Planning commission upholds approval of Vacaville Victory Gardens housing project

The Vacaville City Planning Commission voted 7–0 on May 20 to deny an appeal of the Community Development Director’s approval of the Vacaville Victory Gardens project, reaffirming approval of a minor design review, tentative parcel map and tree removal permit for a 206‑unit affordable housing development at 5763 Vanden Road.

The commission’s decision preserves staff findings that the project complies with the Vacaville General Plan, the Vacaville Municipal Code and the California Environmental Quality Act (CEQA), and that the site — identified in the city’s housing element — qualifies for by‑right review because it meets state housing‑element criteria for affordable infill housing.

Staff and applicant overview

Assistant planner Eileen Lee of the Community Development Department told the commission the proposal covers 8.4 acres, calls for three three‑story buildings with 206 affordable units, 283 on‑site parking spaces (including a nine‑space parking reduction allowed under state law), and a tentative parcel map to split the site into three parcels. She said 52 units would be set aside for extremely low‑income households and permanent supportive housing for veterans and that the applicant proposed removal of 30 mostly non‑native trees with 165 replacement trees proposed on site. Lee said the project was approved by the community development director on Feb. 28, 2025 and appealed March 10.

Mutual Housing California project manager Revati, representing the applicant, described Mutual Housing as a nonprofit developer with decades of experience and said the organization will provide onsite resident services, two onsite manager units and security measures. Revati said the project would use factory‑built housing modules to reduce onsite construction time and disturbance and that the applicant intends targeted outreach to Travis Air Force Base and veteran organizations. "We would be using a strong affirmative marketing plan," Revati said, describing prior outreach success on other Mutual Housing projects.

Appellant and public concerns

Mark Goddard, who lives adjacent to the site and filed the appeal, spoke for neighbors opposing the project and raised privacy, safety, traffic, school capacity and property‑value concerns. "This project is too large, it is too dense, and it's too poorly planned for the site," Goddard told commissioners, adding that the three‑story structures would "tower over the existing homes." Several other nearby residents echoed traffic and school‑capacity worries during public comment.

Staff responses and referrals

Lee said the city referred the proposal to city departments and outside agencies during review. In particular, staff said the project did not generate enough vehicular trips to require a full traffic impact study under the municipal code threshold used by the city and that state law exempts certain infill affordable projects from the VMT (vehicle miles traveled) analysis when at least 20% of units are affordable. Police Captain Brian Larson, who testified for the Vacaville Police Department, said the department "did not have any significant reservations to prevent the project from continuing" and that current staffing would support the development while the department would adapt patrols if calls for service increased. Gabriel Molaison, chief business officer for Travis Unified School District, told commissioners the district can accommodate new students from this development and that developer fees would help fund facility expansion.

Design, flood and creek access

Architects and civil engineers for the applicant presented site plans showing single‑family attached parcels placed between existing homes and the multifamily buildings to soften transitions, landscape buffers, a community garden along Vanden Road and a fenced perimeter adjacent to New Alamo Creek. Civil engineer representatives said they would reconstruct the creek perimeter fencing and add an access drive for maintenance per Solano County Water Agency requirements. Project engineers and the applicant said the units would be placed on raised foundations and that the design team is coordinating with FEMA, the city and public works on flood elevation and drainage issues.

Staff recommendation and legal constraints

Lee told commissioners that, as an affordable project on a site designated in two consecutive housing‑element cycles, the proposal is entitled to by‑right review limited to objective standards (for example, building height, setbacks and parking). Staff recommended the commission deny the appeal and reaffirm the director’s approval, noting that a denial of the appeal would be consistent with state housing law and the project’s conformance with the Vacaville Municipal Code and CEQA determinations.

Commission decision and next steps

After public comment and commissioner questions, the Planning Commission voted 7–0 to deny the appeal and reaffirm the Community Development Director’s approval of the Vacaville Victory Gardens minor design review, tentative parcel map and tree removal permit, subject to the conditions of approval in the staff report. The commission’s resolution makes the commission the decision‑maker on the appeal; the decision may be appealed to the City Council.

Votes at a glance

- Election of chair and vice chair (organizational): Chair — Lightfoot elected; Vice Chair — Wilkerson elected. (organizational votes taken earlier in the meeting) - Consent calendar (minutes from 03/18/2025): Approved by roll call (unanimous). - Vacaville Victory Gardens appeal (item 8): Motion to deny the appeal and reaffirm the Community Development Director’s approval — PASSED, 7–0 (commission recorded unanimous yes votes). - Capital Improvement Program 2025–26 consistency review (item 9): Commission recommended city council determine the CIP consistent with the general plan — PASSED by roll call.

What the decision means

The commission’s action allows the project to move forward toward required final permits and building permits under the conditions adopted in the staff report. The record shows the project team has secured 52 project‑based vouchers to serve veterans and extremely low‑income households and plans outreach to Travis Air Force Base, the VA and local veterans organizations. The decision can be appealed to the Vacaville City Council within the time allowed by city rules.

Reporting note

This article draws on the Planning Commission hearing record, staff presentation and direct quotes made on the public record by Assistant Planner Eileen Lee, Mutual Housing project manager Revati, appellant Mark Goddard, Police Captain Brian Larson and Travis Unified School District Chief Business Officer Gabriel Molaison.