Housing Readiness Report

Local housing programs, as part of a housing element, have significant impacts on a city or county reaching its affordable housing goals. Each additional housing policy has a significant impact on the residents who are most in need of affordable housing. However, the number of programs that a jurisdiction includes in their housing element is not meant to imply how well a city or county is addressing local housing needs since the quality and impact of each will need to be determined as well.

PROGRAM NUMBER	ACTIONS	DELIVERABLE	DELIVERABLE DATE
24	The City will continue to provide First Time Homebuyer opportunities through various funding mechanisms, including down payment loans and homebuyers’ education activities. Advertise the availability of the program in low resource areas (Appendix 3, Figure 3-7), using materials in multiple languages. The City will continue to provide a down payment assistance program based on the availability of funding. It is estimated that the City will commit approximately $1.75 million to assist up to 35 first-time homebuyers during the reporting period using a variety of funding sources for Down Payment Assistance loans. The City will also continue to provide homebuyer education through the HUD-certified Housing Counseling Center.	35 first-time homebuyers to facilitate housing mobility opportunities.	Ongoing, as needed by community members. Start pursuing funding in 2023. Disseminate marketing materials upon securing funding and annually thereafter.
17	In accordance with the City’s Housing Strategy,* the City will amend the Land Use and Development Code: a. Increase maximum densities in the higher density residential zones (i.e., Residential Medium High, Residential High, and Mixed-Use zones), particularly in the downtown or mixed-use nodes of the city. The City will consider maximum densities of 60 to 100 units per acre in downtown and mixed-use areas and up to 40 units per acre in high-density areas that are not intended to be high-activity areas. b. Increase minimum and maximum densities in lower density zones, such as the Residential Rural, Residential Estates, Residential Low, and Residential Low Medium density zones, to allow for townhomes, duplexes, or other creative housing solutions that can be sold at a lower cost than detached, single-family homes to the populations in need of housing. c. Amend development standards to facilitate achieving maximum densities and a diversity of housing types, including, but not limited to, adjusting zoning requirements to increase height limits to allow taller buildings and reduced setbacks in moderate- and high-density zones. In commercial and mixed-use zones, amend standards as needed to ensure that maximum residential densities are achievable and that at least 30 units per acre are achievable where there are no set maximum densities. d. Prioritize infill residential development by allowing an increase in densities and a streamlined development review process. e. Change the City’s existing regulations, which already do a good job of encouraging ADUs/JADUs, to lessen setback and parking requirements for ADUs/JADUs in some areas. f. Revise the outdoor recreation space standards to lessen the requirements or allow flexibility for multifamily, mixed-use, and affordable housing projects throughout the city. g. Address General Plan Policies: i. LU-P11.4 will be revised by 2024 to lower the buffer requirement between residential and industrial uses from 200 feet to 50 feet. The zoning code could then be amended to include provisions that require an industrial buffer yard between residential and industrial uses. Typical minimum widths of industrial buffer yards are 25 feet within a 50-foot minimum setback area. As part of this effort, to promote fair housing, the City will carefully evaluate the transitional buffers or screening between residential and heavy industrial uses to help ensure sensitive receptors are not negatively affected by heavy industrial uses. ii. LU-P12.3 describes the target of maintaining a citywide housing mix of approximately 75 percent single-family and 25 percent multifamily attached housing. Although LU-P12.3 has not acted as a constraint thus far, it is important that the policies and programs of all of the General Plan elements are internally consistent. Therefore, the City will revise LU-P12.3 so it is consistent with this Housing Element.* iii. LU-P3.1 requires an environmental impact report (EIR) to be prepared when approved residential development exceeds the amount of development projected by the General Plan Update EIR. As described in Chapter 6, Constraints, the projected buildout evaluated by the EIR is anticipated to align with the average annual housing unit production rate. However, the City will continue to monitor the remaining capacity and growth projections, conduct an assessment mid-cycle, address any unexpected results, and, if required, make lands within the urban reserve available for residential uses.* iv. LU-P17.10 addresses development within the East of Leisure Town Road area. The City will continue to monitor the implementation of its housing programs, with a particular focus on the availability of land relative to its RHNA and the residential growth projections of the 2035 horizon year of this General Plan and address any unexpected results, accordingly.* *Program actions g.ii, g.iii, and g.iv are not included in the Housing Strategy. Added here based on potential constraints identified in Chapter 6, under General Plan Policies.	A total of 2,595 units (1,081 lower-income units, 409 moderate-income units, 1,105 above moderate-income units) to improve housing mobility opportunities, with a focus on integrating a variety of housing types in predominantly single-family and higher-income areas (Appendix 3, Figures 3-8 and 3-17).	Complete any applicable amendments to the Land Use and Development Code by December 2026. Revise Land Use Element policies (item g.) by 2024 and monitor for consistency in an ongoing manner. Monitor circumstances described in items iii. and iv. in January 2026 and January 2029. Conduct an assessment of items described in item iii mid-cycle.
3	The City will require the development of housing in a range of sizes and types to meet a variety of needs throughout Vacaville, particularly “missing middle” housing and housing affordable to lowerand moderate-income households, through the following actions. a. The City will pursue providing incentives to support the development of missing housing types in the City including "missing middle," affordable, supportive, transitional, homeless shelters, and executive housing. Examples of incentives include proactively identifying sites in the City; securing direct funding through federal, State, and regional grants; donating or allowing deferred payment to purchase City owned land to private developers to address feasibility challenges; expediting permit review; implementing fee reductions and waivers or offering fee deferrals; and other incentives identified by the City for projects containing targeted missing housing types. The City will clearly publicize existing incentives available for development, including the incentives in the Downtown Specific Plan (DTSP) and the City’s Density Bonus ordinance. b. The City will amend the Land Use and Development Code, in accordance with the City’s Housing Strategy, to require new subdivisions to include two-, three-, and four-plexes or other targeted missing housing types that are designed to look cohesive with adjacent single-family homes. c. The City will work with private and nonprofit developers to offer unique tenure and financing arrangements, including shared housing, cooperative housing, build-torent (single-family rentals), and rent-to-own, in accordance with the City’s Housing Strategy. d. The City will work with private and nonprofit developers to expand the supply of three-bedroom apartments to provide affordable multifamily housing for large households and young adult households. The City will provide incentives to builders to provide housing with multiple bedrooms affordable to lower- and moderateincome households, aiming for construction of at least 20 units that meet these sizes, to meet the needs of female-headed households of all income levels (possible incentives will include reduced setbacks, reduced parking requirements, and technical assistance with applications for funding). e. To ensure that the multifamily component of specific plans are constructed, in partnership with the development community, the City will require that multifamily units be constructed on pace with or ahead of single-family units as part of development agreements. See also Program HE-4. Accessory Dwelling Units/Junior Accessory Dwelling Units (ADU/JADU)	1,081 lower-income units, 409 moderate-income units, 1,105 above moderate-income units, for a total of 2,595 units to improve housing mobility opportunities, with a focus on integrating a variety of housing types in predominantly single-family and higher-income areas (Appendix 3, Figures 3-8 and 3-17).	The City will amend the Land Use and Development Code by December 2024; work with private and nonprofit developers at least annually. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)
13	The City will provide information to the public that could help bolster community support related to the range of missing housing types and other housing-related topics in the city, in accordance with the City’s Housing Strategy. These information sessions could provide a forum for discussion regarding residential development costs and the cost of operating affordable housing, as well as addressing housing projects in light of housing needs. This campaign could include City Council working sessions; social media content; information available on the City website; and outreach to local journalists, media outlets, and community organizations. Information sessions could provide a forum for discussion regarding residential development costs and the cost of operating affordable housing, as well as addressing housing projects in light of housing needs. The City will provide materials in multiple languages.		Develop and implement marketing strategies to bolster community support by the end of 2023. Provide information in an ongoing manner, updating materials at least twice a year if needed.
