Agenda, first session — Fairfield City Council, September 2, 2025 (part 3 of 4)

Villages at Fairfield Design Guidelines 22

Figure 28: Horizon Circle & Lot I Residential Collector (Section 11)

Figu
re 29: Horizon Circle "Residential Collector" (Section 12)

Figure 30: Horizon Circle "Residential Collector" (Section 13)

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Figure 31: Horizon Circle "Residential Collector" (Section 14)

Figure 32: Horizon Circle "Residential Collector" (Section 15)

Figu
re 33: Gulf Drive/ Horizon Circle "Residential Collector" (Section 16)

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Figure 34: Gulf Drive "Residential Collector" Adjacent to Park/Elementary School (Section 17)

Figu
re 35: Walters Road "Community Collector" (Section 18)

Figure 36: Walters Road "Community Collector" Adjacent to Park (Section 19)

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Figure 37: Walters Road "Community Collector" Adjacent to Canal (Section 20)

Figu
re 38: Huck Road "Community Collector" (Section 21)
Figure 39: Huck Road "Community Collector" (Section 22)

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Figure 40: Typical Residential Collector (Section 23)

Figu
re 41: Pullen Lane "Residential Collector" (Section 24)

Figure 42: Typical 58’ Residential Street (Section 25)

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Figure 43: 46’ Residential Street (Section 26)

Figure 44: 55’ Residential Street Adjacent to School (Section 27)

Figure 45: 43.5’ Residential Street (Section 28)

Figure 46: Residential Street Adjacent to Hillside Open Space (Section 29)

Figu
re 47: Residential Street Adjacent to Linear Park (Section 30)

Figure 48: Fonstall Way (Section 31)

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29 30
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Figure 49: 47.5’ Residential Street (Section 32)

Figure 50: 53.5’ Residential Street (Section 33)

Figure 51: 47’ Residential Street (Section 34A)

Figure 52: 41’ Residential Street (Section 34B)

Figu
re 53: “Street P” County P/L Road (Section 35)

Figure 54: 35’ Residential Street (Section 36)

32 33

34B
35 34A

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Figure 55: 40’ High Line Drive Residential Street (Section 37)

Figu
re 56: Residential Street @ County P/L (Section 38)

Figure 57: High Line Drive (at Lago Vista Entry) County P/L Road (Section 39)

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4.2 Street Corridor Landscape
The
major streets corridors and common areas landscapes establish the identity and character of the Villages at Fairfield
. The streetscape will complement the adjacent streets and subdivisions with similar wall and landscaping features, but will reflect the need to conserve water with informal shrub and groundcover comprised primarily of drought tolerant plants. The landscape corridors include a uniformly spaced tree line along the street with less formal clusters of secondary accent trees that mark gateways and project edges. The street landscape will merge with adjacent preserved open space and wetlands that help define the character of the community.

The landscape theme will vary among the different street types and widths to take into account the hierarchy of street types and the integration of pedestrian, non-vehicular, and vehicular connections. Plant material shall be arranged in a tiered fashion to create depth, with layers of overhead tree canopies, shrub plantings at building walls, property lines and fences and low shrubs and groundcovers in foregrounds.

Figures 15 through 56 illustrate the width of the landscape corridors, sidewalks, and placement of street trees within each of the street conditions planned in the community. These Guidelines do not specify certain tree or shrub species assigned to specific streets. The selection of street trees, subordinate and accent trees, shrubs and groundcovers will be specified in the Landscape Documentation Package as required in the Municipal Code Section 22.A.4.

Appendix A Plant Palette includes a list of trees species, shrubs and groundcovers that can be applied to appropriate locations determined by the character and size (width) of all streets. Appendix A also specifies a separate plant list of native, and native compatible, species for use in the open space, and along open space edges.

General Street Tree Planting Standards
The builder/developer shall install landscaping/ irrigation between sidewalk and private fence. The builder/developer shall coordinate with the City to provide a 10’ public landscape easement as necessary so that a Lighting and Landscape Maintenance District may maintain lots whose side or rear lot lines are along an arterial or collector road.
• The street tree theme shall provide a mix of species on streets and blocks. • All street trees shall be a minimum of 24-inch box size. • All street trees shall be planted a minimum of four feet (4’) from the back of walk but no greater than eight feet (8’) from back of walk.
• If the designated street tree is an evergreen species, subordinate, and accent trees shall be a mixture of 33% evergreen and 66% deciduous species. If the designated street tree is deciduous, then subordinate, and accent trees shall be 66% evergreen and 33% deciduous species. • Special attention shall be required in the design of the planting plan to:
o Preserve or frame desirable vistas or views of the existing landscape drainage channel and linear park.
o Screen or soften undesirable views of exposed residential backyards, retaining walls, cut / fill slopes and/or utility equipment. Evergreen trees are required in these locations. • Street trees shall be planted at a uniform depth relative to the curb to ensure a uniform look. • Clustering trees near property lines is preferred. However, no trees shall be planted directly on property lines.

Accent Tree, Shrub and Groundcover Plant Material Guidelines • Plant material species shall be selected from the plant material palette provided in Appendix A. • A minimum of 50% of the total quantity of shrubs shall be five (5) gallon size. • No more than 25% of any landscape area shall be composed of deciduous shrubs. • Shrub plant material shall be placed in informal masses and/or clustered arrangements. Groups of three to five shrubs of the same type shall be placed adjacent to each other. • Groundcovers shall be from either one (1) gallon, liners or flats installed in a triangular pattern with appropriate on-center spacing as detailed in the plant list contained herein. • When developing a shrub and groundcover planting design, a layered, tiered arrangement is required: foreground groundcover (6”-12” high), in front of a small shrub (1’-3’ high), followed by a medium shrub (3’-4’ high), or backed by a tall shrub (5’-6’ high).

Lawn Areas
Lawn areas (turf) shall comply with Section 22.A.5(12) (Fairfield Municipal Code) and the following guidelines. • Lawn areas shall not exceed 25% of the total landscape area, and generally shall be a minimum of 8’ wide and meet the requirements of the Maximum Applied Water Allowance (MAWA). • Turf is prohibited on MDR lots as lot sizes are considerably smaller and thus difficult to achieve minimum acceptable standards under MAWA.
• All lawn areas shall be sodded with a drought tolerant, Rhizomatous Tall Fescue (RTFTM blend) or equal.

• The lawn area shall be properly soil amended, compacted, finish graded and rolled prior to the laying of the sod.
• Slopes within lawn areas shall not exceed a slope of 25% (4:1) and shall have a minimum slope of 2% (50:1).
• Where trees are planted in lawn areas create a 2’-0” diameter basin. • Redwood or plastic headers shall be installed to separate lawn areas from shrub planting areas.

Install redwood or plastic headers to form an even continuous curve; angles or sharp changes in curves are not acceptable.

Informal planting of
native and drought
tolerant shurbs and
groundcover typical of
thelandscaping along
major streets.

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4.3 Water Efficient Landscape
All lan
dscaping in street corridors, common areas, commercial areas, and private residences shall comply with the City
of Fairfield Municipal Code Chapter 22A Water Efficient Landscaping to achieve an overall water eﬃcient landscape. The concepts of hydro-zoning, or using materials that are compatible in their water use requirements together within the same irrigation zones, are to be applied with all planting and irrigation design.

Landscape Architects are required to provide state mandated Maximum Applied Water Allowance (MAWA) water use calculations on all landscape plans submitted for DRC review and approval. All plant species ratings for low, medium, and high water use categories shall be based on the UC Cooperative Extension’s Water Use Classification of Landscape Species (WUCOLS). In order to achieve the required water eﬃcient landscape rating all landscape plans must meet the State of California, and City of Fairfield, standards for landscape design.

Drought Tolerant Plant Material
The careful selection and use of plant materials that have low-water consumption characteristics is desirable. Plant material that can tolerate occasional periods of reduced irrigation cycles will allow the landscaped environment the ability to withstand short-term drought conditions with the least amount of damage. Water-conserving landscapes shall:
• Group plant material with similar water needs so they can be irrigated together (hydro zoning) and/or placing
“thirsty” plant material in protected microclimates
shielded from drying summer winds and direct sun.
• Evaluate the need for high water use lawn areas. Groundcovers with turf-like appearance may be satisfactory for landscaped areas while reducing water needs. • Select the correct plant material for the right planting situation.

Irrigation Systems
All landscape areas shall have automatically controlled irrigation systems that comply with City of Fairfield Municipal Code Chapter 22.A.5 Water Efficient Landscaping Design Requirements and Guidelines. Irrigation design may incorporate the use of spray, and/or subsurface in-line emitter, or other high eﬃciency drip-type systems, or any combination of those varying system types. Based on industry standard landscape maintenance, and the associated costs, as well as long-term irrigation performance and general plant performance the predominant use of spray irrigation is preferred in all common areas and public projects.

All irrigation systems in the Villages of Fairfield shall apply the following Guidelines:
• Anti-siphon valves shall be installed in shrub beds and not in lawn areas. • Where double check valve backflow prevention is required, buried electric control valves will be installed.
• It is recommended to install irrigation PVC sleeves beneath driveways, walkways or other paved areas prior to concrete installation. Install the necessary number of sleeves, properly sized, to accommodate the front and rear yard irrigation system mainline, lateral lines and controller wiring. • Only NSF approved PVC irrigation pipe shall be used in the irrigation system. Use only a NSF approved and compatible solvent weld product and primer to join PVC pipes and fittings. • Where rock is encountered during trenching, all irrigation piping shall be installed with a 3” deep envelope of clean fill or sand around the pipe.
• Monitor and maintain the system to minimize equipment and material failure. Broken sprinkler heads, leaks, unreliable valves, etc., should be repaired as soon as they become apparent.

Mulch
All shrub beds shall receive a 3” thick layer of landscape grade shredded cedar bark mulch or other material approved by the DRC and City to reduce water evaporation and weed growth. No shredded bark will be allowed; recycled bark meeting the specifications cited herein will be considered upon submittal of a sample from the contractor to the DRC
The use of crushed rock, gravel, lava rocks or other decorative “landscaping” rock for mulch is not allowed. The use of impermeable plastic weed barriers is not allowed.

Erosion Control
Planting areas with slope gradients of 33% (3:1) or steeper shall be stabilized to prevent soil erosion. Soil stabilization methods shall be accomplished by the use of groundcover plant material and artificial (jute mesh, terracing, etc.) means. Jute mesh shall be installed on slopes 3:1 or steeper.

Landscape areas shall be graded to eliminate angular, engineered slope cuts into rounded, rolling and naturally contoured slopes that smoothly transition from a higher to lower elevation.

4.4 Street Hardscape and Furnishings
Stre
et hardscape includes the pavements and other hard (non-landscape) elements in a street corridor. In the Villages
at Fairfield these elements may include street furniture such as trash receptacles, mailboxes, benches, lighting, directional signs and landmark signs.

Pavement
Sidewalk pavements shall be consistent with City of Fairfield standards. Special treatments, such as coloring and texturing may be allowed at pedestrian crossings and entry gateways when specified as an element of the gateway design plan, and approved by the DRC and the City.

Street Furniture and Mailboxes
A unified family of street furnishings will be selected for Villages at Fairfield that includes tables, mailboxes, trash receptacle and benches.

Mailboxes shall be metal and be pole mounted per United States Post Office direction, and City approval. On streets with separated sidewalks, the mailbox shall be located within the parkway strip. If the sidewalk is located at the back of curb, then the mailbox shall be located at back of sidewalk.

Mailboxes shall in no case overhang a sidewalk, or interfere in anyway with pedestrian, bicycle or vehicular access within the right-of-way.

Landscaping with drought
tolerant groundcovers.

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Decorative Art
Outdoor art work, particularly wrought iron work in common areas and entry features of the project, is encouraged. The decorative art plan shall be incorporated into the landscaped plans for the Project.

Signs
Street signs will be City of Fairfield standard street posts and signs.

Directional and landmark signage shall be consistent with the common area walls described in Section 4.5 Walls and Fences. Lettering shall be commercially fabricated metal letters with enamel paint finish. Trail and park signage shall be consistent with City of Fairfield standards and with accompanying site furnishings and recreational equipment.

Street Lights
Residential neighborhoods, arterial and collector streets will receive a single pole, pedestrian scale fixture consistent with existing city improvement standards.

Streetlights shall be a pole mounted decorative electrolier for all interior streets. Posts and bases shall be standard black finish and installed per manufacturer’s instructions. On streets with separated sidewalks, the light pole shall be located at the front of the sidewalk within the parkway strip. On streets with monolithic curb, gutter and sidewalk, streetlights shall be located at back of walk.

4.5 Walls, Fences and Gateways
All w
alls and fences will comply with Municipal Code Section 25.30.2 Fences, Walls, and Hedges. The Villages at Fairfield
include a variety of fence conditions that determine the type of fence. The determination considers the adjacent land use (whether adjacent to single family dwellings, or open space). Figure 58 illustrates the location of fences and gateways, and the type of fence used in Villages I, II, Lago Vista, and Figure 59 illustrates the location of fences and gateways, and type of fence used in Villages III & IV.

Walls and Fences Along Arterial and Collector Streets
Walls and fences along the major streets define the edges of the street corridor. Typically, these walls and fences provide privacy (block walls or wood fences). In conditions where a road abuts an open space, such as adjacent to a park or a permanent open space, the Guidelines call for an open style fence that allows a view to the open space.

General Guidelines
• Where more grade retention is necessary, terracing or similar options should be considered. Materials such as natural rock, or split face block, or colored poured in place concrete may be used for these walls, with a free form or curvilinear form and aesthetically pleasing appearance. • Fencing along the edges of parks and open space should be visually permeable to provide uninterrupted views from adjacent land uses and allow observation of public areas to aid security. Where appropriate, a 12” high masonry or concrete base to the fence is desirable for maintenance reasons. • Private owners are prohibited from planting vegetation or constructing fences or other structures on public open space.
• Metal or wooden fencing may be used within parks and open space or along the adjacent residential property lines. Chain-link fencing is prohibited in these areas. The selected fencing should be simple and elegant in design, emulating the character of surrounding buildings and structures. • All wood fencing should be painted or stained in a neutral color that blends with the surrounding landscape and or complements the housing color palettes. • Fencing along the perimeter of parks and open space is not required unless there is a safety issue, but it may be used for increased privacy, to define ownership, or for other purpose.

Walls
The Villages at Fairfield attempts to capture the feel of the early California Ranch. As shown in Figure 60, the landscape designer should consider an emphasis on simple finishes of stucco and tile or stone veneer in the community areas, and along major streets. CMU walls shall be consistent with the CMU walls on the adjacent Wood Lake Estates and Gold ridge developments to provide a consistent aesthetic quality for the Villages of Fairfield. Split-face Concrete Masonry Unit (CMU) shall be located along property lines that front arterial roads.

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Figure 58: Walls, Fences and Gateway Features in Villages I & II, Lago Vista, and Laurel Creek Plaza

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Figure 59: Walls, Fences and Gateway Features in Villages III & IV

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Pilasters constructed of concrete block with a veneer of decorative stone and capped with tile shall be placed at approximately 100-foot intervals or where the wall changes direction or makes a grade change, and at community entries and neighborhood entries.
• Walls should not detract from a sense of openness and obstruct desirable public views of open spaces. • Masonry wall design shall incorporate tree, vine, shrub, and hedge plantings to soften their appearance by covering the wall within five years.

Fences
Fences at Villages at Fairfield are comprised of pilasters or posts; horizontal rails at bottom, and top; and infill boards called the “main body”. Fences may be site-constructed or prefabricated, in module widths between 6’ and 9’. Except for pilasters, all fencing components should be visually consistent with common lumber sized and construction. Where the slope of the lot requires stepping, the top of the fence may be sloped. Fence design may be consistent with building architectural styles.

Fencing Material
• Cedar or redwood fencing shall be painted or stained to complement house color palettes. • Open picket tube steel or aluminum metal fencing.
• 5 feet is minimum fence height for pool security fence. • Base walls materials shall match masonry walls for
continuity.

Fence Plantings
• Lawn is not permitted at the base of fencing.
• Must provide a minimum two-foot deep foundation
planter at the interior and must meet city of Fairfield standards for height and setback.
• Plant Spacing is dependent on each specific plant type.

Front Yard
Fencing
All front yard fencing should be consistent with the architectural style of the house, and must meet City of Fairfield standards for fence height and setback.

Good Neighbor Fence: Rear Yard & Interior Side Yard Fencing “Good neighbor” rear and interior side yard fencing is placed between residential lots to provide privacy. (Figure 61). Standard wood panels comprised of 1x6 redwood boards are alternated to provide a screen between lots.

For each neighborhood, a standard stain finish shall be selected on wing fencing between homes that is viewed from the street. The preferred color shall be a medium brown, semi-transparent stain. • Maximum height 6 feet from finish grade on high side of yard; • Fence facing neighboring back and side yards shall be 6 feet privacy design. • Fencing must be built on the pre-determined fence line outlined on plot plan. • Double fencing is not allowed.
• Recessed minimum 5 feet from front facade of house (porch excluded).

Metal fences maintain views to open
space.

Figure 61: Good Neighbor Fence

Figure 60: Typical CMU Wall with Pilasters

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Corner Lot, Street Side Yard Fencing
The corner lot fence is located at the residential side lot property line along an adjacent street, either at an internal residential street intersection, or adjacent to an arterial or collector street. Along a residential street, the corner lot fence shall match the “Good Neighbor Fence” in materials, height, and color. (Figure 62). Along an arterial or collector street, and adjacent to entry monumentation the fence may continue the CMU and pilaster design at neighborhood entries.
• Maximum height is 6 feet and may be
wood or metal depending upon orientation of lot to street or open space.
• Wood fence should be enhanced with cap and trim.
• Place fence outside Public utility easement.

Decorative View Fence #1: Residential Yard Perimeter Open Metal Fence Adjacent to Open Space
Open Metal Fence shall be located adjacent to developed properties that abut parks and open space areas; however, Good Neighborhood Fences may be utilized for private yard spaces. The metal shall be painted a uniform black color to ensure consistency in community character. The fences shall be made of tubular steel and consist of top rail, bottom rail, and pickets spaced at uniform intervals (Figure 63). • Maximum height is 6 feet.
• 60” is minimum fence heights for pool security fence.

Decorative Partial-View Fence #2: Residential Yard Perimeter Partial Open Metal Fence Adjacent to Open Space
The partial wrought iron view fence shall be made of tubular steel for the top 1/3 or 1/2 of the fence and the bottom shall be made of wooden privacy/debris fence. The wrought iron portion shall consist of top rail, bottom rail and pickets spaced at uniform intervals. As an alternative to View fence #1, this Partial-View fence #2 may be located adjacent to developed properties as they abut parks and open. The wrought iron shall be painted a uniform black color to ensure consistency in community character.

• Maximum height is 6 feet.

Wire Fence
Wire fence may be located adjacent to open space. It consists of metal posts supporting four strands of high tensile barbed wire per the City of Fairfield standards (Figure 64).

• Maximum height is 4 feet.

Figure 62: Corner Lot Side Yard Fence

Figure 64: Wire Fence

Figure 63: Decorative View Fence

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Concrete Split Rail
Concrete split rail fence may be located within 10 feet of the back of sidewalk in areas adjacent to open space and wetland areas. Such fences consist of precast concrete posts and horizontal members with a faux wood finish.

Improvements plans for specific installations shall determine the color and other complimentary improvements, including signage. (Figure 65)
• Maximum height is 3 feet.

Gateways
In concert with the major street landscaping, the community entry points (gateways) contribute to the overall character and sense of place in the Villages at Fairfield. The materials, colors, trim details and style, including lettering, set the design tone for the entire project. This section describes the overall vision, and specific types of gateways.

The entry monuments shall be constructed of CMU block with a stucco veneer and paint finish topped with an ornamental open, vertical element as illustrated in Figure 66. The addition of stone veneer is permissible to wall sections and pilasters on community entries. The use of planters and pots attached to the wall or pilaster is also permissible. Tile accents may be used along the top of walls below the cap, and as spot accents on pilasters.

Figure 65: Concrete Split Rail Fence
Figure 66: Gateway Feature at West Entry to Linear Park at Clay Bank Road

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Figure 67: Typical Major Community Entry (Manuel Campos Parkway and Walters Road)

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Figure 68: Typical Community Entry- (Manuel Campos Parkway and Clay Bank Road)

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Figure 69: Typical Village Entry (Clay Bank Road and Gulf Drive)

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Figure 70: Typical Village and Minor Commercial Entry

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4.6 Residential Lot Landscaping
Front Yard Landscape Design Concept
The design and layout of lawn, shrub and groundcover areas should “flow” from one house to another, creating a natural, continuous and fluid landscape experience irrespective of property lines.

