU R 0 1 10/30/2025 1 0 NONE No N ABAG AFFORDABILITY METHODOLOGY 53200080 705 DEL MAR AVENUE New detached 749 square-foot ADU ZC24-0082, BP25- 00030 ADU R 0 1 7/14/2025 1 0 NONE No Y 57155140 2012 FLORIDA STREET LEGALIZE 500 SQ. FT. JADU ON THE GROUND FLOOR BP20-0763 ADU R 0 0 1 5/7/2025 1 NONE No Y 53171040 2447 ALAMEDA STREET 749 sqft garage conversion to ADU BP22-00356 ADU R 0 0 1 4/7/2025 1 NONE No Y 68032020 351 SWAN WAY UNIT A 434 SQ FT -JADU BP22-00929 ADU R 0 0 1 4/30/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57113230
1830 L.

ELLENBURG
STREET
New Detached ADU
with 722 sq ft . 2
Bedrooms 1 BP-2021-
1829
BP22-0257 ADU R
0 0 1 7/31/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 52102280 508 ALMOND AVENUE Garage conversion to 426 sqft ADU BP23-00070 ADU R 0 0 1 9/17/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 54141110 130 BAYVIEW AVENUE Converting back of existing garage into a JADU 291sq ft BP23-00371 ADU R 0 0 1 5/7/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 69163380 125 ROSS STREET UNIT A Conversion of existing room into JADU-311sq ft BP23-00596 ADU R 0 0 1 5/13/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 69163380 125 ROSS STREET UNIT B Garage conversion to ADU 565 sqft BP23-00597 ADU R 0 0 1 5/12/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 68314030 160 PAMELA STREET 860 SQ. FT. ADU NEW BUILD BP23-00702 ADU R 0 0 1 9/12/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 182232040 1336 MISAWA COURT New Construction ADU 557sq ft BP23-01202 ADU R 0 0 1 4/2/2025 1 NONE No N ABAG AFFORDABILITY METHODOLOGY 67437100 141 DOLPHIN COURT UNIT A 440 sq. ft. GARAGE CONVERSION TO ADU BP23-01435 ADU R 0 0 1 8/18/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 68243060 300 FORDHAM CIRCLE UNIT A
418 SQ. FT.

GARAGE

CONVERSION TO
JADU
BP23-01613 ADU R
0 0 1 10/27/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57094010 1903 ALABAMA STREET Convert existing detached garage into ADU 672 sq ft BP24-00281 ADU R 0 0 1 6/13/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 68191200 0 GRIFFIN DRIVE
New two-story home,
with five bedrooms
and three baths
DVR24-0002, BP25-
00400 SFD O
0 1 10/22/2025 1 0 NONE No N
182232040 1336 MISAWA COURT New Construction Main residence 2,571 SQ FT BP23-01183 SFD O 0 0 1 4/2/2025 1 NONE No N 82504010 8087 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
1STORY-2,305 SQ
FT
BP24-00601 SFD O
0 0 1 4/21/2025 1 NONE No N
82504020 8091 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-2,206 SQ
FT 4BED/3BATH
BP24-00602 SFD O
0 0 1 4/16/2025 1 NONE No N
82504030 8095 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-3,037 SQ
FT
BP24-00603 SFD O
0 0 1 4/15/2025 1 NONE No N
82504040 8099 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-2,634 SQ
FT 4BED/3BATH
BP24-00604 SFD O
0 0 1 4/10/2025 1 NONE No N
82503010 8078 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
1STORY-2,305 SQ
FT
BP24-00608 SFD O
0 0 1 5/14/2025 1 NONE No N
82503030 8082 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-2,634 SQ
FT
BP24-00609 SFD O
0 0 1 5/13/2025 1 NONE No N
82503040 8086 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-3,037 SQ
FT 4BED/3BATH
BP24-00610 SFD O
0 0 1 5/8/2025 1 NONE No N
82503050 8090 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-3,408SQ
FT 5BED/3-1/2BATH
BP24-00611 SFD O
0 0 1 5/6/2025 1 NONE No N
82503060 8094 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-2,362 SQ
FT 4BED/3BATH
BP24-00612 SFD O
0 0 1 4/7/2025 1 NONE No N
82503070 8098 WATERFALL LN