10	The City will continue to support infill development in the city, particularly where infill opportunities exist within the City’s moderate resource areas to improve housing mobility options in areas of opportunity (Appendix 3, Figure 3-7). The City will do this through the preparation of specific plans, as appropriate, for housing projects, in accordance with the City’s Housing Strategy. To promote infill development, the City will: a. Convene a working group of residential developers to discuss and resolve impediments to construction. b. Leverage available State and federal funding sources to conduct infrastructure analyses and targeted studies to understand existing capacity and conditions in infill areas to identify and prioritize needed improvements to support infill development. Funding amounts will vary by project. For example, as of February 2023, the City is seeking grant funding for the Allison Policy Plan PDA Specific Plan in the amount of $800,000. c. Adopt flexible standards or incentives that promote infill development (e.g., reduced parking requirements, reduced development and permitting fees, streamlined permitting). d. Continue to implement the DTSP, which was adopted in February 2022. As of February 2023, the City is currently constructing new infrastructure to support the future densification of downtown. Continue to promote the use of the DTSP’s residential prototypes that include flexible and relaxed development standards. These standards were created based on meetings with developers, property owners, and business owners.	Process a development application for at least two new infill housing projects in moderate resource areas to improve housing mobility options in areas of opportunity (Appendix 3, Figure 3-7)	Convene a working group of residential developers by January 2025 and annually thereafter; revise the Land Use and Development Code as needed; evaluate state and federal funding opportunities in an ongoing manner and apply for at least four related grants during the planning period.
15	The City will continue to monitor changes in State law related to housing issues and initiate amendments to the Land Use and Development Code as needed to ensure consistency of local ordinances with State Law. The City will implement the following specific Planning regulation amendments to alleviate constraints to the production of housing, including the production of housing for special needs populations. a. Employee Housing. The City will amend the Land Use and Development Code to allow employee housing in accordance with Health and Safety Code Sections 17021.5, 17021.6, and 17021.8. b. Single Room Occupancy (SRO). The City will ensure compliance with Government Code Section 65583 by allowing SROs and/or congregate residences (rental housing with communal dining and/or bathroom facilities) (other than those for seniors) to facilitate extremely low-income housing in at least one zoning district in the city. c. Mobile Homes. The City currently classifies manufactured housing the same as single family detached dwelling units. The City will ensure compliance with Government Code Section 65852.3 by also defining mobile homes as residential uses and allowing them in all zones where single-family homes are allowed with the same approval process that is used with single-family homes. d. Low-Barrier Navigation Centers. The City will ensure compliance with Government Code Section 65662 by allowing low-barrier navigation centers by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing. e. Emergency Shelters. In accordance with Government Code section 65583(a)(4), the City commits to amending its zoning code to permit emergency shelters without discretionary action and ensure all development standards are appropriate and in compliance with statutory requirements (including, but not limited to, parking requirements, heights, and lot sizes). The City will:  Remove the Conditional Use Permit requirement and permit emergency shelters without discretionary action in the CG zone, so that a sufficient amount of vacant or underutilized land is available.  Allow sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. f. Residential Care Facilities. The City will allow residential care facilities for seven or more persons in all residential zones, only subject to the restrictions that apply to other residential uses of the same type in the same zone. g. Density Bonus. The City will continue to comply with California Government Code Section 65915, as revised, and amend Planning Regulations to be consistent with State density bonus law. h. Planned Growth Ordinance. On March 10, 2020, the City Council adopted a resolution that suspends the implementation of its planned growth ordinance until December 31, 2024. To help facilitate housing production, the City will adopt a new resolution to extend the suspension of the ordinance until January 1, 2034 since the General Plan and Municipal Code set policies and standards to ensure development is adequately serviced by public utilities and infrastructure. i. Reasonable Accommodations. The City will amend Chapter 14.09.330 to remove the two findings that were found to be a constraint: (1) there are no alternatives to the requested waiver or exception that could provide the same benefits to the applicant without the requested accommodation or with a less deviation from standards and (2) other reasonable accommodations that may provide an equivalent level of benefit. The City will also periodically review and update the findings in the Municipal Code for a reasonable accommodation request, as needed, to continue to comply with State law. j. Family. To ensure the City does not have any practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals, or discriminate based on familial status, the City will define family in accordance with Federal and State fair housing standards, such as, “A Family is one or more individuals who live together. Members of the family do not need to be related by blood, marriage or in any other legal capacity.” k. Objective Standards for Minor Use Permits, Conditional Use Permits, and Adjustments Applications. The City will amend Chapters 14.09.300.050 and 14.09.310.050 of the Municipal Code to remove findings that are considered a constraint due to their subjectivity, or rewrite them using objective standards.	n/a.	Complete the amendments to the Land Use and Development Code described above by December 2024. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)
22	The City of Vacaville, in its capacity as the water and sewer service provider, will grant priority for service allocations to proposed developments that include housing units affordable to lower-income households. During the review of development entitlements for proposed residential projects affordable to extremely-low- very low- and low-income households, the Community Development Department, in conjunction with the Utilities Department, will evaluate wastewater treatment capacity and water allocations required to serve the project and give priority for allocations except where capacity has already been granted to other approved projects. There are no known treatment capacity or water allocation shortfalls and there is currently sufficient water and treatment capacity to accommodate the RHNA during the timeframe of the element.	n/a.	Ongoing, as applications arise.
31	The City will continue to participate on the Community Action Partnership of Solano, Joint Powers Authority (CAP Solano JPA) to oversee safety net services and grants to address poverty and homelessness and oversee the Homelessness Continuum of Care.	n/a.	Ongoing, following adoption of Housing Element.
14	On June 28, 2022, the City approved the Development Impact Fee Nexus Study and an updated impact fee schedule that takes into consideration new development forecasted in the city, necessary public facility improvements to serve new development, and the cost of the improvements. In the previous impact fee schedule, houses of any size paid the same impact fee. With the updated fee schedule, impact fees are differentiated by single-family home size and by housing type. Under this approach, smaller, single-family homes will pay lower fees than larger homes in most fee categories. The City is in the process of developing a fee deferral program for all housing projects with special provisions for deed-restricted affordable housing. A fee-reduction program targeting affordable housing and other targeted missing housing types is also under development. In addition to the recently approved revisions to the development impact fee schedule, as of February 2023, the City is in the process of studying service fees associated with the cost of processing planning, building, engineering, and fire permits and establishing cost- recovery rates for these services. This includes evaluating the fees charged for processing Density Bonus Housing Agreements (senior-restricted and not senior-restricted) to ensure these fees do not exceed the cost of the staff time needed to process these applications. Pending the outcome of this evaluation, the City will reduce these fees to help facilitate residential projects with density bonuses. Building on the City’s OpenCounter platform, which allows the public to easily access critical information about the development process, the City will ensure all developmentrelated fee requirements are posted on the City’s website. For example, based on input from the development community, Benefit District Fees are not clearly shown on the City’s typical fee schedule.		Adjust the fees as recommended in the Development Impact Fee Update report, and adjust service fee rates, by December 2025. Continue to ensure that they only cover cost recovery and do not provide any profit to the City, ongoing throughout the planning period.
