Vacaville Gateway Properties

e xC lU s i v e o f f e r i n G M e M o r a n D U M

Vacaville Gateway PropertiesVacaville | Solano County, CA

Scott Covington, CA DRE #01807000

Dave Capel, CA DRE #01224393

THE HOFFMAN COMPANY

18881 Von Karman Ave, Ste 150

Irvine, CA 92612

T 949.553.2020 • F 949.553.8449

CA DRE #01473762

www.hoffmanland.com

Land BrokersRealty Advisors

The

Hoffman

Company

Disclaimer: The information contained herein and attached is information provided from sources deemed reliable. We, however, do not guarantee any of the information and must disclaim for obvious legal reasons. This is not an appraisal. We are not licensed appraisers. All information should be independently verified.

80

80

Multi-UseSite

HORSE CREEK DRGRASSLAND DR

LEIS

URE

TOW

N RD

ORANGE DR

SHARPE RD

BROWN ST

ALLISON DRULATIS DR

LINCOLN HWY

VACA VALLEY PKWY

NUT TREE RD

BRO

WNS

VALE

LY RD

505

AKER

LY D

R

SITE

1

2

3

4

5

Table of ConTenTs

Project Overview

• Transaction Narrative

• Site Detail

Maps & Aerials

Property Photos

Fees (Water, Electical, Sewer, & Misc)

Exhibit A

1

8

12

17

24

1ProPer T y over view

The

Hoffman

Company3AGS Vacaville

Transaction Narrative

The Hoffman Company, as exclusive advisor to the AG Spanos Companies, is seeking proposals from qualified buyers to

acquire 119 acres of “builder ready,” commercially zoned land in the city of Vacaville, California, referred herein as The

Vacaville Gateway Properties. The site consists of 9 legal parcels totaling 119 acres with approximately 5,600 linear feet

of direct frontage on Interstate 80.

Investment Highlights

• Parcels are in a fully finished state; streets,curbs, gutters are all in and complete

• Property has full sewer and water rights

• Property is zoned Business Park – provides great development flexibility

• Freeway frontage

• Strategically located in close proximity to both Sacramento and the Bay Area

Offering Details / Guidelines

We are asking all prospective buyers submit to us proposals under the following two scenarios:

• Bulk purchase / all cash at COE

• Individual parcel purchase / all cash at COE

Seller

AG Spanos Companies

Letter of Intent

Please submit a Letter of Intent (“LOI”) outlining the terms and conditions under which Buyer purposes to acquire

the property.

Asking Price

Submit. Please present pricing outlined within the LOI on a Residual Basis.

Purchase & Sale Agreement

Seller to make available prior to submission of final offers a Purchase & Sale Agreement, with the expectation that

the agreement will have been reviewed prior to submittal of final offers.

Due Diligence Period

The Due Diligence Period shall commence upon acceptance of the LOI and shall conclude a maximum of 45-days

thereafter.

1ProPer t y over view

The

Hoffman


Transaction Narrative

Deposits

The Initial Deposit of two percent (2.0%) of the purchase price shall be made at the Opening of Escrow and shall

remain refundable during the Due Diligence Period. A Second Deposit of three percent (3.0%) shall be placed into

Escrow prior to expiration of the Due Diligence Period. The sum of the Initial Deposit and Second Deposit shall equal

a Total Deposit of five percent (5.0%) of the Purchase Price. Upon Buyer’s approval of its Due Diligence, the Total

Deposit shall be released to the Seller and shall be non-refundable except for Seller default.

Escrow

T.B.D.

Opening of Escrow

Upon delivery to Escrow of (i) the mutually executed Purchase & Sale Agreement and (ii) the Initial Deposit equal to

(2.0%) of the purchase price.

Close of Escrow

The Close of Escrow shall occur the 15-days after Buyer’s approval of the Due Diligence Period.


The

Hoffman


Site Detail

Location

The Vacaville Gateway Properties lie directly between I-80 and I- 505, with direct frontage to I-80. The property is bound

by Vaca Valley Parkway to the north and Nut Tree Road to the south. The parcels are served by both Akerly and Horse

Creek Drive.

Municipality

City of Vacaville

County of Solano

Assessor’s Parcel Numbers & Acreage

+/- 119 acres gross acres

Parcel 1 = 0133-120-510 (16.06 ac)

Parcel 2 = 0133-120-500 (8.44 ac)

Parcel 3 = 0133-120-490 (16.61)

Parcel 4 = 0133-120-480 (16.34)

Parcel 5 = 0133-120-470 & 0133-120-460 (15.09 ac)

Parcel 6 = 0133-120-040 (10.10 ac)

Parcel 7 = 0133-450-030 (13.02 ac)

Parcel 8 = 0133-450-020 (14.32 ac)

Parcel 12 = 0133-120-540 (8.95)

Entitlement Status

The subject site is currently zoned Business Park and lies within the Vaca Valley Business Park (Project Area A*).

The Business Park zoning designation (BP) allows for the following permitted uses:

• Office + research facilities

• Hotels + motels

• Recreation facilities

• Medical complex

• Restaurants

• Light industrial and manufacturing

• Membership organizations

• Warehouse and distribution

* Complete VVBP document available upon request. Please reference the section labled, “Project Area A” for detailed

definitions and permitted uses. Partial document provided in Exhibit A (page 24).


Site Detail

ProPer T y over view

The

Hoffman


Entitlement Timeline

Adopted

July, 1979

City Council Resolution No. 1979-A-4 (File 79-PP-02)

The initial adoption of the Policy Plan.

Amendments

November 13, 1984

City Council Resolution No. 1984-V-8 (File 79-PP-02)

This amendment increased the maximum height of the building located within 250 feet of Vaca Valley Parkway from 36 ft. to

48 ft.

February 10, 1987

City Council Resolution No. 1987-E-1 (File 87-PP-02)

An amendment was approved that changed the focus of the plan from an industrial/office type development to a com-

mercial/business park development; also included provisions for an Auto Plaza in land use Area B.

March 23, 1993

City Council Resolution No.1993-43 (File 93-017)

The amendment added provisions for a medical facility in land use Area B (Kaiser Hospital) and made other minor revisions.

September 28, 2004

City Council Resolution No. 2004-98 (File 01-070)

The amendment added a “prohibited uses” section to the land use Area A and included “membership organization facili-

ties” as a prohibited use.

December 12, 2006

City Council Resolution No. 2006-140 (File 06-023)

The amendment restricted warehouse and distribution facilities, as a primary use, and food stores as allowable uses

within the Policy Plan. It also provided language for insuring consistency with the Nut Tree Airport miscellaneous revi-

sions and updates to the Policy Plan.

