Fairview at Northgate-AmendmentsPlanning and Development ServicesMay 26, 2026
Purpose of Tonight’s Meeting
Purpose of Tonight’s Meeting
•Hold a public hearing•Review project, including public testimony •Act on environmental review, overall project proposed and introduce an ordinance
Project Setting / Background
Project Setting
Project Site
Existing Conditions
•Vacant 51.3-Acre Site•Site is being prepped for development of Costco and Commercial Building. •Roadway improvements of Admiral Callaghan Lane
Previous ApprovalsApril 9, 2020
•City Council adopted a Zoning Map Amendment, Planned Development and Vesting Tentative Map for a mixed-use project know as “Fairview at Northgate Master Plan” Fairview at Northgate Master Plan•152,138 square-foot Costco with a tire center and gasoline sales with 774 surface parking spaces; and•27,500 square-feet of commercial space –including one drive-through restaurant with 188 surface parking spaces; and•178 detached single-family residences•Protected Wetlands between the commercial and residential component; and •Widening of Admiral Callaghan Lane
Proposed Project
Proposed Project•Amendment of the Zoning Map –From RC and RMD to PD.•Amend the Vesting Tentative Map to subdivide a 23.19-acre parcel into 168 parcels.•Amend the Fairview at Northgate Master Plan to increase residential units from 178 to 245 units. •New Streets, Private Alleys, lighting, Neighborhood Park, Linear Park, Dog Park and Landscaping.
Proposed Project
•119 detached single-family residences. •Wine Country Agarin Architectural Style. •Ranging from 2,241 –2,350 square-feet; offered with three different floor plans.
Proposed Project
•126 cluster style detached residences (i.e. Bungalows). •Three Homes on one parcel with private commons open space. •Ranging from 1,590 –1,699 square feet.
Proposed Project
Requested Entitlements•CEQA Determination: Approval of an Addendum to the previously certified Fairview at Northgate EIR pursuant to CEQA Guidelines –Section 15162 and 15164; •Zoning Map Amendment: Amend the zoning map to change the zoning from Regional Commercial (RC) and Residential Medium Density (RMD) to Planned Development (PD); and •Planned Development Amendment: Amend the Fairview at Northgate Master Plan to modify development standards to accommodate the increase in residential units from 178 to 245 residential units; and
Requested Entitlements•Tentative Map Amendment: Subdivide the vacant 23.19-acre parcel into 168 total parcels; and•Development Review: Site review of the development proposal for the 245 residential units and associated infrastructure; and•Design Review: Approval of the project’s site design aspects including site design, building architecture; and•Landscape Review: Approval of associated landscaping in front of the single-family residences and throughout the subdivision.
California Environmental Quality Act (CEQA)•In 2020, City Council Certified an Environmental Impact Report (EIR) for the Fairview at Northgate Project. •An addendum was prepared to evaluate any new potential impacts. •No new significant impacts previously examined and no new mitigations.
Entitlement Findings•Project is must meet/find consistency with the required findings:•Tentative Map Findings •Zoning Map Amendments•Planned Development Findings•Design Review/Development Review Findings •Project meets the required findings by: •Forwarding Goals and Policies of the General Plan•Consistent with Title 15, Title 16 standards•Consistent with the Subdivision Map Act •Development with high quality design, consistent with surrounding neighborhood•Complies with requirements of CEQA
Notification•Notice published as 1/8 advertisement in Times Herald•500-foot notification was mailed to:•Active neighborhood groups •Property owners •Local agencies expected to provide water, wastewater treatment, or other essential facilities or services to the project•Members of the Planning Commission•Interested Parties•Applicant •Property owner•Posted on 3 different locations on the site
Recent Related Actions
Planning Commission•April 20, 2026 –PC made recommendation to CC•5-0 vote, one absence•Recommended to consider the addendum and consider approval of the project and .
City Council•April 9, 2020 -City Council adopted a Zoning Map Amendment, Planned Development and Vesting Tentative Map for a mixed-use project know as “Fairview at Northgate Master Plan” RecommendationI.Adopt a resolution approving an addendum to the previously certified Fairview at Northgate Environmental Impact Report (EIR) pursuant to CEQA Guidelines, Sections 15162 and 15164;II.Introduce an ordinance approving an amendment to the Fairview at Northgate Master Plan (PD24-0002) to increase the number of residential dwellings from 178 to 245 units, and amending the Zoning Map (PLN25-0110) to change the zoning district for the vacant property on the southeast corner of Admiral Callaghan Lane and Turner Parkway from Regional Commercial (APN: 0069-048-040, -050)and Residential Medium Density (APN:0069-048-030) to Planned Development (PD); and III.Adopt a resolution approving an amendment to the Vesting Tentative Map (TM24-0002), Development Review (DVR24-0021), Design Review (DR24-0008) and Landscape Review (LR24-0015), for the Development of the Fairview at Northgate Master Plan, subject to conditions of approval.