NEW SINGLE

FAMILY RESIDENCE
2STORY-2,634 SQ
FT
BP24-00613 SFD O
0 0 1 4/3/2025 1 NONE No N
57191270 304 MAYO AVENUE UNIT A Unit A New Duplex BP22-0260 2 to 4 R 0 0 1 3/5/2025 1 NONE No Y 57191270 304 MAYO AVENUE UNIT B Unit B New Duplex 1281 sqft, 3 bed 2.5 bath BP22-0312 2 to 4 R 0 0 1 3/5/2025 1 NONE No Y 82512170 8661 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
3,037SQ FT
4BED/3BATH
BP24-01698 SFD O
0 1 1/21/2025 1 1 6/9/2025 1 NONE No N
82512180 8657 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
2,206 SQ FT 3BED/2-
1/2BATH
BP24-01699 SFD O
0 1 1/21/2025 1 1 6/16/2025 1 NONE No N
82512190 8653 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
2,305 SQ FT 3
BED/2BATH
BP24-01700 SFD O
0 1 1/21/2025 1 1 6/17/2025 1 NONE No N
82523180 8649 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
2,634 SQ FT 3BED/2-
1/2BATH
BP24-01701 SFD O
0 1 1/21/2025 1 1 7/21/2025 1 NONE No N
82523170 8645 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
2,305 SQ FT
3BED/2BATH
BP24-01702 SFD O
0 1 1/22/2025 1 1 7/22/2025 1 NONE No N
82522020 8644 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
3,021 SQ FT
5BED/3.5BATH
BP24-01703 SFD O
0 1 1/22/2025 1 1 7/17/2025 1 NONE No N
82522010 8648 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
3,037 SQ FT
4BED/3BATH
BP24-01704 SFD O
0 1 1/22/2025 1 1 7/14/2025 1 NONE No N
82513050 8652 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
3,021 SQ FT
5BED/3.5BATH
BP24-01705 SFD O
0 1 1/22/2025 1 1 6/17/2025 1 NONE No N
82512160 8665 ROCKAWAY DRIVE

NEW SINGLE

FAMILY RESIDENCE
2,634 SQ FT
4BED/3BATH
BP24-01706 SFD O
0 1 1/22/2025 1 1 6/5/2025 1 NONE No N
82523110 8621 ROCKAWAY DRIVE
NEW SFR 3,021SF

W/ATTACHED
736SF GARAGE
5BED/3-1/2BATH
BP25-00226 SFD O
0 1 3/28/2025 1 1 10/15/2025 1 NONE No N
82522080 8620 ROCKAWAY DRIVE
NEW SFR 2,634SF

W/ATTACHED
445SF GARAGE
4BED/3BATH
BP25-00227 SFD O
0 1 3/28/2025 1 1 9/24/2025 1 NONE No N
82522070 8624 ROCKAWAY DRIVE
NEW SFR 3,021SF

W/ATTACHED
736SF GARAGE
5BED/3-1/2BATH
BP25-00227 SFD O
0 1 3/28/2025 1 1 9/18/2025 1 NONE No N
82522060 8628 ROCKAWAY DRIVE
NEW SFR 3,037SF

W/ATTACHED
736SF GARAGE
4BED/3BATH
BP25-00229 SFD O
0 1 3/28/2025 1 1 9/18/2025 1 NONE No N
82522050 8632 ROCKAWAY DRIVE
NEW SFR 2,362SF

W/ATTACHED
458SF GARAGE
3BED/2-1/2BATH
BP25-00230 SFD O
0 1 3/28/2025 1 1 9/5/2025 1 NONE No N
82522040 8636 ROCKAWAY DRIVE
NEW SFR 2,305SF

W/ATTACHED
466SF GARAGE
3BED/2BATH
BP25-00231 SFD O
0 1 3/28/2025 1 1 8/28/2025 1 NONE No N
82522030 8640 ROCKAWAY DRIVE
NEW SFR 2,634SF

W/ATTACHED
445SF GARAGE
4BED/3BATH
BP25-00232 SFD O
0 1 3/28/2025 1 1 8/28/2025 1 NONE No N
82523140 8633 ROCKAWAY DRIVE
NEW SFR 3,021SF

W/ATTACHED
736SF GARAGE
5BED/3-1/2BATH
BP25-00235 SFD O
0 1 3/28/2025 1 1 8/25/2025 1 NONE No N
82521010 8124 BLUE RIVER DRIVE
NEW SFR 3,021SF
5BED/3-1/2BATH
W/ATTACHED 736

SQ FT GARAGE
BP25-00458 SFD O
0 1 5/16/2025 1 1 12/5/2025 1 NONE No N
82522110 8608 ROCKAWAY DRIVE
NEW SFR 3,039SF
5BED/3-1/2BATH
W/ATTACHED 736

SQ FT GARAGE
BP25-00463 SFD O
0 1 5/16/2025 1 1 11/4/2025 1 NONE No N
82522100 8612 ROCKAWAY DRIVE
NEW SFR 3,037SF
4BED/3BATH
W/ATTACHED 482

SQ FT GARAGE
BP25-00464 SFD O
0 1 5/16/2025 1 1 12/17/2025 1 NONE No N
Note: "+" indicates an optional field
Housing with Financial
Assistance and/or Deed
Restrictions
Project Identifier Demolished/Destroyed Units
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Density Bonus
1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy 4 7 10

