Fairfield City Council
October 17, 2023

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a. The location of above ground utility facilities shall be such that they are generally placed at the side or rear of the building(s) in a location that is not highly visible from the street or pedestrian routes (Policy 13-61);
b. All rooftop mechanical equipment and communication equipment shall be co mpletely screened from public right-of-way(Policy 13-62);
c. Utility cabinets, pedestals and other above ground utility infrastructure shall be clustered and screened with landscape materials, berms, walls and/or other architectural elements and painted a tone that is neutral to their setting (Policy 13-23); d. Infrastructure equipment including, but not limited to, drainage structures, sewer lines, gas lines, water lines, telephone and communications wires and equipment shall be installed and maintained underground (Policy 13-64);

16. Development within PA6 shall meet the following TSSP service and refuse collection criteria if necessitated, to be determined as part of future development entitlements:
a. Service and refuse collection areas shall be located within interior, side or rear yards, o rie n te d aw ay an d scre e n e d fr o m p u b lic vie w (P o licy 13 -6 6 ); b. Exte rio r sto rag e w ith in an d be lo w so lid scre e n w alls m ay be pe rm itt e d , pro vid e d th e sto rag e of all su ch m ate ria ls is be lo w th e scre e n w all th at su rro u nd s th e m (P o licy 13 -6 7 ); c. Se rv ice , lo ad in g are as an d refuse en clo su re s sh a ll be scre e n e d by a so lid w all w ith ma te ria ls o f ap p ro p riate co lo r an d te xtu re co m p atib le to th e ad jo in in g building (Policy 13 -6 8 );
d . S cre e n w alls sh all be higher than the equipment, service or refuse collection areas that they are screening (Policy 13-69);
e. Gates for refuse enclosures shall be solid or opaque and should be made of durable low maintenance materials (Policy 13-70);
f. Shopping carts, dollies, flatbed carts, etc. shall be stored within the building or behind a screen wall that is integral to the architectural design of the adjoining building (Policy 13-71);
Storage of miscellaneous materials and merchandise should be contained within the buildings and should not be visible from offsite (Policy 13-72 ).

Project: Train Station Specific Plan, Planning Area 6 Master PUD Permit File Number: PUD2022-002

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G . A R C H IT E CT U R E RE Q U IR E M E N T S

1. S u b m itt a l of arch ite ctu ral sty le s as re qu ired by TS SP Polic y 13 -17 m ay occu r in conjun ctio n w ith sub se q u e n t D e v elo p m e n t Re v ie w app ro v al rath er tha n M PU D Pe rm it app ro val. Su bm itt als sh all be m a d e pe r re qu ire m e n ts o f th e Fa irfie ld Zon in g O rd in an ce, an d in accord an ce w ith th e req u ire m ents of C on d itio n H .2 . o f th is M P U D Pe rm it.

2. D e v elo p m e n t w ith in PA 6 shall m e e t th e fo llow in g T SSP bu ild in g place m e nt an d o rie ntation crite ria :
a) Bu ild in g en tran ce s sh a ll be o rie n te d to w ard th e street(s) to en cou rag e street life, w here practical (Po licy 13 -53 );
b ) Pa rkin g stru ctu re s shall no t do m in ate street fr ontag es (P o licy 13 -5 4); c) N o n -in d u stria l bu ild in g s shall be o rie n te d to fr am e th e corn er of an adjacent street in te rse ctio n (Po licy 13 -5 5 ).

Project: Train Station Specific Plan, Planning Area 6 Master PUD Permit File Number: PUD2022-002

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3. C o n siste n t w ith T SS P Po licy 13 -56 th e fo llow in g entry crite ria shall be im p le m ented:
a) B u ild ing s sha ll hav e th e ir prim a ry en tran ces fa cing th e adjacent pu blic street; b) B u ild in g en tran ce s sh o u ld be cl e a rly visible an d easily ide ntifi able as visito rs access th e sites; c) Pe de strian co nne ctio n s fr o m th e pa rkin g areas to th e bu ild in g entran ce sh o u ld be w e ll de fi n e d .
4 . D e v e lo p m e n t w ith in PA 6 shall m e e t th e fo llow in g T SS P arch itectu ral crite ria :
a) B u ild in g m a ssin g sh a ll co n sist o f a m ix of heig hts, w ith in a bu ild ing , to pro vid e visu al in te rest (P o licy 13 -7 6 );
i. In co rp o rate archite ctu ral ele m e nts, off set w all plan e s an d cha ng es in bu ildin g ma ssin g /h e ig ht o n ele v atio n s visible fr om inte rn a l streets o r w h e n visib le fr o m su rro u nd in g exte rn a l arte ria l streets (Po licy 13 -8 7 ). b) Bu ild in g sha ll hav e a w e ll-a rticu late d ele vatio n alo ng pu blic rig ht of w ays o r pe d e strian co rrid o rs (Po licy 13 - 77 ).
c) Faca d e tre atm e nts sh o u ld ha v e articu latio n alo n g ve h icu la r an d pe d e strian co rrid o rs to create a pe d e stria n scale an d visu a l in te re st alo ng th e stre etscap e in cl u ding:
i. A v o id a n ce of b la n k w alls o f a m a xim um of 150 ', esp e cially alo n g prin cipal pe d e strian w alkw ays;
ii. In cl u sio n of add itio n a l arch ite ctu ral detailin g su ch as m assin g off sets and articu latio n, variatio n in te xtu re an d colo r an d ban din g o n bu ild ing s co m prised of on e bu ild in g ma te ria l;
iii. U se o f pro je ctio n s, o ve rh ang s an d rece sse s to pro vid e shad ow articu latio n an d scale to bu ild in g e le v atio n s;
iv . In co rp o ratio n o f co m p a rable arch ite ctu ral treatm e nt o n bu ild ing ele vatio n s exp osed to stree ts o r pe d e stria n th o ro u g h fa re;
v. T ilt-u p pa n e ls sh o u ld utilize te xtu red fo rm s, sand blastin g o r scorin g fo r visua l relie f alth o u g h sm o o th pa ne ls, w ith ou t th e abov e ele m e nts, m ay be used in co njun ctio n w ith co lo r varia tio n ;
vi. M e ta l pa n e ls, ele m e n ts or w all syste m s sh o u ld be fin ish e d to redu ce refl e ctio n an d gla re .
d) A n y sing le bu ild in g fr o n tag e m a y not be lo ng e r tha n 15 0 feet w ith o u t a break of at le ast 15 fee t in w id th an d 5 fee t in dep th (Policy 13 -7 8).

Project: Train Station Specific Plan, Planning Area 6 Master PUD Permit File Number: PUD2022-002

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e) The front entry shall have an enhanced articulation (Policy 13-79). i. Architectural elements or details, such as materials, colors, massing or similar elements, shall be used to highlight and accentuate entries (Policy 13-89). f) R o o fs sh a ll be de signe d for fu n ctio n a lity and to enhance/co mplement the overall architectural d e sig n of th e bu ild in g in cl u d in g :
i. V e rtical ro o f pla n e brea ks, cha n g e s in bu ild in g /rid g e heights or other accent roof forms;
ii. Form and materials integrated with the overall design vocabulary of the development; iii. Fascia and/or cornice elements consistent with the primary design; iv. Parapets, when used, that are co ntiguous and incorporate side/rear elevation returns to eliminate false front/unfinished appearance.

5. Consistent with TSSP Policy 13-90, building parcels along the exterior edges of the two industrial parcels shall:
a) Utilize building wall field colors consistent with the official Edge Condition Color Palette for the Specific Plan industrial zones;
b) Utilize the boundary wall design identified in Chapter 12 for all walls directly adjacent to external open space areas;
c) Incorporate tree plantings per Chapter 12 within the rear portions of the parcel to assist in screening loading and processing areas from external views.

H. OTHER CONDITIONS AND INFORMATION

1. T h is M P U D P e rm it do e s no t g ran t en title m e n t fo r any development within Planning Area 6. Any subsequent development, including subdivision, site improvements, grading or other construction, sh a ll be pe r separate application and approval, as specified by City Code.

2. All development within the boundaries of Planning Area 6 shall comply with requirements that include, but are not limited to, requirements of this MPUD Permit, the TSSP, the Train Station Planned Development Overlay Zoning for Planning Area 6, and terms of the Canon Station Development Agreement (DA), as amended.

3. Permittee shall comply with all requirements of the Public Works Department, as contained in the attached memorandum, July 19, 2023.

4. Permittee shall comply with all requirements of the Fire Department, as co ntained in the attached memorandum, June 6, 2023.

Project: Train Station Specific Plan, Planning Area 6 Master PUD Permit File Number: PUD2022-002

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5. Permittee shall co mply with all requirements of the Fairfield Suisun Sewer District, as co ntained in the attached memorandum, dated February 6, 2023.

6. Permittee shall co mply with all requirements of the Solano Irrigation District, as contained in the attached memorandum, dated April 20, 2022.

7. All subsequent development applications pursuant to this MUPD (Tentative Parcel or Subdivision, Development Review or Minor Development Review) shall include a response letter or matrix indicating: a) how relevant policies of the TSSP identified in this permit are proposed to be implemented, and b) how each requirement of this MPUD Permit has been addressed in the application.

8. To satisfy requirements of TSSP Policies 7-12, 14-2-2, 14-22, 14-23, and 14-25, all subdivision or other development approved pursuant to this MPUD permit shall be conditioned to join either: a) the Train Station Specific Plan Community Facilities District (CFD 2018-1), orb) an alternate CFD acceptable to the Fairfield City Council that has been found to satisfy these policies. No final maps will be approved by City, and no building permits will be issued for any parcel that has not joined such CFD.

9. The Permittee, and owner(s) of property for which Permittee seeks development entitlement, and their successors in interest shall indemnify, defend and hold harmless the City, its officials, officers, agents and employees (co llectively "lndemnitees") from and against any and all claims, actions, lawsuits, damages, losses and liabilities arising or resulting from the granting of this approval by the City or the exercise of the rights granted by this approval. This indemnification obligation shall include, but not be limited to, paying of fees and costs incurred by legal co unsel of the City's choice in representing the lndemnitees in connection with any such claims, actions or lawsuits, any expert fees, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such claim, action or lawsuit. The City shall promptly notify Permittee 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. Permittee 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. Permittee and pro perty owners shall reimburse the City, and each of the lndemnitees for any and all legal expenses and costs incurred by it in enfo rcing the indemnity herein provided. 10 . Pursuant to TSSP Policy 14-40, Permittee shall construct all public improvements within Planning Area 6, as well as any required off-site improvements, in the time, manner, and location as set forth in the TSSP, this MPUD Permit, and the DA, including, but not limited to:
a. Local streets, connector streets, co llector streets, and arterial streets; b. Water and sewer lines of no lesser diameter than described in the TSSP Section 14.8.1; c. Any other public improvements not listed in Section 14.8.1 that are required by the TSSP or any other City regulation.

Project: Train Station Specific Plan, Planning Area 6 Master PUD Permit File Number: PUD2022-002

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11 . U n le ss o the rw ise co n d itio n e d in th is Pe rm it, all plan rev isio n s an d su bm itt als requ ired by th is M P U D Pe rm it sh a ll be su b m itte d prio r to o r con cu rre nt w ith th e su bm itt al of th e first fin a l map w ith in P la n n in g A re a 6 .

A m e n d m e n ts
12 . A m e n d m e n ts to th is M P U D Pe rm it m ay be re qu e ste d by on e or m o re lan do w n e rs w ith in Plann ing A re a 6 o r th e C o m m u n ity D e v e lo p m en t D irector an d m ay be app ro ved by th e C o m m un ity D e v elop m e n t D irecto r. If re q u e ste d by a la n d ow n er, th at pe rso n m u st: 1) app ly for th e A m e n d e d M P U D Pe rm it o n fo rm s pro v id e d by th e C om m u nity D e v elop m e nt De p artm e n t, 2) pay an y M P U D Pe rm it fee s for th e pe rm it esta b lishe d by C ity C oun cil resolutio n , an d 3) su bm it any req uired in fo rm atio n ne ce ssa ry to re nde r a de ci sio n o n th e am e n dm e nt req ue st. T h e Com m un ity D e v elop m e n t D ire cto r is au th o rize d to de te rm in e ne cessary su bm itt al requ ire m e nts. 13 . A n y am e nd m e n t to th is M P U D Pe rm it sha ll re qu ire a pu blic he arin g, w ith no tice pro vid e d to all la n do w n e rs w ith in th e M P U D Pe rm it bou nd a ry in confo rm a n ce w ith requ ire m e n ts of th e M un icip al C od e exce p t fo r M in o r M o d ifi catio n s at th e discretio n of th e C om m un ity De velo p m e nt D irector. 14 . U n le ss pro p o se d to add re ss co nd itio n s of th is M P U D Pe rm it, am end m en ts to an y docu m e nts listed o r de scrib e d in th is M PU D Pe rm it re qu ire app ro v al of an am e n d m e nt to th e pe rm it.

Project: Train Station Specific Plan, Planning Area 6 Master PUD Permit File Number: PUD2022-002

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C :\U s e r s \a le i\C it y o f F a ir fi e ld \ T e a m s - P u b li c W o r k s - D o c u me n t s \E ng - D e v e lo p m e n t \_S u bd iv is io n s \_ T S S P P LA N N I N G A R E A 6

P U B LI C W O R K S D E P A R T M E N T IN T ER O FFIC E M E M O R AN DU M Master Planned Unit Development
Conditions of Development
Date: July 19, 2023
To: Meily Sheehan, Interim Planning Manager
From: Alvin Lei, Senior Civil Engineer (707) 428-7476 _ Project Name:

Project Location:

Review Requested:

Train Station Specific Plan - Planning Area 6
Property bounded by Vanden Road to the northwest, North Gate Road to the east, and the Travis Air Force Base to the south; and APN: 0166-040-110, & -120
APN: 0166-050-160, -170, -190, &-200
Planned Urban Development
Development Review
Environmental Review
Specific Plan Amendment
(PU D2022-002)
(DR2022-004)
(ER2022-005)
(SP2022-001)
Copies To: Ryan N. Panganiban, Asst. Director of Public Works/City Engineer Jason Riley, Assistant City Engineer
Garland Wong, City Traffic Engineer
Trish Curran, Senior Engineer Tech
City of Fairfield
Helpful Phone Numbers
Other Agencies
Finance Department
Fire Department
Community Development
Public Works
(707) 428-7496
(707) 428-7550
(707) 428-7461
(707) 428-7485
Army Corps of Engineers
California Department of Fish & Wildlife
Fairfield-Suisun Sewer District
Federal Emergency Management Agency
Comcast Cable
SBC Communications
Pacific Gas and Electric
Regional Water Quality Control Board
Solano Irrigation District
(916) 557-5250
(707) 944-5500
(707) 429-8930
(415) 923-7190
(800) 945-2288
(707) 258-5136
(707) 449-5769
(510) 622-2300
(707) 448-6847

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T r a in S t a t io n S pe ci fi c P la n - P la n n in g A r e a 6 Ju ly 19, 2023

PUBLIC WORKS DEPARTMENT
Site-Specific Development Conditions
Train Station Specific Plan

1. D e v e lo p m e n t w ith in th e Pla n n ing A re a 6 M aster Plan n e d U nit Develop m en t (PA 6 M P UD ) sh a ll ad he re to , an d satisfy , all pro vision s, req u irem e nts, an d po licies id e ntifie d in the C ity of Fairfi e ld 's T rain Statio n Sp eci fi c Pla n (T SS P ), ad opted by C ity Co u n ci l pe r Resolutio n No. 2011 - 15 9 , pe rt ain ing to Pla nn ing A re a 6, in cl u d ing an y su b seq ue nt am en dm e nts. Per the T SSP, de ve lo p m e n t w ith in th e TSSP sh a ll satisfy th e fo llo w ing , in add itio n to an y pro visio n s in the TSSP th at m ay no t be m e n tio ne d belo w :
• C o n stru ctio n an d co m p le tion of ce rt ain pu b lic infr astructu re im p ro vem e nts prior to issu an ce of th e bu ild in g pe rm it fo r th e 1, 750 th resid e ntial unit in Plan n in g Areas 4 an d 5, furt he r de scribe d in T SSP Policy 14 -13 ; an d
• Fo rm atio n of, if o n e doe s no t exist, a N on-reside ntial Pu b lic Safety an d O pen Sp ace C FD , furth e r de scribe d in T SSP Po licie s 14 -22 th ro ug h Po lic y 14 -26 ; an d T h e p ro v isio n s, re q u ire m e n ts, an d po licie s id e ntifie d in the TSSP, in cl u d in g those as othe rw ise am e n d e d by th e C ity Co un cil of the C ity of Fairf ield , sh all govern over the se co n d itio n s of de ve lop m e n t in th e even t a co nfl ict is fo u n d betw ee n the se tw o docum e nts.

Development Agreement Adherence:

2. T h is PA 6 M P U D is sub je ct to ce rt ain requ irem e nts fr o m th e "A m en d e d an d Restated D e ve lo p m e n t A g ree m e n t," reco rd e d 06 /10 /2015, executed betw ee n the C ity of Fairfie ld an d C a n o n Statio n , LLC, in cl u d ing an y su b seq u e nt am e nd m e nts (co lle ctively, DA ). PA 6 M P U D de ve lo pe rs sha ll refer to th e D A fo r an y add itio nal pro v isio ns for pro je ct im p ro vem e nts w ith in th e PA 6 M P U D . T h e req u ire m en ts an d/o r con d itio ns fo un d w ith in the DA shall govern o ve r th e se co n d itio n s of de v elop m e n t in th e event th at the re is a co nfl ict fo un d betw een the tw o do cu m e n ts.

Fee Credits:
3 . D e v elo p e rs co n structin g pu b lic im p ro vem e nts ide ntifi ed in the C ity's m o st recent "N o rt h e ast A re a D ev e lo p m e n t Im p act Fee" an d "C ityw id e T ran sp ortation Im p act Fe e" stu d ie s (co lle ctiv e ly, Fe e Stu d ie s), as ad op ted by C ity C o un cil Reso lutio n N o . 20 13 -69 and as upd ate d pe r C ity Co un ci l Re so lu tion No . 202 2-14 6, in cl u d in g any sub seq u e nt upd ates to the stud y ad o p te d by Co u n ci l, sha ll be elig ib le to receiv e eithe r N ort he ast and /o r C ityw id e A B 1 600 fee cre dits (co lle ctiv e ly, Fe e C red its) in co n side ration for co m pletion of th o se pub lic im p ro v e m e n ts. Fe e C red it am oun ts sha ll be based o n co st estim ate s incl u d e d in the Fe e Stu d ie s an d sh a ll be ap p lica b le to w ard s im p act fees assessed by th e C ity for a PA 6 M PU D de v e lo p e r's pro p o se d de v e lo p m e n t. Fe e C red its earn e d for No rt he ast A rea im prove m e nts sh a ll no t be app lie d to w ard s A B 160 0 fee s, an d vice ve rsa. Elig ib le Fe e C red it am ou nts sh all be id e n tifi e d in a sub se q u e n t im prove m e nt ag ree m e nt, executed betw ee n th e C ity an d the de v e lo p e r, auth o rizing co n stru ctio n of th e pu blic im pro ve m e nts.

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Train Station Specific Plan - Planning Area 6
July 19, 2023
Northeast Special Impact Fee for Area-wide Infrastructure:
4 . T he pro p o se d pro je ct is w ith in th e N ort h e ast Fairfi eld A rea . PA 6 M PU D develo pe rs sh all pay a Spe cial Im p a ct Fe e (Im p act Fe e ) fo r area-w id e infr astructu re as a part of pro je ct de ve lo p m e n t. T h e Im p act Fe e am oun t is adju sted each Ap ril 1st fo r infl ation usin g th e En ginee ring N e w s Re co rd co n struction co st ind ex fr o m the preced ing D ecem be r, as de scribe d in C ity Co un ci l Re so lution N o. 20 13 -69 . PA 6 M P U D de velop ers m ay con struct ce rt ain pu b lic in fr astructu re in -lie u of pay in g th e Im p act Fe e, but such co nstruction m u st be ap p ro v ed by th e C ity En g inee r an d be co n sistent w ith the infr astructu re plan de scribe d in th e Fe e Stu d ie s. T h e C ity En gin ee r m a y app ro v e m odifi cation s to th e techn ical sp ecification s in the Fe e Stu d ie s to acco m p lish th e pu rpo ses of the ove rall infr astructure plan , but un d e r no ci rcu m sta n ce s m ay cre dits fo r th e co n struction of infr astructu re excee d th e budg eted le ve ls sh o w n in th e Fe e Stu d ie s. T he am ou nt of credit giv en to PA 6 M PU D develope rs for in- lie u co n structio n w o rk m ay no t excee d th e am o unt of th e spe ci a l im p act fee s du e for th e sub d iv isio n . If th is Fe e C re dit fo r im p ro vem e nts con structed is le ss th an the to tal fee, PA 6 M PU D de v e lo p e r(s) sh a ll pay th e re m a in in g balan ce prior to the issu ance of the app licab le bu ild in g pe rm its. Fo r ad d itiona l in fo rm ation on Im p act Fees an d PA 6 M PU D develope r o b lig atio n s, co n tact staff fr o m the C ity C om m u nity D ev elop m e nt Dep art m e nt or fr o m th e Pu b lic W o rks - Eng in e e rin g Dep art m e n t.