4	The City will continue to amend its ADU/JADU ordinance as needed to remain compliant with recent and future changes to state law. The City will also promote ADUs/JADUs to property owners as a viable option for providing additional housing opportunities that could include affordable housing for lowerincome seniors, single persons, or small households within existing neighborhoods, especially within moderate and high resource areas (Appendix 3, Figure 3-7). The City will also implement the following efforts to promote ADU/JADUs development: a. In accordance with State law, the City will allow ADUs in all zones where singlefamily and multifamily are permitted. b. Collaborate with the Napa Sonoma ADU Center to create a similar resource program and services to property owners in Vacaville who may be interested in adding an ADU to their property. c. Work with local lending organizations to create an ADU/JADU construction loan program—similar to Napa Sonoma ADU Center’s loan program through Redwood Credit Union—that will help fund construction of these units. d. Encourage the construction of ADUs, particularly in moderate and high resource areas (Appendix 3, Figure 3-7). e. Research and coordinate with nonprofit organizations, builders, and banks regarding funding/assisting with construction costs and connect ADU/JADU owners and renters with that information. This will include encouraging financial institutions to appoint an “ADU/JADU Ambassador” who will be the local representative within the financial institution. The City would provide training and educational materials in multiple languages to the ambassadors. The City will maintain a list of ADU/JADU Ambassadors and distribute the list to interested homeowners seeking information about finding loans for ADU/JADU development. f. Market ADU/JADU development opportunities to residents, who may not be aware of the development potential on their property. g. Market financial assistance programs available through CalHFA and CalHOME and other programs that could provide the funding needed for households to proceed with construction. h. Reach out to local homeowners that have added an ADU/JADU to involve them in supporting other homeowners who are considering adding these type of units to their property. Hold a community “ADU/JADU Open House” to share ideas and inspire homeowners to build these type of units. i. Streamline permitting and reduce permitting fees for this particular housing type. j. Offer design templates or local- or State-approved templates to save money otherwise spent creating designs from scratch. k. Create a user-friendly page on the City’s website to convey the incentives and resources available to support the construction of ADUs/JADUs. l. Create short flyers and brochures (digital and print). Distribute through social media promotions, direct mailings to property owners, water bill inserts, and the dedicated City webpage. m. Establish an ADU/JADU point person at the City to serve as a central point of information and a resource for enhancing awareness.	37 lower-income units, 18 moderate-income units, 6 above moderate-income units, for a total of 61 units to facilitate housing mobility in moderate or high resource areas with predominantly single-family neighborhoods (Appendix 3, Figure 3-7). Geographically targets single-family, high-income neighborhoods and racially concentrated areas of affluence (Appendix 3, Figures 3-8 and 3-17), most notably those tracts identified in the sites inventory analysis that are largely built out.	Implement each program action by December 2025.
9	Pursuant to Government Code Section 65583.2(c), any nonvacant sites identified in the fifth cycle or vacant sites identified in two or more consecutive planning periods shall be provided byright development when at least 20 percent of the units in the proposed development are affordable to lower-income households. See subsection Sites Identified in Previous Housing Elements in Chapter 4, Housing Sites Inventory, for applicable sites.	301 new housing units (290 units for lower-income households and 11 units for moderate-income households) to reduce displacement risk resulting from overpayment on housing by creating new affordable housing opportunities.	Planning Regulations will be updated by December 2024; however, effective upon adoption of this Housing Element, if an application for a residential project that includes 20 percent affordable units is received by the City for one of the applicable sites, the use shall be considered by-right during the application process. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)
20	In partnership with the Nut Tree Airport Land Use Commission, the City will study whether the permitted uses and boundaries of the Nut Tree Airport compatibility zones can be re-evaluated to accommodate housing in addition to sites currently in the inventory used to meet the City’s RHNA that are located in the Nut Tree Airport compatibility zone F. The Nut Tree Airport is northeast of the downtown and is guided by the County Airport Land Use Plan, which establishes six compatibility zones around the airport that guide the acceptable and normally not acceptable uses based on the proximity of the zone to the airport. The majority of Vacaville is in zone F, which does not place any restrictions on the types of land uses allowed, with the exception of land uses that could cause a hazard to flights. Sites in the City’s Housing Element inventory that are in zone F account for a capacity of 1,555 units; however, there are no restrictions on residential uses in zone F. Residential uses are prohibited in zones A, B, and C. The City will work with the Airport Land Use Commission to study whether the boundaries can be revised or if the residential uses permitted in each zone can be restudied. The City will work with the Airport Land Use Commission to implement any changes determined to be feasible.	n/a.	Review the Nut Tree Airport compatibility zones and meet with the Airport Land Use Commission by January 2028.
29	The City will provide technical and/or support services to nonprofit agencies and other entities serving the homeless, in addition to the following: a. The Vacaville Police Department will continue to collaborate with Homeless Roundtable members through the Police Department Community Response Unit. b. Continue to participate in the regional homeless subcommittee. c. Continue to assist the Vacaville Solano Services Corporation and the Vacaville Community Welfare Association, the Community Action Partnership of Solano (CAP Solano), and others who provide homeless services through the provision of technical and/or support assistance, as funding allows. d. Continue participating on the Community Action Partnership of Solano (CAP Solano) Joint Powers Authority to oversee safety net services and grants to address poverty and homelessness. e. Monitor the demographic composition of the homeless population surveyed during Point-In-Time surveys to identify needs for targeted resources or outreach.	Reach out to at least five nonprofit agencies and other entities serving the homeless every year to confirm if technical and/or support services are needed.	Ongoing, following adoption of Housing Element. Conduct a midcycle evaluation of the program by 2027.
32	The City will continue to reach out to and collaborate with local faith-based organizations and partners to develop appropriate housing with support services to implement a “Low Barrier Housing” or similar program such as: supporting an organization’s application for Veterans Housing and Homelessness Prevention funding. The City will also continue to support local faith-based and other organizations’ programs to engage homeless persons and assist in placing them in shelters or locating resources by contacting the local Coordinated Entry System and other resources.	Reach out to local faith-based organizations and partners in 2023 to implement a “Low Barrier Housing” or similar program by January 2025.	Reach out to and collaborate with local faith-based organizations twice a year, upon adoption of the Housing Element. Collaborate on funding applications as opportunities arise.
30	The City will continue to support and expand the Vacaville Community Welfare Association’s (VCWA) emergency voucher and other emergency housing-related programs. The City will continue to provide approximately $100,000 per year for other emergency housing related programs and activities through the Vacaville Family Resource Center (FRC), such as the VCWA program which is under the police department and receives funds from the VCWA to continue to provide funding for food and gas vouchers and other subsistence needs and to conduct screening for the Season of Sharing program. The privately funded Season of Sharing program provides emergency rental assistance to eligible lower-income Vacaville households each year. In addition, staff will screen for eligibility for utilities assistance on behalf of PG&E.	n/a.	Ongoing, following adoption of Housing Element.
7	The City will continue to activate and operate emergency cooling and warming centers at the City’s community centers during times of extreme weather that are available to all City residents. In addition, the City will activate and operate emergency shelters during catastrophic events requiring emergency evacuations of City residents. The City will work with service providers, nonprofit organizations, and developers to support the construction of a low-barrier navigation center. The City will coordinate with other Solano County jurisdictions to increase the availability of emergency shelters, transitional housing, and homelessness services and to collaborate on the development of targeted assistance and outreach countywide. See also Program HE-15. Planning Regulations Amendments.	n/a.	Meet with at least three organizations (service providers, nonprofit organizations, and developers) and other Solano County jurisdictions to discuss opportunities for construction of a low-barrier navigation center by January 2024 and annually thereafter. Provide ongoing emergency cooling and warming centers and emergency shelters during extreme weather and catastrophic events.
