Planning commission approves 232‑unit Independence in Vacaville duplex project despite neighbors’ traffic concerns

The Vacaville Planning Commission on Dec. 16 approved the Independence in Vacaville housing project, a 232‑unit duplex-style rental community proposed on an 18.06-acre site at the southeast corner of Vaca Valley Parkway and Allison Parkway.

Staff told the commission the project proposes 232 attached duplex units on 11.56 developable acres, producing a density of about 20.1 units per acre, includes roughly two acres of on-site amenities, and preserves an existing drainage corridor at the southwest corner of the site. Staff recommended reaffirming previous environmental analyses — including the city’s 2015 general plan EIR and later addenda — and approving a tentative subdivision map and a major design review.

Todd Chambers, representing Lewis Group, described the product as duplexes that “live more like a single‑family home” with floor plans ranging roughly from 1,176 to 1,829 square feet, direct‑access garages and a paseo network connecting open spaces. He said the applicant is offering 542 parking spaces where the city standard is 433 and that property management will enforce parking through leases, on-site staff and towing for noncompliance.

Residents at the hearing raised multiple concerns. John Sizemore and other neighbors said the project’s 600‑foot notice radius was too small and said they worried about property values and off‑site parking. Steve Eshert and Sue Hendrickson described peak‑hour backups and high speeds on Vaca Valley Parkway and disputed whether the project’s traffic analysis captured cumulative impacts; they asked whether a signal or other intersection improvements would be required as nearby projects and a planned park come online.

Rick Navarro, the city’s traffic engineer, told commissioners that the project’s traffic addition does not currently meet signal warrants at the Vaca Valley/Allison intersection and that the city periodically updates signal warrant lists; he said the project’s design limits left‑turn movements on the major roadway to reduce safety risk. Commissioners pressed staff about timing for regional interchange improvements and whether the city could adopt local standards that are stricter than state or federal standards; staff and the city attorney said state and federal requirements (for example, the California MUTCD and certain Vehicle Code provisions) constrain what local rules can be imposed.

The city attorney cautioned commissioners about denial: because the project is subject to the Housing Accountability Act (identified in staff materials as SB 330), the city can face legal penalties — including state enforcement and fines that the attorney said can be “$10,000 a month and up” — or be required to approve a project if findings do not support denial.

After deliberation and hearing public comment, the commission approved the staff recommendations on a roll‑call vote (motion by Commissioner Banta, second by Commissioner Dingman). The motion recorded unanimous ‘yes’ votes.

What’s next: Staff and the applicant will proceed with the project approvals and required conditions of approval. The project’s permit package will advance through the city’s standard processing steps and any required subsequent reviews.