February 22, 2011

City Council Resolution No. 2011-XXX (File 10-047)

Amend the Vaca Valley Business Park Policy Plan for the purpose of allowing Membership Organizations as conditionally

permitted uses on 11 parcels within the Vaca Valley Business Park Policy area. Currently, the Policy Plan area does not

permit such uses.

1

Site Detail

ProPer t y over view

The

Hoffman


Property Condition

Vacaville Gateway and the associated parcels are delivered in a “finished condition.” AGS has completed all necessary

horizontal construction for immediate vertical construction (subject to an approved site plan).

Such horizontal improvements completed are as follows:

• All wet and dry utilities stubbed to each parcel

• Each parcel is individually metered

• Each parcel has water rights

• Streets, curbs, gutters and street lights are in place

• Future landscaping can utilize onsite, reclaimed water

• To date, nearly $13.5mm in land development and prepaid fees have been spent.

• Subject parcels are not subject to any outstanding bonds

• Not part of a Community Facilities District (CFD)

• The property has an annual tax of approx $1900 per acre

*$1900 is inclusive of the ad valorem + special assessments (landscaping, lighting and sewer)

Broker Contact

THE HOFFMAN COMPANY

Scott Covington Dave Capel

T 949.705.0910 T 949.705.0923

[email protected] [email protected]

CA DRE #01807000 CA DRE #01224393

Southern California Corporate Office Northern California Office

18881 Von Karman Ave., Suite 150 2603 Camino Ramon, Suite 200

Irvine, CA 92612 San Ramon, CA 94583

T 949.553.2020 • F 949.553.8449 T 925.242.2164 • F 949.553.8449

CA Corporate DRE Lic #01473762

www.hoffmanland.com

AGS Vacaville

2aerials & MaPs

The

Hoffman

Company8

Regional Location

Vacaville

AGS Vacaville

2aerials & MaPs

The

Hoffman

Company9

Vicinity Aerial

GRASSLAND DR

VACA VALLEY PKWY

BROWNS VALLEY RD

ORANGE DR

ULATIS DR

ALLISON DR

505

80

Nut Tree AirportAK

ERLY

DR

AGS Vacaville

2aerials & MaPs

The

Hoffman

Company10

Close Up Aerial

HORSE CREEK DRGRASSLAND DR

AKER

LY D

R

LEISURE TOWN RD

LINC

OLN

HWY

505

80

VACA VALLEY PKWY

ORANGE DR

ORANGE TREE CIR

SEQUOIA DRSB & NB I-505 O� Ramp

and Property Access Point

SB I-80 O� -Ramp & Property Access Point

NB I-80 O� -Ramp & Property Access Point

NEW HORIZON

S WAY

2AERIALS & MAPS

The

Hoffman


Site Plan

Parcel 1 : 16.06 Acres









AGS Vacaville

3

Property Photos

ProPer T y PhoTos

The

Hoffman

Company12

View from Horse Creek Drive looking southwest

View from Akerly Drive looking south

AGS Vacaville

3

Property Photos

ProPer T y PhoTos

The

Hoffman

Company13

View from Interstate 505 looking northeast

View from Horse Creek Drive looking northeast

AGS Vacaville

3

Property Photos

ProPer T y PhoTos

The

Hoffman

Company14

Entrance to Vaca Valley Business Park off of Vaca Valley Pkwy

Kaiser Hospital adjacent to the site

AGS Vacaville

3

Property Photos

ProPer T y PhoTos

The

Hoffman

Company15

Neighboring Genentech campus

Kaiser Hospital adjacent to the site

AGS Vacaville

3

Property Photos

ProPer T y PhoTos

The

Hoffman

Company16

Entrance to Vaca Valley Business Park off of Vaca Valley Pkwy

AGS Vacaville

4fees

The

Hoffman

Company17

Vacaville Water Fees

1. 01/01/11: ENR no change2. 7/13/11: CPI 3.5% WIF only

WATER INSTALLATION FEE: RESIDENTIAL & NON-RESIDENTIAL -0.014

Funds the direct cost of water meters and related installation to serve new development Meter Size Meter Only Complete Meter Size Meter Only Complete 3/4" $293 $2,135 3" $2,387 N/A 1" 352 2,326 4" $3,641 N/A 1 1/2" 501 3,767 6" to 8" P.W. T&M N/A 2" 628 4,521

Funds the expansion of the domestic water treatment system to serve new development COMPLETE W/R PARTIAL W/R$7,643 METER Plant Fee Distribution Fee Distribution Fee See Regular EDU SIZE TOTAL FEE (Non-Reimb) (Reimb) (Non-Reimb) (Reimb) (Non-Reimb) Distribution Fee

RESIDENTIAL Single-Family 1.0 3/4" 7,643$ 3,669 917 2,446 611 522 3,057 Single-Family Sr. Housing 1.0 * 1" 7,643$ 3,669 917 2,446 611 522 3,057 Second Unit (granny flat) 2.5 ** 1" 19,108$ 9,172 2,293 6,114 1,529 1,305 7,643

5.0 1 1/2" 38,215$ 18,343 4,586 12,229 3,057 2,610 15,2868.0 2" 61,144$ 29,349 7,337 19,566 4,892 4,176 24,458

Multiple-Family 2.0 3/4" 15,286$ 7,337 1,834 4,892 1,223 1,044 6,115 Multiple-Family Sr. Housing 2.6 1" 19,872$ 9,538 2,385 6,359 1,590 1,357 7,949

7.0 1 1/2" 53,501$ 25,681 6,420 17,120 4,280 3,654 21,40013.4 2" 102,416$ 49,160 12,290 32,773 8,193 6,995 40,96623.2 3" 177,318$ 85,113 21,278 56,742 14,185 12,110 70,92737.4 4" 285,848$ 137,207 34,302 91,471 22,868 19,523 114,339

NON-RESIDENTIAL Commercial/Industrial 2.0 3/4" 15,286$ 7,337 1,834 4,892 1,223 1,044 6,115 Public & Private Schools 2.6 1" 19,872$ 9,538 2,385 6,359 1,590 1,357 7,949

7.0 1 1/2" 53,501$ 25,681 6,420 17,120 4,280 3,654 21,40013.4 2" 102,416$ 49,160 12,290 32,773 8,193 6,995 40,96623.2 3" 177,318$ 85,113 21,278 56,742 14,185 12,110 70,92737.4 4" 285,848$ 137,207 34,302 91,471 22,868 19,523 114,339

Meters 6" and larger: Fee to be determined by Utilities Division **Connection fee if meter size is calculated by Bldg Div at 3/4" but a 1" meter is requested

