Agenda, first session — Fairfield City Council, November 1, 2022 (part 2 of 3)

of 42and 46 feet. Both buildings are generally comparable to the buildings that comprise the surrounding industrial business parks in size and bulk.

B. The Proposed Amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the city. The Proposed Amendments would result in General Plan and Zoning designations already present in the surrounding area: IL District.

Residential uses are located on the other side of Highway 12 and do not border the Project site. The proposed industrial development will be subject to a collection of development standards and conditions of approval to ensure that it is constructed in a manner that does not endanger the public interest, health, and general welfare of Fairfield. Land uses that will occupy the Project site will be evaluated on a case -by-case basis for consistency with the IL District and compatibility, as necessary. Additionally, the Project site would not involve heavy industrial uses that could potentially have detrimental impacts on the surrounding area.

C. The site is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested Zoning designations and anticipated land uses/developments. The Project site is physically suitable for industrial development in that it sits immediately south of Highway 12 with two points of access on Chadbourne Road. Because the Project site has previously been developed and surrounded by existing developments, the provision of utilities is not an issue for the planned industrial development. The area within Fairfield which is bound by Highway 12, Pennsylvania Avenue, Cordelia Road, and Hale Ranch Road is characteristically industrial with a variety of light and medium industrial operations, and some office uses. The anticipated land uses resulting from the General Plan Amendment, and Zone Change would be consistent with the IL District and compatible with existing and future industrial uses that comprise the surrounding area south of Highway 12.

D. The Proposed Amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA). The Mitigated Negative Declaration (ER2021-038), attached hereto as Exhibit A, properly identifies and mitigates potentially significant impacts relative to biological resources, cultural resources, hazards/hazardous materials, transportation, and tribal cultural resources.

Section 2. This Ordinance shall be effective 30 days following its adoption by the City Council. A summary of this Ordinance shall, within fifteen (15) days after passage, be published in accordance with Section 36933 of the Government Code of the State of California with the names of the City Councilmembers voting for and against it.

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ORD. NO. 2022-16

Page 3 ends

INTRODUCED at a regular meeting of the City Council of the City of Fairfield on the 1st day of November, 2022, and

PASSED AND ADOPTED this ___ day of _________________, 2022, by the following vote:

AYES: Councilmembers: PRICE / BERTANI / MOY / PANDURO / TIMM / TONNESEN / VACCARO

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:

MAYOR

ATTEST:

_________________________

CITY CLERK

Packet Page 145 of 288Attachment 3 Page 3 of 3

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LEGEND
Zone Designations
AG
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RVL
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Overlays
-NC
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Agriculture
Community Commercial
Downtown Commercial
Downtown Commercial Core
Mixed Commercial
Neighborhood Commercial
Office Commercial
Regional Commercial
Service Commercial
Thoroughfare Commercial
Industrial Business Park
General Industrial
Limited Industrial
Industrial Technology Park
Open Space Conservation
Public Facilities
Recreation
Very Low Density Residential
Low Density Residential
Low-Medium Density Residential
Medium Density Residential
High Density Residential
Very High Density Residential
Not in City / No Pre-Zoning
North Cordelia Overlay
Proposed Development Overlay
Downtown Parking Overlay
Hillside Overlay
Project Site
Parcels
Zoning
ZONING EXHIBIT80-12 Industrial Center(GPA2021-003), (ZC2021-005), (DR2021-016),(ER2021-038)

EXHIBIT C
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C ity of Fairfi eld Pla nn in g C omm ission
R E SO L U T IO N N O . PC 2022-09

A R E SO L U T IO N O F T H E FA IR FIE L D P LA N N IN G C O M M ISSIO N A P PR O V IN G D E V E L O P M E N T R EV IEW (D R 2021-016) FO R T H E

D EV EL O P M EN T O F TW O IN D U ST R IA L W A R E H O U SE BU IL D IN G S A N D A SS O C IA T E D SIT E IM P R O V E M E N T S A T 300 C H A D B O U R N E R O AD (A PN s: 0028-750-240, -250, -260, -270, -290, and -300); A N D

R E C O M M E N D IN G T H E C ITY C O U N CIL O F FA IR FIEL D A P PR O V E G E N E R A L P L A N A M E N D M E N T (GP A 2021-003) A N D ZO N E C H A N G E (Z C 2021-005) A N D A D O PT A M IT IG A TE D N E G A TIV E D E C L A R A T IO N (ER 2021-038).

THE PLANNING COMMISSION OF THE CITY OF FAIRFIELD HEREBY RECITES, FINDS, DETERMINES, ORDERS, AND RESOLVES AS FOLLOWS:

SECTION 1. On September 30, 2021, General Plan Amendment (GPA2021-003}, Zone Change (ZC2021-005}, Development Review (DR2021-016}, and Environmental Review (ER2021-038} applications for a proposed redesignation from Highway and Regional Commercial to Limited Industrial and rezone from Regional Commercial (CR} District to Limited Industrial (IL} District as part of industrial development with two warehouse buildings totaling 103,440 square feet and 225,113 square feet respectively at 300 Chadbourne Road (APNs: 0028-750-240, -250, -260, -270, -290, and -300) (Project} were properly filed with the Community Development Department in accordance with the rules and regulations governing the official filing of such applications.

SECTION 2. The Planning Commission has held a duly noticed public hearing on August 24, 2022.

The City staff presented substantial factual information regarding the proposed Project in staff reports and through oral presentations before the commission, and the commission considered all public testimony and information presented during the public hearing regarding this application.

SECTION 3. The commission has reviewed the Mitigated Negative Declaration (ER2021-038) and Mitigation Monitoring Program for the Project, and all comments received and, based on the whole record before it, and has determined the following findings exist to support the adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program, to wit:
(a} City staff prepared an Initial Study of the potential environmental effects of the proposed Project. Staff determined that there were potential significant impacts associated with Biology, Cultural Resources, Hazards/Hazardous Materials, Transportation, and Tribal Cultural Resources that could be mitigated to a less than significant level by implementing the following mitigation measures: (Mitigation PC ITEM NO. A PC DATE: 08/24/2022
FILE NO.: GPA2021-003, ZC2021-005, DR2021-016, and ER2021-038 S:\Planning\PC Meetings\PC-2022\22-08-24\ltem A- 80-12 INDUSTRIAL CENTER\2 GPA2021-003 PC Resolution.docx ATTACHMENT 3
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Measure BI0-1) migratory and native resident nesting bird protection measures during project construction; (Mitigation Measure BI0-2) bat habitat assessment requirement; (Mitigation Measure BI0-3) tree preservation measures; (Mitigation Measure CR-1) protocols for the accidental discovery of archeological resources during project construction; (Mitigation Measure CR-2) protocols for the accidental discovery of human remains during project construction; (Mitigation Measure HAZ-1) preparation of a soil management plan for excavation and offsite disposal of soil beneath former Walmart TLE surface-grade and basement-level concrete slab; (Mitigation Measure TRA-1) bikeway and pedestrian improvements; (Mitigation Measure TRA-2) implementation of a transportation management demand program; (Mitigation Measure TC-1) cultural sensitivity training for project construction personnel; and (Mitigation Measure TC-2) protocols for the accidental discovery of tribal cultural resources during project construction. A copy of the Initial Study and Mitigated Negative Declaration are attached hereto as Exhibit "A" and incorporated herein by reference.
(b) City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law. (c) There is no substantial evidence, in light of the whole record before the commission, that the Project, as conditioned, will have a significant effect on the environment. (d) The Mitigated Negative Declaration reflects the independent judgment and analysis of the commission.
(e) The Mitigation Monitoring Plan set forth in the Mitigated Negative Declaration has been prepared in accordance with the law.

SECTION 4. The commission adopts the following findings in support of this General Plan Amendment and Zone Change request:
(a) The proposed amendment is consistent with the goals, policies, and actions of the General Plan. The proposed amendments would change the General Plan designation of the Project site from Highway and Regional Commercial to Limited Industrial and zoning designation from CR District to IL District. The IL District implements the Limited Industrial designation of the General Plan. The Project is consistent with the General Plan in that it anticipates light and medium industrial activities, including warehousing, wholesale and distribution, manufacturing, and assembly for properties with the Limited Industrial designation. The Project is also consistent with multiple General Plan Objectives: Objective LU 14: Develop sufficient employment generating uses to maintain a positive City fiscal condition and housing balance; Objective LU 18:

Encourage infill development and compact growth; Objective ED 2: Effectively concentrate industrial and commercial uses; Objective ED 4: Select commercial and industrial locations which are convenient, while compatible with the growth and PC ITEM NO.: A
PC FILE NO.: GPA2021-003, ZC2021-005, DR2021-016, and ER2021-038 S:\Planning\PC Meetings\PC-2022\22-08-24\ltem A- 80-12 INDUSTRIAL CENTER\2 GPA2021-003 PC Resolution.docx PC DATE: 08/24/2022
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future service needs of the community; and Objective UD 8: Encourage and approve infill development which is compatible with the surrounding area. The Project is consistent with each of these General Plan Objectives for the following reasons: The Project adds 328,553 square feet of flexible industrial space to the Fairfield market allowing for a variety of employment-generating uses. The Project is an infill development that will result in the redevelopment of a property that was formerly Walmart and is now largely underutilized. The Project effectively replaces a large vacant commercial building with two industrial warehouse buildings in a contiguous area with a collection of industrial buildings of varying sizes. The Project site is conveniently located along Highway 12 in the proximity of Interstate 80 and is already served by existing services and infrastructure. The Project serves economic needs in that it will create industrial space that can accommodate employment-generating uses. The two industrial warehouse buildings will have respective building areas of 103,440 and 225,113 square feet and building heights of 42 feet and 46 feet. Both buildings are generally comparable to the buildings that comprise the surrounding industrial business parks in terms of size and bulk.
(b) The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed amendments would result in General Plan and zoning designations that are already present in the surrounding area: IL District. Residential uses are located on the other side of Highway 12 and do not border the Project site. The proposed industrial development will be subject to a collection of development standards and conditions of approval to ensure that it is constructed in a manner that does not endanger the public interest, health, and safety, or the general welfare of Fairfield. Land uses that will occupy the Project site will be evaluated on a case-by-case basis for consistency with the IL District, and compatibility, as necessary. Additionally, the Project site would not involve heavy industrial uses that could potentially have detrimental impacts on the surrounding area.
(c) The site is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designations and anticipated land uses/developments. The Project site is physically suitable for industrial development in that it sits immediately south of Highway 12 with two points of access on Chadbourne Road. Because the Project site has previously been developed and surrounded by existing developments; the provision of utilities is not an issue for the planned industrial development. The area within Fairfield that is bound by Highway 12, Pennsylvania Avenue, Cordelia Road, and Hale Ranch Road is characteristically industrial with a variety of light and medium industrial operations, and some office uses. The anticipated land uses resulting from the General Plan Amendment, and Zone Change would be consistent with the IL District and compatible with existing and future industrial uses that comprise the surrounding area south of Highway 12.

PC ITEM NO.: A
PC FILE NO.: GPA2021-003, ZC2021-005, DR2021-016, and ER2021-038 S:\Planning\PC Meetings\PC-2022\22-08-24\ltem A- 80-12 INDUSTRIAL CENTER\2 GPA2021-003 PC Resolution.docx PC DATE: 08/24/2022
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(d) The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA). The Mitigated Negative Declaration (ER2021-038}, attached hereto as Exhibit A, properly identifies and mitigates potentially significant impacts relative to biological resources, cultural resources, hazards/hazardous materials, transportation, and tribal cultural resources.

SECTION 5. The commission adopts the following findings in support of this Development Review request:
(a) The project is consistent with the General Plan and Zoning Ordinance, and any applicable Areawide or Specific Plan. The Project involves a General Plan Amendment from Highway and Regional Commercial to Limited Industrial and a Zone Change from CR District to IL District. The Project is consistent with the General Plan in that it anticipates light and medium industrial activities, including warehousing, wholesale and distribution, manufacturing, and assembly for properties with the Limited Industrial designation. The Project is also consistent with multiple General Plan Objectives: Objective LU 14: Develop sufficient employment generating uses to maintain a positive City fiscal condition and housing balance; Objective LU 18:

Encourage infill development and compact growth; Objective ED 2: Effectively concentrate industrial and commercial uses; Objective ED 4: Select commercial and industrial locations which are convenient, while compatible with the growth and future service needs of the community; and Objective UD 8: Encourage and approve infill development which is compatible with the surrounding area. The Project is consistent with each of these General Plan Objectives for the following reasons: The Project adds 328,553 square feet of flexible industrial space to the Fairfield market allowing for a variety of employment-generating uses. The Project is an infill development that will result in the redevelopment of a property that was formerly Walmart and is now largely underutilized. The Project effectively replaces a large vacant commercial building with two industrial warehouse buildings in a contiguous area with a collection of industrial buildings of varying sizes. The Project site is conveniently located along Highway 12 in the proximity of Interstate 80 and is already served by existing services and infrastructure. The Project serves economic needs in that it will create industrial space that can accommodate employment-generating uses. The two industrial warehouse buildings will have respective building areas of 103,440 and 225,113 square feet and building heights of 42 feet and 46 feet. Both buildings are generally comparable to the buildings that comprise the surrounding industrial business parks in terms of size and bulk. No specific operators or uses have been identified as part of the project. Zoning Ordinance Table 25-11: Industrial District Land Use Regulations would govern future uses that occupy the buildings under the IL District. The Project is consistent with the applicable development standards of the Zoning Ordinance, as proposed and conditioned.
(b) The exterior design and appearance of the project will not cause the nature of the neighborhood to economically, physically, or visually decline. The Project will be PC ITEM NO.: A
PC FILE NO.: GPA2021-003, ZC2021-005, DR2021-016, and ER2021-038 S:\Planning\PC Meetings\PC-2022\22-08-24\ltem A- 80-12 INDUSTRIAL CENTER\2 GPA2021-003 PC Resolution.docx PC DATE: 08/24/2022
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d e v e lo pe d t o m e e t s p e c ific Z o n in g O r d in a n ce a n d o t h e r Ci t y c o d e r e q u ir e m e n ts, a n d s t a n d a r d a n d s pe c ia l D e v e lo p m e n t R e v ie w co n d it io ns of a p p ro v a l t o e n s u r e t ha t t h e ar c h i t e c t ur e , s i t e im p ro ve m e n ts, a n d li g h t ing a r e c o m p a t ib le w it h d e ve lo p m e n ts wi t h i n p r o x im i t y a n d t h e g r e a t e r s u r ro u nd ing ar e a . (c) The project is of high quality design consistent with applicable design policies and standards of the City. The Project is consistent with the applicable standards for development under the Zoning Ordinance and the City's Design and Development Guidelines for industrial projects, as proposed and conditioned. Architecturally, the proposed buildings provide a variety of building materials, elements, and colors that break up the expanse of the large wall planes. The buildings employ storefront doors and windows with aluminum framing and reflective glazing, metal tube steel canopies, elevation recesses, and parapets of varying heights. Aesthetic quality is preserved using parapets to screen roof-mounted equipment and building walls to shield loading docks from the public rights of way. Project landscaping consists of a variety of trees, shrubs, and groundcovers to soften and complement the hardscape improvements.

The parking areas, which largely surround the buildings, contain a collection of trees to provide shade and screening. Landscaped detention basins will also be provided at the periphery of the Project site and near parking and loading areas. (d) Any potentially significant negative impacts on environmental quality and natural resources have been properly mitigated. For this reason, the proposed Project complies with the California Environmental Quality Act (CEQA). The Mitigated Negative Declaration {ER2021-038}, attached hereto as Exhibit A, properly identifies and mitigates potentially significant impacts relative to biological resources, cultural resources, hazards/hazardous materials, transportation, and tribal cultural resources.

SECTION 6. Based upon the written findings set forth in sections 3, 4, and 5 (d) of this Resolution, the commission hereby recommends City Council adoption of:
(a) Mitigated Negative Declaration (ER2021-038), including the Mitigated Monitoring Program, contained in the attached Exhibit "A"; and
(b) General Plan Amendment (GPA2021-003) and Zone Change (ZC2021-00S) contained in the attached Exhibit "B".

SECTION 7. Based upon the written findings set forth in sections 3, 4, and 5 of this Resolution, the commission, contingent on the council's adoption of the General Plan Amendment (GPA2021-003) and Zone Change (ZC2021-00S), hereby approves:
(a) Development Review (DR2021-016) subject to the conditions contained in the attached Exhibit "C".

PC IT EM N O .: A
PC FILE N O .: G P A 20 21 -00 3 , ZC 20 2 1-0 05 , D R 202 1-0 16 , and ER 2 0 21 -038 S:\Plan n ing \PC M ee ting s\PC -2 0 2 2\22 -0 8 -2 4 \ltem A - 80 -12 IN D U STR IA L C EN T ER \2 G PA 2 0 2 1-0 0 3 PC R e so lutio n.d o cx PC D A TE: 08/24 /20 2 2
PA G E 5
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S EC T IO N 8 . T he re co rd o f p ro c e e d in g s sh a ll b e lo c a te d at th e C ity 's C om m u n ity D e v e lo pme n t D e pa rtm e n t, a n d th e d ire c to r o f co m m un ity d e v elo pme n t sh a ll be th e cu sto d ia n o f su c h d o c u me n ts .

P A S SE D A N D A D O P T E D th is 24th Day of August 2022.

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

ABSENT: COMMISSIONERS:

Melissa CRUZEN (Vice) / Jerome CHILDS (Chair) /-L.Qrscia ..-E'o'A~ / Don GREVE/ Chris MATTHEWS/ Shashi PAUL/ 'firnr -vv Er< B m,r
NoNB
lvan s , W1wliVL
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ATTEST: ti::~
~( C,/' ------
DAVID FEINSTEIN, Secretary
PC ITEM NO.: A PC DATE: 08/24/2022
PC FILE NO.: GPA2021-003, ZC2021-005, DR2021-016, and ER2021-038 PAGE 6 S:\Planning\PC Meetings\PC-2022\22-08-24\ltem A - 80-12 INDUSTRIAL CENTER\2 GPA2021-003 PC Resolution - Cruzen.docx Packet Page 152 of 288Attachment 5 Page 6 of 142

EX H IB IT A
City of Fairfield

MITIGATED NEGATIVE DECLARATION
(GP A2021-003)
LEA D AG E N C Y : C ity o f Fa irfi e ld
N A M E O F P R O JECT : 80 -1 2 Ind u stria l C e n te r FILE N U M B ER : G P A 2 0 21-00 3 , ZC2 0 21-0 0 5 , D R 2 02 1-016 , an d ER2 02 1-0 38 PR O JECT S P O N S O R : 8 0 -1 2 Ind u stria l C en te r LLC PR O JEC T LO C A T IO N : 30 0 C h a db o u rn e Road
P R O JE CT D ESC R IPT IO N : D e v elo p m e n t of tw o in dustria l w areh ou se bu ild in g s an d asso ci ated site im p ro v e m e nts o n a 19 .4 4 -acre site . Bu ild in g 1 w ill hav e a bu ildin g area of 10 3 ,4 4 0 squ a re feet an d a he ig ht of 4 2 fee t an d Bu ild ing 2 w ill ha v e a bu ild in g area of 225 ,1 13 sq uare feet an d a he ig ht o f 4 6 fee t. T he p ro je ct site w as fo rm e rly ho m e to W alm a rt fo r w h ich th e existin g vacan t bu ild in g an d site im p ro ve m e n ts w ill be de m o lishe d as pa rt o f th e pro je ct. T he pro je ct requ ires C ity C oun cil app ro va l o f a G e n e ral Pla n A m e n d m e n t fr om H ighw ay an d Reg io na l C o mm e rcial to Li m ite d In d u stria l an d Zo n e C hang e fr o m Re g io n a l C o m m erci al (C R) D istrict to Li m ited In du strial (IL) D istrict.

S U R R O UN D IN G LA N D U S ES A N D SE TT IN G : Six pa rcels of lan d co m p rise th e 19 .4 4-acre proje ct site at 30 0 C h a d bo u rn e R o a d . T h e pro je ct site is bounde d by Hig hw ay 12 to th e north an d C ha d b ou rn e Ro a d to th e w e st. T h e re are existing de v elo p m en ts th at su rro u nd th e pro je ct site, in cl u d ing au to de a le rsh ip s acro ss Hig hw ay 12 to th e no rth, Je lly Be lly to th e east, Bu sch C am pu s P a rk to th e so u th , an d Su tt e r He a lth m e d ic a l offi ce s acro ss C h adb ou rn e Ro ad to w est. T he pro je ct site is ch a racte rize d by a la rg e vacan t bu ild in g th at w as fo rm e rly ho m e to W alm a rt an d a su rfa ce pa rking w ith sev e ral m atu re tre e s an d la n dscap e im pro v e m e nts.

EN V IR O N M EN T A L EFF ECT S: B ase d up on an in itia l stu d y prepa red fo r th e pro je ct, it has bee n de te rm ine d th at th e pro je ct ma y hav e th e fo llo w ing sig n ifi cant en viro n m e ntal im p acts, bu t w ith th e m itig atio n m e asu re s, th e po ten tia l im p a cts w ill be avo ide d o r re du ced to in sig n ifi can t leve ls.

Po te n tia lly sig n ifi can t im p acts w e re ide n tifi e d in th e In itia l Stud y fo r th e fo llo w in g environ m e ntal to p ic are as: B io lo gical R e so u rce s; C u ltu ral Re so u rces; Hazard s/H a zard ou s M ate rials; T ran sp o rtatio n ; an d T rib a l C u ltu ral Re sou rce s. M itig atio n m e asu res have be e n in cl ud e d in th e In itia l Stu d y as fo llo w s.

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EXHIBIT A
Biological Resources
Mitigation Measure BI0-1: Migratory and Native Resident Nesting Birds If co n stru ctio n is to be con du cte d durin g th e breed ing seaso n of m ig ratory birds (Feb ruary 1 to A u g u st 31 }, a qualifi e d bio logist sh all con du ct a pre-construction breed ing bird su rvey in areas of su itab le ha b itat (tree s an d vegetatio n, an d also eaves and othe r bu ilding structu res} w ithin 15 days p rio r to th e on set of co n stru ctio n activity. If bird nests are fo und , appro p riate buff er zones sh a ll be establishe d aro u n d all active ne sts to pro tect nesting ad ults an d the ir young fr o m direct o r in d ire ct im p a cts related to pro je ct co n stru ction disturban ce. Size of buff er zo n es shall be de te rm in e d pe r reco m m e n d ation s of th e qua lifi e d biologist based on site co nd itions and species in vo lv e d . Bu ff e r zo ne s sh all be m aintain e d un til it can be docum e nted th at eithe r the nest has fa ile d o r th e yo u n g hav e fl edged .

Mitigation Measure BI0-2: Bat Roosts
T h e ap p lican t shall con du ct a Bat Ha b itat Asse ssm e nt of all trees to be rem oved or trimm ed and all stru ctu re s sch edu le d for de m o lition . Th e Bat Habitat A ssessm e nt of the prior W alm art structu re sh a ll con sist of a visua l exam in atio n of th e exterior an d interior surfa ces an d sp aces fo r suita b le en try po in ts, an d sig ns of ro o stin g bats (fecal pellet accu m u lation s, urine or fur staining at en tran ces, in sect prey re m ain s, live or de ad bats, characte ristic od or, etc.}. The Bat Habitat A sse ssm e n t shall dete rm in e th e presen ce of su itab le ro o sting habitat in the fo rm of tree cavities th at co u ld ha rb o r colo n ial bats or exfo liatin g bark o r suitab le fo liag e to su pport solitary bats. If no bat ha b itat is fo u n d du rin g th e assessm e nt, th e structure can be dem olish ed, or th e tree can be re m o ve d o r trimm ed . If trees o r stru ctu res contain suitable po tential bat habitat, or if the presen ce of roo stin g bats is presu m ed , the n add itional m itigation shall be im ple m ented as de te rm in e d by th e bat bio logist if ne cessary.

T re e s: Sche du le d rem oval of trees w ith su itable bat habitat shall have a qu alifi e d bat biologist pre se n t at th e tim e of rem o val an d trim m in g du ring seasonal pe riod s of bat activity (M arch 1 to A p ril 15 o r Sep te m be r 1 to O ctobe r 15 }. If tree s co ntaining su itab le po tential bat habitat are sche d u le d fo r re m oval outsid e of the se se asona l pe riod s of bat activity, the qu alified bat biologist sh a ll cond u ct a visua l su rvey of all suitable ro o st features to determ in e if bats are present, and the n re m o ve th e tree if bats are no t presen t. If ro ost featu res cann ot be com plete ly surveyed du e to acce ss, cavity de pth an d un cert ain ty re m ain s regarding the potential prese nce of ro osting bats, th e re m oval of th e su b je ct tree sha ll be delayed un til the app ro priate season al period of bat activity cycl e is co m plete d as ve rifi e d und er th e sup ervision by the qu alified bat biologist.

