Agenda, first session — Fairfield City Council, February 21, 2023 (part 4 of 5)

passed the resolution upholding the decision of the Zoning Administrator to approve a Minor Development Review, Use Permit, and Environmental Review, and partially granting an appeal to modify the conditions of approval; and

WHEREAS, the commission has determined that the proposed project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Guidelines, Section 15332; and

WHEREAS, on December 29, 2023, Steve Mirabito/StoragePro at Fairfield, LLC filed an appeal of the commission’s decision regarding the Project’s conditions of approval; and

WHEREAS, on February 21, 2023, the City Council held a duly noticed public hearing for the appeal pursuant to Section 25.44.3 Appeal Processing of the Zoning Ordinance. The City staff presented substantial factual information regarding the proposed Project in st aff reports and through oral presentations before the council. The council considered all public testimony and information presented during the public hearing regarding this ap plication, motioned, and passed the resolution; and

WHEREAS, the council has determined that the proposed project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Guidelines, Section 15332; and

WHEREAS, the council adopts the following findings in support of the Project’s Minor Development Review, to wit:

(a) The project is consistent with the General Plan and Zoning Ordinance, and any applicable Areawide or Specific Plan. The site is consistent with the Limited Industrial designation on the General Plan Land Use Diagram and Zoning Ordinance. Furthermore, the Project is consistent with the following General Plan Objectives: Objective ED 2: Effectively concentrate industrial and commercial uses; Objective ED 3: Attract and retain commercial uses to support a strong, diverse economic base. These uses should be in balance with the ultimate growth of the community; Objective LU 18: Encourage infill development and compact growth; Objective UD 4: Ensure high standards of quality in development; Objective UD 8: Encourage and approve infill development which is compatible with the surrounding area.

(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 developed to specific Zoning Ordinance standards and conditions to ensure that the carport design, site improvements, lighting, and landscaping are compatible with surrounding developments. Together the design features and Project conditions will Packet Page 565 of 765Attachment 1 Page 2 of 4

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ensure that the Project will not cause the commercial area to economically, physically, or visually decline.

(c) The project is of high-quality design consistent with applicable design policies and standards of the City. The Project will be developed to specific standards and conditions to ensure consistency with existing developments in the area and complement the industrial uses. The Project has been conditioned to meet or exceed the development criteria of the City’s Design & Development Guidelines.

(d) Any potentially significant negative impacts to environmental quality and natural resources have been properly screened out. For this reason, the proposed project complies with the California Environmental Quality Act (CEQA). The Project is categorically exempt from CEQA pursuant to Section 15332 In-Fill Development Projects.

WHEREAS, the council adopts the following findings in support of the Project’s Use Permit to allow an RV Storage Facility in the Limited Industrial (IL) Zoning designation, to wit:

(a) The location, size, design, operating characteristics, and intensity of the proposed use are compatible with the existing and anticipated future land uses in the vicinity. The proposed and conditioned, RV storage is appropriate for the IL zoning designation and will operate in tandem with the adjacent mini-storage facility to the east.

(b) The proposed use is consistent with the General Plan and Zoning Ordinance, and any applicable Areawide or Specific Plan. The use is consistent with the applicable General Plan and Zoning designations and all applicable General Plan policies.

(c) Any potentially significant negative impacts to environmental quality and natural resources have been properly screened out. For this reason, the proposed Conditional Use Permit complies with the California Environmental Quality Act (CEQA). The proposed project has been determined to be categorically exempt as an in-fill development project under CEQA Guidelines Section 15332.

(d) Adequate facilities, such as roads, utilities, and City services are provided to serve the use or will be provided as conditions of approval for the Use Permit. All infrastructure and utilities exist for available connection in Edison Court.

(e) The proposed use will not create either an imbalance or overabundance of similar uses in the vicinity. The proposed use will not create an overabundance of similar RV storage uses in the vicinity.

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(f) The proposal will not constitute a nuisance or be detrimental to the health, safety, morals, peace, or the general welfare of the surrounding neighborhood and the City. The conditions and limitations on the use identified in the Conditions of the Use Permit will ensure that the use does not bear an adverse effect on the surrounding neighborhood.

The proposed use will not create a nuisance or negatively impact the surrounding area.

Operational and property maintenance conditions have been incorporated into the Use Permit to ensure the project will not bear adverse impacts.

NOW, THEREFORE, THE COUNCIL OF THE CITY OF FAIRFIELD HEREBY RESOLVES:

Section 1. To uphold the commission’s resolution to approve a Minor Development Review, Use Permit, and Environmental Review to develop an RV storage facility at 490 Edison Court, and partially grant an appeal to modify the conditions of approval .

Section 2. Subject to the proposed resolution being adopted by the council and becoming effective, the Minor Development Review and Use Permit are hereby approved, subject to the Conditions of Approval as attached hereto.

PASSED AND ADOPTED this 21st day of February, 2023, by the following vote:

AYES: MEMBERS: MOY / BERTANI / CARR /PANDURO / TONNESEN/ VACCARO / WILLIAMS

NOES: MEMBERS:

ABSENT: MEMBERS:

ABSTAIN: MEMBERS:

_________
MAYOR

ATTEST:

____________________________

CITY CLERK
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CITY COUNCIL

CONDITIONS OF APPROVAL
Project Name: Edison RV Storage
Address: 490 Edison Court
Hearing Date: February 21, 2023
File No.: MD2021-011; UP2021-002; ER2021-009
Minor 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)A stream environment zone at least 200 feet wide in its natural or existing state, which shall include the stream bed, the stream banks, and a riparian zone at least 50 feet wide, measured from the top of the channel bank shall be dedicated to the City prior to issuance of building permits. See Public Works Department condition #19 for additional information.
b)A permanent reciprocal access/parking/utility easement shall be required across common areas shared by the project site (APN: 0180-130-110) and the adjacent StoragePro facility to the east (APN: 0180-130-420) prior to issuance of building permits. c)The following waste management signage shall be posted on-site. Final design, verbiage, and placement location shall be subject to the review and approval of the Public Works Department.
i.Signage identifying source-separated recyclables, organics, and garbage receptacles (Fairfield Municipal Code Section 9.220);
ii.Signage stating tenants/customers have access to trash receptacles/carts for the disposal of minor waste and debris.
d)The project site shall be fully screened by a solid masonry wall, or similar material accepted by the Community Development Department, with stone pilasters evenly placed every 25-feet. The wall design shall be compatible with the adjacent StoragePro development to the east at 475 Lopes Road.

1.2 Comply with the conditions of the Public Works Department as contained in the attached memo dated October 13, 2022; and

1.3 Comply with the conditions of the City of Fairfield Fire Department as contained in the attached Packet Page 568 of 765Attachment 2 Page 1 of 32

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memo dated May 12, 2021.

1.4 Comply with the attached ‘Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation’ throughout the project construction. If archaeological remains or tribal cultural resources are uncovered, all construction activities shall be halted immediately until a qualified archaeologist, in consultation with the tribal monitor, can evaluate whether the resource requires further study.

A standard inadvertent discovery clause shall be included in every construction contract to inform contractors and subcontractors of this condition.

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.

3.0 GENERAL REQUIREMENTS

3.1 The project shall proceed only in accordance with the approved plans titled “Edison RV Boat Storage,” as prepared by Stark Designs Architecture, consisting of four (4) sheets, dated "Received August 11, 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 the 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.

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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 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 "Indemnitees") 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 Indemnitees 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 that such 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 Indemnitees 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 a 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 Packet Page 570 of 765Attachment 2 Page 3 of 32

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

The precise location and construction details shall be subject to review and approval by the Community Development Department. The enclosure shall include a reinforced concrete apron as approved by the Public Works Department. All commercial and multifamily residential projects shall meet the requirements of the California Green Building Standards Code pertaining to recyclable materials storage and handling and access to trash enclosures.

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

4.5 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.

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 the 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.

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

6.2 All mechanical equipment and appurtenances of any type, whether located on rooftops, 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.

6.3 A building section illustrating the location of all roof equipment in relation to the height of the outside parapet shall be submitted. Roof equipment shall not project above the height of the parapet or rooftop to the greatest extent feasible. When not feasible due to building design, a rooftop 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.

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.

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 foot = 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; and
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; and Packet Page 572 of 765Attachment 2 Page 5 of 32

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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.

c) All landscape planting areas shall be mulched and/or covered with bark chips or other similar material, unless the 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; and

d) Drought-tolerant species suitable for the Fairfield area are encouraged, as contained in the reference list prepared by the Public Works Department; and e) Plant material selections must consider the hardiness needs of 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.

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”)
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c) Where plant materials are placed in two (2) or more rows, planting rows shall be staggered; and
d) Evergreen trees required for screening purposes shall not be less than six (6) feet in height at the time of planting; and

e) Large shrubs required for screening purposes shall not be less than twenty-four (24) inches in height at the time of planting. Spacing shall be between four (4) and six (6) feet on- center, as determined by the Community Development Department; and

f) Groundcovers shall be spaced such that full coverage is achieved at the end of one to two years.

b) Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter of the root container; and

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; and
d) Provide root deflectors for all trees planted within eight (8) feet of paved surfaces; and e) All planters in areas which have been compacted, such as adjacent to buildings and in parking 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; and 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 drainpipes connected to the storm drain system or shall have dry wells installed as determined necessary by the Community Development Department; and
g) The finished grade of planter islands or wells shall have a crown with a 2% (two percent) slope down to the surrounding grade or top of the 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.

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7.7 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.

b) All landscape areas shall be protected from automobiles with a six (6) inch high, poured-in- place, concrete curbs, or other suitable protective device meeting City approval.

7.9 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.

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

7.11 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.

7.12 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 responsible for preparing the required plans, or their 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.

7.13 A redwood header board or equivalent shall be installed along all areas where landscaping is adjacent to undeveloped property to delineate between maintained and natural areas.

8.0 MAINTENANCE

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 the 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.

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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 SIGNS

9.1 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.

10.0 INFORMATIONAL NOTES

Special Assessment Districts and Fees

10.1 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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S:\Public Works Files\DEVEL\_Development Reviews\DR2021-xxx\-006_Edison RV Storage\

PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM
Conditions of Development
Date:

To:

From:

Project Name:

Project Location:

Review Requested:

Copies To:

October 13, 2022
Meily M Sheehan, Principal Planner
Alvin Lei, Senior Civil Engineer (707) 428-7476
Edison RV Storage – Construction of an RV parking lot on 4.21 acres
490 Edison Court; APN: 0180-130-110
Development Review (DR2021-006)
Use Permit (UP2021-002)
Environmental Review (ER2021-009)
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 (707) 428-7496 Army Corps of Engineers (916) 557-5250 Fire Department (707) 428-7550 California Department of Fish & Wildlife (707) 944-5500 Community Development (707) 428-7461 Fairfield-Suisun Sewer District (707) 429-8930 Public Works (707) 428-7485 Federal Emergency Management Agency (415) 923-7190 Comcast Cable (800) 945-2288
SBC Communications (707) 258-5136
Pacific Gas and Electric (707) 449-5769
Regional Water Quality Control Board (510) 622-2300
Solano Irrigation District (707) 448-6847
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Edison RV Storage – 490 Edison Court
October 13, 2022

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PUBLIC WORKS DEPARTMENT
Conditions of Development
Special Flood Hazard Area:

1. A portion of the proposed development is within a Special Flood Hazard Area (“SFHA”). The developer shall place fill on the property to elevate the finish floor elevations of all proposed buildings within the SFHA limits to minimum one foot above the 1% (100-year) flood elevation. All proposed improvements within the SFHA shall be consistent with requirements in the City’s Flood Damage Prevention Ordinance (Chapter 8A) of the City’s municipal code. According to the Flood Insurance Study, the project is within Zone A.