Figure 71 illustrates the typical residential landscape planting concept in residential front yards. To minimize water demand in residential landscapes individual homes may use water conserving landscape concepts including drought tolerant and native plants, clusters of shrub and low, creeping groundcovers, rock gardens, mulches, and irrigation systems designed to maximize water efficiency. Irrigated turf should not exceed 25% of the landscaped area of the front yard, and zero use of turf is acceptable where replaced by drought tolerant shrubs and ground covers.

The design concept for “production front yard” landscapes relies heavily on accent and canopy trees for shade and visual interest. The use of more, and, when mature, larger shrubs, along with evergreen trees will provide greater botanical interest, screening, and a sense of maturity, as compared to landscaping displayed in typical new communities.

To avoid mass loss of trees from species-specific disease, the Landscape Documentation Package as required in Section 22.A.4 will have the flexibility to allocate a variety of street trees in individual subdivision.

Trees must be selected from Appendix A and should include a mix of broadleaf evergreen for streets oriented north/south and deciduous trees on an east west axis. This allows for solar access shading in summer and sun access in winter months.

Street and secondary accent trees should be located to shade homes in the summer, yet maximize winter solar exposure. The use of large, canopy trees will ensure shaded, walkable streets, mitigating the heat of summer while enhancing neighborhoods with a strong over-story.

Deciduous tree species shall be planted along south and west building elevations.

Residential yards may include contain varieties of edible fruit trees and shrubs such as, but not limited to Pear, Apple, Peach, Nectarine, or Plum. Fruiting trees shall be planted and maintained to avoid fruit drop on the sidewalk.

At corner lots, special care shall be taken to create interesting plant compositions. Landscaping at building foundations and in front of side yard fences shall be in tiered planting arrangements in simple, drift s of large and small shrubs.

Figure 71: Typical Residential Landscaping Planting Concept

Residential Yard Irrigation
The design of residential yard irrigation system shall apply the following Guidelines:
• The homebuilder will provide the required electrical power for the automatic irrigation controller as part of the home’s electrical system and will conform to all building, electrical and local codes (detached units only).
• The homebuilder and/or landscape contractor on detached dwellings will coordinate to provide the irrigation system water point of connection with an irrigation water stub for the front yard at the home’s main supply valve. This system shall extend a pressure main line around the front of the home as an extension of the remote control valve manifold to a point 4’ beyond the side yard fence into the rear yard of the property.
• The irrigation system valve manifold will be located on the side of the house and not adjacent to the front door entry walk area. Valves shall be installed in shrub beds, not in lawn areas, within 12” of the home foundation or building slab (detached units only). • Anti-siphon valves will be installed per manufacturer’s instructions and will be located a minimum of 12” above the elevation of the highest sprinkler head. At residential lots where the highest sprinkler head exceeds this height, a double check valve backflow device will be installed per local codes. Install anti- siphon valves in shrub beds and not in lawn areas.
• Where double check valve backflow prevention is required, buried electric control valves will be installed.
• Install an irrigation system shut-off gate above grade adjacent to the main supply valve for the house.

The shut-off valve shall be a gate valve installed upstream of the irrigation system valve manifold and shall be the same size as the irrigation system’s constant pressure mainline diameter size.

Not more than 25% of front
landscape may be irrigated turf,
and drought tolerant landscape is
acceptable.

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Tree Planting Requirements
• Street trees shall be planted an average of one 24”-box tree per 25 linear feet of street frontage on single-family residential lots.
• All planting areas should contain a minimum of 12 inches of conditioned, amended, and fertilized soil and top dressed with 2 inches of bark mulch.
• Weed control fabric is not required in planting beds. However, a pre-emergent weed control product is recommended.
• There must be a continuous edge between the plant bed and mowed turf when planting.

Subordinate and Accent Front Yard Trees
A subordinate and accent layer of subordinate tree species will be used in front yards to provide additional structural and spatial form as well as variety and seasonal interest for homeowners. The selection and use of additional front yard trees for shade, accent and streetscape interest will further add to the strength and enduring value of Villages at Fairfield. Flowering trees, evergreens, and trees of botanical interest and value have been included in the following plant lists for front and side yards.

The homebuilder will specify secondary and tertiary trees on the Landscape Documentation Package submitted to the DRC.
• Subordinate and accent front yard trees shall be a minimum 15-gallon size. • Installed by builder prior to closing.
• To quickly establish a more mature street scene, larger front yard trees are encouraged. For example, rather than plant a typical 15-gallon tree, increase the size to 24” box, and plant either two 24” trees or one 36” box tree(s) on corner lots
• A minimum of 2 feet mulched radius tree ring or rectangle from curb to sidewalk is required at the base of the tree and be consistent with the edging in the yard. (composite, steel, or shovel-cut) • Deciduous trees should be located to provide summer shade on south/south-western exposures. • Tree spacing is dependent on species type.
• Evergreens should be at least 6 feet in height at installation. • Location and amount outlined on plot plan.
• 2 inch caliper minimum.

Shrubs
• Plant material species shall be selected from the plant material palette provided in Appendix A. • A minimum of 50% of the total quantity of shrubs shall be five (5) gallon size. • No more than 25% of any one front yard landscape shall be composed of deciduous shrubs.

Planting plans are encouraged to have a mix of both evergreen and deciduous plants for all year color. • Hedges are permitted on all lots and must be maintained on a regular basis. • Shrub spacing varies depending on species type, typically never more than 5 feet on center. The proper spacing of trees, shrubs and groundcover to allow adequate room for the plant material to grow into its natural form and ultimate size at maturity is exceedingly important but should not be used as a basis for decreasing shrub quantities.
• Shrub plant material shall be placed in informal masses and/or clustered arrangements of three to five plants.
• Strategically place landscaping between the homes to screen and soften exposed interior side yard and rear yard fencing. Use evergreen plant material to the maximum extent possible in these situations.

Perennials
• Minimum plant size at installation is 1 gallon
• Spacing: 18 inches on center, depending on species type. • Planting plans are encouraged to have a mix of both evergreen and deciduous plants for all year color.

Foundation Plantings
• Foundation plantings are required at the base of houses and garages. • Foundation planter beds should be a minimum of 3-5 feet deep and screen the foundation. • Plantings should be planted at denser-than-normal spacing to ensure good foundation coverage.

Ground Cover
• Ground cover includes living material, but stone, cobble, gravel, and or bark mulch may be permitted to achieve water-conserving design.
• Low-growing (6”to 18” high) and spreading (3’ to 12’ wide) plants that cover the ground and keep weeds down also can add seasonal interest with flowers and color. • Spacing a minimum of 18 inches on center, depending on species type. • The groundcover edge shall consist of recycled plastic bender board. Other materials may be considered if they can create the required smooth sweeping curves.
• Turf substitutes are preferred, but not required. Mowed turf areas must be large enough for practical use (minimum of 8’ wide) and be located no closer than 3-5 feet from foundations (house and garage,) and 2 feet from fences and tree trunks in shrub beds.
• Groundcovers shall be from either one (1) gallon, liners or flats installed in a triangular pattern.

Paving
• Pervious paving is recommended in areas such as garden walks and secondary pathway through the yard. • Colored or stained colored concrete is encouraged, however, painted concrete is not allowed.

Garden Structures (Trellises, Arbors.)
• Residential garden structures visible from the street should be consistent with the house’s architectural and landscape character and located in a manner that complements both. 5 Architectural Design
The Architectural Design Guidelines ensure that all residential building design in Villages at Fairfield will be of high quality
and have an appearance that will enhance and be compatible with the character of the surrounding Fairfield community. The Guidelines provide detailed guidance to the homebuilder regarding the level of architectural design, variety, and quality required for each home built in the Villages at Fairfield.

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While an overall goal of Villages at Fairfield is architectural harmony, variety is an important objective, and is strongly encouraged. Quality of materials, the quality of design, and the quality of construction is the primary objective in the goal of architectural harmony.

The Guidelines focus on the design of single-family dwellings. Parcels in the various villages addressed by these guidelines are zoned RLM (Residential, Low Medium Density) District or RM (Residential, Medium Density) District.

Although the RM District will allow attached dwelling units, the Villages at Fairfield is planned to include a variety of de
tached single-family home types. The Villages at Fairfield includes a High Density zoned parcel (RH, Residential High Density) which will be subject to the detailed review process established in the Fairfield Municipal Code when a subsequent application for development is submitted. The Villages also includes the Laurel Creek Plaza Commercial Center that was approved previously and is subject to a separate design standard.

The following information is a supplement and enhancement to the Fairfield Municipal Code, Zoning Ordinance, Chapter 25 (as amended from time to time). When there is a conflict between the requirements contained herein and the City’s Zoning Ordinance, the more stringent shall govern.

5.1 Architectural Styles and Character
This
Guideline does not limit homes for Villages at Fairfield to specific styles in residential architecture; however, the
architecture of each residence shall reflect the following principles:
a. Complete, Coherent Use of the Style.

The style must be articulated in the roof forms, façades, massing, detailing and material and color selections. Coordination of building style, landscaping and accent materials are encouraged. b. Distinct Use of the Style
Mixing of styles, e.g. Gothic columns with Spanish Colonial architecture must be avoided. c. Style Integrated With Surroundings
The overall character and scale of the architecture style must integrate with the style of the adjacent housing.

The massing, character, and detailing of the architectural styles should be authentic. Architects and designers are encouraged to exercise creativity and individual expression in conceiving and interpreting architectural form, but architectural styles should be honest and appropriate for the building type.

Energy Efficient Design
• In conformity with the California Green Code, buildings should attempt to integrate resource-friendly technology and green building practices into the building design. • Use of energy eﬃcient building design is encouraged.

Architectural Details
• Building details will enhance and complement the overall building design and its associated architectural style.
• Architectural details such as trim, window boxes, brackets, trellises, molding, and sills should be proportional to the element they are enhancing.
• Use of awnings and overhangs may be appropriate for some building styles to enhance overall design. • Building elevations facing the street should include design elements that provide shadow and depth.

Such elements include recesses, overhangs, changing rooflines, balconies, wall projections, covered entries changing rooflines, and other design elements that provide shadows and depth.

Entryways
Street facing building entries, porches, and other architectural elements should create a human scale environment, and provide transitions from public to private spaces. The following measures will help accomplish a clean entry sequence extending from the public sidewalk to the front door:
• A walkway (not inclusive of the driveway) from the
sidewalk to the front porch or residential entry.
• A walkway from the porch or residential entry to the
driveway.
• Functional front porches or front stoops.
• Clearly defined site and building entries that are in scale with the dwelling and are oriented directly to the street frontage. • Front doors that are clearly identifiable from the adjacent street, with distinctive architectural elements and materials to denote the prominence of the entry.

Doors and Windows

• Front doors shall be high quality, and complement the architectural style. The use of distinctive upgraded hardware and materials denoting prominence is encouraged. Except for side entries on narrow lots, entry doors should be visible from the street. • Doors and windows should complement the architectural style of the building.
• Window and door materials shall not include reflective glass, as it creates glare.
• On all façades visible from public or private streets, windows should be articulated using contrasting trim at least 4” wide, shutters, mullions, bay windows, etc. Front façades should feature reveals, recesses and other architectural treatments to provide visual interest.

Porch and door color
selection help to make the
door visible from the street.

Lighting ﬁxtures help to establish the
prominence of the entry way while
complementing the architectural style.

Page 266 of 438 ends

Villages at Fairfield Design Guidelines 45

Garage Doors
In general, the appearance and prominence of the garage doors in the building facade should be minimized and designed to complement the building architecture. Proper treatment of the garage is critical to creating a sense of variety and quality.
• Articulation of the garage façade is important for all floor plans and it is critical for garage forward plans.

Lot and floor plan permitting, tandem three car
garages are allowed.
• All garage doors shall have a minimum 6” recess from the frame to create a shadow line. Forward garages
must be recessed a minimum of 12” behind the
garage wall plane.
• Variation of garage door styles are required.

Architectural Lighting
• Exterior lighting fixtures should complement the
overall architectural style of the building.
• Lighting fixtures shall not create flare or spillover to adjacent neighbors. • Use of lighted building address numbers so that it is visible from the street at night.

5.2 Building Setbacks
Res
idential setback lines will adhere to the minimum requirements as provided in the Residential Development Stand
ards in these Guidelines and Fairfield Municipal Code Section 25.20.3 Development Regulations, unless otherwise indicated in Section 5.2.5 of these Guidelines. To achieve visual variety while maintaining a comfortable street edge, the setback should vary where feasible, particularly in the garage and second floors.

Porch
When utilized, porch areas should be a minimum of 6’ in depth from front of post in order to bring the “social” part of the home closer to the sidewalk.

The porch setback shall be a minimum of 10 feet from the front property line if the sidewalk is monolithic, 8 feet from the front property line if the sidewalk is separated, and 5 feet from the front property line if the house faces a priv
ate courtyard.

Projections & Bays
In order to create a variety and human scale in the façades, bays and projections shall be permitted to encroach up to three-feet (3’) into the side and rear building setback area. However, under no circumstances will projections and bays be allowed within a minimum 15’ from the front setback line.

Side Yard
• Side yards shall have a pad (behind the fence) for placement of two 50-gallon recycling “cans” or an alternative dimension needed to accommodate three smaller cans. • For privacy purposes, windows that face onto side yards should be located where feasible so that they do not align with neighboring homes.

Accessory Dwelling Units
Accessory dwelling units are allowed and encouraged, subject to Building Code, Zoning Ordinance, and any relevant setbacks listed above.

Alternative Development Standards
In order to achieve a cohesive neighborhood design and maintain appropriate setbacks for small lot development, the following development standards shall apply in the Lago Vista neighborhood. Where development standards are not specified below, refer to Table 25-4 of the City of Fairfield Municipal Code.

Table 3: Lago Vista Site Planning Development Standards RegulaIons Zoni ng District
(All ﬁgures are minimums measured from property
lines and in linear feet unless otherwise noted)
RLM RH Applicable
Footnotes
Maximum Density (dwelling units per acre) 4.5- 8.0 15.0-22.0 Note 1 Lot Area (square feet)
Detached No minimum

AYached
Lot Dimensions (minimum)
Width
Interior

30’

19’ Note 2
Corner 35’ 28’
Depth No minimum
Parking
On-site spaces per dwelling

1 covered, 1 uncovered Notes 3, 4
Oﬀ-site spaces per dwelling 1 uncovered -
Visitor - 1 space for each seven
units

Landscaping
Street Trees
One 24” box tree per
front yard - Note 5
Front yard landscaping installed by developer
Required

Tree Density -
1 tree for each 325
square feet of on-site
landscaping
Note 6
ResidenIal Waste CollecIon and Storage For new subdivisions with street frontage, project shall provide 12 linear feet per unit on-
street for toter placement. Alterna[vely,
residen[al waste can be disposed of in a shared
receptacle (dumpster or bin) contained within
an approved trash enclosure that meets City of
Fairﬁeld standards.

Note 7

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Villages at Fairfield Design Guidelines 46

Open Space (squ are feet)
Private open space per unit

33.25’x81.5’

340 (min. 7’ wide)

45’x68’ 450 (min. 7’ wide) - Note 8
A
ached - 140 (min. 5’ wide)
Common open space (percent of net project area) 3% of net project area Recrea%on ameni%es At least 50% of common open space shall be developed for ac%ve or passive recrea%onal
uses. One minor recrea%onal amenity per 50
units or por%on thereof.

Notes:

1. Density may be blended across all like zones within the VAF Plan Area to allow ﬂexibility based on phased development.

2. Lago Vista RH to be developed with duplex units.

3. Tandem parking within a two-car garage is allowed as required parking. Also, required uncovered parking may be placed in a garage, or oﬀ-site (e.g.; as an addi%onal on-street space or in a parking bay).

4. Oﬀ-site parking spaces shall be provided within 200 feet of each lot.

5. If it is not feasible to ﬁt a large shade tree in the front yard due to driveway and/or u%lity placement, a smaller accent tree may be used instead. Refer to the Plant Pale?e in Appendix A for a list of allowed trees.

6. Minimum seven percent of required trees shall be box species.

7. If individual toters for each unit are used, an enclosure screened from view shall be provided.

8. Private Open Space includes California Room if present.

Table 4: Lago Vista Building Development Standards
Regula
ons Zoni
ng District
(All ﬁgures are minimums measured from
property lines and in linear feet unless
otherwise noted)
RLM RH Applicable
Footnotes
Dwelling Unit Size (minimum) 480 SF 200 SF Note 1
Lot Coverage (maximum) 55% 70%
Setbacks (minimum)
Front (measured from back of walk)
To porch

10’

3’ Note 2
To living area (1st or 2nd ﬂoor) 10’ 3’
To garage 18’ 3’
Street side yard (measured from back of
walk) 10’ 3’ Note 2
Street side yard at curb return

33.25’x81.5’ lot

10’

45’x68’ lot 5’ -
Interior side yard

33.25’x81.5’ lot

3.5’

45’x68’ lot 4’ -
A
ached - 0’ one side, 3’-3” one side
Rear

33.25’x81.5’ lot

7’

45’x68’ lot 10’ (5’ to California Room) -
A
ached - 5’
Building Height Limits (maximum)
Main dwelling

35’

Note 3
Accessory structures See Fairﬁeld Municipal Code Sec%on 25.20.4.1 Notes:

1. Dwelling units smaller than 960 SF require storage space be provided consistent with Fairﬁeld Municipal Code Sec%on

25.20.3. 2. RH front and street side setbacks measured from back of curb where there is no sidewalk.

3. Increased height is allowed with a Condi%onal Use Permit per Fairﬁeld Municipal Code Sec%on 25.40.6.

5.3 Building Form and Orientation to the Street
Arch
itectural elements that provide visual interest and a sense of unity should articulate building elevations along the
street. The overall massing and the front elevations should promote a sense of human scale. The proportions and details of the building must be balanced within itself, and with the overall streetscape and neighborhood character.

Architectural Variety along the Street Front
Major streets and common area streetscapes unify a neighborhood; however, individual homes present considerable opportunity for variation in style, massing, detailing, and color. Primary techniques in creating a sense of variety within a street scene are to vary the building styles, building heights, and massing. A successful combination of diﬀerent building plans and elevations oﬀers each home an individuality that harmonizes with other homes at the neighborhood scale.

The following techniques are appropriate means to achieve proper variety, massing, scale and proportion:
• Large expanses of blank walls, garage doors, and utilities along the front areas of buildings and lots should be avoided.
• Diversity in product type can be achieved with significant variation in floor plans, configurations, heights, and massing, and minor variations in size or number of bedrooms. • House plans of the same model type should not be placed next to or across from one another, where possible.
• Within a given street scene, no house plan of the same model type, with the same elevation shall be permitted side-by-side.
• Single-story design criteria would allow for second story living space to be provided in the single-story roof line.
• A minimum of 10% of homes within the RLM4.5 and RLM5 zones shall meet the single-story design criteria described above.

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Villages at Fairfield Design Guidelines 47

Table 5 shows ratios of floor plans to elevations depending on the number of homes proposed by the homebuilder. Note that the ratios listed in the table are minimum guidelines.

Table 5: Ratio of Lots to Floor Plan Styles to Elevation Styles

Architecture Oriented to the Street
To promote an active street scene, buildings should be oriented toward adjacent public areas including streets and parks, with entry areas facing onto the street, where possible. The primary living areas of the home should visually dominate the street scene. Architecture shall be oriented to the street so that interactive elements create a human scale and are inviting to the street scene. Interactive elements include; porches, verandahs, porte- cocheres, balconies, decks, porticos, trellises, arbors, courtyards, or a feature window in the front living space.

The quality of design and orientation of interactive elements provide “eyes on the street” and contribute to pedestrian safety, a sense of place and activity, and neighborhood socialization.

Garage Orientation
Reducing the visual impact of the garage is an important goal and may be accomplished by a variety of means including, but not limited to: garages which are set back behind the non-garage façade or porch; units with forward garages which also include courtyards, arbors, arches, porte cochere or other similar treatments to enhance the streetscape; or side-turned garages.

To create a more pedestrian friendly streetscape and promote architecture forward design, locate the garage face behind the face of living spaces of the building, where feasible. One garage forward design, limited to 25% of units, is allowed in each neighborhood.
• Houses on corner lots should be oriented such that the driveway is located on the side of the lot away from the street intersection.
• For lots less than 55’ wide, a mix of at least two garage orientation alternative designs should be provided in each neighborhood (swing in garages and garage forward are not suggested for these lots). • For lots 55’ and wider, a mix of at least three garage orientation alternative designs should be provided in each neighborhood.

Corner Lot-Secondary Frontage
Buildings on corner lots can create visual gateways at intersections and provide opportunities for street articulation and active use.