Stru ctu re s: If structu res are fo u n d to contain su itable po te ntial ro ost habitat or signs of past or pre se n t use by bats, o r th e prese n ce of ro ostin g bats is presu m ed, a detailed visu al survey or nig ht em e rg en ce su rvey sh all be co n du cted to ve rify the ab se nce of bats. N ig ht em ergence su rve ys can on ly be co n du cted w h e n bats are active . Bu ild in gs co ntain in g bats or sig ns of past or pre se n t use by bats sh all req uire eith e r hu m an e eviction (installation of blockag e materials and PAGE 2
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EXHIBIT A
on e -w ay exits), o r pa rtia l dismantling, and only during seasonal periods of bat activity between March 1 to April 15 or between September 1 to October 15.

Mitigation B10-3: Tree Preservation and Relocation
A. Prior to issuance of a grading permit or building permit, the applicant shall provide a detailed mitigation plan. The plan shall address the following issues:

1. Mitigation of potential impacts on preserved protected trees. If construction activities could impact protected trees which are to be preserved, the applicant shall provide a mitigation plan that indicates construction practices, tree care measures, irrigation methods, if any, aeration techniques, retaining walls and other grading improvements, and other measures which could increase the survival rates of trees to be saved. All construction projects that would impact the area underneath a protected tree's dripline shall comply with City standards for acceptable construction practices adopted by the Planning Commission with the advice of the Open Space Commission.

2. Mitigation of trees removed during development.
a. On-site mitigation. When on-site mitigation is proposed, the plan shall indicate tree planting locations, size, and species of trees to be planted, and planting and irrigation methods.
b. Off-site mitigation. Because removal of protected trees has neighborhood and citywide impacts, as well as site-specific impacts, off-site mitigation is appropriate to help preserve the City's overall quality of life and tree resources. Mitigation measures help preserve the extent and value of the City's public and private tree resources. Off-site mitigation may be appropriate when on-site mitigation is not possible, when another site is available and preferred for mitigation planting, and a reasonable relationship exists between the impacts being created as a result of the tree removal and the benefits of the off-site mitigation. The Department of Community Development may approve one or both of the following two options for off-site mitigation:

1. The applicant implements a specific mitigation plan for an off-site location approved by the City which incorporates planting, irrigation, and monitoring (and replacement) for a five year period. The City may require a deposit to ensure that maintenance activities are implemented.

2. If a specific site has not been identified, the applicants may pay an in-lieu fee equal to the reasonable expenses incurred by the City or its co ntractors in installing off-site mitigation trees.

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EX H IB IT A
C u ltu ra l R e so u rce s
M itig atio n M e a su re CR -1 : A rchae o lo gica l R e source s If prehistoric archaeological resources are discovered during grading and trenching activities, work within 25 feet of the discovery shall be redirected and a qualified archaeologist contacted to evaluate the finds and make recommendations for mitigation to be followed by the applicant.

Adverse effects to such deposits shall be avoided. If such deposits cannot be, avoided, it shall be determined, by a qualified archaeologist or equally qualified professional, whether they qualify as historical or unique archaeological resources under CEQA. If the deposits are not eligible, avoidance is not necessary. If they are eligible, they shall be avoided, or, if avoidance is not feasible, the adverse effects shall be mitigated.

Mitigation may include, but is not limited to, thorough recording on Department of Parks and Recreation form 523 records (DPR523) or data recovery excavation. If data recovery excavation is selected, the excavation shall be guided by a data recovery plan prepared and adopted prior to beginning the data recovery work, and a report of findings shall be submitted to the City of Fairfield and the Northwest Information Center (NWIC) (CCR Title 14(3) 15126.(b)(3)(C)).

M itig atio n M e a su re CR -2 : A rch ae ologic al R e m a ins If archaeological remains are discovered during grading activities, work within 25 feet of the discovery shall be redirected and the County Coroner notified immediately. At the same time, an Archeologist shall be contacted to assess the situation. If human remains are of Native American origin, the Coroner shall notify the Native American Heritage Commission within 24 hours of identification. The Native American Heritage Commission shall identify a Most Likely Descendant (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.

Ha za rd s/H a za rd o u s M ate ria ls
M itig atio n M e a su re H A Z -1 : So il M a nagem e nt Pla n Should the project site's future construction activities include excavating soil from beneath the existing Wal mart TLE surface-grade and basement level concrete slab for offsite disposal, specific handling, waste characterization, and off-site disposal procedures shall be required. The project proponent shall prepare a project-specific Soil Management Plan (SMP) detailing these procedures prior to issuance of a grading permit.

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EXHIBIT A
Transportation
Mitigation Measure TRA-1: Bikeway and Pedestrian Improvements The project proponent, in coordination with City staff, shall implement proposed bikeway and pedestrian improvements to reduce Vehicle Miles Traveled (VMT) impacts. Should the City adopt a VMT mitigation bank program or trip credit program, the appropriate fees or credits can be applied to the project.

Mitigation Measure TRA-2: Transportation Demand Management The project proponent, in coordination with City staff, shall implement a Transportation Demand Management (TDM) Program. The pedestrian-oriented design TDM measure shall be implemented on the front end by the developer, while ongoing TDM measures, including transit pass subsidies, commute marketing program, and carpool/vanpool incentives, shall be implemented and managed by the designated TDM Coordinator. An annual monitoring program shall be implemented to measure the TDM Program outcomes. To measure the TDM Program's commute VMT reductions and mode share, a commute survey shall be administered to employees by the site occupant. In addition, traffic counts at the project driveways shall be collected and compared to the Institution of Transportation Engineers {ITE) estimated trip generation for the project site's specific use. If the commute survey and project trip count data find that the project's trip generation is at least five percent less than the ITE estimated trip generation, then the project's TDM goal will be met. If the project's TDM goal is not met, the project shall pay penalty fees as agreed upon with the City at the project approval stage.

Tribal Cultural Resources
Mitigation Measure TC-1: Cultural Sensitivity Training
Due to the possibility of archeological resources on the project site, the City of Fairfield shall require a note on any plans that require ground disturbing excavation that there is a potential for exposing buried cultural resources, including prehistoric Native American burials.

Prior to groundbreaking, construction personnel associated with earth moving equipment, drilling, grading, and excavating, shall be provided with basic archaeological and cultural sensitivity training conducted by a qualified archaeologist and in consultation with the Yocha Dehe Wintun Nation. Issues to be included in the basic training shall be geared toward training the applicable construction crews in the identification of archaeological deposits and tribal cultural resources. Training shall include written notification of the restrictions regarding disturbance and/or removal of any portion of archaeological deposits and the proper procedures to follow should a resource be identified. The project applicant shall inform the Yocha Dehe Wintun Nation of the project construction schedule and allow for a Yocha Dehe Wintun Nation tribal monitor to be present at the project site during any ground disturbance activities in native PAGE 5
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EXHIBIT A
soil, to ensure such activities do not negatively impact cultural resources. The tribal monitor shall also be provided an opportunity to attend the pre-construction briefing. The construction contractor, or its designee, shall be responsible for implementation of this measure.

Mitigation Measure TC-2: Protocol for Inadvertent Discovery of Tribal Cultural Resources If archaeological remains or tribal cultural resources are uncovered, all construction activities within a 100-foot radius shall be halted immediately until a qualified archaeologist, in consultation with the tribal monitor, can evaluate whether the resource requires further study.

The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered archaeological resources are found during construction shall be recorded on appropriate Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Prehistoric archaeological site indicators include but are not limited to: obsidian and chert flakes and chipped stone tools; grinding and mashing implements (e.g., slabs and handstones, and mortars and pestles); bedrock outcrops and boulders with mortar cups; and locally darkened midden soils. Midden soils may contain a combination of any of the previously listed items with the possible addition of bone and shell remains, and fire-affected stones. Historic period site indicators generally include but are not limited to: fragments of glass, ceramic, and metal objects; milled and split lumber; and structure and feature remains such as building foundations and discrete trash deposits (e.g., wells, privy pits, dumps). If the resource is determined to be significant under CEQA, the City and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System [CHRIS]), and provide for the permanent curation of the recovered materials. For any tribal cultural resources found during the ground disturbance activities, the Vacha Dehe Wintun Nation shall be immediately notified, and the appropriate treatment method for the uncovered resources shall be determined by the City and archaeologist in consultation with the Vacha Dehe Wintun Nation and its Vacha Dehe Treatment Protocol.

The treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws.

This shall include immediate notification of the Solano County Coroner and the City of Fairfield of the discovery of any human remains.

In the event of the Coroner's determination that the human remains are Native American, the coroner must contact the NAHC within 24 hours. The NAHC shall identify a Most Likely Descendant (MLD) of the deceased Native American (PRC Section 5097.98). The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for the means of treating or disposing of, with appropriate dignity, the human remains and any PAGE6
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E X H I B IT A
associated grave goods as provided in PRC Section 5097.98. Development activity on the impacted site will halt until the landowner has conferred with the MLD about their recommendations for treatment of the remains, and the coroner has determined that the remains are not subject to investigation under California Government Code Section 27491.

The Initial Study was prepared by the Community Development Department, City of Fairfield. A copy of the Initial Study is attached. Additional information may be obtained at the Community Development Department, Fairfield City Hall, 1000 Webster Street, Second Floor, Fairfield, California 94533.

MAYOR
ATTEST:

CITY CLERK
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EX HIB IT A
NAME OF PROJECT: 80-12 INDUSTRIAL CENTER

MITIGATION MONITORING PROGRAM AND COMPLIANCE RECORD
FILE NO.: GPA2021-003, ZC22021-005, DR2021-016, & ER2021-038 INITIAL STUDY PREPARED BY: Jonathan Atkinson, Senior Planner DATE:__________________ APPLICANT: 80-12 Industrial Center LLC

MITIGATION PLAN COMPLIANCE RECORD

MITIGATION

MEASURE DEPARTMENT

ACTION(S)

REQUIRED

REQUIRED TIME

OF COMPLIANCE ACTION TAKEN

VERIFIED
BY/DEPT. DATE
BI0-1: Migratory
and Native
Resident Nesting
Birds
Community
Development
If construction is to be conducted during the breeding season of migratory birds (February 1 to August 31}, a qualified biologist shall conduct a pre- construction breeding bird survey in areas of suitable habitat (trees and vegetation, and also eaves and other building structures) within 15 days prior to the onset of construction activity. If bird nests are found, appropriate buffer zones shall be established around all active nests to protect nesting adults and their young from direct or indirect impacts related to project construction disturbance. Size of buffer zones shall be determined per recommendations of the qualified biologist based on site conditions and species involved. Buffer zones shall be maintained until it can be documented that either the nest has failed or the young have fledged.

Within 15 days
prior to the onset
of project
construction
activity
BI0-2: Bat Roosts Community
Development
The applicant shall conduct a Bat Habitat Assessment of all trees to be removed or trimmed and all structures scheduled for demolition. The Bat Habitat Assessment of the prior Wal mart structure shall consist of a visual examination of the exterior and interior surfaces and spaces for suitable entry points, and signs of roosting bats (fecal pellet accumulations, urine or fur staining at entrances, insect prey remains, live or dead bats, characteristic odor, etc.). The Bat Habitat Assessment shall determine the presence of suitable roosting habitat in the form of tree cavities that could harbor colonial bats or exfoliating bark or suitable foliage to support solitary bats. If no bat habitat is found during the assessment, the structure can be demolished, or the tree can be removed or trimmed. If trees or structures contain suitable potential bat habitat, or if the presence of roosting bats is presumed, then additional mitigation shall be implemented as determined by the bat biologist if necessary.

Trees: Scheduled removal of trees with suitable bat habitat shall have a qualified bat biologist present at the time of removal and trimming during seasonal periods of bat activity (March 1 to April 15 or September 1 to October 15). If trees containing suitable potential bat habitat are scheduled for removal outside ofthese seasonal periods of bat activity, the qualified bat biologist shall conduct a visual survey of all suitable roost features to determine if bats are present, and then remove the tree if bats are not present. If roost features cannot be completely surveyed due to Prior to issuance
of a grading
permit or building
permit
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M IT IG A T IO N

M EA S U R E D EP A R T M E N T

A CT IO N (S )

R E Q U IR E D

R E Q U IR E D T IM E

O F C O M P LI A N C E A CT IO N T A K E N

EXHIBIT A

VERIFIED
BY/DEPT. DATE
access, cavity depth and uncertainty remains regarding the potential presence of roosting bats, the removal of the subject tree shall be delayed until the appropriate seasonal period of bat activity cycle is completed as verified under the supervision by the qualified bat biologist.

Structures: If structures are found to contain suitable potential roost habitat or signs of past or present use by bats, or the presence of roosting bats is presumed, a detailed visual survey or night emergence survey shall be conducted to verify the absence of bats. Night emergence surveys can only be conducted when bats are active. Buildings containing bats or signs of past or present use by bats shall require either humane eviction (installation of blockage materials and one-way exits), or partial dismantling, and only during seasonal periods of bat activity between March 1 to April 15 or between September 1 to October 15.

BIO-3: Tree
Preservation and
Relocation
Community
Development
A. Prior to the issuance of a grading permit or building permit, the applicant shall provide a detailed mitigation plan. The plan shall address the following issues:

Mitigation measures help preserve the extent and value of the City's public and private tree resources. Off-site
mitigation may be appropriate when on-site mitigation is not possible, when another site is available and preferred Prior to issuance
of a grading
permit or building
permit
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MITIGATION

MEA SURE DEPARTMENT

ACT ION(S)

REQUIRED

REQUIRED TIME

OF COMPLIANCE ACT ION TAKEN

EXHIBIT A

VERIFIED
BY/DEPT. DATE
for mitigation planting, and a reasonable relationship
exists between the impacts being created as a result of the tree removal and the benefits of the off-site mitigation.

The Department of Community Development may approve
one or both of the following two options for off-site
mitigation:

1. The applicant implements a specific mitigation plan
for an off-site location approved by the City which
incorporates planting, irrigation, and monitoring (and
replacement) for a five-year period. The City may
require a deposit to ensure that maintenance
activities are implemented.

2. If a specific site has not been identified, the
applicants may pay an in-lieu fee equal to the
reasonable expenses incurred by the City or its
contractors in installing off-site mitigation trees.

CR-1:

Archaeological
Resources
Community
Development
If prehistoric archaeological resources are discovered during grading and I During project trenching activities, work within 25 feet of the discovery shall be redirected construction and a qualified archaeologist will be contacted to evaluate the finds and make recommendations for mitigation to be followed by the applicant.

Adverse effects to such deposits shall be avoided. If such deposits cannot be avoided, it shall be determined, by a qualified archaeologist or equally qualified professional, whether they qualify as historical or unique archaeological resources under CEQA. If the deposits are not eligible, avoidance is not necessary. If they are eligible, they shall be avoided, or, if avoidance is not feasible, the adverse effects shall be mitigated.

Mitigation may include but is not limited to, thorough recording on Department of Parks and Recreation form 523 records (DPR523) or data recovery excavation. If data recovery excavation is selected, the excavation shall be guided by a data recovery plan prepared and adopted prior to beginning the data recovery work, and a report of findings shall be submitted to the City of Fairfield and the Northwest Information Center (NWIC) (CCR Title 14(3) 15126.(b)(3)(C)).

CR-2:

Archaeological
Remains
Community
Development
If archaeological remains are discovered during grading activities, work I During project within 25 feet of the discovery shall be redirected and the County Coroner construction will be notified immediately. At the same time, an Archeologist shall be contacted to assess the situation. If human remains are of Native American origin, the coroner shall notify the Native American Heritage Commission within 24 hours of identification. The Native American Heritage Commission shall identify a Most Likely Descendant (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods.

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E X H IB IT A

MITIGATION

MEASURE DEPARTMENT

ACTION(S)

REQUIRED

REQUIRED TIME

OF COMPLIANCE ACTION TAKEN

VERIFIED
BY/DEPT. DATE
Upon completion of the assessment, the archaeologist shall prepare a report documenting the methods and results and provide
recommendations for the treatment of the human remains and any associated cultural materials, as appropriate and in coordination with the recommendations of the MLD. The report shall be submitted to the City of Fairfield and the Northwest Information Center.

HAZ-1: Soil
Management
Plan
Public Works,
Community
Development
Should the project site's future construction activities include excavating soil from beneath the existing Walmart TLE surface-grade and basement level concrete slab for offsite disposal, specific handling, waste characterization, and off-site disposal procedures shall be required. The project proponent shall prepare a project-specific Soil Management Plan (SMP) detailing these procedures prior to issuance of a grading permit.

Prior to issuance
of a grading
permit
TRA-1: Bikeway
and Pedestrian
Improvements
Public Works,
Community
Development
The project proponent, in coordination with City staff, shall implement proposed bikeway and pedestrian improvements to reduce Vehicle Miles Traveled (VMT) impacts. Should the City adopt a VMT mitigation bank program or trip credit program, the appropriate fees or credits can be applied to the project.

During project
design and
construction
TRA-2:

Transportation
Demand
Management
Public Works The project proponent, in coordination with City staff, shall implement a I During ongoing Transportation Demand Management (TDM) Program. The pedestrian- project oriented design TDM measure shall be implemented on the front end by operations the developer, while ongoing TDM measures, including transit pass subsidies, commute marketing program, and carpool/vanpool incentives, shall be implemented and managed by the designated TDM Coordinator.

An annual monitoring program shall be implemented to measure the TDM Program outcomes. To measure the TDM Program's commute VMT reductions and mode share, a commute survey shall be administered to employees by the site occupant. In addition, traffic counts at the project driveways shall be collected and compared to the Institution of Transportation Engineers (ITE) estimated trip generation for the project site's specific use. If the commute survey and project trip count data find that the project's trip generation is at least five percent less than the ITE estimated trip generation, then the project's TDM goal will be met. If the project's TDM goal is not met, the project shall pay penalty fees as agreed upon with the City at the project approval stage.

TC-1: Cultural
Sensitivity
Training
Community
Development
Due to the possibility of archeological resources on the project site, the I Prior to project City of Fairfield shall require a note on any plans that r_equire ground construction disturbing excavation that there is a potential for exposing buried cultural resources, including prehistoric Native American burials.

MITI GATION

MEA SURE DEPARTMENT

ACT ION(S)

REQUIRED

REQUIRED TIME

OF COMPLIANCE ACT ION TAKEN

EXHIBIT A

VERIFIED
BY/DEPT. DATE
training the applicable construction crews in the identification of archaeological deposits and tribal cultural resources. Training shall include written notification of the restrictions regarding disturbance and/or removal of any portion of archaeological deposits and the proper procedures to follow should a resource be identified. The project applicant shall inform the Vacha Dehe Wintun Nation of the project construction schedule and allow for a Vacha Dehe Wintun Nation tribal monitor to be present at the project site during any ground disturbance activities in native soil, to ensure such activities do not negatively impact cultural resources. The tribal monitor shall also be provided an opportunity to attend the pre-construction briefing. The construction contractor, or its designee, shall be responsible for implementation of this measure.

TC-2: Protocol for I Community
Inadvertent Development
Discovery of
Tribal Cultural
Resources
If archaeological remains or tribal cultural resources are uncovered, all I During project construction activities within a 100-foot radius shall be halted immediately construction until a qualified archaeologist, in consultation with the tribal monitor, can evaluate whether the resource requires further study. The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement.

Any previously undiscovered archaeological resources are found during construction shall be recorded on appropriate Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Prehistoric archaeological site indicators include but are not limited to: obsidian and chert flakes and chipped stone tools; grinding and mashing implements (e.g., slabs and handstones, and mortars and pestles); bedrock outcrops and boulders with mortar cups; and locally darkened midden soils. Midden soils may contain a combination of any of the previously listed items with the possible addition of bone and shell remains, and fire-affected stones.

Historic period site indicators generally include but are not limited to:
fragments of glass, ceramic, and metal objects; milled and split lumber; and structure and feature remains such as building foundations and 'discrete trash deposits (e.g., wells, privy pits, dumps). If the resource is determined to be significant under CEQA, the City and a qualified archaeologist shall determine whether preservation in place is feasible.

Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource.

The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report, and file it with the appropriate information center (California Historical Resources Information System [CHRIS]), and provide for the permanent curation of the recovered materials. For any tribal cultural resources found during the ground disturbance activities, the Vacha Dehe Wintun Nation shall be immediately notified, and the appropriate treatment method for the uncovered resources shall be determined by the City and archaeologist in consultation with the Vacha Dehe Wintun Nation and its Vacha Dehe Treatment Protocol.

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E X H IB IT A

M IT IG A T IO N

M EA SU R E D EP A R T M E N T

A CT IO N (S)

R EQ U IR E D

REQ U IR ED T IM E

O F CO M P LI A N C E A CT IO N TA K EN

V ER IFIED
BY /D EPT . D A T E
The treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws. This shall include immediate notification of the Solano County Coroner and the City of Fairfield of the discovery of any human remains.

In the event of the coroner's determination that the human remains are Native American, the coroner must contact the NAHC within 24 hours. The NAHC shall identify a Most Likely Descendant (MLD) of the deceased Native American (PRC Section 5097.98). The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for the means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in PRC Section 5097.98. Development activity on the impacted site will halt until the landowner has conferred with the MLD about their recommendations for treatment of the remains, and the coroner has determined that the remains are not subject to investigation under California Government Code Section 27491.

M IT IG A T IO N M O N IT O R IN G A N D R EP O R T IN G PR O G R A M

INTRODUCTION
AB 3180 (Public Resources Code section 21081.6} requires public agencies to adopt a reporting or monitoring program whenever: a} a Negative Declaration which incorporates mitigation measures is adopted for a project; and b} after certifying an EIR, CEQA findings are adopted which concludes that otherwise significant impacts will be substantially lessened or avoided through the adoption of mitigation measures.

The following procedures shall be followed to ensure compliance with AB 3180. Please note that these procedures are intended to cover all project categories (private or public} and all stages of a project when monitoring or reporting may be required. A typical mitigation or monitoring program will consist of the checklist (Appendix "A"}, the General Provisions, and appropriate portions of the section titled "Types of project and mitigation and their monitoring/reporting procedures." The monitoring or reporting program may be attached to the Mitigated Negative Declaration or EIR findings and made a part of that document.

The CEQA Guidelines require mitigation of "significant impacts", except where findings of overriding significance are made. Unless this threshold of "significant impact" is reached, it is advisable to address project issues as conditions of project approval outside the CEQA process.

Mitigation measures must be written in very clear language, and must specify what, who, when, where, and if possible, the why.

GENERAL PROVISIONS
A. Checklist: All mitigation measures for a Negative Declaration or EIR shall be incorporated into the attached checklist for the purpose of monitoring or reporting their implementation.

B. Disagreement over the interpretation of a mitigation condition: Where staff and the applicant cannot agree on the exact meaning of a mitigation condition, the matter shall be referred to the Community Development Director. The applicant shall have the right to appeal the Director's interpretation to the Planning Commission.

C. Reporting: All reports submitted by the developer and consultant shall be under the penalty of perjury.

D. Records: All records pertaining to a Mitigated Negative Declaration shall be kept in the project file at the offices of the Community Development Department.

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E. Fee s: Fo r p riv a te p ro je cts, th e ap p lic a n t shall b e a r th e co st o f m o n ito ring and /o r rep o rtin g .

Fee s ch a rg e d for sta ff tim e sh a ll be e sta b lishe d by C ity C o u n ci l R e so lu tio n . W h e re ne ce ssa ry, th e a p p lic a n t w ill be re qu ire d to d e p o sit a lu m p su m w ith th e C o m m un ity D e v elo p m e n t D ep a rt m e n t. M o nito rin g co sts w ill be d eb ite d ag a in st sa id d epo sit. Fo r p u b lic p ro je cts w h e re fe e s a re n o t ch a rg e d , the co st o f m o n ito ring sha ll be bo rn e by th e D e p a rt m e n t re sp o n sib le fo r th e p ro je ct.

F . Pe na ltie s: If a n a p p lic a n t fa ils to p ro p e rly im p le m e n t m itig a tio n m e a su re s, th e C o m m u n ity D e v elo p m e n t D ire cto r th e ap p ro p ria te C ity D e pa rt m e n t ma y issu e a sto p -w o rk o rde r, o r d e n y sub se qu e n t a p pro v a ls n e c e ssa ry to co m p le te an d o cc up y th e p ro je ct. In so m e ca se s, th e C ity m a y req u ire p e rfo rm a n c e b o n d s o r le tt e rs o f cre d it to e n su re th a t m itig atio n co n d itio n s are p ro p e rly im p le m e n te d . T h e am o un t o f su c h b o nd s o r le tt e rs o f cre d it sh a ll be d e te rm ine d by th e C o m m u n ity D e v e lo p m e n t D ire cto r. Fa ilu re to im p le m en t m itig atio n ,m e a su re s o r to fu rn ish re qu ire d m itig a tio n rep o rts m a y b e ca u se fo r su sp e n sio n o r re v o catio n o f a pe rm it o r th e ba sis for leg a l actio n b y th e C ity to e n fo rc e co m p lia n c e w ith th e m itig atio n m e a su re o r rep o rt in g re qu ire m e n t.

