Vacaville City Zoning Code

To implement the goals, objectives, and policies of the City's General Plan which serve to guide and manage the future growth of Vacaville;

To preserve and enhance the aesthetic quality of the community, while protecting its physical, social, and economic vitality by orderly land use and resource planning;

To promote the stability of existing land uses which conform to the General Plan and to protect them from encroachment by incompatible uses;

To maintain and enhance significant natural environmental resources;

To promote a sound and diversified economic base which provides for and encourages employment opportunities for the citizens of Vacaville;

To manage the distribution of population in accordance with the availability of natural resources and public services and facilities necessary to support a thriving community;

To safeguard the public welfare through the regulation of the design, construction, and use of structures, and the implementation of the Uniform Building and Fire Codes;

To promote the development of a safe and efficient circulation system and ensure the timely development of public improvements; and

To ensure adequate consideration for urban design in the City development process so that new development enhances the image and quality of life in the City.

This title is a comprehensive compilation of the rules and regulations governing land use and development within the City. The Land Use and Development Code sets forth the procedures for the administration of zoning, subdivisions, grading, benefit districts, annexations, development agreements, and other land use related provisions. The Land Use and Development Code incorporates by reference, uniform construction codes related to building, electrical, mechanical, plumbing, and fire regulations. Also included in the Land Use and Development Code are ordinances specifically related to special land use policies and practices, such as the dedications and improvements and the planned growth ordinances.

This title is organized into divisions, that identify the general subject area. Each division is comprised of chapters, that include sections and subsections.

Some divisions within this title are intended to supplement existing state regulations which detail the project review and approval process required under state law. For example, the Environmental Review Ordinance is intended as a supplement to the California Public Resources Code and to the California Environmental Quality Act (CEQA) Guidelines. As such, the CEQA regulations are described within this Land Use and Development Code in general, as they would pertain to development in the City. In addition, the Grading Ordinance supplements Chapter 70 of the Uniform Building Code. Therefore, the applicable divisions will specify whether the state regulations should be consulted for additional information on the review process and development related standards.

The Land Use and Development Code includes the development standards for parking lots, signs, landscaping, and other development related features. Also included are the performance standards which specify the conditions under which an activity shall operate.

The Land Use and Development Code provides for guidelines to be adopted by City Council resolution and incorporated into the Land Use and Development Code as a supplement. This procedure will facilitate the creation and the amendment of the guidelines, which may be needed to carry out the purpose and intent of this title. The guidelines may also allow for their interpretation and administration at the staff level.

Words, phrases, and terms used in this title shall have the meaning assigned to them in Division 14.02. Some divisions, however, may contain their own definitions of words used within the context of that division. The word "shall," when used within this title, requires mandatory action; the word "may" is permissive and "should" is discretionary.

Initiation. Amendments to the Land Use and Development Code may be initiated by the City Council. The Planning Commission may initiate amendments for subjects which fall within their approval jurisdiction in accordance with Section 14.01.030.030. A private party may request in writing that an amendment be initiated by the appropriate body with jurisdiction over the subject of the request, in accordance with the provisions of Sections 14.01.030.020 and 14.01.030.030. If the City Council or Planning Commission determines that the requested amendment will substantially benefit a private party or parties, the payment of a processing fee established by resolution of the City Council shall be required prior to the review of the proposed amendment.

Planning Commission Recommendation. The Planning Commission shall hold a public hearing and make recommendations to the City Council on proposals to amend the Land Use and Development Code for which the Commission has the authority to review or approve the subject matter in accordance with Section 14.01.030.030. The Planning Commission shall forward a recommendation to the City Council to approve or deny the request to amend this title.

City Council Review. The City Council shall hold a public hearing on an application to amend the Land Use and Development Code.