27	The City will continue to maintain a directory of all below-market-rate units in Vacaville and when their regulatory restrictions expire. The City will assist in maintaining the affordability of units produced through federal and State programs to the extent possible by working with appropriate organizations to identify units that may convert to market-rate units, analyzing the cost of keeping the units affordable, and taking measures to ensure continued affordability or providing assistance to residents if the affordability of the units is removed. In addition, the City will continue to enforce housing affordability agreements between the owners and the City. If there are any units at risk of converting to market rate, the City shall: a. Contact property owners of units at risk of converting to market-rate housing within three years of affordability expiration to discuss the City’s desire to preserve complexes/units as affordable housing. b. Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at three years, 12 months, and six months. c. Reach out to agencies interested in purchasing and/or managing at-risk units. d. Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law. If any of the owners indicate that the affordability of the units is at risk of conversion to market-rate housing or that the owner intends to sell the property, the City will seek to facilitate the acquisition of the property by another for-profit or nonprofit entity to preserve the rental units as affordable housing. The City will not take part directly in negotiations regarding the property but will apply for state or federal funding on behalf of an interested nonprofit entity, if necessary, to protect the affordability of the rental units.	Preserve the 10 at-risk affordable units scheduled to expire in 2029 (The Sycamores Apartments) to reduce displacement risk resulting from overpayment on housing.	Ongoing communication with owners, service providers, and eligible potential purchasers; work with owners of deed-restricted units on an ongoing basis, in particular at the time of change of ownership.
6	The City will work with developers to incorporate the provision of supportive services with new and rehabilitated affordable units, in particular multifamily units, including services such as childcare, healthcare, case management, English as a second language, and job training, nearby or as a component of the development. The City will help facilitate or provide referral resources for the provision of childcare and job training, in conjunction with multifamily housing developments, to better serve the residents and improve a parents’ ability to find and access employment and reduce vehicle trips. The City will review and if needed amend the Zoning Code to allow supportive housing in compliance with Assembly Bill (AB) 2162. This law requires that supportive housing be allowed without discretionary review in areas zoned for residential use and in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.	Assist 15 households in multifamily units with facilitating or providing referral resources for childcare and/or job training to reduce displacement risk resulting from overpayment.	Meet with at least three developers that include supportive services to discuss development and rehabilitation opportunities by June 2024 and annually thereafter. Provide ongoing facilitation and referral services, as requested. Amend zoning by December 2024.
2	The City will address the special housing needs of individuals with disabilities and developmental disabilities; extremely low-, very low-, and low-income households; large families; seniors; homeless individuals; farmworkers and their families; female-headed households with children; military families; and others with special needs by taking the following actions: a. To meet the needs of residents in Vacaville living with disabilities, including developmental disabilities, the City will partner with the North Bay Regional Center and other relevant agencies to provide support and access to resources. Work with the North Bay Regional Center to implement an outreach program that informs households in the city about housing and services available for persons with developmental disabilities. The program will include the development of an informational brochure, including information on services on the City’s website, and providing housing-related training for individuals/families through workshops. Meet with North Bay Regional Center and other relevant agencies by autumn 2023 and annually thereafter. Launch outreach program by autumn 2024. b. To meet the needs of seniors and persons with disabilities, the City will encourage all new units to be universally designed so they are accessible for both occupants and visitors and/or be easily adaptable to accessibility modifications. The City will provide information on universal and adaptable design on its website and at the building department counter by autumn 2023 and continually thereafter, updating it as new information is available. c. To meet the needs of seniors: i. The City will partner with a nonprofit organization to create programs to address the high number of seniors living in single-family homes and their desire to age in place, including a program to facilitate shared housing arrangements and other related programs. Launch shared housing arrangements program by autumn 2024. ii. The City will look for $10,000 and establish partnerships with nonprofits or other appropriate organizations to restart the Senior Home Improvement Program and will look for ongoing funding to continue the program after the first year. iii. Additionally, the City will identify funding need and seek funding for other programs to aid seniors and persons with disabilities in living independently by providing needed minor home repair and landscaping assistance and home modification services that support safe, in-home independence. d. To meet the needs of local military personnel and their households, the City will identify sites that are appropriate for military households based at Travis Air Force base and work with Air Force housing officials and nonprofit housing groups to build off-base housing units that are affordable to active military households at Travis Air Force Base. The City Manager’s Office will also continue to participate in the Travis Regional Armed Forces Committee (TRAFC) to discuss the needs of military personnel and their households. The City will monitor the base’s privatization program and provide assistance as needed for off-site housing programs. The City will prioritize sites in the southern part of the city, closest to the base. The City will release a Request for Proposals (RFP) by December 2023 that requires that units are prioritized for military members or veterans when the Cityowned site 78 (Vanden Town Home) is developed. The City expects project entitlements to be completed by June 2025 and for building permits to be issued by May 2026. e. To meet the needs of multiple groups with special housing needs and to promote housing choice and mobility and access to jobs and neighborhood-serving amenities, the City will work with developers to support the development of multifamily and affordable units in moderate and high resource areas (Appendix 3, Figure 3-7). Meet annually with developers to discuss the need for these types of housing. f. To meet the needs of extremely low-income households, which includes farm workers, work with developers and other agencies to include units that are available to these households and proactively grant: i. Priority processing ii. Fee waivers or deferrals iii. Modified development standards g. To meet the needs of seasonal and permanent farmworkers: i. Coordinate with service providers, nonprofit organizations, employers, developers, and other Solano County jurisdictions to explore funding and incentives and to identify specific farmworker housing development opportunities. Seek partnerships and work to identify funding for solutions such as financing through the USDA. ii. Provide regulatory incentives for construction of farmworker housing, include a requirement to prioritize a portion of new units for farmworkers, and encourage local affordable housing providers to set aside units for farmworkers. Monitor the migrant student population in Vacaville and take additional actions to serve the farmworker population if an increase in population occurs.	50 units for special needs groups, plus 120 units prioritized for military members or veterans at site 78 (Vanden Town Home) to reduce overpayment and displacement risk and increase housing mobility options in moderate and higher resource areas (Appendix 3, Figure 3-7).	Conduct an initial assessment of how the City is addressing the actions above by January 2024. By January 2025, establish plan for implementation of each action in program in an ongoing manner. The City will identify affordable development opportunities, grant incentives, assist with funding, and process entitlements on an annual basis. The City will evaluate and adjust efforts as necessary every other year.  Meet with North Bay Regional Center and other relevant agencies by autumn 2023 and annually thereafter. Launch outreach program by autumn 2024.  The City will provide information on universal and adaptable design on its website and at the building department counter by autumn 2023 and continually thereafter, updating it as new information is available.  Launch shared housing arrangements program by autumn 2024. Seek $10,000 to restart the Senior Home Improvement Program and look for ongoing funding to continue the program after the first year by June 2026. The City will identify funding need and seek funding for other programs to aid seniors and persons with disabilities by June 2026.  Issue RFP for development of City-owned site 78 (Vanden Town Home) by December 2023. Complete project entitlements by June 2025 and issue building permits by May 2026.  Identify partnerships, meet with at least three organizations (service providers, nonprofit organizations, employers, developers, and others as appropriate) and other Solano County jurisdictions to discuss opportunities for construction of housing for extremely low-income households, and specifically housing for seasonal and permanent farmworkers by December 2024 and annually thereafter. Work to identify funding on an ongoing basis.
1	The City will continue to use the Density Bonus provisions in the Land Use and Development Code to grant density bonuses above the State-mandated minimum in return for an increased share of affordable units. The Community Development and Housing and Community Services Departments will continue to make developers aware of the provisions in the Density Bonus ordinance. Per Program HE-15, Planning Regulations Amendments, the City will continue to comply with California Government Code Section 65915, as revised, and amend Planning Regulations to be consistent with State density bonus law, as necessary.	300 lower-income units to facilitate housing mobility and reduce displacement risk resulting from overpayment for housing by creating new affordable housing opportunities.	Make zoning amendments by December 2024 if determined to be needed for consistency with state law and then assess and amend as needed every two years if updates to state law occur. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)