***SEWER CONNECTION FEEFunds expansion of wastewater collection and treatment systems to serve new development

RESIDENTIAL TOTAL FEE NON-RESIDENTIAL Single/Multi-Family/Mod/MH EDU X $8,824 (See Separate Sewer Connection Fee Summary)

1 Bedroom: 0.6 $5,2942 Bedroom: 0.8 7,059 Outdoor Dining Area: 25% of Sewer Fee per EDU3 Bedroom: 1.0 $8,824 Public/Private Schools: Regular Non-Residential Rate

4 or more Bedroom: 1.2 10,588 Single-Family Sr. Housing:

Multiple-Family Sr. Housing:

***PARK and RECREATION FEEFunds development of additional park sites and recreation facilities to serve new development

RESIDENTIAL TOTAL FEE NON-RESIDENTIAL Single-Family: $3,995 per Dwelling Unit No Fee

Multiple-Family: $2,748 per Dwelling Unit

Single-Family Sr. Housing: Same as Multi-Family Rate $2,748 per Dwelling Unit

Multiple-Family Sr. Housing: 53% of Multi-Family Rate $1,456 per Dwelling Unit

Single-Family Duet: Same as Multi-Family Rate $2,748 per Dwelling Unit

***GREENBELT PRESERVATION FEEFunds the acquisition of greenbelt property surrounding Vacaville

RESIDENTIAL TOTAL FEE NON-RESIDENTIALSingle-Family: $213 per Dwelling Unit No Fee

Multiple-Family: $146 per Dwelling UnitSingle-Family Sr. Housing: Same as Multi-Family Rate $146 per Dwelling Unit

Multiple-Family Sr. Housing: 53 % of Multi-Family Rate $77 per Dwelling UnitSingle-Family Duet: Same as Multi-Family Rate $146 per Dwelling Unit

***WATER CONNECTION FEE: RESIDENTIAL & NON-RESIDENTIAL Fee with Water Rights

No Adjustment, same as aboveNo Adjustment, same as above

*Connection fee if meter size is calculated by Bldg Div at 3/4" or 1"

EFFECTIVE: July 13, 2011 2011 Adjustments

City of Vacaville, Building Division

CONNECTION & DEVELOPMENT IMPACT FEES

O:\Building\Admin\Fees\Schedules\Impact11b

AGS Vacaville

4fees

The

Hoffman

Company18

Vacaville Water Fees***GENERAL FACILITIES DEVELOPMENT IMPACT FEE

Funds the expansion of general City facilities to serve new development

RESIDENTIAL TOTAL FEESingle-Family: $677 per Dwelling Unit


Multiple-Family Sr. Housing: 53% of Multi-Family Rate $222 per Dwelling UnitSingle-Family Duet: Same as Multi-Family Rate $418 per Dwelling Unit

NON-RESIDENTIALCommercial: $0.3793 per Building Square Foot

Office: $0.2923 per Building Square FootIndustrial-Over 50,000sf: Wrhs, Mfg,, or Spec Bldg $0.2040 per Building Square Foot

Industrial-Under 50,000sf: Manufacturing, specifically $0.2040 per Building Square FootIndustrial-Under 50,000sf: Warehouse or Spec Shell $0.2482 per Building Square Foot ( Fee is 50% Office Rate and 50% Industrial Rate)

INSTITUTIONALHospital: $0.2040 per Building Square FootChurch: $0.0927 per Building Square Foot

Assisted Living: Use Hospital Rate $0.2040 per Building Square FootPublic Schools:

***POLICE DEVELOPMENT IMPACT FEEFunds the expansion of police facilities to serve new development

RESIDENTIAL TOTAL FEESingle-Family: $682 per Dwelling Unit


Multiple-Family Sr. Housing: 53% of Multi-Family Rate $315 per Dwelling UnitNON-RESIDENTIAL

Commercial: 1.2697 per Building Square FootOffice: 0.6711 per Building Square Foot

Industrial-Over 50,000sf: Wrhs, Mfg,, or Spec Bldg 0.1897 per Building Square FootIndustrial-Under 50,000sf: Manufacturing, specifically 0.1897 per Building Square FootIndustrial-Under 50,000sf: Warehouse or Spec Shell 0.4304 per Building Square Foot ( Fee is 50% Office Rate and 50% Industrial Rate)

INSTITUTIONALHospital: 1.4884 per Building Square FootChurch: 0.3206 per Building Square Foot

Assisted Living: Same as Office Rate 0.6711 per Building Square FootPublic Schools:

***FIRE DEVELOPMENT IMPACT FEEFunds the expansion of fire facilities to serve new development

RESIDENTIAL TOTAL FEESingle-Family: 305 per Dwelling Unit

Multiple-Family: 105 per Dwelling UnitSingle-Family Sr. Housing: Same as Single-Family Rate 305 per Dwelling Unit

Multiple-Family Sr. Housing: Same as Multi-Family Rate 105 per Dwelling UnitNON-RESIDENTIAL Amount per Sq. Ft.

Comm'l/Indust/Office: 1,229 per Land Area (acre) $0.0282Public Schools:

***TRAFFIC IMPACT FEEFunds the construction of certain major streets, freeway interchanges & other circulation improvements to serve new development

RESIDENTIAL TOTAL FEESingle-Family: 8,745 per Dwelling Unit

Multiple-Family: 5,421 per Dwelling UnitSingle-Family Sr. Housing: 70% of Single-Family Rate $6,122 per Dwelling Unit

Multiple-Family Sr. Housing: 25% of Single-Family Rate $2,186 per Dwelling UnitNON-RESIDENTIAL

Commercial: 4.7281 per Building Square FootOffice: 3.5897 per Building Square Foot

Industrial-Over 50,000sf: Wrhs, Mfg,, or Spec Bldg 2.6268 per Building Square FootIndustrial-Under 50,000sf: Manufacturing, specifically 2.6268 per Building Square FootIndustrial-Under 50,000sf: Warehouse or Spec Shell 3.1083 per Building Square Foot ( Fee is 50% Office Rate and 50% Industrial Rate)

Hotels/Motels: Same as Office Rate 3.5897 per Building Square FootAirport Hangars: 25% of Industrial Rate 0.6567 per Building Square Foot

INSTITUTIONALHospital: 2.6412 per Building Square FootChurch: 1.1601 per Building Square Foot

Assisted Living/Alz. Daycare: Same as Hospital Rate 2.6412 per Building Square FootPrivate & Public Schools: No Fee Includes school classrooms, offices, auditoriums

No Fee

No Fee

No Fee


AGS Vacaville

4fees

The

Hoffman

Company19

***DRAINAGE DETENTION FEE: ZONE 1 (except Zone 1A)Funds the construction of detention basins to serve new development

RESIDENTIAL TOTAL FEE (Non-Reimb) (Reimb)Single-Family: 812 $747 $65 per Dwelling Unit

Multiple-Family: 352 324 28 per Dwelling UnitSingle-Family Sr. Housing: Same as Single-Family Rate 812 747 65 per Dwelling Unit

Multiple-Family Sr. Housing: Same as Multi-Family Rate 352 324 28 per Dwelling UnitNON-RESIDENTIAL (Non-Reimb) (Reimb) Total per Sq. Ft.