Traffic Signal Improvements:

5. Pu rsu a n t to C h a p te r 10 of th e TSSP an d th e C ity's Van d e n Road Prelim in ary Plan Lin e, dated 11/9/2 0 11 as rev ise d 04/17/20 1 2 (V an de n Plan Lin e ), the fo llo w ing traff ic sign als (co lle ctive ly, T raff ic Sig na ls) sh all be co n structed and op e ration al to serve de ve lop m e nt w ith in th e PA 6 M P U D :
• V an de n Ro ad an d N e w Can o n Ro ad
• Pe ab o d y Ro ad an d N e w C an o n Ro ad
• M cCro ry Ro ad an d N e w Can on Ro ad
(In te rsection #38 )
PA 6 M P U D de v e lo pe rs sha ll su b m it traff ic analyses w ith con sid e ration of req u ired traff ic sig na l an d ro ad w ay in fr astru ctu re im p ro v em e nts. A s part of the entitle m e nts for a pro je ct prop o se d w ith in th e PA 6 M PU D , Pu blic W o rks' co nd ition s of de velop m e nt sh all id e ntify the m in im u m traffi c sig na l an d pu b lic ro ad w ay im provem e nts each PA 6 M PU D de velope r sh all co n stru ct to se rve each in d iv id u a l de v e lo pm e nt w ith in th e PA 6 M P U D . If ne cessitated, the traff ic sig na l d e sig n an d co n stru ction sh a ll be co m p leted an d op e rational prior to issu an ce of an y ce rt ifi cate s of o ccu p an cy fo r th e de velop m e nt ne cessitatin g the se im p ro vem en ts.

T raff ic sig na l de sig n an d lo cation sh a ll co n sid e r A D A req u ire m e nts an d signal alig nm e nt w ith th e ultim ate p la n n e d ro ad w ay geom e try. T raff ic sig nal im p ro vem e nts shall be co nstructed in th e ultim ate lo catio n an d co n fig u ration , in cl u ding interse ction im provem e nts an d strip in g, as requ ire d by th e C ity En g in e e r. In co n sid e ration fo r de sig n an d co n struction of th e traff ic sig na ls, th e PA 6 M PU D de ve lope r sh a ll be elig ib le for Fe e C redit co n side ration . Fee C red it am o u n ts sh a ll be de te rm ine d base d o n th e m ost current Fee Stu d ie s ad opted by the C ity C ou n ci l.

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Train Station Specific Plan - Planning Area 6
July 19 , 20 23
6 . T raff ic Sig na ls sh a ll be co n structed per current City Standards and Specifications, to the satisfa ctio n of th e C ity En g inee r. P A 6 M PUD developers shall furnish and install, at the m in im u m , th e fo llo w in g traff ic sig na l im p ro ve m e n ts:
• C o n d uit an d fi b e r
• C lo se d C ircu it T ele visio n in fr astru ctu re
• T raff ic sig n a l fi be r in te rco nne ct alo n g N e w C an o n R o ad • T raff ic sig na l ad ap tiv e co n tro l system
In co n sid e ratio n fo r co n stru cting th e T raff ic S ign a l(s), the P A 6 M P U D developer shall be eligib le for Fe e C re dit co n sid e ratio n , ap p licable to w ard s the P A 6 M P U D de ve lo p er's assessed N o rth e ast Fe e an d C ityw id e A B 16 0 0 fee s.

Traffic Analysis:

7. P A 6 M P U D de ve lo p e rs sha ll su b m it traff ic an a lyse s, as re q u ired by th e C ity, an a ly zin g existing co n d itio n s an d pro p o se d T S SP ro ad w ays an d traff ic sign a l im p ro ve m e n ts for an in d iv id u a l de ve lo p m e n t w ith in th e P A 6 M P U D . T he traff ic an a ly se s sh a ll be pro v ide d by an app ro p riate ly licen sed pro fessio na l an d sh a ll id e ntify th e m in im u m T S SP ro ad w ay im p ro v e m e nts, in ad d itio n to on -site im p ro v e m e n ts, ne cessary to serve the proposed de v elo p m e nt. T he an alysis sh a ll be re vie w e d an d ap p ro v ed by th e C ity T raff ic E ng ine e r prio r to be g inn ing an y co n stru ctio n fo r th e pro p o se d de ve lo p m en t. T h e an a lysis sha ll be co n sisten t w ith th e ove rall T SSP an d th e asso ciate d En v iro n m ental Impact Report (EIR) and is inten d e d to su pp le m e n t th e E IR , rath e r tha n re p lace th e E IR.

New Canon Road & McCrory Road Improvements:

8. P u rsu an t to T SS P P o licy 4-1 6 , th e Pla nn in g Area 5 (PAS) landowner shall construct New C an o n Ro ad fr o m Pe abo d y to Van den Road. If this improvement is not constructed prior to development within the PA6 MPUD, the first developer within the PA6 MPUD shall construct New Canon Road, from Peabody Road to North Gate Road, or as required by any updates to the TSSP. At the minimum, the first developer within the PA6 MPUD shall construct adequate public roadway and utility infrastructure to support development within PA6, which may include New Canon Road, from Vanden Road to North Gate Road, New McCrory Road, and the New Canon Road overcrossing, if these improvements are not constructed. In consideration for construction of these improvements, the PA6 MPUD developer shall be eligible for Fee Credit consideration.

9. Pursuant to TSSP Policy 4-21, the PA6 MPUD developer constructing New Canon Road, from Vanden Road to North Gate Road, shall develop a minimum of 50 acres of industrial land within the PA6 MPUD. Please refer to the TSSP for additional information.

10. New Canon Road shall be designed and constructed, consistent with Chapter 10 of the TSSP, as a two-lane or four-lane arterial street, depending on the roadway's proximity to Vanden Road. As part of the entitlements of a development proposed within the PA6 MPUD, Public Works conditions of development shall identify the PA6 MPUD developer's obligation, if any, to construct a segment of New Canon Road and/or New McCrory Road. Design shall be

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Train Station Specific Plan - Planning Area 6
Ju ly 19 , 20 2 3
gene rally co n sisten t w ith th e exh ib it pre p ared by Carlso n , Barbee, an d G ib so n, dated Ap ril 11 , 20 23 , w h ich is ge ne rally de scrib e d by the fo llo w ing co n d itions:

N e a r V an d e n Ro a d (4-la n e art e ria l)
• 11 0 -feet to tal rig ht-o f-w ay w id th
• 16 -fo o t w id e ro ad w ay m ed ia n
• Tw o (2 ) 12-fo o t w id e , m in im u m , vehicl e trav el lane s in each directio n • 5-fo o t w id e bicycl e lan e w ith 2-fo o t buff er on bo th sid e s • 8-fo o t w id e la n d scap e parkw ay o n bo th sid e s • M in im u m 6-fo o t w id e , se pa rate d pede strian sid ew alk on the develop m e nt sid e of th e ro ad w ay
• 10 -fo o t w id e land scap e bu ff er at th e back-o f-sid ew alk B e y o n d V an d e n Ro ad (2-lan e art e ria l)
• 68 -fo o t to ta l rig ht-o f-w ay w id th
• O n e (1 ) 12 -fo o t w id e , m in im u m , vehicl e trav el lan e in each direction • 5-fo o t w id e bicycle la n e w ith 2-fo o t bu ff er on bo th sid e s • 6-fo o t w id e la n d scap e parkw ay o n the op e n-sp ace sid e • 8-fo o t w id e la n d scap e parkw ay o n th e dev e lo pe d sid e • M in im u m 6-fo o t w id e , se p arate d ped e stria n sid ew alk on the develop m e nt sid e of th e ro ad w ay
• 10 -fo o t w id e la n d sca p e bu ff er at th e back-o f-sid ew alk 11 . P u b lic driv ew ay acce ss sh a ll be lim ite d along N ew Can on Road ; and a lim ited nu m be r of driv ew ays se rvin g in d u strial parce ls m ay be allow ed at th e C ity Enginee r's discretion, su bje ct to site pla n rev ie w . Co n d itio n s of de ve lop m e nt for a pro p o se d develop m e nt w ith in the PA 6 M P U D sh a ll id e n tify qua n tity an d lo cation of allo w ed drivew ays. 12 . P ro po sed d rivew ay ap ro n s shall be co n structed pe r current C ity Stan d ard Detail S10 an d C ity sp e ci fi catio n s.
13 . N e w M cC ro ry Ro ad sha ll be de sign e d an d con structed , con sistent w ith C hap te r 10 of th e T SSP, as a tw o -lan e o r fo u r-la n e co lle cto r street, de pe nd ing o n the ro ad w ay's pro xim ity to N e w C an o n Ro ad . D e sig n sh a ll be gen e rally con siste nt w ith the exh ibit prep ared by C arlson, B a rb e e, an d G ib so n , date d A p ril 11 , 20 23, w hich is gene rally de scribe d by th e fo llo w in g co n d itio n s:

N e ar N e w C an o n Ro ad (4 -la n e co lle cto r)
• 82 -fo o t to ta l rig ht-o f-w ay w id th
• T w o (2 ) 12-fo o t w ide , m in im u m , veh icl e trav el lane s in each direction • 5-fo o t w id e bicycle la n e w ith 2-fo o t buff er on bo th sid e s • 3-fo o t w id e la n d scap e parkw ay o n th e op en -sp ace sid e

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Train Station Specific Plan - Planning Area 6
July 19, 2023
• Im p ro v em e nts o n th e de ve lop m ent sid e of the ro ad w ay, in cl ud ing : 6-fo ot w id e la n d scap e parkw ay, 6-fo o t w id e sep arated ped e strian sid ew alk, 5-fo o t w id e lan d scap e bu ff er at th e back-o f-sid ew alk
B e y o n d N e w C an o n Ro ad (2 -la n e co n n e cto r) • 74 -fo o t to tal rig ht-o f-w ay w id th
• O n e (1 ) 12 -fo o t w ide , m in im u m , veh icl e trav el lan e in each direction • 5-fo o t w id e bicycl e la n e w ith 2-fo o t buff er on bo th side s • 6-fo o t w id e la nd scap e pa rkw ay o n both sid e s • M in im u m 6-fo o t w id e , se p a rate d pede strian sid ew alk o n bo th sid e s the ro ad w ay • 6-fo o t w id e la n d scap e bu ff er at the back-o f-sid ew alk 14 . R ig ht-o f-w ay ne ce ssary fo r N e w C an on Ro ad an d N e w M cC ro ry Ro ad sh all be de d icated to th e C ity . PA 6 M P U D de velo p e r(s) sh a ll furn ish all ne cessary do cum e nts to the C ity and the rig h t-o f-w ay sha ll be gran te d to the C ity prior to begin n ing an y co nstructio n w ith in the PA 6 MPUD.
15 . N e w stree tlig hts sh all be in stalle d along N e w C an on Ro ad an d N ew M cC ro ry Ro ad per cu rren t C ity stan d a rd an d spe cifi catio n s fo r de co rative streetlig hts (C ity Stand ard D etail T12 ) an d LED . Stre etlig ht sty le sha ll m atch th ose at the Fairf ield -V acaville Han n ig an T rain Station (T rain Statio n ) and in cl ud e pede strian re alm lig hting . PA 6 M PU D develope r(s) shall exercise du e dilig e n ce in pro te ctin g an y existin g jo int tren ch utilitie s an d shall restore o r rep lace in - kin d , to cu rren t C ity stan d a rd s an d spe cifi cations, any co n du its, con d u cto rs, an d fa ci litie s da m ag e d as a resu lt of im p ro ve m e n ts co nstructed fo r th is pro je ct. 16 . Irrig atio n sle e v es sh a ll be in stalle d an d stubb ed to th e m e d ian island s w ith in N e w Can on R o ad and N e w M cC ro ry Ro ad .
17 . G e o textile fa b ric sha ll be in stalle d if R-v alue s for streets are le ss than 10 . 18 . A ll pu b lic in fr astru ctu re ne ce ssary to se rve each dev elop m en t ph ase w ith in th e PA 6 M P U D , in cl u d in g , bu t no t lim ite d to , th e N e w Canon Ro ad ov ercro ssing, N ew Can on Ro ad , N e w M cC ro ry R o ad , 30-in ch w ate r tran sm issio n m ain, pu blic sew e r infr astructure, an d pu blic sto rm drain in fr astructu re sh a ll be co n structed an d ope ration al prior to issu an ce of an y ce rt ifi cate s of o ccup a n cy w ith in th e PA 6 M P U D . 19 . Im p ro ve m e n ts w ith in th e PA 6 M PUD , in cl u d ing co n structio n access, shall no t exacerbate existing V a nd e n Ro ad traff ic con dition s. PA 6 M PU D develop e rs shall w o rk w ith th e Pu blic W o rks D ep a rt m e n t to ide ntify an d su bm it to the C ity ad e qu ate docum e nts an d an alyses ide n tifyin g m itig atio n of neg ative traffi c im p acts, if an y , resultan t of develop m e nt w ithin the PA6 MPUD.

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July 19, 2023
20 . A d e qu ate sig n ag e sha ll be place d alo ng N ew C anon Ro ad an d N ew M cCro ry Ro ad , directing eg re ssin g ve h icl e traff ic to w ard s V an de n Road.

21. T he su b m itt e d ten tativ e plan id e n tifie s co m pletion of N ew C anon Road an d N e w M cC ro ry R o ad as o n e (1 ) pha se ; an d ho w eve r, an y pro po sed ro ad w ay ph asin g sh all ensu re pro p o se d pe de stria n an d bicy cle trave l path s alon g N e w C anon Ro ad an d N ew M cCro ry Ro ad are vo id o f an y gap s. R e q u e sts to m od ify an y pro p o sed phasing diff ering fr o m th e entitlem e nt do cu m e n ts sh all be sub m itt e d to th e C ity, in w riting, an d sh all be app roved by the C ity Engine e r prio r to an y en g ine e ring de sign .

North Gate Road:
22 . T h e seg m e n t of No rt h G ate Ro ad betw e e n the intersectio n of N e w M cC ro ry Ro ad an d N ew C a n o n Ro ad sh all be cl o se d to th ro ug h traff ic an d vacated co n current w ith C ity C o un cil's acce p tan ce of th e N e w M cC ro ry Ro ad an d N e w C anon Ro ad street im p rovem e nts as co m p lete . PA 6 M P U D de velo p e r(s) sh a ll w o rk w ith th e C ity, So lano C o un ty, T ravis Air Fo rce B ase (T A FB ), an d an y pe rt in e n t pro pe rt y ow ne rs, incl u din g the parcel ow ne d by th e D e p a rtm e n t of W ate r Re so u rce s, im p acted by this vacatio n to ensu re ad eq u ate access fo r fr o n ting pro pe rt ie s are m a in taine d , existing utility in fr astructu re w ith in N orth G ate Ro ad is co n sid e red , an d to ad d re ss an y ou tstan d ing item s. T he PA 6 M P U D de velope r shall furn ish to th e C ity th e pro fessio na l do cu m e n ts ne ce ssary to vacate N ort h G ate Ro ad an d the C ity sh all no tify th e pu b lic of th e in ten d e d ro ad w ay vacation co nsistent w ith th e req u ire m e nts of th e Su b d iv isio n M a p A ct.
23 . T h e re is an existing w ate r m a in , ow n e d by th e T A FB , an d asso ci ated easem e nt w ithin No rt h G ate Ro ad , exten d in g fr o m TA FB to th e C yp ress Lakes G olf C ou rse . PA 6 M PU D develope r(s) sha ll co o rd in ate w ith T A FB staff , prior to any dev elop m e nt ne ar or aro u n d this w ater m ain , to en su re pro p o se d de ve lo p m e n ts do no t co n fli ct w ith this w ater main an d adequ ate m a in ten a n ce acce ss is pro v id e d to T A FB .
24 . Pu b lic ve hicula r an d pede stria n acce ss to th e T A FB sh all be m ain taine d th ro ug hout co n structio n of the PA 6 M P UD . A t no tim e sh all pu blic access to TA FB , fr o m N orth G ate Ro ad , be restric te d o r cl o se d w ith o u t prio r w ritt en co n se nt fr o m TA FB.

Pedestrian Crossings:
25 . M id -b lo ck cro ssing s sha ll no t be allo w e d along N ew C ano n Ro ad o r N ew M cCro ry Ro ad.

Pe de stria n cro ssin g s sh a ll be lim ite d to spe ci fic inte rsectio n s as app ro ved by the C ity T raff ic En g in e e r.
26 . PA 6 M PU D de ve lo pe r(s) sh a ll co ord in ate w ith th e C ity T raff ic Enginee r du ring a pro je ct's en title m e n t app licatio n to rev ie w de ve lop m e nt site layo uts, inte rn al street or ro ad w ay ne tw o rks, o r pro p o se d pa rkin g lo t layo u ts. PA 6 M PU D develop e rs sh all m in im ize the nu m b e r o f p ro p o se d m id -b lo ck cro ssin g s w ith in p rivate de ve lo p m e nts.

Median Islands:

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Train Station Specific Plan - Planning Area 6
July 19, 2023
27 . PA 6 M PU D de velo pe r(s) sha ll co n struct new m e dian im pro v em en ts, co n sistent w ith C hap te r 10 of th e T SSP, w ith in N e w C an o n Ro ad . M ed ian breaks for pu b lic access shall no t be allo w ed und e r an y ci rcu m stan ce .
28 . O n e (1 ) m ed ia n brea ks w ith in N e w C an o n Ro ad m ay be allo w ed at th e pro po sed fire station pa rce l at th e City T raff ic En g in e e r an d Fire Dep artm e nt's discretion . If necessitated, th e m e d ia n brea k sha ll be de sig n e d to de te r U-tu rn s or any un in tend e d vehicl e m o vem e nts. "K e e p Cl e ar" strip in g sh a ll be in sta lle d at the C ity T raff ic Eng in ee r's discretio n .

Traffic Circle:
29 . A traff ic ci rcl e sh a ll be con structe d at th e intersection of N ew C anon Ro ad an d N o rth G ate R o ad . T h e traff ic circl e sha ll be de sig n e d pe r C ity of Fairfi eld 's Ro un dab o ut D e sig n G u ide , H ig h w ay D e sig n M a n u al (H D M ), C alifo rn ia M an ua l on U nifo rm T raff ic Contro l Devices (C A M U T CD ), an d A m e rican A sso ciation of State H ig hw ay an d T ranspo rt ation O ff icials (A A S H TO ) req u ire m e n ts. A t a m in im u m , the traff ic circl e shall be de sig ne d an d co nstructed to th e satisfa ctio n of th e C ity T raffi c En g inee r an d th e fo llo w in g criteria :
• Ro u nd ab o u t dia m e te r sh a ll be ap p ro xim ately 13 0 ', in gene ral co nfo rm an ce w ith th e exh ib it pre pa re d by Carlson , B arb e e, an d G ib son, dated A pril 25, 20 23; an d • De sig n sp e e d sha ll be no m o re than thirt y (3 0) m iles pe r hou r • R ou n d ab o u t sh a ll in cl u d e 4" sle e ve (w ith pull tape ) fr o m the ce nter to a #6 jun ction bo x in an d ou t of all fo u r le g s; an d
• In cl u d e diag ramm atic dire ctio n a l signag e w ith sho w ing directio n s fo r T ravis A ir Force B ase , No rt h G ate Ro ad , an d N e w C an on Ro ad ; and • ma in tain a m in im u m 25 0 ' horizontal sep aration fr o m an y street cente rlin e curve; an d
• tru ck tu rn in g te m p late s sh a ll de m onstrate, using th e largest vehicl e diag ram in te n d e d to co m m o n ly fr e q ue n t the PA 6 M P U D , that tu rn ing m o vem e nts are ab le to ach ie v e co m p le te tu rn a ro u n d w ithout m ulti-sto p m an e uvering ; an d • an app ro p riately size d p lan te r, la rge enoug h to co ntain land scap e an d w ayfin ding sig n ag e, sha ll be lo cate d in th e ce nter of th e traff ic ci rcl e 30 . Prio r to co n structio n of th e traff ic ci rcl e , PA 6 M P U D de velop e r(s) sh all w o rk w ith C ity staff to id e n tify an y ad d itio n a l en v iro n m e n tal m itig ation ne cessary to acco m m od ate the fo o tp rint o f th e traff ic ci rcl e . A ny ad d ition a l, ne ce ssary enviro n m e ntal m itigation or pe rm itt ing sh all be app lie d for an d acq u ired by th e PA 6 M P U D dev elop e r at th e ir so le co st.

Special Flood Hazard Area:

31. Po rt io n s of th e PA 6 M PU D m ay be w ith in a Spe cial Flo od Hazard Area (SFH A ). T he de velope r sh a ll place fil l o n th e p ro pe rt y to ele vate the fi n ish floor elev atio n s of all pro po sed bu ild ing s to m in im u m on e fo o t ab o ve th e 1% (10 0-year) fl oo d elev ation . A ll pro p o sed im pro vem e nts w ith in th e SFH A sh a ll be con siste n t w ith C ha pter 8A (Floo d D am ag e Preventio n ) of the C ity's m u n icip a l cod e . A cco rd in g to FEM A 's Floo d In surance Stud y, po rt ions of land w ith in th e PA 6 M P U D is w ith in Zo n e A E an d 10 0-y ea r fl oo d elevation rang es fr o m 84 -feet to 90-feet.