T YP E S O F P R O JE C T S A N D M IT IG A T IO N A N D T H E IR M O N IT O R IN G /R EP O R T IN G PR O C E D U R E S :

P riv a te P ro je cts
A . C o n d itio n s a ff e cting p e rm an e n t co n stru c tio n . T h e se co n d itio n s aff e ct th e pe rm a ne n t d e sig n a n d lo c a tio n o f a stru c tu re . E x a m p le s in cl u d e lim itin g b u ild in g he ig h t, re qu irin g a se tb a ck, o r p ro v id in g a la n d sca p e b u ff e r.
• T he d ep a rtm e n t a p p ly ing the co n d itio n sig n s o ff o n th e m itig atio n co n d itio n (s) b e fo re th e b u ild ing p e rm it is issu e d , v e rify in g th a t th e p la n s co n fo rm w ith th e co n d itio n(s). • T he b u ild in g in sp e cto r e n su re s th a t co n stru c tio n co n form s w ith ap pro ved p la n s. • A ff e cte d d ep a rtm e n t sig n s o ff o n th e m itig atio n con d itio n(s) b e fo re fi n a l in spe ctio n /o cc u p a n cy , v e rify in g th a t th e p ro je ct co n fo rm s to th e m itig atio n co nd itio n (s).

B . C o nd itio n s d u rin g c o n stru c tio n . T he se co n d itio n s aff e ct th e w ay co n stru ctio n is ca rrie d o u t.

E x a m p le s w ill b e h o u rs o f o pe ra tio n , e ro sio n co n tro l p lan s, p re se rvatio n o f arch a e o lo g ica l site s , a n d p re se rv a tio n a n d p ro te ctio n o f m a rshe s. • R e sp o n sib ility fo r m o n ito rin g an d rep o rtin g shall be p la c e d o n th e ap p lica n t. T h e C ity d ep a rtm e n t w h ic h im p o se d th e co n d itio n w ill in v e stig ate co m p la in ts an d re v ie w re p o rts th a t a re su b m itt e d . C ity in sp e cto rs sh o u ld be in fo rm e d ab o u t m itig atio n co n d itio n s so the y can rep o rt o b v io u s v io la tio n s.
• R e p o rtin g b y a p p lic a n t sh a ll b e u nde r p e n a lty o f p e rju ry .

PAGE 2
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C. Operational Conditions. These require permanent monitoring/reporting on a regular basis.

Examples will include: hours of operation, maximum occupancy, toxic handling and disposal, and limits on nuisances like noise and odors.
• The burden would be placed on the applicant to provide reports to the City as required.

The content and frequency of the reports would be specified as part of the conditions.

Specialized inspectors may be required.
• Failure to implement an operational mitigation measure or to furnish required mitigation reports may be cause for suspension or revocation of a permit or the basis for legal action by the City to enforce compliance with the mitigation measure or reporting requirement. • Reporting shall be under penalty of perjury.
• The City may enter into agreement with another agency to monitor compliance (e.g. Fish and Game for creek conditions; County Health for toxins). • Code enforcement officer, planning staff, appropriate City staff will investigate complaints, and also ensure that reports are submitted as required to the Community Development Department.

PAGE 3
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EXHIBIT A

C IT Y O F F A IR F IEL D
Init ial Study Q uestion naire

PR O JECT DESC RIPT IO N AN D BAC KG RO UND
Project title:

Contact Person :

Project Spo nso r's
N am e an d Add ress:
80-12 Industrial Center Project
Jonathan Atkinson, Senior Planner
(707) 428-7387
[email protected]
80-12 Industrial Center LLC
415 Mission Street, 45th Floor
San Francisco, CA 94105
G eneral Plan Designatio n:

Zon ing:

P roject Location:

Longitud e/Latitud e:

A ssessor's Parcel Nu m bers:

Highway and Regional Commercial {CHR)
Commercial Retail {CR)
300 Chadbourne Road
"N" 38°14'17.76"N "W" 122° 4'52.02"W
028-750-240, -250, -260, -270, -290 and -300
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A V A I LA B I LI T Y O F D O C U M E N T : This document is available for review at:
1000 Webster St, 2nd fl., Fairfield, CA; 8am-12pm, 1-S:30pm; Monday-Thursday, and the second, fourth, and fifth Fridays of each month.

PROJECT DESCRIPTION: Development of two industrial warehouse buildings and associated site improvements on a 19.44-acre site. Building 1 will have a building area of 103,440 square feet and a height of 42 feet and Building 2 will have a building area of 225,113 square feet and a height of 46 feet. The project site was formerly home to Walmart for which the existing vacant building and site improvements will be demolished as part of the project. The project requires City Council approval of a General Plan Amendment from Highway and Regional Commercial to Limited Industrial and Zone Change from Regional Commercial (CR) District to Limited Industrial (IL) District.

SURROUNDING LAND USES AND SETTING: Six parcels of land comprise the 19.44-acre project site at 300 Chadbourne Road. The project site is bounded by Highway 12 to the north and Chadbourne Road to the west. There are existing developments that surround the project site, including auto dealerships across Highway 12 to the north, Jelly Belly to the east, Busch Campus Park to the south, and Sutter Health medical offices across Chadbourne Road to west. The project site is characterized by a large vacant building that was formerly home to Walmart and a surface parking with several mature trees and landscape improvements.

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Exhibit 1: Regional V icinity
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Ex h ib it 2 : P ro je c t V ic in ity
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Initial Study/Mitigated Negative Declaration
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Exhibit 3a: Conceptual Site Plan
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IN T E R N A T IO NA L
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80-12 Industrial Center Project
Initial Study/Mitigated Negative Declaration
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Packet Page 178 of 288Attachment 5 Page 32 of 142

Ex h ib it 4 : B u ild in g 1 E lev a tio n
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80-12 Industrial Center Pro ject
Initial Study/M itigated Negative Declaration
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Packet Page 180 of 288Attachment 5 Page 34 of 142

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80-12 Industrial Center Project
Initial Study/M itigated Negative Declaration
Building 2 Elevation
Source: HPA Architecture Exhibit 5
Packet Page 182 of 288Attachment 5 Page 36 of 142

O T H E R P U B LI C A G E N CY A P P R O V A L S : N/A TRIBAL NOTIFICATION: Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? ~ Yes □ No
NOTE: Conducting consultation early in the CEQA process allows tribal governments, lead agencies, and project proponents to discuss the level of environmental review, identify and address potential adverse impacts to tribal cultural resources, and reduce the potential for delay and conflict in the environmental review process. (See Public Resources Code section 21080.3.2.) Information may also be available from the California Native American Heritage Commission's Sacred Lands File per Public Resources Code section 5097.96 and the California Historical Resources Information System administered by the California Office of Historic Preservation.

Please also note that Public Resources Code section 21082.3(c) contains provisions specific to confidentiality.

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below could be potentially affected by this project, involving at least one impact that is a "Less than Significant with Mitigation" as indicated by the checklist on the following pages.
□ Aesthetics □ Agriculture and □ Air Quality
Forestry Resources
~ Biological Resources ~ Cultural Resources □ Energy
□ Geology/ Soils □ Greenhouse Gas ~ Hazards & Hazardous Emissions Materials
□ Hydrology/ Water □ Land Use/ Planning □ Mineral Resources Quality
□ Noise □ Population / Housing □ Public Services
□ Recreation ~ Transportation ~ Tribal Cultural
Resources
□ Utilities/ Service □ Wildfire □ Mandatory Findings of Systems Sign ifica nee
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DETERMINATION
On the basis of this initial evaluation:

D I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

IS] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

D I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

D I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

D I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
athan Atkinson, Senior Planner Date
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EV A LUA TIO N O F EN VIRO N M EN T AL IM PACTS
1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the Lead Agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required.
4) A "Mitigated Negative Declaration" (Negative Declaration: Less Than Significant with Mitigation Incorporated) applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The Lead Agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level.
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or Negative Declaration (California Code of Regulations [CCR], Guidelines for the Implementation of CEQA § 15063(c)(3)(D)). References to an earlier analysis should:
a) Identify the earlier analysis and state where it is available for review. b) Identify which effects from the environmental checklist were adequately analyzed in the earlier document, pursuant to applicable legal standards, and whether these effects were adequately addressed by mitigation measures included in that analysis. c) Describe the mitigation measures in this document that were incorporated or refined from the earlier document and indicate to what extent they address site-specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached and other sources used or individuals contacted should be cited in the discussion.

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8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify:
a) the criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance.

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IS S U E S
I. AESTHETICS - Except as provided in Public Resources
Code Section 21099, would the project:
a} Have a substantial adverse effect on a scenic vista? b} Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c} In non-urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are those
that are experienced from publicly accessible vantage
point}. If the project is in an urbanized area, would
the project conflict with applicable zoning and other
regulations governing scenic quality?
d} Create a new source of substantial light or glare
which would adversely affect day or nighttime views
in the area?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
X
X
Discussion: According to the City's adopted Scenic Vistas and Roadways Plan (adopted in 1999}, the project site is not located near an identified "Scenic Vista" or along an identified "Scenic Roadway." The nearest scenic roadway, Cordelia Road, is approximately 0.63-mile south of the project site. Views of the project site from Cordelia Road are currently blocked by existing light industrial buildings located in between the project site and Cordelia Road. In addition, there are no officially designated State scenic highways in the City. The nearest scenic highway is State Route 29 (SR-29} (designated as eligible for listing}, which is located 12.5 miles west of the project site in Napa County.1 Views of the project site are not afforded from SR-29 due to intervening topography, structures, and vegetation. Thus, the project would not substantially damage scenic resources within a State scenic highway.

As the project is located in an urbanized area, existing sources of light and glare typically come from vehicles traveling on adjacent roadways, streetlights, exterior lighting on surrounding buildings, and reflection from windows and roofs on the surrounding commercial/industrial development. The project is consistent with the applicable standards for development under the Zoning Ordinance and the City's Design and Development Guidelines for industrial projects, as proposed and conditioned. In addition, the City requires, as a standard condition, that lighting be 1 California Department of Transportation State Scenic Highway System Map. nd. https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116fl aacaa Accessed July 19, 2022.

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of appropriate intensity and shielded to avoid unreasonable impacts to surrounding property.

Therefore, impacts would be less than significant.
(Sou rce 1)
II. AGRICULTURE AND FOREST RESOURCES: In determining
whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources,
including timberland, are significant environmental
effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire
Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and
the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols
adopted by the California Air Resources Board. -- Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
section 12220(g)), timberland (as defined in Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined in Public
Resources Code section 51104(g))?
d) Result in the loss of forest land or conversion of
forest land to non-forest use?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant No
Impact Impact
X
X
X
X
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II. AGRICULTURE AND FOREST RESOURCES: In determining
whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources,
including timberland, are significant environmental
effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire
Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and
the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols
adopted by the California Air Resources Board. -- Would the project:
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant No
Impact Impact
X
Discussion: The project site is located in an area designated as Urban and Built-Up Land on the California Department of Conservation Important Farmland Finder map for Solano County. 2 The project site and adjacent land are not designated as farmland in any statewide study, nor do they involve any Williamson Act contracts. Furthermore, the project site is already developed and is not located in a forested area that would result in the conversion of forest land into a non-forest use. Therefore, no impact would occur.
(Source 2)
2 California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/ , accessed July 19, 2022.

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P o t e n tia lly
L e s s T ha n
L e s s tha n Ill. AIR QUALITY - Where available, the significance criteria Significant No established by the applicable air quality management
Significant With Significant Impact Impact Mitigation Impact district or air pollution control district may be relied upon to make the following determinations. Would the
project:
a) Conflict with or obstruct implementation of the X
applicable air quality plan?
b) Result in a cumulatively considerable net increase of X any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant X concentrations?
d) Result in other emissions {such as those leading to X odors) adversely affecting a substantial number of
people?
Discussion: The project site is located along the northeastern portion of the San Francisco Bay Area Air Basin {SFBAAB). The SFBAAB includes all of Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, and Santa Clara Counties as well as the southern half of Sonoma County and the southwestern portion of Solano County. Fairfield has a semi-arid temperate climate. The annual average minimum temperature is 47°F in Fairfield. July is usually the warmest month with annual average maximum temperatures around 73°F. Fairfield gets, on average, over 23 inches of precipitation annually (Western Regional Climate Center). The region averages approximately 30 inches of rain per year, with most of the rain falling during winter. Fog from nearby marshes and bays is common during winter. The prevailing wind in the region is from the southwest through the Carquinez Strait and wind speeds average 20-45 miles per hour.

Air pollutants of concern in the air basin are primarily generated by three categories of sources:
mobile, stationary, and area sources. Mobile sources refer to operational and evaporative emissions from motor vehicles. Stationary sources include "point sources" which have one or more emission sources at a single facility. Point sources are usually associated with manufacturing and industrial uses and include sources such as refinery boilers or combustion equipment that produces electricity or process heat. Area sources include sources that produce widely distributed emissions. Examples of area sources include residential water heaters, painting operations, lawn mowers, agricultural fields, landfills, and consumer products, such as lighter fluid or hair spray. Criteria air pollutants (listed in the following section) are defined as pollutants for which the federal and state governments have established ambient air quality standards for outdoor concentrations. The federal and State standards have been set at levels S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 16 Packet Page 190 of 288Attachment 5 Page 44 of 142

above which concentrations could be harmful to human health and welfare. These standards are designed to protect the most sensitive persons such as children, pregnant women, and the elderly, from illness or discomfort.

The California Air Resources Board (CARB) is the State agency responsible for ensuring implementation of the California Clean Air Act (CAA), setting the California Ambient Air Quality Standards (CAAQS), and overseeing air quality planning and control throughout the state. The California CAA established a legal mandate for air basins to achieve the CAAQS by the earliest practical date. These standards apply to the following 10 criteria pollutants: ozone (03), nitrogen dioxide (NO2), carbon monoxide (CO), sulfur dioxide (SO2), particulate matter 2.5 microns or less in diameter (PM2.s), particulate matter ten microns or less in diameter (PM10), and lead (Pb), visibility-reducing particles, hydrogen sulfide, and vinyl chloride. CARB is also responsible for designating air basin areas of the State as 'attainment', 'nonattainment', or 'unclassified' based on the 10 criteria pollutants per State standards. The air quality of a region is considered to be in attainment of the State standards if the measured ambient air pollutant levels for 03, CO, NO2, PM10, PM2.s, SO2 (1-and 24-hour), and lead are not exceeded, and all other standards are not equaled or exceeded at any time in any consecutive three-year period.

The SFBAAB is considered in non-attainment for ozone, PM10, and PM2.s with regards to standards established by the State of California. Management of air quality in the SFBAAB is the responsibility of the Bay Area Air Quality Management District (BAAQMD). Specifically, the BAAQMD has responsibility for monitoring ambient air pollutant levels throughout the air basin area and developing and implementing attainment strategies to ensure that future emissions will be within federal and State standards. The following plans have been developed by the BAAQMD to achieve attainment of the federal and state ozone standards:
• The Clean Air Plan (CAP) and Ozone Strategy fulfill the planning requirements of the California CAA.
• The Ozone Attainment Plan fulfills the federal CAA requirements.

In addition to the aforementioned plans, the BAAQMD CEQA Air Quality Guidelines ("BAAQMD Guidelines") set forth methodologies and quantitative significance thresholds that a lead agency may use to estimate and evaluate the significance of a project's air emissions and health risks posed to nearby sensitive receptors.

Air quality impacts were evaluated in accordance with the methodologies recommended by CARB and the BAAQMD. Where criteria air pollutant quantification was required, emissions were modeled by technical consultants using the California Emissions Estimator Model version 2016.3.2 (CalEEMod). Average daily emissions from project construction and from operational activities were calculated, including both on-site and off-site activities. According to Table 8, Construction Phase Daily Emissions and Table 9, Construction Phase Annual Emissions of the Air Quality and Climate Change Impact Assessment (Appendix A), neither the project's construction nor net operational emissions would exceed the BAAQMD Guidelines thresholds for any criteria air pollutants, nor would the proposed project produce cumulatively considerable emissions of S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 17 Packet Page 191 of 288Attachment 5 Page 45 of 142

nonattainment pollutants since the project would not exceed regional thresholds. Quantitative assessments of these discussed emissions, as well as CalEEMod projected construction equipment and methods, can be reviewed in the Air Quality and Climate Change Impact Assessment (Appendix A). Therefore, a less than significant impact would occur.

Neighboring properties are primarily industrial and commercial with some residential to the northeast but separated from the project site by SR-12. Given the lack of significant criteria pollutant impacts and lack of industrial sources in the project, the public exposures to project- generated pollutants would be of minimal concentration and toxicity. Therefore, the project impact on sensitive receptors would be less than significant.

The project does not involve other emissions that may affect a substantial number of people. The land uses that would comprise the project are not found in the Odor Screening Distances table in the BAAQMD CEQA Guidelines. Therefore, the project impact from other emissions that would affect a substantial number of people would be less than significant. {Source 3)
Less Than
Potentially Significant Less than
Significant With Significant No
IV. BIOLOGICAL RESOURCES-Would the project: Impact Mitigation Impact Impact a) Have a substantial adverse effect, either directly or X through habitat modifications, on any species
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service?
b) Have substantial adverse effect on any riparian X
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect state or federally X protected wetlands (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement of any X
native resident or migratory fish or wildlife species or with established native resident or migratory wildlife
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IV . B IO LO G IC A L RE S O U RC E S -Would the project:
corridors, or impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state
habitat conservation plan?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
Discussion: The project site is bounded by Highway 12 to the north and Chadbourne Road to the west. There are existing developments that surround the project site, including auto dealerships across Highway 12 to the north, Jelly Belly to the east, Busch Campus Park to the south, and Sutter Health medical offices across Chadbourne Road to west. Vegetation on the property consists of a variety of planted trees and weedy and non-native grassland species and landscaping species common in disturbed urban sites.

The project site is in Covered Urban Zone 1 and therefore would be subject to the Solano Habitat Conservation Plan (HCP) conservation measures. Figure 3-6 of the Solano HCP, Vegetation and Cover Types, as prepared by the Solano County Water Agency (SCWA), shows the site as "Developed" and not included within any of the mapped vegetation cover types. The nearest vegetation cover type mapped in the Solano HCP are nearby areas designated as Valley Floor Grassland Conservation Area.

A Biological Evaluation was prepared for the project site, which evaluates the site for impacts on special-status species. Special-status species are plant and animal species that meet the CEQA Guidelines definition of endangered, threatened, or rare (CEQA Guidelines §15380); species listed pursuant to California Endangered Species Act (CESA), Endangered Species Act (ESA), or Native Plant Protection Act (NPPA). Refer to Tables 1 and 2 of the Biological Evaluation (Appendix B-1) for additional information.

According to the Biological Evaluation, the project would not result in any significant adverse impacts on special-status plant or animal species and would not substantially reduce the number or restrict the range of a rare, endangered, or threatened species of fauna. None of the special- status plant or animal species discussed in Tables 1 and 2 of the Biological Evaluation have the potential to occur at the project site.

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S p e c ia l-S t a t u s P la n t s . A ll t h e s p e ci a l-s t a t u s p lan t s p e c ie s lis t e d in T a b le 1 o f t h e Biological Evaluation as occurring in the project vicinity require habitat conditions that are not found at the site of the proposed project. Because of the urbanized nature of the project site and the surrounding area, the presence of a high component of non-native vegetation at the site, and the lack of specialized habitats known to harbor special status plants occurring in the vicinity, make this site a poor candidate for supporting special-status plant species. No special-status plant species occur on the property, therefore, no impacts to special-status species of flora would result from the proposed project.

Special-Status Animals. Two special-status animal species that have occurred in the vicinity of the project are Swainson's Hawk and burrowing owl.
• Swainson's Hawk: According to the Biological Evaluation, the project site does not provide habitat that would be suitable as a nesting or foraging habitat by Swainson's Hawk, which prefers foraging in agricultural fields and grasslands in the vicinity of riparian systems. No impacts to Swainson's Hawk would result from the project. • Burrowing owl: Habitat for burrowing owl does not occur on the proposed project site. There are no ground squirrels or ground squirrel colonies on the property; therefore, there are no burrows suitable to support burrowing owl. No impacts to burrowing owl would result from the project.

No riparian habitat or other sensitive natural community as defined by the California Natural Diversity Database (CNDDB), Solano HCP, or the CEQA Guidelines occurs on or in the vicinity of the project site. Therefore, no impacts to riparian habitat or other sensitive natural communities would result from the project.

As no wetlands or waters of the U.S. or State are found on the property, development of the project as proposed would not result in filling (direct impacts) or any indirect impacts to any area that would be subject to the jurisdiction of the U.S. Army Corps of Engineers (USACE), the Porter-Cologne Act jurisdiction of the San Francisco Bay Regional Water Quality Control Board (SFBRWQCB), or subject to California Fish and Game Code (CFGC) jurisdiction of California Department of Fish and Wildlife (CDFW). No permits from the USACE, SFRWQCB, or CDFW would be required and no impacts to wetlands would result from the project.

A number of wildlife species, including a variety of bird species, were observed on the project site during the field survey. As a result of this finding, the following impact discussions regarding migratory and native resident nesting birds and bat roosts are discussed below and mitigation measures are required.

No aquatic habitats or fish exist on or adjacent to the project site; therefore, no impacts to migratory fish would occur with the project.

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Migratory and Native Resident Nesting Birds
Nesting bird species protected by the federal Migratory Bird Treaty Act (MBTA) or CFGC could be impacted during project construction. The project would require the removal of a large number of trees that could provide suitable substrate for nesting birds. In fact, a family group of recently-fledged bushtits was observed on the project site, indicating that nesting by this species occurred on the site during the 2021 nesting season. Work related to construction involving the removal of trees or vegetation or related to building demolition during the February 1 to August 1 bird breeding season could result in mortality of nesting avian species, if they are present. To ensure compliance with the MBTA and the CFGC, bird nesting surveys are generally required if construction work requires vegetation removal during the bird nesting season.

Because the project proposes the removal of existing planted trees in landscape islands, berms and strips, and such removal could occur during the February 1 to August 31 breeding season, the project would therefore be required to conduct pre-construction breeding bird surveys prior to the removal of trees through Mitigation Measure BIO-1. Implementation of Mitigation Measure BIO-1 would ensure that impacts to migratory and native resident nesting birds are reduced to less than significant.

Mitigation Measure 810-1: Migratory and Native Resident Nesting Birds If construction is to be conducted during the breeding season of migratory birds {February 1 to August 31), a qualified biologist shall conduct a pre-construction breeding bird survey in areas of suitable habitat (trees and vegetation, and also eaves and other building structures) within 15 days prior to the onset of construction activity. If bird nests are found, appropriate buffer zones shall be established around all active nests to protect nesting adults and their young from direct or indirect impacts related to project construction disturbance. Size of buffer zones shall be determined per recommendations of the qualified biologist based on site conditions and species involved. Buffer zones shall be maintained until it can be documented that either the nest has failed or the young have fledged.

Bat Roosts
The proposed project has the potential to affect special-status and common roosting bat species during either the removal of trees or demolition of the existing building (especially during removal of the Spanish tile roof). Bats have the potential to roost in existing vacant or underutilized buildings and other man-made structures and could be present within the structure. In addition, many of the planted trees along the borders of the project site, in the area of the existing building, along entrance roads, and within parking lots on the property are mature trees, show evidence of small cavities and exfoliating bark that could serve as roost sites for populations of bats or could harbor solitary bats.

Significant impacts to bats prohibited under the CFGC could result from disruption of an occupied non-breeding bat roost or the loss of a maternity colony of bats. This may occur through direct S:\Planning\Projects\ANX-GPA-ZCIGPAIGPA2021-003 80-12 Industrial Center\CEQAIGPA2021-003 IS 2022-08-03.docx Page 21 Packet Page 195 of 288Attachment 5 Page 49 of 142

disturbance from destruction of a roost site during removal or pruning of trees or an indirect disturbance causing behavioral alterations due to construction noise or vibration, or by increased human activity in the area. Because of this potential impact, a Bat Habitat Assessment is required to be conducted by a qualified bat biologist prior to construction in order to determine whether suitable habitat for bats is found in the trees that are scheduled for removal or trimming.

Implementation of Mitigation Measure BI0-2, which requires this protocol to be activated to achieve humane removal of bat populations if present, would ensure that impacts to bats are reduced to less than significant.