Page 2187 of 2600 ends

Jurisdiction Vallejo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Table A2
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
23 56 89 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome Building Permits Date Issued # of Units Issued Building Permits Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of Occupancy or
other forms of
readiness
Please select the
state
streamlining
provision the
project was APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple -
see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable without
financial assistance or
deed restrictions, explain
how the locality determined
the units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable in
perpetuity enter 1000)+
Number of
Demolished/Destroy
ed Units
Demolished or
Destroyed
Units
Demolished/
Destroyed
Units Owner
or Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project receive
a reduction or waiver
of parking standards?
(Y/N)
Notes+
Summary Row: Start Data Entry Below 0 0 14 1 0 5 0 7 0 4 5 36 0 0 0 0 0 7 24 9 0 10 143 193 0 0 48 0 0 9 0 8 0 12 40 117 0 Note: "+" indicates an optional field
Housing with Financial
Assistance and/or Deed
Restrictions
Project Identifier Demolished/Destroyed Units
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Density Bonus
1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy 4 7 10
82523100 8617 ROCKAWAY DRIVE
NEW SFR 2,206SF
3BED/2-1/2BATH
W/ATTACHED 448

SQ FT GARAGE
BP25-00466 SFD O
0 1 5/16/2025 1 1 12/23/2025 1 NONE No N
82523080 8609 ROCKAWAY DRIVE
NEW SFR 2,305 SF
3BED/2BATH
W/ATTACHED 466

SQ FT GARAGE
BP25-00468 SFD O
0 1 5/16/2025 1 1 10/27/2025 1 NONE No N
82523070 8605 ROCKAWAY DRIVE
NEW SFR 3,021SF
5BED/3-1/2BATH
W/ATTACHED 736

SQ FT GARAGE
BP25-00469 SFD O
0 1 5/16/2025 1 1 11/13/2025 1 NONE No N
55126210 314 CAPITOL STREET

NEW SINGLE

FAMILY RESIDENCE
1,716SQ FT
2BED/2BATH/1STU
DY
DVR22-0010, BP23-
01255 SFD O
0 1 8/28/2025 1 0 NONE No Y
82522130 8600 ROCKAWAY DRIVE
NEW SFR 2,362SF
3BED/2-1/2BATH
W/ATTACHED 458

SQ FT GARAGE
BP25-00461 SFD O
0 1 5/16/2025 1 0 NONE No N
82522120 8604 ROCKAWAY DRIVE
NEW SFR 2,634SF
4BED/3BATH
W/ATTACHED 445

SQ FT GARAGE
BP25-00462 SFD O
0 1 5/16/2025 1 0 NONE No N
82523090 8613 ROCKAWAY DRIVE
NEW SFR 2,634SF
4BED/3BATH
W/ATTACHED 445

SQ FT GARAGE
BP25-00467 SFD O
0 1 5/16/2025 1 0 NONE No N
82522090 8616 ROCKAWAY DRIVE
NEW SFR 2,305SF
BED/2BATH
W/ATTACHED 466

SQ FT GARAGE
BP25-00465 SFD O
0 1 5/16/2025 1 0 NONE No N
82523120 8625 ROCKAWAY DRIVE
NEW SFR 3,037SF

W/ATTACHED
482SF GARAGE
4BED/3BATH
BP25-00237 SFD O
0 1 3/28/2025 1 0 NONE No N
82523130 8629 ROCKAWAY DRIVE
NEW SFR 2,634SF

W/ATTACHED
445SF GARAGE
4BED/3BATH
BP25-00236 SFD O
0 1 3/28/2025 1 0 NONE No N
82523150 8637 ROCKAWAY DRIVE
NEW SFR 3,021SF

W/ATTACHED
736SF GARAGE
5BED/3-1/2BATH
BP25-00234 SFD O
0 1 3/28/2025 1 0 NONE No N
82523160 8641 ROCKAWAY DRIVE
NEW SFR 3,039SF

W/ATTACHED
736SF GARAGE
5BED/3-1/2BATH
BP25-00233 SFD O
0 1 3/28/2025 1 0 NONE No N
82523060 8601 ROCKAWAY DRIVE
NEW SFR 2,206SF
3BED/2-1/2BATH
W/ATTACHED 448

SQ FT GARAGE
BP25-00470 SFD O
0 1 5/16/2025 1 0 NONE No N
82521020 8128 BLUE RIVER DRIVE
NEW SFR 3,037SF
4BED/3-BATH
W/ATTACHED 482

SQ FT GARAGE
BP25-00459 SFD O
0 1 5/16/2025 1 0 NONE No N
82521030 8132 BLUE RIVER DRIVE
NEW SFR 3,037SF
4BED/3-BATH
W/ATTACHED 482