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Train Station Specific Plan - Planning Area 6
July 19, 2023
32 . P rio r to th e issu an ce o f a grad ing pe rm it for any develop m e nt w ith in an SFH A , the develope r sha ll furn ish th e C ity w ith a C o n d itio n a l Lett er of M a p Rev isio n (C LO M R ) fr o m the Fe de ral Em e rge n cy M a n ag em e n t A g en cy (FEM A ). T he C LO M R ackno w ledg es FEM A 's w illing ne ss to re m o v e, at th e m in im u m , in su rab le stru ctu res w ithin the pro je ct site fr o m th e SFH A based o n p ro p o se d fi lls o r oth e r fl oo d pro te ction m e asu res. Prior to issuan ce of any bu ild ing pe rm its, the de ve lo pe r sha ll furn ish th e C ity w ith a cop y of FEM A 's Lette r of M ap Revisio n (LO M R ). T h e LO M R is FE M A 's fo rm a l ackn o w led gem e nt that the pro je ct has, in fa ct, be en co n stru cte d to their stan d a rd s co n sisten t w ith th e C LO M R an d is the refo re rem o ved fr o m th e SFH A
Creekside Development:
33 . T h e pro po se d de ve lo p m e n t is ad ja cen t to U nion C ree k. T his cree k is su bje ct to the C ity's C re e ksid e D e ve lop m e n t O rd in an ce (C hap ter 25, A rt icl e V III). Any pro p o sed bu ild ing s or site grad in g sh a ll be set ba ck 50 feet, m in im u m , fr o m the creek's to p of ban k, also kno w n as th e rip a ria n zo n e . If a drain ag e ease m e n t does no t currently exist, develope r sh all draft an d su b m it do cu m e n ts to th e Ci ty for cre ation an d de d ic atio n of a drain age ease m e nt over an y re qu ire d ma in ten an ce ro ad an d rip a rian area. Bio -retention fa ci litie s sh all no t be co n stru cte d w ith in th e rip a ria n zone . Pro je ct de sig n co n sid e ration s in cl ud e, but are no t lim ite d to :
• Li m itatio n s on de ve lop m e n t w hic h su b stantially div ert s or ob structs the natu ral fl o w o r ch an g es the to pog rap h y in th e existing cree k • M in im izin g ero sio n , se d im e n tation, or runo ff in the cree k • R e stric tio n s to strea m be d an d stream b an k fi llin g, grad in g, an d excavation • R e strictio n s to m o d ificatio n s an d develop m e nt w ith in the rip arian zone . Any pro po se d bu ild ing s o r site g rad ing shall be set back 50 fe et fr o m the cree k's to p of ba n k , also kn o w n as the rip a rian zo ne .
34 . A n y site drain ag e w hich is go ing to be co n v ey ed to an d discharge d into th e creek w ill requ ire ap p ro val fr o m th e State Dep art m e n t of Fish an d G am e , the Reg ion al W ater Q uality Con tro l Bo a rd, an d th e U .S. A rm y Co rp s of Engin e ers. T he PA 6 M P U D develo p e r sh all obtain the ne ce ssa ry pe rm its an d pro v id ing su ch pro o f of docum e ntation to the C ity prior to issuan ce of th e grad in g pe rm it o r an y con stru ctio n activ ity .

Fiber Master Plan:
35 . In acco rda n ce w ith Se ctio n 25 .3 3 (W ire le ss T elecomm u n ications Facilitie s) of the C ity M un icip al C o d e , th e o rd in an ce re qu ires de velo pe rs to in stall fi be r co n du its along ro ad w ays ide n tifi e d in th e fi be r m aste r pla n fo r "futu re fi be r," at the develope r's so le co st. PA 6 M P U D de ve lo p e r(s) sh a ll in stall tw o (2 ) 4 -in ch, Sche d u le 80 PV C co ndu its, for futu re fibe r, alo ng N e w C an o n Ro ad . A ll co n d uits in stalle d un d e r existin g im p ro vem e nts w ith in the pub lic rig ht- of-w ay , in cl u d in g stree ts, side w a lks, and /o r drivew ay s, shall be installe d by bo rin g an d jackin g . C o n du its sha ll be in stalle d pe r th e m ost curre nt C ity Spe ci fic Pro visions, Section 18 , en title d "T raffi c Sig n als," to th e satisfa ction of the C ity T raff ic Enginee r an d shall in cl ud e, but ma y no t be lim ite d to , th e fo llo w in g :

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Train Station Specific Plan - Planning Area 6
July 19, 2023
• ¾" 2,S 00 lb fl at po ly este r w o ve n traceab le tap e w ith fo o tag e m arkin gs; an d • #8 so lid co pp e r bo n d ing w ire te rm in ated to PV C gro u n d bu shing at each IT S/Co mm un icatio n s pull bo x placed . Pu ll bo xes shall be sep arated at a m axim u m distan ce of 300 -fee t be tw e e n pull bo xes. Con d uits sh all be term in ated at pu ll bo xes lo cate d at rig ht-o f-w ay lim its an d at each co rn e r of an intersection or street cro ssing to allo w fo r pu lling
Emergency Secondary Access:
36 . A n em e rge n cy ve hicl e acce ss (EV A ) ro ad m ay be req u ired fo r th is pro je ct. T h e EVA sh all be size d to acco m m o d ate em e rgen cy ve h icl e s an d co nstructed of, at m in im u m , S-in che s of asp ha lt co n crete o n 14-in ch e s of ag g reg ate base. Refer to co n d ition s of develop m e nt fr o m th e Fairf ield Fire Dep art m e n t fo r an y add ition al info rm ation an d requ ire m e nts. Desig n of th e em e rge n cy acce ss sh a ll be ap p ro ve d by th e P u b lic W o rks an d Fire D ep art m e nts. Ple ase refer to th e fo llo w in g o p tio n s fo r se co n d a ry em e rgen cy vehicl e access to the PA 6 M PU D :
• O p tio n 1 - Utilize eith e r o f th e tw o (2 ) eastb o un d or w estbou n d lan es on e of th e N e w C an o n brid g e o ve rcro ssin g . N o cert ificates of occu p ancy sh all be granted prior to C ity C o un ci l's accep tan ce o f th e N ew Canon Ro ad overcro ssin g as co m p lete. T his futu re o v ercro ssing sha ll co n sist tw o (2 ) sep arate, tw o -lan e bridg es, w hich w ill pro v id e tw o po in ts of acce ss in to th e PA 6 M PU D . If eithe r structu re is unu sab le o r co n g e ste d , th e in te nt is the Fire De p art m e nt m ay utilize the othe r bridg e structu re as a se co n d po in t of access to th e PA 6 M PU D .
• O p tio n 2 - M cC ro ry Ro ad . In an em e rgency event, em e rgen cy vehicl e s m ay access th e PA 6 M P U D via M cCro ry Ro ad on th e east sid e of th e PA 6 M PU D ; and ho w ever, acce ss to M cCro ry Ro ad is o n ly feasib le th ro ug h the C ity of Vacaville .

Minimum Water and Sewer Infrastructure:
37 . A s pa rt of the fi rst de ve lo p m e nt w ith in th e PA 6 M PU D , th e de velope r sh all co nstruct all pu b lic utility im p ro ve m e n ts w ith in N e w C an on Ro ad an d N e w M cCro ry Ro ad , co ncurrent w ith co n stru ctio n of N e w C an on Ro ad an d N ew M cC ro ry Ro ad , if the se im p ro vem e nts do no t exist.
38 . Pub lic w ate r in fr astru ctu re do e s not cu rrently exist w ithin V and e n Ro ad . D evelope rs in PA S are con structing im p ro ve m e n ts exte nd in g a pub lic w ater tran sm ission m a in th ro ug h the PA S de ve lop m e n t, te rm in atin g at th e futu re N e w C an on Ro ad an d Van d e n Ro ad intersection .

If de ve lo p m e n t w ith in th e PA 6 M P U D pro gresses earlie r than co n struction of th e w ate r tran sm issio n m a in , th e fi rst de v elope r w ith in th e PA 6 M PU D sh all co nstruct im p ro vem e nts exten d ing the pub lic w ate r tran sm ission main , fr o m its current term inu s in PA S into the PA 6 M P U D . A ll p u b lic w ate r in fr astru ctu re w ithin N ew C ano n Ro ad sh all be con structed co n curren tly w ith N e w C an o n Ro ad ro ad w ay im p rov em e nts; an d sam e for pu b lic w ater in fr astru ctu re w ith in N e w M cCro ry Road. T he intent is to avo id co n structing utility in fr astru ctu re aft e r ro ad w ay im pro ve m e nts are co m pleted , req u iring un ne cessary utility tren ch in g o n a ne w ro ad . T he size o f th e tran sm issio n main w ith in the PA 6 M PU D shall be de te rm in e d by th e Pu b lic W o rks Dep a rt m en t.

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The first developer within the PA6 MPUD shall construct all public water infrastructure within New Canon Road and New McCrory Road. The first PA6 MPUD developer shall submit a water analysis identifying the minimum size transmission main necessary to serve the PA6 M P UD . Final transmission main size shall be determined by the Assistant Director of Public Works/Utilties.

39. Public sewer infrastructure currently ends at a sewer manhole, within Vanden Road, app ro xim ately 1,7 0 0 feet so u th o f th e C a n o n R o ad in te rse ctio n . D eve lo pe rs in PAS are co n stru cting im p rove m e n ts exte n d in g a pu b lic sew e r ma in w ith in V and e 'n R o ad , alo n g th e PA 6 M P U D fr o n tag e to th e in te rse ctio n of existing C an o n R o ad .

If de v e lo p m e n t w ith in th e P A 6 M P U D pro g re sse s earlie r th a n co n structio n of th e se pu b lic se w e r im p ro ve m en ts, the fi rst de v elop e r w ith in the PA 6 M P U D sh a ll co n stru ct im p ro v e m e n ts exte n d in g th e pu b lic se w e r in fr astructu re, fr o m its cu rren t te rm inu s in to th e P A 6 M P UD , an d all pub lic sew e r in fr astructu re w ith in N e w C an o n Ro ad an d N e w M cC ro ry R o ad . D e sig n an d co n structio n sh a ll co m p ly w ith cu rren t C ity and Fairfield-Suisun Sewer D istrict (FSS D ) Stan d ard s.

AutoCAD Civil 3D Files:
4 0 . A uto C A D fi le s co n tain ing pu b lic w ate r, sew e r, an d sto rm in fr astructure, approved for co n stru ctio n , sh a ll be sub m itted to th e P ublic Works Department as part of the final plan che ck. A u to C A D fi le s sh a ll be pro v id e d in a fi le fo rm at no late r tha n A uto C A D C iv il 3D 20 16 .

Real-Time Kinematics (RTK):
4 1. T he D e v elo p e r sh a ll pro v id e an R T K Su rve y o f all ne w C ity -o w ne d utilities (water, sewer, sto rm d rain , etc.) in sta lle d . T h e su rve y sh a ll in co rp o rate ho rizo n ta l an d ve rtical G lo b a l Po sitio n in g S yste m (G P S) rea d ing s ta ke n at th e fo llo w in g lo catio n s:
• at ev e ry fi fty (S O ) fo o t in te rv al alo n g each ne w utility; an d • eve ry ho rizo n tal an d ve rt ica l be nd ; an d
• ev e ry utility lin e cro ssing ; an d
• eve ry utility ap p u rtenan ce (v alv e s, m a nh o le s, in le ts, etc.).

Each re a d in g shall in cl u d e tw o (2 ) sh o ts; an d o n e m e a su rin g to p o f p ip e an d th e othe r m e a su rin g ele v atio n th e fi n a l grad e su rfa ce ele vatio n d ire ctly o n to p o f th e pipe. The rea d ing o u tp u t fo r each shot shall be in rectangular coordinates (latitude and longitude in fee t) an d sha ll be refe ren ce d to statio n in g alo ng th e utility .

T he RT K data shall be liste d in a su m m a ry ta b le (u sin g M icro so ft Excel, V e rsio n 200 7 ) w ith th e fo llo w ing co lu m n hea d e rs: pip e statio n ing , latitu d e co o rd in ate, longitudinal co o rd in a te , ge ne ral location comment (bend, crossing, etc.). The data shall be formatted to p rin t in a po rtrait vie w . T h e co o rd in a te sy ste m shall be in accordance with NAD 83 State P la n C a lifo rn ia Zo n e II. T h e RT K Su rve y da ta su mm a ry sha ll be upd a te d w e e kly an d su b m itt e d in ha rd co p y . A n up d a te d ele ctro n ic co p y sh all be ma d e av aila b le to th e C ity P age 11 of 32
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En g ine e r at an y tim e du rin g th e pro je ct. Fin al hard an d ele ctron ic co pie s sh all be pro vide d to th e C ity En g inee r prio r to C ity acce p tan ce . 4 2 . A ll co n stru ctio n do cu m e n ts co n tain in g pu blic utility im pro ve m e n ts shall in cl ud e notes sp e cifyin g the se RT K re qu ire m e n ts.

Water System:
4 3 . T h e w ate r tran sm issio n ma in w ith in N e w C an on Ro ad sh all exten d to w ards T ravis Air Force B ase an d te rm in ate at th e lim its of PA 6 in d u strial dev elo pm e nt, as ge ne rally dep ic ted in th e T SSP . C on d itio n s of de v elo p m e n t fo r th e fi rst develop m e nt w ith in the PA 6 M PU D sh all id e n tify co n stru ctio n de tails, in cl u d in g any app ro p riate structures an d app u rt en an ces to te rm in ate th e pu b lic tran sm issio n m a in .
44 . Prio r to su b m ittal of im p ro ve m e n t pla n s, th e fi rst PA 6 M P U D develo pe r shall prep are a co m p re hen sive w ate r m aste r pla n for th e entire PA 6 M PU D , spe ci fically pu b lic w ater in fr astru ctu re w ith in N e w C an on Ro ad , N e w M cCro ry Ro ad , an d a secon d po int of co n ne ctio n to pro vid e a loo pe d sy ste m . T he w ater m aster plan sh all co n sid e r ph ased in fr astru ctu re im p rove m e n t, ne ce ssa ry to su ppo rt any pro p o sed ph ased develop m e nt w ith in th e PA 6 M P U D . Each de velo pm e nt w ith in th e PA 6 M P U D shall construct th e m in im u m in fr astructu re ne ce ssary to su pport th e pro po sed develop m e nt. T he w ater m aste r pla n sh a ll in cl u d e de m a n d calc ulation s, fo r allo w ed uses w ith in the PA 6 M P U D , pip e sizes, an d w ate r in fr astru ctu re lay o u t. T h e m aster plan sh all be app ro ved by th e C ity Enginee r prio r to app roval o f the im p ro v em e n t plans.
4 5 . In d iv id u a l de v e lo p m e n ts w ith in th e PA 6 M P U D sh all su bm it m e m o ran du m s, or sim ilar do cu m e n tatio n , id e ntifying existing w ater in fr astructu re and any add ition al pub lic in fr astru ctu re im p ro v em e n ts ne ce ssary to su p p ort an d se rve the pro p o sed de velop m e nt. 4 6 . T h e T SSP an ticip ate s tw o (2 ) po in ts o f co n ne ction to pu blic w ate r infr astructu re w ith in V and e n Ro ad . T he se co n d po in t of co n n ection shall be co nstructed by th e develop m e nt w ith in th e PA 6 M P U D ne cessitating th e co nne ction, as de te rm in e d by the Fire D ep art m e nt o r by th e Pub lic W o rks D ep art m e n t. P le ase che ck w ith th e Fire D ep art m e nt to determ ine the sq u a re fo o tag e of in d u stria l de velop m e nt that m ay be serviced by a sing le pub lic con n e ctio n .
47 . O n -site w ate r ma in s, ou tsid e o f N e w C an o n Ro ad an d New M cCro ry Ro ad , lo cated o n private pro p e rt y sh a ll be priv ate ly ow n e d an d ma intain e d .

Sewer System:
4 8 . Prio r to su b m itt al of im p ro ve m e n t pla n s, th e fi rst PA 6 M PU D de velope r sh all prep are a co m p reh e n siv e sew e r m a ste r pla n for th e entire PA 6 M PU D , spe cifically pu b lic sew er in fr astru ctu re w ith in N e w C an on Ro ad , N ew M cC ro ry Ro ad , an d the point of conne ctio n to existin g se w e r in fr astru ctu re . T h e co n cep tu al m aste r plan shall in cl ud e cap aci ty calc ulation s, pip e size s an d slo pe s, an d sew e r in fr astructu re layo ut. T he m aster plan sha ll be review ed

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an d ap p ro v e d by th e FSSD , for sew e r mains size d 12-in che s or larger, or the C ity Enginee r, fo r sew e r m a in s size d 8-in ch e s o r 10-in ch e s, prior to ap pro v al of th e im provem e nt plans. 49 . In -T ract se w e r in fr astru ctu re, o u tsid e of Ne w C anon Ro ad an d N ew M cCro ry Ro ad , lo cated o n priv ate pro p e rty, sha ll be priv ate ly o w ned an d maintaine d . 50 . T h e PA 6 M P U D de ve lo p e r sh a ll do all th ing s ne cessary to de sig n an d co nstruct a gravity se w e r sy ste m to se rve th e PA 6 M PUD . T he PA 6 M PU D de velope r shall avo id the ne ed fo r a pub lic se w e r lift statio n an d sh a ll exh au st all optio n s fo r a gravity sew er system prior to co n side rin g a se w e r lift statio n . A ny se w e r lift station pro po sals sh all be review ed by C ity an d FSSD staff. W ritt e n ap p ro v al fr o m bo th agen cies sh all be pro vide d befo re th e sew er lift statio n m a y be g in de sig n .

Storm Drain System:
51 . Pu rsu a n t to T SSP Po lic y 4-26 , in du stria l pro p e rt ie s sh all be grad e d to co nvey un treated sto rm w ate r drain ag e aw ay fr o m en viro n m e ntal habitat areas an d sh all be co n sistent w ith disch a rge as au th o rize d by th e D ep a rtm e nt of Fish an d W ild life and an y pe rt ine nt reg ulatory age n cy . O n -site d rain ag e sh a ll fi rst discharge into , an d fi lte r th ro ug h, a storm w ater qu ality fa ci lity prio r to be in g discha rge d in to th e env iro n m e ntal hab itat areas. 52 . T he su b m itt e d ten tativ e sto rm d rain p la n sho w s sto rm drain infr astructu re drain ing fr o m priv ate de v e lop m e n t sites in to pu blic detention basin s an d ro ad w ay infr astructure or dire ctly o n to ad jace nt pro p e rt y . D e v elo p m e nts shall w o rk w ith the C ity to en su re app ro p riate ease m e n ts an d au th orizations exist, or created if non -existent, allo w ing private drain ag e d isch a rge o nto priv ate prop e rt y . Fu rt he rm ore, prior to an y co nstruction, PA 6 M P U D de v e lo pe rs sh a ll acq u ire all ne cessary pe rm itt in g to discharge o nto any en v iro n m en tal areas, in cl u d in g an y pe rm itt in g fr o m the D ep art m e nt of Fish an d W ild life an d /o r the D e p a rt m e nt of W ate r Re sou rces. 53 . Prio r to su b m itt al of im p rove m e nt pla n s, the first dev elop e r w ith in th e PA 6 M PU D shall pre p a re a co n ce p tua l sto rm drain m aster pla n fo r th e overall PA 6 M PUD , in cl u d ing all trib u ta rie s an d an y up stre am w ate rsh e d s. T he co nceptu al storm drain m aste r plan sha ll sh o w pip e cap acity calc u lation s, pip e size s an d slo p es, an d sto rm drain in fr astructu re layo ut.

D eten tio n basin lo catio n , sizing , an d o ve rall PA 6 M P U D hydro lo gy sh all be co nsid e red an d in cl u d e d . T h e sto rm drain m aste r pla n shall co nsid e r overlan d release directio n an d lo catio n s. T h e ma ste r pla n sh a ll be appro ved by the C ity Eng inee r prior to app ro val of any im p ro v e m e n t p la n s. A ll sub se q u e nt de v e lop m e nts sh all com p ly w ith th is m aste r sto rm drain m a ste r p la n d e sign .
54 . T he fi rst PA 6 M PU D de ve lo pe r sh a ll de m on strate, thro ug h hyd ro logy m ap s, hydrau lic calculatio n s, an d to pog rap hic su rvey s, th at th e existin g do w n stre am sto rm drain system , natu ral o r co n structed , has ad e q u ate cap acity to serve dev elo p m e nt w ith in the PA 6 M P U D .

T o th e exte n t th at th e existing do w n stre am storm drain sy ste m has in ad equ ate cap acity, it sh a ll be up size d o r im p ro ved to han d le th e add itional sto rm drain ag e fr o m the de velop m e nt.

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A ll co sts asso ci ate d w ith stu d y ing , design in g an d co nstructing sto rm drain cap aci ty im p ro v e m e n ts sh a ll be bo rn e so lely by th e PA 6 M P U D dev elop er. 55 . O n -site sto rm drain in fr astru ctu re, o u tsid e of N e w C anon Ro ad an d N ew M cC ro ry Ro ad , lo cate d o n private p ro p e rt y, sh a ll be priv ately ow ne d and maintained .