Mitigation Measure B/0-2: Bat Roosts
The applicant shall conduct a Bat Habitat Assessment of all trees to be removed or trimmed and all structures scheduled for demolition. The Bat Habitat Assessment of the prior Walmart structure shall consist of a visual examination of the exterior and interior surfaces and spaces for suitable entry points, and signs of roosting bats (fecal pellet accumulations, urine or fur staining at entrances, insect prey remains, live or dead bats, characteristic odor, etc.). The Bat Habitat Assessment shall determine the presence of suitable roosting habitat in the form of tree cavities that could harbor colonial bats or exfoliating bark or suitable foliage to support solitary bats. If no bat habitat is found during the assessment, the structure can be demolished, or the tree can be removed or trimmed. If trees or structures contain suitable potential bat habitat, or if the presence of roosting bats is presumed, then additional mitigation shall be implemented as determined by the bat biologist if necessary.

Trees: Scheduled removal of trees with suitable bat habitat shall have a qualified bat biologist present at the time of removal and trimming during seasonal periods of bat activity {March 1 to April 15 or September 1 to October 15). If trees containing suitable potential bat habitat are scheduled for removal outside of these seasonal periods of bat activity, the qualified bat biologist shall conduct a visual survey of all suitable roost features to determine if bats are present, and then remove the tree if bats are not present. If roost features cannot be completely surveyed due to access, cavity depth and uncertainty remains regarding the potential presence of roosting bats, the removal of the subject tree shall be delayed until the appropriate seasonal period of bat activity cycle is completed as verified under the supervision by the qualified bat biologist.

Structures: If structures are found to contain suitable potential roost habitat or signs of past or present use by bats, or the presence of roosting bats is presumed, a detailed visual survey or night emergence survey shall be conducted to verify the absence of bats. Night emergence surveys can only be conducted when bats are active. Buildings containing bats or signs of past or present use by bats shall require either humane eviction (installation of blockage materials and one-way exits}, or partial dismantling, and only during seasonal periods of bat activity between March 1 to April 15 or between September 1 to October 15.

The project would not conflict with any policies of the City of Fairfield or of the Solano HCP. The project would adhere to the preservation of tree species protected by City and as described in further detail in the following sections.

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Tree Preservation
The project site was landscaped as a requirement of City of Fairfield development approval with a number of tree plantings persisting without irrigation since the site was vacated. The proposed project would require the removal of landscape trees, which are considered protected under Fairfield Municipal Code Section 25.36, Tree Conservation, of which Section 25.36.3, Protected Trees, states:

The following trees are hereby designated as protected trees by this ordinance:

A. All trees on public property.

B. Trees planted or preserved on private property or within the public right of way which were:

1. Required by the City as a condition of approval for the project; or

2. Shown on a landscape drawing or plan for a project approved by the City.

To be authorized to remove "protected" trees, Section 25.36.6, Tree Conservation and Mitigation Planning During Projects that Require City Review, requires the following:

A. An applicant proposing to remove (a) protected tree(s) as part of a project which otherwise requires review and action by City staff, the Commission, or the City Council, shall provide the following information to the City for use during project review:

1. A scaled drawing showing:
a. All protected trees that the applicant is proposing to preserve that might be impacted by development. These trees should be identified by species or type, condition, and size.
b. All protected trees proposed for removal. The applicant shall provide a table summarizing the size (diameter), condition, species, and other pertinent information such as canopy size. The applicant shall indicate the reason(s) for the removal of any protected tree. The City will review the tree removal requests based on the criteria in Section 25.36.7.

In order to create a design that would ensure tree health/stability that minimizes tree removal and protects tree resources on the project site during construction, a Tree Resource Analysis was performed (Appendix B-2). Site inspections were conducted during the month of August 2021.

Four-hundred forty-one (441) trees/tree groups were inspected, numerically tagged and inventoried. Where tree trunks were inaccessible due to dense shrubbery surrounds or transient encampment restrictions, trunk diameters were approximated. The project site is subject to frequent, strong wind forces developing from the western direction. The western side of the more exposed trees display "burned" and thinning canopies typical of those affected by high winds, low S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQAIGPA2021-003 IS 2022-08-03.docx Page 23 Packet Page 197 of 288Attachment 5 Page 51 of 142

soil moisture levels and/or salinity influences. Many trees lean dramatically to the east as a direct result of the high winds.

Following the tagged inventory, a Tree Mitigation Plan (Appendix B-3) was drafted compiling the findings from the Tree Resource Analysis. According to the findings, a total of 412 trees (326 in good condition, 86 in poor condition) are scheduled for removal, and a total of 126 protected trees are to be preserved on-site as part of the project landscaping. With implementation of Mitigation Measure B10-3, which requires the safe removal and preservation of protected trees pursuant to Section 25.36, Tree Conservation, of the Fairfield Municipal Code, impacts regarding tree preservation would be reduced to less than significant.

Mitigation 810-3: Tree Preservation and Relocation
A. Prior to issuance of a grading permit or building permit, the applicant shall provide a detailed mitigation plan. The plan shall address the following issues:

1. The applicant implements a specific mitigation plan for an off-site location approved by the City which incorporates planting, irrigation, and monitoring S:\Planning\Projects\ANX-GPA-ZCIGPA\GPA2021-003 80-12 Industrial Center\CEQAIGPA2021-003 IS 2022-08-03.docx Page 24 Packet Page 198 of 288Attachment 5 Page 52 of 142

(and replacement) for a five year period. The City may require a deposit to ensure that maintenance activities are implemented.

2. If a specific site has not been identified, the applicants may pay an in-lieu fee equal to the reasonable expenses incurred by the City or its contractors in installing off-site mitigation trees.

The project has been reviewed pursuant to requirements of the Solano HCP and Natural Communities Conservation Planning Act (NCCP). The member agencies, including the City of Fairfield, have agreed to implement conservation measures to ensure the protection of threatened and endangered species and their habitat within the SCWA contract service area. The project site is within Covered Urban Zone 1; therefore, the project site would be subject to appropriate HCP conservation measures. Figure 3-6 of the HCP, Vegetation and Cover Types, shows the site as "Developed" and not included within any of the mapped vegetation cover types.

The nearest vegetation cover type mapped in the HCP are nearby areas designated as Valley Floor Grassland Conservation Area. The project is consistent with measures to ensure protection of special-status species covered by the Solano HCP and the project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. A less than significant impact would occur.
(Source 4, 5, 6)
V. CULTURAL RESOURCES- Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
15064.5 of the State CEQA Guidelines?
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to 15064.5 of the State CEQA Guidelines?
c) Disturb any human remains, including those interred
outside of formal cemeteries?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
X
Discussion: The project site is relatively flat and was previously fully graded and developed as a big box retail store with associated parking, landscaping driveway paving and parking lots. There have been no known discoveries of archeological resources at the site or within its immediate vicinity. However, cultural resources could be encountered unexpectedly during project construction. The greater Fairfield area has a rich tribal history, which has resulted in the discovery of human remains and artifacts during construction projects in the past.

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Construction of the proposed project may result in the identification of historic-era or prehistoric archaeological materials including human remains. In the event that such resources are encountered unexpectedly during excavation activities, the City requires that no resources shall be handled or photographed, and construction activity of subject property shall cease. In the event of inadvertent discoveries of cultural resources, Mitigation Measures CR-1 and CR-2 shall be implemented. With implementation of Mitigation Measures CR-1 and CR-2, project impacts to cultural resources would be reduced to less than significant.

Archaeological Resources
Archaeological resources could be discovered during grading and potentially significant impacts could result to unidentified archaeological resources during the project construction stage.

Mitigation Measure CR-1: Archaeological Resources
If prehistoric archaeological resources are discovered during grading and trenching activities, work within 25 feet of the discovery shall be redirected and a qualified archaeologist contacted to evaluate the finds and make recommendations for mitigation to be followed by the applicant.

Mitigation may include, but is not limited to, thorough recording on Department of Parks and Recreation form 523 records (DPR523} or data recovery excavation. If data recovery excavation is selected, the excavation shall be guided by a data recovery plan prepared and adopted prior to beginning the data recovery work, and a report of findings shall be submitted to the City of Fairfield and the Northwest Information Center (NWIC} {CCR Title 14(3) 15126.(b}(3}(C}).

Archaeological Remains
Archaeological remains could be discovered during grading and potentially significant impacts could result to unidentified archaeological remains at the construction stage.

Mitigation Measure CR-2: Archaeological Remains
If archaeological remains are discovered during grading activities, work within 25 feet of the discovery shall be redirected and the County Coroner notified immediately. At the same time, an Archeologist shall be contacted to assess the situation. If human remains are of Native American origin, the Coroner shall notify the Native American Heritage Commission within 24 hours of identification. The Native American Heritage Commission shall identify a Most Likely Descendant S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 26 Packet Page 200 of 288Attachment 5 Page 54 of 142

(M LD ) t o in s p e c t t h e s it e a n d p ro v id e r e c o m m e n d a t ion s fo r th e p r o pe r tr e a t m e n t of th e r e m a in s a n d a s s o c ia t e d g r a v e g o o ds .

U p o n c o m p le t io n of t h e a s s e s s m e n t, th e a r c h a e o lo g is t s h a ll p r e p a r e a r e po r t do c u m e n t ing th e m e t h o ds a n d r e s u lts a n d p r o v id e r e c o mm e n d a t io n s fo r th e tr e a t m e n t of th e h u m a n r e m a in s a n d a n y a ss o c ia t e d c u lt u ra l m a t e r ia ls, a s a pp r o p r ia t e a n d in co o r d in a t io n w it h th e r ec o mm e n d a t io n s of t h e M LD . Th e r e p o r t s h a ll b e s u b m it t e d to th e Ci ty of F a irfie ld a n d th e N o r th w e s t Info r m a tio n C e n t e r .

VI. ENERGY- Would the project:
a} Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
b} Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
Discussion: An Energy Impact Assessment (Appendix C} was performed to evaluate the project's overall energy consumption in using the following three categories offuel consumption: 1} diesel and gasoline fuel use and associated vehicle trips generated (i.e., transportation sources}; 2} natural gas usage; and 3} electricity consumption. The primary sources of project fuel energy consumption (diesel and gasoline} would come from off-road equipment activity (primarily during construction} and from on-road vehicular traffic (i.e., delivery trucks} and equipment used during operations to manage the warehouse (e.g., refrigeration, general HVAC, lighting, etc.).

Additional sources of project energy consumption would include electricity and natural gas (for building HVAC, refrigeration, etc.}.

Project Construction Energy Consumption. During project construction, there would be a temporary consumption of energy resources required for the movement of equipment and materials. Compliance with local, State, and federal regulations would reduce short-term energy demand during the project's construction to the extent feasible (the construction phase is estimated to last approximately 11 to 12 months total}, and project construction would not result in a wasteful or inefficient use of energy. As summarized in Table 3 of the Energy Impact Assessment, off-road equipment consumption would amount to approximately 51,459 gallons of fuel and approximately 21,442,753 gallons for on-road Vehicle Fuel Consumption. Energy use during project construction would be primarily in the form of fuel consumption to operate heavy equipment, vehicles, machinery, and generators. Temporary power may also be provided to construction trailers or electric construction equipment; however, electricity use during project construction is expected to be minimal.

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Project Operational Energy Consumption. Once constructed, the proposed project would also use energy resources for the operation of the warehouse and office buildings (electricity and natural gas), and for on-road vehicle trips (gasoline and diesel fuel). As shown in Table 4 of the Energy Impact Assessment, project operational fuel resource consumption is estimated to result in a worst-case net increased fuel consumption of approximately 95,161 additional gallons annually compared to the zero-baseline scenario. Compared to the California Energy Commission's (CEC) Retail Fuel Outlet Annual Reporting (CEC-A15) Results, which shows that approximately 180 million gallons of fuel was sold in Solano County during the most recent 2020 reporting year, the project's estimated increase in fuel consumption would constitute an approximate 0.0005 percent of the overall total annual fuel energy consumption within the County.

Similarly, as shown in Table 5 and Table 6 of the Energy Impact Assessment, project operational electricity and natural gas consumption is estimated to result in a worst-case scenario increase of approximately 3,529,422 kilowatt hours (kWh) and approximately 1,727,244 kilo-British thermal unit (kBtu) of additional annual consumption compared to the zero baseline scenario.

Per the CEC's most recent energy report, specifically the most recent "Natural Gas Consumption by County" and "Electricity Consumption by County" 2020 data sets for Solano County, nonresidential sector operations consumed an estimated 2.1 billion kWh's and 1.6 billion kBtu's total in 2020. Compared to the CEC's 2020 County-wide data set, the project's estimated increase in electricity and natural gas consumption would constitute in an approximate 0.002 percent and

0.0001 percent increase, respectively, compared to the total annual consumption within the County. As such, project activities would have a minimal effect on the local and regional fuel energy supplies and availability.

Project Energy Conservation. There are no unusual project characteristics or processes involved during construction or operations that would require the use of equipment or vehicles that would be more energy intensive than is used for comparable activities, or the use of equipment that would not conform to current emissions standards and related fuel efficiencies. As required by the City, the project site would be developed using water and energy efficiency features as applicable, including water efficient landscaping, 32 parking spaces with EV infrastructure, nine parking stalls designated for clean air/carpool parking, LED light fixtures, and other warehouse features meant to reduce energy use from lighting (e.g., skylights, solar paneling, etc.). In addition, although not part of this project, there are future plans to develop 15 percent of the warehouse roofs with solar panels, which would further reduce the total facility energy consumption. Lastly, the proposed project would be constructed consistent with applicable CALGreen Building Code and Title 24, which would also reduce consumption from area and energy sources. For these reasons, the construction and operation of this proposed project would not require the creation of a new source of energy, and compliance with applicable State and local requirements would help ensure the project does not result in wasteful, inefficient, or unnecessary consumption of energy resources.

Lastly, equipment and vehicles used by project workers and vendors would be subject to increasingly stringent federal and State fuel efficiency standards, which would minimize the S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 28 Packet Page 202 of 288Attachment 5 Page 56 of 142

potential for inefficient fuel usage. The project would be required to comply with the provisions of 13 CCR Sections 2449 and 2485, which prohibit diesel- fueled commercial motor vehicles and off-road diesel vehicles from idling for more than five minutes. Heavy equipment would also be subject to the U.S. Environmental Protection Agency (USEPA) Construction Equipment Fuel Efficiency Standard {40 Code of Federal Regulations Parts 1039, 1065, and 1068) and CARB's AB 1493 (i.e., Pavley) regulations, which would also minimize inefficient fuel consumption and ensure that the fuel efficiency of equipment and vehicles operating on- and off-site would continue to improve over time. In the interest of cost efficiency and in accordance with federal and State requirements, on-site staff and vendors would not utilize fuel in a manner that is wasteful or unnecessary during project construction and operation phases.

For the reasons outlined above, the proposed project would not result in a potential impact due to wasteful, inefficient, or unnecessary consumption of energy resources, and impacts would be less than significant.

Currently, the City of Fairfield does not yet have a specific threshold of significance for energy impacts. At this time, other than the policies found within the General Plan, the City has not adopted local programs or policies that support energy efficiency and/or sustainability that would apply to the project. Nonetheless, in accordance with the City's General Plan Open Space, Conservation, and Recreation Element, the project would incorporate Green Building Code and energy efficiency measures as required by the City.

The project's mobile equipment and vehicles would also comply with federal, state, and regional requirements where applicable. Specifically, the USEPA and the National Highway Traffic Safety Administration (NHTSA) have adoptedfuel efficiency standards for medium- and heavy-duty trucks which apply to truck fleet operators, such as the project proponent. CARB has also adopted cleaner technology and fuel standards pursuant to AB 1493. While Phase 1 and Phase 2 regulation published by both the USEPA/NHTSA and CARB primarily apply to manufacturers of on-road vehicles and not the end user, it is assumed the project operator and off-site vendors will ensure engines purchased are certified in accordance with the appropriate state and federal regulations.

This would ensure that the efficiency of mobile equipment and vehicles would continue to improve over time through compliance with increasingly stringent standards adopted by applicable regulatory agencies. The energy modeling for trucks does not consider specific fuel reductions from these regulations, as they would apply to fleets as they incorporate newer trucks meeting the regulatory standards; however, these regulations would have an overall beneficial effect on reducing fuel consumption from trucks over time as older trucks are replaced with newer models that meet the standards.

The State of California's Energy Efficiency Strategic Plan (adopted 2008, updated January 2011) outlines specific goals and strategies to help promote energy efficiency in California's industrial sector in three (3) areas: 1) Support industry adoption of energy efficiency by integrating energy efficiency savings with achievement of GHG goals; 2)Build market value of and demand for energy efficiency; and 3) Provide technical and public policy guidance for resource efficiency. The Energy Efficiency Strategic Plan promotes reductions in energy consumption through compliance with S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 29 Packet Page 203 of 288Attachment 5 Page 57 of 142

GHG emission reductions, water conservation, and proper waste disposal. As applicable, the project would utilize the best available equipment to improve diesel fuel efficiency, and equipment that uses energy would be implemented with modern design and technology to maximize efficiency improvements.

Lastly, the project is expected to have a minimal effect on local population growth (i.e., a warehouse would not require a large number of new on-site employees), and the 2020 Strategic Plan contains no additional control measures with which the project may conflict.

In summary, the project construction and operations activities would not result in a significant increase in energy consumption over the existing environmental baseline and would not conflict with or obstruct with a State or local plan for renewable energy or energy efficiency. Therefore, impacts would be less than significant.
(Source 7)
Less Than
Potentially Significant Less than
Significant With Significant No
VII. GEOLOGY AND SOILS - Would the project: Impact Mitigation Impact Impact a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as X
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication

42. ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, including X
liquefaction?
iv) Landslides? X
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is unstable, X or that would become unstable as a result of the
project, and potentially result in on- or off-site
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L e s s T h an
P o t e n t ia ll y S ign if ic a n t L e s s tha n
S ig n ifi c a n t W it h S ig n ifi c a n t N o
VII. GEOLOGY AND SOILS - Would the project: Impact Mitigation Impact Impact landslide, lateral spreading, subsidence, liquefaction
or collapse?
d) Be located on expansive soil, as defined in Table 18- X 1B of the Uniform Building Code (1994), creating
substantial risks direct or indirect to life or property? e) Have soils incapable of adequately supporting the X
use of septic tanks or alternative waste water
disposal systems where sewers are not available for
the disposal of waste water?
f) Directly or indirectly destroy a unique paleontological X resource or site or unique geologic feature?
Discussio n: Based on the Geotechnical Feasibility Assessment prepared for the project on August 11, 2021 (Appendix D), the project is not located on an Alquist-Priolo Earthquake Fault Zone, as mapped by the California Geological Survey. The closest mapped active fault that could affect the project site is the Cordelia Fault zone located approximately 4.38 miles southwest of the project.

Therefore, the potential for fault rupture at the site is considered low. Although no active faults traverse the project site, as a condition of issuance of building and grading permits, the project would be required to comply with the requirements of the Alquist-Priolo Earthquake Fault Zoning Act, as well as with the 2022 California Building Code (CBC), which includes specific design measures intended to maximize structural stability in the event of an earthquake. Construction of project structures would also be required to comply with current seismic design parameters and all other recommendations as contained in the Geotechnical Feasibility Assessment to ensure the structural integrity of the project in the event of an earthquake. Impacts would be less than significant.

During a major earthquake, seismic shaking has the potential to occur at the project site, as is typical throughout the Bay Area and as experienced during both the 2014 South Napa earthquake and 1989 Loma Prieta events. Shaking during an earthquake can result in ground failure, such as that associated with soil liquefaction, lateral spreading, and cyclic densification. As such, it should be anticipated that the project site will experience moderate to strong ground shaking in the near future. However, as a condition of issuance of grading and building permits, the project would be required to comply with current CBC seismic design parameters and all other recommendations as contained in the Geotechnical Feasibility Assessment. Compliance with these parameters would require proposed buildings to be designed and constructed to withstand expected seismic activity and associated potential hazards, thereby minimizing risk to the public and property. The project would be designed and developed consistent with the CBC and standard engineering S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 31 Packet Page 205 of 288Attachment 5 Page 59 of 142

practices and reviewed in conjunction with the City Engineer. Therefore, a less than significant impact would occur.

Based on the Geotechnical Feasibility Assessment, it was concluded that the potential for on-site liquefaction would occur within the upper 50 feet below ground surface (bgs) and that liquefaction potential is considered low across most of the project site, with the exception of a single boring. Potentially liquefiable soils were identified between approximately 7.5 and 23 feet bgs in boring B-1, located at the northern end of the proposed location for Building 1 (see Figure 2 of Appendix D). The analysis indicated that approximately 2.5 inches of liquefaction-induced settlement may occur within this layer following a design seismic event and is a level of hazard common for the area. If the estimated settlement exceeds the tolerance of the proposed structures, the risk may be minimized through ground improvement. Because the Geotechnical Feasibility Assessment only encountered the liquefiable soils in one boring, it was recommended that a supplemental geotechnical exploration including cone penetration tests be performed prior to grading and construction to better define the limits of the liquefiable soils and the potential need, if any, for localized ground improvement. Therefore, as a standard condition by the City, the project proponent would be required to provide this additional analysis to the City's Public Works Director and to provide appropriate measures for the ground improvement to Building 1, which would be determined and implemented during the grading process. Therefore, a less than significant impact would occur.

The majority of the project site contour is relatively flat and the potential for landslides is considered negligible. Therefore, no impact would occur.

Proposed construction activities would include clearing the site of vegetation, soil excavation, grading, asphalt paving, building construction, and landscaping. Such activities would disturb site soils, exposing them to the erosive effects of wind and water. However, all construction activities related to the proposed project would be subject to implementation of best management practices (BMPs) for erosion control, as required under National Pollutant Discharge Elimination System (NPDES) regulations pursuant to the federal Clean Water Act. NPDES requirements for construction projects of one acre or more in area are set forth in the Construction General Permit issued by the State Water Resources Control Board (State Water Board Order No. 2009-0009- DWQ). Furthermore, the project's demolition of the existing building, asphalt/planter removal, land clearing, grading, and construction activities would be required to comply with SCAQMD Rules 403 and 403.2 regulating fugitive dust emissions, thus minimizing wind erosion from such ground-disturbing activities. Therefore, the proposed project would not generate substantial erosion. Soil erosion impacts would be less than significant.

Expansive soils contain significant amounts of clay particles that swell considerably when wet and shrink when dried. Foundations constructed on these soils are subjected to large uplifting forces caused by the swelling. Without proper measures taken, heaving and cracking of both building foundations and slabs-on-grade could result.

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According to the Geotechnical Feasibility Assessment, settlement-sensitive and compressible soils are present in the vicinity and at the project site. The proposed development may be supported on shallow, spread foundations, however, the Geotechnical Feasibility Assessment recommends that general fills be limited to no more than 3 feet to limit static settlements.

Furthermore, as stated in the Geotechnical Feasibility Assessment, the results from settlement analyses have yet to be confirmed, which would guide in creating the project's design parameters. Therefore, as a standard condition by the City, the project would be required to complete these analyses and to create design parameters for the project prior to the approval of grading plans. Therefore, project impacts with regard to expansive soils would be less than significant.

The proposed project would be served by the municipal sewer system of the Fairfield California Municipal Utility (FMU) and would therefore have no need for a septic system or other alternative wastewater disposal system. There would be no impact.

Based on the results of the subsurface investigation conducted as part of the Geotechnical Feasibility Assessment, subsurface conditions at the project site typically consist of approximately 7 to 12 feet of silt, lean clay, and silty clay, underlain by soft to stiff lean clay and fat clay extending to a depth of approximately 52 to 57 feet bgs. This thick clay layer is underlain by interbedded strata consisting of dense to very dense silty sand and sandy silt, clay, and silty clay that extend to the maximum explored depth of approximately 100 feet bgs. Although the subsurface conditions are predominately composed of fine-grained soils, granular soils consisting of medium dense silty sand with gravel were encountered at boring B-1, within a depth range of approximately 7.5 to 23 feet bgs.

The project site is not anticipated to contain significant paleontological or geologic features. No prehistoric resources were identified during background research or field survey for the project site. As such, a less than significant impact would occur. (Source 9)
VIII. GREENHOUSE GAS EMISSIONS-Would the project:
a) Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant impact on
the environment?
b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the
emissions of greenhouse gases?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
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Discussion: California State law defines Greenhouse Gases (GHG) to include the following six compounds: Carbon Dioxide (CO2), Methane (CH4), Nitrous Oxide (N2O), Hydrofluorocarbons (HFCs), Perfluorocarbons (PFCs), and Sulfur Hexafluoride (SF5). The State of California has implemented a series of greenhouse gas plans and policies aimed at reducing state greenhouse gas emissions.