SQ FT GARAGE
BP25-00460 SFD O
0 1 5/16/2025 1 0 NONE No N
82523020 8109 BLUE RIVER DRIVE
NEW SFR 3,021SF
5BED/3.5BATH
W/ATTACHED 736
GARAGE
BP25-00694 SFD O
0 1 7/15/2025 1 0 NONE No N
82523030 8113 BLUE RIVER DRIVE
NEW SFR 3,037SF
4BED/3BATH
W/ATTACHED 482
GARAGE
BP25-00693 SFD O
0 1 7/15/2025 1 0 NONE No N
82523040 8117 BLUE RIVER DRIVE
NEW SFR 3,037SF
4BED/3BATH
W/ATTACHED 482
GARAGE
BP25-00692 SFD O
0 1 7/15/2025 1 0 NONE No N
82523050 8121 BLUE RIVER DR
NEW SFR 3,037SF
4BED/3BATH

W/ATTACHED
482SF GARAGE
BP25-00691 SFD O
0 1 7/15/2025 1 0 NONE No N
55123080 729 SANTA CLARA STREET New 2168 sq. ft. 2 story Single Family Home 5bed/3bath DVR24-0030, COA24-0005, BP25- 00411 SFD O 1 2/20/2025 1 1 10/9/2025 1 0 NONE Yes - National Y 62052270 114 ORANGE STREET Detached 562 sq ft ADU BP22-00176 ADU R 0 0 1 3/27/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57155130 2018 FLORIDA STREET 1021 sqft detached ADU w/ 125 sqft patio BP22-00914 ADU R 0 0 1 3/27/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 59101240 326 WALLACE AVENUE
ADU 440 sqft
converting existing
attached storage
space
BP22-0096 ADU R
0 0 1 5/5/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 79513080 232 BERMUDA LANE UNIT A New Attached 400 sqft ADU BP22-01584 ADU R 0 0 1 5/21/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57155140 2010 FLORIDA STREET New Detached 800 sq ft ADU- 2bedrooms/1bath BP-2022-0373 ADU R 0 0 1 9/4/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 59066010 2003 GEORGIA STREET 800sf Detatched ADU BP22-00437 ADU R 0 0 1 7/31/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 68134140 308 TAPER AVENUE Detached ADU 800sq ft BP22-00478 ADU R 0 0 1 8/8/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY68134130 314 TAPER AVENUE Detached ADU 799sq ft BP22-00481 ADU R 0 0 1 8/8/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY54194170 1265 TUOLUMNE STREET Detached ADU 856 sqft, 2 bedrooms 1 bath BP22-0068 ADU R 0 0 1 8/4/2025 1 NONE No Y 53112050 320 HERMOSA AVENUE UNIT A Attached ADU 440 sq ft Garage Conversion BP22-0209 ADU R 0 0 1 9/9/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 67345080 117 CANDY DRIVE UNIT A Attached JADU 438 sq ft Garage Conversion PLN25-0042, BP25- 00263 ADU R 1 3/11/2025 1 1 5/8/2025 1 1 9/22/2025 1 NONE No Y ABAG ADU HOMEOWNER SURVEY RESPONSE 56174060 839 CAPITOL STREET UNIT A Attached JADU 500 sq ft Garage Conversion BP25-00471 ADU R 0 1 5/21/2025 1 1 8/5/2025 1 NONE Yes - National Y ABAG AFFORDABILITY METHODOLOGY 75044220 1317 MAGAZINE STREET Attached JADU 255 sq ft Garage Conversion BP25-00328 ADU R 0 1 7/29/2025 1 1 12/16/2025 1 NONE No Y ABAG AFFORDABILITY METHODOLOGY 56211040 919 VIRGINIA STREET Attached 836 sqft ADU BP22-01762 ADU R 0 1 5/20/2025 1 0 NONE Yes - National Y ABAG AFFORDABILITY METHODOLOGY 81424120 1365 OAKWOOD AVENUE Detached ADU 616 sqft Garage Conversion BP25-00325 ADU R 0 1 5/20/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 61182370 905 PINE STREET Detached ADU 454
sq ft BP23-01198 ADU R 0 1 6/10/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 75062070 803 FULTON AVENUE Detached ADU 800 sq ft 2 bedroom BP24-01579 ADU R 0 1 6/25/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY71246080 946 BENICIA ROAD UNIT A CONVERT 397 SQ. FT GARAGE TO ADU-UNIT A BP25-00625 ADU R 0 1 8/19/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 71246080 946 BENICIA ROAD UNIT B
CONVERT 420SQ