PROGRAM NUMBER

ACTIONS

DELIVERABLE

DELIVERABLE DATE

The City will continue to provide First Time Homebuyer opportunities through various funding mechanisms, including down payment loans and homebuyers’ education activities. Advertise the availability of the program in low resource areas (Appendix 3, Figure 3-7), using materials in multiple languages. The City will continue to provide a down payment assistance program based on the availability of funding. It is estimated that the City will commit approximately $1.75 million to assist up to 35 first-time homebuyers during the reporting period using a variety of funding sources for Down Payment Assistance loans. The City will also continue to provide homebuyer education through the HUD-certified Housing Counseling Center.

35 first-time homebuyers to facilitate housing mobility opportunities.

Ongoing, as needed by community members. Start pursuing funding in 2023. Disseminate marketing materials upon securing funding and annually thereafter.

In accordance with the City’s Housing Strategy,* the City will amend the Land Use and Development Code: a. Increase maximum densities in the higher density residential zones (i.e., Residential Medium High, Residential High, and Mixed-Use zones), particularly in the downtown or mixed-use nodes of the city. The City will consider maximum densities of 60 to 100 units per acre in downtown and mixed-use areas and up to 40 units per acre in high-density areas that are not intended to be high-activity areas. b. Increase minimum and maximum densities in lower density zones, such as the Residential Rural, Residential Estates, Residential Low, and Residential Low Medium density zones, to allow for townhomes, duplexes, or other creative housing solutions that can be sold at a lower cost than detached, single-family homes to the populations in need of housing. c. Amend development standards to facilitate achieving maximum densities and a diversity of housing types, including, but not limited to, adjusting zoning requirements to increase height limits to allow taller buildings and reduced setbacks in moderate- and high-density zones. In commercial and mixed-use zones, amend standards as needed to ensure that maximum residential densities are achievable and that at least 30 units per acre are achievable where there are no set maximum densities. d. Prioritize infill residential development by allowing an increase in densities and a streamlined development review process. e. Change the City’s existing regulations, which already do a good job of encouraging ADUs/JADUs, to lessen setback and parking requirements for ADUs/JADUs in some areas. f. Revise the outdoor recreation space standards to lessen the requirements or allow flexibility for multifamily, mixed-use, and affordable housing projects throughout the city. g. Address General Plan Policies: i. LU-P11.4 will be revised by 2024 to lower the buffer requirement between residential and industrial uses from 200 feet to 50 feet. The zoning code could then be amended to include provisions that require an industrial buffer yard between residential and industrial uses. Typical minimum widths of industrial buffer yards are 25 feet within a 50-foot minimum setback area. As part of this effort, to promote fair housing, the City will carefully evaluate the transitional buffers or screening between residential and heavy industrial uses to help ensure sensitive receptors are not negatively affected by heavy industrial uses. ii. LU-P12.3 describes the target of maintaining a citywide housing mix of approximately 75 percent single-family and 25 percent multifamily attached housing. Although LU-P12.3 has not acted as a constraint thus far, it is important that the policies and programs of all of the General Plan elements are internally consistent. Therefore, the City will revise LU-P12.3 so it is consistent with this Housing Element.* iii. LU-P3.1 requires an environmental impact report (EIR) to be prepared when approved residential development exceeds the amount of development projected by the General Plan Update EIR. As described in Chapter 6, Constraints, the projected buildout evaluated by the EIR is anticipated to align with the average annual housing unit production rate. However, the City will continue to monitor the remaining capacity and growth projections, conduct an assessment mid-cycle, address any unexpected results, and, if required, make lands within the urban reserve available for residential uses.* iv. LU-P17.10 addresses development within the East of Leisure Town Road area. The City will continue to monitor the implementation of its housing programs, with a particular focus on the availability of land relative to its RHNA and the residential growth projections of the 2035 horizon year of this General Plan and address any unexpected results, accordingly.* *Program actions g.ii, g.iii, and g.iv are not included in the Housing Strategy. Added here based on potential constraints identified in Chapter 6, under General Plan Policies.

A total of 2,595 units (1,081 lower-income units, 409 moderate-income units, 1,105 above moderate-income units) to improve housing mobility opportunities, with a focus on integrating a variety of housing types in predominantly single-family and higher-income areas (Appendix 3, Figures 3-8 and 3-17).

Complete any applicable amendments to the Land Use and Development Code by December 2026. Revise Land Use Element policies (item g.) by 2024 and monitor for consistency in an ongoing manner. Monitor circumstances described in items iii. and iv. in January 2026 and January 2029. Conduct an assessment of items described in item iii mid-cycle.

The City will require the development of housing in a range of sizes and types to meet a variety of needs throughout Vacaville, particularly “missing middle” housing and housing affordable to lowerand moderate-income households, through the following actions. a. The City will pursue providing incentives to support the development of missing housing types in the City including "missing middle," affordable, supportive, transitional, homeless shelters, and executive housing. Examples of incentives include proactively identifying sites in the City; securing direct funding through federal, State, and regional grants; donating or allowing deferred payment to purchase City owned land to private developers to address feasibility challenges; expediting permit review; implementing fee reductions and waivers or offering fee deferrals; and other incentives identified by the City for projects containing targeted missing housing types. The City will clearly publicize existing incentives available for development, including the incentives in the Downtown Specific Plan (DTSP) and the City’s Density Bonus ordinance. b. The City will amend the Land Use and Development Code, in accordance with the City’s Housing Strategy, to require new subdivisions to include two-, three-, and four-plexes or other targeted missing housing types that are designed to look cohesive with adjacent single-family homes. c. The City will work with private and nonprofit developers to offer unique tenure and financing arrangements, including shared housing, cooperative housing, build-torent (single-family rentals), and rent-to-own, in accordance with the City’s Housing Strategy. d. The City will work with private and nonprofit developers to expand the supply of three-bedroom apartments to provide affordable multifamily housing for large households and young adult households. The City will provide incentives to builders to provide housing with multiple bedrooms affordable to lower- and moderateincome households, aiming for construction of at least 20 units that meet these sizes, to meet the needs of female-headed households of all income levels (possible incentives will include reduced setbacks, reduced parking requirements, and technical assistance with applications for funding). e. To ensure that the multifamily component of specific plans are constructed, in partnership with the development community, the City will require that multifamily units be constructed on pace with or ahead of single-family units as part of development agreements. See also Program HE-4. Accessory Dwelling Units/Junior Accessory Dwelling Units (ADU/JADU)

1,081 lower-income units, 409 moderate-income units, 1,105 above moderate-income units, for a total of 2,595 units to improve housing mobility opportunities, with a focus on integrating a variety of housing types in predominantly single-family and higher-income areas (Appendix 3, Figures 3-8 and 3-17).

The City will amend the Land Use and Development Code by December 2024; work with private and nonprofit developers at least annually. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)

The City will provide information to the public that could help bolster community support related to the range of missing housing types and other housing-related topics in the city, in accordance with the City’s Housing Strategy. These information sessions could provide a forum for discussion regarding residential development costs and the cost of operating affordable housing, as well as addressing housing projects in light of housing needs. This campaign could include City Council working sessions; social media content; information available on the City website; and outreach to local journalists, media outlets, and community organizations. Information sessions could provide a forum for discussion regarding residential development costs and the cost of operating affordable housing, as well as addressing housing projects in light of housing needs. The City will provide materials in multiple languages.

Develop and implement marketing strategies to bolster community support by the end of 2023. Provide information in an ongoing manner, updating materials at least twice a year if needed.