Storm Water Detention:
56 . T h e su b m itte d te n tative sto rm w ate r p lan pro p o ses pu b lic detention basins to m itig ate ad jacen t to N e w M cCro ry Ro ad an d N e w C an on Ro ad to m itigate in creased run o ff fr o m th e ne w ro ad w ay s. Prio r to co n structio n o f the de tention basin s, a drain ag e an alysis shall be su b m itt e d to th e C ity, fo r ap p roval, de m o n strating th e basin de sig n is adequ ate to acco mm o d ate th e 15 , 25 , an d 10 0 -yea r sto rm ev ents. T he se basin s may also be de signe d to fu n ctio n as bo th a de te ntio n an d sto rm w ater qu ality fa ci lity. De sig n criteria shall be co n siste n t w ith th e cu rren t de sig n stand a rds of bo th the C ity an d the FSSD . All pub lic basin s sh a ll in cl u de :
• A m in im u m 12-fo o t w id e ve h icu lar acce ss ro ad , co n structed w ith 8-in che s of A B, aro un d th e pe rim e te r o f th e ba sin ; an d geo textile fa b ric sha ll be in stalle d if R- va lue s for m ain te n an ce ro ad s are less th an 10 . • A co n crete ve h icu lar access to th e bo tt om of th e basin , if ne cessary • Se cu rity fen ci n g , in cl u din g ve h icl e gate fr o m the pu b lic rig ht-o f-w ay, aro un d the pe rim e te r of th e ba sin th at en co m p asses the basin and th e vehicl e m aintenan ce ro ad
57 . O n-site , p riv ate sto rm w ate r de ten tio n w ill be req u ired if on e (1) acre o r m ore of im p e rvious su rfa ce is cre ate d as a pa rt of a pro p ose d dev elop m e nt w ith in th e PA 6 M PUD . PA 6 M P U D de v elop e r's sh a ll pro v id e an an a lysis ve rifying th e to tal acreage of im p e rvio u s su rfa ce an d su b m it w ith th e D e ve lop m e nt Rev ie w A p plication to th e Co m m un ity Develo p m e nt D ep art m e n t. T h e D e v e lo p m e n t Re vie w A p p licatio n shall incl ud e pro p osed detention basin lo catio n s.
58 . D e te ntio n fa cilitie s sh a ll be de sig ne d to redu ce po st-de velop m e nt pe ak fl o w s to 90 % of pre- de velo p m e n t pea k fl o w s fo r th e 15, 25 an d 10 0-y ear sto rm events. T he storm w ater de ten tio n syste m sh a ll be de sig n e d to de tain th e 10 0 -year, 24 -hou r du ration sto rm w ith a m in im u m of o n e (1 ) fo o t of fr ee b o ard (fo r an ab o v e-gro un d detentio n po n d ). D etention po nd s sha ll drain in 72 ho u rs o r le ss, ba se d o n So lano C o u nty M osq u ito Abate m e nt D istrict re g u latio n s.

Kinder-Morgan Improvements:
59 . PA 6 M P U D de ve lo p e rs sha ll coo rd in ate w ith , and receiv e all ne cessary app ro vals fr o m , K ind e r M o rgan (KM ) to co n struct an y p ro p osed im pro vem e nts w ith in th e PA 6 M PU D th at im p act KM fa cilitie s, sp e ci fically alo ng th e nort h sid e of N ew M cC ro ry Ro ad ne ar th e nort h sid e of th e PA 6 M P U D , alo ng K M 's existin g gas m a in .

Overhead Utilities:

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60 . T h e re are o ve rhe ad po w er line s along th e C an o n Ro ad an d N ort h G ate Ro ad street fr o ntages w ith in the PA 6 M P UD . T he C ity 's und e rg ro un d ing ord in ance requ ires that any ove rhe ad lin e th at passe s th ro ug h o r along a de velo p m e nt area, w hich is less than S0 kV, be un de rg ro u nd e d as a co n d itio n of de ve lop m e nt. T he PA 6 M P U D develope r sh all un de rgro u nd th e fo llo w in g overhe ad line s, if th e y are le ss th an S0 kV , as fo llo w s:
• th e existin g o ve rhe ad line s along C anon Ro ad , w ith in the lim its of a pro p osed de v e lo p m e n t, sha ll be un de rg ro u n d e d up to the cl osest feasib le electrical riser pole w e st o f N e w M cCro ry Ro ad ; an d
• th e re is ap p ro xim ate ly 6,20 0 feet of existing ov erhe ad line s alo ng N orth G ate Road , exten d ing no rt h fr o m th e in te rse ction of N ew C an on Ro ad and N ort h G ate Ro ad . A s pa rt of th e vacatio n o f N orth G ate Ro ad, the PA 6 M P U D develope r sh all und e rgro un d all 6,20 0 fee t of existing ov e rhe ad lin es, up to the ne arest availab le ele ctrical riser po le .

T h e ap p lican t sha ll su b m it app licatio n s to all overhe ad utility ow ne rs, w hich m ay incl ude Paci fi c G a s & Ele ctric {PG &E), an d acq u ire all necessary pe rm itt ing and autho rizatio n s to un d e rg ro u n d th e se o ve rhe ad line s. to de te rm in e th e vo ltag e of existing line s.

Streetlights:
61 . C ity stan d a rd stre etlig hts sh a ll be in stalle d alo ng th e N e w C an o n Ro ad an d N ew M cCro ry R o ad stree t fr o ntage s of the pro p o se d dev elop m en t, und er PG &E's LS-2 Flat Rate Tariff.

Stree tlig h t sp e ci fi catio n s an d in sta llatio n sh all be pe r th e m ost cu rre nt C ity of Fairfie ld Spe cifi catio n s an d D e ta ils. P le a se no te th at PG &E requ ires th e de velop e r to su bm it an app licatio n , sep a rate fr o m th e C ity, to the ir off ices, satisfyin g all th e ir su bm itt al re q u ire m e n ts, in o rd e r to assig n a stre etlig ht num be r an d en ergize th e utility. C ity re q u ire s assig n m e n t o f th is stree tlig h t num b e r an d fo r th e en e rg izatio n to have occu rred prio r to fi n a l accep ta n ce . P le ase con tact th e Ci ty T raff ic Eng in ee r at 70 7-42 8 -3 8 00 fo r m o re in fo rm a tio n .
62 . D e v elop e r sh a ll exe rci se du e d ilig en ce in pro tecting any existin g joint tren ch utilitie s an d sh all re sto re o r re place in -kin d , to cu rren t C ity standa rds an d sp eci fications, an y condu its, co n d u cto rs, an d fa ci litie s da m ag e d as a result of im p ro vem en ts co nstructed fo r th is pro je ct. 63 . Stree tlig hts alo n g N e w Can o n Ro ad an d N ew M cCro ry Ro ad sh all be pu blicl y ow ne d an d m a in taine d . Stre etlig ht m ain te na n ce co sts sh all be fun d e d by eithe r a) a new Non -resid e ntial Pu b lic Safety an d O pe n Sp ace C o mm un ity Facilities D istrict created by the fi rst PA 6 M P U D de ve lo pe r, se e C on d itio n #6 7 for add itiona l info rm ation; an d o rb ) anne x into th e fo rm e d C FD #20 1 8 -1 and , if ne ce ssa ry, w o rk w ith C ity staff to upd ate C FD #2018-1 to ensu re ad e qu ate co n side ratio n fo r stre etlig ht ma in tenan ce fun ding is incl ud e d .

Solid Waste Services:
64 . R ep ub lic Se rvice s is th e C ity's so lid w aste an d recycl in g pro v ide r. PA 6 M PU D de velope rs sh all co n tact R e pu b lic Se rvice s an d th e C ity's M an agem e nt A naly st (So lid W aste ), Corey Beave rs, to w o rk o u t a garba g e co lle ctio n pla n , co n current w ith a de v elop m e nt's pro ject entitle m en t ap p licatio n . T h e PA 6 M PU D de v e lope r sha ll pro v id e co nfi rm ation fr o m Rep u blic Services

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th at a w aste co lle ctio n pla n ha s be e n app ro ved prior to any co nstruction . T he site de sig n an d con d itio n s fo r a de ve lop m e n t w ith in the PA 6 M P U D sh all in cl ud e conside ration fo r:
• Pro v id in g ad eq u ate ve hicl e tu rn in g m o vem e nt an d man euverab ility fo r so lid w aste ve h icl e s; an d
• Pro v id e ad equ ate ve h icl e acce ss to requ ired trash en cl o su res; an d • P ro p o se d lo catio n s of trash en cl o su res
65 . A s part o f an PA 6 M PU D de ve lop m e n t's entitle m e nt ap p licatio n to the C ity, th e develop e r sha ll su b m it a co m p le te d W aste M a n ag em e nt an d Re cycl ing Plan app licatio n fo r the pro po se d de ve lop m e n t. T h is app lication fo rm is availab le at the C ity of Fairf ield w eb site an d m ay also be re qu e ste d by callin g th e Pu b lic W o rks D ep art m e nt at (707 ) 428 -7485 . T he W aste M a n age m e n t an d Re cycl ing Pla n sh a ll be su b m itt e d for the pro po sed develo p m e nt and sh all in cl u d e in fo rm atio n id e n tifying th e estim ated qu a ntity of recycl ing an d w aste gen erated fr o m th e de v e lo p m e n t as a re sult o f th e pro p o sed im p ro ve m e nts. T he trash en cl o sure sh all be size d to acco m m o d ate ad e qu ate sto rage fo r all w aste stream s (garbage, recycl ab le s, an d o rg anic w aste ) to en su re th at bu sine sse s m e et at C ity, Cou nty, and State requ irem e nts.

Pursuant to the State of Californ ia's goal to achieve a red uction in the statew ide em issions of greenhouse gasses, short-lived cl im ate pollutants, and to reduce the landfill disposal of organics and recycl ables, the projects tenants m ust m eet State's m and ates for m andatory comm ercial recycl ing {AB 341) and m andatory organics recycl ing {A B 18 26}. As of Septem ber 2020, C a/R ecycl e has m ade the determ ination that businesses that genera te tw o or m ore cubic yards per w eek of solid w aste, recycl ables, and organics m ust subscribe to m andatory organics recycl ing. P lease note, the state has m andated a red uction of 75% in organic w aste levels and requires jurisdictions achieve the established threshold by 2025 (SB 1383).

F urtherm ore if these goals are not m et, loca l jurisdictions m ay im pose penalties for noncom pliance on regulated entities/businesses. Businesses are stro ngly encoura ged to contact and se t up serv ices w ith the Ci ty's Fra nchised H auler, Rep ublic Services, to m eet all m andatory com m ercial recycl ing requirem ents.

Landscape & Irrigation:
66 . Pro p o sed la n d scap e an d irrig ation alon g th e N ew C ano n Ro ad an d New M cC ro ry Road street fr o n tage s sha ll be pu b licl y-o w n e d an d m a intaine d . Land scap e shall be selecte d fr o m th e C ity 's ap p ro ve d plan t pale tt e an d sh a ll be app roved by th e C ity Pub lic W orks an d Com m u n ity D e v e lop m e n t De p a rt m e n ts. Irrig ation sh all be de sig ne d pe r current C ity stan d ards an d spe cifi catio n s.

Train Station Specific Plan Community Facilities District:
67 . P ro po se d d e v e lo p m e n t w ith in th e PA 6 M P U D shall an n e x in to the new T rain Statio n Spe cific Plan s C o mm un ity Faci litie s D istrict (CFD #2018-1) or a separate new CFD, w hich w ill pro vid e fu n d in g fo r vario u s ele m e n ts of ope ratio ns, m ainten an ce an d service, in cl u d ing but no t lim ite d to :
• Po lice Pro te ctio n Se rv ice s; an d
• Fire Pro te ctio n an d Su pp re ssion Se rvic es; an d

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Train Station Specific Plan - Planning Area 6
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• A m b u la n ce an d Param edic Se rvic e s; and
• M a in te n a n ce o f Ro ad , Ro ad w ay s, Sid ew alks, in cl u ding T raff ic Sig nals, Streetlig hts, and So u n d w alls
• Sto rm P ro te ctio n (S to rm Drain ) Se rvices
• Pu b lic D e ten tio n B asin M a in te n a n ce
• M ain te n a n ce, Re p a ir, an d Re p lace m e nt of Parks, O p en Sp ace, an d Pu b lic Lan d sca p in g
• M a in ten a n ce o f A rch ite ctu ral A m e nitie s, Fen ces, or Barrie rs in th e Pu b lic Right-o f- W ay
• O pe ratio n and M ain tenan ce of Pu blic C em eterie s • A ny O th e r Pu b lic Se rvices au th orize d to be Funde d unde r Sectio n 533 13 of the C alifo rn ia G o ve rn m e nt Co d e
Pro pe rty ow n e rs w ith in C FD #2018 -1 are requ ire d to pay spe cial on -goin g an nua l asse ssm e n ts. PA 6 M P U D de velope rs sha ll begin th e ann e xatio n pro ce ss by furn ish in g to th e C ity th e ne ce ssary p ro ce ssin g fe e s, docu m e nts an d boun dary m a p requ ired to an ne x in to C FD #20 18 -1 . T he ann e xation pro ce ss sha ll be co m ple te d prior to th e earlie r of:
• re co rd atio n o f a Fina l M ap fo r th e de velopm e nt, if pertin e nt; an d or • prio r to issua n ce of a B u ild in g pe rm it, pu rsua nt to th e Fairfie ld M un ici p al C o de .

A sse ssm e n ts w ill ha v e an annu a l in fl ation adju stm e nt.

P le ase co n tact C h ristia n a Le w is (C ity Sen io r M an age m en t A nalyst) for an y add itio na l q ue stio n s reg a rd in g th e ann e xatio n pro cess o r th e C FD .

Non-residential Public Safety and Open Space Community Facilities District:
68 . Pu rsu a n t to T SS P Po licy 14 -2 3 , th e first PA 6 M PU D de v elope r sh all furnish th e ne cessary pro ce ssin g fee s, do cu m e n ts, an d bound a ry map ne cessary to create a ne w N o n- re side ntia l P u b lic safety an d O p e n Sp ace C o mm un ity Faci litie s D istrict (Indu strial C FD ) if th e C ity de te rm in e s th at an n e xin g th e PA 6 M PU D in to CFD #2018 -1 is in feasible . T he In d u stria l C FD shall be cre ate d prio r to issua n ce of th e first Bu ild in g pe rm it w ith in th e PA 6 M P U D . P le a se refer to C h a p te r 14 of th e T S SP fo r additiona l requ ire m e nts an d in fo rm atio n fo r th e Ind u stria l C FD .

Other Approvals:
69 . A p p rovals fr o m o the r agen cie s m ay be requ ired for this proje ct. D ep e nd in g on an PA 6 M P U D de ve lo p m e n t's im p act, p ro xim ity, o r sim ilar, the PA 6 M P U D develope r m ay ne ed to co n tact at le ast o n e of th e fo llo w ing agen cie s:
• So lan o Irrig atio n District for de ve lo p m e nts ad jacent to o r im p actin g the SID can al or for an y p ro po se d driv ew ays acro ss th e can al pro p ert y • Kin d e r M o rgan fo r w o rk im p acting th e ir un d e rgro un d pipelin e • D e p artm e n t of W ate r Resou rce s fo r w o rk im p actin g th e nort h bay aqu edu ct or any im p acts o r pro p o sed storm w ate r d isch arges to existing cree ks an d ch an ne ls • T rav is A ir Fo rce Base to co o rd in ate access an d con struction lo g istic s and ensu re pro p o se d de ve lo p m e n ts do no t co nfli ct w ith TA FB op e ratio ns

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• California Department of Fish and Wildlife for any work or proposed stormwater discharges into natural habitats.
• United States Army Corps of Engineers for a wetland delineation to determine if the proposed development is in an area classified as wetlands. • Federal Emergency Management Agency for the any required revisions to the floodplain.
• Regional Water Quality Control Board to file a Notice of Intent (NOi) indicating your plans to initiate project grading.
• Fairfield-Suisun Sewer District for review and approval of the Storm Water Pollution Prevention Plan (SWPPP).
• Pacific Gas & Electric for work impacting their overhead utility lines/ gas main/etc.

Maps:

70. If a proposed development within the PA6 MPUD requires a subdivision map or parcel map, PA6 MPUD developers shall apply for and submit a tentative map application concurrent with their project entitlement application. The tentative map shall be approved by the City concurrently with a project's entitlement application. After tentative map approval, the PA6 MPUD developer shall submit the appropriate plan check fees, all necessary map sheets, legal documents, and supporting documents, creating the pertinent project parcels, to [email protected] for plan check review. Construction shall not commence until the pertinent maps and legal documents are approved by the City and recorded with .

Solano County.

71. T h e fi rst PA6 MPUD developer shall work with the City, and all pertinent property owners, to acquire and grant the necessary right-of-way for New Canon Road and New McCrory Road to the City.
72 . 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].

Miscellaneous:

73. Prior to beginning construction of public improvements, the developer shall enter into an Improvement Agreement with the City. The developer shall furnish the necessary insurance, bo nd s an d pa y all fee s asso ciate d w ith th e Im provement Agreement.

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Train Station Specific Plan - Planning Area 6
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Ge nera l D evelo pm en t C ondition s
Geotechnical Investigation:
74 . T h e PA 6 M PU D de ve lo p e r sha ll retain a reg istered G eo techn ical Engine er to co n d u ct a G eo te ch n ical In v e stig atio n of th e pro je ct area. T w o (2 ) co p ie s of the proje ct G eo technical R e p o rt sha ll be su b m itt e d to th e Pu blic W o rks D ep art m e nt prio r to su bm itt al of any co n stru ctio n do cu m e n ts, co n cu rre nt w ith su bm itt al of any grad in g plans for plan che ck. The G e o te ch n ic al Re po rt sh a ll in cl u d e de tails an d reco m m e ndatio n s regardin g the fo llo w ing :
• A ny G e o lo g ic Haza rd s
• G rad ing Li m itatio n s an d Requ ire m e nts
• Sub su rfa ce D rain ag e
• Fo u nd atio n D e sig n
• Sett le m en t
• R e tain in g W all D e sig n as Re q uire d
Grading:
75 . A grad ing pla n sha ll be prep a re d by th e dev elope r's C iv il Enginee r an d app ro ved by the C ity En g ine e r. T he fo llo w ing in fo rm ation sha ll be show n on th e G rad in g Plan :
• Existing co n to u rs, la nd scap ing , fen ces, bu ild ing s, o r othe r im p rovem e nts • Existin g tree s to be save d in place o r rem oved
• Fu rn ish all ne ce ssa ry d eta ils to cl e arly co nv ey recom m e nd atio n s outline d in the proje ct ge o te ch n ica l in v e stig ation
• C ut/Fill in te rf ace s an d lim its of grading
• Li m its of an y existin g ge olo g ic hazards as id e ntifie d by th e G eo tech . Enginee r • Lo t bo u nd a rie s an d ro ad rig hts-o f-w ay
• Pro p o se d pad ele v ation s, fi n ish e d co ntou rs an d lo t grad ing de tails • T o p of cu rb ele v atio n s
• Pe rim e te r cro ss-se ctio n s alon g all sid e s of the pro je ct to sho w the pro p o sed pro je ct's in te rfa ce w ith ab u tting pro pe rt ie s an d streets • Pla n vie w of pro p o se d drain ag e fa cilitie s in cl u d in g sto rm drain s, catch basin s, m a nh o le s an d un de rd rain s
• Existing stre et grade s to re m a in an d pro p ose d street grade s • D itch grade s
• De tails fo r pro p o se d cu rb an d gutt er
• D etails fo r pro p o se d drain ag e ditche s
76 . T he Pro je ct En g in e e r sh a ll co ord in ate grad ing desig n cl o sely w ith the pro je ct G eo te chn ical En g inee r. Spe ci fi ca lly, th e G eo te ch n ical Eng inee r sh all be co n sulte d to evalu ate an d ad d ress issue s re late d to :
• A ny G e o lo g ic Haza rd s
• R etain in g W all D e sig n Pa ram e te rs
• Street Pav e m e n t Se ction s
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• Fills an d Po ten tia l fo r Settle m e n t
• Filling /U n d e rg ro un d ing Existing D rain age Co u rses • A ny Spe cia l T re atm e n t at C ut/Fill Interfa ces • Sub su rfa ce Drain ag e
77 . T h e grad ing pla n sh a ll be rev ie w ed an d app ro ved by th e proje ct G eo techn ical Enginee r prior to C ity ap p ro val. Pro vid e a sig natu re blo ck fo r th e pro je ct G eo techn ical Enginee r on the plan .

T h e G eo te ch n ical Engine e r sh all sig n th e plans prior to issua nce of any grad ing pe rm its. 78 . In te rm e d iate ben che s an d in te rcep to r ditche s m ay be req u ired on hig h slop es. The G e o te chnical En g ine e r sha ll ma ke app ro p riate reco m m en d ations fo r review an d app roval by th e Pu b lic W o rks D e p a rt m e n t.
79 . Slo p e grad in g sh a ll co m p ly w ith th e G eo techn ical Repo rt . Slop es steepe r th an 3H :1V shall no t be allo w e d in th e pu b lic rig ht-o f-w ay. Slo pe s steep e r th an 2H :1V sh all not be allo w ed o n private pa rce ls.
8 0 . Prio r to th e C ity 's issua n ce of an y C e rt ificates of O ccupan cy, or Bu ild ing fin als, the C ity sh all re ce iv e a se lf-ce rt ificatio n by th e En g ine er of Record (R egistered C ivil Eng ine er) w hich ce rt ifie s th at th e pro je ct's grad in g , drain age an d sto rm w ate r treatm ent system s co nfo rm to the app ro ved p la n s, pe rm its an d city co de s. T he self-ce rt ifi cation sh all be pe rf o rm ed du rin g co n stru ctio n and up o n co m p le tion of th e pro ject by th e En g in e er of Reco rd an d docum en ted o n th e app ro p riate city fo rm .
8 1. R etain in g w alls o ve r 18 in ch e s tall sha ll be co ncrete or m aso n ry. Retain ing w alls over 4 feet tall sha ll be de sig n e d by a C iv il o r Stru ctu ral Engine er. 82 . G rad ing sh a ll be pe rfo rm e d su ch th at th e fi n al resu lt creates a natu ral ap p earan ce. H ill slop e su rfa ce s sh a ll be track ro lle d . To p s of cut an d fi ll slope s sh all be ro unde d to a m in im u m 25- fo o t rad iu s.
8 3 . U n d e rd rain s m ay be req u ire d to co lle ct an d co nv ey su b su rfa ce drain age. Subd rain sizes and lo catio n s sh a ll be sh o w n o n th e grad ing plans. W he n sub drain s are "field -located " by the de ve lop e r's G eo te chnical Eng inee r, th e develop e r's C iv il Enginee r shall furn ish a co m plete as-b u ilt pla n w ith alig n m e n ts, grade s an d inv ert elevatio n s for the subd rain system . 84 . If PA 6 M P U D de v e lo p e rs de sire to grad e prio r to C ity's app ro val of sub d ivision im pro vem e nt plan s o r issu an ce o f B u ild in g pe rm its for vert ical co nstruction , the develo pe r sha ll app ly for, an d be issue d eith e r (a) a m a ss grad ing perm it fr o m the C ity Pub lic W o rks D ep artm ent fo r su bd iv isio n s o r (b ) a grad in g -on ly pe rm it fr o m the C ity Co mm u n ity D eve lop m e nt D ep a rt m e n t fo r private, o n -site grad in g . Ple ase no te, de velope r sh all receive C ity Plan n ing C o m m issio n app ro val fo r so il exp ort o r im p ort exceed ing 50 ,0 00 cu b ic yards prior to issu an ce of an y grad ing pe rm it.