FT LOWER LEVEL
OF HOUSE TO ADUUNIT B BP25-00670 ADU R 0 1 8/19/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 55126210 314 CAPITOL STREET Detached ADU 1,050SQ FT 2BED/2BATH BP23-01378 ADU R 0 1 8/28/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 57014130 1510 ILLINOIS STREET 350 sq ft JADU BP23-00590 ADU R 0 1 9/2/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 81722210 5500 BORDEAUX COURT
Detached 1,067 ADU
with attached garage and non-ADU 654 sq
ft guest suite
ZC24-0049, DVR24-
0041, BP25-01148 ADU R 1 7/7/2025
1 1 10/24/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 68302090 101 EVELYN CIRCLE 305 sq ft JADU attached garage conversion
PLN25-0057, BP25-
00733 ADU R 1 4/11/2025 1 1 11/4/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 68032020 351 SWAN WAY Detached 788 sq ft ADU 2 bed/2 bath BP24-01782 ADU R 0 1 11/7/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 72246020 311 VALENCIA STREET 440 sq ft Attached JADU PLN25-0015, BP25- 00119 ADU R 1 10/7/2025 1 1 11/13/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY59064330 130 GLEASON AVENUE 195 sq ft Detached ADU BP25-01422 ADU R 0 1 12/8/2025 1 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY79151220 189 WILDBERRY COURT 392 sq ft Detached ADU BP25-00568 ADU R 0 1 12/29/2025 1 0 NONE No Y 58041070
839

PENNSYLVANIA
STREET
Conversion of 699 sq
ft of conditioned
space into attached
ADU
PLN25-0003 ADU R 1 2/11/2025
1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
54164080 1300 MARIPOSA STREET 411 sq ft Detached ADU garage conversion
PLN25-0016 ADU R 1 2/12/2025
1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
57115010 304 CALAVERAS STREET 422 sq ft Attached ADU garage conversion
PLN25-0028 ADU R 1 3/11/2025
1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
68373080 211 ARROWHEAD DRIVE 665 sq ft Attached ADU garage conversion
PLN25-0033 ADU R 1 3/10/2025
1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
72361040 201 MALAGA STREET 536 sq ft Attached ADU PLN25-0041 ADU R 1 3/26/2025 1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 72281020 167 MOLINA STREET 740 sq ft Detached ADU PLN25-0046 ADU R 1 3/14/2025 1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY69282090 124 SKYLINE COURT 2,203 sq ft Single Family Detached Residence PLN25-0055 SFD O 1 4/3/2025 1 0 0 NONE No Y 57191030 421 PHELAN AVENUE 740 sq ft Detached ADU PLN25-0060 ADU R 1 4/11/2025 1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY 51040240
2234

SACRAMENTO
STREET
Conversion of a
2,334 square-foot
commercial
building into a singlefamily dwelling
PLN25-0080 SFD O 1 11/25/2025
1 0 0 NONE No Y
69150470 712 TREGASKIS AVENUE 996 sq ft attached ADU basement conversion
PLN25-0138 ADU R 1 8/1/2025
1 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
74042240 337 IDORA AVENUE
Conversion of
existing detached
garage space with
extension into a 961
sq ft ADU
PLN25-0176 ADU R 1 10/22/2025
1 0 0 NONE No Y
67422140 616 NEWPORT WAY 907 sq ft Detached ADU PLN25-0223 ADU R 1 11/26/2025 1 0 0 NONE No Y 55104180 316 FLORIDA STREET 770 sq ft ADU above detached garage ZC24-0018 ADU R 1 1/22/2025 1 0 0 NONE Yes - National Y ABAG AFFORDABILITY METHODOLOGY74010170 261 REIS AVENUE 580 sq ft Detached
ADU containing two
separate 290 sq ft
units
ZC24-0078 ADU R 2 2/12/2025
2 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
74010180 285 REIS AVENUE
580 sq ft Detached
ADU containing two
separate 290 sq ft
units
ZC24-0079 ADU R 2 2/12/2025
2 0 0 NONE No Y ABAG AFFORDABILITY METHODOLOGY
62070090 1140 FIFTH STREET
New 14-unit
supportive housing
development,
including one on-site
medical clinic on
vacant parcel
DVR24-0035 5+ R 14 10/10/2025
14 0 0 SMAP No Y Other Other, DB 55 80.0%
7 On-Site Improvements, Development Standards Modification Yes
Application utilized SB 330, SB 35, State Density Bonus 67140150 2441 BROADWAY
NEW 48 UNIT PERMANENT

SUPPORTIVE

HOUSING
BP22-00628, BP22-
00679 5+ R
0 0 48 9/11/2025 48 SMAP No Y HKEY DB 55 80.0%
4 On-Site
Improvements, Development Standards
Modification
Yes
Application utilized SB 330, SB 35, State Density Bonus 61160250 1021 PORTER STREET BLDG A - 36 UNITS / 33,168 SQ FT DVR22-0046, DR22- 0013, BP22-01575 5+ R 0 8 28 6/13/2025 36 0 NONE No Y Other DB 55 46.3%
6 On-Site
Improvements, Development Standards
Modification
Yes
61160250 1029 PORTER STREET BLDG B - 42 UNITS / 39,656 SQ FT DVR22-0046, DR22- 0013, BP22-01576 5+ R 0 8 34 6/13/2025 42 0 NONE No Y Other DB 55 46.3%
6 On-Site
Improvements, Development Standards
Modification
Yes
61160250 989 PORTER STREET BLDG C - 42 UNITS / 40,399 SQ FT DVR22-0046, DR22- 0013, BP22-01577 5+ R 0 8 34 6/13/2025 42 0 NONE No Y Other DB 55 46.3% 6 Development Standards Modification Yes