Corner lots should consider the following guidelines:
• Wrap around porches are encouraged for corner lots.
• For lots greater than 4,500 square feet, one plan per neighborhood shall be designed primarily for use on corner lots. This plan should have the ability to be easily altered for use on interior lots. • The aesthetics of side elevations should be equal to the front elevation in detail and articulation. • All material changes must occur on an inside corner.
• The length of building on the side-yard conditions should be maximized to reduce side-yard fencing. Side- yard fencing on corner lots should not exceed 50% of the lot dimension along the side street. • The side street elevations on corner lots can provide architectural features that create a presence to the street and improve the visual surveillance of the public realm. • Use of building styles with greater massing and height on corner lots is encouraged. Such styles visually anchor the block and reinforce a sense of entry into a neighborhood. To this end, buildings on corner lots must address both street frontages. Corner lots are wider to accommodate the side yard setback along the side street and allow architectural articulation and landscaping.

Architectural Form
Buildings with good form and massing will help articulate the streetscape and create a more human scale, pedestrian friendly and harmonious environment. Building form should reflect the following guidance:
• 2-story building massing may include one-story
elements to soften the overall scale of the
building.
• Wall planes should be staggered to oﬀer
refinement of building massing. This can occur on
the horizontal plane and/or vertical plane.
• Projections and architectural elements
appropriate to the architectural style of the
building are encouraged as they also help refine
massing and interest to the streetscape.

Roofscape
To help create an interesting streetscape, roofs should vary in forms, pitches, styles, and heights. This can be achiev
ed through:
• Interesting roof lines. A series of hips, gables, projections (e.g., dormers), and roof form changes that create variation in planes in accordance with a recognized architectural style. The use of different roof pitches for different designs
• Eaves and overhangs to provide shadow and texture to the home in a manner consistent with the selected architectural style.
• Roofline design that incorporates changes in direction, pitch, architectural styling and configuration. • Strong roof forms. Roof framing treatments may include gables, sheds and hips. Generally, flat roofs are not allowed unless they can be proven to be appropriate architectural styles of the building.

The minimum roof pitch shall be five feet (5’) vertical in twelve feet (12’) horizontal, roof pitches may be reduced to 4:12 (min.) dependent on the specific architectural style, or if the roof pitch is critical to the overall design from a massing, scale and articulation standpoint.

Number of
Homes
Minimum Number of
Floor Plans
Minimum Number of
Elevations
1 to 75 3 3 per Floor Plan
76 Plus 3 4 per Floor Plan

Harmonious Streetscape Example

Out of Scale Streetscape Example

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Villages at Fairfield Design Guidelines 48

5.4 Colors and Materials
Colors
Color has the greatest visual impact of any of the architectural elements. Either it can be the glue that binds the neighborhood together, or it can be solvent that dissolves the visual bond. • Colors shall be appropriate for the architectural style, with accent colors on doors, windows, shutters, wrought iron, awnings and trim as appropriate.
• Color combinations, including roof tile and masonry, must be submitted in a complete and understandable manner in order for the DRC to review and approve. This shall include, but not be limited to, color chips and material samples mounted on a display board.

Materials and Finishes
Building materials, colors, and finishes provide interest and variety, and help to create a more human scale to the building form. The selection of materials and finishes should be consistent with the architectural style and character of the residence. Finishes should appear in a complete presentation as indicated below. • Building materials and colors should be complementary, promoting a more harmonious appearance and style.
• Material changes should occur in a logical and aesthetically pleasing manner. • Material changes must occur at reverse corners or return on a sidewall towards the privacy screen.

Unless the material is being used to create a column effect, the sidewall shall return to fence or wall plane.
• Frequent changes in materials should be avoided.
• Use high quality, durable and low maintenance materials that project a sense of permanence. • Accent materials should be used to add interest and variety to the building design. Materials may include but are not limited to brick, tile,
natural or manufactured stone, cementations siding material, and stucco.

T-111 siding and plastic/fiberglass materials that may fade or weather are not allowed. • The primary building material should be expressed on building faces that are visible to the public. The primary public facing façade should allow for additional material and details. • Create architectural variety using a minimum of three basic colors, and house materials that are texturally diﬀerent, yet visually compatible.

Page 270 of 438 ends

Villages at Fairfield Design Guidelines 49

6 APPENDIX A PLANT PALETTE
The following list of plants is allowed in Villages at Fairfield. The list is not all inclusive and not all approved plants will be
allowed in all locations.

Tree Palette
Arterial Streets, Residential Collector and Collector Streets, and Medians Stre
et Trees
Botanical Name Common Name
Acer rubrum ‘Red Maple’ Red Sunset Maple
Acer buergerianium Trident Maple
Celtis sinensis Chinese Hackberry
Cercis cadadenis Eastern Redbud
Fraxinus pennsylvanica Green Ash
Tilia cordata Little Leaf Linden
Pinus eldarca Afghan Pine
Platanus acerfolia ‘Columbia’ London Plane Tree
Quercus wislezeneii Interior Live Oak
Quercus ilex Holly Oak
Quercus agrifolia Coast Live Oak
Quercus rubra Red Oak
Zelkova serrata Zelkova

Subordinate Trees

Botanical Name Common Name
Carpinua betulus ‘Fastigiata’ European Hornbeam
Cinnamomum camphora Camphor Tree
Crataegus phaenopyrum Washington Hawthorn
Pistacia chinensis Chinese Pistache
Quercus virginiana Southern Live Oak
Pyrus calleryana ‘Red Spire’ Red Spire Pear
Quercus coccinea Scarlet Oak
Laurus nobilis Grecian Laurel

Accent Trees
Botanical Name Common Name
Acer palmatum Japanese Maple
Cupressus sempervirens Italian Cypress
Enobotrya deflexa Loquat
Lagerstroemia x fauriei Hybrid Crape Myrtle
Washingtonia robusta Mexican Fan Palm Hopseed

Shru
b and Groundcover Palette

Larg
e Shrubs: 5’ - 6’ Tall

Botanical Name Common Name
Arbutus unedo ‘Compacta’ Dwarf Strawberry Tree
Arctostaphylos densiflora ‘Howard Mc Minn’ Manzanita
Carpenteria californica ‘Elizabeth’ Bush Amenome
Ceanothus griseus ‘Louis Edmunds’ Wild Lilac
Ceanothus ‘Ray Hartman’ Wild Lilac
Cistus purpureus Orchidspot Rockrose
Eleangus pungens Silverberry
Feĳ oa sellowiana Pineapple Guava
Juniperus chinensis Juniper
Lagerstroemia indica Dwarf Crape Myrtle
Leptospermum scoparium ‘Ruby Glow’ New Zealand Tea Tree Photinia fraseri Photinia
Pittosporum euginiodes Lemonwood
Prunis caroliniana ‘Bright N Tight’ Carolina Laurel
Rosa banksiae Lady Banks Rose
Rhamnus californica ‘Eve Case’ California Coffeeberry
Rhus Typhina ‘Tiger Eye’ Staghorn Sumac
Viburnum tinus ‘Compactum’ Spring Bouquet Laurustinus
Xylosma congestum Xylosma

Medium Shrubs: 3’ - 4’ Tall

Botanical Name Common Name
Abelia grandifl ora ‘Sherwoodii’ Dwarf Abelia
Berberis thunbergii ‘Atropurpurea’ Japanese Barberry
Calamagrostis x acutiflora ‘Karl Forester’ Feather Reed Grass Cistus hybridus White Rockrose
Dietes vegeta Fortnight Lilly
Escallonia terri Escallonia
Myrtus communis Common Myrtle
Phormium tenax (compact varieties) Dwarf New England Flax Pinus mugo pumilo Mugo Pine
Pittosporum tobira ‘Wheelers Dwarf’ Wheeler’s Dwarf Mock Orange Prunius cerasifera ‘Krauter Vesuvius’ Purple Leaf Plum
Raphiolepis indica ‘Pink Cloud’ India Hawthorn
Salvia leucantha Mexican Sage
Westringia rosmarinitolus Nerimo Little Red
Xylosma c. ‘Compacta’ Dwarf Xylosma

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Villages at Fairfield Design Guidelines 50

Small Shrubs: 1’ - 3’ Tall

Bota
nical Name Common Name
Callistemon citrinus ‘Little John’ Dwarf Bottlebrush
Ceanothus griseus ‘Joyce Coulter’ Wild Lilac
Correa ‘Carmine Bells’ Australian Fuschia
Euonymus japonicus ‘Microphylla’ Boxleaf Euonymus
Festuca cinerea ‘Elijah’s Blue’ Elijah’s Blue Fescue
Hemerocallis sp. Daylily
Lavandula angustifolia English Lavender
Leucophyllum frutescens compactum Dwarf Texas Sage
Nandina domestica ‘Harbour Dwarf’ Dwarf Heavenly Bamboo Nepeta x faassenii ‘Six Hills Giant’ Giant Catmint
Rosmarinus officinalis ‘Ingram’ Rosemary
Salvia greggii ‘Heatwave Blaze’ Heatwave Blaze Sage
Scaevola aemula ‘Mauve Clusters’ Fan Flower

Groundcover

Botanical Name Common Name
Agave americana Century Plant
Baccharis pilularis Coyote Bush
Carex tumulicola Berkeley Sedge
Ceanothus griseus horizontallis Carmel Creeper
Cedrus deodara Deodar Cedar
Cistus salvifolius Sageleaf Rockrose
Cistus Sunset Magenta Rockrose
Coprosma kirkii Spreading Coprosma
Cotoneaster horizontalis Rockspray Cotoneaster
Festuca ovina glauca Blue Fescue
Hesperaloe parviflora Red Yucca
Muhlenbergia rigens Deergrass
Myoporum parvifolium Trailing Myoporum
Phormium tenax New Zealand flax
Rosa sp. Rose Hybrids
Rosmarinus officinalis Rosemary
Rosmarinus prostatinus Prostrate Rosemary
Trachelospermum jasminoides Star Jasmine

Vines
Botanical Name Common Name
Distictis buccinatoria Trumpet Vine
Ficus pumila Creeping Fig
Jasminum polyanthemum Pink Jasmine
Macfadyena unguis-cati Cat’s Claw
Parthenocissus tricuspidata Boston Ivy

Turf
Rhizomatous Tall Fescue (RTFTM) Blend

Open
Space Planting

Botanical Name Common Name
Acer negundo Box Elder
Aesculus californica California Buckeye
Artemesia douglasiana Mugwort
Baccharis viminea Mulefat Baccharis
Calyanthus occidentalis Spice Bush
Dodenea viscosa Purpureus Purple
Fraxinus latifolia Oregon Ash
Platanus racemosa Western Sycamore
Populus fremontii Fremont Cottonwood
Quercus lobata Valley Oak
Rubus vitifolius California Blackberry

Prohibited Plant Palettes
The
following plants are prohibited, unless approved by the DRC, since they are inconsistent with the major planting themes established for Villages at Fairfield. The list is not all-inclusive and other trees and plants may be prohibited upon review of the landscaping plans, depending on species, location and quantity proposed.

Trees
Bota
nical Name Common Name
Acacia sp. Acacia
Ailanthus altissma Tree of Heaven
Catalpa sp. Indian Bean Tree
Morus alba Mulberry
Picea sp. Spruce
Oleander sp. * Oleander
Salix sp. * Willow
Tamarix aphylla Athel Tree

Shrubs and Ground Cover
Botanical Name Common Name
Adenostoma fasticulatum Chamise
Artemisia californica California Sagebrush
Centeranthus ruber Red Valerian
Cytisus sp. Broom
Phyllostachys sop. Bamboo (Running)
Spartium janceum Spanish Broom
* Prohibited when adjacent to open space and park planting

Page 272 of 438 ends

APNS
0170-050-540
0170-050-550 (ptn.)

AIR BASE PARKWAY

UNION PACIFICRAILROAD

PORTLAND DRIVE

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)

NO ACCESS RIGHTS
50' WETLAND BUFFER (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND

BUFFER (TYP)
25' WETLAND

BUFFER (TYP)

EXISTING BOUNDARY

WETLAND TO BE REMOVED

PER PORTLAND DRIVE
CONNECTION PERMIT.

SEE PORTLAND PLANS FOR
MITIGATION MEASURES.

FLOOD EASEMENT
PER 940 OR 21

FLOOD EASEMENT
PER 940 OR 21
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588

SHEET INDEXSHEET INDEX

ABBREVIATIONS

BENCHMARK
SHEET 1 OF 11

EXISTING CONDITIONS

BASIS OF BEARINGS
LEGEND

BOUNDARY

PROPERTY LINE

CENTERLINE

EASEMENT

SIDEWALK

CURB & GUTTER

SANITARY SEWER MAIN

SEWER MANHOLE

STORM DRAIN MAIN

STORM DRAIN MANHOLE

STORM DRAIN INLET

WATER MAIN

FIRE HYDRANT

Page 273 of 438 ends

LEGAL DESCRIPTION
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588
SHEET 2 OF 11
¬
“ ”

Page 274 of 438 ends

C "RESIDENTIAL STREET @ COUNTY P/L"
37' STREET SECTION

NOT TO SCALE
12'

TRAVEL LANE

COUNTY PROPERTY
5'
12'

TRAVEL LANE
5'
SWK.
37'
R/W

RESIDENTIAL
8'

LANDSCAPE
P/L
4' RETAINING WALL (MAX)
10'
B-1 "RESIDENTIAL STREET"
40' STREET SECTION

NOT TO SCALE

PARKING
8'
17'
SWK.
5'12'
40'
SWK.

R/W
23'
10'5'

TRAVEL LANE TRAVEL LANE
R/W

WATER QUALITY

VERTICAL CURB VERTICAL CURB

RESIDENTIAL
FENCE (TYP.)

OPEN SPACE
11'
R/W
5'

D HIGH LINE DRIVE (AT ENTRY) COUNTY P/L ROAD
34' STREET SECTION

NOT TO SCALE
12'

TRAVEL LANE
12'

TRAVEL LANE
5'
SWK.BCBC 34'
R/WR/W

RESIDENTIAL
NOTE:

ELEVATIONS SHOWN MAY VARY. SECTION

REPRESENTS TYPICAL GRADE RELATIONSHIP

BETWEEN EXISTING GROUND AT COUNTY
PROPERTY AND PROPOSED RESIDENTIAL PAD.

BASIN
5'

LANDSCAPE
NOTE:

ELEVATIONS SHOWN MAY VARY. SECTION

REPRESENTS TYPICAL GRADE RELATIONSHIP

BETWEEN EXISTING GROUND AT COUNTY
PROPERTY AND PROPOSED RESIDENTIAL PAD.
& P.U.E.

B-3 "RESIDENTIAL STREET"

35.5' STREET SECTION

NOT TO SCALE

PARKING
8' 12.5'

35.5'
SWK.

R/W
23'
10'5'

TRAVEL LANE TRAVEL LANE
R/W

VERTICAL CURB VERTICAL CURB

RESIDENTIAL
SWK.
6'

OPEN SPACE
FENCE (TYP.)

OPEN SPACE
8'

LANDSCAPE
A "PRIVATE DRIVE"
24' STREET SECTIONNOT TO SCALE
F "RESIDENTIAL STREET"
46' STREET SECTIONNOT TO SCALE
8'

PARKINGPARKING
8'
23'
SWK.
5'10'
46'
SWK.

R/W
23'
10'5'

TRAVEL LANE TRAVEL LANE
R/W

RESIDENTIALRESIDENTIAL VERTICAL CURBS
B "PRIVATE DRIVE"
26' STREET SECTION

NOT TO SCALE
E "RESIDENTIAL STREET"
40' STREET SECTION

NOT TO SCALE
9'

PARKING
27'
SWK.
5'
40'
R/W
13'

PRIVATE DRIVE
13'

PRIVATE DRIVE
R/W
G "PRIVATE DRIVE"
50' STREET SECTIONNOT TO SCALE
R/W
26'
13'

PRIVATE DRIVE
R/W
13'

PRIVATE DRIVE
19'

PARKING
37'
SWK.
5'
50'
R/W

RESIDENTIALVERTICAL CURBS
13'

PRIVATE DRIVE
13'

PRIVATE DRIVE
R/W

RESIDENTIALVERTICAL CURBSPROPOSED BUILDING VERTICAL CURBS PROPOSED BUILDING R/W
24'
12'

PRIVATE DRIVE
R/W
12'

PRIVATE DRIVE

PROPOSED BUILDING VERTICAL CURBS PROPOSED BUILDING

PROPOSED BUILDING

PROPOSED BUILDING
C "RESIDENTIAL STREET"
40' STREET SECTIONNOT TO SCALE
18'
SWK.
5'
31'
R/W
13'

PRIVATE DRIVE
13'

PRIVATE DRIVE
R/W

RESIDENTIALVERTICAL CURBSPROPOSED BUILDING
D "RESIDENTIAL STREET"
35' STREET SECTIONNOT TO SCALE
8'

PARKING
23'
SWK.
5'10'
35'
R/W
12'

TRAVEL LANE TRAVEL LANE
R/W

RESIDENTIALRESIDENTIAL

VERTICAL CURBS
E "RESIDENTIAL STREET"
46' STREET SECTIONNOT TO SCALE
8'

PARKINGPARKING
8'
23'
SWK.
5'10'
46'
SWK.

R/W
23'
10'5'

TRAVEL LANE TRAVEL LANE
R/W

RESIDENTIALRESIDENTIAL VERTICAL CURBS
C HIGH LINE DRIVE (PTN.)
40' STREET SECTIONNOT TO SCALE
8'

PARKING
23'
SWK.
5' 10'
SWK.

R/W
17'
12' 5'

TRAVEL LANETRAVEL LANE
R/W
RESIDENTIAL LOT 3VERTICAL CURBVERTICAL CURB
8'
MIN.

A "STREET A"
35' STREET SECTIONNOT TO SCALE

TOP OF WALL

EXISTING GROUND
NOTE:ELEVATIONS SHOWN MAY VARY. SECTION
REPRESENTS TYPICAL GRADE RELATIONSHIPBETWEEN EXISTING GROUND AT COUNTYPROPERTY AND PROPOSED RESIDENTIAL PAD.

PROPERTY BOUNDARY
10'
4' EXPOSED RETAINING WALL
8'

PARKING
35'
SWK.
5'10'

TRAVEL LANE

RESIDENTIAL
BNDY
R/W
40'
12'

TRAVEL LANE
12'
R/W
B "STREET D"
35' STREET SECTIONNOT TO SCALE

PROPERTY BOUNDARY
8'

PARKING
35'
SWK.
5'10'

TRAVEL LANE

RESIDENTIAL
BNDY
R/W
12'

TRAVEL LANE
16'
R/W
LOT A
D HIGH LINE DRIVE (PTN.)
40' STREET SECTIONNOT TO SCALE
22'
R/W
40'
SWK.

VERTICAL CURB

VERTICAL CURB
12'

TRAVEL LANE
R/W

VERTICAL CURB
12'

TRAVEL LANE

VERTICAL CURB
18'
LOT B
5'

RESIDENTIAL
5'6'

FENCING (SEE PLANS BYOTHERS)

MULTI FAMILY SITE
1,013 SF

EX R/W TO BE

ABANDONED BY CITY
PORTION OF APN 170-050-550

TO BE ACQUIRED BY THIS

TENTATIVE SUBDIVISION MAP

WETLAND TO BE REMOVED

PER PORTLAND DRIVE
CONNECTION PERMIT.

SEE PORTLAND PLANS FOR
MITIGATION MEASURES.