Comm'l/Indust/Office: 6,184 5,689 495 per Net Acre 0.1306 0.0114 0.1420INSTITUTIONAL

Hospital/Church: 6,184 5,689 495 per Net Acre 0.1306 0.0114 0.1420

***DRAINAGE DETENTION FEE: ZONE 2Funds the construction of detention basins to serve new development

RESIDENTIAL TOTAL FEE (Non-Reimb) (Reimb)Single-Family: 868 $590 $278 per Dwelling Unit



Comm'l/Indust/Office: 6,592 4,483 2,109 per Net Acre 0.1029 0.0484 0.1513INSTITUTIONAL

Hospital/Church: 6,592 4,483 2,109 per Net Acre 0.1029 0.0484 0.1513

***DRAINAGE CONVEYANCE FEE w/Building PermitFunds the construction of certain major drainage facilities to serve new development

RESIDENTIAL TOTAL FEE Conveyance Wtr QualitySingle-Family: 248 $174 $74 per Dwelling Unit



Comm'l/Indust/Office: 1,863 1,304 559 per Net Acre 0.0299 0.0128 0.0427INSTITUTIONAL

Hospital/Church: 1,863 1,304 559 per Net Acre 0.0299 0.0128 0.0427Public Schools:

***DRAINAGE CONVEYANCE FEE w/Final MapFunds the construction of certain major drainage facilities to serve new development

RESIDENTIAL TOTAL FEE Conveyance Wtr QualitySingle-Family: 979 $685 $294 per Gross Acre

Multiple-Family: 1,276 $893 $383 per Gross AcreSingle-Family Sr. Housing: Same as Single-Family Rate 979 $685 $294 per Gross Acre

Multiple-Family Sr. Housing: Same as Multi-Family Rate 1,276 $893 $383 per Gross AcreNON-RESIDENTIAL

Comm'l/Indust/Office: 1,769 $1,238 $531 per Gross AcreINSTITUTIONAL

Hospital/Church: 1,769 $1,238 $531 per Gross Acre

COUNTY FACILITIES FEEFunds the expansion of County facilities to serve new development

This fee is established by Solano County. The fee is directly collected by Solano County at their administrative office.

No Fee

(Non-Reimbursable)

See Solano County for applicable County Facilities Fees

(Non-Reimbursable)



AGS Vacaville

4fees

The

Hoffman

Company20

BENEFIT DISTRICT FEESBenefit districts are specified areas designated by the City Council. A special charge is established to reimburse a private developer or the City

for the cost of improvements that benefit development in that area. Some districts may also collect funds for a future improvement that will benefit the specified area.

SCHOOL IMPACT FEESFunds the construction of new school facilities to serve new development

This fee is established by the City on behalf of local school districts. The fee is directly collected by each school district at their administrative offices.(Collected by School District) Travis U.S.D.

Single-Family: 2.05$ per Sq.Ft. 4.91$ per Sq.Ft. or Mello-Roos Dist.Multiple-Family: 2.05$ per Sq.Ft. 4.91$ per Sq.Ft. or Mello-Roos Dist.

Non-Residential: 0.33 per Sq.Ft. 0.47 per Sq.Ft.Sr. Citizen Restricted: 0.33 per Sq.Ft. 0.47 per Sq.Ft.

FEES AND APPLICABLE RESOLUTIONS:Water & Sewer Connect. Fees: 1992-W-1 General Facilities and Police Fees: 1993-83Park and Recreation Fee: 1993-82 Fire Fee: 1992-F-9Greenbelt Preservation Fee: 1992-G-5 Drainage Detention & Conveyance: 1992-H-9

***Automatic Fee Adjustment January 1st(based on Engineering News Record Index)

See Development Engineering for applicable Benefit District Fees

Vacaville U.S.D.



AGS Vacaville

4fees

The

Hoffman

Company21

Effective Date: July 1, 2010 Adjustment: +2.4%

PLUMBING PLAN CHECK FEES - RESIDENTIAL & NON-RESIDENTIAL (Any work requiring a plan review or product research)NEW, ADDITION, ALTERATION, etc. Single- and Multiple-Family, Commercial and Industrial 65% of Plumbing Permit Fee

Tract Single-Family after first use of plan/model $0 per lot thereafterPLUMBING PERMIT FEES - RESIDENTIAL

NEW, ADDITION, ALTERATION, etc. Single-Family, Multiple-Family, Condominium $0.044 per Sq. Ft.Building Permit Valuation $1 - $10,000 48$ $10,001 - $20,000 60$ over $20,000 60$ + $0.55 for each addn'l $1,000 or fraction

FLAT RATE FEES: Miscellaneous Permits 48$ Pools and Spas 48$ Reinspection Fee 48$ Restore Gas Service 48$ per inspectionWater or Sewer Line Replacement or New Installation 48$ Water Heater Replacement 48$

REACTIVATE PERMIT: One-half the amount required for a new permit 48$ minimumPLUMBING PERMIT FEES - NON-RESIDENTIAL

NEW, ADDITION, ALTERATION, etc. Commercial, Industrial, Church, etc. 1.27% of Contract $1 - $250,000, $56 minimum1.00% of Contract $250,001- $1,000,0000.50% of Contract $1,000,001 and over

FLAT RATE FEES: Miscellaneous Permits 56$Propane Tank Installation 56$Reinspection Fee 56$ per inspectionRestore Gas Service 56$Water Heater Replacement 56$

REACTIVATE PERMIT: One-half the amount required for a new permit 56$ minimumELECTRICAL PLAN CHECK FEES - RESIDENTIAL & NON-RESIDENTIAL (Any work requiring a plan review or product research)

NEW, ADDITION, ALTERATION, etc. Single- and Multiple-Family, Commercial and Industrial 25% of Electrical Permit FeeTract Single-Family after first use of plan/model $0 per lot thereafterELECTRICAL PERMIT FEES - RESIDENTIAL


FLAT RATE FEES: Change of Electric Service 48$ Garage Wiring 48$ Miscellaneous Permits 48$ Overhead to Underground Service Change 48$ Pools and Spas 48$ Reinspection Fee 48$ per inspectionRestore Electric Service 48$ Temporary Power Pole 48$