Page 2188 of 2600 ends

Jurisdiction Vallejo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Table A2
Streamlining Historic Sites Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
23 56 89 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome Building Permits Date Issued # of Units Issued Building Permits Acutely LowIncome
Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of Occupancy or
other forms of
readiness
Please select the
state
streamlining
provision the
project was APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple -
see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable without
financial assistance or
deed restrictions, explain
how the locality determined
the units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable in
perpetuity enter 1000)+
Number of
Demolished/Destroy
ed Units
Demolished or
Destroyed
Units
Demolished/
Destroyed
Units Owner
or Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project receive
a reduction or waiver
of parking standards?
(Y/N)
Notes+
Summary Row: Start Data Entry Below 0 0 14 1 0 5 0 7 0 4 5 36 0 0 0 0 0 7 24 9 0 10 143 193 0 0 48 0 0 9 0 8 0 12 40 117 0 Note: "+" indicates an optional field
Housing with Financial
Assistance and/or Deed
Restrictions
Project Identifier Demolished/Destroyed Units
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Density Bonus
1 Unit Types Affordability by Household Incomes - Completed Entitlement Affordability by Household Incomes - Building Permits Affordability by Household Incomes - Certificates of Occupancy 4 7 10
57122030 1921 OHIO STREET
NEW 4,648 SQ. FT 2-
STORY TRIPLEX.

Units sized 1,010
square feet, 1,313
square feet and
1,383 square feet
DR21-0002, DVR21-
0010, BP23-01086 2 to 4 R
0 3 10/17/2025 3 0 NONE No Y

Page 2189 of 2600 ends

Jurisdiction Vallejo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element ImplementationPlanning Period 6th Cycle 01/31/2023 - 01/31/2031 1 Projection
Period 34
RHNA Allocation
by Income Level
Projection
Period -
06/30/2022-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total Units
to Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted 4 6 10 7 - - - - - - Deed Restricted - - - 24 - - - - - - Non-Deed Restricted - 12 10 9 - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted - 9 7 10 - - - - - - Above Moderate 1,346 144 94 41 143 - - - - - - 422 924
2,900
148 121 68 193 - - - - - - 530 2,370
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected] Low - - *For years prior to 2025, data on deed-restricted vs. non-deed restricted Extremely Low-Income units is approximated from whether the projects reported any deed-restricted Very Low-Income Units. If you wish to edit this historical data for accuracy or have any questions about the data, you may login to HCD's online APR system, or contact HCD staff at [email protected] Units*For jurisdictions that received RHNA determinations for the current cycle prior to the passage of AB 3093 (September 19, 2024):- You were not allocated Acutely Low-Income and Extremely Low-Income RHNA targets, therefore the allocations in Field 1 are listed as "0" - If you wish to set your own targets in these income categories for informational purposes, contact HCD staff at [email protected] All Acutely Low-Income and Extremely Low-Income units reported during the cycle are counted towards Very-Low Income RHNA progress 469
Total RHNA
-
314 Low
*For years prior to 2025, Acutely Low-Income units are reported within the Extremely Low-Income categoryPlease Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.Extremely Low - 26 Moderate
690 369 495
55 27
Income Level
Very Low
- -
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.

Please contact HCD if your data is different than the material supplied here 2 Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
663

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Jurisdiction Vallejo ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date of
Rezone
Rezone
Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very LowIncome Low-Income Moderate- Income Above Moderate- Income Rezone Type Parcel Size (Acres) General Plan Designation Zoning Minimum Density Allowed Maximum Density Allowed Realistic Capacity Vacant/Nonvacant Description of Existing Uses Note: "+" indicates an optional fieldCells in grey contain auto-calculation formulas Summary Row: Start Data Entry Below
3 8
Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C

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Jurisdiction Vallejo
Reporting Year 2025 (Jan. 1 - Dec. 31)
1 2 3456 7 8 9
Name of Program Objective
Projected
Completion Date in
Housing Element
Applicable Cycle Status of Program Implementation Program Implementation Details Quantified Outcomes: Category Quantified Outcomes: Count Supporting Documents Program A 1.1.1: Land Inventory and RHNA Monitoring
Continue to maintain the City's Housing Sites Inventory and monitor development to ensure there is no net loss during planning period. Publish the Housing Sites Inventory on the City's website to support development of new affordable housing opportunities. 4/1/2025 6th Cycle Continuous
The City published the Housing Sites Inventory to the Planning Division's website in February 2025. The inventory is being updated on a quarterly basis to reflect ongoing development activity. Additionally, the Solano County REAP Collaborative created a GIS based building permit tracker for the City to track building and ADU permits by year and map them for use in their Housing Element Annual Progress Report (APR) that is submitted to HCD each year.

