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Vacaville staff outline next steps for Peabody-Allison specific plan
Summary
City staff presented an informational update on the Peabody Allison Specific Plan, describing an existing-conditions report, early public outreach results, funding sources and the next phases for developing land-use and streetscape alternatives.
City of Vacaville planning staff gave an informational presentation on the Peabody Allison Specific Plan (PASP), an MTC/ABAG-funded planning effort intended to shape future housing, businesses and street improvements in the Peabody–Elmira–Allison corridors.
The presentation explained the PASP grew out of Vacaville’s October nomination of the Allison Priority Development Area (PDA) and a subsequently accepted $1,200,000 grant from the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments (ABAG). Staff said the city executed a contract with Environmental Science Associates (ESA) in July to prepare the plan and completed a Phase 1 existing-conditions report and initial outreach.
The existing-conditions analysis found the plan area is primarily multifamily housing and suburban commercial shopping centers and identified several issues including narrow sidewalks, few trees and limited public amenities. Staff said about 43% of households in the plan area are classified as low income and roughly 32% are at high risk of near-term displacement; the report also identified the area as a relatively low vehicle-mileage travel-generating area and noted that existing water, sewer and drainage infrastructure could support foreseeable development. Noah (project planner) told commissioners staff mailed about 2,016 notices to residents and businesses and held pop-up events, business outreach and youth engagement with Willseywood High School to solicit input.
Commissioners asked about feasibility and likely improvements. Commissioner Beaumont said walking and biking were currently unpleasant in the corridors and asked “I wouldn’t take my life in my hands by biking on Elmira or Peabody.” Noah (project planner) replied that outreach confirmed those safety and comfort concerns and that the consultant team would identify where walking, biking and plazas or gathering spaces could be added. Staff said property owners near County Square Market have expressed interest in creating a plaza that could serve both residents and businesses.
Commissioner Dingman and other commissioners asked how utilities and funding would be addressed. Staff said the next project phase will include a water/sewer/drainage analysis for different land-use alternatives and that the specific plan’s state funding should improve eligibility for additional grant programs to phase public streetscape investments. Staff described the immediate next steps as developing focused land-use and streetscape alternatives for public review later in the year, followed by a preferred-plan selection, draft specific plan release in spring and adoption hearings the following summer. No formal action was taken; staff recommended the commission receive the informational presentation.
