Vacaville planning commissioners review three alternatives for Northeast Growth Area; concerns raised over infrastructure, county coordination and energy sites

PlaceWorks presented a three-alternative planning study for Vacaville's Northeast Growth Area at the June 16 Planning Commission meeting, describing scenarios that emphasize employment-generating uses, mixed employment and housing, or a larger residential component.

Ellie Fiori, principal with PlaceWorks, and colleague Cliff Laauo said the study responds to the 2015 general plan direction to prioritize employment uses in the area and that the study—reates three buildout concepts to analyze transportation, utilities, and high-level fiscal impacts. The consultants described Alternative A as primarily business and industrial park uses (with larger parcels and a more grid-like street pattern); Alternative B as a mixed scenario with medium- and high-density residential along the south edge and roughly 11 million square feet of non-residential development with up to about 1,400 residential units; and Alternative C as the most residential alternative with up to roughly 3,000 housing units and a reduced non-residential buildout (roughly 9—2 million square feet).

The transportation consultant (GHD) evaluated 18 nearby intersections against a no-build baseline through the study horizon year 2050 and concluded many intersections would need significant improvements; four intersections overlap with a city 2025 TIF program but would still likely require substantial expansion, with Leisure Town Road at Orange Drive highlighted as requiring particularly extensive upgrades. On utilities, presenters said Alternative C would have the highest potable water demand and wastewater alignment may require crossing county land, which could necessitate coordination or an encroachment/element agreement and possibly sewer lift stations.

Fiscal modeling at buildout indicated all three alternatives could produce a net fiscal surplus for the city's general fund, with residential-heavy Alternative C estimated to create the largest surplus and Alternative B the least once operations and maintenance costs are included.

Commissioners pressed PlaceWorks and staff on several topics: Commissioner Bowmont raised concerns about data centers and their water/electricity demands and suggested the city "put its foot down" to prohibit them; Commissioner Dingman asked whether annexation of county land could be accelerated and staff estimated a specific plan, environmental impact report and LAFCO annexation could take multiple years and that five years would be an optimistic timeline; Commissioner Vargas asked about the formality of county coordination and staff said many early discussions were informal but county staff were aware and the county is starting its own general plan update.

Public commenters raised additional issues. A local resident noted two potential battery energy storage projects in or near the study area and warned the California Public Utilities Commission review could affect development assumptions. Another commenter said community engagement felt inadequate and urged protection of agricultural land and more community-driven alternatives.

Next steps: PlaceWorks and staff will finalize a preferred alternative following council feedback; the study is scheduled for City Council review on July 28, after which a preferred scenario will be identified and a specific plan and environmental review would be required before development proceeds.

Sources: PlaceWorks presentation and commissioner discussion at the June 16, 2026 Vacaville Planning Commission meeting.