REACTIVATE PERMIT: One-half the amount required for a new permit 48$ minimumELECTRICAL PERMIT FEES - NON-RESIDENTIAL


FLAT RATE FEES: Change of Electric Service 56$Miscellaneous Permits 56$Overhead to Underground Service Change 56$Reinspection Fee 56$ per inspectionRestore Electric Service 56$Sign 56$Temporary Power Pole 56$

REACTIVATE PERMIT: One-half the amount required for a new permit 56$(Any work requiring a plan review or product research)

NEW, ADDITION, ALTERATION, etc. Single- and Multiple-Family, Commercial and Industrial 25% of Mechanical Permit FeeTract Single-Family after first use of plan/model $0 per lot thereafterMECHANICAL PERMIT FEES - RESIDENTIAL


FLAT RATE FEES: Central A/C (add $48 for electric service change) 48$Central Heating 48$Miscellaneous Permits 48$Reinspection Fee 48$ per inspectionWall or Space Heater 48$Wood-Burning Stove 48$

REACTIVATE PERMIT: One-half the amount required for a new permit 48$ minimumMECHANICAL PERMIT FEES - NON - RESIDENTIAL


FLAT RATE FEES: Central A/C (add $56 for electric service change) 56$Central Heating 56$Miscellaneous Permits 56$Reinspection Fee 56$ per inspectionWall or Space Heater 56$

REACTIVATE PERMIT: One-half the amount required for a new permit 56$ALL INSPECTIONS OUTSIDE OF NORMAL BUSINESS HOURS: 69$ per hour, minimum 2 hours(12321-000-61703-220)

Note: Flat Rate Fees are Adjusted Annually on July 1st Page 1 of 1

City of Vacaville Building Division

PLUMBING, ELECTRICAL and MECHANICAL PLAN CHECK & INSPECTION FEES

MECHANICAL PLAN CHECK FEES - RESIDENTIAL & NON-RESIDENTIAL

O:\Building\Admin\Fees\Schedules\PLUMELECMECH010a

Vacaville Electrical Fees

AGS Vacaville

4Fees

The

Hoffman

Company22

City of VacavilleSewer Impact Fee Summary 1

Date Effective: January 1, 20112

TotalCost of one EDU: $8,824

CategoryResidential / Apartments Single and Multi‐Family (including Mobile Homes) 1 Bedroom 0.6 per Unit $5,294 per Unit 2 Bedroom 0.8 per Unit $7,059 per Unit 3 Bedroom 1.0 per Unit $8,824 per Unit 4 Bedroom 1.2 per Unit $10,588 per UnitHotel/Motel Living Unit with Kitchen 0.6 per Unit $5,294 per Unit Living Unit without Kitchen 0.4 per Unit $3,529 per Unit Sleeping Quarters sharing Common Restroom 0.2 per Unit $1,765 per UnitLow Density Parking Garages Warehouses Storage FacilitiesRetail Stores Apparel Appliance Automotive Furniture Hardware NoveltyMedium Density Theatres Auditoriums, Halls, Lodges Banks/Offices School Classrooms/Administrative Offices Bowling/Entertainment Centers (w/o Kitchen) Churches Dry CleanersHigh Density Medical/Dental Offices School Cafeterias/Gymnasiums Service Stations/Mini‐Markets Barber/Beauty Shops (w/ Lavatories) BarsSpecial Commercial Users Laundromats 1/5 per Washer $1,765 per Washer Veterinarians 1/2 per 1000 Sqft $4.41 per Sqft Sports/Fitness Centers 1/2 per 1000 Sqft $4.41 per Sqft Restaurants, Cafes, Bakeries, delis 2 per 1000 Sqft $17.65 per Sqft Mortuaries 2 per 1000 Sqft $17.65 per Sqft Hospitals 1/2 per Bed $4,412 per Bed Resthomes, Convalescent Hospitals 1/3 per Bed $2,941 per Bed Markets Pro ‐rata Carwashes, Automatic Stall (w/o Steam Cleaning) Case‐by‐case Carwashes, Self‐Serve Stall (w/o Steam Cleaning) Case‐by‐caseOther Commercial or Industrial Userse.g. Supermarkets Case‐by‐case

Not less than 1 EDUSignificant Industrial Users

EDUs = SF x GPD/275 For Commercial or Industrial Uses Having SF = Strength Factor High Wastewater Strengths or Flows, Use SF = [0.44 + 0.28xBOD/200 + 0.28xTSS/200] the EDU Formula BOD, TSS in mg/lFootnotes:

1. Due to conditions that affect the strength or volume of discharge, a project may be placed into a higher discharge category.

2. Scheduled annual adjustment in sewer impact fees based on Construction Cost Index suspended per Vacaville City Council Resolution 2010‐120.3. There is a minimum assessment of 1.0 EDU's for new buildings.

$2.21

$8.82

per 1000 Sqft per Sqft

per Sqft

per Sqft

per Sqftper 1000 Sqft

per 1000 Sqft

per 1000 Sqft

$8,824 per EDU

Equivalent Dwelling Units (EDUs)3 Estimated Cost

$8,824 per EDU

1/4

1

1/5

1/12 $0.74

$1.76

Vacaville Sewer Fees

AGS Vacaville

4Fees

The

Hoffman

Company23

Effective date: July 1, 2010 Adjustment: +2.4%

BUILDING PLAN CHECK FEES - RESIDENTIALNEW: Single-Family, Modular, Manufactured, etc. 75% of Building Permit Fee for first use,

$40 per lot thereafterMulti-Family or Condominium 75% of Building Permit Fee

ADDITION, ALTERATION, ETC: Single-Family and Multiple-Family $2,000 and under valuation no charge Over $2,000 valuation 75% of Building Permit Fee

ADDN'L PLAN CHECK SERVICES: $73/hourBUILDING PLAN CHECK FEES - NON-RESIDENTIAL

NEW, ADDITION, ALTERATION, SIGN: Commercial, Industrial, Church, etc. 90% of Building Permit Fee

ADDN'L PLAN CHECK SERVICES: $73/hrENERGY PLAN CHECK FEES - RESIDENTIAL

NEW: Custom Single-Family, Manufactured, Modular $63 per lotTract Single-Family, Manufactured, Modular $33 per lotCondominium or Apartment $28 per unit

ADDITION: $40ENERGY PLAN CHECK FEES - NON-RESIDENTIAL

NEW, ADDITION, TENANT IMPRVMNT: Commercial, Industrial, Church, etc. 0.04$ per sq. ft. of Conditioned Space

LANDSCAPE PLAN CHECK FEES - RESIDENTIAL SINGLE-FAMILYNEW: Single-Family, Manufactured, Modular $139 per Dwelling

LANDSCAPE PLAN CHECK FEES - NON-RESIDENTIAL and MULTIPLE-FAMILYNEW/ADDITION: Up to 25,000 sq. ft. 0.13$ per sq. ft.