On June 1, 2005, Executive Order (EO) S-03-05 was issued by Governor Schwarzenegger in order to set statewide emissions reduction standards. The order required the State to reduce GHG emissions to 1990 levels by 2020 and reduce GHG emissions to 80 percent below 1990 levels by 2050. Assembly Bill (AB) 32 (California Global Warming Solutions Act of 2006) was codified into law in 2006 and codified into law the 2020 GHG emissions targets set by EO S-03-05. AB 32 represents the first enforceable statewide program to limit GHG emissions from all major sectors with penalties for noncompliance. Senate Bill (SB) 32 was signed into law in 2015 and sets into law the mandated reduction targets set in EO B-30-15, which required a reduction in GHG emissions to 40 percent below the 1990 levels by 2030.

In collaboration with over twenty State agencies, CARB issued a Final Scoping Plan in 2017 in order to set a framework for the State to meet the overall reduction goals set in SB 32. The 2017 Scoping Plan identified key sectors of the implementation strategy, which includes improvements in low carbon energy, industry, transportation sustainability, natural and working lands, waste management, and water. Through a combination of data synthesis and modeling, CARB determined that the 2030 statewide target emissions limit is 260 million metric tons of carbon dioxide equivalents (MMTCO2e), and that further commitments will need to be made to achieve an additional reduction of 50 MMTCO2e beyond current policies and programs. Key elements of the 2017 Update include a proposed 20 percent reduction in GHG emissions from refineries and an expansion of the Cap-and-Trade program to meet the aggressive 2030 GHG emissions goal.

Locally, the City of Fairfield is currently in the process of preparing the Fairfield Forward Climate Action Plan (CAP), which will contain a series of measures to reduce GHG emissions by 2050. It is anticipated that the CAP will be adopted with the City's General Plan update.

GHGs were evaluated in accordance with the methodologies recommended by CARB and the BAAQMD. Emissions were modeled by technical consultants using the California Emissions Estimator Model version 2016.3.2 (CalEEMod). Sources of GHG emissions during operation include emissions from area sources, electricity, mobile sources, waste, and water. Emissions from area sources and electricity usage emissions are based on land use sizes, GHG emission factors for fuel combustion, and the global warming potential values for the GHGs emitted. As shown in Table 7, Operation Phase Trips, of the Air Quality and Climate Change Impact Assessment (Appendix A), total mobile-source GHG emissions are determined based on an estimated 994 weekday trips. Waste and water emissions are derived from the anticipated water usage and wastewater generated based on the project's proposed land uses and the associated water demand factors.

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GHG impacts would not screen out but current practice in GHG impact assessment is best applied. Current practice for project-level GHG impact assessment is that of the first analysis taken by South Coast Air Quality Management District (SCAQMD) in the Final Negative Declaration for the Phillips 66 Los Angeles Refinery Carson Plant - Crude Oil Storage Capacity Project on December 12, 2014, which states the following relative to GHG impacts from that project.
"The Refinery is subject to GHG emission reductions pursuant to AB 32, the state-wide GHG reduction plan. In December 2010, CARB adopted regulations establishing a cap- and-trade program for the largest sources of GHG emissions in the state that altogether are responsible for about 85 percent of California's GHGs. Among these are fossil-fuel fired power plants, including both plants that generate power within California's borders, and those located outside of California that generate power imported to the state. GHG emissions from this universe of sources were capped for 2013 at a level approximately two percent below the emissions level forecast for 2012, and the cap will steadily decrease at a rate of two to three percent annually from now to 2020. Sources regulated by the cap must reduce their GHG emissions or buy credits from others who have done so. This means that the additional power utilized at the LARC as a result of the proposed project cannot result in an increase in GHG emissions from the increased use of third-party power, compared to GHG emissions at the time of issuance of the NOP. The proposed project does not affect compliance with the requirements of AB 32, since no change in GHG emissions at LARC from operation of the proposed project are expected. Therefore, the proposed project would not conflict with AB 32, the applicable GHG reduction plan, policy, and regulations that have been adopted to implement AB

32."
As discussed above, sources affected by the cap-and-trade regulation would not conflict with AB 32, the applicable GHG reduction plan, policy, and regulations that have been adopted to implement AB 32. Although the quote discusses third-party generated power, the same would be true for fuels in California including natural gas and automotive fuels that are produced or imported by a third-party. There is no direct stationary combustion component proposed under the project and indirect emissions would come from use of fuels and electricity captured upstream in the supply chain by AB 32 regulation and cap-and-trade. Therefore, the project would pay its fair share to mitigate the cumulative impact of GHGs on the environment and the impact is considered less than significant.

As shown in Table 12, GHG Emissions, of the Air Quality and Climate Change Impact Assessment (Appendix A), the project's combined long-term net operational emissions and amortized construction emissions would be approximately 1,611.23 MTCO2e per year. Quantification of GHG emissions is provided for informational purposes; significance under CEQA is based on the project's consistency with statewide and regional policies and plans to meet the state reduction goals set in AB 32, including CARB's 2017 Scoping Plan.

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As discussed above, the project would exclusively use electricity and fuels that are regulated by the AB 32 Scoping Plan and related programs such as cap-and-trade and the fuels program.

Accordingly, the project would pay its fair share of the cost to mitigate the cumulative impact of climate change. The project has no associated direct combustion feature and thus would have a less than significant impact.
(Sources 3)
Less Than
IX . H A ZA R D S AN D H A ZA R D O U S M A T ER IA LS - Would the Potentially Significant Less than Significant With Significant No
project: Impact Mitigation Impact Impact
a) Create a significant hazard to the public or the X
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the X
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or X
acutely hazardous materials, substances, or waste
within one quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of X hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or
the environment?
e) For a project located within an airport land use plan X or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project result in a safety hazard or
excessive noise for people residing or working in the
project area?
f) Impair implementation of or physically interfere with X an adopted emergency response plan or emergency
evacuation plan?
g) Expose people or structures, either directly or X
indirectly, to a significant risk of loss, injury or death involving wild land fires?
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Discussion: Exposure of the public or the environment to hazardous materials can occur through improper handling or use of hazardous materials or hazardous wastes particularly by untrained personnel, a transportation accident, environmentally unsound disposal methods, or fire, explosion, or other emergencies. The severity of potential effects varies with the activity conducted, the concentration and type of hazardous material or waste present, and the proximity of sensitive receptors.

Project construction could expose construction workers and the public to temporary hazards related to the transport, use, and maintenance of construction materials (i.e., oil, diesel fuel, transmission fluid, etc.). These activities would be short-term, and the materials used would not be in such quantities or stored in such a manner as to pose a significant safety hazard. All project construction activities would demonstrate compliance with the applicable laws and regulations governing the use, storage, and transportation of hazardous materials, ensuring that all potentially hazardous materials are used and handled in an appropriate manner. Impacts concerning the routine transport, use, or disposal of hazardous materials during project construction would be less than significant.

As discussed in the Phase I Environmental Site Assessment (Phase I ESA) dated June 16, 2021, (Appendix E-1) prepared for the project, the project site does not contain recognized environmental conditions (REC), historical RECs (HRECs), or controlled RECs (CRECs). However, the Phase I ESA has revealed evidence of two potential environmental concerns associated with the project site including the following: 1) Due to lack of documentation available for the dismantling of the former Walmart Tire Lube Express (TLE) station, including the removal of aboveground storage tanks (ASTs) and hydraulic lifts, associated residual impacts beneath the surface-grade and basement level concrete slab may be present; and 2) the project site was historically used as a pear orchard from at least 1937 to 1982. These historical agricultural activities may have included the application of organochlorine pesticides and associated metals such as arsenic and lead. Although residual concentrations of organochlorine pesticides and associated metals may be present in the site's surface soil as a result of past agricultural activities, given the site's planned commercial/industrial use and its previous grading and development activities, these residual concentrations, if any, would not be expected to present a concern.

Because the Phase I ESA at the time of preparation was unable to obtain documentation available for the dismantling of the former Walmart TLE station, including the removal of ASTs and hydraulic lifts, the Phase I ESA recommended that a Phase II Environmental Investigation be performed. Therefore, a Limited Phase II Environmental Investigation (Phase II ESA) was conducted in February 2022 (Appendix E-2). The results of the Phase II ESA did not identify environmental concerns associated with the project. However, it was noted that a limited area of petroleum-impacted soil is present in the vicinity of the former TLE sub-level vehicle maintenance area at depths of greater than 8 feet bgs. In addition, shallow soil below the TLE's main level concrete slab contained chromium and nickel at concentrations that could potentially qualify as California or federal hazardous waste. Additional leachability testing would be necessary to make this determination. Therefore, Mitigation Measure HAZ-1, which requires the S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 37 Packet Page 211 of 288Attachment 5 Page 65 of 142

project proponent to prepare a Soil Management Plan (SMP), is required to reduce the project's potentially significant hazardous materials impacts to a less than significant level.

Hazardous Materials Release. Project demolition activities could result in the release hazardous of materials into the environment. As discussed in the Phase II ESA, to evaluate whether subsurface environmental conditions of concern may exist that need to be addressed when redeveloping the project site, the detected concentrations were compared to the Commercial/Industrial: Shallow Soil Exposure environmental screening levels (ESLs) published in July 2019 (Revision 2) by the San Francisco Bay Regional Water Quality Control Board (SFRWQCB).

The commercial/industrial ESLs were selected for comparison based on the proposed redevelopment plan for the project site.

For metals, the detected concentrations in soil were also compared against the CCR Title 22 Soluble Threshold Limit Concentration (STLC) and the Total Threshold Limit Concentration (TTLC) and the Federal Resource Conservation and Recovery Act (RCRA) Toxicity Characteristic Leaching Procedure (TCLP). Based on the industry rule-of-thumb, if a concentration detected in soil exceeds 20 times the TCLP or 10 times the STLC, then additional leachability analysis is required to determine if the soil would be characterized as Federal or California hazardous waste if excavated for offsite disposal; if a concentration detected in soil exceeds the TTLC, then the soil would be characterized as California hazardous waste. The results of this analysis are as follows:
• Total Petroleum Hydrocarbons: Total petroleum hydrocarbons detected onsite did not exceed commercial/industrial ESLs.
• Volatile Organic Compounds (VOCs): VOCs detected onsite did not exceed commercial/industrial ESLs.
• Metals: The following metals were detected onsite:
o Arsenic was detected at concentrations ranging from 3.5 to 8.1 mg/kg, exceeding the commercial/industrial ESL, 0.31 mg/kg in the nine samples. However, the detected concentrations are below the background arsenic concentration accepted by the RWQCB for San Francisco Bay Area soil, 11 mg/kg.
o Chromium was detected in the shallow samples collected from the main level service bays (TLE-1 and TLE-2) at 130 mg/kg and 160 mg/kg, respectively, exceeding 10 times the STLC, 50 mg/kg, and 20 times the TCLP, 100 mg/kg. Given these detected concentrations, additional leachability testing would be required to determine if this soil would be characterized as hazardous waste if excavated for offsite disposal.

Chromium was detected in the other seven samples at concentrations ranging from 27 mg/kg to 41 mg/kg. None of the detected chromium concentrations exceeds the commercial/industrial ESL.
o Nickel was detected in the shallow samples collected from the main level service bays (TLE-1 and TLE-2) at 810 mg/kg and 1,100 mg/kg, respectively, exceeding 10 times the STLC for nickel, which is 200 mg/kg. Given these detected concentrations, additional S:\Planning\Projects\ANX-GPA-ZC\GPAIGPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 38 Packet Page 212 of 288Attachment 5 Page 66 of 142

leachability testing would be required to determine if this soil would be characterized as hazardous waste if excavated for offsite disposal.
o Additional CCR T22 metals detected at concentrations greater than laboratory reporting limits and below their respective commercial/industrial ESL include antimony, barium, beryllium, cadmium, cobalt, copper, lead, mercury, vanadium, and zinc. Molybdenum, selenium, silver, and thallium were not detected at concentrations greater than laboratory reporting limits.

Mitigation Measure HAZ-1: Should the project site's future construction activities include excavating soil from beneath the existing Walmart TLE surface-grade and basement level concrete slab for offsite disposal, specific handling, waste characterization, and offsite disposal procedures shall be required. The project proponent shall prepare a project-specific Soil Management Plan {SMP} detailing these procedures prior to issuance of a grading permit.

There are no schools located within one-quarter mile of the project site. The nearest school to the project site is Fairview Elementary School, located at 830 ist Street in Fairfield, approximately

1.75 miles to the northeast. In addition, operation and maintenance of the proposed project would not produce hazardous emissions. Therefore, the proposed project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. No impact would occur.

As discussed in the Phase I ESA, the project site is listed in the following databases:
• The existing building is listed in the Resource Conservation and Recovery Act (RCRA) NonGen/NLR database as a former generator of hazardous wastes including ignitable waste, corrosive waste, reactive waste, metals, benzene, chloroform, tetrachloroethylene, and other hazardous wastes. The subject site was listed as a small quantity generator in 2010.

Listings in the HAZNET and FINDS databases are similarly associated with former generation of hazardous wastes. No violations were reported.
• The existing building is listed in the Statewide Environmental Evaluation and Planning System (SWEEPS) Underground Storage Tank (UST) database for a 1,000-gallon waste oil UST, which was installed in 1993 and removed in 1998. During removal, the UST was inspected for evidence of cracking or other damage, which was not found. Soil samples collected from beneath the UST showed ·no detectable concentrations of petroleum hydrocarbons or benzene, toluene, ethylbenzene, and xylenes (BTEX). These factors, in addition to the age of the UST, indicate a release into the environment was unlikely.

As discussed above, no previous hazardous materials releases nor violations have occurred onsite. Therefore, this impact is less than significant.

The project site is not located within a potentially hazardous airport area. The nearest airport to the project site is Travis Air Force Base located approximately 6.5 miles to the east. According to the Air Installation and Compatible Use Zone Study for Travis Air Force Base, California (December S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 39 Packet Page 213 of 288Attachment 5 Page 67 of 142

2009}, the project site is not located within any clear zones or accident potential zones. 3 Therefore, no impact would occur relative to airport safety hazards.

The project would not interfere with an emergency response plan. As indicated in Section XVII, Transportation, of this IS/MND, the project does not propose changes to the City's circulation system, such as sharp curves or dangerous intersections, and would not introduce incompatible uses to area roadways. Should partial lane closures be required as part of project construction activities, implementation of a traffic management plan would minimize congestion and ensure safe travel, including emergency access in the project vicinity. Impacts would be less than significant.

The project would not· expose people or structures to a significant risk of wild land fires. As discussed in Section XX, Wildfire, the project site is located in a developed urban area surrounded by commercial/industrial uses and is not located in a zone designated as Very High Fire Hazard by the California Department of Forestry and Fire Protection (CalFire}. Urban levels of fire protection would be provided to the project area. In addition, the project would adhere to building codes and any conditions included through review by the City's Fire Department. A less than significant impact would occur in this regard.
(Source 7, 8)
X. HYDROLOGY AND WATER QUALITY - Would the project:
a} Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or ground water quality?
b} Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impede sustainable
groundwater management of the basin?
c} Substantially alter the existing drainage pattern of the site or areas including through the alteration of
the course of a stream or river or through the
addition of impervious surfaces, in a manner which
would:
i} Result in substantial erosion or siltation on- or
off-site?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant
Impact
No
Impact
X
X
X
X
3 Travis Air Force Base. Air Installation and Compatible Use Zone Study for Travis Air Force Base. December 2009. Figure 4.8, Clear Zones and Accident Potential Zones.

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x . HYDROLOGY AND WATER QUALITY-Would the project:
ii} Substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or offsite?
iii} Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
iv} Impede or redirect flood flows?
d} In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
e} Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less than
Significant
Impact
No
Impact
X
X
X
X
X
Discussion: As part of Section 402 of the Clean Water Act, the USE PA has established regulations under the NPDES program to control direct stormwater discharges. In California, the State Water Resources Control Board (SWRCB} administers the NPDES permitting program and is responsible for developing NPDES permitting requirements. The NPDES program regulates industrial pollutant discharges, which include construction activities. The SWRCB works in coordination with the Regional Water Quality Control Boards to preserve, protect, enhance, and restore water quality. The project site is within the jurisdiction of the San Francisco Bay Regional Water Quality Control Board (SFRWQCB}. In addition, the proposed project site is located within the service area of the Fairfield-Suisun Sewer District.

Project construction could result in short-term impacts to water quality due to the handling, storage, and disposal of construction materials, maintenance and operation of construction equipment, and earthmoving activities. These potential pollutants could damage downstream waterbodies. Dischargers whose projects disturb one or more acres of soil or whose projects disturb less than one acre but are part of a larger common plan of development that in total disturbs one or more acres, are required to obtain coverage under the SWRCB's General Permit for Discharges of Stormwater Associated with Construction Activity Construction General Permit Order 2009-0009-DWQ (Construction General Permit}. The Construction General Permit requires the project applicant to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP}. The SWPPP would specify BMPs to be used during project construction to minimize or avoid water pollution, thereby reducing potential short-term impacts to water quality. Upon completion of the project, the project applicant would be required to submit a Notice of Termination to the SWRCB to indicate that construction has been completed.

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The project would not significantly increase the site's impervious surfaces as the project site is already developed. Nonetheless, to accommodate peak runoff, storm drainage from the project site would be handled through on-site storm water treatment areas and piped off-site to the existing infrastructure per the conditions of approval prepared by the City Public Works Department. The project would be required to comply with the Fairfield-Suisun Sewer District standard requirements to pre-treat storm run-off, including but not limited to the use of BMPs to address the issue of ongoing post-construction storm water quality for the project site. All project drainage improvements shall comply with the City of Fairfield Standard Specifications and Details, Engineering Design Standards {Section 4 - Storm Drainage). Additionally, the project applicant would be required to prepare an erosion and sedimentation control plan and comply with the NPDES Permit and SWPPP requirement.

Therefore, the project would not substantially alter the existing drainage pattern of the site or areas including through the alteration of the course of a stream or river or through the addition of impervious surfaces. Construction and operation of the project would result in a less than significant impact in this regard.

Water for the project would be provided by the City of Fairfield. According to the City's 2020 Urban Water Management Plan (UWMP), the City does not use groundwater as a water supply source because groundwater in the area is brackish and unsuitable for irrigation or drinking water use without relatively expensive treatment compared to other sources. Groundwater is not used in the municipal water supply of Fairfield and is not considered a viable component of water in Fairfield because of tidal inflows that impact water quality. In addition, existing water infrastructure already exists onsite due to being previously developed. Therefore, the project would not decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin. Impacts would be less than significant.

The project is not located within the 100-year flood hazard zone as indicated on the applicable Federal Emergency Management Agency {FEMA) Flood Insurance Rate Map. No impacts regarding flood hazards, tsunami, or seiche zones would occur.

The City, including the project site, is located within the San Francisco Bay Area hydro logic region.

The SFRWQCB oversees basin planning and water quality in the San Francisco Bay Area hydrologic region. The Water Quality Control Plan for the San Francisco Bay Basin (Basin Plan) is the Board's master water quality control planning document. It designates beneficial uses and water quality objectives for waters of the State within the Region, including surface waters and groundwater.

It also includes programs of implementation to achieve water quality objectives and discharge prohibitions. The Basin Plan was duly adopted and approved by the State Water Resources Control Board, U.S. EPA, and the Office of Administrative Law where required. The latest version is effective as of December 22, 2006.

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As discussed above, the proposed project would not substantially increase the site's impervious surfaces as the project site is already developed. However, the project is required to comply with the Fairfield-Suisun Sewer District standard requirements to pre-treat storm run-off, including but not limited to the use of BMPs to address the issue of ongoing post-construction storm water quality for the project site. Additionally, the project proponent would be required to prepare an erosion and sedimentation control plan and comply with the NPDES and SWPPP requirement.

Since the NPDES permit is intended to protect water quality, compliance with the permit would ensure that the project would not impair existing or potential beneficial uses of nearby or downstream water bodies and would not conflict with or obstruct implementation of the Basin Plan. The proposed project does not propose the drilling of a well to obtain groundwater for consumption; thus, the project would not conflict with a groundwater management plan. No impact would occur.
(Source 9)
XI. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
Discussion: The project is not in conflict with any applicable land use plan and meets the standards and regulations of the General Plan and Zoning Ordinance with City Council approval of a General Plan Amendment and Zone Change. The proposed project is adjacent to existing industrial development. In this location, the project would create no physical division of the existing neighborhood. The project site is not subject to any adopted Specific Plans. Therefore, no impacts relative to land use and planning would occur.

XII. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known mineral resource of value to the region and the residents of
the state?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
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XII. M IN ER A L RESO URCES - Would the project:
b} Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
Discussion: According to Figure RS-4, Mineral Resources, of the Solano County General Plan Chapter 4, Resources, the project site is not located within an identified Mineral Resource Zone (MRZ}. The project is not in conflict with any applicable land use plan and meets the standards and regulations of the General Plan and Zoning Ordinance (with City Council approval of a General Plan Amendment and Zone Change}. In addition, the project site has no history of use as a mineral resource recovery operation and is located in a predominantly developed area of the City. No impacts relative to mineral resources would occur.

XIII. NO ISE -Would the project result in:
a} Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
b) Generation of excessive ground borne vibration or
groundborne noise levels?
c} For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose people residing or working in the project area
to excessive noise levels?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
X
Discussion: Operation of the project would not result in increased exposure to noise in excess of City Standards, as the City does not have noise standards for industrial uses. Although the project may generate noise typical of light industrial manufacturing and warehousing operations, it is not anticipated that the project will produce excess noise.

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Noise generated by project construction activities would temporarily elevate ambient noise levels in the project vicinity. Noise impacts resulting from construction depend on the noise generated by various pieces of construction equipment, the timing and duration of noise generating activities, and the distance between construction noise sources and noise sensitive receptors. Construction noise impacts primarily occur when construction activities occur during noise-sensitive times of the day (early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise sensitive land uses, or when construction durations last over extended periods of time. The closest noise sensitive use is the residential community along the north side of SR-12, west of Beck Avenue, at approximately 900 feet or 0.17-mile northeast of the project site.

Typically, significant noise impacts do not result when standard construction noise control measures are enforced at the project site and when the duration of the noise generating construction period is limited to one construction season (typically one year) or less. Once construction moves indoors (building siding erected and roofed), minimal noise would be generated at the on-site location.

Based on the City's Noise Ordinance Chapter 25, Article X, Noise Regulations, the project is limited to hours of construction between 7 a.m. and 10 p.m. Additionally, noise and vibration during construction would be moderated by the City standard construction noise requirements of which the project would be required to comply. As such, construction related noise impacts would be less than significant.

Refer to Discussion e in Section IX, Hazards and Hazardous Materials, of this Initial Study. The nearest airport to the project site is Travis Air Force Base located approximately 6.5 miles to the east and the project site is not located within any the airport's land use compatibility zones. No impact would occur.

XIV. POPULATION AND HOUSING - Would the project:
a) Induce substantial unplanned population growth in
an area, either directly (for example, by proposing
new homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
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Discussion: Because the project involves the proposed demolition of an existing commercial building for the construction of two (2) concrete tilt-up industrial buildings, the project does not have potential to displace any people or housing. No existing homes would be removed, nor would a substantial number of new homes be required to house an increase in residents moving to the City. The project would not significantly induce population growth above that already assumed in the General Plan. No impact relative to population and housing would occur.

XV. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of new
or physically altered governmental facilities, need for new or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or other
performance objectives for any of the public services:

Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
X
X
X
Discussion: According to the City's General Plan Public Facilities and Services Element, police protection services are provided by the City's Police Department located at 1000 Webster Street in Fairfield, approximately 3.5 miles east of the project site. Fire suppression services are provided by the City's Fire Department from five fire stations located throughout the City, the closest of which is Station 1 located at 2351 North Watney Way in Fairfield, approximately 1.3 miles east of the project site. Both the Fairfield Fire Department and Police Department have reviewed the proposed project plans and determined that limited additional resources would be required with project implementation. The Fire Department has imposed conditions to meet fire safety standards. In accordance with Fairfield Municipal Code Chapter 25, Article XI, Development Impact Fees, the project would be required to pay development impact fees for fire and police protection facilities to offset the impacts and increased demand for public services and facilities created by the project. A less than significant impact relative to fire and police protection services would occur.

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The proposed project does not include residential housing and would not increase the student population of the area. In addition, future population growth is accounted for in the General Plan since the project would be consistent with the land use and zoning designations (with Xity Council approval of a General Plan Amendment and Zone Change). As such, the project would not result in substantial adverse physical impacts associated with the provision of new or physically altered schools in the project area, and no impact would occur.

The proposed project does not include residential housing and would not increase the population in the project area. Therefore, the project would not result in a significant increase in the demand for park space. As such, the project would not result in substantial adverse physical impacts associated with the provision of new or physically altered parks in the project area, and no impact would occur.

Other public facilities in the area would not be adversely impacted because the proposed project is not anticipated to add substantial population growth that would require the use of public facilities. As such, the project would not result in substantial adverse physical impacts associated with the provision of new or physically altered public facilities in the project area, and no impact would occur.