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July 19, 2023

85. Grading shall not be allowed between October 15 through April 15 (the Rainy Season) without prior written approval from the City Engineer or their designee.

Erosion Control and Stormwater Quality:
8 6 . A n ero sio n an d 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: check dams, straw wattles and hydroseeding details.

87. 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.

88. 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.

89. 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.

90. 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.

91. 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."

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92 . T h e D e ve lo pe r sh a ll in stall th e rm op lastic m arkers on all ne w catch basins. M arke rs m ay be pu rch ase d at th e FS SD offi ce . C o n tact th e FSSD at (7 0 7) 429-89 30 for add ition al details.

Water System:
9 3 . Pad grade s sh all no t exce e d ele v ation s se rved by th e reservo ir sup p lying the de ve lop m e nt are a.
94 . W ate r and sew e r m a in s sha ll co m p ly w ith m in im u m horizo ntal an d ve rt ical sep aration as spe ci fi e d by th e State He alth De p a rt m e n t. A t the m in im u m , w ater an d sew er m a ins sha ll ma in tain a m in im u m 12 -fo o t horizo n ta l se paratio n , m e asu red fr o m the cen te rlin e of th e ma in s, an d a m in im u m 12 -in ch vert ical se p aration, m e asured fr o m outsid e-o f-p ip e . 9 5 . P u b lic w ate r m a in s, o r priv ate on -site w ater infr astructu re, se rvin g m ore than tw o (2 ) fire hy d rants sh a ll be lo o pe d an d co n ne cte d to the pub lic w ate r system in at le ast tw o (2 ) lo catio n s.
9 6 . It is the C ity's po licy to disco u rag e w ate r m ain ro uting betw ee n private parcels. W ater m ain de sig n ro u te d be tw e e n private parce ls shall be ap p ro v ed by th e City Eng inee r as part of th e p ro je ct en title m e n t app lication . A ny pu b lic w ate r m ain s ro uted betw een sep arate le gal pa rce ls sh a ll be lo cate d o n an in d iv idu a l, legal parcel at le ast 15-feet w id e . T he le gal parcel sha ll in cl u d e pe rim e te r fen cin g , to th e satisfa ction of the C o m m u nity D evelop m e nt D ep a rtm e nt an d Pu b lic W o rks D e p a rt m e n ts, an d vehicular access gates on the rig ht-o f-w ay sid e of th e pa rce l.
97 . W ate rlin e ma in te n a n ce an d acce ss ease m e nts, an d vehicu lar m ainten ance ro ad s, shall be p ro vid e d for all pu b lic w ate r ma in s locate d on priv ate parcels. 98 . T h e de v e lo pe r sh a ll co n stru ct all of th e pu b lic w ater infr astructu re im p rovem e nts, to be de dicate d to an d /o r m a in ta in e d by th e C ity, as gene rally show n on the PA 6 M PU D en title m e n ts an d o n a de ve lo p m e n t's T en tative M ap an d m o re spe ci fically de scrib e d be lo w .

Su b m it a site o r ci vil pla n ou tlin ing ce rt ain w ate r infr astructu re featu res m ore spe cifically d e scribe d as fo llo w s:
• Size of an y existing w ate r se rvice (s) to pro p e rty; an d • Existing w ate r ma in(s) an d app licable tie -in lo cation s, details, etc.; and • A b an d o n m en t o f an y existing un u sed w ater service (s); an d • Lo catio n of stu b -o ut(s) fo r futu re conn e ction(s); an d • In stallatio n of app ro p riate ly-size d w ate r se rvice(s). U n de rsized services sha ll no t be pe rm itte d ; an d
• In sta llatio n o f a su ff icie n t nu m b e r of fi re hyd rant(s) on all pu b lic w ate r fa ci litie s as directe d by th e Fire M a rsha l at C ity ap p ro v ed lo cation s; and • In sta llatio n of a su ff icie n t nu m b e r of w ater main valve (s) at C ity-ap p rove d location s; an d

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• In stallatio n of a suff icie n t nu m be r of w ate r qu ality m onito ring/sam p ling station s at C ity-ap p ro ve d lo catio n s.

T he de velop e r sha ll co n stru ct all priv ate im prove m e nts th at W ILL N O T be ded icated to an d /o r m a in taine d by th e C ity of Fairf ield as gene rally sho w n o n the T entative M ap an d m ore sp e ci fi cally de scribe d belo w .
• Size an d lo catio n of app ro p riately -size d w ater se rvices w ith backflo w de vices (a p p lican t m u st in stall B ackflo w dev ice(s) if on e does no t exist), su rro u nd in g utilitie s, etc.; an d
• A co m b ine d fixtu re co un t w o rksh e et (o r ap plicab le de sig n calc ulatio ns) for all ten ant sp ace s to en su re ne w and /o r existing w ater service (s) m e ets pro po sed de m an ds. • D e sig n atio n o f ap p licab le o n -site fi re hy d ran ts as private; and • R e co rd all priv ate w ate r ease m e nt(s) ne cessary to exten d private service (s) beh in d th e pu b lic w ate r m e te r to the pro pe rt y served .

T h e de velo pe r sha ll, prio r to th e ap pro val of im p ro v em e nt pla ns:
• Su b m it all req u ired co n n e ction fees; an d
• Su b m it all re le v an t pla n s sh o w in g all requ ired pub lic an d private im p rovem e nts.

T h e de velo pe r sha ll, p rio r to issua n ce of th e pert ine nt Bu ild in g pe rm it:
• Su b m it an y o u tstan d in g fee s; an d
• C o n tact the C ity's Fire Preven tion D iv ision to determ in e fi re sp rin kle r req u irem e nts.

T h e de velo pe r sha ll, p rio r to O ccup a n cy :
• C o n stru ct all pu b lic w ate r im pro v em e nts as sho w n on th e ap p ro ved plans, th e C ity's Sta n d a rd Spe ci fi catio n s an d th e sp ecial co n ditions listed ab o ve; an d • Su b m it a re co rd draw ing ou tlin ing as-bu ilt co n d itio n s of th e co m p leted pu blic w ater system im p ro ve m e nts in bo th ele ctro nic an d print co p y fo rm ats. 99 . Ide n tify all w ate r me te r bo xe s w ith th e ap p ro p riate street ad dress. 10 0 . PA 6 M P U D de ve lo p e rs co n stru cting m u lti-u n it develop m e nts, such as m u lti-ten ant w a reh o u se s, m ay ne e d to co n sid e r in stalling priv ately ow ne d an d m ain taine d su b -m ete rs, also referre d to as cl u ste red w ate r se rvice m an ifo ld s, dow nstream of th e C ity-m aintaine d m aste r w ate r m ete r to se rve pro p ose d units.
10 1 . Pro po se d do m e stic w ate r an d irrig ation se rvices, w ith in th e pu b lic rig ht-o f-w ay, sh all be co n stru cte d pe r cu rre nt C ity Stan d a rd Details an d Specifications. 10 2 . Sh o w th e size an d lo cation o f existing an d pro p o sed w ater se rvices, meters an d ba ckfl o w p re ven tio n de v ices o n th e im pro v em e nt plan s. Sho w the size an d lo cation of w ater ma in s an d th e pro p o se d po in ts of co n ne ction for w ater se rvices. All w ater mete rs o r w ater

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de vices, su ch as a ba ckfl o w preven te r, shall be lo cated at th e back-o f-sid ew alk and shall be in stalle d pe rpe n d icu la r to the rig ht-o f-w ay, pe r cu rre nt C ity stand ard s. 10 3 . T h e de ve lo pe r sha ll ve rify th e size of any existing w ater services an d w ate r mete rs in tende d fo r use . Existin g w ate r se rvice s an d m eters shall be up sized by the develope r, at the ir so le co st, as neede d for th e pro p o sed use . Backfl o w preven tion devices shall be in stalle d o r upg rad e d to m e e t cu rren t co d e req u ire m ents. 10 4 . If, du rin g co n structio n , an y existin g w ate r se rvices to rem ain are fo un d to be deficie nt, or in ne e d of re p a ir, the PA 6 M P U D de v elo p e r sha ll rep lace the se rvice per cu rrent C ity stan d ards an d sp e cifi catio n s at th e de ve lop e r's sole co st. 10 5 . Existin g se rvice s th at are to re m a in un u sed sha ll be ab and o ne d pe r C ity req u irem e nts, in cl u d ing va lve re m o va l at the w ate r ma in and in stallatio n of a blin d fl an ge on ab and o ne d se rvices.
10 6 . Se p arate do m e stic and irrigation se rvice s sh all be stu b b ed to all pro p o sed parcels w ith in th e PA 6 M P U D . T h e size an d lo catio n of all pro po sed se rvices sha ll be sho w n on th e im p ro vem e n t pla n s.
10 7 . W ith th e excep tio n of w ate r me te rs an d m e ter bo xes, all w ater fa ci litie s on the site sid e of th e red u ce d pre ssu re ba ckfl o w preven tion dev ice (in cl uding the backflo w preve nte r) sh all be privately m a in ta ine d by th e pro p e rt y ow ne r. W ater mete rs, m ete r bo xes, and w ater se rvice s be tw ee n th e pu b lic w ate r m a in an d the backflo w prevente r sha ll be m ain taine d by th e C ity . W ate r m e te rs sh a ll be in stalle d at the back-o f-sid ew alk, w h ethe r sep arate d sid e w alk o r m o n o lith ic .
10 8 . W ate r utilitie s be tw e e n th e pu b lic w ate r m a in an d the fi rst structu re off the pu b lic main (w ate r m e te r, do u b le de tecto r ch e ck valv e) shall be maintain e d by th e C ity. 10 9 . T he de sig n civ il en g in e e r sha ll in cl ud e irrig ation services, stu bb e d to all la nd scap ed areas, on th e ci v il im p ro ve m e n t plan s. T he de sig n civil eng in e er sh all incl ud e pro p o sed, se parate sle e v es for irrig atio n an d ele ctrical co n tro l w ire at all drivew ays, street, or cro ssing s belo w an y pro p o se d ha rd scape . Slee ves sha ll exten d a m in im u m 12-in ch es beyon d th e extent of an y ha rd scap e an d m ate ria l sh a ll be pe r current C ity spe cifications. Sle eves shall be in stalle d at le ast 12 -in che s be lo w street subg rad e at an y drivew ay, sid ew alk, or any prop o sed ha rd scap e cro ssin g s. T he de sig n C iv il En g inee r sh all coo rd in ate w ith th e pro ject Lan d scap e A rchite ct.

Fire System:
11 0 . Pro p o se d de ve lop m e n t w ith in th e PA 6 M P U D m ay req u ire add ition al fi re infr astructu re d e sign , co n sid e ratio n , an d pe rm itt ing fr o m the Fairfield Fire D ep art m en t. Ple ase contact Fire M a rsh al Stev e n C o n ti at sco n ti@ fa irfield.ca.g o v for an y add ition al requ irem e nts.

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Train Station Speci fic Plan - Planning Area 6
July 19, 2023
11 1. Fire sp rin kle rs sha ll be in stalle d o n an y pro p o sed de v elop m e nts as req u ired by, an d to th e satisfa ctio n of, th e Fairfi eld Fire D ep art m e nt. 11 2 . Fire hy d ran ts sha ll be in stalle d along all pu b lic streets and hyd rant spaci n g shall be pe r cu rren t C ity stand a rd s, as ap p ro ve d by bo th the Fairfi e ld Fire an d Pub lic W o rks Dep art m e nts.

A t th e m in im u m , fi re hy d ran t sp aci ng shall no t excee d 50 0-feet along the pro p o sed streets an d no m o re th a n tw o (2 ) hy d ran ts sh a ll be allo w ed alon g a w ater m ain seg m e nt, de line ated by a w ate r valv e.
113 . D e ve lo p e rs sha ll con n e ct ded icate d fi re service late rals to th e pu b lic w ate r m ain . A sing le w ate r late ral se rvin g bo th do m e stic an d fi re services sh all no t be allo w ed . Develo p e rs shall in stall do u b le de tecto r che ck asse m b lie s, pe r cu rrent C ity Stan dard D etail W lO , at th e back- of-side w a lk at all se rvice late ral co nne ction s to th e pu blic w ater m ain . 114 . In acco rd a n ce w ith th e C ity o f Fa irfi eld Stand ard s an d Spe ci fic ations, each legal, non- re side n tia l pa rce l sh a ll hav e fi re se rvices sep arately co n n e cted to th e pu b lic m ain .

C o nne ctin g to existin g p rivate fire in fr astructu re sha ll no t be allow ed . 11 5 . C o n siste n t w ith C ity of Fairf ie ld Stan d a rds an d Spe ci fication s, any req u ired fire lo op s for pro p o se d no n -re side n tia l de v e lo p m e n ts sh all be lim ited to on e (1 } fi re loo p pe r legal parcel.

Fire loop s sh a re d betw e e n tw o (2 ) o r m ore parcels sha ll no t be allo w ed . 11 6 . T h e C ity o f Fairfi e ld Fire D e p a rt m e nt re q u ires sep arate shop draw ing s su b m itt ed directly to th e Fire D ep a rt m e n t for rev ie w . D eve lope rs sh all app ly for an un d e rgro un d fi re lin e pe rm it, as re q u ire d by th e Fairfi e ld Fire D e p a rt m e nt, and pro vid e all ne cessary do cum e nts to th e Fa irf ie ld Fire D e p a rt m en t for the ir rev ie w an d ap p ro v al. 11 7 . Sh o w th e size an d lo catio n of pro p o se d fi re line s, hy d rants, fi re sp rin kle r risers an d backflo w preven tio n de v ice s o n th e im p ro ve m e n t plan s. Show the size an d lo catio n of w ater m ain s an d th e pro p o se d po in ts o f co n ne ction fo r fi re lin es. 118 . A backfl o w preven to r is re q u ire d o n th e fi re line . A n ab o ve grad e dou b le che ck detector ch e ck valv e is re qu ire d o n lin e s w h ich se rve bu ild in g fi re sp rin kle rs. Spe cify the m a n u fa ctu re r, size and lo cation o f th e fi re lin e backflo w prevento r. 119 . D e v elo p e rs sha ll re lo cate an y existing fire hy drants, in confl ict w ith pro p o sed im pro vem e nts, to be h in d an y prop o se d m o n o lith ic sid e w alks. Fire hydrants sh all be located beh in d the stre et cu rb , pe r C ity Sta n d a rd D e tail 54 , fo r an y pro p osed sep arated sid ew alks.

Sewer System:
12 0 . In acco rd a n ce w ith th e C ity of Fa irfi eld Stan d ard Spe ci fication s, each legal parcel shall only be allowed one (1) public sewer service connection. D evelo p e rs sh all in stall on e sew er cl e an o ut at th e back-o f-sid e w alk, alo n g th e pu blic sew e r se rvice lateral. Any pu b lic sew e r

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July 19, 2023
se rvice s th at are 8-in ch e s in dia meter shall terminate at the right-of-way on City sewer manhole.
121. Proposed sewer services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.
122. Construction plans shall show the size and location of existing and proposed sewer laterals, stru ctu re s, an d ap pu rte n an ce s. Sh o w th e size an d lo catio n of sew e r ma in s and the proposed po in ts of co n n e ctio n fo r sew e r late rals.
123 . It is th e C ity's po licy to disco u rag e se w e r ma in ro uting be tw ee n private pa rcels. S ew e r m a in de sig n ro ute d be tw ee n private pa rcels sh a ll be ap p ro ve d by th e C ity En g in e e r as pa rt of the pro je ct entitle m e n t ap p licatio n . Sew e r ma in s ro u te d betw e e n re side n tia l lo ts sha ll be lo cate d o n an in d iv idu a l, le gal pa rce l at le ast 15 -fee t w ide . T h e le g al pa rce l sha ll in cl u d e pe rim e te r fen ci ng , to th e satisfa ctio n of th e C o mm un ity D e ve lo p m e n t D ep art m en t an d Pu b lic W o rks D ep a rt m e n ts, an d ve h icu la r acce ss gate s o n th e re sid e n tia l sid e of th e pa rce l. 12 4 . If, d u rin g co n structio n , an y existing se w e r se rvic es to re m a in are fo u n d to be de fi cie n t, o r in ne e d of re p air, th e P A 6 M P U D de v elo pe r sh a ll re place th e se rvice pe r cu rre nt C ity stan d a rd s an d spe ci fi catio n s at th e de velo p e r's so le cost. 125 . Existing se rvic es th at are to remain unused shall be abandoned per City requirements. Show the se rvices to be ab a n d o ne d o n th e con structio n plan s. 126 . S a n ita ry sew e r ma in te n a n ce an d acce ss ease m e n ts, an d an y veh icu la r m a in te n an ce ro ads, sh a ll be pro v id e d fo r all pub lic sew e r m ain s lo cated o n priv ate pa rcels. 127 . P A 6 M P U D de v e lo p e rs m ay ne e d to pay ad d itio na l san itary co n n e ctio n fee s le v ie d by th e FSSD to pro v id e fun d in g fo r futu re im p ro v e m e n ts of th e san itary sew e r tru n k line s do w nstre am of th e pro po se d de v elo p m e n t. If ap p licab le , de ve lo pe rs sh a ll pay all re q u ired fee s asse sse d by th e FS SD prio r to exe cutio n o f an y im p ro ve m e nt ag re e m e n ts or issua n ce of an y Bu ild in g pe rm its.
12 8 . A ny pro p o se d sew e r m a in s th at are 12 -in ch e s in dia m e te r o r la rge r o r all pro po se d se w e r fo rce ma in s are th e re sp o n sib ility of th e FS SD . A ll p ro p o se d FSS D in fr astru ctu re sha ll be de signe d an d co n stru cte d pe r FSS D stan d a rd de tails an d spe cifi catio n s, in cl u d in g th e re qu ire m e n t th at all con ne ctio n s to FSSD in fr astru ctu re sh a ll be co n n e cte d at existin g o r pro p o se d sew e r m a n h o le s. Ple ase refer to FSSD stan d a rds an d spe ci fi catio n s fo r all FSSD fa ci litie s.

Storm Drain System:
129 . It is th e C ity's po licy to disco u rag e sto rm drain m a in ro u ting be tw e e n priv ate pa rce ls. Sto rm drain m a in de sig n ro u te d be tw e e n priv ate pa rce ls sh a ll be ap p ro ved by th e C ity Engine e r as pa rt of th e pro je ct entitle m e n t ap p licatio n . M a in s ro u te d be tw ee n re sid e n tia l lo ts sha ll be P age 26 of 32
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lo cate d o n an in d iv id u a l, leg al pa rce l at le ast 15 -feet w id e . T he le gal parcel shall in cl ud e pe rim e te r fen cin g , to th e satisfa ctio n of th e Co m m un ity D evelop m e nt Dep artm e nt an d Pu b lic W o rks D e p art m e nts, an d ve h icu la r access gates o n the resid e ntial sid e of the parcel. 13 0 . Pro p o se d catch basin s sh a ll be ad e qu ate ly sp aced to co lle ct an d co nvey the 15 -year sto rm , pe r cu rren t C ity stan d a rds. A t the m axim u m , catch basin spaci n g sha ll no t excee d 1,0 00 feet an d gutt e r ru n o ff sh a ll be le ss tha n th re e (3 ) cubic feet pe r seco n d. 13 1. Pro po se d sto rm drain in fr astru ctu re sha ll be desig ne d such th at the de sign sto rm , pe r cu rren t C ity stand a rds, is fully co n taine d w ithin prop o se d in fr astructu re an d no su rcharg ing in an y co n d uit o ccu rs. A ny req ue ste d variance shall on ly be allo w ed w ith w ritt en ap p ro val gran te d by th e C ity En g ine e r. If a va rian ce is granted , hy d rau lic fr eebo ard sh all be, at the m in im u m , 18 -in ch e s as m e asu re d fr o m th e to p-of-curb . 13 2 . H y d ro lo g y for pro p o se d de velo p m e n ts sh all be de signe d to fully contain fl oo dw aters fr o m at 15 -y ea r sto rm , at th e m in im u m , w ith in pu blic streets. Pro p o sed streets shall be de sig ne d su ch th at fl o o d w ate rs sha ll no t excee d 6-in che s, as m e asu red fr o m the to p-o f-curb, be fo re ove rla n d re le ase o ccu rs.
13 3 . Sto rm drain ag e for th e 15 -ye ar storm sh a ll be co lle cted o n-site an d con veyed th ro ug h storm drain s to th e pub lic sto rm d rain syste m . Show the size an d lo catio n of existing and pro p osed sto rm drain s an d catch basin s o n th e site plan . Sho w th e size an d location of pu blic storm drain line s an d th e pro p o se d po ints of co n n e ction fo r th e o n-site sto rm drain syste m . 13 4 . G rad in g an d d rain ag e sh all be de sig n e d so th at su rplus drain ag e (abo ve an d be yon d th at of th e 15 -ye ar sto rm ) no t co lle cted in site catch basins, is directed overlan d so as not to je op a rdize existin g o r pro p o se d bu ild ing s w ith fl oo d ing . 13 5 . Sto rm d rain m a in ten an ce an d acce ss ease m e nts, and any vehicula r m ainten ance ro ad s, sh all be pro v ide d fo r all pu b lic sto rm drain m a ins located on private parcels. 13 6 . D ev e lop e r sha ll co nne ct pro po se d storm drain age utilitie s to existin g pub lic infr astructu re pe r cu rre n t C ity Stan d a rds an d Spe cifi cation s. D irect co nne ction s to pub lic in fr astructu re sh a ll no t be allo w e d an d co n n e ction s sha ll on ly be at existing o r pro p o sed sto rm drain stru ctu re s.
13 7 . T h e de ve lo p e r sh a ll be resp o n sib le to co ord in ate w ith, an d receive all necessary app ro vals an d ease m en ts fr o m , off site pro pe rt y ow ne rs ow ning pro p e rt y req u ired for the co n stru ctio n , m a in te na n ce, an d drain ag e of sto rm w ater im p ro vem e nts.