Creekside Development:

2. The proposed development is adjacent to Jameson Canyon Creek. This creek is subject to the City’s Creekside Development Ordinance (Chapter 25, Article VIII).

Any proposed buildings or site grading shall be set back 50 feet from the creek’s top of bank, also known as the riparian zone.

3. If a drainage easement does not currently exist, developer shall draft and submit documents to the City for creation and dedication of a drainage easement on the project parcel consistent with requirements in the Creekside Development Ordinance (see Condition #20). Bio-retention facilities shall be constructed outside of the riparian zone.

4. Any site drainage which is going to be conveyed to and discharged into the creek will require approval from the State Department of Fish and Wildlife, the Regional Water Quality Control Board, and the U.S. Army Corps of Engineers. The developer shall be responsible for obtaining the necessary permits and providing documentation to the City prior to the issuance of the grading permit.

Traffic Signal Improvements:

5. The developer shall pay a pro rata share of future traffic signals necessitated by this development at the following locations:
Red Top Road and Watt Drive
Red Top Road and Oak Brook Drive
Red Top Road and Lopes Road
Lopes Road and Fermi Drive
The traffic signal cost share for the above referenced signals has been established by the Public Works Traffic Division to be $12,397.15 ($2944.69/acre x 4.21acres) which already reflects a 50% reduction, representative of the City’s pro rata share if 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.

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Edison RV Storage – 490 Edison Court
October 13, 2022
Street Moratorium

6. 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 and per 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 Edison Court is included as part of the City’s 2021 Pavement Maintenance Project, placing a fresh asphalt rubber cape seal over this existing street. Upon improvement acceptance by the City, these streets shall be designated moratorium streets and the developer shall be required to repair impacts to Edison Court related to, including, but not limited to: utility trenching, utility connections to the public main, driveway installation, curb, gutter and sidewalk install. It is highly recommended the developer construct all right-of- way improvements prior to the start of the 2021 Pavement Maintenance Project.

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.

Storm Water System:

7. The submitted site plan proposes connecting the on-site storm system to an existing 36-inch storm drain main within the adjacent parcel. The developer shall notify the adjacent parcel owner and receive all necessary approvals for the connection prior to start of construction
Storm Water Detention:

8. On-site storm water detention is required because more than one (1) acre of impervious surface is created as a part of the proposed development. The developer’s civil engineer may propose alternative recommendations to mitigate downstream impacts of post-development peak stormwater run-off. At the City Engineer’s discretion, the City may allow these alternatives to stormwater detention, contingent upon adequate documentation is submitted to the City identifying that post-development peak stormwater run-off is mitigated.

9. If on-site storm water detention is required to accommodate post-development peak runoff, it may be accommodated in parking lot and landscaped areas.

Detention facilities shall be designed to reduce post-development peak flows to 90% of pre development 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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Edison RV Storage – 490 Edison Court
October 13, 2022
Streetlights:

10. There is one (1) existing streetlight located at the end of Edison Court, at the northwest corner of the project parcel. The developer shall remove the existing streetlight and install a new streetlight, per current City standards and specifications to the satisfaction of the City Traffic Engineer, at the back of the required, new monolithic sidewalk. 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.

Curb, Gutter and Sidewalk:

11. The developer shall remove all existing curb and gutter along the Edison Court project frontage and 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 match the width of existing sidewalk or shall be a minimum of 4.5 feet wide. The new sidewalk shall be extended and doweled to the edge of the existing driveways on both sides of the project frontage. The existing streetlight on Edison Court, located at the northwest corner of the project parcel, conflicts with the required sidewalk improvements and shall be relocated to the back-of-sidewalk.

Trash Enclosure:

12. The location of trash enclosures shall be shown on the site plan. Based on the proposed building footprints and size, the developer shall be required to install a trash enclosure with a minimum 13’ x 8’ (Sample Diagram EN1) footprint per current City Trash, Recycling & Organics Enclosure guidelines. 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 enclosure orientation for vehicle pick-up. Contact Corey Beavers with the Public Works Department at (707) 428-7528 for more details.

13. As part of the Development Review application to the Community Development Department, the developer shall submit a completed Waste Management and Recycling Plan application for the proposed development. This application form is available at the City of Fairfield website and may also be requested by calling the Public Works Department at (707) 428-7485. The Waste Management and Recycling Plan shall be submitted for the proposed development and shall include information identifying the estimated quantity of recycling and waste generated from the development as a result of the proposed improvements. The trash enclosure shall be sized to accommodate adequate storage for all waste streams (garbage, recyclables, and organic waste) to ensure that businesses meet at City, County, and State requirements.
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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 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. 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; please refer to Fairfield Municipal Code Section 9.290 for more information. 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.

Driveways:

14. Proposed driveway aprons shall be constructed to City Standard S9. Any proposed vehicle gates shall be placed at the back-of-sidewalk to deter vehicle ingress to the project site from Edison Court. All vehicle access to the project parcel shall be restricted to access from the adjacent parcel (APN: 0180-130-420).

Open Space, Public Safety and Park Maintenance Mello Roos District:

15. All new development within the City is required to annex into Community Facilities District #2012-2 (CFD #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.

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Other Approvals:

16. Approvals from other agencies may be required for this project. Contact the following agencies:
United States Army Corps of Engineers for work within the creek. California Department of Fish and Wildlife for work within the creek. Federal Emergency Management Agency for the required revisions to the floodplain.
City of Benicia for work or impacts to facilities within their 15-foot wide cathodic protection easement.

Maps:

17. 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].

Easements:

18. There is an existing 15-foot wide Cathodic Protection Easement, owned by the City of Benicia, within the property. No permanent structures will be allowed within this easement, in addition to possible restrictions to any landscaping and/or fencing.

19. A permanent reciprocal access/parking/utility easement shall be required across common areas shared by parcels. This easement shall be created on a separate instrument and recorded prior to issuance of the building permit. Submit a draft copy of the document for the approval by the Public Works and Community Development Departments.

20. An easement for storm drainage and open space purposes shall be required across the stream environment zone area, which shall include the stream bed, the stream banks, and a riparian zone at least 50 feet wide, measured from the top of the channel bank, lying within APNs 0180-130-110 and -420. The exact width will depend on the particular stream environment. The easement shall be created on a separate instrument and recorded prior to issuance of the building permit. Submit plats and descriptions from engineer to Public Works. Staff will review these and will draw document for these purposes.

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General Development Conditions
Geotechnical Investigation:

21. The developer shall retain a registered Geotechnical Engineer to conduct a Geotechnical Investigation of the project area. Two copies of the project Geotechnical Report shall be submitted to the Public Works Department prior to submittal of Construction Plans. The Geotechnical Report shall include details and recommendations regarding the following:
Grading Limitations and Requirements
Settlement
Parking Lot Pavement Sections
Grading:

22. A grading plan shall be prepared by the developer's Civil Engineer and approved by the City Engineer. The following information shall be shown on the Grading Plan:
Existing contours, landscaping, fences, buildings, or other improvements Existing trees to be saved in place or removed
Furnish all necessary details to clearly convey recommendations outlined in the project geotechnical investigation
Cut/Fill interfaces and limits of grading
Limits of existing geologic hazards as identified by the Geotech. Engineer Lot boundaries and road rights-of-way
Proposed pad elevations, finished contours and lot grading details Top of curb elevations
Perimeter cross-sections along all sides of the project to show the proposed project’s interface with abutting properties and streets Plan view of proposed drainage facilities including storm drains, catch basins, manholes and underdrains
Parking lot surface drainage, pavement grades, ridge lines, etc. Street grades
Details for proposed curb and gutter

23. The Project Engineer shall coordinate grading design closely with the project Geotechnical Engineer. Specifically, the Geotechnical Engineer shall be consulted to evaluate and address issues related to:
Parking Lot Pavement Sections

24. The grading plan shall be reviewed and approved by the project Geotechnical Engineer prior to City approval. Provide a signature block for the project Geotechnical Engineer on the plan.

25. Slope grading shall comply with the Geotechnical Report. Slopes steeper than 3H:1V shall not be allowed in the public right-of-way. Slopes steeper than 2H:1V shall not be allowed on-site.

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26. Retaining walls over 18 inches tall shall be concrete or masonry. Retaining walls over 4 feet tall shall be designed by a Civil or Structural Engineer.

Erosion Control and Stormwater Quality:

27. The developer shall incorporate the use of Low Impact Development (LID) Best Management Practices to address the issue of ongoing post-construction stormwater quality for the project site. Examples of LID treatment measures include: bio-retention, harvesting and reuse, infiltration, and evapo-transpiration.

The project engineer is strongly recommended to contact the Public Works Department in regards to the new design requirements.

28. An erosion and sedimentation control plan shall be included as a part of the grading plan package. An erosion control plan shall be prepared by the developer's Civil Engineer and approved by the City Engineer. The erosion control plan shall include protection measures such as: sedimentation basins, check dams, straw wattles and hydroseeding details.

29. The project shall comply with the requirements of the most current National Pollutant Discharge Elimination System (NPDES) permit issued to the Fairfield- Suisun Urban Runoff Management Program.

30. The applicant shall obtain all necessary permits for storm water discharges, including but not limited to the State Water Resources Control Board Construction General Permit. Applicants 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, shall obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (State Water Resources Control Board Construction General Permit, 99-08- DWQ). Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility.

31. The applicant shall be responsible for developing and implementing a Storm Water Pollution Prevention Plan (SWPPP) which shall be reviewed and approved by the Fairfield-Suisun Sewer District.

32. To limit pollutant generation, discharge and runoff to the maximum extent practicable, the project shall include stormwater pollution control measures listed within the document entitled “Storm Water Pollution Control Measures List”. This list is provided within Appendix B of the document entitled “Storm Water Requirements for Development Projects- Packet for Project Applicants”. Each identified source of pollutants may have one or more appropriate control measures as determined by the City of Fairfield.

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33. All stormwater treatment measures shall be adequately operated and maintained.

To ensure operation and maintenance of stormwater treatment measures, the property owner shall enter into a Stormwater Treatment Measures Maintenance Agreement with the City. This agreement shall be signed by the property owner and submitted to the Department of Public Works prior to the issuance of the building permit. It is included in the document entitled “Storm Water Requirements for Development Projects- Packet for Project Applicants.”

34. The Developer shall install thermoplastic markers on all new catch basins. Markers may be purchased at the Fairfield-Suisun Sewer District (FSSD) office. Contact the FSSD at 429-8930 for additional details.

35. Prior to the City’s issuance of the Certificate of Occupancy, the City shall receive a self-certification by the Engineer of Record (Registered Civil Engineer) which certifies that the project’s grading, drainage and stormwater treatment systems conform to the approved plans, permits and city codes. The self-certification shall be performed during construction and upon completion of the project by the Engineer of Record and documented on the appropriate city form.

Water System:

36. In accordance with the City of Fairfield Standard Specifications, each legal parcel shall only be allowed one public water service connection to the public main. Only one domestic water service connection is allowed for the proposed project. If one does not already exist, developer shall install one water meter at the back-of- sidewalk, along the 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 units.

37. Proposed domestic water and irrigation services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.

38. Show the size and location of existing and proposed water services, meters and backflow prevention devices on the site plan. Show the size and location of water mains and the proposed points of connection for water services.

39. Existing services that are to remain unused shall be abandoned per City requirements, including valve removal at the connection to public infrastructure and installation of a blind flange on abandoned services.

40. The developer shall verify the size of the existing water services and water meters.

Services and meters shall be upsized by the developer, at their sole cost, as needed for the proposed use. Backflow prevention devices shall be installed or upgraded to meet current code requirements.