XVI. RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
Discussion: The demand for parks is determined by changes in housing and population. In this case, the project consists of the demolition of an existing commercial building for the construction of two (2) concrete tilt-up industrial buildings and no new residents or housing would be introduced to the area. The project would not directly or indirectly induce population growth or increase demand on parks and recreational resources. In addition, the project does not include recreational facilities or require the expansion of recreational facilities which might have an adverse physical effect on the environment. Therefore, the project would not result in the increased use or substantial physical deterioration of an existing neighborhood or regional park and no impact would occur.

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XVII. TRA NSPO RTA TIO N -Would the project:
a) Conflict with a program plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3, subdivision (b)(l)?
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
d) Result in inadequate emergency access?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
X
X
Discussion: Senate Bill 743 was adopted in 2013 to change how public agencies evaluate the transportation impacts of projects under CEQA. The law directed the Governor's Office of Planning and Research (QPR) to propose revisions to the CEQA Guidelines to establish criteria for determining the significance of transportation impacts that would "promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses." (Public Resources Code Section 21099(b)(l).) Measurements of transportation impacts may include vehicle miles traveled (VMT), vehicle miles traveled per capita/employee, automobile trip generation rates, or automobile trips generated. QPR released a Technical Advisory in December 2018 identifying VMT as the most appropriate measure of transportation impacts for land use projects, land use plans, and transportation projects, and the Natural Resources Agency updated the CEQA Guidelines to replace congestion-based metrics such as Level of Service (LOS) with VMT as the basis for determining whether a project would have a significant impact on the environment. Automobile delay, as described by LOS or similar measures, is no longer considered a significant impact. (CEQA Guidelines§ 15064.3(a); Citizens for Positive Growth & Preservation v. City of Sacramento (2019) 43 Cal.App.5th 609.) The City Council adopted the City of Fairfield Senate Bill 743 Implementation Procedures ("SB 743 Implementation Procedures"), as well as the thresholds of significance and mitigation measures contained therein, on September 23, 2020.

The City retains the ability to use LOS as a condition of approval to maintain consistency with the General Plan and City policies. Therefore, projects over a certain size will continue to be evaluated for contributing to LOS deficiencies and this evaluation will be referred to as "local transportation analysis" to distinguish from impacts under CEQA. Pedestrian and bicycle circulation, safety, parking, traffic control warrant analysis, site circulation, and other operational topics will also continue to be addressed under local transportation analysis, as appropriate.

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The screening guidelines within the City's SB 743 Implementation Procedures state that nonresidential projects that generate less than 110 daily trips, consist of 100 percent affordable housing or local serving retail, are within 0.5-mile of high-quality transit, or are located in a low VMT area as determined by screening maps shall be presumed to have less than significant impacts and do not require further VMT analysis.

A Vehicle Miles Traveled Assessment (VMT Assessment) was prepared for the proposed project on February 23, 2022 (Appendix F). The Fairfield Guidelines for Project VMT Screening Transportation Analysis states that VMT analysis shall be prepared using the City of Fairfield travel demand model. VMT calculations were prepared for the following four scenarios: 1) Near- Term No Project; 2) Near-Term (2020) Plus Project; 3) Cumulative (2040) No Project; and 4) Cumulative (2040) Plus Project. Based on the Fairfield Guidelines for Project VMT Screening Transportation Analysis, a project would result in a significant impact if:
• Single-Family Residential Projects: Project VMT would be in excess of 85 percent of the City- wide average VMT per single-family dwelling unit;
• Multifamily Residential Projects: Project VMT would be in excess of 85 percent of the City- wide average VMT per multifamily dwelling unit;
• Office Projects: Project VMT would be in excess of 85 percent of the City-wide average VMT per 1,000 square feet of office space; or
• Other Projects (Retail, Industrial, and Other Non-residential Uses): Any net increase in total model-wide VMT.

Based on the project's proposed industrial land use, the "Other Projects" threshold of significance would apply. As such, the project would result in a significant impact if the addition of the project increases the Near-Term or Cumulative total model-wide VMT.

Trip Generation. As discussed in the VMT Assessment, the project is estimated to generate approximately 600 daily vehicle trips, 90 AM peak hour trips, and 90 PM peak hour trips. The project is expected to generate 5,700 fewer daily trips than the previously occupied use, including approximately 150 fewer AM peak hour trip and 450 fewer PM peak hour trips.

VMT. As concluded in the VMT Assessment, the addition of the project is expected to increase the total VMT under Near-Term conditions by approximately 18,000 VMT and decrease total VMT by approximately 1,000 in Cumulative conditions. Therefore, the project would result in a significant impact in the Near-Term (2020) and a less than significant impact under Cumulative (2040) conditions. Therefore, mitigation measures are required to reduce this impact to a less than significant level.

Because the project would result in a potentially significant VMT impact under the Near-Term conditions, Mitigation Measures TRA-1 and TRA-2 are required. Mitigation Measure TRA-1 S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 49 Packet Page 223 of 288Attachment 5 Page 77 of 142

requires the project to implement alternative transportation improvements as described in the General Plan. Specifically, as discussed in the VMT Assessment, the Fairfield Active Transportation Plan proposes to build new bicycle facilities adjacent to the project site. Class II buffered bike lanes are proposed along Chadbourne Road, between Cordelia Road and SR-12, adjacent to the project site. Additionally, Class II buffered bike lanes are proposed along Auto Mall Parkway, Cordelia Road, and Courage Drive, which intersect Chadbourne Road. The City of Fairfield's Street Capital Improvement Program also includes pavement and ADA accessibility improvements on Beck Avenue, Chadbourne Road, Courage Drive, Cordelia Road, Guittard Way, and Low Court.

These improvements may increase the safety, bikeability, and walkability of the project site, thereby encouraging more biking or walking trips which can reduce VMT.

Mitigation Measure TRA-2 requires the project to implement a Transportation Demand Management (TDM) program, since the project involves an employment-focused land use. TDM refers to strategies that motivate alternatives to automobile travel, either through positive incentives or walking, biking, and transit, or through adding additional costs to automobile use at the project site. Typical vehicle trip reduction strategies for employment-based development like the proposed project are related to commuter trip reductions. The recommended TDM measures include transit pass subsidies, a commuter marketing program, carpool/vanpool incentives, and a ridematch program; refer to Table 4 of the VMT Assessment for the detailed strategies and their respective VMT reduction percentages. Given the project site's characteristics using a conservative assessment, the VMT Assessment assumes that the maximum reduction this site could achieve with implementation of the TDM program is approximately 5 percent. As such, implementation of Mitigation Measures TRA-1 and TRA-2 would reduce the project's VMT impacts to a less than significant level.

Mitigation Measure TRA-1: The project proponent, in coordination with City staff, shall implement proposed bikeway and pedestrian improvements to reduce VMT impacts. Should the City adopt a VMT mitigation bank program or trip credit program, the appropriate fees or credits can be applied to the project.

Mitigation Measure TRA-2: The project proponent, in coordination with City staff, shall implement a Transportation Demand Management {TOM} Program. The pedestrian-oriented design TOM measure shall be implemented on the front end by the developer, while ongoing TOM measures, including transit pass subsidies, commute marketing program, and carpool/vanpool incentives, shall be implemented and managed by the designated TOM Coordinator. An annual monitoring program shall be implemented to measure the TOM Program outcomes. To measure the TOM Program's commute VMT reductions and mode share, a commute survey shall be administered to employees by the site occupant. In addition, traffic counts at the project driveways shall be collected and compared to the Institution of Transportation Engineers {!TE} estimated trip generation for the project site's specific use. If the commute survey and project trip count data find that the project's trip generation is at least five percent less than the /TE estimated trip generation, then the project's TOM goal will be met. If the project's TOM goal is not met, the project shall pay penalty fees as agreed upon with the City at the project approval stage.

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The design features of the proposed project do not incorporate any hazardous or incompatible features. The internal traffic circulation on the project site would not include sharp turns, and the drive aisles/fire lanes within the project site have been designed to be both efficient and safe for vehicular traffic. Additionally, the project would not be an incompatible use, nor would it be hazardous due to its design. Therefore, a less than significant impact would occur.

The access and circulation features on the project site would accommodate emergency ingress and egress. The project is subject to the City's development review to ensure that the project as designed does not temporarily or permanently interfere with the provision of emergency access or with evacuation routes. All emergency access features are subject to and must satisfy the City of Fairfield design requirements and be approved by the City's Fire Department. During periods when partial road closures are required, the project proponent would be required to implement a temporary traffic management plan to minimize temporary impacts to emergency access and evacuation routes during the construction process. Therefore, the project would not result in inadequate emergency access and a less than significant impact would occur.

XVIII.TRIBAL CULTURAL RESOURCES- Would the project
cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place,
cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a} Listed or eligible for listing in the California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code section 5020.l(k}, or
b} A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in
subdivision (c} of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c} of Public Resources Code Section
5024.1, the lead agency shall consider the
significance of the resource to a California Native
American tribe.

Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
Discussion: Pursuant to AB 52 requirements, the City of Fairfield commenced consultation with the appropriate and potentially affected Tribal Historic Preservation Officers (THPO} in October S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQAIGPA2021-003 IS 2022-08-03.docx Page 51 Packet Page 225 of 288Attachment 5 Page 79 of 142

2021. On October 29, 2021, the Vacha Dehe Cultural Resources Manager provided a letter stating that the project site was within the aboriginal territories of the Vacha Dehe Wintun Nation and requested to be included in correspondence regarding project updates. The October 29, 2021 correspondence from the tribe did not identify specific mitigation measures to be included in the project. However, the City has provided mitigation for the inadvertent discovery of Tribal Cultural Resources (TCRs) (refer to Mitigation Measures TC-1 and TC-2 below). Additional correspondence was received from the Vacha Dehe Cultural Resources Manager on July 11, 2022, stating that the Vacha Dehe Wintun Nation is not aware of any known cultural resources near the project site and that a cultural monitor is not needed. However, the Tribe recommends that cultural sensitivity training for any pre-project personnel to be added to the permit as a condition of approval. Cultural sensitivity training is included in Mitigation Measure TC-1. Therefore, implementation of Mitigation Measures TC-1 and TC-2 would reduce potentially significant impacts to TCRs to a less than significant level.

Tribal Cultural Resources
Tribal cultural resources could be discovered during grading and potentially significant impacts could result to unidentified tribal cultural resources at the construction stage. Implementation of Mitigation Measures TC-1 and TC-2 would ensure that potential impacts related to previously undiscovered historic or archaeological resources and human remains would be less than significant.

Mitigation Measure TC-1: Tribal Cultural Resources
Due to the possibility of archeological resources on the project site, the City of Fairfield shall require a note on any plans that require ground disturbing excavation that there is a potential for exposing buried cultural resources, including prehistoric Native American burials.

Prior to groundbreaking, construction personnel associated with earth moving equipment, drilling, grading, and excavating, shall be provided with basic archaeological and cultural sensitivity training conducted by a qualified archaeologist and in consultation with the Yocha Dehe Wintun Nation. Issues that shall be included in the basic training will be geared toward training the applicable construction crews in the identification of archaeological deposits and tribal cultural resources. Training will include written notification of the restrictions regarding disturbance and/or removal of any portion of archaeological deposits and the proper procedures to follow should a resource be identified. The project applicant shall inform the Yocha Oehe Wintun Nation of the project construction schedule and allow for a Yocha Dehe Wintun Nation tribal monitor to be present at the project site during any ground disturbance activities in native soil, to ensure such activities do not negatively impact cultural resources. The tribal monitor will also be provided an opportunity to attend the pre-construction briefing. The construction contractor, or its designee, shall be responsible for implementation of this measure.

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M itig a tio n M e a s u r e TC-2 : Trib a l C u ltu r a l R e s o u r c e s If archaeological remains or tribal cultural resources are uncovered, all construction activities within a 100-foot radius shall be halted immediately until a qualified archaeologist, in consultation with the tribal monitor, can evaluate whether the resource requires further study.

The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center {California Historical Resources Information System [CHRIS]), and provide for the permanent cu ration of the recovered materials.

For any tribal cultural resources found during the ground disturbance activities, the Yocha Dehe Wintun Nation shall be immediately notified, and the appropriate treatment method for the uncovered resources shall be determined by the City and archaeologist in consultation with the Yocha Dehe Wintun Nation and its Yocha Dehe Treatment Protocol.

The treatment of human remains and any associated or unassociated funerary objects discovered during any soil-disturbing activity within the project site shall comply with applicable State laws.

This shall include immediate notification of the Solano County Coroner and the City of Fairfield of the discovery of any human remains.

In, the event of the Coroner's determination that the human remains are Native American, the coroner must contact the NAHC within 24 hours. The NAHC shall identify a Most Likely Descendant (MLD) of the deceased Native American (PRC Section 5097.98). The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for the means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in PRC Section 5097.98. Development activity on the impacted site will halt until the landowner has conferred with the MLD about their recommendations for treatment of the remains, and the coroner has determined that the remains are not subject to investigation under California Government Code Section 27491.

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The project applicant, archaeological consultant, and MLD shall make all reasonable efforts to develop an agreement for the treatment, with appropriate dignity, of human remains and associated or unassociated funerary objects (CEQA Guidelines Section 15064.S{d)). The agreement should take into consideration the appropriate excavation, removal, recordation, analysis, custodianship, curation, and final disposition of the human remains and associated or unassociated funerary objects. The California PRC allows 48 hours to reach agreement on these matters. If the MLD and the other parties do not agree on the reburial method, the project will follow PRC Section 5097.98{b) which states that " ... the landowner or his or her authorized representative shall reinter the human remains and items associated with Native American burials with appropriate dignity on the property in a location not subject to further subsurface disturbance."
Less Than
Potentially Significant Less than
Significant With Significant No
XIX. UTILITIES AND SERVICE SYSTEMS - Would the project: Impact Mitigation Impact Impact a) Require or result in the relocation or construction of X new or expanded water, wastewater treatment
facilities or storm water drainage, electric power,
natural gas, or telecommunications facilities, the
construction or relocation of which could cause
significant environmental effects?
b) Have sufficient water supplies available to serve the X project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
c) Result in a determination by the wastewater X
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
d) Generate solid waste in excess of State or local X
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
e) Comply with federal, state, and local management X
and reduction statutes and regulations related to
solid waste?
Discussion: The project site is located within a developed area of the City and is already developed; therefore, the project would not require construction of new or expanded water, S:\Planning\Projects\ANX-GPA-ZC\GPA\GPA2021-003 80-12 Industrial Center\CEQA\GPA2021-003 IS 2022-08-03.docx Page 54 Packet Page 228 of 288Attachment 5 Page 82 of 142

wastewater treatment facilities or storm water drainage, electric power, natural gas, or telecommunications facilities. The responsible departments and agencies for wastewater and water supply have reviewed the project and determined that capacities would be adequate. The project would not significantly increase the site's impervious surfaces as the project site is already developed; therefore, it is not anticipated that the project would generate stormwater beyond the capacity of the existing storm drainage system. As discussed in Section X, Hydrology and Water Quality, of this Initial Study, the proposed drainage of this project would be required to comply with City standards for drainage and grading and the appropriate permits would be required to be obtained prior to construction. Impacts relative to water supply and utility facilities, would be less than significant.

Implementation of the project is anticipated to generate additional solid waste during the temporary, short-term construction phase, as well as the operational phase, but it would not be expected to result in inadequate landfill capacity. According to the General Plan Public Facilities and Services Element, solid waste management, including waste disposal and curbside recycling is handled by a local franchised hauler under contract with the City. Solid wastes are currently taken to Potrero Hills Landfill and recyclables processed at an interim facility in Fairfield. With project implementation, solid waste would be managed on-site and redirected to a secondary facility with adequate capacity. Therefore, impacts relative to solid waste would be less than significant.
xx. WILDFIRE -- If located in or near state responsibility areas Less Than or lands classified as very high fire hazard severity zones, Potentially Significant Less than Significant With Significant No
would the project: Impact Mitigation Impact Impact
a) Substantially impair an adopted emergency response X plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors, X exacerbate wildfire risks, and thereby expose project
occupants to, pollutant concentrations from a
wildfire or the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of associated X infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that
may exacerbate fire risk or that may result in
temporary or ongoing impacts to the environment?
d) Expose people or structures to significant risks, X
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
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Discussion: The project site is located in a developed urban area surrounded by commercial/industrial land uses. According to the CalFire Fire Hazard Severity Zone Viewer,4 and the Adopted State Responsibility Area Fire Hazard Severity Zone Maps,5 the project site is not located in a zone designated as a Very High Fire Hazard Severity Zone. The proposed project would be required to comply with the provisions of the City of Fairfield Emergency Operations Plan, Solano County Multi-Jurisdictional Local Hazard Mitigation Plan, and the emergency access requirements of the California Fire Code, which include but are not limited to providing access with adjoining uses and providing suitable access for emergency vehicles. In addition, emergency access to the site would be maintained during construction. Impacts would be less than significant.

The project site is generally flat and does not support areas of steep slopes. In addition, the project site is located within an urbanized area of the city, where the risk of wildland fire is decreased. As such, the proposed project would not be located in a critical fire danger zone or adjacent to wild lands subject to wildfires. Urban levels of fire protection would be provided to the project area. In addition, the project would adhere to building codes and any conditions included through review by the City's Fire Department. Impacts would be less than significant.

The project site is located in a developed area of the city and is situated within close proximity to existing electric power, natural gas, and telecommunications facilities. The project is situated on a site that is already developed and includes existing access to adjoining uses and suitable access for emergency vehicles. In addition, the proposed industrial uses on-site would not include any features that would have the potential to exacerbate fire risk or result in temporary or ongoing impacts to the environment. Emergency access to the site would be maintained during project construction. Impacts would be less than significant.

The project site is relatively flat with no major changes in elevations. There are no channels or creeks running through the project site. The project site is not located within a 100-year flood hazard area. In addition, there are no known landslides at the project site, nor is the site in the path of any known or potential landslides. Therefore, the project would not expose people or structures to risks involving flooding or landslides as a result of runoff, post-fire slope instability, or drainage changes. A less than significant impact would occur. 4 CalFire. nd. Fire and Resource Assessment Program: FHSZ Viewer. https://egis.fire.ca.gov/FHSZ/ Accessed July 19, 2022.
5 CalFire. 2007. Map ofCalFire's Fire Hazard Severity Zones in the Local Responsibility Area- Western Riverside County. https://osfm.fire.ca.gov/media/6754/fhszl map60.pdf Accessed July 19, 2022.

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X X I. M A ND A T O R Y FIN D IN G S O F SIG N IFIC A N C E a) Does the project have the potential to significantly degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or
animal community, substantially reduce the number
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects)?
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
Less Than
Potentially Significant Less than
Significant With Significant No
Impact Mitigation Impact Impact
X
X
X
Discussion: As discussed in Section IV, Biological Resources, after implementation of Mitigation Measures BI0-1 through BI0-3, the proposed project would result in less than significant impacts to biological resources. Similarly, as discussed in Section V, Cultural Resources, and Section XVIII, Tribal Cultural Resources, after implementation of Mitigation Measures CR-1, CR-2, TC-1, and TC- 2, the proposed project would result in less than significant impacts to human remains, archaeological resources, paleontological resources, and tribal cultural resources.

In accordance with CEQA Guidelines Section 15183, this environmental analysis was conducted to determine if there were any project-specific effects that are peculiar to the project or its site.

No project-specific significant effects peculiar to the project or its site were identified that could not be mitigated to a less than significant level. The project would not induce substantial population growth or significant traffic volumes. The project would contribute to environmental effects in the area of noise. However, this impact would not be cumulatively considerable, since it is site-specific. Furthermore, mitigation measures incorporated herein mitigate any potential impacts associated with this environmental issue. Cumulative projects would be required to prepare the appropriate CEQA environmental documentation on a project-by-project basis.

Therefore, the project does not have impacts that are individually limited, but cumulatively considerable.

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Given the scope and nature of the proposed development, project implementation would not result in environmental effects, which would cause substantial adverse effects on human beings, either directly or indirectly. Compliance with applicable existing laws and regulations and implementation of recommended mitigation measures would ensure that the project would not result in substantial adverse effects on human beings. Therefore, impacts would be less than significant and no additional mitigation measures are required.

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Sources:

1. City of Fairfield, City of Fairfield General Plan, 2002.

2. City of Fairfield, City of Fairfield Scenic Vistas and Roadways Plan, 1999.

3. California Department of Conservation, California Important Farmland Finder mapping interactive online, https://maps.conservation.ca.gov/DLRP/CIFF/ , accessed December 28, 2021.

4. California Department of Forestry and Fire Protection, Fire and Resource Assessment Program: FHSZ Viewer, https://egis.fire.ca.gov/FHSZ/ accessed July 19, 2022.

5. California Department of Forestry and Fire Protection, Map of CalFire's Fire Hazard Severity Zones in the Local Responsibility Area - Western Riverside County, 2007. https://osfm.fire.ca.gov/media/6754/fhszl map60.pdf Accessed July 19, 2022.

6. California Department of Transportation, State Scenic Highway System Map. https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46c c8e8057116f1aacaa Accessed July 19, 2022.

7. Fairfield Municipal Code, current through Ordinance 2022-07, passed April 19, 2022.

8. Federal Emergency Management Agency (FEMA) Flood Service Map Center online, https://msc.fema.gov/portal/home , accessed December 15, 2021.

9. Fehr and Peers, Vehicle Miles Traveled Assessment 80-12 Industrial Center, LLC Industrial Project, February 23, 2022.

10. Haley Aldrich, Geotechnical Feasibility Assessment, August 11, 2021.

11. Haley Aldrich, ASTM Phase I Environmental Site Assessment 300 Chadbourne Road Fairfield, California, June 2021.

12. Haley Aldrich, Limited Phase II Environmental Investigation Results 80-12 Industrial Center Development, February 24, 2022.

13. Huffman-Broadway Group Inc., Biological Evaluation for the 80-12 Industrial Center at 300 Chadbourne Road, Fairfield, Solano County, California, September 14, 2021.

14. Huffman-Broadway Group Inc. and James P. Allen and Associates, Tree Mitigation Plan 80-12 Industrial Project 300 Chadbourne Road Fairfield, Solano County, California, January 2022.

15. James P. Allen and Associates, Tree Resource Analysis 80-12 Industrial Center 300 Chadbourne Road, Fairfield Road, Fairfield CA APNs 028-750-240/50/60/70/80/90 & 300, September 13, 2021.

16. SESPE Consulting, Inc., Air Quality and Climate Change Impact Assessment 80-12 Industrial Center Project- Fairfield, CA, January 3, 2022.

17. SESPE Consulting Inc., Energy Impact Assessment 80-12 Industrial Center Project - Fairfield, California, January 24, 2022.

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1 8 . Travis Air Force Base, Air Installation and Compatible Use Zone Study for Travis Air Force Base, December 2009, Figure 4.8, Clear Zones and Accident Potential Zones.

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Initial Site Assessment Checklist for Special Status Species or Habitat PROJECT NAME: 80-12 INDUSTRIAL CENTER
SITE LOCATION: 300 CHADBOURNE ROAD
ASSESSMENT PREPARED BY: JONATHAN ATKINSON, SENIOR PLANNER

SITE CHARACTERISTICS
PRESENT?
Yes No COMMENTS
I. GENERAL CRITERIA
A. Is the Proposed Project Site located
within one of the following Areas of Concern*:

Vernal Pool Species
Giant Garter Snake
Valley Elderberry Longhorn Beetle
California Red-legged Frog
Coastal Marsh Species
Callippe Silverspot Butterfly
(i.e., Potrero Hills or the open space area formed
by Interstate Highways 80, 680, 780)
B. Is the Proposed Project Site located along a
watercourse?
X
X
X
X
X
X
X
*See accompanying Areas of Concern Guidelines for descriptions and map.

If the answer to any of the above Section I criteria is "yes":

1. The site should be evaluated by a qualified biologist/botanist to determine the presence of special status species and/or habitat for such species.

2. The project will require evidence of compliance with the federal Endangered Species Act. The applicant should contact the USFWS regarding compliance with the Endangered Species Act and the Solano Project Biological Opinion. Details are provided in the Areas of Concern Guidelines.

If "no": Complete Section II of this checklist on the following pages.