THANK YOUCesar Orozco, Planning Manager –Current DevelopmentPlanning and Development [email protected] of Vallejo555 Santa Clara Street Vallejo, CA 94590www.cityofvallejo.net
Vallejo City Council __________ Fairview at NorthgateMay 26th, 2026
Company History§Lewis Group Of Companies Was Established In 1955§Based in California with operations in Northern and Southern CA and Nevada§2ndand 3rdGeneration Family owned and operated§Highly experienced in multiple facets of Land Development§Developed over 58,000 homes; 13,000 apartments; over 24,000,000 square feet of commercial§Most Active Developer In Solano County For 54 Years§Northern CA office established in Solano County in 1972 §Currently have 10+ projects in planning and development in Solano County 2 Visit us at LewisGroupofCompanies.com
3 Project TimelineHistory§Technical Planning Review / Preliminary Project Applications2017§Updated Project Application (Response to Agency Comments)2018§CEQA / Environmental Impact Report initiated2018§Final Project Applications / Responding to comments2019§Final Project Approval2020§Safeway Project Litigation (CEQA)2020§Safeway Litigation Settlement (CEQA) 2023§Updated Residential Amendment Application2024§Updated CEQA / EIR Addendum2024Projected Schedule §Land Development 2026§Residential Construction 2027
§Mixed Use Development§Create Economic Development For City’s Financial Stability And Sustainability §Promote Retail Recruitment And Retention To Maintain And Grow Sales Tax Revenue To The City§Build A New And Expanded Costco§Produce New Temporary (Construction) And Permanent Local Jobs§Provide Much Needed Housing To Fulfill RHNA Obligations 4 Economic Development & Housing For Vallejo
Residential Attributes and Improvements §Modernizing The Project To Meet Market Needs And Market Demands§Agrarian, modern farmhouse aesthetic and color palette maintain design continuity with the original approval and refreshing of the overall product mix creates a more walkable and community focus development§Attainability By Design§Increasing Density§Promoting “Missing Middle” Housing§Diversity Of Product Offerings 5 Housing TypesLicensed §Traditional 2-story Single-family Detached Homes §Ranging From 2,241 Sf –2,350 Sf §Neighborhood Compatibility With Hunter Ranch§Materially Consistent With Prior Approvals 6 Housing TypesBungalow Homes§Innovative Cluster Product§Single-family Detached Homes With Private Outdoor Spaces§Ranging From 1,590 Sf –1,699 Sf §Alley Loaded Product And Alleys Are Privately Maintained By The HOA§Built And Proven 7 Community Attributes and Improvements§Consolidation of pocket parks into a larger Neighborhood Park with a tot lot play area, community gathering spaces, and great lawn §Enhance visibility to linear park and open space§Integration of adog park into the linear parkencourages active living and strengthens community connections 8 §Signal at Turner Parkway adds pedestrian connectivity to new and existing Retail shopping centers§Meandering sidewalk and landscape improvements enhance the pedestrian corridor along Turner Parkway §Parks will be HOA owned and maintained to alleviate the City of cost burdens
9 Thank youFor any questions or comments please email:[email protected]
ADU Ordinance
Update
City Council Regular Meeting
May 26, 2026
What is an ADU?
• Secondary residential unit on a lot
with a primary dwelling structure
• Includes kitchen, bathroom,
independent living facilities
» Flexible housing option within
existing neighborhoods
• In 2023, one of every five new homes
built in California was an ADU
Source: Bay Area News Group
Detached
Attached
Conversion
JADU
ADU Types:
Why is this ordinance update needed?
• State law has changed significantly in
recent years
• Requires:
- Ministerial approval
- Reduced local constraints
• Housing Element Program A 3.1.1:
- Maintain consistency with State
ADU law
» Update is required to maintain
compliance
ADU Development Trends
• 186 ADUs permitted (2018-2024)
• 19 ADUs received City planning
approvals in 2025
• Typical ADU:
- Approximately 525 sq. ft
- Detached
- Studio or 1-bedroom
• Uses:
- Family housing
- Rental units
Detached 1-Bedroom Floor Plan | 550 SQ. FT.