PORTION OF APN 170-050-550

TO BE ACQUIRED BY THIS

TENTATIVE SUBDIVISION MAP
PORTION OF APN 170-050-550

TO BE ACQUIRED BY THIS

TENTATIVE SUBDIVISION MAP

EXISTING BOUNDARY

AIR BASE PARKWAY

UNION PACIFICRAILROAD

PORTLAND DRIVE

WETLAND (TYP)

RELINQUISHMENT

OF ABUTTER'S
RIGHTS

FLOOD EASEMENT
PER 940 OR 21
50' WETLAND BUFFER (TYP)
25' WETLAND BUFFER (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND

BUFFER (TYP)
25' WETLAND

BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)

COURT 'A'

STREET 'A'

GOLDEN WAY

STREET 'B'

STREET 'A'

STREET 'C'

STREET 'D'

HIGH L INE DRIVE
55'
69'
52' 18'
69'
62'
79'
30'
105'
83'
83'
82'
34'
82'
50'
82'
32'
81'
28'
97'
611'
160'
55'
68'
44'
68'
45'
53'
78'
83'
56'
78'
38'
33'
82'
53'
55'
68'
51'
45'
68'
45' 45'
78'
84'
83'
49'
68'
60'
43'
68'
45' 45'
78'
70'
37' 34'
15'
89' 15'
45'
69'
52'
68'
45'
45'
78'
34'
83'
44'
87'
37'
88'
32'
87'
31'
12' 88'
48'
81'
31'
82'
61'
68'
43'
68'
39'
68'
48'
92'
35'
45'
83'
83'
34'
81'
34'
81'
34'
81'
34'
81'
45'
71'
45'
71'
34'
82'
34'
86'
96'
58'
82'
31'
52'
45'
68'
45'
45'
68'
53'
68'
55'
83'
34'
82'
37'
82'
34'
82'
53'
198'
192'
20'20'
71'
34'
34'
89'
53'
90'
40'
45'
50'
68'
45'
22'
28'
100'
47'
93'
83'
34'
34'
81'
34'
34'
81'
45'45'
71'
34'
34'
58'
80'
39'
47'
45'
45'
46'
87'
45'
45'
83'
82'
34'
82'
34'
45'45'
71'
45'
77'
45'
52'
69'
54'
45'
34'
104'
45'
77' 45'
83'
34'
34'
81'
34'
34'
81'
55'
55'
71'
30'
91'
40'
45'
45'
45'
68'
40' 77'
45'
68'
53'
69'
83'
82'
34'
82'
34'
47'47'
71'
99'
40'
39'
84'
30'
26'
73'
45' 45'
46'
68'
46'
68'
46'
46'
68'
83'
34'
34'
81'
34'
34'
81'
47'47'
71'
26'
79'
54'
86'
45'
69'
16'
40'
46'
46'
68'
46'
68'
46'
83'
82'
34'
82'
34'
47'47'
71'
32'
42'83'
31'
40'
92'
45'
33'
24'
69'
34'
82'
39'
46'
46'
46'
46'
68'
83'
34'
34'
81'
34'
34'
82'
47'47'
71'
32'
41'
83'
45'45'
67'
21'
43' 46'
76'
45'
56'
68'
34'
21'
25'
45'
52'
46'
46'
83'
82'
34'34'
47'47'
71'
33'
34'81'
30'
27'
13'
52'
70' 18'
52'
47'
83'
31'
83'
67'
56'
64'
34' 83'
34'
83'
47'
45'
46'
46'
68'
34'
34'
81'
83'
38'
58'
47'47'
71'
50'
31'
43'
59'
34'
45'
20'
73'
49'
83'
31'
34'
83'
34'
46'
46'
82'
34'
55'
37'
33'
37'
86'
61'
44'
46'
34'
34'
81'
41'45'
69' 12'
30'
45'
45'
80'
43'
52'
82'
34'
31'
45'
35'
55'
50'
71'
47'
30'
45'
45'
45'
34'
34'
45'45'
71'
53'
35'

33.5'
34'
45'45'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
R=250'
E
E
46'
40'
46'
46'
35'
35'
35'
46'
46'
46'
46'
46'
46'
46'
46'
40'
46'
A
A
E
E
E
40' 38'
63'
35'
47'
33'
31'
31'
LOT C
COMMON
AREA

0.11 AC.

LOT D

OPEN SPACE

0.1 AC.

LOT E

OPEN SPACE

3.81 AC.

LOT H

WATER QUALITY BASIN

1.62 AC.

LOT B

LANDSCAPE

0.38 AC.

LOT F

OPEN SPACE

0.45 AC.

LOT A
LANDSCAPE/ E.V.A.

0.14 AC.
111'
239'
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
14'
50'
57'
40'
C
17'
34'
45'
57'
37'
923'
237'
476'
193'
46'
13'
13'15'
69'
45'
26'
77'
77'
77'
20'
77'
77'
77'
38'
LOT G

OPEN SPACE

0.34 AC.
31'
79'
139'
478'
727'
293'
73'
53'
24'24'
24'
24'
24'
24' 24'
55'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=25'
R=41'
R=25'
R=25'
R=42'
R=25' R=25'
R=25'
R=25'

FLOOD EASEMENT
PER 940 OR 21

RELINQUISHMENT

OF ABUTTER'S
RIGHTS
EVA
9 9.5 3 '

32.77 '

53.19'
138'
8' PUE8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
8' PUE
34' 34'34'34'34' 34' 34'34'34' 34'34'34'34'

33.5'

33.5'
3,342± SF
3,562± SF
3,316± SF
2,922± SF
3,042± SF
3,872± SF
3,276± SF
3,324± SF
2,920± SF
3,208± SF 4,079± SF
3,136± SF
3,230± SF
3,183± SF
4,175± SF
4,276± SF
3,366± SF
3,529± SF
4,698± SF
3,526± SF
3,520± SF
3,443± SF
4,027± SF
4,284± SF
3,431± SF
3,309± SF
3,584± SF
3,138± SF
3,599± SF
3,327± SF
4,168± SF
3,175± SF
3,674± SF
4,208± SF
4,112± SF
2,994± SF
3,420± SF
2,781± SF
2,781± SF
3,138± SF
3,161± SF
3,334± SF
3,265± SF
3,614± SF
3,060± SF
3,138± SF
3,371± SF
3,138± SF
3,161± SF
3,138± SF
3,161± SF
3,138± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,794± SF
2,781± SF
4,133± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,781± SF
2,866± SF
2,866± SF
2,866± SF
2,866± SF
2,792± SF
2,792± SF
2,792± SF
3,724± SF
2,866± SF
2,866± SF
2,866± SF
2,792± SF
2,792± SF
2,792± SF
3,267± SF
2,866± SF
2,866± SF
2,866± SF
2,792± SF
2,792± SF
2,792± SF
2,792± SF
2,960± SF
2,866± SF
2,866± SF
2,866± SF
2,792± SF
2,792± SF
2,792± SF
2,792± SF
3,803± SF
3,844± SF
3,325± SF
3,181± SF
3,325± SF
3,325± SF
3,324± SF
3,324± SF
3,324± SF
3,052± SF
3,250± SF
3,298± SF
3,181± SF
3,181± SF
3,180± SF
3,180± SF
3,060± SF
3,645± SF
3,465± SF
3,420± SF
3,465± SF
3,985± SF
3,132± SF
3,836± SF3,063± SF
3,123± SF
3,353± SF
3,352± SF
2,870± SF
2,751± SF
4,330± SF
3,510± SF
3,510± SF
3,510± SF
4,408± SF
3,325 SF
3,498± SF
3,681± SF
3,410± SF
4,087± SF
3,323± SF
3,151± SF
4,132± SF
4,253± SF
3,419± SF
3,064± SF
3,927± SF
5,076± SF
3,703± SF
3,517± SF
3,853± SF
3,521± SF
3,442± SF
23 22
19 16
17 18
21 20 66
74 73
71 15
5 9
13 42
38 34
30 2
6 10
14 41
37 33
29 3
7 11
40 36
32 44
4 8
12 43
39 35
31 49
57 50
58 51
59 52
60 45
53 46
54 47
55 48
56 64
65 28
26 68 70
72 67 69
63 62
61 1
24 25
27 75
32 38
39 37
36 40
26 27
29 20
14 15
16 24
25 17
18 19
21 22
23 30
35 34
31 33
28 74
12 13
10 9
7 6
5 4
3 11
2 1
8 47
61 46
62 45
63 48
75 76
56 58
57 52
72 73
41 53 54
50 49
51 44
43 42
55 66
65 64
59 67
69 68
71 70
60 68'
36'
E
B
7'
EX 46' RIGHT OF WAY
EX 40' RIGHT OF WAY 25'D
E "RESIDENTIAL STREET"
46' STREET SECTION

NOT TO SCALE
8'

PARKINGPARKING
8'
23'
SWK.
5'10'
46'
SWK.

R/W
23'
10'5'

TRAVEL LANE TRAVEL LANE
R/W

RESIDENTIALRESIDENTIAL VERTICAL CURBS
C HIGH LINE DRIVE (PTN.)
40' STREET SECTION

NOT TO SCALE
8'

PARKING
23'
SWK.
5' 10'
SWK.

R/W
17'
12' 5'

TRAVEL LANETRAVEL LANE
R/W
RESIDENTIAL LOT 3VERTICAL CURBVERTICAL CURB
8'
MIN.

A "STREET A"
35' STREET SECTION

NOT TO SCALE

TOP OF WALL

EXISTING GROUND
NOTE:

ELEVATIONS SHOWN MAY VARY. SECTION

REPRESENTS TYPICAL GRADE RELATIONSHIP

BETWEEN EXISTING GROUND AT COUNTY
PROPERTY AND PROPOSED RESIDENTIAL PAD.

PROPERTY BOUNDARY
10'
4' EXPOSED RETAINING WALL
8'

PARKING
35'
SWK.
5'10'

TRAVEL LANE

RESIDENTIAL
BNDY
R/W
40'
12'

TRAVEL LANE
12'
R/W
B "STREET D"
35' STREET SECTION

NOT TO SCALE

PROPERTY BOUNDARY
8'

PARKING
35'
SWK.
5'10'

TRAVEL LANE

RESIDENTIAL
BNDY
R/W
12'

TRAVEL LANE
16'
R/W
LOT A
D HIGH LINE DRIVE (PTN.)
40' STREET SECTION

NOT TO SCALE
22'
R/W
40'
SWK.

VERTICAL CURB

VERTICAL CURB
12'

TRAVEL LANE
R/W

VERTICAL CURB
12'

TRAVEL LANE

VERTICAL CURB
18'
LOT B
5'

RESIDENTIAL
5'6'

FENCING (SEE PLANS BY

OTHERS)

MULTI FAMILY SITE
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588
TOTAL

7.51 AREA

37.32 NET GROSSDWELLING
375

DENSITYUNITS
75 LOT 1

LAND USE

LAND USE SUMMARY

0.11 S-F RESIDENTIAL (33.25' x 81.5' TYP.) 8.03
AREA

37.32 GROSS
-LOT C

0.14LOT A LANDSCAPE/E.V.A. -

8.6876 9.68
LOT 2
S-F RESIDENTIAL (45' x 68' TYP.)

10.0 37.32 AC
AREA
NET

LAGO VISTA

LAND USE

OPEN SPACE SUMMARY

1.11 AC

REQUIREMENT
3% OPEN SPACE
PROVIDED*

OPEN SPACE

6.1 AC
* OPEN SPACE PROVIDED BY LOTS C, D, E, F, G, & COMMON SPACES IN LOT 3

0.38LOT B LANDSCAPE -

14.18224 14.18
LOT 3

CONDOMINIUM UNITS
LOT E

COMMON AREA
OPEN SPACE 3.813.81
LOT 2
LOT 1

TENTATIVE SUBDIVISION/CONDOMINIUM MAP
(75) 33.25'x81.5'

8.03± AC.(G)

7.51 AC (N)
(TYP.) LOTS
(76) 45'x68'(TYP.) LOTS

9.68± AC.(G)

8.68± AC (N)

14.18± AC.(G)
LOT D OPEN SPACE 0.10 -
LOT F 0.45 -OPEN SPACE

FAIRFIELD-SUISUN UNIFIED SCHOOL DISTRICT
GAS
PG&E
PG&E

ELECTRICITY
NOTES
SUBDIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS.

STORM DRAIN

CITY OF FAIRFIELD

CITY OF FAIRFIELD
WATER
SEWER

SCHOOL DISTRICT

FIRE PROTECTION

CITY OF FAIRFIELD

PARK DISTRICT

PROPOSED ZONING

EXISTING ZONING

SINGLE-FAMILY AND MULTI-FAMILY RESIDENTIAL

PROPOSED USE

EXISTING USE
VACANT

1. PROJECT NOTES
1 151

NUMBER OF LOTS
AREA

37.32 ± ACRES GROSS
ASSESSOR'S PARCEL NO.

APPLICANT/OWNER

PLANNER/ENGINEER
WOOD RODGERS INC.
3875 HOPYARD ROAD, SUITE 345
PLEASANTON, CA 94588
CONTACT: PAUL MEUSER | KARRIE MOSCA
PHONE: (925) 847-1549 | (925) 847-1547
170-050-540, 550 (ptn.)

SINGLE-FAMILY RESIDENTIAL LOTS

WATER QUALITY LOT

RESIDENTIAL LOW-MEDIUM (RLM)

PROPOSED GENERAL PLAN

EXISTING GENERAL PLAN

INDUSTRIAL AND BUSINESS PARK (IBP) & OPEN SPACE CONSERVATION (OSC)

RESIDENTIAL LOW-MEDIUM (RLM) & OPEN SPACE CONSERVATION (OSC) THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT.2.

PURSUANT TO SECTION 66434(g) OF THE SUBDIVISION MAP ACT,3.

EASEMENTS TO BE ABANDONED ARE MARKED ON THE MAP.

THE AERIAL TOPOGRAPHY SHOWN HEREON WAS FLOWN BY4.

WOOD RODGERS IN SEPTEMBER 2021.

RANCHO TOLENAS CORP.
9216 KIEFER BOULEVARD
SACRAMENTO, CA 95826
CONTACT: ROB WHITE
PHONE: (916) 403-1718
5 OPEN SPACE
1 CONDOMINIUM LOT- 224 UNITS

CITY OF FAIRFIELD
SHEET 3 OF 11

RESIDENTIAL HIGH (RH)

RESIDENTIAL HIGH (RH)
LOT 3

RESIDENTIAL LOW-MEDIUM (RLM)

OPEN SPACE CONSERVATION (OSC)

TENTATIVE MAP FOR

CONDOMINIUM PURPOSES
LOT H WATER QUALITY BASIN 1.621.62
LOT G 0.34 -OPEN SPACE

A PORTION OF THE PROJECT IS WITHIN FEMA SPECIAL FLOOD HAZARD ZONE A

NO BASE FLOOD ELEVATION DETERMINED
FEMA FIRM PANEL 06095C0288E EFFECTIVE DATE MAY4, 2009
WOOD RODGERS ESTIMATES BFE TO BE A MAXIMUM OF 43.O +/-

5. MIN: 3,060 SF, AVG: 3,536 SF, MAX: 5,076 SF
MIN: 2,751 SF, AVG: 3,032 SF, MAX: 4,330 SF

Page 275 of 438 ends

WETLAND TO BE REMOVED

PER PORTLAND DRIVE
CONNECTION PERMIT.

SEE PORTLAND PLANS FOR
MITIGATION MEASURES.

AIR BASE PARKWAY

UNION PACIFICRAILROAD

PORTLAND DRIVE

COURT 'A'

STREET 'A'

GOLDEN WAY

STREET 'B'

STREET 'A'

STREET 'C'

STREET 'D'

HIGH L INE DRIVE
23 22
19 16
17 18
21 20 66
74 73
71 15
5 9
13 42
38 34
30 2
6 10
14 41
37 33
29 3
7 11
40 36
32 44
4 8
12 43
39 35
31 49
57 50
58 51
59 52
60 45
53 46
54 47
55 48
56 64
65 28
26 68 70
72 67 69
63 62
61 1
24 25
27 75
32 38
39 37
36 40
26 27
29 20
14 15
16 24
25 17
18 19
21 22
23 30
35 34
31 33
28 74
12 13
10 9
7 6
5 4
3 11
2 1
8 47
61 46
62 45
63 48
75 76
56 58
57 52
72 73
41 53 54
50 49
51 44
43 42
55 66
65 64
59 67
69 68
71 70
60 HOUSING SUMMARY
PLAN 1
PLAN 2
PLAN 3
UNIT COUNT HOUSE SIZE (SQ. FT.)
25 24
26 1,667
1,763
1,883
* HOUSE PLAN MIX IS APPROXIMATE, AND IS SUBJECT TO CHANGE.

LOT 1

UNIT COUNT
26 25
25 76
1,825
2,058
2,344
45'x68'
LOT 2
PLAN 1
PLAN 2
PLAN 3
SUBTOTAL 75 -

PARKING SPACE TYPE
STREET

DRIVEWAY
GARAGE
UNIT
SPACE/NO. OF
SPACES

0.749

2.0150

2.0150
SUBTOTAL 4.7 SPACES/UNIT349

PARKING SPACE TYPE
LOT 2
STREET

DRIVEWAY
GARAGE
UNIT
SPACE/NO. OF
SPACES

1.185

2.0152

2.0152
SUBTOTAL 5.1 SPACES/UNIT389
LOT 2
(76) 45'x68'(TYP.) LOTS

9.68± AC.(G)

8.68± AC (N)
LOT 1
(75) 33.25'x81.5'

8.03± AC.(G)

7.51 AC (N)
LOT 3
(224) CONDOMINIUM UNITS

14.18 AC.(G)
(TYP.) LOTS

PARKING PLAN AND HOUSING SUMMARY

SUBTOTAL

PARKING SUMMARY
738TOTAL 4.9 SPACES/ UNIT

33.25'x81.5'
LOT 1
SINGLE-FAMILY DETACHED:

PERCENT MIX*
33%
32%
35%
PERCENT MIX*
33%
33%
33%
100%
100%
HOUSE SIZE (SQ. FT.)
BUILDING AREA (SQ. FT./AC.)
41,675/0.96
42,312/0.97
48,958/1.12
47,450/1.09
51,450/1.18
58,625/1.35
157,525/3.62
132,945/3.05
BUILDING AREA (SQ. FT./AC.)
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588
SHEET 4 OF 11

Page 276 of 438 ends

PUBLIC STREET
8' P.U.E.
8' P.U.E.
5' SIDEWALK
55'45'
68'
68'
55'
5' SIDEWALK

PUBLIC STREET

PUBLIC STREET
8' P.U.E.
5' SIDEWALK
40'33.25'

81.5'

81.5'
40'
5' SIDEWALK

PUBLIC STREET

33.25'x81.5' LOT (TYP.) PLOT PLANS 45'x68' LOT (TYP.) PLOT PLANS LOT 1 LOT 2
PLAN 1PLAN 1
PLAN 2PLAN 2
PLAN 3 PLAN 3
PLAN 1PLAN 1
PLAN 2 PLAN 2
PLAN 3PLAN 3
PL PL68'
45'

PUBLIC STREET
8' P.U.E.
8' P.U.E.
5' SIDEWALK
55'45'
68'
68'
55'
5' SIDEWALK

PUBLIC STREET
PL PL68'
45'

PUBLIC STREET
8' P.U.E.
8' P.U.E.
5' SIDEWALK
55'45'
68'
68'
55'
5' SIDEWALK

PUBLIC STREET
PL PL68'
45'
8' P.U.E.

PLPL

33.25'

PUBLIC STREET
5' SIDEWALK
40'33.25'

81.5'

81.5'
40'
5' SIDEWALK

PUBLIC STREET
PLPL

33.25'

PUBLIC STREET
5' SIDEWALK
40'33.25'

81.5'

81.5'
40'
5' SIDEWALK

PUBLIC STREET
PLPL

33.25'
8' P.U.E.
8' P.U.E.
8' P.U.E.8' P.U.E.
2nd FLOOR
(TYP)
2nd FLOOR
(TYP)
2nd FLOOR
(TYP)
N.T.S. N.T.S.

PRIVATE STREET

BUILDING SETBACK
LINE (TYP.)