Accessible Curb Ramps:

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138. City standard handicap ramps are required at all intersections. All ramps shall include truncated domes and meet the most current City and ADA design standards. Show ramp locations on the plans.

Signing and Striping Plan:
139. The developer's civil engineer shall submit signing and striping plans to the Public Works Department. Construction documents shall:
• show street name, stop signs, and any other regulatory sign age appropriate for the proposed subdivision improvements; and
• sh o w sto p bars, la n e lin es, green bicycle conflict zones, and all channelization as ne ce ssary; and
• in cl u d e ad equ ate in fo rm atio n distin g u ish in g be tw ee n existin g strip in g to re m ain , strip in g to be re m o ved , an d ne w strip ing to be in stalle d ; an d • show proposed streetlight locations.

Striping shall be thermoplastic per current City specifications. All signing and striping shall be installed by the developer at their sole expense and shall comply with current City standards and specifications. Prior to execution of an improvement agreement authorizing construction, proposed signing and striping plans shall include a signature block, per current City standards, and be reviewed, approved, and signed by the City Traffic Engineer.

Streetlighting Plan:
14 0 . T he de v elo pe r's ci v il en ginee r sh a ll co o rd ina te with the developer's streetlight consultant an d sha ll su b m it stree tlig hting pla n s, de tails, an d ph o to m e trics to th e Pu b lic W o rks D e p a rtm e nt. C o n structio n do cuments shall:
• sh o w proposed streetlight locations, including callouts to fill in assigned streetlight numbers; and
• show existing streetlights adjacent to the proposed development, including callouts with assigned streetlight numbers; and
• show proposed points of connection, up to the existing or proposed Pacific Gas and Electric (PG&E) point of connection; and
• include voltage drop calculations; and
• include quantity, size, and length of proposed streetlight conduits; and • show quantity, size, and length of proposed fiber conduits; and • show proposed fiber pullbox locations.

All streetlights and associated infrastructure shall be installed by the developer at their sole expense and shall comply with current City standards and specifications. Prior to execution of an improvement agreement authorizing construction, proposed streetlighting plans shall include a signature block, per current City standards, and be reviewed, approved, and signed by the City Traffic Engineer.

Street Grades, Vertical Curves, Stopping Sight Distance, and Driveways:
141. Proposed longitudinal street grades and slopes shall be no less than 0.32% and no greater than 13%.

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14 2 . C are sh a ll be ta ke n in de sign in g cul-de-sac an d expan d e d co rn e r curb grad e s to en su re ad e q u ate d rain ag e . Pa rce l lo t lin e s alon g a cul-de-sac o r exp an d e d co rn e rs sh all maintain a m in im u m 40 -feet, to allo w ad equ ate fr o ntag e to suppo rt a stand a rd residen tial drivew ay, w ate r se rvice, se w e r se rvice, an d adeq u ate sep aration fr o m pro pe rty line s. 143 . Stree ts sha ll in cl u d e ve rt ical cu rves at all grad e breaks w he re the grad e diff eren ce exce ed s 1%. V e rt ical cu rve le n gth sha ll be a m in im u m of 10 0 line al feet an d de sign sh all co nfo rm to th e cu rren t H ig h w ay De sig n M a nu a l. A ctu al de sig n of vert ical cu rves sh all be based on de sig n spe e d an d sto p p in g sig ht distan ce . D rain age sh all be carefully evalu ated at sag vert ic al curves an d ap p ro p riate sto rm w ater in fr astru ctu re sh all be installe d at all lo w points. 14 4 . H o rizo n tal cu rve s, in te rsectio n s, fen cin g an d land scap ing sh all be desig ne d an d located w ith co n side ratio n to allo w for am p le stopp ing sig ht distan ce . Sig ht-d istance shall be evalu ated at all in te rse ctio n s an d de sig n sha ll be co nsistent w ith C ity Stand ard Detail Tl.

Survey Monuments:
14 5 . Su rvey m o n u m e n ts sh a ll be in stalle d at all inte rsection s, ang le po ints, an d curve begin n ing s an d en d in g s. T h e en g ine e r/su rvey o r of reco rd shall pro v id e certification to th e C ity of Fairf ield Pu b lic W o rks D e pa rt m e n t w h e n m o n u m e nts have bee n set. A ll m on u m e nts shall fo llo w C ity Stan d a rd D etail S2 1 an d sh all cl e arly sho w the registratio n nu m b e r of the ap p ro p riately lice n se d p ro fessio n a l.

Landscaping:
14 6 . Lan d scap e an d irrig atio n plan s sh a ll be prep ared by a registered Land scap e A rchitect an d sh a ll be pre p a re d o n 24-in ch by 36 -in ch plan she ets. Land scap e plan s sh all in cl u d e sig natu re blo cks, pe r C ity stan d a rd s, for bo th th e Plan n ing M an age r (C o mm un ity D evelop m e nt D ep a rtm e n t) an d th e C ity En g ine e r/ A ssistant D irecto r of Pub lic W o rks. 14 7 . Land scap e an d irrig atio n plan s sha ll be prep ared by a reg istered Land scap e A rchitect an d C ity-m a in taine d la nd scap in g shall be de sig ne d pe r current C ity standards. Lan d scap ing an d irrig atio n plan s sh a ll be de sig n e d to co m p ly w ith th e C ity 's W ater Eff icie nt Land scapin g O rd ina n ce (W ELO ). Use o f tu rf an d othe r w ater in tensiv e land scap ing sh all be m in im ized .

Lan d scap ing an d irrig atio n pla n s sh a ll be app ro v ed by th e C o mm un ity Develop m e nt an d P u b lic W o rks D ep a rt m e n ts prio r to app ro val of th e im p ro vem e nt plan s. 14 8 . R oo t ba rrie rs sh a ll be in stalle d o n all tree s w ith in eig ht 8-feet of pro p osed hard scap e, in cl u d in g pro p o se d sid e w alks. Roo t ba rrie r desig n an d place m e nt sha ll fo llo w the cu rre nt C ity spe ci fi catio n s.
14 9 . T he pro je ct archite ct an d civ il eng in ee r sha ll co ordin ate desig n cl ose ly w ith the pro je ct land scap e de sig n e r to ev alu ate an d add re ss issue s related to :
• Fen ci n g/w all layo u t and de tails
• Lo catio n s an d size s fo r irrig atio n services

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• Locations, depths and sizes for irrigation and control wire sleeves at driveways and street crossings
• Sight distance constraints for fencing and landscaping i. Land scap e plan s shall in cl u de sight-visibility triangles designed per City Standard Detail Tl.
• Depth of cover and tree setbacks over water, sewer and storm drain lines in landscape areas
Proposed Walls and Fencing:
150. If any walls/fencing are required by the TSSP or by the Community Development Department, as part of their Landscape Plan construction document submittal package, PA6 MPUD developers shall include a comprehensive fencing/masonry wall plan showing wall/fencing location, layouts, construction phasing, materials, and details for proposed development within the PA6 MPUD. Both existing and proposed fence location and information shall be shown on the plans.
151. If any walls/fencing are required by the TSSP or by the Community Development Department, proposed soundwall height and design shall comply with design and construction criteria identified in the project noise study. 152. Masonry walls shall be approved by the Community Development Department and shall be designed to comply with the requirements of the California Building Code, latest edition.

Walls shall be designed for 70 mph wind loads and Exposure C.

Right-of-Way and Easements:
153. All existing property lines and easements shall be shown on a submitted site plan. 15 4 . A ll pro po se d pro pe rt y lin e s, easements, and right-of-way dedications shall be shown on the site plan .
15 5 . W ate r, sew e r, an d sto rm drain easements shall be dedicated to the City for any public utilitie s o n priv ate property.
15 6 . 10-foot-wide public service easements shall be dedicated to the City of Fairfield along all public roadway frontages where none currently exists.

Subdivision Maps:
157 . Prio r to su b m itt in g im p rove m e n t p lan s for C ity rev ie w , P A 6 M P U D de v e lo p e rs sh a ll su b m it a T en tative S u b d iv isio n M a p ap p licatio n to th e C ity 's C o m m u n ity D e ve lo p m en t D e p art m e n t fo r rev ie w an d app ro val. S u b seque n tly , aft e r th e T en tativ e Su b d iv isio n M a p is app ro v ed by th e Ci ty Plan n ing C o m m issio n , P A 6 M P U D de v elo pe rs sh a ll su b m it d raft Fina l Sub d iv isio n M a p s to m a pp la n ch e ck@ fa irfi e ld .ca.g o v fo r rev ie w .

P age 30 of 32
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Ju ly 19 , 20 2 3
C o n stru ctio n sh a ll no t co mm en ce un til a Fin al Su bd iv ision M ap has be en app roved, sig ne d by th e C ity En g in ee r, an d reco rd e d at Solano Cou nty . PA 6 M PU D develope rs sh all furn ish to th e C ity of Fairf ield app ro p riate fee s to garn e r a m ylar co p y of the C o un ty-reco rde d m ap . 15 8 . Sub div isio n m a p s sha ll be pre p ared in acco rd an ce w ith the State M ap Act an d all pert in e nt C ity of Fairfield o rd in a n ces.
15 9 . U p o n re co rd atio n , o r sim ila r even t legally recog nizin g the new pa rce l m ap/lot lin e ad ju stm e n t, th e de v e lo p e r sh a ll no tify th e C ity th at the parcel m ap is no w co m p lete an d sh all w o rk w ith C ity staff to up d ate ad d ressing fo r any w ater meter, sew er cl e anout, or sim ilar fa ci lity .
16 0 . C lo su re calc ulatio n s sh a ll be su b m itt e d w ith the in itial m ap . A ll calc u late d po ints w ith in th e m ap sh a ll be base d up o n o n e co mm on set of co ordin ates. A ll info rm ation show n on the map sh a ll be d ire ctly ve rifi a b le by in fo rm ation sh o w n on the cl o sure calculation printo ut. T he po in t of be gin n ing sh a ll be cl e arly ide n tifie d an d all lo t acreage sh all be sh o w n and verifiab le fr o m in fo rm atio n sh o w n o n th e cl osu re calc u lation prin to ut. Additionally, the squ are fo o tag e o f each lo t sh a ll be sh o w n o n th e su bd iv isio n m ap . App ro p riate easem en ts shall be pro vid e d fo r pu b lic fa cilitie s lo cate d o n priv ate pro pe rt y . 16 1. A n y unu se d ease m e n ts w ith in th e de ve lop m e nt area sh all be ab a nd o n e d/q u itcl a im e d /vacate d . PA 6 M PU D de velo pe rs sh all co ord in ate w ith the Pub lic W o rks Dep a rt m en t for an y req u ire d ab an d o n m e nt/quitclaim /vacation . 16 2 . A title re p o rt, cu rre n t w ith in th e past 90 day s, sha ll be subm itt ed w ith th e su bd ivision map .

T he title rep o rt sha ll in cl u d e the en tire le g al bou n d ary of the pro pe rt y be ing su bd ivided . 163 . D e ve lo pe r sh a ll de d icate an y street rig ht-o f-w ay ease m e nts, w ay bo th in sid e an d outsid e the PA 6 M P U D lim its, th at are ne ce ssary to se rve the pro je ct to the C ity. 16 4 . A pe rm a ne n t re cip ro cal acce ss an d utility ease m e nt sh all be req u ired acro ss co m m on areas sha re d by pa rce ls. T his ease m e n t sha ll be create d on a sep arate in strum e nt an d reco rde d co n cu rre ntly w ith th e Fin a l Sub d iv ision M ap. C o ncu rrent w ith su b m itt al of con struction draw in g s for rev ie w , de velo pe r sh all su b m it a draft co p y of th e docu m e nt for th e app ro val by th e Pub lic W o rks an d C o m m unity D e velop m en t D ep art m en ts. 165 . R ig ht-o f-w ay sh a ll be de dicate d to th e C ity to acco mm od ate any req u ired street w iden ing im p rove m en ts.

Street Names and Addressing:
16 6 . D e v elop e r sha ll su b m it a req u e sted street na m e list for new Fin al Sub d ivisio n M ap s co n cu rren t w ith the fi rst Fin a l Su b d iv ision M ap su b m itt al to th e Pu b lic W o rks D ep art m e nt fo r revie w . A ll pro po se d stree t na m e s are su bje ct to rev iew by bo th th e Fire an d Police D e p art m e n ts an d are su b je ct to ch an ge .

Packet Page 265 of 284Attachment 3 Page 50 of 69

Train Station Specific Plan - Planning Area 6
July 19, 2023
167 . A s part of th e T en tative Sub d ivision M a p ap p lication , PA 6 M PU D develop ers sha ll id e ntify p ro p o se d m a ilb o x/cl u ste r ma ilb o x lo catio n s, if any , on the site plan . M ailb o xes sh all be in stalle d in acco rda n ce w ith C ity req u ire m e nts an d U nited States Po stal Se rvice reg ulation s.

Phasing Plan:
16 8 . If PA 6 M P U D de ve lo pe r(s) de sire to ph a se con struction of req u ired pu blic im pro vem e nts, de tails fo r th e ph asing sha ll be coo rdin ated w ith, an d ap p ro ved by, th e Ci ty Eng inee r. 169 . A ll pu b lic im p ro ve m e nts req uire d fo r th e pro je ct sh all be co m p letely desig ne d by th e d e velo p e r an d ap p rove d by th e Pu b lic W o rks Dep art m e nt prio r to issu ance of bu ilding pe rm its. A ll pu b lic im p rove m e n ts requ ired fo r the pro je ct sh all be co m p letely in stalle d by th e de ve lo pe r an d accep te d by th e C ity prio r to issu an ce of any Cert ificates of O ccup an cy.

Pub lic Im p ro ve m e n ts sub je ct to th e se ph asing req u irem e nts in cl ud e the fo llo w ing :
• In stallatio n of cu rb, gu tt e r an d sid ew alk
• In stallatio n of streetlig h ts
• In stallatio n of sign in g an d strip in g
Miscellaneous:
17 0 . A ll pu b lic im p ro ve m e nts sha ll be de signe d and con structed to cu rrent C ity of Fairfield stand a rd s.
17 1. Existin g pu b lic fa cilitie s da m ag e d du ring th e co u rse of con struction shall be rep aired by the de v elo p e r, at his so le exp e n se , to the satisfa ction of the C ity En g ine er.