The USFWS can be reached at: Sacramento Fish and Wildlife Office, Endangered Species Program 2800 Cottage Way, Rm. W-2605
Sacramento, CA 95825.
(916) 414-6600
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Initial Site Assessment Checklist for Special Status Species or Habitat

SITE CHARACTERISTICS
PRESENT?
Yes No COMMENTS
II. SPECIES-SPECIFIC CRITERIA
Vernal Pool Species
Vernal pool and/or seasonal wetlands, including
alkaline wetlands and stock ponds
Level topography with shallow depressions
capable of containing standing water during the
rainy season {Nov.-May)
Has a wetland delineation has been completed?
Grassland with low-lying areas with stunted
vegetation growth
Shallow stock ponds which normally dry on an
annual basis
Presence of the following soil types: Pescadero
series, Antioch series, San Ysidro series, Solano
series, and associated complex soils {excludes
existing developed areas and areas cultivated with
perennial crops)
Giant Garter Snake
Freshwater marshes, sloughs, ponds, low flow
drainages, irrigation canals, backwater areas, rice
fields
Emergent aquatic vegetation {e.g., cattails,
bulrushes)
Grassy banks and vegetated uplands adjacent to
or within 200ft of habitats listed above
X
X
X
X
X
X
X
X
X
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Initial Site Assessm ent Checklist fo r Speci al Status Speci es or Habitat

SITE CHARACTERISTICS
PRESENT?
Yes No COMMENTS
V alley Elderberry Longhorn Beetle
Creeks, small drainages, man-made watercourses
X
Elderberry Shrubs X
Riparian vegetation X
Califo rn ia Red-legged Frog
Perennial and seasonal creeks and ponds, small
drainages, seeps and springs, stock ponds and
other artificial water sources X
Aquatic or riparian vegetation X
Oak woodlands nearby or other suitable migration
corridors between wet areas X
Coastal M arsh Species
Brackish or salt marsh, tidal sloughs
Dense patches of pickleweed, saltgrass, or other
perennial marsh vegetation
Adjacent high marsh (non-submerged) areas for
refuge
Presence of any of above habitat conditions
within 1,000 feet of proposed new development
X
X
X
X
Sum m ary:

If the answer to any of the above Section II criteria is "yes", the site should be evaluated by a qualified biologist or botanist to determine the presence of special status species and/or potential habitat of such species. Also, the applicant should contact the Sacramento Fish and Wildlife Office regarding compliance with the Endangered Species Act and the Solano Project Biological Opinion.

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8 0 -1 2 IN D U S T R IA L C E N T E R
In it ia l S t u d y A pp e n d ic e s
• A ppendix A Air Q uality and Clim ate Change M em orandum • A ppendix B-1 Biological Evaluation
• A ppendix B-2 Tree Resource A nalysis
• Appendix 8-3 Tree M itigation Plan
• A ppendix C Energy A nalysis
• Appendix D G eotechnical Feasibility Report
• A ppendix E-1 Phase I Enviro nm ental Site Assessm ent • A ppendix E-2 Phase II Enviro nm ental Site Assessm ent • A ppendix F VM T A ssessm ent
A ll append ices can be accessed on the City of Fairfield w ebsite:
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E X H IB IT B

D R A FT

CIT Y O F F A IR F IEL D
O R D IN A N C E N O . 2 0 22 -_
O R D INA N C E O F T H E C IT Y C O U N C IL O F T H E CIT Y O F F A IR F IEL D A M E ND IN G C H A P T E R 2 5 , A R T IC L E I, S E CT IO N 2 5 .12 .3 O F T H E F A IR F IEL D C IT Y C O D E , A LS O K N O W N A S T H E CIT Y O F F A IR F IEL D Z O N IN G M A P , R E Z O N IN G P A R C EL S A T 3 0 0 C H A D B O U R N E R O A D (A P N s : 0 0 2 8 -7 5 0 - 2 4 0 , -25 0 , -2 6 0 , -2 7 0 , -2 9 0 , AN D -3 0 0 ) F R O M RE G IO N A L C O M M E RC IA L D IS T R IC T T O LI M IT E D IN DU S T R IA L D IS T R ICT .

T H E CIT Y C O UN C IL O F T H E CIT Y O F F A IR F IEL D D O ES O R D A IN A S F O L L O W S :

SE C T IO N 1. C h a p te r 25 , A rticl e I, Se ctio n 25 .1 2 .3 of th e Fa irfi e ld C ity Code , also know n as th e C ity o f Fa irfi e ld Zo n in g M ap , is he re b y am e nd e d as show n o n th e Se ctio na l Zon in g M a p (Z C 2 0 2 1 -0 0 5 ) att ache d he re to as Exh ibit A .

S e ctio n 25 .4 7 .5 Find ing s. T h e C ity C o u n ci l fi nd s as fo llow s:

A . T h e pro p o se d am e n d m en t is co n sisten t w ith th e goa ls, policie s, an d actio n s of th e G e n e ral P la n . The pro posed am end m ents w ould change the G eneral Plan designation of the P roject site from H ighw ay and Regional Comm ercial to Li m ited Ind ustrial and zo ning designation from Regional Comm erci al (CR ) D istrict to Li m ited Ind ustrial {IL} D istrict. The IL D istrict im p lem ents the Li m ited Ind ustrial designa tion of the G eneral Plan. The Project is consisten t w ith the G enera l Plan in that it an ticipates light and m ed ium industrial activities, incl ud ing w areho using, w holesale and distribution, m anufacturing, and assem bly for properties w ith the Li m ited Ind ustrial designation. The Project is also consisten t w ith m ultiple G enera l P lan O bjectives: O bjective LU 14 : D evelop suffici ent emp loym ent genera ting uses to m aintain a positive City fiscal cond ition and housing balance; O bjective LU 18 : Encoura ge infill developm ent and com p act gro w th; O bjective E D 2: Effectively concentra te ind ustrial and comm ercial uses; O bjective ED 4: Select com m ercial and ind ustrial locations w hich are convenient, w hile com pa tible w ith the grow th and future service needs of the com m unity; and O bjective UD 8: Enco ura ge and app ro ve infill developm ent w hich is com p atible w ith the surround ing area. The Project is consisten t w ith each of these G enera l P lan O bjectives for the follow ing reasons: The Project ad ds 32 8,5 53 square feet of flexible ind ustrial sp ace to the Fairfield m arket allow ing for a variety of em p loym en t-genera ting uses. The Project is an infill developm ent tha t w ill result in the redevelopm ent of a prop erty tha t w as form erly Walm art and is now largely und eru tilized . The P roject effectively replaces a large vacant com m erci al building w ith tw o ind ustrial w arehouse buildings in a contiguous area w ith a collection of industrial buildings of varying sizes. The P roject site is conveniently located along H igh w ay 12 in the pro xim ity of Interstate 80 and is alread y served by existing services and infra structure. The Project serves econom ic needs in tha t it w ill create ind ustrial sp ace tha t can accom m odate em ploym e nt-genera ting uses. The tw o ind ustrial w arehouse buildings w ill ha ve respective building areas of 103,440 and 225,113 square feet and building heights of 42 feet and 46 Packet Page 239 of 288Attachment 5 Page 93 of 142

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O RD . NO . 2022-_

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feet. Both buildings are genera lly com para ble to the buildings that com prise the surrounding industrial business parks in term s of size and bulk.

B . T h e pro p ose d am e n dm e nt w ou ld no t be detrim e ntal to the public interest, he alth, safety, co n ven ie n ce, o r w elfa re of th e city. The pro posed am endm ents would result in Genera l Plan and zoning designations that are already present in the surrounding area: IL District.

Residential uses are located on the other side of Highw ay 12 and do not border the Project site. The pro posed industrial developm ent will be subject to a collection of developm ent standards and conditions of approval to ensure that it is constructed in a m anner that does not endanger the public interest, health, and genera l welfare of Fairfield. Land uses that will occupy the Project site will be evaluated on a case-by-case basis for consistency with the IL District, and com patibility, as necessary. Additionally, the Project site would not involve heavy industrial uses that could potentially have detrim ental im pacts on the surro unding area.

C. T h e site is phy sically su itable (in cl ud ing , but not lim ited to access, pro vision of utilities, co m patibility w ith adjoin in g la n d uses, an d ab se nce of physical constraints) fo r the re qu e ste d zon in g de sig nation s an d an ticip ate d land uses/developm e nts. The Project site is physically suitable for industrial developm ent in that it sits imm ediately south of Highw ay 12 with tw o points of access on Chadbourn e Road. Because the Project site has previously been developed and surro unded by existing developm ents, the provision of utilities is not an issue for the planned industrial developm ent. The area within Fairfield that is bound by Highw ay 12, Pennsylvania Avenue, Cordelia Road, and Hale Ranch Road is characteristically industrial with a variety of light and m edium industrial opera tions, and som e office uses. The anticipated land uses resulting fro m the Genera l Plan Am endm ent and Zone Change would be consistent with the IL District and compatible with existing and future industrial uses that com prise the surrounding area south of Highw ay 12.

D . T he pro p osed am e n dm e nt is in com plian ce w ith the pro vision s of the C alifo rn ia En viron m en tal Q uality A ct (C EQA ). The M itigated Negative Declara tion {ER2021-038}, attached hereto as Exhibit A, properly identifies and m itigates potentially significant im pacts relative to biological resources, cu ltura l resources, hazards/haza rdous m aterials, tra nsportation, and tribal cultura l resources.

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O R D . N O . 2022 -_
Pag e 3
SEC T IO N 2. T h is O rd in a n ce sh all be eff ective 30 day s fo llo w in g its ad o p tion by th e C ity C oun cil.

A su mm a ry of th is O rd in a n ce sha ll, w ith in fi ftee n (15 ) days aft e r passag e, be pub lish e d in acco rd a n ce w ith Se ctio n 36 93 3 o f th e G ov e rn m e nt C od e of th e State of C alifo rn ia w ith th e na m e s o f th e C ity C o u n cilm e m b e rs vo tin g for an d ag ain st it.

INTRODUCED at a reg u la r m e e ting of th e C ity C ou ncil of th e C ity of Fairfie ld o n th e _ day of -------~2 0 2 2 ,a nd
PASSED AND ADOPTED th is_ d ay of ~ 20 22 , by th e fo llo w ing vo te :

A Y ES : C o u n ci l m e m be rs: PRICE/ BERTANI /M OY/ PA NDURO / TIM M / TO NNESEN / VACCA RO N O ES : C o u n ci l m e m be rs:

A B SE N T :

A B ST A IN :

C o u n cilm e m be rs:

M A YO R
A T T E ST :

C IT Y C LER K
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PLANNING COMMISSION

CONDITIONS OF APPROVAL
Project Name: 80-12 Industrial Center
Address: 300 Chadbourne Road (APNs: 0028-750-240, -250, -260, -270, -290, and -300) Hearing Date: August 24, 2022
File No.: GPA2021-003, ZC2021-005, DR2021-016, and ER2021-038 Development Review approval has been granted subject to compliance with the following conditions which must be satisfied prior to issuance of building permits unless noted otherwise:

1.0 SPECIAL CONDITIONS

1.1 Applicant shall incorporate the following special conditions reflecting the modifications and/or needed information into their plans as part of their submittal to the Building Safety Division of the Community Development Department:
a) Removal of 326 protected trees, totaling 4,431.7-diameter inches, has been granted subject to the following mitigation criteria:
i. Tree removal shall proceed only in accordance with the received arborist report, as prepared by Huffman-Broadway Group, Inc., consisting of 103 sheets, dated "Received February 2, 2022".
ii. Trees to be removed shall be mitigated at an inch-for-inch replacement ratio. Inches of the replacement shall be translated into standard nursery planting sizes using the following formulas:
24-inch boxed tree = 3 inches replacement
15-gallon tree = 1 inch replacement
5-gallon tree = ½ inch replacement
iii. Mitigations shall be made by planting replacement trees, payment of replacement trees in-lieu fees, or a combination of tree replacement plantings and in-lieu fees. iv. Specific species of replacement trees shall be approved by the Community Development Department.
b) One-hundred and twenty-six (126) protected trees shall be preserved in accordance with the received arborist report, as prepared by Huffman-Broadway Group, Inc. i. Prior to the issuance of building permits, a minimum four-foot-tall fence shall be erected around the dripline of all existing trees to be preserved. Fencing shall be

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maintained until the final construction inspection. Contact the Planning Division 48- hours in advance of grading permit issuance, for inspection and approval of fencing placements.
ii. Excavate, inspect, verify soundness, and mitigate buried root crown regions by ensuring positive drainage away from trunks and drying out decayed trunk portions. iii. Prior to grading, trenching, or any other proposed activity within existing tree driplines professionally root prune along the outside edge of tree protection zones. iv. Prior to grading, professionally prune tree branches as necessary. c) One tree shall be provided within the internal parking area for every eight parking spaces.

Required parking trees shall count towards the tree mitigation condition 1.l(a). d) Five feet of landscaping shall be provided between the east elevation of Building 2 and the parking area along the eastern periphery of the project site. e) The trash enclosures shall be painted to match the color palette of the main buildings. f) All parking spaces with a two-foot length reduction shall demonstrate that they front either a landscape area greater than seven feet in depth or walkways that are at least six feet in width.
g) Bicycle parking details shall be provided with the building permit submittal and are subject to Community Development Department approval prior to installation.

1.2 Comply with the conditions of the City of Fairfield Public Works Department as contained in the attached memo dated August 9, 2022.

1.3 Comply with the conditions of the City of Fairfield Fire Prevention Division as contained in the attached memo dated August 15, 2022.

1.4 Comply with the conditions of the Fairfield-Suisun Sewer District as contained in the attached memo dated October 14, 2021.

1.5 Comply with all the requirements of the adopted Mitigated Negative Declaration (ER2021-028).

2.0 APPROVAL TIME LIMITS/REVOCATION

2.1 Approval of this application shall expire two (2) years from the date of approval. If building permits are not issued and diligently pursued toward completion, or the approved use has not commenced if no permits are required, the approval shall be void. A time extension may be granted if a written request is submitted by the applicant to the Community Development Department prior to the expiration of the application.

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2.2 This approval shall not be valid unless and until the following additional approval(s) are granted:
a) City Council Approval of General Plan Amendment (GPA2021-003) and Zone Change (ZC2021- 00S).
b) Zoning Administrator Approval of Lot Line Adjustment (LLA2021-008)

3.0 GENERAL REQUIREMENTS

3.1 The project shall proceed only in accordance with the approved plans titled "80-12 INDUSTRIAL CENTER" as prepared by HPA, Inc., Kier + Wright, and Green Design Landscape Architects, Inc. consisting of thirty-one (31) sheets, dated "Received September 30, 2021" and "Received November 9, 2021", except as may be modified by the conditions contained herein and approved by the Planning Division pursuant to Section 3.2, and shall proceed in accordance with the Fairfield City Code. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval and required improvements, such as landscaping, shall be completed to the satisfaction of the City.

3.2 Submit the required number of sets of plans to the Building Safety Division of the Community Development Department for review and approval. Plans shall incorporate all conditions of approval and reflect the modifications and/or contain needed information prior to issuance of building permits. These plans shall include but are not limited to, the detailed site plan, grading plan, landscape and irrigation plans, building plans, and construction details of items such as exterior lighting, walls, pavement textures, trash enclosures, and mechanical equipment.

3.3 Approval of this project shall not waive compliance with all sections of the Fairfield City Code (Zoning, Subdivision, Building Codes, etc.), Fairfield General Plan, and applicable policy plans.

3.4 When submitting for Plan Check, the applicant must provide to the Community Development Department a copy of these Conditions of Development Review with a cover letter specifying how and where the revised plans address each of the conditions. Plan Check by the Community Development Department will not be completed without compliance with this condition.

3.5 All construction plans, including but not limited to, the site plan, building elevations, landscaping and irrigation plans, grading plan, mechanical drawings, street improvement plans, and detailed drawings submitted to the Building Safety Division for permits shall be coordinated for consistency by the applicant prior to issuance of any permits or prior to final map approval as applicable, or commencement of the subject use, whichever comes first. Any change or modification to one particular plan shall require the corresponding revisions on other plans. All plans shall be consistent with that approved by the Community Development Department. The applicant shall be responsible for correcting any inconsistency which may occur through error or omission during plan preparation or construction.

3.6 The project is subject to the Solano County Public Facilities Development fee. The applicant will

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be required to pay such fee at the rate which is in effect at the time a building permit is issued.

3. 7 The Applicant, and property owner(s), and their successors in interest, shall indemnify, defend and hold harmless the City, its officials, officers, agents and employees (collectively "lndemnitees") from and against any and all claims, actions, lawsuits, damages, losses and liabilities arising or resulting from the granting of this approval by the City or the exercise of the rights granted by this approval. This indemnification obligation shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City's choice in representing the lndemnitees in connection with any such claims, actions or lawsuits, any expert fees, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such claim, action or lawsuit. The City shall promptly notify Applicant and property owners of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. In the event such a legal action is filed, the City shall estimate its expenses for litigation. Applicant or property owners shall deposit such amount with the City or enter into an agreement with the City to pay such expenses as they become due. Applicant and property owners shall reimburse the City, and each of the lndemnitees for any and all legal expenses and costs incurred by it in enforcing the indemnity herein provided.

4.0 SITE DEVELOPMENT

4.1 A precise plan for all fences and retaining and screening walls shall be submitted for review and approval by the Community Development Department prior to the issuance of building permits.

Such plan shall indicate the location, design and construction details. Fences or walls visible from public view on or off-site shall be provided with decorative treatment.

4.2 Trash receptacle(s) are required and shall be enclosed by a minimum six (6) foot high masonry wall with metal, solid view obstructing gates pursuant to City standards. Enclosure walls shall be constructed to prevent pedestrian entrance and/or waste deposit above or below all enclosure walls and gates. A pedestrian entrance with a door is recommended. For multi-family residential projects, facilities that are connected to a sanitary sewer, and building projects over 10,000 square feet, all trash enclosures shall be provided with a roof. Food facilities must have hot and cold water plumbed into the enclosure per the Solano County Department of Environmental Health. The area directly in front of the enclosure gates shall have "NO PARKING" painted in reflective paint on the ground, additionally "NO PARKING" signs shall be affixed to each gate.

Additional waste management signage shall be posted on-site and within the enclosure to limit contamination.

4.3 It shall be the applicant's responsibility to coordinate the location of all utility equipment with P.G. & E. Final locations of all above ground equipment must be approved by P.G. & E., the Community Development Department and Public Works Department prior to issuance of building permits.

4.4 All ground-mounted utility appurtenances such as transformers or air conditioning units shall be located out of public view and/or adequately screened through the use of a combination of concrete or masonry walls, or berming, painting and/or landscaping. Said appurtenances shall be

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indicated on the approved landscape and irrigation plans prior to issuance of building permits.

4.5 Existing trees and shrub groupings shall be retained whenever possible. All existing trees and shrub groupings to be impacted by development or any other construction related activities shall be located on the site plan, grading plan, landscape plan and irrigation plan. Trees to be preserved shall be protected by temporary fencing installed around the tree drip line for the duration of the project to prevent soil compaction, soil removal or deposit, or soil contamination. Fencing shall be maintained intact throughout construction and be removed after project completion.

4.6 Any outdoor storage shall be subject to review and approval by the Community Development Department. All outdoor storage areas shall be completely screened from public view by a decorative masonry or concrete wall or approved equal. All gates shall be solid view obstructing and constructed of metal or other durable and sturdy materials acceptable to the Department.

4. 7 If the project is to be phased, a phasing plan showing the sequence of site improvements shall be submitted for review and approval by the Community Development Department. Each phase shall function independently. Landscaping along the entire street frontage may be required for design continuity and consistency of planting growth.

5.0 PARKING AND VEHICULAR ACCESS

5.1 All parking spaces, aisles, entrances, and exits shall be striped per City standards. A detailed striping plan shall be provided in the construction drawings.

5.2 Any security gates and/or fences shall require details which shall be submitted to the Police and Fire Departments and Community Development Department for approval prior to issuance of building permits.

5.3 All landscaped areas adjacent to vehicle parking areas or travel lanes shall be contained by a minimum six (6) inch high, poured in place, concrete curb.

5.4 All drive surfaces abutting buildings or walls, when designated for vehicular parking, shall have concrete wheel stops.

5.5 The paving section for loading and receiving areas and access to the trash enclosure shall be designed to withstand weight of service vehicles. A section indicating the design shall be submitted for review and approval.

5.6 Provide dry sack or painted tex-cote finish to concrete bases of exterior light poles.

6.0 BUILDING DESIGN

6.1 Specific paint, siding, wall or roofing materials, finish textures, and windows or doors shall be in substantial compliance with that approved. Manufacturer specifications shall be submitted for review and approval prior to issuance of building permits. Samples of final color and materials

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selections may be required by the Community Development Department to verify compliance.

6.2 Exterior aluminum window and door frames shall be treated in an anodized finish or painted with a powder coating or baked enamel process. The use of vinyl windows in a non-residential structure is subject to the approval of the Community Development Department.

6.3 All building drainage gutters, down spouts, vents, etc. located on the exterior walls shall be completely concealed from view or shall be architecturally compatible with the exterior building design and color to the satisfaction of the Community Development Department.

6.4 Roof access ladders, if provided, shall be placed on the interior of the structures so as not to be visible from outside of the project.

6.5 All mechanical equipment and appurtenances of any type, whether located on roof tops, ground level or anywhere on the building structure, shall be screened so as not to be visible from public view on or off-site. For screening of ground-mounted equipment and appurtenances to be achieved through landscaping, such plantings must achieve full coverage within two years. For roof-mounted equipment and appurtenances, if screening cannot feasibly achieve zero visibility due to site topography, then screening shall be implemented to the greatest extent feasible to the satisfaction of the Community Development Department.

6.6 A building section illustrating the location of all roof equipment in relation to height ofthe outside parapet shall be submitted. Roof equipment shall not project above the height of the parapet or roof top to the greatest extent feasible. When not feasible due to building design, a roof top screen which is architecturally integrated with the building elevation and exceeds the height of the equipment shall be placed around the equipment to the satisfaction of the Community Development Department.

6.7 A roof plan shall be submitted with spot elevations showing location of all roof equipment including vents, stacks and skylights.

6.8 All overhead doors shall be color coordinated with the building.

6.9 All electrical equipment shall be located interior to the building (i.e., no exterior electrical cabinets), unless screened from public view in a manner acceptable to the Community Development Department. Any exterior equipment or cabinets shall be depicted on architectural and site plans submitted for plan check, with location of equipment and screening method clearly identified on plans and shall be painted to match the building color upon installation.

7.0 LANDSCAPING

7.1 This project shall utilize water conservation techniques, such as drip irrigation and drought tolerant plant species, as required in accordance with the City's Water Efficient Landscape Ordinance.

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7.2 Detailed landscape and irrigation plans shall be submitted to the Community Development Department for review and approval. Such plans shall be prepared and stamped by a California licensed landscape architect or other equally educated and qualified experienced professional to the satisfaction of the Community Development Department and accompanied by a statement or stamp by a California licensed landscape architect or other equally educated and qualified experienced professional that the plans meet or exceed the City's Water Efficient Landscape Ordinance.

7.3 Landscape plans shall be scaled to a minimum of 1 inch= 20 feet and shall specify the following:
a) The location and size of all plant materials and shall include a plant legend specifying species type (botanical and common name), container size, and quantity of all plant materials. b) Spacing for trees and shrubs, when a particular 'effect' (street canopy, hedges, barriers, screens ... ) is required shall be specified. Spacing for all groundcovers shall be specified. c) The locations of all pavements (vehicular and pedestrian), walls, fencing, buildings, roof overhangs and other structures, utility equipment (air conditioners, transformers, backflow preventers, etc.), property lines, and other pertinent site plan features.

7.4 Plant materials shall comply with the following:
a) Plant materials shall consist of a mix of evergreen and deciduous trees, shrubs and groundcovers to provide design interest and as a protective measure against disease and insect infestation. Low maintenance plants are also encouraged. b) Only live groundcover is allowed in high visibility and pedestrian areas. Exceptions may be approved by the Community Development Department to include, but not be limited to, decorative gravel beds, decomposed granite paths or pedestrian spaces and areas to be covered by shrubs.
c) All landscape planting areas shall be mulched and/or covered with bark chips or other similar material, unless growth of live groundcovers would be impeded, or is necessary for weed control, as determined by the Community Development Department. Large areas of exposed soil are prohibited.
d) Drought tolerant species suitable for the Fairfield area are encouraged, as contained in the reference list prepared by the Public Works Department. e) Plant material selections must consider the hardiness needs for the Fairfield area. Species particularly susceptible to, or potentially damaged by, disease, insects, winter freeze and other climatic conditions in Fairfield are discouraged. Species exhibiting particular problems in the Fairfield area may not be permitted and, as such, plant substitutions may be required by the Community Development Department to fulfill this condition.