BUILDING SETBACK
LINE (TYP.)
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588

FRONT SETBACK

SIDE SETBACK
INTERIOR - 3.5' MINUMUM
STREET SIDE - 10' MINIMUM

DEVELOPMENT STANDARDS
PORCH - 10' MINIMUM FROM BACK-OF-WALK
1ST FLOOR LIVING AREA - 10' MINIMUM FROM BACK-OF-WALK
2ND FLOOR LIVING AREA - 10' MINIMUM TO FROM BACK-OF-WALK STREET SIDE AT CURB RETURN - 10' MINIMUM
GARAGE - 18' MINIMUM TO FROM BACK-OF-WALK

REAR SETBACK
7' MINIMUM

LOT COVERAGE
55% MAXIMUM
LOT 1 (RLM DISTRICT)

OPEN SPACE
340 S.F. (SIDE AND REAR YARD, 7' MINIMUM DIMENSION)

LANDSCAPING

STREET TREES - PER PRELIMINARY LANDSCAPE PLAN

FRONT YARD LANDSCAPING INSTALLED BY DEVELOPER
COMMON OPEN SPACE - 5% OF NET PROJECT AREA

FRONT SETBACK

SIDE SETBACK
INTERIOR - 4' MINIMUM
STREET SIDE - 10' MINIMUM

DEVELOPMENT STANDARDS
PORCH - 10' MINIMUM FROM BACK-OF-WALK
1ST FLOOR LIVING AREA - 10' MINIMUM FROM BACK-OF-WALK
2ND FLOOR LIVING AREA - 10' MINIMUM TO FROM BACK-OF-WALK STREET SIDE AT CURB RETURN - 8' MINIMUM
GARAGE - 18' MINIMUM TO FROM BACK-OF-WALK

REAR SETBACK
1ST AND 2ND FLOORS - 10' MINIMUM

LOT COVERAGE
55% MAXIMUM
LOT 2 (RLM DISTRICT)

OPEN SPACE
450 S.F. (REAR YARD, 7' MIN. DIMENSION, INCLUDES CALIFORNIA ROOM)

LANDSCAPING

STREET TREES - PER PRELIMINARY LANDSCAPE PLAN

FRONT YARD LANDSCAPING INSTALLED BY DEVELOPER
COMMON OPEN SPACE - 5% OF NET PROJECT AREA
CALIFORNIA ROOM - 5' MINIMUM

TYPICAL PLOT PLANS AND DEVELOPMENT STANDARDS
SHEET 5 OF 11

Page 277 of 438 ends

LOT C
LOT E
LOT B
LOT G

WATER QUALITY BASIN
TOP 41.0
BOTTOM 38.5

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
50' WETLAND BUFFER (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
CMP RISER 39.5
FL 38.0

SPILLWAY

COURT 'A'

STREET 'A'

GOLDEN WAY

STREET 'B'

STREET 'A'

STREET 'C'
B
-
C
-
D
-
C
-
E
-
G
-
H
-
I
-
J
-
K
-
L
-
LOT D

HIGH LINE DRIVE
P 50.4 P 50.4
P 54.3
P 54.0
P 53.6
P 53.2
P 52.7
P 52.3
P 51.9
P 51.5 P 50.9
P 51.4
P 52.0
P 52.6
P 53.2
P 53.7
P 54.3
P 54.7 P 54.4
P 54.2
P 53.7
P 53.1
P 52.5
P 51.9
P 51.3
P 50.8
65 64
62 61
63 76
74 73
72 71
70 69
68 75
66 67
55 57
56 51
53 54
52 60
5958
7 6
5 12
11 10
9 15
14 8
16 4
3 2
13 17
18 19
20 21
22 23
24 25
26 27
28 29
1 75
74 73
72 71
70 69 68
67 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
43 42
41 40
39 38
37 36
35 34
33 32
31 30
44 18
19 20
21 22
29 28
27 26
25 24
23 66
65 64
63 62
61 60
59 58
57 56
55 54
53 52
51 50
49 48
47 46
45 P 50.3
P 53.3
P 50.2
P 50.5
P 53.3
P 50.2
P 53.1
P 49.5
P 53.8
P 51.0
P 51.5
P 50.3
P 49.2
P 49.9
P 50.3
P 52.3
P 50.1
P 50.3
P 54.9
P 48.4
P 50.3
P 50.2
P 55.4
P 53.5
P 53.7
P 50.1
P 53.3
P 53.9
P 49.6
P 49.8
P 49.5
P 49.3
P 55.6
P 53.0
P 49.9
P 51.8
P 53.2
P 48.6
P 48.7
P 55.7
P 52.6
P 53.2
P 50.5
P 49.7
P 52.8
P 50.2
P 55.9
P 48.4
P 54.7
P 55.2
P 53.3
P 49.5
P 52.4
P 54.2
P 50.4
P 50.7
P 56.1
P 52.9
P 48.2
P 53.5
P 49.3
P 54.1
P 54.5
P 52.0
P 50.1
P 49.8
P 53.6
P 52.4
P 48.0
P 53.7
P 51.3
P 51.7
P 49.0
P 50.3
P 54.1
P 50.1
P 56.2
P 52.8
P 48.2
P 53.8
P 48.6
P 50.1
P 48.8
P 54.3
P 49.6
P 50.4
P 49.9
P 53.8
P 54.0
P 48.6
P 52.1
P 51.3
P 50.4
P 49.8
P 50.0
P 50.3
P 56.3
P 53.1
P 54.0
P 50.3
P 51.4
P 48.4
P 50.1
P 50.0
P 50.4
P 51.6
P 54.0
P 55.8
P 53.8
P 51.6
P 48.2
P 50.3
P 50.2
P 51.6
P 49.4
P 50.1
P 56.3
P 53.6
P 51.8
P 50.5
P 50.3
P 53.7
P 50.3
P 49.4
P 53.5
P 55.0
P 54.0
P 53.1
P 56.1
P 52.1
P 48.0
P 52.3
P 49.9
P 53.8
P 52.3
P 48.2
P 52.0
P 51.6
P 56.0
P 52.5
P 48.4
P 53.6
P 52.4
P 50.8
P 48.6
P 52.7
P 53.5
P 53.1
P 50.0
P 48.8
P 52.8
M
-
N
-
M
-
CONNECT TO EX 8"W

PER CITY OF FAIRFIELD

STANDARDS
CONNECT TO EX 8"SS

PER CITY OF FAIRFIELD

STANDARDS
CONNECT TO EX 12"W

PER CITY OF FAIRFIELD

STANDARDS
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
LOT G
LOT A
EVA
CMP RISER 39.5
0 -

STREET 'D'
32 38
39 37
36 40
30 35
34 31
33 74
47 61
46 62
45 63
48 75
76 56
58 57
52 72
73 41
53 54
50 49
51 44
43 42
55 66
65 64
59 67
69 68
71 70
60 P 49.1
D
-LOT F
F
-
P
-
D
-
A
-
X
X
X X
X X
SHEET 6 OF 119216 KIEFER BOULEVARD SACRAMENTO, CA 95826 240
120
60 0
SCALE: 1" = 60'
NORTH
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588

PRELIMINARY GRADING AND UTILITY PLAN

SANITARY SEWER LINE

WATERMAIN

STORM DRAIN

DRAIN MANHOLE

DRAIN INLET

SEWER MANHOLE

LOT BOUNDARY
8"W
LEGEND

RETAINING WALL
SLOPE

OUTFALL TO

EXISTING BASIN

E SECTION

SECTIONA B CSECTION SECTION

F SECTIOND SECTION

H SECTION J SECTIONG SECTION I SECTION

L SECTION N SECTIONK SECTION M SECTION
(BY OTHERS)
LOT 3

TENTATIVE MAP FOR

CONDOMINUM PURPOSES

O SECTION

P SECTION

Page 278 of 438 ends

AIR BASE PARKWAY

UNION PACIFICRAILROAD

PORTLAND DRIVE

NO ACCESS RIGHTS

COURT 'A'

STREET 'A'

GOLDEN WAY

STREET 'B'

STREET 'A'

STREET 'C'

STREET 'D'

HIGH L INE DRIVE
LOT E
LOT B

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
50' WETLAND BUFFER (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)

SPILLWAY
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
LOT A
LOT D
LOT C
LOT F
LOT H

WATER QUALITY BASIN
E.V.A.

W/ KNOCK DOWN

BOLLARDS

KNOCK DOWN

BOLLARD

KNOCK DOWN

BOLLARD
LOT G

TREES BOTANICAL / COMMON NAME SIZE
ACER BUERGERIANUM 24"BOX

TRIDENT MAPLE
CELTIS SINENSIS 24"BOX

CHINESE HACKBERRY
CERCIS CANADENSIS 24"BOX

EASTERN REDBUD
PINUS CANARIENSIS 24"BOX

CANARY ISLAND PINE
PINUS ELDARICA 24"BOX

AFGHAN PINE
PISTACIA CHINENSIS `KEITH DAVEY` 24"BOX

KEITH DAVEY CHINESE PISTACHE
QUERCUS AGRIFOLIA 24"BOX

COAST LIVE OAK
QUERCUS RUBRA 24"BOX

RED OAK
ZELKOVA SERRATA `VILLAGE GREEN` 24"BOX

SAWLEAF ZELKOVA

PLANT SCHEDULE

PARK PEDESTRIAN / DRIVEWAY

PAVING - CONCRETE
TRAIL

EXISTING WETLANDS/ OPEN SPACE

BACK YARD

FRONT YARD

WATER QUALITY BASIN

PLAYGROUND

LANDSCAPE/ OPEN SPACE LOTS

SYMBOL DESCRIPTION

CONCEPT LEGEND
SHEET 7 OF 9

OVERALL PRELIMINARY LANDSCAPE PLAN
LOT 2
(75) 45'x68'(TYP.) LOTS

9.8± AC.(G)

8.6± AC (N)

1. WITH EXCEPTION OF TURF AREAS AT PARK LOCATIONS, ALL LANDSCAPE AREAS WILL UTILIZE LOW AND/OR MEDIUM WATER USE PLANT MATERIAL.

2. ALL SHRUB AND GROUNDCOVER AREAS ARE TO RECEIVE A 3" LAYER OF BARK MULCH.

3. IRRIGATION DESIGN SHALL COMPLY WITH CITY OF FAIRFIELD WATER EFFICIENT LANDSCAPING (CHAPTER 22A). ALL NECESSARY DOCUMENTATION INCLUDING WATER

CALCULATIONS AND CERTIFICATES SHALL BE SUBMITTED WITH THE LANDSCAPE CONSTRUCTION DOCUMENTS FOR REVIEW AND APPROVAL.

4. IRRIGATION SYSTEM WILL CONSIST OF LOW FLOW ROTARY SPRAY NOZZLE TECHNOLOGY,

POINT SOURCE BUBBLERS AND/OR DRIP EMITTERS SYSTEM CONTROLLED BY AN

AUTOMATIC IRRIGATION CONTROLLER USING ET DATA SCHEDULING AND RAIN SENSOR SHUT-OFF CAPABILITIES.

LANDSCAPE PLAN NOTES

POCKET PARK SEE

ENLARGEMENT-A

PASSIVE PARK SEE
ENLARGEMENTS B1
AND B2

ANIMAL SCULPTURE

SHADE STRUCTURE WITH

TABLE AND BBQ

PLAY STRUCTURE

SYNTHETIC
TURF

SEATING AREA WITH BENCH

EXISTING

LANDSCAPE

PLANTING

GOLDEN WAY

SYNTHETIC

TURF AREA

SYNTHETIC

TURF AREA

SHRUB AREA
ROSES

BENCH & TRASH

PICNIC AREA W/

TABLES, BBQ, TRASH

AND SHADE CANOPY

ANIMAL SCULPTURE

TURF AREA

ENHANCED
ENTRY

LANDSCAPE
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH
FEBRUARY 4, 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588

SHRUB AREA

SHRUB AREA
LOT 1
(75)33.25'x81.5'

8.1± AC.(G)

7.7± AC (N)
(TYP.) LOTS

SHRUB AREA

SHRUB AREA
ROSES
LOT 3

TENTATIVE MAP FOR

CONDOMINIUM

PURPOSES
(BY OTHERS)
15'-18'

TRAIL/EVA

Page 279 of 438 ends

AIR BASE PARKWAY

UNION PACIFICRAILROAD

PORTLAND DRIVE

NO ACCESS RIGHTS

COURT 'A'

STREET 'A'

GOLDEN WAY

STREET 'B'

STREET 'A'

STREET 'C'

STREET 'D'

HIGH L INE DRIVE
LOT E
LOT B

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
50' WETLAND BUFFER (TYP)
25' WETLAND BUFFER (TYP)
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)

SPILLWAY
50' WETLAND BUFFER (TYP)

WETLAND (TYP)
25' WETLAND BUFFER (TYP)
LOT A
LOT D
LOT C
LOT F
LOT H

WATER QUALITY BASIN
E.V.A.

W/ KNOCK DOWN

BOLLARDS

KNOCK DOWN

BOLLARD

KNOCK DOWN

BOLLARD

EXISTING CHAIN LINK

FENCE TO BE REPLACED

WITH OPEN SPACE FENCE

EXISTING BASIN

ACCESS ROAD

EXISTING OPEN

SPACE FENCE TO
REMAIN

EXISTING OPEN

SPACE FENCE AND

GATE TO REMAIN

EXISTING GOOD

NEIGHBOR FENCE TO
REMAIN
7 6
5 12
11 10
9 15
14 8
16 4
3 2
13 17
18 19
20 21
22 23
24 25
26 27
28 29
30 75
74 73
71 72
1 53
52 51
50 49
48 47
46 45
44 43
42 41
40 58
59 60
61 62
63 64
65 70
69 68
67 66
75 74
73 72
71 70 69 68
67 31
32 33
34 35
36 37
38 39
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 43
42 41
40 39
38 37
36 35
34 33
32 31
30 44
18 19
20 21
22 29
28 27
26 25
24 23
66 65
64 63
62 61
60 59
58 57
56 55
54 53
52 51
50 49
48 47
46 45
55 56
57 54
LOT G
7' CMU MASONRY BLOCK WALL
WITHOUT PILASTERS. SEE IMAGE "F"
10' CMU MASONRY BLOCK WALL
WITHOUT PILASTERS. SEE IMAGE "F"
6' GOOD NEIGHBOR FENCE ON
RETAINING WALL. SEE DETAIL "E"
6' GOOD NEIGHBOR FENCE. SEE
DETAIL "A"
6' ENHANCED GOOD NEIGHBOR
FENCE. SEE DETAIL "D"

TUBULAR STEEL FENCE PER CITY
STANDARD. SEE DETAIL "C"
6' TUBULAR STEEL FENCE PER CITY

STANDARD ON RETAINING WALL
6' TUBULAR STEEL FENCE PER

MULTI-FAMILY PLANS

OPEN SPACE FENCE PER CITY
STANDARD. SEE DETAIL "B"
EXISTING CHAIN LINK FENCE AT LOT 4

BOUNDARY
SHEET 8 OF 11

PRELIMINARY FENCING PLAN
NOTE: REFER TO DETAILS FROM VILLAGES AT FAIRFIELD COMMUNITY DESIGN GUIDELINES, DATED AUGUST 10, 2015, SECTION 4.5, WALLS, FENCES, AND GATEWAYS, PAGES 30-39.

FENCING LEGEND
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH
FEBRUARY 4, 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588
LOT 3

MULTI-FAMILY
(BY OTHERS)
LOT 2
(75) 45'x68'(TYP.) LOTS

9.68± AC.(G)

8.68± AC (N)
LOT 1
(75)33.25'x81.5'

8.03± AC.(G)

7.51± AC (N)
(TYP.) LOTS
4' OR 6'
SEE
PLAN

Page 280 of 438 ends

`A` / SMALL FOUNDATION SHRUB (ALTERNATE SP. PER LOT)
EUONYMUS JAPONICUS `MICROPHYLLA` / BOXLEAF EUONYMUS 1 GAL, LOW FESTUCA CINEREA `ELIJAH`S BLUE` / ELIJAH`S BLUE FESCUE 1 GAL, LOW NANDINA DOMESTICA `HARBOUR DWARF` / DWARF HEAVENLY BAMBOO 5 GAL, MEDIUM SCAEVOLA AEMULA `MAUVE CLUSTERS` / FAN FLOWER 1 GAL, LOW `B` / MEDIUM FOUNDATION SHRUB (ALTERNATE SP. PER LOT)
CALLISTEMON CITRINUS `LITTLE JOHN` / DWARF BOTTLE BRUSH 5 GAL, LOW PITTOSPORUM TOBIRA `WHEELERS DWARF` / WHEELER`S DWARF MOCK ORANGE 5 GAL, MEDIUM RHAPHIOLEPIS INDICA `CLARA` / INDIAN HAWTHORN 5 GAL, LOW `C` / LARGE FOUNDATION SHRUB (ALTERNATE SP. PER LOT)
PHORMIUM TENAX `ATROPURPUREUM COMPACTUM` / BRONZE NEW ZEALAND FLAX 5 GAL, LOW PRUNUS CAROLINIANA `BRIGHT `N TIGHT` / CAROLINA LAUREL 1 GAL, LOW RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRY 5 GAL, LOW XYLOSMA CONGESTUM / SHINY XYLOSMA ESPALIER 5 GAL, LOW
`D` / FOLIAGE ACCENT SHRUBS (ALTERNATE SP. PER LOT)
BERBERIS THUNBERGII `MONLERS` TM / GOLD NUGGET JAPANESE BARBERRY 5 GAL, LOW CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 5 GAL, LOW DIETES BICOLOR / FORTNIGHT LILY 1 GAL, LOW
PHORMIUM TENAX `MAORI SUNRISE` / NEW ZEALAND FLAX 5 GAL, LOW `E` / FLOWERING ACCENT SHRUBS (ALTERNATE SP. PER LOT)
HEMEROCALLIS X `MONOLD` TM / STARBURST DOUBLE GOLD EVERGREEN DAYLILY 1 GAL, MEDIUM LAVANDULA ANGUSTIFOLIA `HIDCOTE` / HIDCOTE LAVENDER 5 GAL, LOW NEPETA X FAASSENII `SIX HILLS GIANT` / GIANT CATMINT 1 GAL, LOW SALVIA GREGGII `HEATWAVE BLAZE` / HEATWAVE BLAZE SAGE 5 GAL, LOW `GC` / GROUNDCOVERS (ALTERNATE SP. PER LOT)
CEDRUS DEODARA `FEELIN` BLUE` / FEELIN` BLUE DEODAR CEDAR 5 GAL COTONEASTER HORIZONTALIS / ROCKSPRAY COTONEASTER 5 GAL
MYOPORUM PARVIFOLIUM / TRAILING MYOPORUM 5 GAL
2021-03-23 11:53

CONCEPT PLANT SCHEDULE

TREES BOTANICAL / COMMON NAME SIZE
ACER BUERGERIANUM 24"BOX

TRIDENT MAPLE
CELTIS SINENSIS 24"BOX

CHINESE HACKBERRY
CERCIS CANADENSIS 24"BOX

EASTERN REDBUD
PINUS CANARIENSIS 24"BOX

CANARY ISLAND PINE
PINUS ELDARICA 24"BOX

AFGHAN PINE
PISTACIA CHINENSIS `KEITH DAVEY` 24"BOX

KEITH DAVEY CHINESE PISTACHE
QUERCUS AGRIFOLIA 24"BOX

COAST LIVE OAK
QUERCUS RUBRA 24"BOX

RED OAK
ZELKOVA SERRATA `VILLAGE GREEN` 24"BOX

SAWLEAF ZELKOVA

PLANT SCHEDULE
SHEET 9 OF 11
LOT 3 - TYPICAL FRONT YARD LANDSCAPE
1" = 10' PLAN
NORTH
STREET TREE (TYP.)

REFER TO STREET TREE

PLAN FOR TREE SPECIES
STREET TREE (TYP.)