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41. With the exception of water meters and meter boxes, all water facilities on the site side of the reduced pressure backflow prevention device (including the backflow preventor) shall be privately maintained by the property owner.

Water utilities between the public water main and the first structure off the public main (water meter, double detector check valve) shall be maintained by the City.

42. Irrigation services shall be stubbed to all landscaped areas. Irrigation and electrical control wire sleeves shall be installed as needed. Coordinate with the project Landscape Architect. Sleeves shall be at least 12 inches below subgrade at street crossings.

43. A separate 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
Water Meter Only
Lower building permit fees, but higher bimonthly
water and sewer bills.

Contact the Public Works Department for details.

Fire System:

44. The City of Fairfield Fire Department requires separate shop drawings submitted directly to the Fire Department for review. The Developer shall furnish and provide all necessary documents to the Fairfield Fire Department for their review and approval.

45. Fire hydrants may be required on-site. Proposed buildings will require fire sprinklers. Contact the Fire Department for details.

46. Show the size and location of proposed fire lines, hydrants, fire sprinkler risers and backflow prevention devices on the plan. Show the size and location of water mains and the proposed points of connection for fire lines.

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47. A backflow preventor is required on the fire line. An above grade double check detector check valve is required on lines which serve building fire sprinklers.

Specify the manufacturer, size and location of the fire line backflow preventor.

Sewer System:

48. In accordance with the City of Fairfield Standard Specifications, developer shall only be allowed one public sewer service connection for the proposed project.

Developer shall install one sewer cleanout at the back-of-sidewalk, along the public sewer service lateral.

49. Proposed sewer services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.

50. Show the size and location of existing and proposed sewer laterals and cleanouts on the site plan. Show the size and location of sewer mains and the proposed points of connection for sewer laterals.

51. Developer shall connect proposed sewer utilities to existing public infrastructure per current City Standards and Specifications. Service laterals for industrial or commercial developments shall be minimum six (6) inches. Service laterals eight (8) inches or larger shall require connection to existing public infrastructure via a City Standard sewer manhole, per City Standard Detail SS2, and may require connection to on-site private infrastructure via a manhole, in-lieu of a cleanout.

52. Existing services that are to remain unused shall be abandoned per City requirements.

Storm Drain System:

53. Developer shall connect proposed storm drainage utilities to existing public infrastructure per current City Standards and Specifications. Direct connections to public infrastructure shall not be allowed and connections shall only be at existing or proposed storm drain structures.

54. Storm drainage for the 15-year storm shall be collected on-site and conveyed through storm drains to the public storm drain system. Show the size and location of existing and proposed storm drains and catch basins on the site plan. Show the size and location of public storm drain lines and the proposed points of connection for the on-site storm drain system.

55. Grading and drainage shall be designed so that surplus drainage (above and beyond that of the 15-year storm) not collected in site catch basins, is directed overland so as not to jeopardize existing or proposed buildings with flooding.

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Parking Lot:

56. Drive aisles shall be a minimum of 24 feet wide.

57. Separate vehicle turnaround exhibits, using the appropriate design vehicle, shall be submitted as part of the Development Review showing adequate maneuverability of service truck, garbage truck and emergency vehicle ingress from the public right-of- way and on-site circulation. Vehicle circulation conflicts shall be evaluated. Exhibits shall demonstrate:
adequate garbage truck access and turnaround maneuverability to proposed trash enclosures
service truck accessibility to delivery areas and vehicle staging areas shall be identified on the exhibit
fire engine accessibility to proposed fire hydrants and building entrances Separate exhibits shall be prepared for each vehicle demonstrating the layout of internal streets allows adequate maneuverability.

58. The pavement section for the proposed parking lot shall be designed by a Geotechnical Engineer. The Public Works Department requires a minimum of 2 inches of asphalt concrete on 6 inches of aggregate base for light traffic areas. A minimum of 3.5 inches of asphalt concrete on 8 inches of aggregate base is required in areas where truck traffic is anticipated.

59. Parking lot construction shall be certified by design consultants. The project Geotechnical Engineer shall certify that "as-built" pavement sections and site compaction comply with the project Geotechnical Report and Site Plans.

60. The developer shall furnish a parking lot lighting, signing and striping plan.

Landscaping:

61. The project architect and engineer shall coordinate design closely with the project landscape designer. Specifically, they shall consult the landscape designer to evaluate and address issues related to:
Fencing/wall layout and details
Locations and sizes for irrigation services
Locations, depths and sizes for irrigation and control wire sleeves at driveways crossings
Sight distance constraints for fencing and landscaping Depth of cover and tree setbacks over water, sewer and storm drain lines in landscape areas

62. Landscaping and irrigation plans shall be designed to comply with the City's Water Efficient Landscaping Ordinance. Use of turf and other water intensive landscaping shall be minimized.

Right-of-Ways and Easements:

63. All property lines and easements shall be shown on the site plan.

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Miscellaneous:

64. All public improvements shall be designed and constructed to current City of Fairfield standards.

65. Existing public facilities damaged during the course of construction shall be repaired by the developer, at his sole expense, to the satisfaction of the City Engineer.

66. Prior to beginning construction of public improvements, the developer or his contractor shall obtain an encroachment permit from the City. The developer or his contractor shall furnish the necessary insurance, bonds and pay all fees associated with the encroachment permit. A field investigation fee shall be charged if any work within the right-of-way is performed either without or prior to securing an encroachment permit.

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MEMORANDUM

FAIRFIELD FIRE DEPARTMENT

DATE: May 12, 2021

TO: Anna Noel, Community Development Department

FROM: Bryan Just, Fire Department

SUBJECT: MD2021-011, 490 Edison Court, FD, DART Comment A. Provide a fire department access plan.

B. Provide a description of operation to show the cross access intent with 475 Lopes Road. Formal cross access agreement on land deeds is required. Include the utility easement identifying the fire water service for 475 Lopes.

GENERAL NOTES for Reference:

Note: Fire pumps, stationary water supply, underground fire service, ove rhead fire sprinkler systems, fire alarm systems and gates crossing fire access are required to have separate plans and permits. All hood suppression, special monitoring system, clean agent, high pile storage, or the like shall be submitted for separate permit. The licensed contractor responsible for the design and installation is required to submit plans directly to the fire department and make arrangements for all permits, inspections and tests.

1. Illuminated premises identification (building address) is required per 2019 CFC 505, and City of Fairfield Ordinance. Address and/or suite identification shall also be placed on the front and rear doors to individual suites. Multiple buildings in a complex with the same address shall identify the buildings separately with building signage visible from the main property entrance.

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2 2. Fire Control Rooms are required in all commercial buildings with fire sprinklers per City of Fairfield Ordinance. A Fire control room containing the fire sprinkler riser and the fire alarm control panel shall be provided. Access to the fire control room shall be from the exterior and identified with signage. The fire control room shall be a minimum of 5’x7’. Where a fire pump house is provided, the pump house shall be the fire control room. Fire control rooms, pump house and electrical rooms must be identified by signage.

3. Emergency Access Knox Box required at the fire control room, near front entrance and/or other areas as determined by the Fire Department. See Fire Prevention Standard #87-7.

4. Approved 20 foot wide, fire access roads must be provided within 150 feet from all portions of the building. Where the building is greater than 30 feet in height, Fire Access shall be designed and maintained including widths of 26 feet for Aerial Apparatus (Ladder Truck). Access to rescue windows, balconies and the building roof shall be considered as part of mature landscape design. Access shall be per 2019 CFC 503, 504, and Appendix D and Fairfield Fire Prevention Standard 87-27.

Provide fire department access plans showing compliance.

5. Signage identifying fire lanes is required on curbing adjacent to the buildings, fire hydrants, and fire sprinkler equipment as needed to provide clear access. See Fire Prevention Standard #92-40.

6. Gates and fencing on commercial properties shall be in compliance with the 2019 CBC, City of Fairfield ordinances and Fire Prevention Standard 95-44. All gates on commercial properties crossing fire access lanes shall be power operated and provided with Click-2-Enter and Knox key switches for emergency operations. Gates shall be placed in such a way to allow fire department apparatus to fully exit the roadway before/while operating the gates.

7. The number of fire hydrants to be determined by fire flow requirements per CFC Appendix B and C. If additional hydrants are necessary, they must be installed per Fire Prevention Standard #87-4. Additional hydrant(s) may be required to support the fire sprinkler system. Two city water connections are required when three on site hydrants are required. City hydrants shall be identified and used to meet the hydrant counts when possible.

8. Automatic sprinkler systems will be required for the proposed new buildings as specified in Section 903.2 of the California Fire Code and the City of Fairfield Ordinance 2016-24 and Fairfield Fire Prevention Standard 87-28. All commercial buildings greater than 5,000 square feet, and all new residential buildings shall install fire sprinkler systems. Installations shall comply with the National Fire Code Standards 13, 13D and 24 as applicable. Plans shall be submitted to the Fire Department directly for review and approval prior to issuance of any permits and Packet Page 591 of 765Attachment 2 Page 24 of 32

3 performance of any inspections or tests. Fire flow report from the fire department is required for hydraulic calculation.

9. All fire alarm systems shall be provided in compliance with 2019 CFC, 2019 NFPA 72 Fairfield City Ordinance and Fairfield Fire Prevention Standard 17-3. All fire alarm systems shall be supervised by an approved UL central station service. Monitoring systems shall conform to NFC Standards 70, NFPA 72 and the California Fire Code.

The subcontractor responsible for the installation is required to submit plans directly to the fire department and make arrangements for all permits, inspections and tests.

10. Provide Emergency Responder Radio Coverage per 2019 CFC section 510.

11. Provide one 2A-10-BC dry chemical fire extinguisher for every 3,000 square feet of floor area with a maximum travel distance not to exceed 75 feet.

12. Exterior storage is not permitted within 10 feet of a commercial building or 10 feet of the property line. Use of a commercial property for outdoor storage shall request a use permit from the city planning department.

13. Identify the use or storage of hazardous, toxic, flammable or corrosive materials on site that may require special construction or protection systems. Annual fire permits are applied to businesses containing materials or performing operations identified as having an increased hazard. Permits conform to 2019 CFC, City of Fairfield Ordinances, and Fairfield Fire Prevention Standards.

14. Comments made during the D.A.R.T and planning review process are preliminary in nature. Detailed comments may be made during the building permit and fire permit process.

[END]

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Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation

The purpose of this Protocol is to formalize procedures for the treatment of Native American human remains, grave goods, ceremonial items, and items of cultural patrimony, in the event that any are found in conjunction with development, including archaeological studies, excavation, geotechnical investigations, grading, and any ground disturbing activity. This Protocol also formalizes procedures for Tribal monitoring during archaeological studies, grading, and ground-disturbing activities.

I. Cultural Affiliation
The Yocha Dehe Wintun Nation (“Tribe”) traditionally occupied lands in Yolo, Solano, Lake, Colusa and Napa Counties. The Tribe has designated its Cultural Resources Committee (“Committee”) to act on the Tribe's behalf with respect to the provisions of this Protocol. Any human remains which are found in conjunction with Projects on lands culturally-affiliated with the Tribe shall be treated in accordance with Section III of this Protocol. Any other cultural resources shall be treated in accordance with Section IV of this Protocol.

II. Inadvertent Discovery of Native American Human Remains

Whenever Native American human remains are found during the course of a Project, the determination of Most Likely Descendant (“MLD”) under California Public Resources Code Section 5097.98 will be made by the Native American Heritage Commission (“NAHC”) upon notification to the NAHC of the discovery of said remains at a Project site. If the location of the site and the history and prehistory of the area is culturally-affiliated with the Tribe, the NAHC contacts the Tribe; a Tribal member will be designated by the Tribe to consult with the landowner and/or project proponents.