Other 1
https://www.cityofvallejo.net/our_city/departments_divisions/planning_development_services/planning_division/housing_development_resources Program A 1.1.2: Mixed Use Development
Incentivize development of residential units in mixed-use zones. Post list of possible incentives on the City's website. The quantified objective for this program is entitlement of 30 extremely low-income units, 50 very low-income units, and 50 low-income units in relatively higher resource and income areas. 1/31/2031 6th Cycle Continuous
The City published a list of incentives to the Planning Division's website in February 2025. The information is being updated as additional incentives are added.

Units
https://www.cityofvallejo.net/our_city/departments_divisions/planning_development_services/planning_division/housing_development_resources Program A 1.1.3: Disperse Sites Suitable for Lower Income Housing to Affirmatively Further Fair Housing Identify and rezone sites in
neighborhoods such as those east of Highway 80 with existing higher median income to accomdate lower-income housing at densities up to 30 du/ac. Amend development standards as appropriate to facilitate achieving maximum allowable densities.
12/31/2028 6th Cycle Not Yet Started
The City anticipates starting implementation of this program in 2027.

Units None
Program A 1.1.4: Government-Owned Sites
In accordance with the Surplus Lands Act (SLA), offer City-owned sites that are declared surplus for development projects that include housing units affordable to lower income households. The Housing Element relies on six parcels that are owned by the City of Vallejo (Housing Sites 62, 63, and 86-89) to satisfy 346 units of its lower-income, 293 of its moderate-income and 209 of its above moderate-income RHNA allocation. 6/1/2030 6th Cycle In Progress
The City worked with the
Solano County REAP Collaborative to create a list of vacant publiclyowned sites to market to developers in 2026. Additionally, the City will begin evaluating environmental issues for Housing Inventory Sites #86-89 in Q2 of 2026. See Table H for a list of Vallejo's Locally-Owned Surplus Sites as of February 26 2025
Units
https://www.cityofvallejo.net/our_city/departments_divisions/planning_development_services/planning_division/housing_development_resources/housing_sites_inventory

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.

Table D
Program Implementation Status pursuant to GC Section 65583

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Table D
Program Implementation Status pursuant to GC Section 65583 Program A 1.1.5: Small Site Development
Actively work with property owners/developers to encourage development and assist, where appropriate, in the assembly of small privately-owned parcels for residential development, particularly Sites #74-#78. Meet with owners/developers to develop and check in on suitable incentives for affordable housing opportunities on consolidated lots. Based on these meetings, add incentives as appropriate. Pursue grant funding opportunities. If State legislation enables a tax-increment financing or similar programs that lead to funding for site assembly, provide support to developers where appropriate. 1/31/2031 6th Cycle In Progress
The City is currently processing an SB 35 application with Density Bonus for development of Sites #74-78 with 97 units deed-restricted for lowincome and extremely-low income households. Approval is projected by Mid-2026. The City is continuing discussions with potential developers of other sites.

Other 1
Current City of Vallejo Land Use Entitlements List available at: https://www.vallejo.gov/common/pages/GetFile.ashx?key=G9tCAaYl Program A 1.1.6: Rezoning and Redesignations to Maintain Surplus Capacity for LowerIncome Units Redesignate and rezone Housing
Inventory Sites #41, #42, and #55 to ensure the City maintains a surplus capacity of at least 132 lower-income housing units as shown on Table 6 of the Housing Element. The zoning district applied to these sites will be RHD (and the General Plan land use designation applied will be R-MF) with a maximum of 40 dwelling units per acre, with a minimum density of 20 dwelling units per acre. All of these sites shall be designated for residential use only. Implementation will include meeting all the requirements per Government Code section 65583.2, subdivisions (h) and (i). Establish or modify development standards as needed, to facilitate development and achieve maximum density
7/31/2025 6th Cycle Completed
Redesignations and rezonings were completed concurrently with adoption of the Housing Element. The redesignations and rezonings took effect on 2/7/2025 (CIty Council Ordinance 1877 N.C.).

Other 1 https://vallejoca.portal.civicclerk.com/event/ 4649/files/agenda/10103 Program A 1.1.7: Sites Included in Previous Housing Elements For the repeat site included in the Housing Sites Inventory (Housing Inventory Site #55), update all required Zoning Code and General Plan provisions to allow projects that have at least 20 percent affordable units (extremely low, very low, or low) without discretionary review or “by right” pursuant to Government Code Section 65583.2 (i). 12/31/2024 6th Cycle Completed
The required update was completed concurrently with adoption of the Housing Element. The update took effect on 2/7/2025 (CIty Council Ordinance 1877 N.C.).