REFER TO STREET TREE

PLAN FOR TREE SPECIES
LOT 1 - TYPICAL FRONT YARD LANDSCAPE
1" = 10' PLAN
NORTH

PRELIMINARY FRONT YARD LANDSCAPE PLAN

GOOD NEIGHBOR FENCE
3' WOOD
GATE
3' WOOD
GATE
PLAN 2 PLAN 3
PLAN 1
PLAN 3PLAN 2PLAN 1

EUONYMUS JAPONICUS
'MICROPHYLLA'

BOXLEAF EUONYMUS

FESTUCA CINEREA 'ELIJAH'S BLUE'

ELIJAH'S BLUE FESCUE

NANDINA DOMESTICA 'HARBOUR
DWARF'

DWARF HEAVENLY BAMBOO

SCAEVOLA AEMULA 'MAUVE

CLUSTERS'

FAN FLOWER

CALLISTEMON CITRINUS 'LITTLE
JOHN'

DWARF BOTTLE BRUSH

PITTOSPORUM TOBIRA 'WHEELERS
DWARF'

WHEELER'S DWARF MOCK ORANGE

PRUNUS CERASIFERA 'KRAUTER

VESUVIUS'

PURPLE LEAF PLUM

RHAPHIOLEPIS INDICA 'CLARA'

INDIAN HAWTHORN

PHORMIUM TENAX
'ATROPURPUREUM COMPACTUM'

BRONZE NEW ZEALAND FLAX

PRUNUS CAROLINIANA 'BRIGHT N
TIGHT'

CAROLINA LAUREL

RHAMNUS CALIFORNICA 'EVE CASE'

CALIFORNIA COFFEEBERRY

XYLOSMA CONGESTUM

SHINY XYLOSMA

BERBERIS THUNBERGII 'MONLERS'
TM

GOLD NUGGET JAPANESE

BARBERRY

CALAMAGROSTIS X ACUTIFLORA
'KARL FORESTER'

FEATHER REED GRASS

DIETES BICOLOR

FORTNIGHT LILY

PHORMIUM TENAX 'MAORI SUNRISE'

NEW ZEALAND FLAX

HEMEROCALLIS X 'MONOLD' TM

STARBURST DOUBLE GOLD

EVERGREEN DAYLILY

LAVANDULA ANGUSTIFOLIA
'HIDCOTE'

HIDCOTE LAVENDER

NEPETA X FAASSENII 'SIX HILLS
GIANT'

GIANT CATMINT

SALVIA GREGGII 'HEATWAVE BLAZE'

HEATWAVE BLAZE SAGE

CEDRUS DEODARA

DEODAR CEDAR

COTONEASTER HORIZONTALIS

ROCKSPRAY COTONEASTER

MYOPORUM PARVIFOLIUM

TRAILING MYOPORUM

ACER BUERGERIANIUM

TRIDENT MAPLE

CELTIS SINENSIS

CHINESE HACKBERRY

PINUS CANARIENSIS

CANARY ISLAND PINE

PISTACIA CHINENSIS 'KEITH DAVEY'

KEITH DAVEY CHINESE PISTACHE

QUERCUS AGRIFOLIA

COAST LIVE OAK

QUERCUS RUBRA

RED OAK

ZELKOVA SERRATA 'VILLAGE
GREEN'

SAWLEAF ZELKOVA

PINUS ELDARCA

AFGHAN PINE

CERCIS CANADENSIS

EASTERN REDBUD

ENHANCED WOOD FENCE

GOOD NEIGHBOR FENCE
3' WOOD
GATE
3' WOOD
GATE
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH
FEBRUARY 4, 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588
*NO TURF FOR FRONT YARD LANDSCAPES

Page 281 of 438 ends

City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck

AIR BASE PARKWAY

UNION PACIFICRAILROAD

PORTLAND DRIVE
23 22
19 16
17 18
21 20 66
74 73
71 15
5 9
13 42
38 34
30 2
6 10
14 41
37 33
29 3
7 11
40 36
32 44
4 8
12 43
39 35
31 49
57 50
58 51
59 52
60 45
53 46
54 47
55 48
56 64
65 28
26 68 70
72 67 69
63 62
61 1
24 25
27 75
32 38
39 37
36 40
26 27
29 20
14 15
16 24
25 17
18 19
21 22
23 30
35 34
31 33
28 74
12 13
10 9
7 6
5 4
3 11
2 1
8 47
61 46
62 45
63 48
75 76
56 58
57 52
72 73
41 53 54
50 49
51 44
43 42
55 66
65 64
59 67
69 68
71 70
60 City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
City of Fairfield Firetruck
40 8 22 4.833

24.417
City of Fairfield Firetruck
Overall Length 40.000ft
Overall Width 8.167ft
Overall Body Height 7.500ft
Min Body Ground Clearance 0.750ft
Track Width 8.167ft
Lock-to-lock time 5.00s

PRELIMINARY FIRE ACCESS PLAN
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
NORTH

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4 , 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA
REVISED: JUNE 16, 2025

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588

FIRE ACCESS PLAN FOR

THIS AREA HAS BEEN

PREPARED BY OTHERS
SHEET 10 OF 11
15'-18'

TRAIL/EVA

KNOCK DOWN

BOLLARDS

KNOCK DOWN

BOLLARDS

Page 282 of 438 ends

CUT
FILL
CUT
FILL
FILL
CUT
CUT
CUT
FILL
FILL

CUTFILL

CUTFILL
LOT G

WATER QUALITY BASIN
TOP 41.0
BOTTOM 38.5

COURT 'A'

STREET 'A'

GOLDEN WAY

STREET 'B'

STREET 'A'

STREET 'C'

STREET 'D'
32 38
39 37
36 40
30 35
34 31
33 74
47 61
46 62
45 63
48 75
76 56
58 57
52 72
73 41
53 54
50 49
51 44
43 42
55 66
65 64
59 67
69 68
71 70
60 P 49.1

CUTFILL
Elevations Table
Number
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 Minimum Elevation
-50.000
-48.000
-46.000
-44.000
-42.000
-40.000
-38.000
-36.000
-34.000
-32.000
-30.000
-28.000
-26.000
-24.000
-22.000
-20.000
-18.000
-16.000
-14.000
-12.000
-10.000
-8.000
-6.000
-4.000
-2.000

0.000

2.000

4.000

6.000

8.000

10.000

12.000

14.000

16.000

18.000

20.000

22.000

24.000

26.000
Maximum Elevation
-48.000
-46.000
-44.000
-42.000
-40.000
-38.000
-36.000
-34.000
-32.000
-30.000
-28.000
-26.000
-24.000
-22.000
-20.000
-18.000
-16.000
-14.000
-12.000
-10.000
-8.000
-6.000
-4.000
-2.000

0.000

2.000

4.000

6.000

8.000

10.000

12.000

14.000

16.000

18.000

20.000

22.000

24.000

26.000

28.000
Color
CUT
FILL
CUT
FILL

PRELIMINARY EARTHWORK EXHIBIT
9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
240
120
60 0
SCALE: 1" = 60'
N ORTH

LOCATION MAP
N.T.S.

VILLAGE I

VILLAGE III

VILLAGE II

VILLAGE IV

LAGO VISTA
FEBRUARY 4, 2025
REVISED: APRIL 14, 2025

VILLAGES AT FAIRFIELD, LAGO VISTA

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD RD, STE 345Tel 925.847.1556
Fax 925.847.1557PLEASANTON, CA 94588
SHEET 11 OF 11

PRELIMINARY EARTHWORK

SUMMARY

CUT (CY) FILL (CY) NET (CY)
LOT 3

TENTATIVE MAP FOR

CONDOMINIUM

PURPOSES
(BY OTHERS)

Page 283 of 438 ends

FAIRFIELD, CALIFORNIA
VILLAGES @ FAIRFIELD - VILLAGE 2A
PRODUCT 2 - 33'-3" x 81'-6"
APIGNGPQ AUUQEKCVGU IPE.

DCVG

03.25.21 RANCHO TOLENAS CORPORATION

SHEET INDEX

A-0.1 CLUSTER - LO9ER LEVEL
A-0.2 CLUSTER - UPPER LEVEL
A-0.3 STREET SCENE ELEVATIONS 1
A-0.4 STREET SCENE ELEVATIONS 2
A-0.5 STREET SCENE ELEVATIONS 3
A-1.1 PLAN 1 - FLOOR PLAN
A-1.2 ELEVATIONS - PLAN 1A

SPANISH

A-1.3 ELEVATIONS - PLAN 1B

FARMHOUSE

A-1.4 ELEVATIONS - PLAN 1C

CRAFTSMAN

A-2.1 PLAN 2 - FLOOR PLAN
A-2.2 ELEVATIONS - PLAN 2A

SPANISH

A-2.3 ELEVATIONS - PLAN 2B

FARMHOUSE

A-2.4 ELEVATIONS - PLAN 2C

CRAFTSMAN

A-3.1 PLAN 3 - FLOOR PLAN
A-3.2 ELEVATIONS - PLAN 3A

SPANISH

A-3.3 ELEVATIONS - PLAN 3B

FARMHOUSE

A-3.4 ELEVATIONS - PLAN 3C

CRAFTSMAN

CM-0.1 COLOR & MATERIAL BOARDS

Page 284 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD
STREET SCENE 1

ELEVATIONS
0 1'
2'
4'
8'
16'
A-0.3
PLAN 1A

SPANISH
PLAN 2C

CRAFTSMAN
PLAN 3B

FARMHOUSE

FRONT ELEVATIONS
PRODUCT 2 - 33'-3" x 81'-6"

Page 285 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD
STREET SCENE 2

ELEVATIONS
0 1'
2'
4'
8'
16'
A-0.4
PLAN 1C

CRAFTSMAN
PLAN 2B

FARMHOUSE
PLAN 3A

SPANISH

FRONT ELEVATIONS
PRODUCT 2 - 33'-3" x 81'-6"

Page 286 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD
STREET SCENE 3

ELEVATIONS
0 1'
2'
4'
8'
16'
A-0.5
PLAN 1B

FARMHOUSE
PLAN 2A

SPANISH
PLAN 3C

CRAFTSMAN

FRONT ELEVATIONS
PRODUCT 2 - 33'-3" x 81'-6"

Page 287 of 438 ends

57'-6" 14'-0"
81'-6"
10'-0"5'-0"
33'-3"
3'-3"26'-0"4'-0"
10'-0"
18'-0"
18'-0"
4'-0"
4'-0"
33'-3"33'-3"
6'-6"
3'-3"29'-3"4'-0" 30'-0"
4'-0"
18'-0"
10'-10"
4'-0"
4'-0"

KITCHEN
9'-0" CLG
DINING
9'-0" CLG
LIVING
9'-0" CLG
FOYER
9'-0" CLG
GARAGE
9'-0" CLG
BEDRM 4
9'-0" CLG
BA 3
8'-0" CLG
PORCH

COVERED

DRIVEWAY
8'-6" CLG
8'-4" CLG
8'-4" CLG
YARD
7'-6"

KITCHEN
9'-0" CLG
DINING
9'-0" CLG
LIVING
9'-0" CLG
BEDRM 4
9'-0" CLG
BA 3
8'-0" CLG
GARAGE
9'-0" CLG
PORCH
YARD
PLAN 1PLAN 2PLAN 3

KITCHEN
9'-0" CLG
DINING
9'-0" CLG
GARAGE
9'-0" CLG
LIVING
9'-0" CLG
BEDRM 4
9'-0" CLG
BA 3
9'-0" CLG
YARD

UTILITIES

UTILITIES
2,00 SF, 4 BED, 3 BA 2,062 SF, 4 BED, 3 BA,
BONUS
2,133 SF, 4 BED, 3 BA,
BONUS

UTILITIES
12'-11" x 15'-3"
10'-6" x 15'-6"
13'-2" x 13'-5"
13'-1" x '-0"
12'-1" x 10'-10"
11'-" x 11'-"
10'-" x 15'-6"
11'-" x 10'-2"
11'-" x 10'-2"
12'-" x 15'-10"
12'-4" x 13'-2"
10'-10" x 10'-0"
PLAN 1

PRIVATE

OPEN SPACE
588 SF
PLAN 2

PRIVATE

OPEN SPACE
50 SF
PLAN 3

PRIVATE

OPEN SPACE
50 SF
21'-51
2" 21'-51
2"
8'-0"17'-0"
27'-0"27'-0"27'-0"
17'-0"
17'-0"
6'-0"
4'-0"

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

GROUND LEVEL

EXEMPLARY CLUSTER PLAN
0 1'
2'
4'
8'
16'
A-0.1

GROUND LEVEL
PRODUCT 2
BEDROOM DO9N
- 33'-3" X 81'-6"

Page 288 of 438 ends

MA. BA
8'-0" CLG

LAUNDRY
9'-0" CLG
WIC
9'-0" CLG
BEDRM 2
9'-0" CLGBEDRM 3
9'-0" CLG
BA 2
9'-0" CLG
LINEN
9'-0" CLG
MA. BEDRM
8'-0" CLG
M. BEDRM
9'-0" CLG

LAUNDRY
9'-0" CLG
BONUS
9'-0" CLG
BEDRM 2
9'-0" CLG
BEDRM 3
9'-0" CLG
BA 2
9'-0" CLG
WIC
9'-0" CLG
M. BA
9'-0" CLG
BEDRM 2
9'-0" CLG
BEDRM 3
9'-0" CLG
BA 2
9'-0" CLG

LAUNDRY
9'-0" CLG
DN
16 R
MA. BEDRM
9'-0" CLG
MA. BATH
9'-0" CLG
W.I.C
9'-0" CLG
BONUS
9'-0" CLG
57'-6" 14'-0"
81'-6"
10'-0"
33'-3"
3'-3"26'-0"4'-0"
33'-3"33'-3"
3'-3"29'-3"4'-0" 30'-0"
PLAN 1PLAN 2PLAN 3
14'-10" x 15'-"
10'-10" x 13'-3"11'-4" x 11'-2"
11'-1" x 10'-10"11'-1" x 10'-10"
16'-0" x 12'-8"
12'-0" x 13'-10"12'-10" x 14'-"
13'-2" x 15'-8"
12'-10" x 11'-2"
12'-3" x 11'-5"

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

UPPER LEVEL

EXEMPLARY CLUSTER PLAN
0 1'
2'
4'
8'
16'
A-0.2

UPPER LEVEL
PRODUCT 2
BEDROOM DO9N
- 33'-3" X 81'-6"

Page 289 of 438 ends

KITCHEN
9'-0" CLG
DINING
9'-0" CLG
LIVING
9'-0" CLG
FOYER
9'-0" CLG
GARAGE
9'-0" CLG
BEDRM 4
9'-0" CLG
BA 3
8'-0" CLG
PORCH

COVERED

DRIVEWAY
8'-6" CLG
8'-4" CLG
8'-4" CLG
YARD
MA. BA
8'-0" CLG

LAUNDRY
9'-0" CLG
WIC
9'-0" CLG
BEDRM 2
9'-0" CLGBEDRM 3
9'-0" CLG
BA 2
9'-0" CLG
LINEN
9'-0" CLG
MA. BEDRM
8'-0" CLG
10'-0"
18'-0"
26'-0"
81'-6"
3'-3"4'-0"
7'-6"
12'-0"14'-0"
12'-11" x 15'-3"
13'-1" x '-0"
12'-1" x 10'-10"
10'-10" x 10'-0"
14'-10" x 15'-"
10'-10" x 13'-3"11'-4" x 11'-2"
14'-0"
PLAN 1

SECOND FLOORFIRST FLOOR
2,00 SF
4 BED, 3 BA

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELDA-1.1
0 1'
2'
4'
8'
16'
PLAN 1

FLOOR PLAN

Page 290 of 438 ends

EXTERIOR ELEVATIONS - SPANISH
PLAN 1A
A-1.2
FRONT

RIGHTREAR

A - 'S' TILE CONCRETE ROOF
B- 7" FOAM EAVE

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - FAUX VENT

K - STUCCO WRAPPED POT SHELF

L - RECESSED FAUX GRILL

M - STUCCO WRAPPED FOAM HOOD

SPANISH
LEFT
ROOF
0 1'
2'
4'
8'
0 1'
2'
4'
8'
16'
ROOF

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD
A
KI H E

BD CG JH
F

Page 291 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - FARMHOUSE
PLAN 1B
A-1.3

A - FLAT TILE CONCRETE ROOF
B- 8" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

FARMHOUSE
ROOF
0 1'
2'
4'
8'
FRONT

LEFT RIGHTREAR
0 1'
2'
4'
8'
16'
ROOF
A
MI F E
BD CGH
J K

Page 292 of 438 ends

EXTERIOR ELEVATIONS - CRAFTMAN
PLAN 1C
A-1.4

A - FLAT TILE CONCRETE ROOF
B- 7" - 12" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

N - DECORATIVE WOOD POT SHELF

CRAFTSMAN
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD
A

M J F E
BD CGH
KGNMI

Page 293 of 438 ends

KITCHEN
9'-0" CLG
DINING
9'-0" CLG
LIVING
9'-0" CLG
BEDRM 4
9'-0" CLG
BA 3
8'-0" CLG
GARAGE
9'-0" CLG
PORCH
YARD
M. BEDRM
9'-0" CLG

LAUNDRY
9'-0" CLG
BONUS
9'-0" CLG
BEDRM 2
9'-0" CLG
BEDRM 3
9'-0" CLG
BA 2
9'-0" CLG
WIC
9'-0" CLG
M. BA
9'-0" CLG
11'-1" x 10'-10"11'-1" x 10'-10"
16'-0" x 11'-0"
12'-0" x 16'-6"
'-0" x 15'-6"
13'-2" x 13'-5"
11'-" x 11'-5"
12'-3" x 15'-6"
26'-0"
81'-6"
4'-0"3'-3"
13'-6"
12'-6"13'-6"
7'-6"
PLAN 2

SECOND FLOORFIRST FLOOR
2,062 SF
4 BED, 3 BA, BONUS
18'-0"

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELDA-2.1
0 1'
2'
4'
8'
16'
PLAN 2

FLOOR PLAN

Page 294 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - SPANISH
PLAN 2A
A-2.2

A - 'S' TILE CONCRETE ROOF
B- 7" FOAM EAVE

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - FAUX VENT

K - STUCCO WRAPPED POT SHELF

L - RECESSED FAUX GRILL

M - STUCCO WRAPPED FOAM HOOD

SPANISH
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'

G IE HF

C LJ A B D G H

Page 295 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - FARMHOUSE
PLAN 2B
A-2.3

A - FLAT TILE CONCRETE ROOF
B- 8" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

FARMHOUSE
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'

EB IJM F
C LAB
K
HGD

Page 296 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - CRAFTMAN
PLAN 2C
A-2.4

A - FLAT TILE CONCRETE ROOF
B- 7" - 12" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

N - DECORATIVE WOOD POT SHELF

CRAFTSMAN
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'

A - FLAT TILE CONCRETE ROOF
B- 7" - 12" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

N - DECORATIVE WOOD POT SHELF

CRAFTSMAN
ROOF
0 1'
2'
4'
8'
16'

EB IJ FK

C HABGD

EB IJM FK

C LHABGD

Page 297 of 438 ends

KITCHEN
9'-0" CLG
DINING
9'-0" CLG
GARAGE
9'-0" CLG
LIVING
9'-0" CLG
BEDRM 4
9'-0" CLG
BA 3
9'-0" CLG
YARD
BEDRM 2
9'-0" CLG
BEDRM 3
9'-0" CLG
BA 2
9'-0" CLG

LAUNDRY
9'-0" CLG
DN
16 R
MA. BEDRM
9'-0" CLG
MA. BATH
9'-0" CLG
W.I.C
9'-0" CLG
BONUS
9'-0" CLG
12'-10" x 1'-1"
13'-2" x 13'-4"
11'-1" x 11'-"
14'-2" x 11'-0"
11'-" x 10'-2"
11'-" x 10'-2"
12'-" x 15'-10"
12'-4" x 13'-2"
26'-0"
81'-6"
3'-3"4'-0"
7'-6"
13'-4"12'-8"
13'-6"
PLAN 3

SECOND FLOORFIRST FLOOR
2,133 SF
4 BED, 3 BA, BONUS
18'-0"
10'-10"

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELDA-3.1
0 1'
2'
4'
8'
16'
PLAN 3

FLOOR PLAN

Page 298 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - SPANISH
PLAN 3A
A-3.2

A - 'S' TILE CONCRETE ROOF
B- 7" FOAM EAVE

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - FAUX VENT

K - STUCCO WRAPPED POT SHELF

L - RECESSED FAUX GRILL

M - STUCCO WRAPPED FOAM HOOD

SPANISH
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'
M
ABC

JHI FK E
DG

Page 299 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - FARMHOUSE
PLAN 3B
A-3.3

A - FLAT TILE CONCRETE ROOF
B- 8" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

FARMHOUSE
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'

HF KJG M ENI
ABCDG

Page 300 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

EXTERIOR ELEVATIONS - CRAFTSMAN
PLAN 3C
A-3.4
FRONT

RIGHTREARLEFT
0 1'
2'
4'
8'
ROOF
0 1'
2'
4'
8'
16'

M J KB I EN
ABCDG
HI F

A - FLAT TILE CONCRETE ROOF
B- 7" - 12" OVER HANG

C - STUCCO

D - VINYL WINDOW

E - COMPOSITE ENTRY DOOR
F - PANELED SECTIONAL GAR. DOOR

G - STUCCO WRAPPED FOAM TRIM

H - STUCCO WRAPPED FOAM CORBEL

I - BATTERED WALL

J - CEMENTITIOUS GABLE END VENT
DETAIL

K - WOOD TRIM

L - RECESSED FAUX GRILL

M - DECORATIVE WOOD KICKER

N - DECORATIVE WOOD POT SHELF

CRAFTSMAN

Page 301 of 438 ends

03.25.21 Angeleno Associates, Inc.
147 City Place Drive, Santa Ana , Ca 92705
www. angelenoarchitects.com Tel: (714) 285-1888
VILLAGE 2A

RANCHO TOLENAS CORPORATION
2001 2021 © Angeleno Associates, Inc.

VILLAGES @ FAIRFIELD

COLOR & MATERIAL BOARDS
0 1'
2'
4'
8'
16'
CM-0.1

COLOR & MATERIAL BOARDS
PRODUCT 2 - 33'-3" x 81'-6"

Page 302 of 438 ends

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15'-10" x 14'-6"
Great Room
PLAN 1
3 Beds, 2.5 Ba.
1,825 Sq. Ft.

Pdr. Entry
11'-4" x 13'-2"
Dining Room
Kitchen
20'-2" x 20'-0"
Garage
Porch
14'-2" x 13'-6"
Opt. California Room
up
17 r.

L.L.

PLAN 2
4 Beds, 2.5 Ba.

Loft
2,058 Sq. Ft.

PLAN 3
3 Beds, 2.5 Ba.

Loft / Opt. Bed. 4
2,344 Sq. Ft.

Entry
Kitchen
15'-10" x 9'-6"
Dining Room
Pdr.
20'-2" x 20'-2"
Garage
Porch
California Room
12'-6" x 9'-6"
Opt Ext. California Room
12'-6" x 15'-6"
opt.
up17 r.
zone
drop
linen
15'-10" x 15'-0"
Great Room
Entry
Kitchen
20'-2" x 20'-2"
Garage
drop
Porch
Pdr.