What are we seeing?
• Main challenge:
- Understanding permitting
requirements
• City & regional response:
- ADU Mini-Guide (2025) and
- Solano ADU website
(www.solanoadu.org
)
- Ordinance reorganization for
clarity
» Clear objective standards improve
usability
What does the proposed ordinance do?
• Updates ADU definitions and
standards
• Establishes ministerial review
procedures
• Clarifies:
- 60-day approval timeline
- Development standards
- Parking rules
• Reorganizes code for usability by
staff and applicants
60-Day ADU Processing Requirements:
Where the City adds flexibility
• Ordinance primarily aligns with State law, but includes two targeted improvements:
1. Small-unit parking exemption
- No parking required for ADUs 500 sq. ft. or less
2. Streamlined application process
- ADUs submitted through the Building Division only
- Routed internally to Planning
- No separate, sequential Planning and Building applications • Why it matters: Reduces cost, simplifies process, and supports construction of smaller, more affordable ADUs.
Post-Publication Revision: Utility Connections
• VFWD Comment: District standards
allow only one sewer connection to
the sewer main per parcel. VFWD
does not require or allow a separate
sewer main connection for an ADU.
• Staff Response: Revised utility
connection language from “shall” to
“may”.
• This clarifies that separate utility
connections may be required only
when allowed by the applicable utility
provider or special district.
Revision to Section 16.303.05,
Subparagraph C.1 (Utility Connections)
An ADU may shall be required to install
a new or separate utility connection
directly from the utility to the ADU,
except when the ADU is created entirely
from existing space within a dwelling
unit. In such cases, a new or separate
connection shall not be required
, unless
the ADU is constructed concurrently
with a new single-family or multi-
family dwelling.
Post-Publication Revision: State Law Compliance
• CalHDF Comment: CalHDF commented that certain local standards should not apply to ADUs authorized by Government Code Section 66323, including historic resource standards, parking requirements, size limits for qualifying multifamily detached ADUs, and front setback requirements. • Staff Response: Revised ordinance language to clarify that those local standards do not apply to ADUs authorized by Government Code Section 66323, consistent with State ADU law.
• Revisions addressing the VFWD and CalHDF comments were incorporated as redlines into the revised ordinance and distributed to the City Council at the dais.
State law limits local discretion
• ADUs must be approved ministerially
• Most standards are set by State law
• City cannot:
- Add restrictive standards
- Deny compliant ADUs
» This update ensures compliance and clarity, while also including a small number of targeted improvements to facilitate ADU development.
Planning Commission Review
• Any proposed amendments to the
Zoning Code must be reviewed and
recommended by the Planning
Commission prior to City Council
consideration.
• The Planning Commission held a duly
noticed public hearing on April 20,
2026, and voted 5-0, with one
absence, to adopt Resolution No.
PC26-07 recommending City Council
adoption of the proposed ordinance.
Recommendation
• Hold a public hearing and introduce the proposed ordinance • CEQA exemption applies (PRC Section 21080.17 and CEQA Guidelines Section 15282(h))
• Next steps:
- City Council adoption of ordinance on June 9, 2026
- Submit adopted ordinance to the State Department of Housing and Community Development (HCD) within 60 days of adoption
- Return with additional amendments if HCD finds the ordinance does not fully comply with State law
THANK YOU
Staff Contact: Hector Rojas
Long-Range Planning Manager
[email protected]
City of Vallejo
555 Santa Clara Street Vallejo, CA 94590
www.vallejo.gov
May 22, 2026 City of Vallejo
555
Santa
Clara
Street
Vallejo, CA 94590 By email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Cc: [email protected]; [email protected]; [email protected]; [email protected] Re: Proposed Amendments to the City’s ADU Regulations Dear Vallejo City Council, The California Housing Defense Fund (CalHDF) submits this letter as a public comment regarding
item
9B
for
the
Council
meeting
of
May
26,
2026,
an
update
to
the
City’s
code
provisions
for
the
construction
of
accessory
dwelling
units
(ADUs)
and
junior
accessory
dwelling
units
(JADUs).
We applaud the City for amending its ADU ordinance to keep pace with the changes in state law.
However,
there
are
specific
portions
of
the
City's
ADU
code
that
conflict
with
state
ADU
law,
and
the
City
must
correct
these
issues
before
passing
the
ordinance.