Should the NAHC determine that a member of an Indian tribe other than Yocha Dehe Wintun Nation is the MLD, and the Tribe is in agreement with this determination, the terms of this Protocol relating to the treatment of such Native American human remains shall not be applicable; however, that situation is very unlikely.

III. Treatment of Native American Remains

In the event that Native American human remains are found during development of a Project and the Tribe or a member of the Tribe is determined to be MLD pursuant to Section II of this Protocol, the following provisions shall apply. The Medical Examiner shall immediately be notified, ground disturbing activities in that location shall cease and the Tribe shall be allowed, pursuant to California Public Resources Code Section 5097.98(a), to (1) inspect the site Packet Page 593 of 765Attachment 2 Page 26 of 32

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org of the discovery and (2) make determinations as to how the human remains and grave goods should be treated and disposed of with appropriate dignity.

The Tribe shall complete its inspection and make its MLD recommendation within forty- eight (48) hours of getting access to the site. The Tribe shall have the final determination as to the disposition and treatment of human remains and grave goods. Said determination may include avoidance of the human remains, reburial on-site, or reburial on tribal or other lands that will not be disturbed in the future.

The Tribe may wish to rebury said human remains and grave goods or ceremonial and cultural items on or near the site of their discovery, in an area which will not be subject to future disturbances over a prolonged period of time. Reburial of human remains shall be accomplished in compliance with the California Public Resources Code Sections 5097.98(a) and (b).

The term "human remains" encompasses more than human bones because the Tribe’s traditions call for the burial of associated cultural items with the deceased (funerary objects), and/or the ceremonial burning of Native American human remains, funerary objects, grave goods and animals. Ashes, soils and other remnants of these burning ceremonies, as well as associated funerary objects and unassociated funerary objects buried with or found near the Native American remains are to be treated in the same manner as bones or bone fragments that remain intact.

IV. Non-Disclosure of Location of Reburials

Unless otherwise required by law, the site of any reburial of Native American human remains shall not be disclosed and will not be governed by public disclosure requirements of the California Public Records Act, Cal. Govt. Code § 6250 et seq. The Medical Examiner shall withhold public disclosure of information related to such reburial pursuant to the specific exemption set forth in California Government Code Section 6254(r). The Tribe will require that the location for reburial is recorded with the California Historic Resources Inventory System (“CHRIS”) on a form that is acceptable to the CHRIS center. The Tribe may also suggest that the landowner enter into an agreement regarding the confidentiality of site information that will run with title on the property.

V. Treatment of Cultural Resources

Treatment of all cultural items, including ceremonial items and archeological items will reflect the religious beliefs, customs, and practices of the Tribe. All cultural items, including ceremonial items and archeological items, which may be found at a Project site should be turned over to the Tribe for appropriate treatment, unless otherwise ordered by a court or agency of competent jurisdiction. The Project Proponent should waive any and all claims to ownership of Packet Page 594 of 765Attachment 2 Page 27 of 32

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Tribal ceremonial and cultural items, including archeological items, which may be found on a Project site in favor of the Tribe. If any intermediary, (for example, an archaeologist retained by the Project Proponent) is necessary, said entity or individual shall not possess those items for longer than is reasonably necessary, as determined solely by the Tribe.

VI. Inadvertent Discoveries

If additional significant sites or sites not identified as significant in a Project environmental review process, but later determined to be significant, are located within a Project impact area, such sites will be subjected to further archeological and cultural significance evaluation by the Project Proponent, the Lead Agency, and the Tribe to determine if additional mitigation measures are necessary to treat sites in a culturally appropriate manner consistent with CEQA requirements for mitigation of impacts to cultural resources. If there are human remains present that have been identified as Native American, all work will cease for a period of up to 30 days in accordance with Federal Law.

VIII. Work Statement for Tribal Monitors

The description of work for Tribal monitors of the grading and ground disturbing operations at the development site is attached hereto as Addendum I and incorporated herein by reference.

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Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org

ADDENDUM I

Yocha Dehe Wintun Nation
Tribal Monitors
Description of Work and Treatment Protocol

I. Preferred Treatment
The preferred protocol upon the discovery of Native American human remains is to (1) secure the area, (2) cover any exposed human remains or other cultural items, and (3) avoid further disturbances in the area.

II. Comportment
All parties to the action are strongly advised to treat the remains with appropriate dignity, as provided in Public Resource Code Section 5097.98. We further recommend that all parties to the action treat tribal representatives and the event itself with appropriate respect. For example, jokes and antics pertaining to the remains or other inappropriate behavior are ill advised.

III. Excavation Methods
If, after the Yocha Dehe Tribal representative has been granted access to the site and it is determined that avoidance is not feasible, an examination of the human remains will be conducted to confirm they are human and to determine the position, posture, and orientation of the remains. At this point, we recommend the following procedures:

(A) Tools. All excavation in the vicinity of the human remains will be conducted using fine hand tools and fine brushes to sweep loose dirt free from the exposure.

(B) Extent of Exposure. In order to determine the nature and extent of the grave and its contents, controlled excavation should extend to a full buffer zone around the perimeter of the remains.

(C) Perimeter Balk. To initiate the exposure, a perimeter balk (especially, a shallow trench) should be excavated, representing a reasonable buffer a minimum of 10 cm around the maximum extent of the known skeletal remains, with attention to counter- intuitive discoveries or unanticipated finds relating to this or other remains. The dirt from the perimeter balk should be bucketed, distinctly labeled, and screened for cultural materials.

(D) Exposure Methods. Excavation should then proceed inward from the walls of the balk as well as downward from the surface of the exposure. Loose dirt should be scooped out and brushed off into a dustpan or other collective device. Considerable care should be Packet Page 596 of 765Attachment 2 Page 29 of 32

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org given to ensure that human remains are not further impacted by the process of excavation.

(E) Provenience. Buckets, collection bags, notes, and tags should be fully labeled per provenience, and a distinction should be made between samples collected from: (1) Perimeter Balk (described above), (2) Exposure (dirt removed in exposing the exterior/burial plan and associations, and (3) Matrix (dirt from the interstices between bones or associations). Thus, each burial may have three bags, “Burial 1 Perimeter Balk,” “Burial 1 Exposure Balk,” “Burial 1 Matrix.”

Please note the provisions below with respect to handling and conveyance of records and samples.

(F) Records. The following records should be compiled in the field: (1) a detailed scale drawing of the burial, including the provenience of and full for all human remains, associated artifacts, and the configuration of all associated phenomena such as burial pits, evidence for preinterment grave pit burning, soil variability, and intrusive disturbance, (2) complete a formal burial record using the consultants proprietary form or other standard form providing information on site #, unit or other proveniences, level depth, depth and location of the burial from a fixed datum, workers, date(s), artifact list, skeletal inventory, and other pertinent observations, (3) crew chief and worker field notes that may supplement or supercede information contained in the burial recording form, and (4) photographs, including either or standard photography or high-quality (400-500 DPI or 10 MP recommended) digital imaging.

(G) Stipulations for Acquisition and Use of Imagery. Photographs and images may be used only for showing location or configuration of questionable formation or for the position of the skeleton. They are not to be duplicated for publication unless a written release is obtained from the Tribe.

(H) Association. Association between the remains and other cultural materials should be determined in the field in consultation with an authorized Tribal representative, and may be amended per laboratory findings. Records of provenience and sample labels should be adequate to determine association or degree of likelihood of association of human remains and other cultural materials.

(I) Samples. For each burial, all Perimeter Balk soil is to be 1/8”-screened. All Exposure soil is to be 1/8”-screened, and a minimum of one 5-gallon bucket of excavated but unscreened Exposure soil is to be collected, placed in a plastic garbage bag in the bucket. All Matrix soil is to be carefully excavated, screened as appropriate, and then collected in plastic bags placed in 5-gallon buckets.

Packet Page 597 of 765Attachment 2 Page 30 of 32

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org

(J) Human remains are not to be cleaned in the field.

(K) Blessings. Prior to any physical action related to human remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary.

IV. Lab Procedures
No laboratory studies are permitted without consultation with the tribe. Lab methods are determined on a project-specific basis in consultation with Yocha Dehe Wintun Nation representatives. The following procedures are recommended:

(A) Responsibility. The primary archaeological consultant will be responsible for insuring that all lab procedures follow stipulations made by the Tribe.

(B) Blessings. Prior to any laboratory activities related to the remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary.

(C) Physical Proximity of Associations. To the extent possible, all remains, associations, samples, and original records are to be kept together throughout the laboratory process. In particular, Matrix dirt is to be kept in buckets and will accompany the remains to the lab.

The primary archaeological consultant will be responsible for copying all field records and images, and insuring that the original notes and records accompany the remains throughout the process.

(E) Additional Lab Finds. Laboratory study should be done making every effort to identify unanticipated finds or materials missed in the field, such as objects encased in dirt or human remains misidentified as faunal remains in the field. In the event of discovery of additional remains, materials, and other associations the tribal representatives are to be contacted immediately.

V. Re-internment without Further Disturbance
No laboratory studies are permitted on human remains and funerary objects. The preferred treatment preference for exhumed Native American human remains is reburial in an area not subject to further disturbance. Any objects associated with remains will be reinterred with the remains.

Packet Page 598 of 765Attachment 2 Page 31 of 32

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org

VI. Curation of Recovered Materials
Should all, or a sample, of any archaeological materials collected during the data recovery activities – with the exception of Human Remains – need to be curated, an inventory and location information of the curation facility shall be given to tribe for our records.

Packet Page 599 of 765Attachment 2 Page 32 of 32

EXHIBIT B

CITY HALL, CIVIC CENTER
1000 WEBSTER ST
FAIRFIELD, CA 94533

USE PERMIT
2021-002

STORAGEPRO OF FAIRFIELD, LLC is hereby granted a Use Permit (UP2021-002) to allow the establishment of Recreational Vehicle Storage in the Limited Industrial (IL) Zoning District on the property at 490 Edison Court, Fairfield (APN: 0180-130-110) under the provisions of Section

25.40.6 of the Zoning Ordinance.

The following findings meet the requirements of Section 25.40.6 of the Zoning Ordinance for the grant of Use Permit:

1. The location, size, design, operating characteristics, and intensity of the proposed use are compatible with the existing and anticipated future land uses in the vicinity. The proposed vehicle storage is appropriate for the IL zoning designation and will operate in tandem with the adjacent mini-storage facility.

2. The proposed use is consistent with the General Plan and Zoning Ordinance, and a ny applicable Areawide or Specific Plan. The use is consistent with the applicable General Plan and Zoning designations and all applicable General Plan policies.

3. Any potentially significant negative impacts on environmental quality and natural resources have been properly screened out. For this reason, the proposed Conditional Use Permit complies with the California Environmental Quality Act (CEQA). The proposed project has been determined to be categorically exempt under CEQA Guidelines Section 15332. In-fill development projects, pursuant to Section 21083, Public Resources Code.

4. Adequate facilities, such as roads, utilities, and City services are provided to serve the user, or will be provided as conditions of approval for the Use Permit. All infrastructure and utilities exist for available connection in Edison Court.

5. The proposed use will not create either an imbalance or an overabundance of similar uses in the vicinity. The proposed use will not create an overabundance of similar recreational vehicle storage uses in the vicinity.

6. The proposal will not constitute a nuisance or be detrimental to the health, safety, morals, peace, or the general welfare of the surrounding neighborhood and the City. The conditions and limitations on the use identified in the Conditions of the Use Permit will ensure that the use does not bear an adverse effect on the surrounding neighborhood.

The proposed use will not create a nuisance or negatively impact the surrounding area.

Operational and property maintenance conditions have been incorporated into the Use Permit to ensure the project will not bear adverse impacts.