Packet Page 266 of 284Attachment 3 Page 51 of 69

of FAIJi;:.
~~~
cJ fr J[9ill} ~
EST. 1989.

FIR E D E PT .

MEMORANDUM

FAIRFIELD FIRE DEPARTMENT
DATE:

TO:

FROM:

June 6, 2023
Meily M Sheehan, Community Development Department
Bryan Just, Fire Department
SUBJECT: PUD2021-002, PA6 FD, Comments
Comments made during the D.ART / P&E and planning review process are preliminary in nature. Acceptance/approval does not permit non-compliance with codes, standards or ordinances. Comments may be made during the building permit and fire permit process.

F1. Provide a vegetation management buffer with maintenance vehicle access that will double as fire department access to the open space abutting the developed properties.

F2. Provide Fire Department approximately 1.5-acres together on one site. a. The site shall be located in PA6 where there is the best access, meets travel time requirements, preferably at a signalized intersection, and will reduce traffic impact.

GENERAL NOTES for reference and reminder; the following items may need to be addressed during the design, development, and permitting process.

1. Projects with multiple lots, or, which have shared access and utilities, are required to have legal agreements for shared access and utility easements. Building associations may be needed for maintenance and service of common property.

2. Illuminated premises identification (building address) is required per 2022CFC 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 Packet Page 267 of 284Attachment 3 Page 52 of 69

c o m p le x w it h th e s am e a d d r e s s s h a ll id e n tif y th e b u ild in g s s e pa r a te ly w it h b u ild in g s ig n a ge v is ib le from th e m a in p ro p e rt y e n t ra n ce . 3 . F ir e C o n tro l R o o ms a re req u ire d in a ll c om m e r c ia l b u ild in g s w it h fi re s p r in k le r s p e r C ity o f F a irf ie ld O r d in a n ce . A F ir e c o n tro l ro o m c o n ta in in g th e fi r e s p r in k le r ris e r a n d th e fi r e a la r m c o n t ro l p a n e l s h a ll b e p ro v id ed . A cc e s s to th e fi re c on tro l ro o m s h a ll b e fr o m th e e x te r io r a n d id e n tifi e d w it h s ig n a g e . T h e fi r e c o n tro l ro o m s h a ll b e a m in im u m o f 5 'x 7'. W h e r e a fi r e p u m p h o u s e is p ro v id e d , th e p u m p h o u s e s h a ll b e th e fi r e c o n tro l ro o m . F ir e c o n tr o l ro o m s , p u m p h o u s e and e le c tr ic a l ro o ms m u s t b e id e n t ifi e d b y s ig n a g e .
4 . E m e r g e n c y A cc e s s Kn o x B o x re qu ir e d a t th e fi r e c o n t ro l ro o m , n e a r fro n t e n t ra n c e a n d /o r o th e r a r ea s a s d e te r m in e d b y th e F ir e D ep a rt m e n t. S e e F ire P re v e n t io n S tan d a r d #8 7 -7 .
5 . F ir e a cc e s s la n e s /r oa d s m u s t b e p r o v id e d w it h in 1 5 0 fe e t fr o m a ll p o rt io n s o f th e b u ild in g . A m in im u m 20 fo o t w id e , 1 3 '-6 " h ig h u n o b s tr u c te d fi r e la n e s s h a ll p ro v ide 2 8 '-0 fe e t in s id e ra d iu s a n d 4 8 '-0 fee t o u ts id e ra d iu s fo r a pp a r a tu s turn in g . W h e re th e b u ild in g is g r e a te r th a n 3 0 '-0 fe et in h e ig h t , F ir e A cc e s s s h a ll b e d e s ig n e d a n d m a in ta in e d , in c lu d in g a "p a d " w it h a m in im u m w id t h o f 2 6 '-0 fe et fo r A e r ia l A pp a r a tu s (L ad d e r Tr u c k ) loc a te d b etw e e n 1 5 '-0 and 3 0 '-0 fee t fr o m th e b u ild in g . A cc e s s to re s c u e w in do w s , b a lc on ie s a n d th e b u ild in g ro o f s h a ll b e c o n s id e r e d a s p a rt o f m a tu r e la n d s c ap e d e s ig n . A c c e s s s h a ll b e p e r 2 02 2 C F C 5 0 3 , 5 0 4 , a n d A pp e n d ix D a nd F a irf ie ld F ir e P r e v e n t io n S tan d a r d 8 7 -2 7 . P r o v id e fi r e d e p a rt m e n t a c c e s s pla n s s h o w ing c o m p lia n ce .
6 . S igna g e id e n t if y in g fi r e la n e s is re qu ir e d o n c u r b ing a d ja ce n t to th e b u ild in g s , fi r e h y d r a n ts , a nd fi r e s p r in k le r e q u ip m e n t a s n e e d e d to p ro v id e c le a r a c c e s s . S e e F ir e P r e ve n tio n S ta n d a r d #9 2 -40 .
7 . G a te s and fe n c in g o n c om m e r c ia l p r op e rt ie s s h a ll b e in c om p lia n c e w it h th e 2 0 2 2 C B C , C ity o f F a irf ie ld o rd in a n c e s a n d F ir e P r e v e n t io n S ta n da r d 9 5 -4 4 . A ll g a te s o n c om m e r c ia l p r op e rt ie s w h e re c ro s s in g fi r e a c c e s s la n e s a n d a r e p o w e r o p e r a te d s h a ll b e p ro v id e d w it h Kn o x k e y s w itc h e s fo r e m e r g e n c y o p e r a t io n s . G a te s s h a ll b e p la c e d in s u c h a w a y to a ll o w fi r e d e p a rt m e n t a p p a r a t u s to fu ll y e x it th e ro a d w a y b e fo r e /w h ile o p e r a t in g th e g a te s .
8 . T h e n umb e r o f fi r e h y d r an ts to b e d e te r m in e d b y fi r e fl o w re q u ir e m e n ts p e r C F C A p p e n d ix B a n d C . If a d d itio n a l h y d r a n ts a r e n e c e ss a ry , th e y m u s t b e in s ta ll e d p e r F ir e P r e v e n t io n S ta n d a r d #8 7 -4 . A d d itio n a l h y d r a n t (s ) m a y b e req u ir e d to s up p o rt th e fi r e s p r in k le r s y s tem . T w o c ity w a te r c o nn e c tio n s a r e re qu ir e d w h e n th r e e o n s ite h y d r a n ts a r e re q u ir e d . C ity h y d r an ts s h a ll be id e n t ifi e d and u s e d to m e e t th e h y d r a n t c o un ts w h e n p o s s ib le .
9 . A u to m a tic s p r in k le r s y s te m s w ill b e req u ir e d fo r th e p ro po s e d n e w b u ild in g s a s s pe c ifi e d in S e c tio n 9 0 3 .2 o f th e C a lifo rn ia F ir e C o d e an d th e C ity o f F a irf ie ld 2 Packet Page 268 of 284Attachment 3 Page 53 of 69

Ordinance 2022-15 and Fairfield Fire Prevention Standard 87-28. All commercial buildings greater than 3,600 square feet, and all new residential buildings shall install fire sprinkler systems. All existing buildings with fire sprinklers where a T.I. is constructed or a change of use is proposed, shall have the fire sprinkler system evaluated for compliance with the new/proposed use. Where alterations are required for compliance a separate permit is required. 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 performance of any inspections or tests. Fire flow report from the fire department is required for hydraulic calculation.

10.AII fire alarm systems shall be provided in compliance with 2022 CFC, 2022 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.

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 2022 CFC, City of Fairfield Ordinances, and Fairfield Fire Prevention Standards.

Note: Fire pumps, stationary water supply, underground fire service, overhead 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. [END]
3 Packet Page 269 of 284Attachment 3 Page 54 of 69

FAIRFIELD-SUISUN SEWER DISTRICT
1010 CHADBOURNE ROAD •FAIRFIELD, CALIFORNIA 94534 • (707) 429-8930 • WWW.FSSD.COM 2/6/2023

MEMORANDUM
TO: City of Fairfield Community Development Department
ATTN Meily Sheehan
FROM Kyle Broughton
SUBJECT: Train Station Specific Plan - Planning Area 6
PUD2022-02
In response to the application for the project named above. the Fairfield-Suisun Sewer District (FSSD) requires the following:
1) All FSSD fees applicable to the proposed project are required to be paid upon issuance of a building permit, including but not limited to capacity fees, plan check fees, encroachment, and inspection.
2) Site utility plans of the proposed sewer improvements. conforming to City of Fairfield and FSSD standards, shall be submitted for approval. All District design standards are required to be met Include the District's manhole detail and general notes on the drawings. Drawings shall be signed off by the District Engineer prior to construction approval.
3) All public sanitary sewer mains outside of the public right-of-way shall be located within sanitary sewer easements with widths meeting City of Fairfield standards, centered on the mains, and dedicated to FSSD. No trees. permanent structures, or private utilities will be allowed within the sanitary sewer easements. All-weather access shall be provided to all sanitary sewer manholes located within easements with truck turnaround capability. 4) The 2015 Vanden Road Sewer Alternatives memorandum referenced by the application states that sewer pump systems may be necessary to serve individual parcels or buildings. Pump systems will not be allowed if gravity Packet Page 270 of 284Attachment 3 Page 55 of 69

P ag e 2 o f 2
options exist to serve the development. The application does not include sufficient information to determine whether gravity sewer alternatives are feasible. Site utility plans shall include additional information to evaluate feasibility of gravity service for the proposed development. FSSD may require adjustments to proposed final grades to provide gravity sewer service.

Any approved pump stations shall meet special requirements. Contact FSSD for additional information.
5) The 2015 Vanden Road Sewer Alternatives memorandum referenced by the application states that sewer may be proposed with less-than-standard cover.

The application does not include sufficient information regarding the extents of that condition or means to provide adequate protection for sewers with less-than-standard cover. Site utility plans shall include additional information for review before determinations regarding acceptance of public sewers with less-than-standard cover are made. FSSD may require adjustments to proposed final grades to meet minimum standard cover requirements. 6) Sanitary sewer connections, alignment and grades for this planning area shall be coordinated with downstream improvements currently in design (One Lake Vanden Road Utility Extension); both phases of public sewer design shall together maximize the ability to serve Planning Area 6 via gravity conveyance.
7) Proposed public sewers across existing drainages or beneath culverts shall be cased.
8) Any proposed industrial uses shall conform with applicable FSSD ordinance(s) for use and fees; all discharges shall meet FSSD Local Limits. 9) Truck loading dock drainage shall not be discharged to the sanitary sewer.

Kyle Broughton
Senior Engineer
Sent via email
Packet Page 271 of 284Attachment 3 Page 56 of 69

DI R E C T O R S
JOHN D. KLUGE
PRESIDENT - DIV# I
LANCE A. PORTER
VICE PRESIDENT - DIV #2
MICHAEL J. BARRETT
DIV#3
GUIDO E. COLLA
DIV#4

OFFICERS

CARY KEATEN

GENERAL MANAGER
JAMES S. DANIELS, P.E.

DISTRICT ENGINEER

MINASIAN, SPRUANCE,

MEITH, SOARES & SEXTON

ATTORNEYS
MIKE J. GERMAN
DIV#5
Apri I 20, 2022
Meily M. Sheehan
Principal Planner
Community Development Department
I 000 Webster Street, 2nd Floor
Fairfield, CA 94533
Subject: TSSP Planning Area 6 (PUD2022-002, SP2022-001, DR2022-004, ER2022- 005):

Dear Ms. Sheehan,
We are in receipt of the planning submittal for the subject project. The subject properties are not within the Solano Irrigation District Boundary; however, the District has facilities that will be impacted by the proposed development.

Generally, District facilities in the area may include canals, pipelines, drains and associated appurtenances, some or all of which may not be sufficient to handle urban or roadway loads.

Construction that impacts District facilities (relocation, replacement, etc.) must be performed outside of the District's irrigation season as to not impact deliveries to District agriculture customers. The typical irrigation season is March l through October 15, and is weather dependent. Any modifications to District facilities will be at the projects expense.

Below are specific comments relating to the project:

I. The Districts Dally Lateral D-1 (Lateral D-1) canal will be impacted by this project.

Lateral D-1 is a concrete I ined canal which runs west to east from Van den Road towards McCrory Road. The canal lies within a 45 foot wide easement owned by the District.

This canal must be undergrounded with the proposed development.

2. The District will require the Developer to enter into a Development Work Order to cover all cost associated with the review and mitigation of the impacts the proposed development has on District facilities. This Work Order must be signed and a monetary 810 VACA VALLEY PARKWAY, SUITE 201, VACAVILLE, CA 95688 • TELEPHONE (707) 448-6847 • FAX (707) 448-7347 WWW.SIDWATER.ORG •@WE_ARE_SID
Packet Page 272 of 284Attachment 3 Page 57 of 69

deposit must be submitted to the District prior to the District reviewing and approving the maps and/or improvement plans.

3. T he D istrict m ust review and approve all Final Maps, Parcel Maps and Improvement Plans subm itted by the Developer.

4. T he D evelopers contractor shall obtain a District encroachment permit prior to any work affecting District facilities.

Thank you for the opportunity to review and comment on this project. If you have any questions, please contact m e at (707) 455-4045 or via email at [email protected].

Sincerely,
U riel Rom ero , PE
A ssociate C ivil Engineer
Packet Page 273 of 284Attachment 3 Page 58 of 69

C IT Y O F F A IR F I EL D

P LA N N I N G C O M M IS S I O N

M I N U T E S
AUGUST 23, 2023

REGULAR MEETING
6:00 P.M.

I. ROLL CALL

Present: Chairperson MATTHEWS, Chris
Vice-Chairperson EVANS, Lerecia
Commissioner CRUZEN, Melissa
Commissioner GREVE, Don
Commissioner KENNEDY, George
Commissioner PAUL, Shashi* (Attended via Zoom)
Commissioner WERBLIN, Tina

Absent: None
II. PLEDGE OF ALLEGIANCE
Commissioner Cruzen led the Pledge of Allegiance.

Ill . INFORMATION ON SPEAKER CARDS
IV. APPROVAL OF AGENDA
Commissioner Cruzen made a motion to approve the agenda as submitted. Commissioner Werblin seconded the motion. The motion carried unanimously by roll call.

V. APPROVAL OF MINUTES OF AUGUST 9, 2023
Commissioner Cruzen motioned to approve the Minutes for the Planning Commission's August 9, 2023, meeting. Commissioner Werblin seconded the motion. The motion carried unanimously by roll call.

VI. PUBLIC COMMENTS
None.

VII. SCHEDULED MATTERS
ITEM A TRAIN STATION SPECIFIC PLAN AMENDMENT- PLANNING AREA 5 Item A continued to the September 13, 2023, commission meeting per the City's request.

ITEM B TRAIN STATION SPECIFIC PLAN - PLANNING AREA 6
RESOLUTION PC2023-11

RESOLUTION OF THE FAIRFIELD PLANNING COMMISSION RECOMMENDING CITY COUNCIL ADOPTION OF AMENDMENT TO THE TRAIN STATION SPECIFIC PLAN (SP2023-001) S:\Planning\PC Meetings\Minutes\2023\2023-08-23 DRAFT Planning Commission Minutes.docx

Packet Page 274 of 284Attachment 3 Page 59 of 69

In te rim Pla n n in g M an age r M e ily She e ha n an d th e app lican t prese nte d th e ite m an d an sw e red q u e stio n s fr o m th e co m m issio n .

The following persons spoke during the public hearing period:
• Frank Andrews, 1107 Kentucky St. Fairfield -Applicant • Geoff Griffin, Roseville, CA - North point Development Commissioner Kennedy motioned to approve Resolution PC2023-11; Vice-Chair Evans seconded the motion.

The motion was approved by roll call, 6 -1, with Chairperson Matthews, Vice-Chair Evans, Commissioners Cruzen, Greve, Paul, and Kennedy voting in favor and Commissioner Werblin against.

VIII. INFORM ATION AND COMMUNICATIONS

IT EM A DIRECTOR'S REPORT AND COMMISSIONER'S COMMENTS
In te rim C o mm un ity De velo p m e n t D irector D av e Fe inste in upd ate d th e co m m issio n o n up com in g ag en d a s an d eve n ts.
• U pco m ing P ro je cts to be prese n te d to th e C om m issio n at up com in g m e eting s. o C o n tinu e d Ite m A ; T rain Station Sp e cifi c P lan A m en dm e n t - PA S. o T ra n sit pre se n tatio n
• D iscu ssio n o f gro ce ry sto re pla nn in g .

IX. ADJOURNMENT TO NEXT M EETING OF SEPTEMBER 13, 2023
R e sp e ctfu lly sub m itted ,
J).,A F ,____________

D AV ID FEIN S T E IN
Pla n n in g C o m m issio n Secre ta ry
S:\Planning\PC Meetings\Minutes\2023\2023-08-23 DRAFT Planning Commission Minutes.docx Community Development Department

Packet Page 275 of 284Attachment 3 Page 60 of 69

STAFF REPORT
Meeting
Date:

To:

Fro m:

Subject:

August 23, 2023
Chairperson and Members of the Planning Commission
Community Development Department
ITEM B-TRAIN STATION SPECIFIC PLAN- PLANNING AREA 6
Resolution No. PC2023- 11
Master Planned Unit Development (PUD2022-002)
Specific Plan Amendment (SP2022-001)
Development Review (DR2022-004)
Enviro nmental Review - Mitigation Monitoring (ER 2022-005) Location: Northeast side of Vanden Road, east of Peabody Road APNs: 0166-040-110; 0166-040-120; 0166-040-13 0; 0166-050-160; 0166-050-170; 0166-050-180; 0166-050-190; 0166-050-200
Applicant: Canon Partners, Jason Andrews
Owner: Canon Partners LLC
Public hearing on request by Canon Partners/Jason Andrews to establish a master development plan for a ±289-acre site, better known as Planning Area 6 of the Train Station Specific Plan (APNs: 0166-040-11 0; 0166-040-120; 0166-040-13 0; 0166-050-160; 0166-050-170; 0166-050-180; 0166-050-190; 0166-050-200), to support a 4.6 million-square-foot industrial park. The following application entitlements are requested:
• Train Station Specific Plan Amendment: Various amendments modifying Specific Plan policies. The modifications would alter siting and architecture elements of the project.
• Master Planned Unit Development Permit: Master Planned Unit Development Permit for Planning Area 6 of the Train Station Specific Plan (TSSP), consistent with the requirements of the TSSP.
• Development Review: Design review to approve Design Guidelines for Planning Area 6.
• Enviro nmental Review - Mitigation Monitoring: Implementation of mitigation measures identified in the TSSP Environmental Impact Report. (Planner: Meily M. Sheehan, 707-428-7474, [email protected]) City of Fairfield
Community Development Department
Prepared by: J..,{J
Reviewed by<±)/'-
Packet Page 276 of 284Attachment 3 Page 61 of 69

SIT E IN FO R M A T IO N
A. Lo catio n : T he pro je ct is lo cate d in no rth e ast Fairfie ld , east of Pe ab od y Road , northe ast of V an d e n Ro a d (A PN s: 0 1 66-040 -110 ; 0 16 6 -0 4 0 -120 ; 0 16 6-040 -13 0; 0 16 6 -0 50 -160 ; 0 16 6 -0 50 -1 70 ; 0 16 6-0 5 0 -1 8 0 ; 0 16 6 -0 5 0 -190 ; 016 6-050 -20 0 ).

B . Pa rcel/Site Size : ±2 8 9 -acre s
C. Zo n in g an d Lan d U se : Zon in g Lan d U se
P ro je ct Site : Li m ite d Indu strial P lan ne d Vacan t De v elop m e n t (IL-P D )
N o rth : N/ A O u t o f C ity Li m its Vacan t
So u th : O p e n Sp a ce C on se rvation Vacan t
(O S C)
East: O p e n Sp ace C on se rvation V acan t
(O S C)
W e st: T SSP P la nn e d D e v e lo p m e nt Re side ntial (A cro ss V an de n O ve rlay Road )
D . G en e ral Pla n D e sig na tio n s:

P ro je ct Site :

N o rth :

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IL an d O SC
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Sp e cia l Stud y A re a - T rain Station Spe cifi c Plan E. Site C ha racte ristics/S pe ci a l Fe atu re s: T h e pro je ct site is co m prise d of eig ht pro p e rtie s, to ta ling ap p ro xim ately 28 9 acre s, locate d o n th e no rthe ast sid e o f V and en Ro ad . T he w est sid e o f th e site is bo u n d e d by a U n io n Paci fi c Railro ad (U PR R) rail lin e th at run s adjacent to V an de n R o a d . T h e easte rn ed g e is bou n de d by N o rth G ate Road w hich pro vid e s access to T rav is A irfo rce B ase . Existin g ro a d s, C an o n Ro ad an d M cCro ry Road , w ill be realig ne d an d im p ro v e d . T h e site 's to p o g raph y rise s an d fl att en s th ro u g h a se rie s of sm all hills.

T h e re is little ve g etatio n oth e r tha n grasslan d s prese nt. U n io n C ree k traverses th e so u th w e ste rn co rn e r o f th e pla nn in g area. Fu rt h e rm o re, th e site contain s w etlan d areas, fo r w h ich th e app lican t has o b ta in e d p ro pe r pe rm its fr o m th e U S A rm y C orps of En g in e e rs an d th e State o f C alifo rn ia W ate r Re sou rce s Contro l Bo ard to im pact. T h e fo llo w ing o u tsid e utility ag en cie s hav e ea se m e nts o r prop e rtie s th ro ug ho u t th e site, th e D ep a rt m e n t o f W ate r Re so u rce s, Kin de r M o rgan , an d Solano Irrig atio n D istrict.

PC ITEM NO.: B
PC FILE NO.: SP2022-001J PUD2022-002 I DR2022-004 I ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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BA C K G R O U N D IN FO R M A T IO N
T h e C an o n Statio n pro je ct is a div e rse d e ve lo p m e n t pro po sal w ith a histo ry th at traces back ap p ro xim ately tw elv e yea rs. In itia l plan nin g fo r th e pro je ct w as com pleted as a part of th e Train Sta tio n Spe cifi c Pla n (T SSP), app ro ve d by th e C ity C o u n cil in Ju ly 201 1. T he T SSP pro vid e s a gen e ralize d se t o f d e velo p m e nt policie s, creatin g a fr am ew o rk fo r th e ove rall lan d plan , circu la tio n , an d retail am e n ity hub s. Con cu rre n t w ith the ad op tion of th e T SSP , the cou n cil also ce rtifi e d an En v iro n m e n tal Im p act Re p o rt (E IR ) th at ev alu ated th e reso u rce im pacts of th e pro je ct, in cl u d in g de ta ile d stu d ie s of traff ic, w etlan d an d habitat featu re s am on g its conte nts.

W h il e th e T SS P pro v id e s a bro ad fr am e w o rk fo r futu re de v elo p m en t, it defers precise lan d pla nn in g as a futu re actio n . T o fa cilitate futu re plann ing , th e T SSP lan d area is divide d into 10 se p a rate "P la n n ing A re as." Fo r ea ch P la nnin g A rea, th e T SSP requ ires a "M aste r Plann e d U n it D e v elo p m e n t" (M P U D ) pe rm it as th e bridg e betw ee n th e ov erall Sp e cific Plan an d th e m o re de ta ile d su b d iv isio n /p a rce l ma p s an d de v elo p m e nt entitle m e nts. T h e M P U D pe rm it pro vid e s co n cep tu a l la n d use an d circu latio n pla n s tha t refi n e the inte nt an d pu rpose of th e T SS P, as w ell as de te rm in e in fr astru ctu re ph asin g .

P R O JEC T D E SC R IPT IO N
Strate gically lo cate d in th e ea ste rn portio n o f th e T SS P area, Plann in g A rea 6 (P A 6 ) is a tran sitio n al la n d use be tw e e n re sid e n tia l ne ig h b orh ood s an d th e ov erfli g ht zo n e s fr o m T ravis A irfo rce Base .