25,001 to 62,500 sq. ft. 0.09$ per sq. ft.62,501 and up 0.07$ per sq. ft.FIRE PLAN CHECK & INSPECTION FEES - RESIDENTIAL & NON-RESIDENTIAL

15% of Building Permit Fee

BUILDING PERMIT FEESValuation Basis$ 1 - 500 $48.00 501 - 2,000 $48.00 for first $500 + $1.08 for each addn'l $100 or fraction to $2,000 2,001 - 25,000 $64.20 for first $2,000 + $11.43 for each addn'l $1,000 or fraction to $25,000 25,001 - 50,000 $327.09 for first $25,000 + $8.26 for each addn'l $1,000 or fraction to $50,000 50,001 - 100,000 $533.47 for first $50,000 + $5.72 for each addn'l $1,000 or fraction to $100,000 100,001 - 500,000 $819.22 for first $100,000 + $4.45 for each addn'l $1,000 or fraction to $500,000 500,001 - 1,000,000 $2599.64 for first $500,000 + $3.81 for each addn'l $1,000 or fraction to $1,000,000

1,000,001 + $4504.22 for first $1,000,000 + $2.54 for each addn'l $1,000 or fraction thereof

Flat Rate Fee Basis Demolition or Move Out of City Limits - Residential 71$ per unit - Non-Residential 139$ per building Other (interior/other than a building) 71$ per unitDriveway 48$ Single-family dwellingFireplace, Masonry 127$ Single-family dwellingParking Lot Access 74$ Reinspection Fee - Residential 48$ per inspection Non-Residential 48$ per inspectionMobile/Modular on Permanent Foundation - Residential 48$ per Section, (County Processing Fee) Non-Residential 56$ per Section, (County Processing Fee)

Sign Permit: Valuation $0- 500 47$ per Sign Valuation $501-1,000 55$ per Sign Valuation over $1,000 55$ + $6.00 for each additional $1,000Solar Panels: Pool, Space, Water Heater 48$ (Non-Residential charged on Valuation Basis)

Reactivate Permit One-half the amount required for a new permit 48$ minimum - Residential56$ minimum - Non-Residential

STRONG MOTION INSTRUMENTATION PROGRAM (SMIP) FEES (Reimbursed to State of California Div. of Mines & Geology)Category 1 Specified Residential Construction (unless over 3 stories) 0.10$ per $1,000 Building Permit ValuationCategory 2 Specified Non-Residential Construction & New Residential over 3 stories 0.21$ per $1,000 Building Permit ValuationCategory 3 Exempt Projects (Plmg, Elect, Mech & Specified Misc Bldg Permits -$

GRADING PERMIT and PLAN CHECK FEESGrading Plan Review Fee

50 cubic yards or less... No Fee51 to 100 cubic yards... $15.00

101 to 1,000 cubic yards... $22.501,001 to 10,000 cubic yards... $30.00

10,001 to 100,000 cubic yards... $30.00 for the 1st 10,000 c.y. plus $15.00 for each addn'l 10,000 c.y. or fraction thereof100,001 to 200,000 cubic yards... $165.00 for the first 100,000 c.y. plus $9.00 for each addn'l 10,000 c.y. or fraction thereof

200,001 cubic yards or more... $255.00 for the first 200,000 c.y. plus $4.50 for each addn'l 10,000 c.y. or fraction thereofGrading Permit Fee

50 cubic yards or less... $15.0051 to 100 cubic yards... $22.50

101 to 1,000 cubic yards... $22.50 for the 1st 100 cubic yds + $10.50 for each addn'l 100 cubic yards or fraction thereof1,001 to 10,000 cubic yards... $117.00 for the 1st 1,000 c.y. + $9.00 for each addn'l 1,000 c.y. or fraction thereof

10,001 to 100,000 cubic yards... $198.00 for the1st 10,000 c.y. + $40.50 for each addn'l 10,000 c.y. or fraction thereof100,001 cubic yards or more... $562.50 for the1st 100,000 c.y. + $22.50 for each addn'l $10,00 c.y. or fraction thereof

Inspections Outside of Normal Business Hours: $69 per hour, minimum of 2 hours (12321-000-61703-220)Note: Flat Rate Fees are Adjusted Annually on July 1st

City of Vacaville Building Division

PLAN CHECK, BUILDING, SMIP and GRADING PERMIT FEES

O:\Building\Admin\Fees\Schedules\PCBLDGSMIP010a

Vacaville Misc Fees

AGS Vacaville

5exhibiT a

The

Hoffman

Company24

Exhibit A

Source: Vaca Valley Business Park Policy Plan 2-22-2012

Area A

1. Description:

Area A comprises approximately 370 acres and is generally triangular in shape. Area A is bounded on the south and east by I-80,

on the west by I-505, and on the north by Vaca Valley Parkway (see Land Use/Roadways Map Figure 3).

The importance of this area as an essential economic resource for the City of Vacaville is related to the visibility and accessibility

from the interstate transportation corridors of l-80 and I-505. The preservation and enhancement of these characteristics is the

basis for the uses and development criteria proposed.

The large land area between I-80 and I-505 offers the needed flexibility for marketing office use, high technology and light in-

dustry on parcels ranging in size from one (1) acre to over forty ( 40) acres. Industrial uses shall include research and assembly

uses, and facilities for light manufacturing. Section N, Performance Standards, are provided to require that land uses meet

operations standards and are compatible with existing uses in the park. Special attention shall be directed toward parcels which

adjoin sensitive uses such as those proposed in Area B, to insure that operational and safety issues are carefully considered.

In the following references to the Vacaville Land Use and Development Code listing uses (permitted, accessory and conditional),

there may be conflicts. To clarify the priority of these references, the following rules shall apply. If the use is a permitted use,

then accessory or conditional interpretations do not apply. If the use is not a permitted use, but is an accessory use, then the

accessory definition applies. If the use is neither a permitted use nor an accessory use, but is a conditional use, then the condi-

tional use applications apply. If a use is not found in any of these lists, but the Community Development Director finds the use

to be consistent with the purposes of the Policy Plan, then the Community Development Director shall determine if the use

should most appropriately be considered as a permitted, accessory, or a conditional use.