Background The law gives local governments authority to enact zoning ordinances that implement a variety of development standards on ADUs. (Gov. Code, § 66314.) The standards in these local ordinances
are
limited
by
state
law
so
as
not
to
overly
restrict
ADU
development.
(See
id.)
Separately
from
local
ADU
ordinances,
Government
Code
section
66323
establishes
a
narrower
set
of
ADU
types
that
local
governments
have
a
ministerial
duty
to
approve.
“Notwithstanding
Sections
66314
to
66322
...
a
local
agency
shall
ministerially
approve”
these
types
of
ADUs.
(
Id
.
at
subd.
(a).)
This
means
that
ADUs
that
satisfy
the
minimal
requirements
of
section
66323
must
be
approved
regardless
of
any
contrary
provisions
of
the
local
ADU
ordinance.
(
Ibid
.)
Local
governments
may
not
impose
their
own
standards
on
such
ADUs.
2201 Broadway, PH1, Oakland, CA 94612 www.calhdf.org
(Gov. Code, § 66323, subd. (b) [“A local agency shall not impose any objective development or design
standard
that
is
not
authorized
by
this
section
upon
any
accessory
dwelling
unit
that
meets
the
requirements
of
any
of
paragraphs
(1)
to
(4),
inclusive,
of
subdivision
(a).”].)
In addition, ADUs that qualify for the protections of Government Code section 66323, like other
ADUs,
must
be
processed
by
local
governments
within
60 days
of
a
complete
permit
application
submittal.
(Gov.
Code,
§
66317,
subd.
(a).)
State law also prohibits creating regulations on ADU development not explicitly allowed by state law. Government Code Section 66315 states, “No additional standards, other than those provided
in
Section
66314,
shall
be
used
or
imposed,
including
an
owner-occupant
requirement, except that a local agency may require that the property may be used for rentals of terms 30 days or longer.” Impermissible Historic Standards City code section 16.303.08(C) imposes historic requirements on all ADUs, including 66323 ADUs.
However, these historic standards are permissible for section 66323 ADUs. This is because section
66323,
subdivision
(b)
forbids
the
application
of
local
development
standards.
The HCD Handbook is clear on the issue of imposing development or design standards on section 66323 ADUs. From page 20 of the January 2025 HCD ADU Handbook (emphasis added): “A local agency may not impose development or design standards , including both local
standards
and
standards
found
in
State
ADU
Law,
on
66323
Units
that
are
not
specifically
listed
in
Government
Code
section
66323.
(Gov.
Code,
§
66323,
subds.
(a),
(b).)
This
includes,
but
is
not
limited
to,
parking,
height,
setbacks,
or
other
zoning
provisions
(e.g.,
lot
size,
open
space,
floor
area
ratio,
etc.).”
The City must amend its ordinance to exempt section 66323 ADUs from these historic development
standards.
Impermissible Parking Requirements
City code section 16.303.08(H) imposes parking requirements on all ADUs, less certain specified
exceptions.
However, the City cannot impose local development standards on ADUs that conform to the requirements
of
Government
Code
section
66323,
subdivision
(a),
as
section
66323,
subdivision
(b)
specifically
exempts
such
ADUs
from
all
local
requirements.
This
means
that
the
City
cannot
impose
parking
requirements
on
section
66323
ADUs
(also
known
as
“exemption
ADUs”).
, 2 of 5
From page 20 of the January 2025 HCD ADU Handbook (emphasis added): A local agency may not impose development or design standards, including both local
standards
and
standards
found
in
State
ADU
Law,
on
66323
Units
that
are
not
specifically
listed
in
Government
Code
section
66323.
(Gov.
Code,
§
66323,
subds.
(a),
(b).)
This
includes,
but
is
not
limited
to,
parking
,
height,
setbacks,
or
other
zoning
provisions
(e.g.,
lot
size,
open
space,
floor
area
ratio,
etc.).
From page 34 of the HCD ADU Handbook: In addition, local agencies may not impose parking requirements on 66323 Units. The City must amend its ADU ordinance to exempt section 66323 ADUs from parking requirements,
as
is
required
by
state
law.
Impermissible Size Limits on Exemption ADUs City code section 16.303.12(C)(2) restricts detached ADUs to 1,200 square feet in size. However, the City should be aware that this size restriction is not permitted for new construction,
detached
ADUs
on
multifamily
parcels
developed
pursuant
to
Government
Code
section
66323
subdivision
(a)(4),
which
allows
up
to
eight
detached
ADUs
on
multifamily
parcels
without
size
restrictions.