UP
17R
zone
linen 405 Sq. Ft.
23'-4" x 17'-10"
Great Room
22'-8" x 6'-0"
Opt. California Room
dropzone
45'-0"45'-0"45'-0"
4'-0"37'-0"4'-0"4'-0" 37'-0"4'-0"4'-0"37'-0"4'-0"
68'-0"5'-0"
16'-0" 39'-0" 13'-0"
18'-0"
10'-0"
18'-0"
18'-0"
10'-0"
10'-0"
15'-0"
14'-0"
16'-0"
8'-0"
8'-0"
7'-0"
45'-0"28'-8"
meters meters meters
4'-0"
PLAN 3
Private Open Space
750 s.f.

PLAN 2
Private Open Space
756 s.f.

PLAN 1
Private Open Space
955 s.f.

A0.1 FIRST FLOOR PLANS
45' X 68' LOTS 048 12
Scale: 3/16" = 1'-0"
Architecture + Planning
The Leamington Building
1814 Franklin St., Suite 400
Oakland, CA 94612
510.272.2910
ktgy.com

SCHEMATIC DESIGN
FEBRUARY 17, 2021
#
VILLAGE 2A
Fairfield, Ca. 2020-0970
VILLAGES AT FAIRFIELDPRODUCT 3

Page 306 of 438 ends

Laund.
12'-0" x 11'-0"
Bedroom 213'-0" x 12'-0"
Bedroom 3 Ba 2
walk in
closet
20 l.f.
linen
42x60
shwr pan
Bath 2
11'-8" x 10'-6"
Bedroom 2
10'-8" x 10'-6"
Bedroom 3
Laund.
11'-4" x 10'-6"
Opt. Loft
Bedroom 4 /
dn
17 r.
42x60
shwr pan
PLAN 2PLAN 1
walk in
closet
22 l.f.
12'-0" x 11'-0"
Bedroom 2
Ba 2
Laund.

DN
17R
linen
linen
walk in
closet
27 l.f.

Primary
Bedroom
14'-10" x 14'-8"
Primary
Bedroom
16'-4" x 14'-4"
Primary
Bedroom
14'-6" x 14'-0"
Primary
Bath
Primary
Bath
Primary
Bath
Loft /
Opt. Bedroom 4
13'-2" x 12'-10"
14'-2" x 11'-6"
Bedroom 2
PLAN 3
A0.2 SECOND FLOOR PLANS
45' X 68' LOTS 048 12
Scale: 3/16" = 1'-0"
Architecture + Planning
The Leamington Building
1814 Franklin St., Suite 400
Oakland, CA 94612
510.272.2910
ktgy.com

SCHEMATIC DESIGN
FEBRUARY 17, 2021
#
VILLAGE 2A
Fairfield, Ca. 2020-0970
VILLAGES AT FAIRFIELDPRODUCT 3

Page 307 of 438 ends

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Page 326 of 438 ends

ARCHITECTURE
A.1.0 SITE PLAN
A.1.1 FIRE & TRASH COLLECTION ACCESS PLAN
A.1.2 PERSPECTIVE VIEW 1
A.1.3 PERSPECTIVE VIEW 2
A.1.4 PERSPECTIVE VIEW 3
A.1.5 PERSPECTIVE VIEW 4
A.2.1 UNIT PLAN 1 - FLOOR PLANS
A.2.2 UNIT PLAN 3 - FLOOR PLANS
A.2.3 UNIT PLAN 3X - FLOOR PLANS
A.2.4 UNIT PLAN 5- FLOOR PLANS
A.2.5 BUILDING FLOOR PLANS - BUILDINGS 1, 1X & 3
A.2.6 BUILDING FLOOR PLANS - BUILDINGS 3X & 5
A.3.1 BUILDING 1- ELEVATION 1A
A.3.2 BUILDING 1- ELEVATION 1C
A.3.3 BUILDING 1X- ELEVATION 1XA
A.3.4 BUILDING 3- ELEVATION 3A
A.3.5 BUILDING 3- ELEVATION 3C
A.3.6 BUILDING 3X- ELEVATION 3XA
A.3.7 BUILDING 5- ELEVATION 5A
A.3.8 BUILDING 5- ELEVATION 5B
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
PROJECT INFO:

A.4.1 LEASING BUILDING - PLANS & ELEVATIONS
A.4.2 FITNESS BUILDING- PLANS & ELEVATIONS
A.4.3 MAINTENANCE BUILDING - FLOOR PLAN & ELEVS
A.4.4 TRASH ENCLOSURE - FLOOR PLAN & ELEVATIONS
A.4.5 MAIL BUILDING - FLOOR PLAN & ELEVATIONS
A.5.1 COLORS AND MATERIALS
VICINITY MAP:

TITLE SHEET T-1
SHEET INDEX:

T-1 TITLE SHEET
LANDSCAPE:

L-1 PRELIMINARY LANDSCAPE PLAN
L-2 RECREATION AREA ENLARGEMENT PLAN
L-3 TYPICAL CLUSTER PLAN ENLARGEMENT PLAN
L-4 FENCE AND WALL PLAN
CIVIL:

C1.1 COVER SHEET
C2.1 DIMENSION AND PAVING PLAN
C3.1 GRADING AND DRAINAGE PLAN
C4.1 COMPOSITE UTILITY PLAN
C5.1 CROSS SECTIONS
LEGAL DESCRIPTION:

APPLICANT:

RANCHO TOLENAS CORP.
9216 KIEFER BLVD, SACRAMENTO, CA 95826
CONTACT: ROB WHITE
[email protected]
(916) 403-1718
ARCHITECT:

ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR.

SANTA ANA, CA 92705
CONTACT: CHRISTINE LY
[email protected]
(714) 285-1888
CIVIL ENGINEER:

NORTHSTAR ENGINEERING GROUP, INC.
620 12TH STREET
MODESTO, CA 95354
CONTACT: CASEY WALKER
[email protected]
(209) 524-3535 X 111
LANDSCAPE ARCHITECT:

SITESCAPES
3190 B-2 AIRPORT LOOP DRIVE
COSTA MESA, CA 92626
CONTACT: RICK POLHAMUS
[email protected]
(949) 644-9370
LOT 3 OF TENTATIVE MAP - APN 170-050-540

BY OTHERS

Page 327 of 438 ends

8'-01
2"
11'-1
1 2"
7'-0"
10'-1"
4 1
1 1
1 1
1 1
1 POOL

FITNESS
MAIL
2D
2D
4 3
4 5
4 4
2 2
4 MAINT
BBQ
1 1
3 24'-0"
24'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
1 2D
2D
2D
2D
2D
2D
1D
1D
1D
2D 2D
2 0
0 0
2D
2D
2D
2D
0 0
1D
1D

DOG PARK
2 1
1 24'-0"
26'-0"
24'-0"
35'-3"
20'-0"
20'-0"
26'-0"
26'-0"
26'-0"
150'-0"
138'-7"
24'-0"
24'-0"
128'-8"
142'-4"
136'-3"
26'-0"
26'-0"
26'-0"
1 TRASH
3 LEASING
3 2
DUPLEXES, TYP.
26' W VEHICULAR GATE
RECREATION AREA:

LEASING, FITNESS, MAIL,

MAINTENANCE, & BBQ

MAIN PROJECT ENTRY

SINGLE FAMILY LOTS

NOT A PART

SINGLE FAMILY LOTS

NOT A PART

SINGLE FAMILY LOTS

NOT A PART

SECONDARY

VEHICULAR ACCESS

WATER QUALITY BASIN
1 M

HIGH LINE DRIVE

AIR BASE PARKWAY
24'-0"
2D
PHONE:

PHONE: JOB:

INDEPENDENCE IN FAIRFIELD FAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 30'
60'
120'
240' SITE PLAN A.1.0

Page 328 of 438 ends

4 1
1 1
1 1
1 1
1 POOL

FITNESS
MAIL
2D
2D
4 3
4 5
4 4
2 2
4 MAINT
BBQ
1 1
3 24'-0"
20'-0"
1 2D
2D
2D
2D
2D
2D
1D
1D
1D
2D 2D
2 0
0 0
2D
2D
2D
2D
0 0
1D
1D

DOG PARK
2 1
1 R28'-0"
R28'-0"
20'-0"
R28'-0"
R28'-0"
24'-0"
138'-7"
24'-0"
128'-8"
24'-0"
142'-4"
26'-0"
26'-0"
20'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
29'-3
3 16"
26'-0"
26'-0"
24'-0"
136'-3"
128'-6"
130'-6
1 2"
24'-0"
26'-0"
24'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
R28'-0"
26'-0"
1 TRASH
68'
150'
150'
113'
118'
150'150'-0"
3 150'

LEASING
91'
3 2
DUPLEXES, TYP.
26' W VEHICULAR GATE
RECREATION AREA:

LEASING, FITNESS, MAIL,

MAINTENANCE, & BBQ

MAIN PROJECT ENTRY

SINGLE FAMILY LOTS

NOT A PART

SINGLE FAMILY LOTS

NOT A PART

SINGLE FAMILY LOTS

NOT A PART

SECONDARY

VEHICULAR ACCESS

WATER QUALITY BASIN
1 116'
M

HIGH LINE DRIVE

AIR BASE PARKWAY
2D
City of Fairfield Firetruck
133'
20'-0"
R28'-0"
R28'-0"
79' 88' 79'88'

TYPICAL FIRE ACCESS TO DUPLEX REAR YARDS

FIRE LANE
6'-6"
6'-6"
5'-0"
6'-6"
5'-0"

FIRE LANE TURNING RADIUS

FIRE HOSE PULL & LENGTH

FRONT DOOR LOCATION OF DUPLEXES
LEGEND:
100'
28'-0" INSIDE, 48'-0" OUTSIDE
0 30'
60'
120'
240' FIRE & TRASH COLLECTION ACCESS PLAN A.1.1
PHONE:

PHONE: JOB:

INDEPENDENCE IN FAIRFIELD FAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
20'
20'
20'
R=28'
R=28'
R=48'

FIRE LANE CLEAR DIMENSION
20'-0"

TRASH COLLECTION ACCESS

BUILDING TYPE CONSTRUCTION
TYPE
NO. OF

STORY OCCUPANCY SPRINKLER
DUPLEXES VB 2 R3/U 13D
LEASING VB 1 B1 13
FITNESS VB 1 B1 13
MAINTENANCE VB 1 U NONE
MAIL VB 1 U NONE
TRASH VB 1 U NONE

Page 329 of 438 ends

A.1.2
PERSPECTIVE VIEW 1

THESE RENDERINGS ARE CONCEPTUAL REPRESENTATIONS

OF THE COMMUNITY AND ARE SUBJECT TO CHANGE
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302

Page 330 of 438 ends

PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
A.1.3
PERSPECTIVE VIEW 2

Page 331 of 438 ends

A.1.4
PERSPECTIVE VIEW 3

THESE RENDERINGS ARE CONCEPTUAL REPRESENTATIONS

OF THE COMMUNITY AND ARE SUBJECT TO CHANGE
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302

Page 332 of 438 ends

A.1.5
PERSPECTIVE VIEW 4

THESE RENDERINGS ARE CONCEPTUAL REPRESENTATIONS

OF THE COMMUNITY AND ARE SUBJECT TO CHANGE
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302

Page 333 of 438 ends

K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
PLAN 1
1,175 SF RENTABLE AREA
2 BED, 2 BA

SECOND FLOORFIRST FLOOR
16'-41
2"
48'-0"
10'x20' MIN.

COUNTRY

KITCHEN
LIVING

BACKYARD
BEDRM 2
PRIM. BEDRM
BA 2
LAU
PRIM. BA
DN
UP
ENTRY
10'-1" x 13'-3"
15'-7" x 11'-6"11'-7" x 8'-4"
15'-5" x 13'-10"
7'-0" x 13'-0"
PRIM. CLT
AC
GARAGE
16'-41
2"
48'-0"

PARKING
STALL
19'-81
2"
13'-4"
10'-2"
20'-2"
STOR
CLT
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
UNIT PLAN 1 A.2.1

FLOOR PLANS

Page 334 of 438 ends

K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA PLAN 3
1,611 SF RENTABLE AREA
3 BED, 2.5 BA

SECOND FLOORFIRST FLOOR
48'-0"
25'-41
2"
DNUP
ENTRY
LIVING
DINING

KITCHEN
PWD
PRIM. BEDRM PRIM. BA
BEDRM 2
BA 2
BEDRM 3
LAU
GARAGE
AC
LOWER
ROOF
10'-7" x 10'-10"
12'-6" x 11'-8"
13'-10" x 14'-4"
14'-9" x 8'-6"
16'-0" x 12'-10"
9'-8" x 14'-6"

BACKYARD
11'-10" x 13'-4"
PRIM. CLT
20'X20' MIN.
49'-0"
21'-1"
5'-0"
28'-81
2"
13'-4"
STOR
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
UNIT PLAN 3 A.2.2

FLOOR PLANS

Page 335 of 438 ends

K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA PLAN 3X
1,627 SF RENTABLE AREA
3 BED, 2.5 BA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
DNUP
ENTRY

BACKYARD

KITCHEN
PWD
PRIM. BEDRM
PRIM. BA.

BEDRM 2
BA 2
BEDRM 3
LAU
GARAGE
LIVING
DINING

SECOND FLOORFIRST FLOOR
10'-7" x 10'-10"
12'-6" x 11'-8"
13'-10" x 14'-4"
14'-9" x 8'-6"
16'-0" x 12'-10"
9'-8" x 14'-6"
9'-11" x 13'-4"
PRIM. CLT
AC
48'-0"
25'-41
2"
50'-0"
25'-41
2"
20'X20' MIN.
5'-0"
26'-93
4"
13'-4"
PORCH
LOWER
ROOF
STOR
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
UNIT PLAN 3X A.2.3

FLOOR PLANS

Page 336 of 438 ends

K-2241-8MEMOIRSLAVATORY

VITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA

BACKYARD
15'-0" x 10'-7"
AC
48'-0"
31'-0"
5'-0"
27'-91
2"
DN
UP
ENTRY

KITCHEN
BEDRM 2
BA 2
LAU
GARAGE
14'-5" x 13'-0"
12'-9" x 9'-10"
CLT
20'X20' MIN.

DINING
10'-10" x 10'-0"
LIVING
12'-10" x 11'-0"
BEDRM 3
12'-0" x 10'-6"
BA 3
LOFT
13'-8" x 14'-4"
PRIM. BEDRM
14'-6" x 14'-4"
PRIM. BA.

PRIM. CLT
PLAN 5
1,829 SF RENTABLE AREA
3 BED, 3 BA, LOFT

SECOND FLOORFIRST FLOOR
LOWER

ROOFPORCH
43'-41
2"
26'-1"
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
UNIT PLAN 5 A.2.4

FLOOR PLANS

Page 337 of 438 ends

UNIT 1A UNIT 1B-R
16'-41
2"16'-41
2" 2"
48'-0"
32'-11"
5'-0"48'-0"
K-2241-8MEMOIRS

LAVATORYVITREOUS CHINA
K-2241-8MEMOIRS

LAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
16'-41
2"16'-41
2" 2"
UNIT 1A UNIT 1B-R
48'-0"
32'-11"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"25'-41
2" 2"
UNIT 3A UNIT 3A-R
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
48'-0"
50'-11"
5'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 25'-41
2"25'-41
2" 2"
UNIT 3A UNIT 3A-R
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 49'-0"
50'-11"
41'-11"
5'-0"
2,786 SF RENTABLE AREA
UNIT 1A UNIT 3A-R
25'-41
2"16'-41
2" 2"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
41'-11"
5'-0"
UNIT 1A UNIT 3A-R
25'-41
2"16'-41
2" 2"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
UNIT 1A UNIT 3A-R
25'-41
2"16'-41
2" 2"
48'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
21'-1"16'-41
2" 2"
UNIT 1A UNIT 3A-R
49'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
21'-1"16'-41
2" 2"
UNIT 1A UNIT 3A-R
49'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
21'-1"16'-41
2" 2"
UNIT 1A UNIT 3A-R
49'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 41'-11"
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
16'
BUILDING 1

FIRST FLOOR

SECOND FLOOR
BUILDING FLOOR PLANS A.2.5
BUILDINGS 1, 1X & 3
BUILDING 3

FIRST FLOOR

SECOND FLOOR
BUILDING 1X

FIRST FLOOR

SECOND FLOOR

Page 338 of 438 ends

K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"28'-41
2" 2"
UNIT 3AX UNIT 3A-R
48'-0"
53'-11"
5'-0"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 25'-41
2"28'-41
2" 2"
UNIT 3AX UNIT 3A-R
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 49'-0"
53'-11"
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
25'-41
2"30'-0" 2"
UNIT 5A UNIT 3B-R
48'-0"
55'-61
2"
5'-0"
21'-1"26'-1" 2"
UNIT 5A UNIT 3B-R
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA K-2241-8MEMOIRSLAVATORYVITREOUS CHINAK-2241-8MEMOIRSLAVATORYVITREOUS CHINA 47'-4"
49'-0"
0 1'
2'
4'
8'
16'
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
BUILDING FLOOR PLANS A.2.6
BUILDINGS 3X & 5
BUILDING 3X

FIRST FLOOR

SECOND FLOOR
BUILDING 5

FIRST FLOOR

SECOND FLOOR

Page 339 of 438 ends

9'-1"
±26'-6"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
FRONT

RIGHT LEFT
REAR
H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT

A - 'S' TILE CONCRETE ROOF
LEGEND
B - 7" FOAM EAVE

C - FOAM RAFTER TAILS

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOOR

O - METAL AWNING

P - DECORATIVE TILE INSET
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302

A ID IJK H EC J
0 1'
2'
4'
8'
16'
FO
BUILDING 1 A.3.1
ELEVATION 1A
I J

Page 340 of 438 ends

9'-1"
±26'-5"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
FRONT

RIGHT LEFT
REAR

A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND

Z - METAL GUTTER & DOWNSPOUT

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOORG - COMPOSITE SHUTTERS H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT

L - STUCCO WRAPPED FOAM HOOD
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
16'
BUILDING 1 A.3.2
ELEVATION 1C

A I ID IJ H E BJ
K
LFZ

Page 341 of 438 ends

9'-1"
±27'-0"
9'-1" 9'-1"
T.O.SHTG
T.O.PL.

T.O.SLAB
T.O.PL.

T.O.SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA

RIGHT LEFT
FRONT
REAR
4 :12
RIDGE
4 :12

3.5 :12
RIDGE

3.5 :12
4 :12
RIDGE
4 :12

A - 'S' TILE CONCRETE ROOF
LEGEND

Y - METAL POTSHELF

Z - METAL GUTTER & DOWNSPOUT C - FOAM RAFTER TAILS

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOORG - COMPOSITE SHUTTERS H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT

L - STUCCO WRAPPED FOAM HOOD

M - STUCCO WRAPPED POT SHELF

O - METAL AWNING
0 1'
2'
4'
8'
16'
BUILDING 1 A.3.3
ELEVATION 1XA

AI ID IJ H E CJ
K M L
Z F
J OZ
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302

Page 342 of 438 ends

9'-1"
±26'-9"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
9'-1"
±26'-9"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT

RIGHT LEFT
REAR

A - 'S' TILE CONCRETE ROOF
LEGEND
B - 7" FOAM EAVE

C - FOAM RAFTER TAILS

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOOR
H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENTY - METAL POTSHELF

Z - METAL GUTTER & DOWNSPOUT
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
16'
BUILDING 3 A.3.4
ELEVATION 3A

A I I E HC IDJ F KZ

Page 343 of 438 ends

9'-1"
±27'-1"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT

RIGHT LEFT
REAR
H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT

A - 'S' TILE CONCRETE ROOF
B - 7" FOAM EAVE
LEGEND

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOOR

Z - METAL GUTTER & DOWNSPOUT
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302

E I H D
0 1'
2'
4'
8'
16'
I AF
BUILDING 3 A.3.5
ELEVATION 3C
B JI Z

Page 344 of 438 ends

9'-1"
PL
±26'-6"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT

RIGHT LEFT
REAR

A - 'S' TILE CONCRETE ROOF
LEGEND
B - 7" FOAM EAVE

C - FOAM RAFTER TAILS

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOOR

G - COMPOSITE SHUTTERS
H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
AE I I
0 1'
2'
4'
8'
16'

DJ J FGK H
BUILDING 3X A.3.6
ELEVATION 3XA
JC

Page 345 of 438 ends

9'-1"
±28'-1"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT

RIGHT LEFT
REAR
H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT

A - 'S' TILE CONCRETE ROOF
LEGEND
B - 7" FOAM EAVE

C - FOAM RAFTER TAILS

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOOR

O - METAL AWNING

P - DECORATIVE TILE INSET

M - STUCCO WRAPPED POT SHELF

S - WOOD CORBEL

T - DECORATIVE PAVER

V - DECORATIVE METAL GRILL
5 :12

Y - METAL POTSHELF

Z - METAL GUTTER & DOWNSPOUT
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
16'

A IC V JKM T OH I K
BUILDING 5 A.3.7
ELEVATION 5A
HZ

Page 346 of 438 ends

9'-1"
±27'-9"
9'-1" 9'-1"
T.O. SHTG
T.O.PL.