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This grant is made pursuant to the application of STORAGEPRO OF FAIRFIELD, LLC on file in the Department of Community Development, and is subject to compliance with the following conditions:

1. Operation of the Recreational Vehicle Storage shall be substantially in accord with the petition for Use Permit and plans titled, “Edison RV Boat Storage,” as prepared by Stark Design Architecture dated "Received, August 11, 2021" except as modified by conditions stated herein; and

2. The site shall be diligently maintained. Any loose trash or debris shall be removed from the site daily; and

3. Recreational vehicle parking shall only be for storage purposes. Vehicle sales or maintenance of any kind shall not be permitted ; and

4. Recreational vehicles stored on site shall be in an operable condition; and

5. Recreational vehicles may not release hazardous materials onto the site; and

6. Compliance with the IL (Limited Industrial) zoning provisions that are applicable to this site; and

7. Compliance with the conditions of the Public Works Department as contained in the attached Memorandum dated June 29, 2022; and

8. Compliance with the conditions of the Fire Department as contained in the attached Memorandum dated May 12, 2021; and

9. Operation of the use shall be in compliance with all State and City Codes; and

10. The Use permit shall be obtained and shall be continually exercised in such a manner that the following conditions are fully complied with:

a. The Use Permit was obtained without fraud or misrepresentation; and

b. The Use Permit has been exercised by the person(s) granted the Use Permit or his representative, successors, or assignees, in compliance with the conditions of approval, and in accordance with any statute, ordinance, law, or regulation not excused by the Permit; and

Packet Page 601 of 765Attachment 3 Page 2 of 3

c. The Use Permit is being or has been exercised in a manner which is not to be detrimental to the public health, safety, and general welfare or so as not to constitute a nuisance.

11. STORAGEPRO OF FAIRFIELD, LLC, and property owner(s), and their successors in interest, shall indemnify, defend and hold harmless the City, its officials, officers, agents, and employees (collectively "Indemnitees") from and against any and all claims, actions, lawsuits, damages, losses, and liabilities arising or resulting from the granting of this permit by the City, the performance of the use authorized by this permit or the exercise of the rights granted by this permit. 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 Indemnitees 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 STORAGEPRO OF FAIRFIELD, LLC and property owners of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. In the event such legal action is filed, the City shall estimate its expenses for litigation. STORAGEPRO OF FAIRFIELD, LLC, 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.

STORAGEPRO OF FAIRFIELD, LLC and property owners shall reimburse the City and each of the Indemnitees for any and all legal expenses and costs incurred by it in enforcing the indemnity herein provided.

Approved by the action of the City of Fairfield on the 21st day of February 2023 (the effective date of permit).

The Use Permit is automatically revoked and terminated unless used within twenty-four (24) months from the date of approval.

_____________________________________
MAYOR
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EXHIBIT CPacket Page 603 of 765Attachment 4 Page 1 of 1

EXHIBIT D
Packet Page 604 of 765Attachment 5 Page 1 of 2

Packet Page 605 of 765Attachment 5 Page 2 of 2

CITY O F FA IR FIEL D

PLA N N IN G CO M M ISSIO N

M IN U T ES
OCTOBER 12, 2022

REGULAR MEETING
6:00 P.M.

I. ROLL CALL

Present: Chairperson CHILDS, Jerome
Commissioner GREVE, Don
Commissioner MATTHEWS, Chris
Commissioner PAUL, Shashi
Commissioner WERBLIN, Tina

Absent: Vice-Chairperson CRUZEN, Melissa
Commissioner EVANS, Lerecia
II. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Matthews.

Ill. INFORMATION ON SPEAKER CARDS
IV. APPROVAL OF AGENDA
Commissioner Matthews made a motion to approve the agenda as submitted. The motion was seconded by Commissioner Paul. The motion was approved unanimously by roll call vote, with Vice-Chairperson Cruzen and Commissioner Evans absent.

V. APPROVAL OF MINUTES OF SEPTEMBER 28, 2022
Commissioner Matthews motioned to approve the Minutes for the Planning Commission's September 28, 2022, meeting. The motion was seconded by Commissioner Paul. The motion was approved unanimously by roll call vote, with Vice-Chairperson Cruzen and Commissioner Evans absent.

VI. PUBLIC COMMENTS
The following persons spoke during public comments
• Nora Martinez, PO Box 379 Fairfield
S:\Planning\PC Meetings\Minutes\2022\2022-10-12 PC Minutes.docx

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VII . S C H E DU L E D M A TT E R S

IT E M A A PP E A L O F M I N O R D E V EL O P M E N T C O N D IT IO N S O F A PP R O V A L A N D U S E

P E R M IT F O R E D IS O N R V S T O R A G E
RESOLUTION PC2022-12

RESOLUTION OF THE FAIRFIELD PLANNING COMMISSION DENYING AN APPEAL BY STEVE

MIRABITO/STORAGEPRO OF FAIRFIELD, LLC AND UPHOLDING THE DECISION OF THE ZONING

ADMINISTRATOR TO APPROVE A MINOR DEVELOPMENT REVIEW, USE PERMIT, AND ENVIRONMENTAL REVIEW FOR A RECREATIONAL VEHICLE STORAGE FACILITY, WITH THE CAPACITY FOR 138 VEHICLES, AND SOLAR CARPORTS ON A ±4.21-ACRE PARCEL AT 490 EDISON COURT (APN: 0180-130-110) Interim Planning Division Manager Meily Sheehan made a presentation on the item and answered questions. Management Analyst Corey Beavers of Public Works also answered questions. The appellant addressed the commission to reconsider the conditions of approval.

The following person spoke during the public comment period:
• George Kennedy, City of Fairfield resident
Commissioner Matthews motioned to approve Resolution PC2022-12; the motion was seconded by Commissioner Greve. During the roll call, Commissioner Paul proposed an alternative resolution to modify a condition of approval in Public Works conditions. Commissioner Greve seconded the alternative resolution. The motion was approved by Chairperson Childs, Commissioners Matthews, Greve, and Paul in a roll call vote, with Commissioner Werblin voting against the motion with Vice-Chairperson Cruzen and Commissioner Evans absent.

VIII. INFORMATION AND COMMUNICATIONS

ITEM A DIRECTOR'S REPORT AND COMMISSIONER'S COMMENTS
Ms. Sheehan noted the changes in Staff, with David Feinstein now Community Developments Interim Director and Ms. Sheehan as the Interim Planning Division Manager. Chairperson Childs attended the Rockville Park Citizen Advisory Committee, and if any future items impact Rockville Park, he will follow up with the Advisory Committee. Commissioner Matthews noted the availability of planning commissioner education and training available through the state. The second comment, Commissioner Matthews would like the staff to investigate a possible safe place for camping as an alternative to the traditional shelter.

Commissioner Werblin asked for a follow-up to the BMW sound wall inquiry from the last meeting, and Ms. Sheehan provided answers for the commission.

IX. ADJOURNMENT TO NEXT MEETING OF OCTOBER 26, 2022
~ully submitted

MEILY SHEEHAN
Planning Commission Secretary
L L
S:\Planning\PC Meetings\Minutes\2022\2022-10-12 PC Minutes.docx Community Development Department

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S T A FF R E P O R T
M e e tin g
D ate :

T o :

Fro m :

Sub je ct:

O cto b e r 12 , 20 2 2
C h a irpe rso n an d M e m be rs o f th e Plan n in g C o m m issio n C o m m un ity De v e lo p m e n t D e p a rt m e nt
IT E M A : A P PE A L O F M IN O R D EV EL O P M EN T C O N D IT IO N S O F A PP R O V A L

A N D US E PER M IT FO R ED IS O N R V ST O R A G E
R e so lu tio n N o . PC 2 0 2 2 -12
A pp e a l (A PP 2 0 2 2 -0 0 1 )
M in o r De v e lo p m e n t R e v ie w (M D202 1-011 ) U se Pe rm it (U P 2 0 2 1 -00 2 )
En v iro n m en ta l Re v ie w (ER 2 02 1 -0 0 9 )
Lo catio n : 4 90 Ed iso n C o u rt (A PN : 018 0 -13 0 -110 ) A p p lican t: Ste ve M ira b ito /Sto rage Pro at Fairfie ld , LLC O w ne r: Sto rag e P RO o f Fairfie ld , LLC
Pu b lic he a rin g o n th e requ e st by Stev e M irabito to A p p e al th e M ino r D e ve lo p m e n t C o n d itio n s o f A p pro v al an d U se Pe rm it fo r th e Ed iso n RV Sto rag e , a pro je ct to con stru ct a recreatio n al ve h icl e sto rag e fa cility, w ith th e cap aci ty fo r 13 8 veh icl e s, an d solar carp orts o n a ±4 .21-acre pa rce l at 49 0 Ed iso n C o u rt (A P N : 0 180 -13 0 -11 0 ). The pro p ose d pro je ct has bee n de te rm in e d to be cate g oric ally exe m p t un de r CEQA G u ide lin e s Sectio n 153 3 2 .

In -fil l de velo p m e n t pro je cts, pu rsu ant to Section 21083 , Pu blic Resou rces C od e . (Pla nn e r: M e ily M Sh e e han , 70 7-4 28 -7 4 74 , msh ee ha n @ fa irfi e ld .ca.g o v)

SIT E IN FO R M A T IO N
A.

Lo catio n : 490 Ed iso n C o u rt (A PN : 0 180 -13 0 -110 ) Pa rce l Size : 4 .2 1 -acre s
Zo n in g an d Lan d U se : Zo n in g Lan d U se
P ro je ct Site :

N o rth :

So u th :

Ea st:

W e st:

IL (Li m ite d In du strial)
IL (Li m ite d Indu strial)
O SC (O p e n Sp ace Con se rvatio n )
IL (Li m ite d Ind ustrial)
IL (Li m ite d In du strial)
Vacan t
M u lti-ten an t in du strial
Jam e son C an yo n C ree k
Self-storag e
M u lti-te n an t in d ustrial
C ity of Fairfield
C om m u nity D evelopm ent D epartm en t
Prepared by: ~
Reviewed by: jJJ_
Packet Page 608 of 765Attachment 6 Page 3 of 108

Project Site: IL (Limited Industrial)
North: IL (Limited Industrial)
South: OSC (Open Space Conservation)
East: IL (Limited Industrial)
West: IL (Limited Industrial)

E. Site Characteristics/Special Features:

The ±4.21-acre site is located at the end of Edison Court, west of Interstate 680 with industrial and service commercial uses to the east and north. Jameson Canyon Creek runs along the southern property line. The site is relatively flat, regularly disked, and biologically unremarkable.

BACKGROUND INFORMATION
Minor Development Review, Conditional Use Permit, and Environmental Review applications were received by the Planning Division on April 7, 2021, for the project. The project’s environmental review was an extended process due to stormwater design challenges with the adjacent Jameson Canyon Creek. After careful consideration and coordination between City staff and the applicant team, all impacts on the Creek were avoided and the project could proceed forward under a California Environmental Quality Act (CEQA) exemption.

On June 13, 2022, a public Zoning Administrator hearing for the project was held. The applicant team was present, and no further members of the public attended. The hearing sign-in sheet is attached as Exhibit C. During the hearing, the applicant raised concerns about several of the project conditions of approval. To provide more time for City staff and the applicant to discuss the conditions, the hearing was continued, and no formal action was taken. Over the next six weeks, staff coordinated with the applicant to address concerns regarding the conditions of the required trash enclosure, the Edison Court Street moratorium, the proposed stormwater system, and the proposed stormwater detention.