Amendment to the Zoning Ordinance. Requests to amend the Zoning Ordinance shall be processed in accordance with the procedures outlined in subsections A through C of this section, except that if the City Council modifies the amendment to the Zoning Ordinance, any modification to the proposed amendment that was not previously considered by the Commission during its public hearing shall be referred back to the Commission before City Council final action. The Commission shall not be required to hold another public hearing but shall report back to the City Council within 45 calendar days of the Council referral unless a longer period is granted by the Council. If the Planning Commission does not report back within this time period, the modification shall be deemed to be recommended for approval. Amendments to the zoning map shall be processed in accordance with the provisions of Chapter 14.09.020 of this code. Amendment to the Zoning Ordinance is subject to Solano County Airport Land Use Commission review if the amendment applies to land within an airport influence area and involves matters that may have airport land use compatibility implications as stated in Section 14.09.110.070.

Public Notice. Public notice shall be provided in accordance with the provisions of Section 14.09.030.070, unless otherwise specified in the applicable chapters of this title.

This title shall not be applicable to any public use, construction, or action that is specifically excluded from city jurisdiction by federal or state law or by the Municipal Code.

In conjunction with the approval of a capital improvements project, the City Council may approve a reduction in standards related to the capital improvements project for an adjoining property if the City Council finds that the reduced standard is necessary for the public health, safety, or welfare.

Any approvals granted prior to the effective date shall be valid for the original period of approval and the original conditions of approval shall apply for the original time period. Thereafter, with the expiration of any such approval, the provisions of the Land Use and Development Code shall apply, unless granted an extension. When the provisions of a development agreement differ from those of this title, the provisions of the development agreement shall supersede the provisions of this title.

Notwithstanding any other provision of this title, the City Council may, in conjunction with the approval of a capital improvement project or other public project related to the construction, replacement, repair, or rehabilitation of city-owned water or sewer facilities, approve modifications, reductions, or exemptions from development standards, zoning requirements, or land use regulations when the Council finds that:

The City Manager, or designee, may approve minor exemptions, as determined in the City Manager or designee's discretion, from development standards, zoning requirements, or land use regulations for the construction, replacement, repair, or rehabilitation of public water and sewer infrastructure when:

The City Council is authorized to approve, approve with modifications, or deny applications and related proposals pertaining to the following:

Fees. The City Council may establish fees set by resolution to cover costs of services provided in reviewing and processing applications, administering permits and other approvals, and conducting plan checks and inspections pursuant to this title.

Design Guidelines. The City Council is authorized to adopt by resolution design guidelines and policies as a supplement to the development standards of this title.

The Planning Commission may approve, approve with modifications, or deny applications and related proposals pertaining to the following:

The Planning Commission shall review and make recommendations to the City Council for applications and related proposals, or amendments to the Land Use and Development Code, pertaining to the following:

The Director of Community Development is authorized to approve, approve with modifications, or deny applications and related proposals pertaining to the following:

The Director of Community Development is authorized to perform administrative actions to implement the provisions of this title, including the following:

The City Engineer is authorized to approve, approve with modifications, or deny applications and related proposals pertaining to the following:

The Building Official is authorized to approve, approve with modifications, or deny applications and related proposals pertaining to the following:

The Director of Public Works is authorized to approve, approve with modifications, or deny applications and related proposals pertaining to the following:

The Fire Chief is authorized to approve, approve with modifications, or deny applications pertaining to the following:

Establish the procedures for enforcement of the provisions of the Land Use and Development Code, and to define the authority granted through the City's police powers to enforce the standards and regulations of this title;

Protect the stability of existing and future land uses and the aesthetic quality of the community by ensuring compliance with the provisions of the Land Use and Development Code;

Protect and maintain property values through the enforcement of applicable adopted standards and regulations;

Protect the health, safety, and welfare of people residing and working in the City; and

Implement the goals, objectives, and policies of the General Plan and the standards of the Land Use and Development Code.

Except as otherwise provided in this division, the Director of Community Development shall enforce all provisions of this title related to permits, certificates, and other approvals.

Enforcement actions which include the initiation of procedures to revoke said permits, certificates, and approvals, shall be in accordance with the provisions of Division 14.09.

The Director of Community Development may serve notice requiring the removal of any structure or use in violation of this title on the property owner or the owner's authorized agent, on a tenant, or on any other person who commits or participates in any violation.

The Director of Community Development may call upon the City Attorney to institute necessary legal proceedings to enforce the provisions of this title and to institute appropriate actions to that end. The Director of Community Development may call upon the Chief of Police to assist in the enforcement of this title.