The City will continue to support infill development in the city, particularly where infill opportunities exist within the City’s moderate resource areas to improve housing mobility options in areas of opportunity (Appendix 3, Figure 3-7). The City will do this through the preparation of specific plans, as appropriate, for housing projects, in accordance with the City’s Housing Strategy. To promote infill development, the City will: a. Convene a working group of residential developers to discuss and resolve impediments to construction. b. Leverage available State and federal funding sources to conduct infrastructure analyses and targeted studies to understand existing capacity and conditions in infill areas to identify and prioritize needed improvements to support infill development. Funding amounts will vary by project. For example, as of February 2023, the City is seeking grant funding for the Allison Policy Plan PDA Specific Plan in the amount of $800,000. c. Adopt flexible standards or incentives that promote infill development (e.g., reduced parking requirements, reduced development and permitting fees, streamlined permitting). d. Continue to implement the DTSP, which was adopted in February 2022. As of February 2023, the City is currently constructing new infrastructure to support the future densification of downtown. Continue to promote the use of the DTSP’s residential prototypes that include flexible and relaxed development standards. These standards were created based on meetings with developers, property owners, and business owners.

Process a development application for at least two new infill housing projects in moderate resource areas to improve housing mobility options in areas of opportunity (Appendix 3, Figure 3-7)

Convene a working group of residential developers by January 2025 and annually thereafter; revise the Land Use and Development Code as needed; evaluate state and federal funding opportunities in an ongoing manner and apply for at least four related grants during the planning period.

The City will continue to monitor changes in State law related to housing issues and initiate amendments to the Land Use and Development Code as needed to ensure consistency of local ordinances with State Law. The City will implement the following specific Planning regulation amendments to alleviate constraints to the production of housing, including the production of housing for special needs populations. a. Employee Housing. The City will amend the Land Use and Development Code to allow employee housing in accordance with Health and Safety Code Sections 17021.5, 17021.6, and 17021.8. b. Single Room Occupancy (SRO). The City will ensure compliance with Government Code Section 65583 by allowing SROs and/or congregate residences (rental housing with communal dining and/or bathroom facilities) (other than those for seniors) to facilitate extremely low-income housing in at least one zoning district in the city. c. Mobile Homes. The City currently classifies manufactured housing the same as single family detached dwelling units. The City will ensure compliance with Government Code Section 65852.3 by also defining mobile homes as residential uses and allowing them in all zones where single-family homes are allowed with the same approval process that is used with single-family homes. d. Low-Barrier Navigation Centers. The City will ensure compliance with Government Code Section 65662 by allowing low-barrier navigation centers by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing. e. Emergency Shelters. In accordance with Government Code section 65583(a)(4), the City commits to amending its zoning code to permit emergency shelters without discretionary action and ensure all development standards are appropriate and in compliance with statutory requirements (including, but not limited to, parking requirements, heights, and lot sizes). The City will:  Remove the Conditional Use Permit requirement and permit emergency shelters without discretionary action in the CG zone, so that a sufficient amount of vacant or underutilized land is available.  Allow sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone. f. Residential Care Facilities. The City will allow residential care facilities for seven or more persons in all residential zones, only subject to the restrictions that apply to other residential uses of the same type in the same zone. g. Density Bonus. The City will continue to comply with California Government Code Section 65915, as revised, and amend Planning Regulations to be consistent with State density bonus law. h. Planned Growth Ordinance. On March 10, 2020, the City Council adopted a resolution that suspends the implementation of its planned growth ordinance until December 31, 2024. To help facilitate housing production, the City will adopt a new resolution to extend the suspension of the ordinance until January 1, 2034 since the General Plan and Municipal Code set policies and standards to ensure development is adequately serviced by public utilities and infrastructure. i. Reasonable Accommodations. The City will amend Chapter 14.09.330 to remove the two findings that were found to be a constraint: (1) there are no alternatives to the requested waiver or exception that could provide the same benefits to the applicant without the requested accommodation or with a less deviation from standards and (2) other reasonable accommodations that may provide an equivalent level of benefit. The City will also periodically review and update the findings in the Municipal Code for a reasonable accommodation request, as needed, to continue to comply with State law. j. Family. To ensure the City does not have any practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals, or discriminate based on familial status, the City will define family in accordance with Federal and State fair housing standards, such as, “A Family is one or more individuals who live together. Members of the family do not need to be related by blood, marriage or in any other legal capacity.” k. Objective Standards for Minor Use Permits, Conditional Use Permits, and Adjustments Applications. The City will amend Chapters 14.09.300.050 and 14.09.310.050 of the Municipal Code to remove findings that are considered a constraint due to their subjectivity, or rewrite them using objective standards.

n/a.

Complete the amendments to the Land Use and Development Code described above by December 2024. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)

The City of Vacaville, in its capacity as the water and sewer service provider, will grant priority for service allocations to proposed developments that include housing units affordable to lower-income households. During the review of development entitlements for proposed residential projects affordable to extremely-low- very low- and low-income households, the Community Development Department, in conjunction with the Utilities Department, will evaluate wastewater treatment capacity and water allocations required to serve the project and give priority for allocations except where capacity has already been granted to other approved projects. There are no known treatment capacity or water allocation shortfalls and there is currently sufficient water and treatment capacity to accommodate the RHNA during the timeframe of the element.

n/a.

Ongoing, as applications arise.

The City will continue to participate on the Community Action Partnership of Solano, Joint Powers Authority (CAP Solano JPA) to oversee safety net services and grants to address poverty and homelessness and oversee the Homelessness Continuum of Care.

n/a.

Ongoing, following adoption of Housing Element.

On June 28, 2022, the City approved the Development Impact Fee Nexus Study and an updated impact fee schedule that takes into consideration new development forecasted in the city, necessary public facility improvements to serve new development, and the cost of the improvements. In the previous impact fee schedule, houses of any size paid the same impact fee. With the updated fee schedule, impact fees are differentiated by single-family home size and by housing type. Under this approach, smaller, single-family homes will pay lower fees than larger homes in most fee categories. The City is in the process of developing a fee deferral program for all housing projects with special provisions for deed-restricted affordable housing. A fee-reduction program targeting affordable housing and other targeted missing housing types is also under development. In addition to the recently approved revisions to the development impact fee schedule, as of February 2023, the City is in the process of studying service fees associated with the cost of processing planning, building, engineering, and fire permits and establishing cost- recovery rates for these services. This includes evaluating the fees charged for processing Density Bonus Housing Agreements (senior-restricted and not senior-restricted) to ensure these fees do not exceed the cost of the staff time needed to process these applications. Pending the outcome of this evaluation, the City will reduce these fees to help facilitate residential projects with density bonuses. Building on the City’s OpenCounter platform, which allows the public to easily access critical information about the development process, the City will ensure all developmentrelated fee requirements are posted on the City’s website. For example, based on input from the development community, Benefit District Fees are not clearly shown on the City’s typical fee schedule.

Adjust the fees as recommended in the Development Impact Fee Update report, and adjust service fee rates, by December 2025. Continue to ensure that they only cover cost recovery and do not provide any profit to the City, ongoing throughout the planning period.