On June 20, 2022, City staff met with the applicant and provided clarifications on the street moratorium, stormwater systems, and stormwater detention conditions to the satisfaction of the applicant. Further discussions were had regarding the trash enclosure conditions. Specifically, the original conditions required that signage be constructed with the trash enclosure identifying 1) source-separation for recyclables, organics, and garbage; 2) tenants/customers having access to the enclosure; 3) restrictions on disposal of hazardous and electronic waste in the enclosure; 4) contact information for Republic Services for additional waste management options. The applicant expressed concerns that the signage conditions would attract people to dump large objects and excess waste into the trash enclosure, placing an undue burden on the business.

Additionally, the applicant voiced their opinion that the business is not obligated to provide waste containers for their customers to dispose of waste.

Packet Page 609 of 765Attachment 6 Page 4 of 108

PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 3 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX Furthermore, the applicant offered considerations that they would keep the trash enclosure locked to restrict customer access and avoid unwanted waste. Therefore, to address the applicant’s concerns, staff revised the condition by removing the language regarding source separation, disposal of hazardous and electronic waste, and the contact information for Republic Services. Signage requirements regarding access to the enclosure were revised by replacing the “trash enclosure” verbiage with “trash receptacles/carts” to provide the applicant flexibility on the operations of the trash enclosure while ensuring the intent of proper waste management remained, as required by the Article VI, Chapter 9, of the Municipal Code. Additional discussions were had on the size of the trash enclosure. The applicant provided descriptions of the business operations and records of another facility’s weekly waste generation. Staff acknowledged this information and concurred that the project scope did not warrant the City’s standard enclosure size for “Office, Retail, Industrial and General Commercial” uses over 20,000 square feet. City staff already significantly reduced the trash enclosure size and informed the applicant that the size requirements imposed by the conditions of approval factored in the low-intensity land use operations.

The public hearing was continued to August 1, 2022, where the modified conditions of approval were presented, public comments were received, and an approval action on the project was made by the Zoning Administrator. For reference, the hearing sign-in sheet and annotated verbal public comments made during the hearing are attached as Exhibit D and Exhibit E respectively.

PROJECT DESCRIPTION

The project proposal is a recreational vehicle (RV) storage facility with covered carport structures and associated site utilities and infrastructure improvements. The project consists of 132 covered parking stalls and an additional 6 uncovered parking stalls. The project as proposed and conditioned meets all required City development regulations. The subject appeal requests that the Planning Commission review the project conditions to determine if certain conditions should be removed or revised. Greater development descriptions and appeal justifications are provided under the Analysis for Planning Commission (B, C, E, F) section below.

A. Building Area% Coverage: ±66,017 square feet of covered parking area / 35.9% Coverage

In accordance with Zoning Ordinance Section 25.24.3 General Development Regulations, the maximum floor area ratio for projects in the IL designation is 60%. The project is consistent with the regulation.

B. Landscape Area/% Coverage: ±2,783 square feet / 1.5% Coverage

In accordance with Zoning Ordinance Section 25.24.3 General Development Regulations, projects within the IL designation must provide a minimum 10-foot depth of landscape along street frontages. There are no regulations on the percentage of landscape coverage required. The project provides an approximate 25-foot depth of landscape area at the Edison Court frontage and therefore meets the development regulations.

Packet Page 610 of 765Attachment 6 Page 5 of 108

PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 4 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX C. Parking Required/Provided: 0/0

In accordance with Zoning Ordinance Section 25.34.4 Number of Parking Spaces Required, vehicle storage land uses must provide 1 parking space per every 200 square feet of building floor area. The project does not propose any building floor area. Only carport structures are proposed for covered parking. Therefore, the project does not need to provide any parking and is consistent with the regulations. However, the project will interface with the adjacent self-storage facility to the east and have cross-access and parking easements to share the seven stalls that are provided on the self-storage site.

Furthermore, street parking is available on Edison Court.

D. Setbacks: Required Provided

Front: 20ft 40ft
Rear: 0ft 0ft
Sides: 0ft
East: 7ft-6inches
West: 0ft

ANALYSIS FOR PLANNING COMMISSION

A. General Plan/Zoning Consistency: The proposed land use—'vehicle-storage’—is consistent with the Limited Industrial General Plan land use designation and the IL zoning classification.

The project is consistent with the land use designations in that the IL zoning district is intended for lands appropriate for low-intensity, light, and medium-industrial activities. Typical uses include assembly and fabrication industries, warehousing, distribution centers, administrative offices, and business support services. Furthermore, the project is consistent with the following General Plan Objectives:

• Objective ED 2:

Effectively concentrate industrial and commercial uses.

• Objective ED 3:

Attract and retain commercial uses to support a strong, diverse economic base. These uses should be in balance with the ultimate growth of the community.

• Objective LU 18:

Encourage infill development and compact growth.

• Objective UD 4:

Ensure high standards of quality in development.

Packet Page 611 of 765Attachment 6 Page 6 of 108

PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 5 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX • Objective UD 8:

Encourage and approve infill development which is compatible with the surrounding area.

B. Development Review: The project consists of 132 covered parking stalls ranging in size from 12ft-by-24ft to 12ft-by-53ft, and an additional 6 uncovered parking stalls at 12ft-by-24ft. The carports are constructed with galvanized steel and will incorporate solar panels on the roof element. The location of a small trash enclosure is also identified on the site plan. There are several trash enclosure conditions that provide construction and management details consistent with City and State of California policies.

The site will function as an extension of the adjacent self-storage facility to the east and be operated and maintained by the same entity. Therefore, access to the site will be off Lopes Road and through the internal driveways of the self-storage facility. Exiting egress will be onto Edison Court. Cross-access and parking easements are conditioned to implement the interconnected layout.

In compliance with Zoning Ordinance Section 25.32.9(E) Outdoor storage, the entire project site shall be screened by a decorative 8-foot solid masonry wall with evenly spaced pilasters.

Landscape improvements, consisting of street trees and ground cover, are proposed and conditioned along the property’s Edison Court frontage to soften the project’s visual appearance from the public right-of-way.

There are multiple conditions for Creekside setbacks, protections, and easements for Jameson Canyon Creek that runs along the southern property line. The conditions require an easement to be dedicated to the City for storm drain and open space purposes across the stream environment zone of the Creek. The project includes on-site bioretention that will tie to the adjacent self-storage facility to the east and ultimately connect to existing storm drain infrastructure in Lopes Road. No stormwater outfall will impact the Creek. However, additional conditions are included to incorporate regulations should any site drainage be discharged into the Creek.

C. Use Permit: The project requires a Use Permit (UP) to permit the vehicle-storage land use in the IL zoning designation. A UP is intended to allow for activities and uses that may not be appropriate for all locations and whose effect on the surrounding environment cannot be determined prior to being proposed for a particular location. Land uses requiring a UP may not be appropriate without specific conditions being applied that eliminate or minimize any negative impacts caused by the use. The attached Use Permit contains several conditions, including the operational regulations to ensure that the project does not bear an adverse effect on the surrounding neighborhood. A few operation-specific conditions incorporated include 1) the site diligently being maintained, with trash or debris collected and deposited into a waste cart daily; 2) RV parking shall be for storage only, no vehicle sales or maintenance is permitted; 3) the RVs stored must be operable; and 4) RVs may not release hazardous Packet Page 612 of 765Attachment 6 Page 7 of 108

PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 6 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX materials onto the site. The required findings to approve this Use Permit are presented in Section 5 of the attached proposed resolution.

D. Environmental Review: Following a review of the project, staff has determined that it is exempt from the requirements of CEQA. Under CEQA, the State has identified a list of classes of projects, which have been determined to not have a significant effect on the environment and are therefore exempt from the requirements of CEQA, as a result. The proposed project is exempt under Class 32, which consists of projects characterized as “in-fill” development that meet the conditions described in Section 15332 (In-Fill Development Projects).

E. Summary of Appeal: The applicant is appealing four conditions of approval for the project. The conditions in question are highlighted in the attached Minor Development Conditions of Approval and Conditional Use Permit, Exhibit F. As detailed in the attached appeal application, Exhibit G, the appellant would like the Planning Commission to reconsider the conditions regarding 1) signage that states customers shall have access to waste receptacles/carts for waste disposal; 2) providing two cubic yard containers for waste and recycling within the trash enclosure; 3) the City’s indemnification clause [which is conditioned in both the Minor Development Conditions of Approval and the Use Permit].

The appellant asserts that the conditioned signage will invite customers to dispose of imported waste on-site, including potentially hazardous materials. Therefore, burdening the facility with waste management requirements beyond what is believed to be appropriate for the RV storage use by the applicant. The appeal also cites that the signage condition conflicts with Municipal Code Section 9.230 Litter and requests more than the minimum requirements.

Lastly, the appeal finds the signage condition is not detailed enough in that it is subject to review and approval of the Public Works Department prior to the issuance of a Building Permit.

The appellant continues the appeal justification noting that Condition 12 of the Public Works Department’s Conditions of Development requires two cubic yards of recycling and waste bins in an 18ft-by-9ft enclosure. The appeal claims that the recycling and waste bins are larger than what is needed for the facility. The application echoes that this condition, like the signage condition, will encourage customers to dispose of imported waste on-site and burden the facility with excess waste management responsibilities. The appellant requests that the condition be reduced to “a more reasonable requirement,” referring to a reduced size.

The appeal concludes with an assertion that the City’s indemnification clause condition is too broad when combined with the signage requirement. It therefore unreasonably requires the facility to assume risks imposed by the signage condition. The appeal requests, if the signage condition remains, the indemnity conditions are revised to require the City to accept joint and several liabilities for any claims arising out of the disposal of hazardous waste on the site.

F. Staff Analysis of Appeal: Staff has reviewed the justification for the appeal and has determined it to be unsubstantiated. To make findings of approval for the requested Minor Development Review and Use Permit, staff must ascertain whether the project’s development or business Packet Page 613 of 765Attachment 6 Page 8 of 108

PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 7 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX operations will create nuisance or be detrimental to the health, safety, morals, peace, or the general welfare of the surrounding neighborhood and the City. The conditions in question are necessary to implement the project and ensure that the operation of the RV storage facility will not be a nuisance or detrimental to the general welfare of the greater community.

Furthermore, staff finds that the conditions are proportional to land use intensity and not an imposition on the applicant.

Addressing the signage condition, staff crafted the language to safeguard the availability of waste disposal to customers and ensure waste is not left uncontained on the project site.

Uncontained waste would impact the facility operations, placing the responsibility to collect and dispose of waste to keep the property clean onto the business. Furthermore, uncontained waste could be dispersed by vehicles or wind onto adjacent properties or Jameson Canyon Creek, negatively impacting the surrounding community. As noted in the Background Information section of this report, staff coordinated with the applicant to revise the condition to alleviate concerns with access to the trash enclosure, hazardous and electronic waste, and Republic Services contact. The nuanced language of “trash enclosure” to “trash receptacles/cart” was imposed as the applicant shared concerns with people overfilling and dumping into the enclosure. The revised condition leaves flexibility for the applicant to provide trash receptacles in a preferred location and under employee supervision, should they so choose. The signage language is necessary to ensure customers are aware they have access to these receptacles and encourages proper waste disposal. The appellant’s concerns about customers’ disposal of hazardous materials on-site are unrelated to the signage condition imposed.

Further, this concern could be alleviated with additional educational information stating that hazardous and electronic waste are not permitted on-site and that Republic Services has alternative disposal methods. However, this language was removed per the applicant’s request in previous conversations. Should hazardous or other unpermitted waste be left on- site, the business may contact Republic Services to schedule proper pick-up and disposal options.

The appeal also references the City’s Municipal Code Section 9.230 Litter and states that the signage condition is in conflict. Staff does not concur with this assertion, as the code section simply requires any person to properly dispose of waste on any public or private property.

