Q. What is the Farmstead at North Orchard Subdivision?
A. The Farmstead at North Orchard is an approved subdivision on approximately 20 acres at the southeast corner of Fruitvale Road and N. Orchard Avenue. The approved plan includes 130 lots for detached single-family homes, a three-acre neighborhood park, and approximately two acres of public open space/pedestrian paths along the entire perimeter of the site. A map of the proposal is available at the following link: Farmstead at N Orchard Map.
Q. Is the project approved?
A. Yes. The Vacaville City Council approved the subdivision at their November 13, 2018 and December 11, 2018 meetings. The Solano Local Agency Formation Commission (LAFCO) approved annexation of the property at its April 12, 2019 meeting.
Q. Who proposed the subdivision?
A. AJ Craig Development, a private developer.
Q. What will the size of the lots be and why?
A. The average lot size in the approved Farmstead at North Orchard Subdivision is 3,700 square feet. Lot sizes range from 3,300 square feet to 6,049 square feet. Since the early 1990s, the property has had a General Plan designation of Medium Density Residential. That designation allows residential development of 8-14 dwelling units per acre. The approved project is 8 dwelling units per acre – the lowest density that would be allowed by the General Plan.
The Vacaville General Plan includes Goal LU-12: Provide high-quality housing in a range of residential densities and types. It also includes Policy LU-P12.1: Encourage development that broadens the choice of type, size, and affordability of housing in Vacaville. The approved project meets those General Plan goals and policies.
Q. What will the house sizes be?
A. House plans have been submitted and are under review by the City.
Q. How will the project affect traffic?
A. The approved project is expected to generate an estimated 95 trips in the morning peak hour (about 1 ½ cars/minute) and about 151 trips in the evening peak hour (about 2 ½ cars/minute). Nearby street intersections are expected to continue to operate at an acceptable level of service (Level of Service C or better) after the project in constructed.
Q. Will Fruitvale Road and Orchard Avenue be widened as part of the project?
A. Fruitvale Road will be widened along the Farmstead property’s frontage as part of the project. Orchard Avenue also will be improved with a new sidewalk. Most of the existing pecan trees along Orchard Avenue will be preserved.
Q. Do schools have capacity to accommodate students from the project?
A. Yes. The new development would be in the district for Hemlock Elementary School, which is adjacent to the site and which, according to discussions with VUSD, has ample room for growth. Additionally, the California Department of Education shows that the District’s enrollment at Hemlock Elementary, Willis Jepson Middle, and Vacaville High Schools, which would serve the development, have been declining since and are not to full capacity.
Q. Will the Farmstead Subdivision affect water pressure in the area?
A. The Farmstead project is not anticipated to create a noticeable change in water pressure in the North Orchard area. Engineers conducted a water flow study to determine what effect the Farmstead project may have. The water flow study showed that under existing conditions, the North Orchard areas are within the recommended water pressure guidelines as set forth in the Water Master Plan and well above the acceptable water pressure minimum of 20 psi. The project’s water demand for 130 residences would result in no more than a one (1) psi reduction in water pressure under both average and maximum day demand in limited areas to the northeast of Fruitvale Road and south of the project site. A one (1) psi reduction in water pressure would not result in noticeable changes in performance for household uses.
Q. Will there be a park?
A. Yes. The Farmstead Subdivision will be creating a three acre park along Eldridge Avenue as a passive, natural style park. The park will keep many of the existing trees and use low maintenance no-mow grass.
Q. Will the project remove trees?
A. Most of the existing mature pecan trees along Orchard Avenue will be retained. The project also will retain a grove a trees near the planned park.