2. Permitted Uses:

Within the text of the Policy Plan, references are made to Chapters of the Vacaville Land Use and Development Code. Such

references are noted within parenthesis.

a. All uses listed as permitted uses in the IP, Industrial Park District (Section 14.09.094.030.).

b. All uses listed as permitted uses in the C-G, General Commercial District (Section 14.09.087.030), excepting Food Stores

which are not allowed within the Policy Plan Area.

c. All uses listed as permitted uses in C-N, Neighborhood Commercial District (Section 14.09.088.030), excepting Food Stores

which are not allowed within the Policy Plan Area.

d. All uses listed as permitted uses in C-0, Office Commercial District (Section 14.09.089.030), excepting Food Stores which are

not allowed within the Policy Plan Area.

e. Medical Office Buildings are allowed in Area A in accordance with the Airport Land Use Compatibility Plan.

f. Light Industrial and manufacturing uses including but not limited to, small electrical equipment and instruments, pharma-

ceuticals, non-odorous food products, manufactured glass products, and small scale miscellaneous products;

AGS Vacaville

5exhibiT a

The

Hoffman

Company25

Exhibit A

g. Any other related permitted uses which the Community Development Director finds to be consistent with the purpose of

this Section, and which will not impair the present or potential uses of adjacent properties as prescribed under Section

14.09.070.070 (Determination of a Permitted Use) of the Land Use and Development Code.

3. Accessory Uses:

a. Warehouse and distribution facilities as an accessory use to a permitted manufacturing use as determined by the Com-

munity Development Director.

b. Any other related accessory uses pertaining to a business and light industrial park that the Community Development Di-

rector finds to be consistent with the purpose of this Section, and which will not impair the present or potential uses of

adjacent properties as prescribed under Section 14.09.070.070 (Determination of a Permitted Use) of the Land Use and

Development Code.

4. Conditional Uses:

a. All uses listed as conditional uses to the C-G, General Commercial District (Section 14.09.087.040).

b. All uses listed as conditional uses in the C-N, Neighborhood Commercial District (Section 14.09.088.040).

c. All uses listed as conditional uses in the C-0, Office Commercial District (Section 14.09.089.040).

d. Light Industrial and manufacturing uses including but not limited to, clay and pottery products, large electrical equipment

and instruments, furniture and fixtures products, stone and cut stone products, and wood products fabrication;

e. Any other related conditional uses or related accessory use the Community Development Director finds to be consistent

with the purpose of this Article which will not impair the present of potential uses of adjacent properties.

f. Membership Organization (Chapter 14.02.016.020) facilities uses on the following parcels within Area A*:

0133-450-010

0133-450-020

0133-450-030

0133-450-040

0133-120-540

0133-120-510

0133-120-500

0133-120-490

0133-120-480

0133-120-470

0133-120-460

* Any development applications for the establishment of Membership Organization Facilities on these listed parcels shall

be subject to review and approval by the Planning Commission.

5. Prohibited Uses:

The following uses are prohibited from being developed within the area of the Policy Plan:

a. Membership organization facilities (Chapter 14.02.016.020), except as conditionally permitted in Area A.

b. Food Stores (Chapter 14.02.016.020);

AGS Vacaville

5exhibiT a

The

Hoffman

Company26

Exhibit A

c. Warehouse and distribution facilities as a primary use (Chapter 14.02.016.020);

6. Height of Structures:

Building heights are permitted up to Seventy (70) feet, the maximum height which can be served by the City of Vacaville Fire

Department, when access is available all around the building per the Uniform Fire Code and when there is sufficient building

setback from the property lines per the Uniform Building Code and the requirements of Section 6 below. The building height of

seventy (70) feet is measured from the top of the foundation to the top of the uppermost parapet and/or ridge. Heating, cooling

and other roof equipment and emergency fire storage facilities are defined as pertinent facilities and are not included in this

building height restriction. However, these pertinent facilities are considered in the aviation restrictions and must be screened

by a parapet equal to or greater than the height of the roof equipment or roof equipment shall be screened by an approved

architecturally integrated screen wall in accordance with Section IV Performance Standards item l.e. entitled “Equipment” in

this policy plan. Should the existing fire suppression equipment be replaced at a later date to accommodate a greater building

height, a greater maximum height could be considered as an amendment to this Policy Plan.

Building heights for uses permitted in the Policy Plan Area are also limited by the provisions of the Aviation Related Standards in

Section IV.6.j. and Figures 5, and 6 of Building heights shall be considered in designing the intersections on the major roadways.

Tall buildings along I-80, I-505, Vaca Valley Parkway, New Horizons Way and E. Akerly Drive should be designed and sited to

avoid blocking the views from the major roadways to other structures further into the Business Park.

7. Parcel Area and Setback Requirements:

a. Parcel Area: The minimum lot area shall be fifty thousand (50,000) square feet. Portions of this area may be conducive to

business condominium development which would allow individuals to purchase a portion of a building or buildings on a

site with several buildings. The site, landscaping and parking would be owned and maintained by an owners association.

The Community Development Director may approve exceptions to this minimum area if proven that the facility will not

impair the present or potential uses of the adjacent properties.

b. Street, Landscaping and Parking Setbacks: Landscape easements will be established adjoining all public streets. Required

landscape easements will be planted at the appropriate time by the developer, and maintained either by a maintenance

district or property owners’ association. Each of the landscape dimensions include a public utility easement. Summarized

below are the building, parking and landscape easement street setbacks.

Vaca Valley Parkway:

Special intersection landscape provisions are required on Vaca Valley Parkway as shown on Figures 11 & 15. A thirty five

(35) foot landscape easement is required along Vaca Valley Parkway. The setbacks are measured from the back edge of the

curb. A fifty (50) foot setback measured from the back edge of the ultimate curb is required for buildings. These setbacks

shall be fully landscaped except for driveways, signs, walkways, or other public uses.

E. Akerly Drive and New Horizons Way:

Building setbacks fronting on E. Akerly Drive and New Horizons Way are forty (40) feet and landscape easement and parking

AGS Vacaville

5exhibiT a

The

Hoffman

Company27

Exhibit A

setbacks of thirty (30) feet are required. Minimum building setbacks shall be increased one (1) foot for each three (3) feet

above twenty (20) feet of building height. All setbacks are measured from the back edge of the ultimate curb line. These

setbacks shall be fully landscaped except for driveways, signs, walkways, or other public uses.

I-80 and I-505:

For parcels adjoining 1-80 and 1-505, a building setback providing seventy five (75) feet between buildings and the freeway

and thirty (30) feet landscape easement between parking and the freeway is required. All setbacks are measured from the

back edge of the freeway right-of-way property line. These setbacks shall be fully landscaped.