Furthermore, the code section states that publicly patronized establishments and institutions shall provide, empty, and maintain adequate containers to facilitate the proper disposal of litter by pedestrians and motorists. Neither the signage condition nor the code section requires the trash receptacles to be open to all persons when located on private property. Not noted in the appeal but identified in the conditions and relevant for the discussion, Municipal Code Section 9.220 Recyclables and Organic Waste Generator Requirements requires all commercial/industrial businesses to be responsible for providing a basic level of recyclable and organic waste collection including the minimum collection and delivery of waste to a resource recovery facility, such as Republic Services.

Packet Page 614 of 765Attachment 6 Page 9 of 108

PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 8 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX Furthermore, Section 9.220 states, the business owner shall, “Prominently post and maintain one or more signs where Recyclables and/or Organic Waste are collected and/or stored that set forth what materials are required to be source separated in addition to collection procedures for such materials. Notify and instruct employees and tenants of applicable source separation requirements, including a list of Recyclables and/or Organic waste that are required to be source-separated for recycling”. Accordingly, the signage condition is not in conflict with the Municipal Code and supports the policy rationale behind these code sections.

Lastly, the appellant’s assertion that the signage condition improperly defers critical development details, such as location and content, is unpersuasive. Staff provided examples of content for the signage at the June 20th meeting and has made no statements or implications that the signage would be required to be off-site, directed towards, or viewable to the general public. The intent of the signage conditions is to guide the RV storage customers to proper waste disposal.

Regarding the appellant’s concerns with the receptacle sizes, Public Works’ condition does not specifically require two cubic yard containers. Rather, the condition provides minimum dimensions for the trash enclosure, which the appellant accurately denoted as 18ft-by-9ft.

These dimensions are derived from current City Trash, Recycling & Organics Enclosure Guidelines under the most applicable land use “Office, Retail, General Industrial.” Recognizing that an RV storage facility is a lower-intensity land use compared to other land uses that would fall under the “Office, Retail, General Industrial” category, the staff utilized a lower project square footage and imposed a reduced trash enclosure size. If the actual project square footage were utilized the trash enclosure would have to be 18ft-by-12ft. There is no condition that imposes a two-cubic yard container requirement and staff worked with the appellant to alleviate their concerns and reduce the enclosure dimensions.

Indemnification conditions are applied to every development project and conditional use permit. The language incorporated into the project entitlements was prepared with guidance from legal counsel and has been standardized. In no circumstance does staff recommend that the language be revised or removed as this may expose the City to liability.

G. Correspondence: A public hearing notice was published in the Daily Republic newspaper on October 2, 2022, mailed to all persons who own property within 500 feet of the subject property, and posted on site. The city has received no questions or comments regarding this proposal at the time of this writing.

RECOMMENDATION
Staff recommends that the Planning Commission uphold the Zoning Administrator’s decision to approve Minor Development Review (MD2021-011) and Use Permit (UP2021-002) to develop an RV Storage Facility at 490 Edison Court, and adopt Resolution PC2022-12, denying the appeal (APP2022-001).

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PC ITEM NO.: A PC DATE: 10/12/22 PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 9 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\1. PC Report_100522.DOCX

Attachments:

1. Planning Commission Resolution PC2022-12
• Exhibit A: Minor Development Review Conditions of Approval (MD2021-011) • Exhibit B: Use Permit (UP2021-002)

2. Exhibit C: Zoning Administrator Hearing Sign-In Sheet, June 13, 2022

3. Exhibit D: Zoning Administrator Hearing Sign-In Sheet, August 1, 2022

4. Exhibit E: Zoning Administrator Hearing Public Comments, August 1, 2022

5. Exhibit F: August 1, 2022, Minor Development Conditions of Approval (MD2021-011) and Use Permit (UP2021-002)

6. Exhibit G: Appeal application

7. General Plan Land Use Exhibit

8. Zoning Exhibit

9. Plan Set
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City of Fairfield Planning Commission

PC ITEM NO.: A PC DATE: 10/12/22 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\2. Resolution PC2022-12 Appeal for Edison RV Storage.DOCX RESOLUTION NO. PC2022-12

RESOLUTION OF THE FAIRFIELD PLANNING COMMISSION DENYING

AN APPEAL BY STEVE MIRABITO/STORAGEPRO OF FAIRFIELD, LLC

AND UPHOLDING THE DECISION OF THE ZONING ADMINISTRATOR

TO APPROVE A MINOR DEVELOPMENT REVIEW, USE PERMIT, AND

ENVIRONMENTAL REVIEW FOR A RECREATIONAL VEHICLE STORAGE FACILITY, WITH THE CAPACITY FOR 138 VEHICLES, AND SOLAR CARPORTS ON A ±4.21-ACRE PARCEL AT 490 EDISON COURT (APN:
0180-130-110).

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

SECTION 1. On April 7, 2021, applications for a Minor Development Review (MD2021-011), Use Permit (UP2021-002), and Environmental Review (ER2021-009) for a recreational vehicle (RV) storage lot, with the capacity for 138 vehicles, and solar carports on a ±4.21-acre parcel at 490 Edison Court (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 Zoning Administrator held a duly noticed public hearing on June 13, 2022, to consider the said request for a Minor Development Review, Use Permit, and Environmental Review in conformance with Section 25.43.2 of the City Zoning Ordinance.

SECTION 3. On August 1, 2022, the Zoning Administrator held a continued public hearing to consider the said request for a Minor Development Review, Use Permit, and Environmental Review in conformance with Section 25.43.3 of the City Zoning Ordinance.

SECTION 5. On August 23, 2022, Steve Mirabito/StoragePro at Fairfield, LLC properly filed an appeal of the Zoning Administrator’s decision regarding the RV storage facility in accordance with the rules and regulations governing the official filing of appeals.

SECTION 6. The commission held a duly noticed public hearing on October 12, 2022. The City staff presented substantial factual information regarding the proposed Project in staff reports and through oral presentations before the commission. The commission considered all public testimony and information presented during the public hearing regarding this application.

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PC ITEM NO.: A PC DATE: 10/12/22
PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 2 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\2. Resolution PC2022-12 Appeal for Edison RV Storage.DOCX
SECTION 7. The commission has determined that the proposed project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Guidelines, Section 15332.

SECTION 8. The commission adopts the following findings in support of this Minor Development Review request to allow an RV Storage Facility in the Limited Industrial (IL) Zoning designation:

SECTION 9. The commission adopts the following findings in support of this Use Permit to allow an RV Storage Facility in the IL Zoning designation:

(a) The location, size, design, operating characteristics and intensity of the proposed use are compatible with the existing and anticipated future land uses in the vicinity. The proposed Packet Page 618 of 765Attachment 6 Page 13 of 108

PC ITEM NO.: A PC DATE: 10/12/22
PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 3 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\2. Resolution PC2022-12 Appeal for Edison RV Storage.DOCX
and conditioned, RV storage is appropriate for the IL zoning designation and will operate in tandem with the adjacent mini-storage facility to the east.

The proposed use will not create a nuisance or negatively impact the surrounding area.

Operational and property maintenance conditions have been incorporated into the Use Permit to ensure the project will not bear adverse impacts.

SECTION 10. Based upon the written findings set forth in sections 7, 8, and 9 of this Resolution, the commission hereby denies the appeal and upholds the decision of the Zoning Administrator approving:
(a) Minor Development Review (MD2021-011) subject to the conditions contained in the attached Exhibit “A”;
(b) Use Permit (UP2021-002) subject to the conditions contained in the attached Exhibit “B”; and
(c) Environmental Review (ER2021-009).

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PC ITEM NO.: A PC DATE: 10/12/22
PC FILE NO.: APP2022-001 | MD2021-011 | UP2021-002 | ER2021-009 PAGE 4 S:\Planning\PC Meetings\PC-2022\22-10-12\Item A Edison RV Storage Appeal\2. Resolution PC2022-12 Appeal for Edison RV Storage.DOCX

SECTION 11. The record of proceedings shall be located at the City’s Community Development Department and the director of community development shall be the custodian of such documents.

PASSED AND ADOPTED this 12TH day of October, 2022.

AYES: COMMISSIONERS: Jerome CHILDS (Chair) / Melissa CRUZEN (Vice) / Lerecia EVANS / Don GREVE / Chris MATTHEWS / Shashi PAUL / Tina

WERBLIN
NOES: COMMISSIONERS: ________________________________________________ ABSTAIN: COMMISSIONERS: ________________________________________________ ABSENT: COMMISSIONERS: ________________________________________________

_________________________________
JEROME CHILDS, Chair
ATTEST:

______________________________
MEILY M SHEEHAN, Secretary

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EXHIBIT A

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ZONING ADMINISTRATOR

CONDITIONS OF APPROVAL

Project Name: Edison RV Storage
Address: 490 Edison Court
Hearing Date: August 1, 2022
File No.: MD2021-011; UP2021-002; ER2021-009

Minor 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

c) The following waste management signage shall be posted on-site. Final design, verbiage, and placement location shall be subject to the review and approval of the Public Works Department.
i. Signage identifying source-separated recyclables, organics, and garbage receptacles (Fairfield Municipal Code Section 9.220);
ii. Signage stating tenants/customers have access to trash receptacles/carts for the disposal of minor waste and debris.

d) The project site shall be fully screened by a solid masonry wall, or similar material accepted by the Community Development Department, with stone pilasters evenly placed every 25-feet. The wall design shall be compatible with the adjacent StoragePro development to the east at 475 Lopes Road.

1.2 Comply with the conditions of the Public Works Department as contained in the attached memo dated June 29, 2022; and

1.3 Comply with the conditions of the City of Fairfield Fire Department as contained in the attached Packet Page 621 of 765Attachment 6 Page 16 of 108

EXHIBIT A

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memo dated May 12, 2021.

A standard inadvertent discovery clause shall be included in every construction contract to inform contractors and subcontractors of this condition.

2.0 APPROVAL TIME LIMITS/REVOCATION

3.0 GENERAL REQUIREMENTS

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.

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EXHIBIT A

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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 a 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 Packet Page 623 of 765Attachment 6 Page 18 of 108

EXHIBIT A

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

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.

5.3 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.

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

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EXHIBIT A

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6.0 BUILDING DESIGN

7.0 LANDSCAPING

EXHIBIT A

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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”)
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EXHIBIT A

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f) Groundcovers shall be spaced such that full coverage is achieved at the end of one to two years.

b) Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter of the root container; and

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b) All landscape areas shall be protected from automobiles with a six (6) inch high, poured-in- place, concrete curbs, or other suitable protective device meeting City approval.

7.9 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.

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

7.13 A redwood header board or equivalent shall be installed along all areas where landscaping is adjacent to undeveloped property to delineate between maintained and natural areas.

8.0 MAINTENANCE

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 the 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.

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EXHIBIT A

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9.0 SIGNS

10.0 INFORMATIONAL NOTES

Special Assessment Districts and Fees

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S:\Public Works Files\DEVEL\_Development Reviews\DR2021-xxx\-006_Edison RV Storage\

PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM

Conditions of Development

Date:

To:

From:

Project Name:

Project Location:

Review Requested:

Copies To:

July 14, 2021

Anna Noel, Associate Planner

Alvin Lei, Senior Civil Engineer (707) 428-7476

Edison RV Storage – Construction of an RV parking lot on 4.21 acres

490 Edison Court; APN: 0180-130-110

Development Review (DR2021-006)
Use Permit (UP2021-002)
Environmental Review (ER2021-009)

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 (707) 428-7496 Army Corps of Engineers (916) 557-5250 Fire Department (707) 428-7550 California Department of Fish & Wildlife (707) 944-5500 Community Development (707) 428-7461 Fairfield-Suisun Sewer District (707) 429-8930 Public Works (707) 428-7485 Federal Emergency Management Agency (415) 923-7190 Comcast Cable (800) 945-2288
SBC Communications (707) 258-5136
Pacific Gas and Electric (707) 449-5769
Regional Water Quality Control Board (510) 622-2300
Solano Irrigation District (707) 448-6847

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Edison RV Storage – 490 Edison Court
July 14, 2021

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PUBLIC WORKS DEPARTMENT
Conditions of Development

Special Flood Hazard Area:

Creekside Development:

2. The proposed development is adjacent to Jameson Canyon Creek. This creek is subject to the City’s Creekside Development Ordinance (Chapter 25, Article VIII).