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7.5 Plant material size and spacing shall comply with the following:
a) Minimum tree size shall be a mix of twenty-four (24) inch box, fifteen (15) gallon and five (5) gallon. Shrub size shall be a mix of five (5) gallon and one (1) gallon. The percentage of one (1) gallon and five (5) gallon shrubs and five (5) gallon trees shall be reviewed and approved based upon the location, spacing, hardiness, and growth rate of the plant species proposed; but said percentage shall not exceed 25 percent. Smaller sized containers may be utilized for ground covers.
b) The following trees shall be a minimum of twenty-four (24) inch box specimens at the time of planting:

1. Crape Myrtle ("Lagerstroemia")

2. Chinese Pistache ("Pistacia chinensis")

3. Flowering Crabapple ("Malus")

4. Redbud ("Cercis")
c) Where plant materials are placed in two (2) or more rows, planting rows shall be staggered. d) Evergreen trees required for screening purposes shall not be less than six (6) feet in height at time of planting.
e) Large shrubs required for screening purposes shall not be less than twenty-four {24) inches in height at time of planting. Spacing shall be between four (4) and six (6) feet on-center, as determined by the Community Development Department.
f) Groundcovers shall be spaced such that full coverage is achieved at the end of one to two years.

7.6 Planting and staking details shall comply with the following:
a) Landscape plans shall include planting and staking details in text and/or drawing form to insure proper installation and establishment of proposed plant materials. b) Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter of the diameter of the root container. c) All trees shall be double-staked, except that twenty-four (24) inch or larger box trees may require guy wires or triple- staking as determined by the Community Development Department. Guy wires are prohibited within pedestrian traffic areas. Protect trees from contact with any wire used in staking.
d) Provide root deflectors for all trees planted within eight (8) feet of paved surfaces. e) All planters in areas which have been compacted, such as adjacent to buildings and in parking

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lots, shall be de-compacted to the following depths: planters less than three (3) feet wide shall have compaction relieved to a minimum depth of twenty-four (24) inches below subgrade; planters three to ten (3 - 10) feet wide shall have compaction relieved to a minimum depth of 18 inches below subgrade; planters more than 10 feet' wide shall have compaction relieved to a minimum depth of 12 inches below subgrade. f) Planters 10 feet or less in width in locations that will not allow normal percolation of 24 to 36 hours maximum (such as adjacent to buildings) shall have drain pipes connected to the storm drain system or shall have dry wells installed as determined necessary by the Community Development Department.
g) The finished grade of planter islands or wells shall have a crown with a 2% slope down to surrounding grade or top of curb and a one (1) foot lip. Planters adjacent to buildings where a crown cannot be installed will require subdrains if adequate surface drainage will not be provided.

7. 7 Stormwater treatment areas shall have an enhanced aesthetic design through the combination of appropriate shrubs/groundcover, perennial herbaceous species, and rounded aggregate such as 'river rock'.

7.8 Screening of all ground-mounted utility equipment including air conditioners, transformers, backflow preventers, or other similar equipment for all non-residential buildings shall be indicated on the plans. Said screening shall include the use or combination of shrubbery, berming, or structures.

7.9 Parking lot landscaping shall comply with the following:
a) Landscaping within the parking area shall be of a minimum dimension offive (5) feet in width as measured from the inside diameter of required curbing, and shall be exclusive of any vehicle overhang.
b) All landscape areas shall be protected from automobiles with a six (6) inch high, poured in place, concrete curb or other suitable protective device meeting City approval.

7.10 Berms shall be illustrated according to slope, width, height above surrounding grade, and landscaping. Landscape berms shall be coordinated for consistency with the grading plan.

7.11 All landscaped areas shall be serviced by an automatic irrigation system.

7.12 All undeveloped building pads shall be fully landscaped and irrigated or screened by perimeter shrubs to the satisfaction of the Community Development Department and shall be incorporated into the required landscape and irrigation plans.

7.13 During the installation of landscaping and irrigation, and prior to the issuance of a Certificate of Occupancy from the Building Safety Division, the landscape architect or design professional

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responsible for preparing the required plans, or his/her designee, shall monitor installation and visit the site prior to completion of the landscape work and, thereafter, provide a written statement confirming compliance with approved plans and approval of materials to the Community Development Department.
8 .0 MA IN T E NA N C E

8.1 All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.

8.2 Landscaping and irrigation systems required to be installed in public right-of-way shall be continuously maintained by the developer until accepted by the City or Homeowner's Association.

8.3 All improvements on the site shall be constructed and continuously maintained in compliance with the approved plans.

8.4 The developer shall enter into a Maintenance Agreement with the City (which shall be a recorded document) giving the City authority to ensure maintenance of structures, parking and loading areas, fencing, and landscaping to the standards established by the approved plans at the time of final inspection of the project and shall also allow enforcement of outside storage violations.

This agreement shall be recorded prior to the issuance of building permits. 9 .0 O T H ER ST U D IES

9.1 A detailed on-site exterior lighting and photometric plan shall be submitted for review and approval by the Community Development Department prior to issuance of building permits. The plan shall indicate fixture design, illumination, location, height and method of shielding, so as not to adversely affect adjacent properties and so as to provide a minimum of one-foot candle luminance at all exterior parking lot locations. Buffering techniques to reduce light and glare impacts shall be required for projects adjoining residential land and at no time shall light exceed one-foot candle luminance at the property lines for any project. 10 .0 S IG N S

10.1 Signs are not part of this approval. Any signs proposed for this project shall be designed in conformance with the Sign Ordinance and established Sign Policy and shall require separate application and approval by the Community Development Department prior to installation. 11 .0 IN FO R M A T IO N A L N O TES
Special Assessment Districts and Fees

11.1 Benefit Districts: The proposed development may be within an area which may be included in a future Northeast Fairfield Benefit District or other similar financing district. Contact the Community Development Department for further information.

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11.2 Capital Improvement Fee: The City has adopted a Capital Improvement Fee (AB1600) to be paid as a part of the Building Permit Fees. All new development within the City is subject to this fee upon issuance of building permits, unless exempted by grandfather provisions. Contact the City's Finance Department at (707) 428-7496.

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P U B LI C W O R K S D E P A R T M E N T

C O M P L E T E N E S S A N D Q U E S T IO N S LI S T
Rem aining Com pleteness Item s:

D No further completeness items needed
Q uestions fo r Clarification from the Applicant:

1. No further questions for the applicant

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S :\P u b lic W o rk s F ile s \D E V E L \_D e v e lop men t R e v ie w s \D R 2 0 2 1 -xx x \-0 1 6 _8 0 -1 2 Ind u s tria l (3 0 0 C h a d b o u rn e )\

PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM
Conditions of Development
Date: August 9, 2022
To:

From:

Jonathan Atkinson, Senior Planner
Alvin Lei, Senior Civil Engineer (707} 428-7476 __ ~---- Project Name:

Project Location:

Review Requested:
80-12 Industrial - Two light industrial distribution warehouses constructed on approximately 18.6 acres
300 Chadbourne Road; APN: 0028-750-240, -250, -260, -270, -290, & -300 General Plan Amendment
Development Review
Zone Change
Environmental Review
Lot Line Adjustment
(G PA 2021-00 3)
(D R20 21-0 16)
(ZC2021-005}
(ER2021-038}
(LLA 20 21-008}
Copies To: Ryan Panganiban, Asst. Director of Public Works/City Engineer Jason Riley, Assistant City Engineer
Garland Wong, City Traffic Engineer
Trish Curran, Senior Engineer Tech
Helpful Phone Numbers
City of Fairfield Other Agencies
Finance Department
Fire Department
Community Development
Public Works
(707) 428-7496
(707) 428-7S50
(707) 428-7461
(707) 428-7485
Army Corps of Engineers
California Department of Fish & Wildlife
Fairfield-Suisun Sewer District
Federal Emergency Management Agency
Comcast Cable
SBC Communications
Pacific Gas and Electric
Regional Water Quality Control Board
Solano Irrigation District
(916) 557-5250
(707) 944-5500
(707) 429-8930
(415) 923-71 90
(800) 945-2288
(707) 258-513 6
(707) 449-5769
(510 ) 622-2300
(707) 448-6847

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80-12 Industrial - 300 Chadbourne Road
August 9, 2022

PU B LI C W O RK S D EPA R TM EN T
Conditions of Development
Traff ic Signal Im provem ents:

1. The developer shall pay a pro rata share of future traffic signals, necessitated by this development, at the following locations:
• Abernathy Road and 1-80 Westbound Ramps
• Abernathy Road and 1-80 Eastbound Ramps
• Chadbourne Road and Highway 12 Eastbound Ramps
• Chadbourne Road and Courage Drive
• Chadbourne Road and Cordelia Road
The traffic signal cost share for the above referenced signals has been established by the Public Works Traffic Division to be $25,537.80 ($1,373.00/acre x 18.6 acres} which already reflects a 50% reduction, representative of the City's pro rata shares of improvements, based on AB-1600 fees. This fee shall be paid prior to issuance of building permits.

Contact the Public Works Traffic Division for details.

Existing U tilities:

2. The parcel map for the subject APNs, dated January 1993, indicates that an existing 36-inch main exists in, or close to, the subject APNS, along Chadbourne Road. Furthermore, the parcel map indicates that there may be an existing 6-inch gas line, owned by Pacific Gas & Electric (PG&E} located within or in close proximity to the subject APNs. Developer shall provide due diligence to protect the existing facilities and notify the utility owners immediately of any utility impacts.

Street M oratorium

3. In accordance with Section 16.31, Article V (Street Excavation Moratorium} of the City Code, the ordinance requires all utility trenching and street improvements, within moratorium streets, be repaired per prescribed standards and specifications as generally depicted on City Standard Detail S24 and S24.1. Streets are designated as moratorium streets if they have received rehabilitation, as part of a City Capital Improvement Project, within the last five (5) years.

All costs to repair moratorium streets, along the project frontages, shall be the sole responsibility of the developer. Please note that Chadbourne Road is a designated moratorium street and the developer shall repair impacts to Chadbourne Road, including, but not limited to: utility trenching, utility connections to the public main, driveway installation, curb, gutter and sidewalk install. When appropriate, developer shall minimize the number of trench cuts within the public streets by consolidating multiple service laterals into one (1) larger trench cut. For inquiries regarding the street moratorium, please contact David Vong at 707-428-7784 for information.

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Fiber M aster Plan

4. In accordance with Section 25.33 (Wireless Telecommunications Facilities) of the City Municipal Code, the ordinance requires developers to install fiber conduits along roadways identified in the fiber master plan for "future fiber," at the developer's sole cost. As part of this project, the developer shall install empty conduits along the Chadbourne Road street frontage of the proposed development.

As part of the proposed development, the developer shall install two (2) 4-inch, Schedule 80 PVC conduits along the Chadbourne Road street frontage of the proposed development.

Furthermore, the required fiber conduits shall be installed per City standards and specifications. At the minimum, the fiber conduits shall extend to, and terminate in, the existing traffic signal cabinet at the following intersections:
• Chadbourne Road and Busch Drive intersection
• Chadbourne Road and State Route 12 off/on ramp.

The improvement plans shall clearly show and identify proposed conduit locations and appurtenances. Please contact Public Works at 707-428-7485 for a fiber sample diagram.

All conduits installed under existing improvements within the public right-of-way, including streets, sidewalks, and/or driveways, shall be installed by boring and jacking. Conduits shall be installed per the most current City Specific Provisions, Section 18, entitled "Traffic Signals," to the satisfaction of the City Traffic Engineer and shall include, but may not be limited to, the following:
• ¾" 2,500 lb flat polyester woven traceable tape with footage markings; • #8 solid copper bonding wire terminated to PVC ground bushing at each ITS pull box placed. Pull boxes shall be separated at a maximum distance of 300-feet between pull boxes. Pull boxes must be terminated at the ends of the frontage or project limits and at each corner of the intersection or street crossing along the conduit route to allow for pulling
Domestic W ater Serv ice:

5. The submitted utility plans do not show any water service connections to public infrastructure. It is assumed that the proposed development will connect to an existing domestic water service already stubbed to the site. If an existing service does not exist, or if using the existing service is infeasible, the developer shall install and connect a new domestic water service lateral to the public main at their sole cost. In accordance with the City of Fairfield Standard Specifications, each legal parcel shall only be allowed one public domestic water service connection to the public main.

6. If one does not already exist, the developer shall install one new water meter at the back- of-sidewalk, along any existing public water service lateral. The developer may need to consider installing privately owned and maintained sub-meters, also referred to as clustered water service manifolds, downstream of the City maintained water meter to serve the proposed buildings.

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80-12 Industrial - 300 Chadbourne Road
August 9, 2022

7. Any existing water service laterals stubbed to the site, that will be unused, shall be abandoned per current City standards and specifications, including the requirement to remove the valve at the main and install a blind flange. The submitted utility plan shows removal and abandonment of an existing 8-inch water line within the southerly drive aisle.

Sewer System:

8. Any existing sewer service laterals stubbed to the site, that will be unused, shall be abandoned per current City standards and specifications.

9. In accordance with the City of Fairfield Standards and Specifications, each legal parcel shall only be allowed one (1) public sewer service connection for the proposed project. The developer shall install one sewer cleanout at the back-of-sidewalk, along any new or existing sewer services 6-inches in diameter, or less.

10. The developer shall replace the existing sanitary sewer cleanout, within the southerly drive aisle along the existing 8-inch sanitary sewer lateral, with a sewer manhole, per current City standards and specifications to demarcate the limits of private and public sewer line.

The developer shall notify utility owners and protect adjacent, existing facilities (gas, electrical) in-place during manhole installation.

Storm Water System:

11. The submitted utility plans propose connecting the on-site, private stormwater infrastructure to the public 30-inch and 36-inch, located along the northerly and easterly property lines, respectively. The developer shall connect to the public storm drain main per current City standards and specifications, including the requirement that connections shall only be allowed at storm drain structures (catch basins, drain inlets, manholes, junction boxes). The developer shall install a new storm drain structure at each connection point to the public main.

Storm Water Detention:

12. The proposed grading and drainage plan shall conform with the master storm drain plan for the Chadbourne-Beck-Cordelia (CBC) Assessment District prepared by Mackay and Somps (1980). The project site is within the Perry watershed, as shown in the Master Storm Drain Plan, prepared by MacKay and Somps, dated March 1981 which specifies existing downstream constraints in the storm drain system south of Cordelia Road. For that reason, properties within the Perry watershed are required to provide on-site stormwater detention in an amount equal to 0.075 acre-feet per gross development acre.

This detention may be provided in parking lot and landscape areas. Detention facilities shall be designed to reduce post-development peak flows to 90% of predevelopment peak flows for the 15, 25 and 100-year storm events. The storm water detention system shall be designed to detain the 100-year, 24-hour duration storm with a minimum of one (1) foot of freeboard (for an above-ground detention pond). Detention ponds shall drain in 72 hours or less, based on Solano County Mosquito Abatement District regulations.

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13. Detention areas shall be designed with a minimum of 12" of freeboard.

Streetlights:

14. The developer shall replace existing streetlights along the Chadbourne Road frontage of the proposed development with current City Standard LED streetlight fixtures and streetlight poles to the satisfaction of the City Traffic Engineer. At a minimum, it is anticipated that three (3) streetlights require fixture replacement, per current City standards and specifications. The streetlight fixtures on the traffic signal poles at the Chadbourne and Busch Drive intersection may also require replacement with LED. The developer shall construct all necessary improvements required to energize the new LEDs, which may include installing additional conduit and wiring to the point of connection, in addition to additional pull boxes. All costs shall be borne solely by the developer. The developer is highly encouraged to conduct assessment of the existing conditions during engineering design and submit streetlight design drawings to the City for plan check.

15. Developer shall exercise due diligence in protecting existing joint trench utilities and shall restore or replace in-kind, to current City standards and specifications, any conduits, conductors, and facilities damaged as a result of improvements constructed for this project.

Traffic Signal M odifications:

16. As part of the proposed project, the developer shall remove and replace any existing traffic signal loops, located within the project parcel, at the Chadbourne Road and Busch Drive intersection. New traffic signal loops shall be removed and replaced, per current City standards and specifications.

17. If one does not already exist, the developer shall furnish documentation granting a traffic signal maintenance easement to the City, over that portion of the parcel where traffic signal loops are installed. The easement documents shall be submitted, concurrent with the first improvement submittal to the Building Department and shall be recorded prior to any certificates of occupancy.

M edian Islands:

18. Modifications to the existing median island within Chadbourne Road shall not be allowed and site access via the northerly driveway shall be limited to "right-in and right-out" only.

Curb, G utt er, Sidew alk, and ADA Ram ps:

19. The developer shall remove and replace damaged or nonstandard curb and gutter along both frontages of the project. Contact the Public Works Department, concurrent with the Public Works encroachment permit application, to mark the existing curb and gutter along the project frontage that will need to be removed and replaced. At the minimum, approximately 600 cumulative square feet of existing curb, gutter, and sidewalk along the Chadbourne Road street frontage, requires replacement.

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80-12 Industrial - 300 Chadbourne Road
August 9, 2022

20. The developer shall install City standard monolithic curb, gutter, and sidewalk along the frontage of the project. The width of the sidewalk from face of curb to back of walk shall be 4 ½ / 6 ½ feet.

21. The developer shall dowel new portions of sidewalk to existing portions.

Pedestrian Access:

22. The proposed site design plan shall include pedestrian access and travel improvements showing pedestrian access to the project site along proposed vehicle driveways and any other intended locations.

23. Developer shall propose and stripe pedestrian crosswalks across any existing driveways to remain or new, proposed driveways. The developer shall install adequate signage and striping, per City specifications, for a pedestrian crosswalk.

O n-Site Vehicl e Circulation:

24. As part of the Building permit review, the developer shall submit truck turning/parking lot circulation exhibits, to the Public Works Department for review. Turning templates shall be reviewed and improvements and circulation patterns shall be designed to the satisfaction of the City Traffic Engineer.

Proposed parking lot improvements shall be designed and constructed in consideration of the submitted circulation exhibit. Design vehicle turning templates shall be used to layout parking lot planter islands and parking stalls. Circulation conflicts shall be evaluated, and design vehicle templates shall be shown on the exhibit. Developer's civil engineer shall use the appropriate vehicle design per current Surface Transportation Assistance Act ("STAA'') standards, or similar California-legal vehicle, or as approved by the City Engineer. Turning movements shall maintain a minimum 12-inch overhang and wheel clearance from all vertical elements, including curbs, structures, and retaining walls. A minimum 24-inches of clearance shall be provided between vehicles and proposed buildings. Garbage trucks shall be able to access trash enclosures. Service trucks shall be able to access delivery areas.

Fire engines shall be able to access fire hydrants and building entrances.

Trash Encl osure:

25. he location of trash enclosures shall be shown on the site plan. Based on the proposed building footprints and size, the developer shall install a trash enclosure per current City Trash, Recycling & Organics Enclosure guidelines with a minimum footprint of:
• 21' x 15' (Sample Diagram EN8)
Developer shall construct a concrete slab that extends 10 feet from the front of the enclosure. The slab shall be a minimum of 6 inches of reinforced concrete over 6 inches of Class II aggregate base compacted to 95%. Trash enclosures shall have roofs and drains that connect to sanitary sewer. Enclosure shall meet all CalGreen, CalRecycle, and City requirements and checklists. Developer shall work with Public Work staff to optimize trash

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enclosure orientation for vehicle pick-up. Contact Corey Beavers with the Public Works Department at {707) 428-7528 for more details.

26. Pursuant to the State of California's goal to achieve a reduction in the statewide emissions of greenhouse gasses, short-lived climate pollutants, and to reduce the landfill disposal of organics and recyclables, the projects tenants must meet State's mandates for mandatory commercial recycling (AB 341) and mandatory commercial organics recycling (AB 1826). As of September 2020, CalRecycle has made the determination that businesses that generate two or more cubic yards per week of solid waste, recyclables, and organics must subscribe to mandatory organics recycling and Chapter 9 of the Fairfield Municipal Code requires that all businesses subscribe to solid waste, recycling, and organic recycling services. Please note, the State has mandated a reduction of 75% in organic waste levels and requires jurisdictions achieve the established threshold by 2025 {SB 1383). Furthermore, if these goals are not met, local jurisdictions may impose penalties for noncompliance on regulated entities/businesses. Businesses are strongly encouraged to contact and set up services with the City's Franchised Hauler, Republic Services, to meet all mandatory commercial recycling requirements.

Drivew ays:

27. The existing driveway along Chadbourne Road, north of the Busch Drive intersection, shall be limited to "right in" and "right out" turning movements. Any relocation of this driveway shall be coordinated with the City Traffic Engineer. Designs that would relocate the driveway closer to the Caltrans State Route 12 on-ramp shall only be allowed at the sole discretion and approval of the City Traffic Engineer.

28. The submitted site plan proposes a parking lot, along Chadbourne Road and west of Building 1, with proposed internal vehicular access from the Busch Drive intersection. The proposed southerly access into this parking lot shall be limited to "right-in" only and shall include adequate signage and striping. Improvements shall be designed and constructed in a manner that deters "right-out" egress from the parking lot.

29. The submitted site plan proposes a raised curb pop-out at the "right-in" only entrance, from the Busch Drive driveway, into the westerly parking lot. The proposed curb pop-out shall be designed with low-profile curb and low-lying vegetation, allowing adequate emergency vehicle access. The proposed improvements shall be designed to the satisfaction of the Fairfield Fire Department.

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80-12 Industrial - 300 Chadbourne Road
August 9, 2022
Landscape & Irrigation:

30. All proposed landscape and irrigation on the site side of the public, separated pedestrian sidewalk shall be privately owned and maintained. The private irrigation shall be separately metered, and connected to the public main, and shall not cross-connect with any public irrigation. The public pedestrian sidewalk shall demarcate the limits of responsibility between public and private landscape and irrigation. Any public landscape or irrigation damaged as a part of this development shall be repaired or replaced at the developer's sole cost.

31. Irrigation and domestic water services may either be:
• Private and proposed irrigation and domestic connections shall be connected to on-site water infrastructure downstream of the public water; or • Public and proposed irrigation and domestic service laterals shall be separately connected to the public water main within Chadbourne Road. Each service lateral shall be separately metered and water manifolds shall not be allowed.

All water meters or water devices, such as a backflow preventer, shall be located at the back-of-sidewalk and shall be installed perpendicular to the right-of-way, per current City standards.

32. A separate, public irrigation meter is recommended for projects with large, landscaped areas. Project consultants need to consider the following factors in evaluating metering options:
• A connection fee and meter and box fee are charged for each meter whether it is a domestic meter or an irrigation meter. These fees are paid as a part of the building permit fee.
• Irrigation water which is separately metered from domestic water is billed at a lower rate than domestic water.
• Bimonthly sewer charges are based on domestic water use. Irrigation water which is separately metered will lower sewer bills.
• A "break-even" analysis should be conducted by project consultants to determine which is best:

Option 1
Install Separate
Irrigation Meter
Higher building permit fees, but lower bimonthly water
and sewer bills.

Option 2
Install Domestic Lower building permit fees, but higher bimonthly water Water Meter Only and sewer bills.

Contact the Public Works Department for details.

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Landscape and Lighting M aintenance District :

33. The proposed development is within the Chadbourne-Cordelia-Beck Landscape and Lighting Maintenance District (LLMD #17). Property owners within the District are required to pay special on-going annual special assessments to maintain common Landscape and Lighting improvements within the District. Please contact Christiana Lewis in the Public Works Department at 707-428-7089 for any additional inquiries.

O pen Space, Public Safety and Park M aintenance M ello Roos District:

34. All new development within the City is required to annex into Community Facilities District #2012-2 (CFO #2012-2), an Open Space, Public Safety and Park Maintenance Mello Roos District. Property owners within the District will be required to pay special on-going annual assessments to be used for the following:
• Operation of open space within the Fairfield area
• Police and Fire Protection, including but not limited to expenses for personnel, equipment, and supplies
• Ongoing Maintenance of Neighborhood Parks
The developer shall furnish the necessary processing fees, documents and boundary map required to annex to the District prior to the issuance of any building permits. The annexation process shall be complete prior to the issuance of any certificates of occupancy. (Please note that it may take up to 4 months, or longer, to complete the process).

Assessments will have an annual inflation adjustment. Please contact Christiana Lewis in the City of Fairfield Public Works Department at 707-428-7089 for additional inquiries.

O ther Appro vals:

35. Approvals from other agencies may be required for this project. Contact the following agencies:
• Caltrans for work adjacent to freeways, and freeway interchanges.

M aps:

36. Developer shall submit a title report, current within the past 90 days, to the City Public Works Department, concurrent with the first submittal to the Building Department for development review. In addition to a paper copy, the developer shall submit the title report in PDF format, including hyperlinks to the pertinent documents, on a USB flash drive or via e-mail to [email protected].

37. As part of this development, the developer shall be required to submit documents for a Notice of Lot Line Adjustment or Parcel Map to the Public Works Department for review.

Review with the Public Works Department shall be started as part of the 1st improvement package submittal to the Building Department and the Notice or Parcel Map shall be recorded prior to the issuance of any Building permits. All proposed permanent improvements, including building footprints, shall be wholly contained within a legal parcel and lot lines bisecting proposed buildings shall be restricted.

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Fairfield City CouncilNovember 1, 2022

Fairfield City Council
November 1, 2022