Other 1 https://vallejoca.portal.civicclerk.com/event/ 4649/files/agenda/10103 Program A 3.1.1: Removal of Governmental Constraints
Amend the Zoning Code to revise standards related to the following uses to comply with State law: a) residential care facilities; b) emergency shelters; c) lowbarrier navigation centers; d) transitional and supportive housing; e) ADUs; f) employee housing; and g) SROs. 12/31/2025 6th Cycle In Progress
The zoning text amendments required under this program have been drafted. City Council will consider adopting the amendments in 2026.

Other None

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Table D
Program Implementation Status pursuant to GC Section 65583 Program A 4.1.1: Preliminary Applications (SB 330) and Streamlined Approval (SB 35) Develop or adopt HCD’s SB 330 preliminary application form. Develop an SB 35 streamlined approval process and implement as applications are received. 6/1/2025 6th Cycle Completed
The Planning Division began using HCD's Senate
Bill (SB) 330 Preliminary Application Form in late 2024. The Planning Division also began using HCD's Updated Streamlined Ministerial Approval Process Guidelines as part of its development reviews.

Other 2 None
Program B 1.1.1: Housing Choice Voucher (Section 8) Rental Assistance Continue to apply to the US Department of Housing and Urban Development (HUD) for vouchers for extremely low-, very low-, and low-income households, making extremely low-income households a priority. Further, seek to expand housing mobility opportunities for voucher holders by continuing outreach and education efforts to landlords and voucher holders, continuing the Family Self-Sufficiency (FSS) Program, conducting property manager meetings, and making regular presentations to the Solano Board of Realtors. A symposium was planned for Summer 2024. 1/31/2031 6th Cycle Continuous
The City's Housing Authority continues to implement the Housing Choice Voucher (HCV) Program. The Housing Authority executed a project based voucher (PBV) HAP contract effective December 1, 2025 for Broadway Village a 48 unit property serving individulas that are currently homeless and atrisk of homelessness.

Households 1491
https://www.vallejo.gov/our_city/city_government/vallejo_housing_authority/programs_and_services/housing_choice_voucher___h_c_v__program

Page 2194 of 2600 ends

Table D
Program Implementation Status pursuant to GC Section 65583 Program B 2.1.1: Inclusionary Housing Ordinance
Prepare a nexus study, research an inclusionary housing ordinance, and seek developer input prior to drafting an ordinance. Identify acceptable methods to provide affordable housing such as: (a) construction of housing on-site, (b) construction of housing off-site, (c) dedication of land for housing, and (d) payment of an in-lieu fee. 7/1/2025 6th Cycle In Progress
The City contracted with
Economic & Planning Systems, Inc. (EPS) to prepare an Inclusionary Housing & In-Lieu Fee Feasibility Analysis, which was completed in June 2025 and presented at joint Planning Commission and City Council study sessions on July 7, 2025, and November 24, 2025. The study found that the development prototypes analyzed are not currently financially feasible, even prior to the application of affordability requirements or additional impact fees. In November 2025, the Planning Commission and City Council directed staff to proceed with drafting an inclusionary housing ordinance. Staff has met with the City Attorney’s Office to develop policy options, with the goal of bringing a draft ordinance forward for Planning Commission and City
Other 2 https://vallejoca.portal.civicclerk.com/event/ 7618/files/agenda/11506

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Table D
Program Implementation Status pursuant to GC Section 65583 Program B 2.1.2: Commercial Linkage Fee
Explore the feasibility of a Commercial Linkage Fee (as part of the study for the Inclusionary Housing Ordinance – Program B 2.1.1) that would provide an additional source of funding for affordable housing based on demand from construction of new commercial developments and the types of employment generated. 7/1/2025 6th Cycle In Progress
EPS also completed a
Commercial Linkage Fee Nexus Study in June 2025, which was presented to the Planning Commission and City Council in July and November 2025. The study concluded that the commercial development prototypes analyzed are not currently financially feasible prior to the application of additional impact fees. In November 2025, the Planning Commission and City Council directed staff to proceed with drafting a commercial linkage fee ordinance. Staff is working with the City Attorney’s Office to develop policy options, with the goal of bringing a draft ordinance forward for Planning Commission and City Council consideration in 2026.

Other 1 https://vallejoca.portal.civicclerk.com/event/ 7618/files/agenda/11506 Program B 2.1.3: Seek Funding to Support Affordable Development Seek to leverage financial resources and work with qualified sponsors to support affordable housing through applying for Community Development Block Grant (CDBG) funds, Self-Help Housing (CalHome Program), HOME funding, and pursuing other financing resources, as appropriate. A particular emphasis will be placed on pursuing development programs and funds that meet extremely low-, very low-, and low-income needs. 1/31/2031 6th Cycle Continuous
The City's Housing and Community Development Department continues to apply for funding as it becomes available.

Units None

Page 2196 of 2600 ends

Vallejo City CouncilMarch 24, 2026

Vallejo City Council
March 24, 2026