Any proposed buildings or site grading shall be set back 50 feet from the creek’s top of bank, also known as the riparian zone.

Traffic Signal Improvements:

5. The developer shall pay a pro rata share of future traffic signals necessitated by this development at the following locations:
 Red Top Road and Watt Drive
 Red Top Road and Oak Brook Drive
 Red Top Road and Lopes Road
 Lopes Road and Fermi Drive
The traffic signal cost share for the above referenced signals has been established by the Public Works Traffic Division to be $12,397.15 ($2944.69/acre x 4.21acres) which already reflects a 50% reduction, representative of the City’s pro rata share if 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.

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Street Moratorium

Storm Water System:

Storm Water Detention:

9. If on-site storm water detention is required to accommodate post-development peak runoff, it may be accommodated in parking lot and landscaped areas.

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Streetlights:

Curb, Gutter and Sidewalk:

Trash Enclosure:

12. The location of trash enclosures shall be shown on the site plan. Based on the proposed building footprints and size, the developer shall be required to install a trash enclosure with a minimum 18’ x 9’ (Sample Diagram EN2) footprint per current City Trash, Recycling & Organics Enclosure guidelines. 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 enclosure orientation for vehicle pick-up. Contact Corey Beavers with the Public Works Department at (707) 428-7528 for more details.

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Driveways:

Open Space, Public Safety and Park Maintenance Mello Roos District:

15. All new development within the City is required to annex into Community Facilities District #2012-2 (CFD #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.

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Other Approvals:

16. Approvals from other agencies may be required for this project. Contact the following agencies:
 United States Army Corps of Engineers for work within the creek.  California Department of Fish and Wildlife for work within the creek.  Federal Emergency Management Agency for the required revisions to the floodplain.
 City of Benicia for work or impacts to facilities within their 15-foot wide cathodic protection easement.

Maps:

Easements:

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General Development Conditions

Geotechnical Investigation:

21. The developer shall retain a registered Geotechnical Engineer to conduct a Geotechnical Investigation of the project area. Two copies of the project Geotechnical Report shall be submitted to the Public Works Department prior to submittal of Construction Plans. The Geotechnical Report shall include details and recommendations regarding the following:
 Grading Limitations and Requirements
 Settlement
 Parking Lot Pavement Sections

Grading:

22. A grading plan shall be prepared by the developer's Civil Engineer and approved by the City Engineer. The following information shall be shown on the Grading Plan:
 Existing contours, landscaping, fences, buildings, or other improvements  Existing trees to be saved in place or removed
 Furnish all necessary details to clearly convey recommendations outlined in the project geotechnical investigation
 Cut/Fill interfaces and limits of grading
 Limits of existing geologic hazards as identified by the Geotech. Engineer  Lot boundaries and road rights-of-way
 Proposed pad elevations, finished contours and lot grading details  Top of curb elevations
 Perimeter cross-sections along all sides of the project to show the proposed project’s interface with abutting properties and streets  Plan view of proposed drainage facilities including storm drains, catch basins, manholes and underdrains
 Parking lot surface drainage, pavement grades, ridge lines, etc.  Street grades
 Details for proposed curb and gutter

24. The grading plan shall be reviewed and approved by the project Geotechnical Engineer prior to City approval. Provide a signature block for the project Geotechnical Engineer on the plan.

25. Slope grading shall comply with the Geotechnical Report. Slopes steeper than 3H:1V shall not be allowed in the public right-of-way. Slopes steeper than 2H:1V shall not be allowed on-site.

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26. Retaining walls over 18 inches tall shall be concrete or masonry. Retaining walls over 4 feet tall shall be designed by a Civil or Structural Engineer.

Erosion Control and Stormwater Quality:

The project engineer is strongly recommended to contact the Public Works Department in regards to the new design requirements.

29. The project shall comply with the requirements of the most current National Pollutant Discharge Elimination System (NPDES) permit issued to the Fairfield- Suisun Urban Runoff Management Program.

31. The applicant shall be responsible for developing and implementing a Storm Water Pollution Prevention Plan (SWPPP) which shall be reviewed and approved by the Fairfield-Suisun Sewer District.

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33. All stormwater treatment measures shall be adequately operated and maintained.

Water System:

37. Proposed domestic water and irrigation services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.

40. The developer shall verify the size of the existing water services and water meters.

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Water utilities between the public water main and the first structure off the public main (water meter, double detector check valve) shall be maintained by the City.

43. A separate 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
Water Meter Only

Lower building permit fees, but higher bimonthly
water and sewer bills.

Contact the Public Works Department for details.

Fire System:

45. Fire hydrants may be required on-site. Proposed buildings will require fire sprinklers. Contact the Fire Department for details.

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47. A backflow preventor is required on the fire line. An above grade double check detector check valve is required on lines which serve building fire sprinklers.

Specify the manufacturer, size and location of the fire line backflow preventor.

Sewer System:

48. In accordance with the City of Fairfield Standard Specifications, developer shall only be allowed one public sewer service connection for the proposed project.

Developer shall install one sewer cleanout at the back-of-sidewalk, along the public sewer service lateral.

49. Proposed sewer services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.

52. Existing services that are to remain unused shall be abandoned per City requirements.

Storm Drain System:

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Parking Lot:

56. Drive aisles shall be a minimum of 24 feet wide.

57. Separate vehicle turnaround exhibits, using the appropriate design vehicle, shall be submitted as part of the Development Review showing adequate maneuverability of service truck, garbage truck and emergency vehicle ingress from the public right-of- way and on-site circulation. Vehicle circulation conflicts shall be evaluated. Exhibits shall demonstrate:
 adequate garbage truck access and turnaround maneuverability to proposed trash enclosures
 service truck accessibility to delivery areas and vehicle staging areas shall be identified on the exhibit
 fire engine accessibility to proposed fire hydrants and building entrances Separate exhibits shall be prepared for each vehicle demonstrating the layout of internal streets allows adequate maneuverability.

60. The developer shall furnish a parking lot lighting, signing and striping plan.

Landscaping:

61. The project architect and engineer shall coordinate design closely with the project landscape designer. Specifically, they shall consult the landscape designer to evaluate and address issues related to:
 Fencing/wall layout and details
 Locations and sizes for irrigation services
 Locations, depths and sizes for irrigation and control wire sleeves at driveways crossings
 Sight distance constraints for fencing and landscaping  Depth of cover and tree setbacks over water, sewer and storm drain lines in landscape areas

62. Landscaping and irrigation plans shall be designed to comply with the City's Water Efficient Landscaping Ordinance. Use of turf and other water intensive landscaping shall be minimized.

Right-of-Ways and Easements:

63. All property lines and easements shall be shown on the site plan.

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Edison RV Storage – 490 Edison Court
July 14, 2021

Page 13 of 13 ends

Miscellaneous:

64. All public improvements shall be designed and constructed to current City of Fairfield standards.

65. Existing public facilities damaged during the course of construction shall be repaired by the developer, at his sole expense, to the satisfaction of the City Engineer.

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MEMORANDUM

FAIRFIELD FIRE DEPARTMENT

DATE: May 12, 2021

TO: Anna Noel, Community Development Department

FROM: Bryan Just, Fire Department

SUBJECT: MD2021-011, 490 Edison Court, FD, DART Comment A. Provide a fire department access plan.

GENERAL NOTES for Reference:

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3. Emergency Access Knox Box required at the fire control room, near front entrance and/or other areas as determined by the Fire Department. See Fire Prevention Standard #87-7.

Provide fire department access plans showing compliance.

5. Signage identifying fire lanes is required on curbing adjacent to the buildings, fire hydrants, and fire sprinkler equipment as needed to provide clear access. See Fire Prevention Standard #92-40.

3 performance of any inspections or tests. Fire flow report from the fire department is required for hydraulic calculation.

The subcontractor responsible for the installation is required to submit plans directly to the fire department and make arrangements for all permits, inspections and tests.

10. Provide Emergency Responder Radio Coverage per 2019 CFC section 510.

11. Provide one 2A-10-BC dry chemical fire extinguisher for every 3,000 square feet of floor area with a maximum travel distance not to exceed 75 feet.

14. Comments made during the D.A.R.T and planning review process are preliminary in nature. Detailed comments may be made during the building permit and fire permit process.

[END]

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Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation

II. Inadvertent Discovery of Native American Human Remains

III. Treatment of Native American Remains

Yocha
Dehe
Wintun
Nation

IV. Non-Disclosure of Location of Reburials

V. Treatment of Cultural Resources

Yocha
Dehe
Wintun
Nation

VI. Inadvertent Discoveries

VIII. Work Statement for Tribal Monitors

The description of work for Tribal monitors of the grading and ground disturbing operations at the development site is attached hereto as Addendum I and incorporated herein by reference.

Packet Page 648 of 765Attachment 6 Page 43 of 108

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org

ADDENDUM I

Yocha Dehe Wintun Nation
Tribal Monitors
Description of Work and Treatment Protocol

(A) Tools. All excavation in the vicinity of the human remains will be conducted using fine hand tools and fine brushes to sweep loose dirt free from the exposure.

(B) Extent of Exposure. In order to determine the nature and extent of the grave and its contents, controlled excavation should extend to a full buffer zone around the perimeter of the remains.

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org given to ensure that human remains are not further impacted by the process of excavation.

Please note the provisions below with respect to handling and conveyance of records and samples.

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Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org

(J) Human remains are not to be cleaned in the field.

(A) Responsibility. The primary archaeological consultant will be responsible for insuring that all lab procedures follow stipulations made by the Tribe.

The primary archaeological consultant will be responsible for copying all field records and images, and insuring that the original notes and records accompany the remains throughout the process.

Packet Page 651 of 765Attachment 6 Page 46 of 108

Yocha
Dehe
Wintun
Nation

PO Box 18 Brooks, California 95606 p) 530.796.3400 f) 530.796.2143 www.yochadehe.org

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EXHIBIT B

CITY HALL, CIVIC CENTER
1000 WEBSTER ST
FAIRFIELD, CA 94533

USE PERMIT
2021-002

25.40.6 of the Zoning Ordinance.

The following findings meet the requirements of Section 25.40.6 of the Zoning Ordinance for the grant of Use Permit:

2. The proposed use is consistent with the General Plan and Zoning Ordinance, and any applicable Areawide or Specific Plan. The use is consistent with the applicable General Plan and Zoning designations and all applicable General Plan policies.

3. Any potentially significant negative impacts on environmental quality and natural resources have been properly mitigated. For this reason, the proposed Conditional Use Permit complies with the California Environmental Quality Act (CEQA). The proposed project has been determined to be categorically exempt under CEQA Guidelines Section 15332. In-fill development projects, pursuant to Section 21083, Public Resources Code.

The proposed use will not create a nuisance or negatively impact the surrounding area.

Operational and property maintenance conditions have been incorporated into the Use Permit to ensure the project will not bear adverse impacts.

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This grant is made pursuant to the application of STORAGEPRO OF FAIRFIELD, LLC on file in the Department of Community Development, and is subject to compliance with the following conditions:

2. The site shall be diligently maintained. Any loose trash or debris shall be removed from the site daily; and

3. Recreational vehicle parking shall only be for storage purposes. Vehicle sales or maintenance of any kind shall not be permitted; and