The City will continue to amend its ADU/JADU ordinance as needed to remain compliant with recent and future changes to state law. The City will also promote ADUs/JADUs to property owners as a viable option for providing additional housing opportunities that could include affordable housing for lowerincome seniors, single persons, or small households within existing neighborhoods, especially within moderate and high resource areas (Appendix 3, Figure 3-7). The City will also implement the following efforts to promote ADU/JADUs development: a. In accordance with State law, the City will allow ADUs in all zones where singlefamily and multifamily are permitted. b. Collaborate with the Napa Sonoma ADU Center to create a similar resource program and services to property owners in Vacaville who may be interested in adding an ADU to their property. c. Work with local lending organizations to create an ADU/JADU construction loan program—similar to Napa Sonoma ADU Center’s loan program through Redwood Credit Union—that will help fund construction of these units. d. Encourage the construction of ADUs, particularly in moderate and high resource areas (Appendix 3, Figure 3-7). e. Research and coordinate with nonprofit organizations, builders, and banks regarding funding/assisting with construction costs and connect ADU/JADU owners and renters with that information. This will include encouraging financial institutions to appoint an “ADU/JADU Ambassador” who will be the local representative within the financial institution. The City would provide training and educational materials in multiple languages to the ambassadors. The City will maintain a list of ADU/JADU Ambassadors and distribute the list to interested homeowners seeking information about finding loans for ADU/JADU development. f. Market ADU/JADU development opportunities to residents, who may not be aware of the development potential on their property. g. Market financial assistance programs available through CalHFA and CalHOME and other programs that could provide the funding needed for households to proceed with construction. h. Reach out to local homeowners that have added an ADU/JADU to involve them in supporting other homeowners who are considering adding these type of units to their property. Hold a community “ADU/JADU Open House” to share ideas and inspire homeowners to build these type of units. i. Streamline permitting and reduce permitting fees for this particular housing type. j. Offer design templates or local- or State-approved templates to save money otherwise spent creating designs from scratch. k. Create a user-friendly page on the City’s website to convey the incentives and resources available to support the construction of ADUs/JADUs. l. Create short flyers and brochures (digital and print). Distribute through social media promotions, direct mailings to property owners, water bill inserts, and the dedicated City webpage. m. Establish an ADU/JADU point person at the City to serve as a central point of information and a resource for enhancing awareness.

37 lower-income units, 18 moderate-income units, 6 above moderate-income units, for a total of 61 units to facilitate housing mobility in moderate or high resource areas with predominantly single-family neighborhoods (Appendix 3, Figure 3-7). Geographically targets single-family, high-income neighborhoods and racially concentrated areas of affluence (Appendix 3, Figures 3-8 and 3-17), most notably those tracts identified in the sites inventory analysis that are largely built out.

Implement each program action by December 2025.

Pursuant to Government Code Section 65583.2(c), any nonvacant sites identified in the fifth cycle or vacant sites identified in two or more consecutive planning periods shall be provided byright development when at least 20 percent of the units in the proposed development are affordable to lower-income households. See subsection Sites Identified in Previous Housing Elements in Chapter 4, Housing Sites Inventory, for applicable sites.

301 new housing units (290 units for lower-income households and 11 units for moderate-income households) to reduce displacement risk resulting from overpayment on housing by creating new affordable housing opportunities.

Planning Regulations will be updated by December 2024; however, effective upon adoption of this Housing Element, if an application for a residential project that includes 20 percent affordable units is received by the City for one of the applicable sites, the use shall be considered by-right during the application process. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)

In partnership with the Nut Tree Airport Land Use Commission, the City will study whether the permitted uses and boundaries of the Nut Tree Airport compatibility zones can be re-evaluated to accommodate housing in addition to sites currently in the inventory used to meet the City’s RHNA that are located in the Nut Tree Airport compatibility zone F. The Nut Tree Airport is northeast of the downtown and is guided by the County Airport Land Use Plan, which establishes six compatibility zones around the airport that guide the acceptable and normally not acceptable uses based on the proximity of the zone to the airport. The majority of Vacaville is in zone F, which does not place any restrictions on the types of land uses allowed, with the exception of land uses that could cause a hazard to flights. Sites in the City’s Housing Element inventory that are in zone F account for a capacity of 1,555 units; however, there are no restrictions on residential uses in zone F. Residential uses are prohibited in zones A, B, and C. The City will work with the Airport Land Use Commission to study whether the boundaries can be revised or if the residential uses permitted in each zone can be restudied. The City will work with the Airport Land Use Commission to implement any changes determined to be feasible.

n/a.

Review the Nut Tree Airport compatibility zones and meet with the Airport Land Use Commission by January 2028.

The City will provide technical and/or support services to nonprofit agencies and other entities serving the homeless, in addition to the following: a. The Vacaville Police Department will continue to collaborate with Homeless Roundtable members through the Police Department Community Response Unit. b. Continue to participate in the regional homeless subcommittee. c. Continue to assist the Vacaville Solano Services Corporation and the Vacaville Community Welfare Association, the Community Action Partnership of Solano (CAP Solano), and others who provide homeless services through the provision of technical and/or support assistance, as funding allows. d. Continue participating on the Community Action Partnership of Solano (CAP Solano) Joint Powers Authority to oversee safety net services and grants to address poverty and homelessness. e. Monitor the demographic composition of the homeless population surveyed during Point-In-Time surveys to identify needs for targeted resources or outreach.

Reach out to at least five nonprofit agencies and other entities serving the homeless every year to confirm if technical and/or support services are needed.

Ongoing, following adoption of Housing Element. Conduct a midcycle evaluation of the program by 2027.

The City will continue to reach out to and collaborate with local faith-based organizations and partners to develop appropriate housing with support services to implement a “Low Barrier Housing” or similar program such as: supporting an organization’s application for Veterans Housing and Homelessness Prevention funding. The City will also continue to support local faith-based and other organizations’ programs to engage homeless persons and assist in placing them in shelters or locating resources by contacting the local Coordinated Entry System and other resources.

Reach out to local faith-based organizations and partners in 2023 to implement a “Low Barrier Housing” or similar program by January 2025.

Reach out to and collaborate with local faith-based organizations twice a year, upon adoption of the Housing Element. Collaborate on funding applications as opportunities arise.

The City will continue to support and expand the Vacaville Community Welfare Association’s (VCWA) emergency voucher and other emergency housing-related programs. The City will continue to provide approximately $100,000 per year for other emergency housing related programs and activities through the Vacaville Family Resource Center (FRC), such as the VCWA program which is under the police department and receives funds from the VCWA to continue to provide funding for food and gas vouchers and other subsistence needs and to conduct screening for the Season of Sharing program. The privately funded Season of Sharing program provides emergency rental assistance to eligible lower-income Vacaville households each year. In addition, staff will screen for eligibility for utilities assistance on behalf of PG&E.

n/a.

Ongoing, following adoption of Housing Element.

The City will continue to activate and operate emergency cooling and warming centers at the City’s community centers during times of extreme weather that are available to all City residents. In addition, the City will activate and operate emergency shelters during catastrophic events requiring emergency evacuations of City residents. The City will work with service providers, nonprofit organizations, and developers to support the construction of a low-barrier navigation center. The City will coordinate with other Solano County jurisdictions to increase the availability of emergency shelters, transitional housing, and homelessness services and to collaborate on the development of targeted assistance and outreach countywide. See also Program HE-15. Planning Regulations Amendments.

n/a.

Meet with at least three organizations (service providers, nonprofit organizations, and developers) and other Solano County jurisdictions to discuss opportunities for construction of a low-barrier navigation center by January 2024 and annually thereafter. Provide ongoing emergency cooling and warming centers and emergency shelters during extreme weather and catastrophic events.

The City will continue to maintain a directory of all below-market-rate units in Vacaville and when their regulatory restrictions expire. The City will assist in maintaining the affordability of units produced through federal and State programs to the extent possible by working with appropriate organizations to identify units that may convert to market-rate units, analyzing the cost of keeping the units affordable, and taking measures to ensure continued affordability or providing assistance to residents if the affordability of the units is removed. In addition, the City will continue to enforce housing affordability agreements between the owners and the City. If there are any units at risk of converting to market rate, the City shall: a. Contact property owners of units at risk of converting to market-rate housing within three years of affordability expiration to discuss the City’s desire to preserve complexes/units as affordable housing. b. Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at three years, 12 months, and six months. c. Reach out to agencies interested in purchasing and/or managing at-risk units. d. Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law. If any of the owners indicate that the affordability of the units is at risk of conversion to market-rate housing or that the owner intends to sell the property, the City will seek to facilitate the acquisition of the property by another for-profit or nonprofit entity to preserve the rental units as affordable housing. The City will not take part directly in negotiations regarding the property but will apply for state or federal funding on behalf of an interested nonprofit entity, if necessary, to protect the affordability of the rental units.