Size restrictions are plainly forbidden by Government Code, section 66323, subdivision (b), which
explicitly
exempts
statewide
exemption
ADUs
from
all
local
standards:
“(b)
A
local
agency
shall
not
impose
any
objective
development
or
design
standard
that
is
not
authorized
by
this
section
upon
any
accessory
dwelling
unit
that
meets
the
requirements
of
any
of
paragraphs
(1)
to
(4),
inclusive,
of
subdivision
(a).”
Because
Government
Code
section
66323
subdivision
(a)(4)
does
not
contain
a
size
limit,
the
City
may
not
unilaterally
impose
one.
HCD reaffirms this requirement of state law on page 20 of the January 2025 HCD ADU Handbook (emphasis added): A local agency may not impose development or design standards , including both local
standards
and
standards
found
in
State
ADU
Law,
on
66323
Units
that
are
not
specifically
listed
in
Government
Code
section
66323.
(Gov.
Code,
§
66323,
subds.
(a),
(b).)
This
includes,
but
is
not
limited
to,
parking,
height,
setbacks,
or
other
zoning
provisions
(e.g.,
lot
size,
open
space,
floor
area
ratio,
etc.).
, 3 of 5
The City must exempt ADUs developed pursuant to Government Code section 66323, subdivision
(a)(4)
from
all
size
restrictions. Impermissible Front Setback Requirement City code section 16.303.12(D)(2) imposes underlying front setbacks on all detached ADUs, with
an
exception
for
ADUs
up
to
800
square
feet:
“...
the
ADU
may
encroach
into
the
front
setback
to
the
extent
necessary
to
allow
construction
of
an
ADU
of
at
least
800
square
feet.”
However, Government Code section 66323, subdivision (a) does not permit any imposition of front
setback
requirements,
if
the
ADUs
qualify
for
the
protections
of
that
section
of
law.
This
is
because
Government
Code
section
66323,
subdivision
(b)
forbids
the
application
of
local
development
standards.
There are many policy reasons for this. For instance, a homeowner may prefer to preserve a private backyard space while redeveloping the less useful front yard. While children may play in the backyard, the front yard is closer to the street and less safe for a variety of activities. The City therefore must allow front yard ADUs that comply with the standards in Government Code section 66323, subdivision (a) both on single family and on multifamily Properties. HCD has issued guidance under its authority in Government Code section 66327 (that guidance is located in the January 2025 HCD ADU Handbook, page 18) affirming the duty of local agencies to allow ADUs protected by Government Code section 66323 in the front setback under all circumstances. The HCD Handbook is clear on the issue of imposing development or design standards on section 66323 ADUs. From page 20 of the January 2025 HCD ADU Handbook (emphasis added): “A local agency may not impose development or design standards, including both local
standards
and
standards
found
in
State
ADU
Law,
on
66323
Units
that
are
not
specifically
listed
in
Government
Code
section
66323.
(Gov.
Code,
§
66323,
subds.
(a),
(b).)
This
includes,
but
is
not
limited
to,
parking,
height,
setbacks
,
or
other
zoning
provisions
(e.g.,
lot
size,
open
space,
floor
area
ratio,
etc.).”
The savings clause in City code section 16.303.12(D)(2) relating to 800 square foot ADUs is not sufficient.
This
provision
implements
Government
Code
section
66321,
subdivision
(b)(3),
which
relates
to
local
program
ADUs.
However,
Government
Code
section
66323
establishes
a
completely
different
category
of
ADUs,
and
the
City
may
not
force
these
ADUs
to
only
“encroach
into
the
front
setback
to
the
extent
necessary
…”
Besides,
as
discussed
above,
detached
ADUs
on
multifamily
parcels
(developed
pursuant
to
Gov.
Code,
§
66323,
subd.
(a)(4)
may
exceed
800
square
feet,
and
the
City
cannot
force
these
ADUs
to
be
located
outside
the
front
setback.
, 4 of 5
The City must amend its ordinance to remove this front setback requirement for section 66323
ADUs.
⧫
⧫
⧫ It is laudable that the City is updating its ADU regulations as state law changes. However, the City
must
address
the
issues
we
have
discussed
in
this
letter.
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased
access
to
housing
for
Californians
at
all
income
levels,
including
low-income
households. You may learn more about CalHDF at www.calhdf.org. Sincerely, Dylan Casey CalHDF Executive Director James M. Lloyd CalHDF Director of Planning and Investigations , 5 of 5