Other Streets:

Minor streets require twenty five (25) foot setbacks for parking and landscape easements and a thirty five (35) foot setback

for buildings. Minimum building setbacks shall be increased one (1) foot for each three (3) feet above twenty (20) feet of

building height. All setbacks are measured from the back edge of the ultimate curb line. These setbacks shall be fully land-

scaped except for driveways, signs, walkways, or other public uses.

c. Other Parcel Setbacks

Adjoining Parcels:

Minimum building separation of thirty (30) feet is required between buildings on adjoining parcels for lots of 1.5 acres

or less, and forty (40) feet for lots greater than 1.5 acres. Minimum building setbacks shall be increased one (1) foot for

each three (3) feet above twenty (20) feet of building height. A minimum of ten (1 0) feet of each setback shall be fully

landscaped. Light industrial uses may have no side yard requirements. Setbacks will be evaluated on a case by case basis.

Where setbacks are required, landscaping shall start at the property line except on those portions of lots with common

driveways on the property line. Side yards along drainage channels and canals shall be fully landscaped.

Rear Setbacks:

A minimum building setback of ten (1 0) feet is required for parcels abutting other parcels and not adjoining streets, which

shall be fully landscaped. Minimum building setbacks shall be increased one (1) foot for each three (3) feet above twenty

(20) feet of building height.

Drainage Channel Setbacks:

Setbacks along drainage channels shall be fifty (50) feet from the top of bank to buildings or thirty (30) feet from top of

bank to parking. These setbacks shall be fully landscaped with a service road (on one side of the channel), pedestrian

walkways, trees, shrubs, concrete areas, etc .. The landscape easements are to be planted and initially maintained by the

developer, and ultimately maintained by a maintenance district or property owners’ association. Landscape plans are to be

approved with architectural and engineering plans. When drainage is in underground pipes, these landscape easements

will not be required either initially or after build-out.

Setback Variations:

AGS Vacaville

5exhibiT a

The

Hoffman

Company28

Exhibit A

In some cases the proceeding setbacks and landscape requirements for certain parcels may serve no useful purpose, while

the equivalent amount of landscaping could be used to enhance more visible portions of the site. Variations to these stan-

dards may be approved administratively by the Community Development Director providing that the aggregate amounts

of landscaped areas are equivalent.

d. Minimum Lot Width: The minimum lot width shall be two hundred (200) feet, as defined by Chapter 14.02.014of the City

of Vacaville Land Use and Development Code. The Community Development Director may approve exceptions to this mini-

mum width if proven that the facility will not impair the present or potential use of the adjacent properties.

e. Parking and Loading Requirements: To conform to Chapter 14.09.128 of the City of Vacaville Land Use and Development

Code: “Off-Street Parking and Loading” except as follows:

1. For manufacturing and storage/warehouse uses, parking spaces shall be provided in accordance with the following

standards: one space per 750 square feet of gross manufacturing floor area and one space per 2,000 square feet of

storage/warehouse floor area.

2. Through approval of a Conditional Use Permit, the City Planner may reduce the amount of required parking set forth

for the various uses in Chapter 14.09.128 of the Land Use and Development Code pursuant to the following:

a) The maximum percentage reduction in the number of required parking spaces shall be 25%.

b) Applications shall be limited to single tenant or owner occupied buildings where the characteristics of the use

are clearly known.

c) Factors to be considered in granting a parking reduction shall include the following:

• number of employees on maximum shift,

• customer parking,

• nature of business operations, including the amount of company vehicles,

• floor plan of building, including the presence of areas not utilized for employment purposes, e.g., lobbies,

cafeterias, etc.

• extent of car or van pools used by employees,

• availability of transit to serve building, and

• potential to add parking spaces on the site.

d) In order to approve a request, the City Planner must find that it will not cause a safety hazard and will not cause

vehicles to park or load on public streets.

e) Any approval would be granted only on the basis of a certain use and written description of the nature of

operations and maximum number of employees. It would not automatically be valid for any future use in the

building or substantial change in th~ existing use. Through the Conditional Use Permit process, the City Planner

may limit the maximum number of employees and require the company to provide van pools or other similar

measures in order to justify the reduction in required parking.

f) An approved Conditional Use Permit for reduced parking shall be recorded to protect subsequent owners or

tenants of the building.

AGS Vacaville

5Exhibit A

The

Hoffman

Company29

Exhibit A

f. Floor Area Ratio (FAR): The purpose of FAR is to serve as a general indicator of development potential.

Calculation Methodology: FAR will be calculated by dividing the gross floor area of a building(s) by the site area. Site area

is defined as “the total horizontal area included within the property lines of a site.” If a single Conditional Use Permit or

Design Review application includes multiple, contiguous sites, they shall be considered as a single site

for purposes of calculating FAR.

Maximum Floor Area Ratio: The FAR for an industrial use shall not exceed 0.40 and for a non-industrial use (commercial or

office) the FAR shall not exceed 0.30. The FAR for area B is not to exceed 0.33.

The average Floor Area Ratio for this entire Policy Plan area as a whole shall not exceed 0.35. This figure is derived by taking

the FAR standard for “Business Park” (0.30), as stated in the City of Vacaville General Plan, and assuming that 15% of the

gross acreage of the Policy Plan area will be devoted to public right-of-way and other public uses.

Exceptions to FAR Restrictions: The City may allow development of a property to exceed this standard through the approval

of a Conditional Use Permit (CUP). In order to approve a Conditional Use Permit, the City Planner must make the required

findings per the municipal code (a. through e. listed below) to approve a CUP

1. The proposed uses and location are consistent with the General Plan.

2. The proposed uses are permitted or conditional uses in the applicable land use zone.

3. The uses are compatible with adjacent uses and will not constitute a public nuisance.

4. The proposed uses will not be detrimental to the public health, safety or welfare of the community.

5. Adequate public facilities and services will be provided. and must also find that:

a) roadway system has adequate capacity to handle the proposed use and other project development approvals, in

accordance with Traffic Mitigation Policy procedures.

b) the on-site and off-site water distribution system can provide adequate domestic and fire flow for the proposed

use and other planned development in the Policy Plan area, in accordance with the water demand assumptions

stated in the Public Facilities section of the Policy Plan.

c) sewer system, on and off-site, can adequately convey sewage generated by the proposed use and other planned

development in the Policy Plan area, in accordance with the sewage demand assumptions stated in the Public

Facilities section of the Policy Plan.

d) detention basin can accommodate storm water runoff from the proposed use and other planned development

in the Policy Plan area.

e) the proposed building massing is compatible with surrounding development.

Documents

Vacaville Gateway Properties