Preserve the 10 at-risk affordable units scheduled to expire in 2029 (The Sycamores Apartments) to reduce displacement risk resulting from overpayment on housing.

Ongoing communication with owners, service providers, and eligible potential purchasers; work with owners of deed-restricted units on an ongoing basis, in particular at the time of change of ownership.

The City will work with developers to incorporate the provision of supportive services with new and rehabilitated affordable units, in particular multifamily units, including services such as childcare, healthcare, case management, English as a second language, and job training, nearby or as a component of the development. The City will help facilitate or provide referral resources for the provision of childcare and job training, in conjunction with multifamily housing developments, to better serve the residents and improve a parents’ ability to find and access employment and reduce vehicle trips. The City will review and if needed amend the Zoning Code to allow supportive housing in compliance with Assembly Bill (AB) 2162. This law requires that supportive housing be allowed without discretionary review in areas zoned for residential use and in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.

Assist 15 households in multifamily units with facilitating or providing referral resources for childcare and/or job training to reduce displacement risk resulting from overpayment.

Meet with at least three developers that include supportive services to discuss development and rehabilitation opportunities by June 2024 and annually thereafter. Provide ongoing facilitation and referral services, as requested. Amend zoning by December 2024.

The City will address the special housing needs of individuals with disabilities and developmental disabilities; extremely low-, very low-, and low-income households; large families; seniors; homeless individuals; farmworkers and their families; female-headed households with children; military families; and others with special needs by taking the following actions: a. To meet the needs of residents in Vacaville living with disabilities, including developmental disabilities, the City will partner with the North Bay Regional Center and other relevant agencies to provide support and access to resources. Work with the North Bay Regional Center to implement an outreach program that informs households in the city about housing and services available for persons with developmental disabilities. The program will include the development of an informational brochure, including information on services on the City’s website, and providing housing-related training for individuals/families through workshops. Meet with North Bay Regional Center and other relevant agencies by autumn 2023 and annually thereafter. Launch outreach program by autumn 2024. b. To meet the needs of seniors and persons with disabilities, the City will encourage all new units to be universally designed so they are accessible for both occupants and visitors and/or be easily adaptable to accessibility modifications. The City will provide information on universal and adaptable design on its website and at the building department counter by autumn 2023 and continually thereafter, updating it as new information is available. c. To meet the needs of seniors: i. The City will partner with a nonprofit organization to create programs to address the high number of seniors living in single-family homes and their desire to age in place, including a program to facilitate shared housing arrangements and other related programs. Launch shared housing arrangements program by autumn 2024. ii. The City will look for $10,000 and establish partnerships with nonprofits or other appropriate organizations to restart the Senior Home Improvement Program and will look for ongoing funding to continue the program after the first year. iii. Additionally, the City will identify funding need and seek funding for other programs to aid seniors and persons with disabilities in living independently by providing needed minor home repair and landscaping assistance and home modification services that support safe, in-home independence. d. To meet the needs of local military personnel and their households, the City will identify sites that are appropriate for military households based at Travis Air Force base and work with Air Force housing officials and nonprofit housing groups to build off-base housing units that are affordable to active military households at Travis Air Force Base. The City Manager’s Office will also continue to participate in the Travis Regional Armed Forces Committee (TRAFC) to discuss the needs of military personnel and their households. The City will monitor the base’s privatization program and provide assistance as needed for off-site housing programs. The City will prioritize sites in the southern part of the city, closest to the base. The City will release a Request for Proposals (RFP) by December 2023 that requires that units are prioritized for military members or veterans when the Cityowned site 78 (Vanden Town Home) is developed. The City expects project entitlements to be completed by June 2025 and for building permits to be issued by May 2026. e. To meet the needs of multiple groups with special housing needs and to promote housing choice and mobility and access to jobs and neighborhood-serving amenities, the City will work with developers to support the development of multifamily and affordable units in moderate and high resource areas (Appendix 3, Figure 3-7). Meet annually with developers to discuss the need for these types of housing. f. To meet the needs of extremely low-income households, which includes farm workers, work with developers and other agencies to include units that are available to these households and proactively grant: i. Priority processing ii. Fee waivers or deferrals iii. Modified development standards g. To meet the needs of seasonal and permanent farmworkers: i. Coordinate with service providers, nonprofit organizations, employers, developers, and other Solano County jurisdictions to explore funding and incentives and to identify specific farmworker housing development opportunities. Seek partnerships and work to identify funding for solutions such as financing through the USDA. ii. Provide regulatory incentives for construction of farmworker housing, include a requirement to prioritize a portion of new units for farmworkers, and encourage local affordable housing providers to set aside units for farmworkers. Monitor the migrant student population in Vacaville and take additional actions to serve the farmworker population if an increase in population occurs.

50 units for special needs groups, plus 120 units prioritized for military members or veterans at site 78 (Vanden Town Home) to reduce overpayment and displacement risk and increase housing mobility options in moderate and higher resource areas (Appendix 3, Figure 3-7).

Conduct an initial assessment of how the City is addressing the actions above by January 2024. By January 2025, establish plan for implementation of each action in program in an ongoing manner. The City will identify affordable development opportunities, grant incentives, assist with funding, and process entitlements on an annual basis. The City will evaluate and adjust efforts as necessary every other year.  Meet with North Bay Regional Center and other relevant agencies by autumn 2023 and annually thereafter. Launch outreach program by autumn 2024.  The City will provide information on universal and adaptable design on its website and at the building department counter by autumn 2023 and continually thereafter, updating it as new information is available.  Launch shared housing arrangements program by autumn 2024. Seek $10,000 to restart the Senior Home Improvement Program and look for ongoing funding to continue the program after the first year by June 2026. The City will identify funding need and seek funding for other programs to aid seniors and persons with disabilities by June 2026.  Issue RFP for development of City-owned site 78 (Vanden Town Home) by December 2023. Complete project entitlements by June 2025 and issue building permits by May 2026.  Identify partnerships, meet with at least three organizations (service providers, nonprofit organizations, employers, developers, and others as appropriate) and other Solano County jurisdictions to discuss opportunities for construction of housing for extremely low-income households, and specifically housing for seasonal and permanent farmworkers by December 2024 and annually thereafter. Work to identify funding on an ongoing basis.

The City will continue to use the Density Bonus provisions in the Land Use and Development Code to grant density bonuses above the State-mandated minimum in return for an increased share of affordable units. The Community Development and Housing and Community Services Departments will continue to make developers aware of the provisions in the Density Bonus ordinance. Per Program HE-15, Planning Regulations Amendments, the City will continue to comply with California Government Code Section 65915, as revised, and amend Planning Regulations to be consistent with State density bonus law, as necessary.

300 lower-income units to facilitate housing mobility and reduce displacement risk resulting from overpayment for housing by creating new affordable housing opportunities.

Make zoning amendments by December 2024 if determined to be needed for consistency with state law and then assess and amend as needed every two years if updates to state law occur. (Planning Regulations Amendments described in Programs HE-1, HE-3, HE-9, and HE-15 will be implemented concurrently.)

Vacaville

Housing Programs

6th Cycle Programs

Overview of Program Deliverables

Let us know if we got something wrong.

Take action and get involved