T h e ap p ro xim a te ly 28 9 -a cre site is divide d in to tw o lan d areas w h ich are sepa rate d by co n se rv atio n /o p e n sp ace are as an d th e N e w C an o n Ro ad alig nm e nt. T he no rth e rn po rt io n is lo cated alo n g th e N e w M cC ro ry Ro ad alig n m e nt, an d th e so uth e rn portion is alon g th e N e w C an o n R o a d alig n m en t. Bo th po rtio n s w ill be accessible fr o m V ande n Road an d have th e po te ntial to acce ss the ad ja cen t U PR R lin e via exten sions. U p on M P U D pe rm it app ro val, PA 6 w ill be im p le m en te d by th e Li m ite d Indu stria l (IL) la nd use zon in g de sig natio n . T his de sig natio n allow s lig h t in d u stria l, ce rtain he av y in d u strial use s, bu sine ss pa rks, research an d de velop m e nt (R &D ), m a nu fa ctu rin g , an d se rv ice use s.

T he pro je ct p ro p o sa l in cl u d e s Spe cific P lan A m en dm e nts to th e T SSP, th e M P U D pe rm it, D e v e lo p m e n t R e v ie w fo r ap p ro v al o f th e PA 6 D e sig n G uide lin e s, an d im p le m e ntation of th e T SSP E IR M itig atio n M e asu re s.

T he T SSP en v isio n s PA 6 w ith a rich m ix o f em ploy e rs, in cl ud in g lig ht an d he avy indu strial m a nu fa ctu re rs, in cu b ato r bu sin e sse s, m ulti-te n an t comm e rcial, an d service retail. T o pro m o te th e de sire d em p lo y m e n t la n d use s, se ve ral o f th e T S SP po licie s are relate d to de sig nin g PA 6 w ith a b u sin e ss pa rk an d co rp o rate he adqu a rte rs-ty pe com p le x. A lth o ug h w areh o u se sto rag e an d distrib u tio n w ill be pe rm itte d in PA 6 , th e se po licie s on ly partia lly su pp ort large-scale spe cu latio n w a re h o u se bu ild ing s. T h e re fo re , th e app lica n t team has reque ste d am e n dm e nts to ce rt ain T SSP po lici e s. Se e Section C. TSSP Amendment unde r th e 'A nalysis fo r Plan nin g C om m issio n' be lo w fo r am e n d m e n t de ta ils.

PC ITEM NO.: B
PC FILE NO.: SP2022-001 I PUD2022-002 I DR2022-004 I ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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T h e pro p ose d PA 6 pro je ct in cl ude s a m aste r plan fo r 4.6 m illion squ are feet of industrial de v e lo p m en t, 10,0 0 0 sq u are feet of 'in cub ator sp ace,' and 12,00 0 squ are feet of co mm erci al sp a ce . It sh o u ld be noted , th e re are no bu ild ing s pro po sed fo r co nstruction as part of this app licatio n . T h e M P U D app licatio n requ e st provide s land use, circulation, utility, an d design re g u latio n s fo r futu re entitle m e nt requ e sts. Section D. Master PUD Permit unde r the 'A nalysis for Pla nn ing C om m ission ' be lo w pro vide s greate r details on the various com ponents of PA 6 .

In co nju n ction w ith th e M P U D pe rm it su b m itt als, th e app licant prepared Desig n Guide lines for PA 6 pro v id in g a gen e ral de sig n th e m e fo r th e plan n in g area th ro ug h guide lin es fo r architecture, la n d scap in g , o pe n sp ace areas, sign ag e, lig hting , an d w alls an d fencing. See Section E. Community Design Plan unde r the 'A nalysis fo r Plann in g C om m ission' below fo r item ized details of the Design G u ide lin e s.

A s discu sse d in th e 'Backg ro u nd In fo rm ation ' section abo ve, an Enviro nm ental Im pact Report (EIR ) w as ad o p te d by th e cou n ci l co n cu rre nt w ith the ad option of the TSSP. The EIR evaluates reso u rce im pacts fo r th e entire T SSP area an d pro vide s M itig ation M easu res to be im plem ented w ith each P la n nin g A rea. See Section F. Environmental Review un der the 'Analysis fo r Planning C o mm issio n ' be lo w fo r furth e r details.

A N A LYS IS FO R P LA N N IN G C O M M IS SIO N
A . G e n e ra l P lan /Zon in g C onsisten cy: The pro je ct site has a Gene ral Plan desig nation of IL and O SC. T he G e n e ral Plan incl u de s lan g u ag e in dicating that lan d w ithin the TSSP study area m u st co m p ly w ith th e T SSP . T SSP com plian ce discussion is pro vid ed be lo w . The attached re solu tio n in cl u de s referen ce to vario u s G e neral Plan polici es th e pro ject m eets that pe rta in to eco n o m ic de velo pm e nt. The Zo n ing O rdinance de signates the site as a "Li m ited In d u stria l - P lan ne d De velo p m e nt." Th e pro ject co m plies w ith M P U D perm it subm itt al re q u ire m ents liste d in th e overlay zon e , as furthe r de scrib ed in the D. Master PUD section be low .

B. Spe cifi c P lan C on sisten cy: Sp ecifi c Plan co m pliance is a key asp ect of the M PU D perm it an d is th e prim ary fo cu s in its pre p aration . The TSSP in cl ud es a variety of exhibits and po licie s th at the M PU D pe rm it m u st be consiste nt w ith or im plem e nt. Plan s in cl uded w ith th e M P U D pe rm it have be e n prep ared an d , in certain instan ces, revised to ensure co n sisten cy w ith th e vario u s lan d , ci rcu lation, street desig n, an d op en sp ace features w ith in th e T SSP. It is im p o rtan t to note th e pro po sed site plan pro vides conceptual bu ild ing fo o tp rin ts. T he se are no t actu al develop m ent pro posals fo r entitlem ent co n side ration . Rath e r, the y dep ict possib le de velop m e nt patt ern s allow ed by the TSSP an d su ppo rted by the M P U D layo ut fo r th e plann ing area. The ir pu rpose is m ainly to en su re th e precise stre et an d utility pla ns ap pro ved by the M P U D pe rm it w ill pro vide adequ a te access an d se rvice to futu re develop m e nt. Becau se im ple m e ntation of the sp e cifi c p la n is a main fo cu s of th e M P U D pe rm it, lang uage thro ug hout the M PU D perm it in cl u de s do ze n s of sp e ci fic refe ren ces to TSSP polici e s. In this w ay, future developers w ith in PA 6 w ill be ab le to use th e M P U D pe rm it as a guide to successfully im ple m enting PC ITEM NO.: B
PC FILE NO.: SP2022-001 I PUD2022-002 I DR2022-004 I ER2022-00S S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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th e re q uire m e nts of th e T SSP . As no te d unde r the Project Description, the applicant prop o se s certain am e n d m e nts to th e Sp e cifi c Plan to off er altern ative desig n standards.

C. T SSP A m en dm e n t: T h e ap plicant pro p ose s three policy am endm ents to the TSSP. The re q ue st lett er is att ache d as A tt ach m e n t 3 fo r furthe r review . The subject policies the ap p lica n t is se e kin g am e n dm e nts fo r are fo cused on bu ilding co nfig uration and archite ctu re .

Po licy 4-30 req uires all deve lo p m e nt w ith in PA 6 to co nfi gure the load ing areas and rear ele vation s of th e bu ild ing s aw ay fr om th e prim ary streets, New C anon Ro ad and New M cCro ry R o ad . In ord er to su ppo rt larg e cro ss-d ocking fa ci lities, the app licant requests th at th e po licy be am en d e d to allow load in g areas to fa ce the streets w he n necessary.

T he app lican t also propo ses th at visua l im p acts can be m itig ated by utilizing landscaping an d be rm s. T he staff is no t su pp ortive of th is am e nd m e nt request. A key goal of PA 6 is to attract hig h-v alu e em plo ye rs, su ch as m anu fa ctu rers, R&D , an d incubator busin esses. Not o n ly doe s Po licy 4-30 en su re a ple asan t visu al aesthetic an d low er noise levels along the stree t fr on tag e, bu t it also supp orts bu ildin g confi gurations that le nd tow ard job-creating in d u stria l use s. C ro ss-d ockin g confi gu ration s typ ically entail truck-load ing docks along the fu ll le n g th of th e fr ont an d rear ele vations of a bu ild ing . These bu ild in gs support w a reh o u se an d distribu tion in du strie s, w h ich ten d to generate low em plo ym e nt.

Po licy 13 -7 8 requ ires a bu ild in g facad e 'b reak' that m easures 15 fe et in w idth an d 5 feet in dep th fo r ev e ry 150 feet of line ar bu ild ing fr ontage. For exam ple, if a bu ild ing is 450 fee t in le ng th, tw o 'b reaks' in th e bu ildin g fa ce m u st be in corporated into the architectural de sig n . T h is po licy en su res th at large in du strial bu ild ings have m ove m e nt an d articulation an d are no t visua lly flat along the ir en tire fa ce . The policy also pro vid es various design op tion s to redu ce th e m assin g of bu ild in g s along veh icu lar or pede strian corrid ors and cre ate visua l in te rest alo ng th e stree tscap e w ith a ped estrian scale. The applicant re q u e sts th at th is policy be am e nde d to no t requ ire dock w alls to pro vid e the m inim um facad e b rea ks in th e fo rm of w all plan e articulation . Rathe r, the app licant is see king the po licy to o n ly requ ire art icu lation at th e roo f lin e and on the corn ers of large w arehouses.

Staff doe s no t su pp ort th is requ e st as th e M PU D pe rm it anticip ates buildings over 1 m illion squ a re fee t. T he se bu ild in gs w ou ld be som e of the largest in du strial structures in th e city and th erefo re requ ire an em p h asis on desig n and visual im pact in an area that is oth e rw ise su rroun de d by ope n sp ace .

Po lic y 13 -5 5 req uires no n-in du strial buildings to be orie nted to fr am e the co rn er of ad ja cen t street in te rse ction s. The T SS P an d M P U D pe rm it have lan d carved out in PA 6 to accom m o date comm e rcial nod e s. T he se areas are m eant to support sm all local service use s su ch as retail, pro fessio n al off ice, fo o d service, fitness, an d m ed ical offi ces. These se rv ice co res allow em plo yee s to m e et an ci llary daily ne eds w ithout driving in convenient distan ce s, w h ich also red u ces th e carbon fo o tp rint of the district. The app licant requests th a t non -in du strial bu ild in gs no t be re q uire d to fr am e the corn e rs an d be developed co n siste n tly w ith cu rre nt m a rket de m a n ds that place parkin g areas m ore pro m inently.

PC ITEM NO.: B
PC FILE NO.: SP2022-001 I PUD2022-002 I DR2022-004 I ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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Staff do e s no t su p p o rt th e am en d m e n t req ue st. T h e visio n of the T SSP is fo r the se co m m e rcia l areas to pro v id e se rvice s an d nee d s to th e em plo yee s of th e indu strial de velo p m e n t in PA 6 . A d d itio na l policie s are in cl u de d in th e T SSP to create gath e rin g an d pe d e stria n -o rie nte d sp ace s in th e co m m e rcial are as fo r pe rson s w orkin g in th e plann in g area . T h e se are as are m e a n t to be a relax in g an d visu ally app e aling sp ace cate red to the em p lo y e e s. T h e co mm e rcia l no de s are not m e an t to attract passe rsb y custom e rs. Staff be lie v es th e p ro p o se d 4 m illio n squ a re feet of ind ustrial w ill ge ne rate en o ug h de m an d to supp o rt th e co m m e rci a l are as w ith o u t nee d in g to m o d ify site co nfi g u ratio n to typ ical ma rket tre nd s.

D . M a ste r P U D Pe rm it: T h e pro p ose d M P U D pe rm it fo r PA 6 is in clu d e d w ith th is rep ort as Exh ib it A to th e att ach e d re solu tio n . T h e pe rm it, pre p ared by th e C ity, in cl ude s m u ltip le se ctio n s, ea ch stru ctu re d as a se t of ap pro v als an d /o r cond itio n s.

1. M P U D pe rm it se ctio n s in cl ud e:
a) C o n te n ts. Pro v id e s app ro val fo r variou s requ ired m ate rials su bm itt ed by th e app lican t, in cl ud in g all th e pla n s listed w ith bu llets in th e Subject sectio n of th is rep o rt.
b) En viro n m en tal C o m plia n ce . Pro vid e s directio n an d sp ecific requ ire m e nts fo r co m p ly in g w ith th e En viro n m e n tal Im pact Re p ort fo r th e TSSP . c) A B 1 60 0 an d N o rthe ast Fe e O b lig atio n s. Pro v id e s direction fo r com plyin g w ith T SSP re q u ire m e n ts to fun d re g ion a l in fr astru ctu re (art e rial ro ad w ays, drain ag e fa cilitie s, etc.) via th e C ity's C ityw id e A B 160 0 an d N o rthe ast fee s. d ) In fr astructu re C o n stru ctio n an d Sh arin g o f C o sts. Pro vide s te rm s an d co n dition s pe rta in in g to co n stru ctio n an d ph asin g plan s fo r infr astructu re related to an d be ne fi ts PA 6 .

T he ap p lica n t T SSP po licy am e n dm e n t re que st le tte r (A ttach m e nt 3) in cl u de s a re q u e st to m o d ify co n dition #D .2 of th e M P U D pe rm it. T he con ditio n re lates to T SS P Po licy 4 -2 3 w h ich re qu ire s railro ad spu rs to be con structe d in PA 6 . T he policy allo w s th e C ity to de te rm in e th e tim in g of co n structio n . O rig in a lly, staff draft e d co n d itio n s to re qu ire th e railro ad sp u rs w ith th e im p ro vem e nts plann e d in Ph ase 1 to in ce n tivize he av y m a nu fa ctu rin g in d u strial use rs. U p on furth er lo gistic al discu ssio n s w ith th e app lican t, staff has re v ised th e con d itio n to en su re railro ad sp u r co n stru ctio n po ten tia l an d access is pro v ide d . e) Lan d , C ircu latio n an d U tility P la n C on ditio n s. Pro v ide s co n d itio n s regard in g futu re zo n in g la n d use de sig na tio n s an d site de v elo p m e nt crite ria ne cessary to com ply w ith th e T S SP .

PC ITEM NO.: B
PC FILE NO.: SP2022-001 I PUD2022-002 I DR2022-004 I ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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f) D e sig n G u ide lin e s C on ditio n s. Pro vides conditions for desig n ele m e nts fo r the plann in g area to m e et T SS P polici e s. See Section E. Community Design Plan below fo r m o re details.
g) A rch ite ctu re R e qu ire m e nts. Pro vid e s guid an ce for future develop m e nt to com ply w ith th e arch itectu re requ irem e nts o f the TSSP. h) O th e r C ond itio n s an d In fo rm ation . Pro vide s m iscellan eo us info rm ation, guidance, an d re qu ire m ents, in cl ud in g pro visions fo r am e nd ing the M P U D pe rm it.

Som e plan nin g are as in th e T SSP have m u ltiple ow n ers. For these areas, the M PU D pe rm it m u st in cl u de te rm s to allocate be nefits and responsib ilities am ong the various la nd ow n e rs an d th eir pro pe rtie s. Becau se a sing le m aste r develope r contro ls PA6, the M P U D pe rm it fo r PA 6 does no t pro vid e fo r such allocation . A ll ob ligations an d benefits be lo ng to th e maste r de velo p e r un de r th e pe rm it.

E. C o m m un ity D e sig n Plan
A cohe siv e com m un ity plan has bee n co m p osed, hig hlighting the pro je ct's environm ental co m plia n ce, fee an d in fr astructu re oblig ations, and m aintenance responsibilities in ad ditio n to archite ctu re and site desig n elem e nts. Fo cusin g on the de sig n features, the D e sig n G uide line s in clud e direction o n 1) architectu re req uirem e nts; 2) m aster landscape plan s; 3) sign ag e; 4) lightin g ; an d 5) m aste r w all an d fenci ng plans.

Architecture Requirem ents: The pro je ct id entifi es tw o architectural characteristics, 'R u ral Ind u strial' fo r th e in du strial de ve lopm ent an d 'A grarian Com m e rcial' fo r the co m m ercial bu ild ing s. T his ae sth etics w ill provid e a palate w ith m aterials, colors, and sh a p e s fo un d o n m an y ag ricu ltu ral bu ild in g s, such as co ncrete, brick, metal, w ood, terra co tta tile s, natu ral colo rs, an d pitche d ro ofl ine s. Refl ecting the TSSP policies, the gu ide lin e s pro vid e crite ria fo r bu ildin g m a ssin g, facade im pro vem e nts, an d arch itectural d e tailin g . Sp e ci fi c em p h asis o n w in d ow s an d doors has bee n inco rporated to ensure that fe n e stratio n be st practices are pro vid e d fo r inte rior daylight to the be nefit of the w o rkfo rce as w ell as pro vid e exte rior pro portions and aesth etics th at supp ort the arch ite ctu ral cha racte r.

M aster Landscape Plans: T he Fairfie ld com m un ity enjo ys an abund ant surro unding of o pe n sp a ce, in cl u din g a gree n be lt/recreation open space, habitat co nservation areas, and ro llin g grasslan ds. T he m aste r lan dscap e plan seeks to achie ve an interconne cted system o f gre e n w ay s, lan d scape s, recreation ave nue s, and op en sp aces that are viable to sustain na tiv e sp ecie s. C o n sistent w ith th e arch ite ctural characters, the landscap e the m es are 'Na tu ral' an d 'A g raria n.' T h e N atu ral th e m e is inte nd ed to pro vid e de sign elem ents re fl e ctive of th e su rro u nd in g en viro n m e nt th ro ug h ro lling grassland s, w etland s, and open sp a ce . C on sisten t w ith th e lan d use plan, la rg e expan ses of ope n space areas w ill rem ain fr e e fr om de v e lop m ent en su rin g th e lan d w ill rem ain an am enity fo r the citizens of PC ITEM NO.: B
PC FILE NO.: SP2022-001 I PUD2022-002 I DR2022-004 I ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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Fa irfi e ld an d su rro u n d in g com m un itie s. T o ph ysically pro te ct the se areas, fen ci n g an d oth e r te ch n ique s w ill be utilize d in cl ud in g th e use of in te rp retive sig nage . T he Agraria n the m e is in ten d e d to pay ho m a g e to th e are a's histo ric ran g e lan d , fa rm ing , an d o rcha rd s.

T akin g in sp iratio n fr o m th e se la nd scap e s, th e land scap e de sig n crite ria boast native grasse s, sy m m e trical an d ge om e tric pla n tin g patt e rn s, an d app rop riate tree sp e ci e s.

T he T SSP pro v id e s spe cifi c re gu latio n s for th e land scape con dition s alon g th e streets an d edg es o f PA6 . T h e pro p o se d gu id eline s m irro r th e se regu latio n s an d ide ntify pro p er stree tsca p e s fo r th e pro p o se d ro a d s, in clud in g be rm in g an d scree n ing crite ria to so ften th e in du stria l b u ild in g s. A d d itio na lly , careful co n side ratio n w as pu t into th e lan dscap e co n d itio n s alo ng th e o p e n sp ace con se rvatio n edg es.

A lso in te g rated in to th e la n dscape pla n are tw o 10-fo o t de com p osed gran ite w alkin g path s w ith d ispe rse d se atin g are as. B o th th e no rth an d south po rt io ns of th e plan nin g are a hav e a w a lkin g path adjace n t to op e n sp ace, pro v idin g an o utd oor recreationa l am e nity to th e in d u stria l w o rke rs.

Signage: T he P u rp o se o f th is sign ag e gu ide lin e s is to establish th e de sig n req uirem e nts an d co n strain ts fo r all prim a ry sig na g e w ith in PA 6 an d to en su re th at its de sig n is ap p ro p riate fo r its su rro u nd in g con text, is visu ally attractive, an d co n trib u te s to th e pro je ct's im ag e an d ch a racte r. C on siste nt w ith TSSP Policy 12 -61, all sig nag e w ith in PA 6 shall be de sig n e d w ith a 'Co n te m p o rary' the m e . Conte m p orary sig nag e may inco rpo rate m o de rn m ate ria ls, sh a p e s, an d o th er de sig n ele m e nts w h ile resp e cting its su rro u n din g co n te xt. P re fe rre d m a te ria ls in cl u de ma so nr y, co ncrete, treated w oo d , stee l, plastic, an d glass.

Lighting: A s pa rt o f th e pro je ct prop o sal, a Lig htin g Plan w as prep ared to ide ntify th e de sig n , ty p e , an d lo catio n of th e stre etlig hts w ith in PA 6 . T he lig ht fixtu re de sig n s are an att ractiv e 'she p h e rd hoo k' sty le con sisten t w ith th e lig htin g th ro u g hout th e T SS P area.

T he T SSP calls fo r N e w C an o n Roa d to hav e su bu rb an lig htin g , an d an in creased lig htin g plan to pro v id e safety ne e de d fo r d iv e rse tran sp o rtatio n ne e d s. Li kew ise, N e w M cCro ry Ro a d is slate d to hav e ru ral lig hting , a le ss in ten se lig htin g sch e m e to pro m o te th e ru ral am b ian ce o f a co un ty ro a d . Su b se q ue n t pho tom etric pla n s id entifyin g lig ht illu m in ance are re qu ire d fo r futu re bu ild ing en title m e nts.

Master Walls and Fences: A n ov e rall w all an d fen ce pla n w as prep ared to ide n tify th e lo catio n , dim e n sio n , an d ty p e o f w all/fen ci n g pro po sed th ro ug ho ut th e proje ct.

W a ll/fen ce ty p e s w e re spe cifi cally se le cte d based on th e adjace nt lan d de velo p m e nt. For exam p le , fen cin g alo n g the op e n sp a ce areas m u st m a d e of no n co m bustible m ate rial to red u ce th e risk po se d by w ild la n d fire s.

F. En viro n m e n ta l R e v ie w : In co nju n ctio n w ith th e T SSP, th e C ity prepa red an d certifi e d an En v iron m e n ta l Im p act Re p o rt (EIR ). W h e rev e r possible , th e EIR is inte n de d to satisfy en v iro n m e n tal re v ie w re qu ire m e n ts fo r su bse q u e nt de v elo pm ent. M o reo ver, state law PC ITEM NO.: B
PC FILE NO.: SP2022-001J PUD2022-002 I DR2022-004 J ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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pro v ide s an exe m p tio n fo r ad ditio n a l en viro n m e ntal review fo r resid e ntial de velop m e nt th at co m p lie s w ith a Sp e cifi c P la n. Thro u g h th e te rm s of th e M aste r Plann e d U n it D e v elop m e n t Pe rm it, th e p ro je ct is re q u ired to im p le m ent all rele van t m itig ation s for PA 6 th at are id e n tifi e d in th e EIR . A sso ciated m itig atio n s relate to bio logical im pacts to w e tla nd s an d spe cial-statu s sp e ci e s.

G . C o rre sp o n de n ce : T h e C ity ha s ma ile d pu b lic he arin g notices to all prop e rty ow n e rs w ith in 50 0 fee t o f th e site an d ha s pu blish e d th e pu blic he arin g no tice in th e Da ily Re p u blic. A t th e tim e o f th is w riting , co m m e n ts have yet to be received in resp on se to th e no tice .

R E C O M M EN D A T IO N
Staff re co mm end s th at th e Pla n n in g C om m ission ad o pt Re solu tio n PC 2 0 23-11

1. A p p ro v in g th e fo llo w in g ite m s:
• M a ste r Pla nn e d U n it D e velo p m e nt Perm it • D e velo p m e n t Re v ie w fo r C om m u n ity D e sig n Plan

2. Fo rw ard ing th e fo llo w in g ite m s to th e Ci ty C oun ci l w ith a reco mm e n d ation fo r de n ia l:
• T rain Statio n Sp e cifi c Pla n A m e n dm e n t
A tta ch m e n ts:

1. P la nn in g C o m m issio n Re so lu tio n PC 2 02 3 -1 1, w ith attach e d :
• Exh ib it A - M a ste r Pla nn e d U n it D e velop m e n t Pe rm it

2. G ene ral P la n Lan d U se an d Zo n in g Exh ibits

3. T rain Statio n Sp e cifi c Plan A m e n dm e n t Req u e st Lett e r, date d Ju ly 25, 20 23 4 . M P U D Pla n Se t

5. D e sig n G u ide lin e s an d exh ib its
PC ITEM NO.: B
PC FILE NO.: SP2022-001 I PUD2022-002 I DR2022-004 I ER2022-005 S:\PLANNING\PC MEETINGS\PC-2023\23-8-23\ITEM B - PLANNING AREA 6\1. TSSP PA6 PC STAFF REPORT.DOCX PC DATE: 08/23/23
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