ULI San Francisco is pleased to announce the publication of the Technical Assistance Panel (TAP) report for the City of Vacaville. TAPs are an ongoing ULI initiative, designed to offer strategic, multidisciplinary advice on complex land use and real estate challenges for municipalities, public agencies, and non-profit organizations.

On August 12 and 13, 2024, a panel of seven volunteer ULI SF experts convened in Vacaville to help the City chart a path for revitalizing its downtown area. The TAP aimed to establish downtown Vacaville as a vibrant destination for residents and visitors while addressing critical issues, including the structural and economic challenges posed by Unreinforced Masonry (URM) buildings in the downtown core.

The TAP panel of subject matter experts represented diverse disciplines, including land use, architecture, real estate, and public policy. The panel members were:

• Kelly Kline, Associate Vice President of Local Government Affairs, Stanford University (TAP Co-chair)
• Ryan Call, AIA, Partner, Urban Field Studio (TAP Co-chair)
• Don Capobres, Principal, Harmonie Park Development
• Tracey Flaningam, Partner, Community Strong Strategies, LLC
• Mariana Ricker, Associate, SWA Group
• Danielle Surdin-O’Leary, Director of Entitlements and Local Partnerships, Prologis
• H. Ruth Todd, FAIA, AICP, Principal and Board Chair, Page & Turnbull
• Alison Ecker, Associate Principal, SWA Group (Writer)

The panel centered their recommendations on three questions posed by the City:

1. How can the City and other key partners spur existing property owners to upgrade their existing buildings to bring in more active uses including infill residential?
2. What are the most cost-effective approaches to seismically strengthening buildings Downtown that are considered URMs?
3. For non-URMs that would require significant modifications to facilitate introduction of new uses (such as food and beverage uses on the ground floor, residential uses on upper floors), what are the most cost-effective strategies to make these projects feasible?

Before the in-person workshop, panelists reviewed a comprehensive briefing book prepared by the City. During their visit, the panelists met with City staff for a presentation and tour, conducted interviews with over 30 stakeholders, and explored strategies to enhance the district’s vibrancy. Their findings and recommendations were presented to the City Council on August 13 during a special session, and the final report captures their insights.

The key takeaways presented in the final report are as follows:

• Downtown Marketing and Vibrancy: Strengthen partnerships, enhance branding and wayfinding, and launch a “Shop Local” campaign to attract foot traffic and foster community pride.
• Retail Revitalization & Streetscape Improvements: Focus investment along Main Street, enhancing the pedestrian experience with tree planting, lighting, and dynamic public spaces like Town Square and Merchant Street. Encourage pop-up events, dining districts, and public art installations to activate these areas.
• Unreinforced Masonry Upgrades: Establish a cost-sharing program to fund structural assessments, categorize buildings by life safety risk, and estimate retrofitting costs. Explore incentives like Mills Act property tax relief and federal/state historic rehabilitation tax credits.
• Housing Solutions: Adapt zoning to support townhouse production while directing higher-density workforce housing to greenfield sites outside downtown.

The report lays out immediate actionable steps alongside strategies for sustained revitalization, and can be found here. A video recording of the panelists’ presentation to City Council can be found here. Additionally, an article by local newspaper The Reporter covering the City Council presentation can be found here. ULI SF’s TAP archive also contains this report, along with reports for all other TAPs conducted by our district council.