T.O. SLAB
T.O.PL.

T.O. SHTG
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
FRONT

RIGHT LEFT
REAR
H - PANELED SECTIONAL GAR. DOOR

I - STUCCO WRAPPED FOAM TRIM

J - STUCCO WRAPPED FOAM CORBEL

K - DECORATIVE GABLE VENT

A - 'S' TILE CONCRETE ROOF
LEGEND
B - 7" FOAM EAVE

C - FOAM RAFTER TAILS

D - STUCCO

E - VINYL WINDOW

F - COMPOSITE ENTRY DOOR

M - STUCCO WRAPPED POT SHELFT - DECORATIVE PAVER

V - DECORATIVE METAL GRILLY - METAL POTSHELF

Z - METAL GUTTER & DOWNSPOUT
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
16'

A VC II OH IK
BUILDING 5 A.3.8
ELEVATION 5B

ZIK I JJ

Page 347 of 438 ends

11'-1"
±16'-9"
11'-1"
T.O.PL.

T.O.SLAB
T.O.SHTG

RIGHT ELEVATION
BBF

RECEPTION
1,073 SF CONDITIONED + 252 SF EQUIPMENT AREA
25'-0"
58'-10"
OFFICE

BACK OF HOUSE/
STOR./

BREAK RM
ELEC
FIRE
POOL EQUIP.
+ 134 SF PORTICO AREA
±16'-9"
11'-1"
T.O.PL.

T.O.SLAB
T.O.SHTG

FRONT ELEVATION

REAR ELEVATION

O- STUCCO WRAPPED FOAM CORBEL

P- STUCCO WRAPPED FOAM TRIM

Q- DECORATIVE SHUTTERR- METAL FENCING AND GATE

S- GUTTERS AND DOWNSPOUTS

A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE

C - STUCCO

D - COMPOSITE LOUVER DOOR

E - COMPOSITE ENTRY DOOR

F - COMPOSITE LOUVER VENT

G - DECORATIVE GABLE VENT

H - CERAMIC TILE
LEGEND

L- TERRA COTTA PAVER

LEFT ELEVATION
11'-1"
±16'-9"
11'-1"
T.O.PL.

T.O.SLAB
T.O.

SHTG
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
B
0 1'
2'
4'
8'
16'

G E L QPA
LEASING BUILDING A.4.1

PLAN & ELEVATIONS
F D
P

FLOOR PLAN

ROOF PLAN
SC
G
H

Page 348 of 438 ends

30"
48"
3080
30"

RESTROOM
ENTRY 1MEN
WOMEN

FITNESS
ENTRY 2
1,782 SF CONDITIONED + 313 SF RESTROOMS
47'-10"
63'-11"

SPECIALTY

FITNESS

EXERCISE

EQUIPMENT

FIREELEC
±17'-6"
9'-1"
T.O.PL.

T.O.SLAB
T.O.SHTG
±17'-6"
9'-1"
T.O.PL.

T.O.SLAB
T.O.SHTG

O- STUCCO WRAPPED FOAM CORBEL

P- STUCCO WRAPPED FOAM TRIMS- GUTTERS AND DOWNSPOUTS

T- CONCRETE BLOCK WALL

A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE

C - STUCCO

D - COMPOSITE LOUVER DOOR

E - COMPOSITE ENTRY DOOR
LEGEND

F - COMPOSITE LOUVER VENT

G - DECORATIVE GABLE VENT
H - CERAMIC TILEI - PANELED SECTIONAL GAR. DOOR

J- STUCCO WRAPPED FOAM HOOD

K- DECORATIVE STUCCO GRILL

L- TERRA COTTA PAVER
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
A
0 1'
2'
4'
8'
16'

K J G C EL
0 1'
2'
4'
8'
16'
FITNESS BUILDING A.4.2

PLAN & ELEVATIONS
O B
D

FLOOR PLAN

ROOF PLAN
K S O

Page 349 of 438 ends

LEFT ELEVATION
K-2241-8MEMOIRSLAVATORYVITREOUS CHINA
35'-6"
22'-8"
21'-0"
CART
STOR.

ELEC
ENTRY

MAINTENANCE
WORK
AREA
770 SF

FRONT ELEVATION
9'-1"
±17'-0"
9'-1"
T.O.PL.

T.O.SLAB
T.O.SHTG

A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE

C - STUCCO

D - COMPOSITE LOUVER DOOR

E - COMPOSITE ENTRY DOOR
LEGEND
I - PANELED SECTIONAL GAR. DOOR

J- STUCCO WRAPPED FOAM HOOD

K- DECORATIVE STUCCO GRILL

O- STUCCO WRAPPED FOAM CORBEL

G - DECORATIVE GABLE VENT

RIGHT ELEVATION

REAR ELEVATION
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
DGK
0 1'
2'
4'
8'
16'

JE A IB
MAINTENANCE BUILDING A.4.3

FLOOR PLAN & ELEVATIONS
OC

ROOF PLAN

FLOOR PLAN

Page 350 of 438 ends

8'-1" 1'-6"
9'-7"
J
8'-0"
J

WEST - FRONT ELEVATION EAST - REAR ELEVATION
40'-0"
16'-0"
640 SF

A - 'S' TILE CONCRETE ROOF
LEGEND

T- CONCRETE BLOCK WALL

U- CORREGATED METAL ROOF

V- METAL BEAM

W- METAL GATE
8'-0"

SOUTH - LEFT ELEVATION
8'-0"

NORTH - RIGHT ELEVATION
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
0 1'
2'
4'
8'
16'
TRASH ENCLOSURE A.4.4

FLOOR PLAN & ELEVATIONS

FLOOR PLAN
TUW

ROOF PLAN
VTUW V

Page 351 of 438 ends

MAIL CENTER
10'-0" CLG
15'-0"
22'-0"
330 SF UNCONDITIONED

RIGHT ELEVATION
±13'-9"
10'-1"
T.O.PL.

T.O.SLAB
T.O.SHTG
10'-1"

A - 'S' TILE CONCRETE ROOF
B - 12" FOAM EAVE

C - STUCCO
LEGEND

M- METAL AWNING WITH BRACKETS

O- STUCCO WRAPPED FOAM CORBEL

P- STUCCO WRAPPED FOAM TRIM

R- METAL FENCING AND GATE

S- GUTTERS AND DOWNSPOUTS
B
PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
A
0 1'
2'
4'
8'
16'
MAIL BUILDING A.4.5

FLOOR PLAN & ELEVATIONS
C OPR

ROOF PLAN

FLOOR PLAN

Page 352 of 438 ends

PHONE:

PHONE:JOB:

INDEPENDENCE IN FAIRFIELDFAIRFIELD, CA
RANCHO TOLENAS CORP.
9216 KEIFER BLVD, SACRAMENTO, CA 95826
(909) 403-1718
ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DR., SANTA ANA, CA 92705
(714) 285-1888

06.23.2025
2302
CM.5.1

COLOR & MATERIAL BOARDS

Page 353 of 438 ends

Page 354 of 438 ends

Page 355 of 438 ends

Page 356 of 438 ends

INDEPENDENCE
FAIRFIELD 5'-6"
8'-0" O.C. MAX.
1 2"x7" TOP & BOTTOM RAIL2
5"x5" VINYL POST W/ DOMED CAP
3 6" TONGUE & GROOVE
4 FENCEWORKS, INC.
#V-001 OR EQUAL
1-800-350-5620
COLOR: TBD
12 3
INSTALL ON RET. WALL WHERE
OCCURS PER MFG. SPECIFICATION
8'-0" o.c.
6'-0"
* T.S. Fence
Color: Black
112" SQ. TOP, MID & BOTTOM RAILS1
212" SQ. POST2
3 4" SQ. PICKET 4" O.C.3
2 3
DOUBLE PICKETS @ BOTTOM

PROVIDED AT DOG PARK ENCLOSURE
4 4
1 6'-0" MAX.
10" WIDE CAPELLA CAP (10" x 2" x 10 5
8")
COLOR: SMOOTH "SUNSET RED"

BY PACIFIC CLAY OR EQUAL
8" CMU BLOCK WALL W/ STUCCO FINISH
COLOR: WHITE
1 2
1 2
1 1
6' MIN.

OR 7' HT. @ AIRBASE

PARKWAY
8x8x16 SPLITFACE BLOCK WALL
(1-SIDE)
COLOR: TBD
2 2" THICK PRECAST CONCRETE CAP
COLOR: TBD
2 WM
BFP
WM BFP
M

HIGH LINE DRIVE

AIR BASE PARKWAY
X
X
X
X
X
X
X
40 37 37
37 38
38 38
3939
39 39
39 41
70 67
68 69
71 72
38 39
39 *
*
*
*
*
*
*
*
*
4" THICK PRECISION CAP
COLOR: NATURAL GRAY
1 24" SQ. CMU BLOCK

COLUMN W/
STUCCO FINISH.

COLOR: WHITE
2 ADJACENT WALL/ OR

FENCE PER PLAN
3 1
6'-8"
3 2
2'-0"

FENCE & WALL LEGEND

SPLIT FACE BLOCK WALL

PRIVACY VINYL FENCE
*

TUBULAR STEEL ENTRY GATE ACCESS
6' HT. STUCCO WALL
6' HT. T.S. FENCE

CMU BLOCK WALL BY OTHERS
6' HT. T.S. FENCE @ DOG PARK
24" SQ. PERIMETER PILASTER
*

BASIN ACCESS GATE
RANCHO TOLENAS CORP.
9216 KIEFER BLVD., SACRAMENTO, CA 95826
(916) 403-1718

FAIRFIELD, CAINDEPENDENCE IN FAIRFIELD
JOB# 25-012
NORTH
DATE: 06-23-2025
SCALE: 1" = 50'-0"
0 50' 100'MONUMENT SIGN WALL
6' HT. T.S. FENCE/ OR @ DOG PARK
SPLIT FACE BLOCK WALL 6' HT. STUCCO WALL

PRIVACY VINYL FENCE

MAIN VEHICULAR ENTRY GATE - ELEVATION
FENCE & WALL PLAN AND DETAILS L4

PRECISION BLOCK PILASTER
7' HT. SPLIT FACE BLOCK WALL

Page 357 of 438 ends

EXISTING PROPERTY LINE

EXISTING FLOOD EASEMENT
EXISTING 25' WETLAND BUFFER
EXISTING 50' WETLAND BUFFER

EXISTING FLOOD EASEMENT

PROPOSED BOUNDARY LINE

WATER QUALITY BASIN

PER OTHERS

PROPOSED PROPERTY LINE

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

AIR BASE PARKWAY

EXISTING WETLAND

EXISTING FLOOD EASEMENT

PROPOSED BOUNDARY LINE

PROPOSED PROPERTY LINE

BENCHMARK
ELEVATION: 46.94'
CITY OF FAIRFIELD BENCHMARK NO. 21. BRASS DISK
STAMPED RCE 8560. STREET MONUMENT 5 FEET NORTH OF
THE CENTER LINE OF HUNTINGTON DRIVE AND 5 FEET
WEST OF THE CENTERLINE OF STANFORD COURT, 0.6 FEET
BELOW STREET LEVEL.

SHEET INDEX

GENERAL INFORMATION

1. C1.1 COVER SHEET

SITE PLANS

2. C2.1 DIMENSION AND PAVING PLAN

3. C3.1 GRADING AND DRAINAGE PLAN

4. C4.1 COMPOSITE UTILITY PLAN

5. C5.1 CROSS SECTIONS

PRELIMINARY CIVIL IMPROVEMENT PLANS FOR

INDEPENDENCE IN

FAIRFIELD

FAIRFIELD,CALIFORNIA
0 1" =
60 3060
60'

VICINITY MAP

CONTACTS
A. REGULATORY AGENCY:CITY OF FAIRFIELD

PLANNING DIVISION
1000 WEBSTER STREET, 2ND FLOOR
FAIRFIELD, CA 94533
T: (707) 428-7461
B. OWNER/DEVELOPER:LEWIS MANAGEMENT CORPORATION
1156 NORTH MOUNTAIN AVENUE
UPLAND, CA. 91786
T: (909) 579-1209
D. ENGINEER:NORTHSTAR ENGINEERING GROUP, INC.
620 12TH STREET
MODESTO, CA. 95354
T: (209) 524-3525
F: (209) 524-3526
CONTACT: CASEY WALKER
E. ARCHITECT:ANGELENO ASSOCIATES, INC.
147 E. CITY PLACE DRIVE,

SANTA ANA, CA
T: (714) 285-1888
CONTACT: CHRISTINE LY
F. LANDSCAPE ARCHITECT:SITESCAPES
3190 B-2 AIPORT LOOP DRIVE
COSTA MESA, CA 92626
T: (949) 644-9370
CONTACT: RICK POLHAMUS

PROJECT LOCATION

SITE ADDRESS
TBD, APN 017-005-0540
FAIRFIELD, CA 94533

PREPARED FOR
CLIENT:

LEWIS MANAGEMENT CORPORATION
1156 NORTH MOUNTAIN AVENUE
UPLAND, CA. 91786
T: (909) 579-1209
CONTACT:

ROB WHITE

ABBREVIATIONS

PLUS OR MINUS (NOT EXACT)
AT

AGGREGATE BASE

ASPHALT CONCRETE

ACCESSIBLE

AVERAGE DAILY TRUCK TRAFFIC

ATRIUM GRATE

ALTERNATE

ASSESSORS PARCEL NUMBER

AUTOMATIC SPRINKLER RISER
AVENUE

BEGIN CURVE

BOUNDARY

BACK FLOW PREVENTOR
BOOK

BENCH MARK

BACK OF WALK

BUILDING SETBACK LINE

BEGIN VERTICAL CURVE

CURB AND GUTTER

CATCH BASIN

CONTINUOUS DEFLECTION

SEPARATORS

CAST IRON PIPE

CENTER LINE

CORRUGATED METAL PIPE

CLEAN OUT

CITY OF FAIRFIELD

COMPACTION

CONCRETE

CONTINUOUS

CURB RETURN
COURT

CHECK VALVE

DOUBLE DETECTOR CHECK VALVE

DRAIN INLET

DIAMETER

DUCTILE IRON PIPE

DOMESTIC
DRIVE

DRIVEWAY
EAST

END OF CURVE

ELECTROLIER

ELEVATION

EDGE OF PAVEMENT

END OF RETURN

EASEMENT

EXISTING

FIRE DEPARTMENT CONNECTION

FLARED END SECTION

FINISH FLOOR

FINISH GRADE

FIRE HYDRANT

FLOW LINE

FORCE MAIN

FIRE SERVICE

FIRE SPRINKLER RISER

GALVANIZED

GRADE BREAK

GRATE, GRADE, OR GROUND

GROUND SHOT ELEVATION

GROUND SHOT AT WALL

GATE VALVE

HORIZONTAL

HIGH POINT
HEIGHT

INSIDE DIAMETER
INVERT

IRREVOCABLE OFFER OF

DEDICATION

IRRIGATION

LINEAL FEET OR LINEAR FEET
LANE

LOW POINT

JOINT TRENCH
±
@
AB
AC
ACC
ADTT
AG
ALT
APN
ASR
AVE
BC
BDRY
BFP
BK
BM
BW
BSL
BVC
C&G OR C.G.

CB
CDS
CIP
℄ OR CL
CMP
CO
COF OR C.O.F.

COMP.

CONC OR CC
CONT
CR
CT.

CV
DDCV
DI
DIA
DIP
(DOM)
DR
DW
E
EC
ELC
ELEV
EP
ER

ESMT OR EASE

EX OR EXIST
FDC
FES
FF
FG
FH
FL
FM
FS
FSR
GALV
GB
GR
GS
GS@W
GV
HORIZ
HP
HT
ID
INV
I.O.D.

IRR
LF
LN
LP
JT

MAXIMUM

MAINTENANCE HOLE

MINIMUM
NORTH
NDS INC. (MANUFACTURER)

NOT INCLUDED

NORTHSTAR ENGINEERING

NOT TO SCALE

ON CENTER
OFFSET

ORIGINAL GROUND / GRADE

OVER HEAD ELECTRIC

PAVEMENT

POINT OF COMPOUND CURVE OR

PORTLAND CEMENT CONCRETE

PLANTING EASEMENT
PAGE

PACIFIC GAS AND ELECTRIC

PRESSURE INDICATOR VALVE

PROPERTY LINE

PARCEL MAP

POINT OF CONNECTION

POWER POLE

POINT OF REVERSE CURVATURE

PROFILE
POINT

PRESSURE TREATED DOUGLAS FIR

PUBLIC UTILITY EASEMENT

POLYVINYL CHLORIDE PIPE

RECLAIMED WATER

RIGHT-OF-WAY
RADIUS

RELATIVE COMPACTION

REINFORCED CONCRETE PIPE

RELATIVE DENSITY
ROAD
RETURN

RESISTANCE VALUE

REDUCED PRESSURE

RECYCLED WATER

BACKFLOW PREVENTER

SLOPE OR SOUTH

SETBACK LINE

SOLANO COUNTY

STORM DRAIN

SUB-GRADE
SHEET

SIMILAR

STREET NAME SIGN

REGIONAL SAN

SANITARY SEWER
STREET
STEEL

STATION

STANDARD

SIDEWALK

TOP BACK OF CURB

TOP OF CURB

TRENCH DRAIN

TOP OF DRIVE OVER CURB

TEMPORARY

TOP OF GRATE

THROUGH

TRAFFIC INDEX

TOP OF WALL

TREE PLANTING EASEMENT

TOP OF VERTICAL CURB

TYPICAL

UNLESS OTHERWISE NOTED

VERTICAL

VITRIFIED CLAY PIPE

WATER OR WEST

WATER METER

WATER SERVICE
WAY
WITH
MAX
MH
MIN
N
NDS
NIC
NSE
NTS
OC
OF
OG
OHE

P OR PAV
PCC
P.E.

PG
PG&E
PIV
PL
PM
POC
PP
PRC
PROF
PT
PTDF
PUE
PVC
RW
R/W
R
RC
RCP
R.D.

RD
RET
RV
RP
RW
BP
S
SBL
SC
SD
SG
SHT
SIM
SNS
SRCSD
SS
ST
STL
STA
STD

S/W OR SW
TBC
TC
TD
TDC
TEMP
TG
THRU
TI
TW
TPE
TVC
TYP
UON
VERT
VCP
W
WM
WS
WY
W/

PROPOSED EXISTING
LEGEND
3232
106.82

BOUNDARY LINE

CENTERLINE

RIGHT-OF-WAY

PARCEL LINE

MONUMENT
SAWCUT

CURB, GUTTER AND SIDEWALK

EDGE OF PAVEMENT

CONCRETE VALLEY GUTTER

DRAINAGE SWALE

FIRE HYDRANT

FINISH FLOOR ELEVATION (PROPOSED)

ORIGINAL GROUND

DIRECTION OF FLOW

CONTOURS

WALL (SEE ARCHITECTURAL PLANS)

FENCE (CHAINLINK OR VINYL)

FENCE (WOOD OR WROUGHT IRON)

TREE OR SHRUB

TREE STUMP
SIGN
N/A
N/A
N/A
N/A
N/A
N/A
N/A
FF=0000.00

3.0%

PROJECTLOCATION

AIR BASE PARKWAY

CLAY BANK ROAD

WALTERS ROAD
BM

APPROVED
SHEET
NUMBER

DATEDESCRIPTIONS

REVISIONS
NO.

CALIFORNIA
JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/23/2025 14:18 PLOTTED BY: Jmcdermott
DWGNAME: F:\24-3563 Independence at Lago Vista\Planning\Planning Plans\C1.1 CVR.dwg C1.1
COPYRIGHT © 2025 NORTHSTAR ENGINEERING GROUP, INC
24-3563
CRW
CRW
JPM
06/23/2025

FAIRFIELD,

INDEPENDENCE IN FAIRFIELD

PRELIMINARY CIVIL IMPROVEMENT PLANS FOR
PRELIMINARY:

NOT FORCONSTRUCTIONCOVER SHEET

AS SHOWN

Page 358 of 438 ends

20' ROAD EASEMENT
50' WATER EASEMENT
M

EXISTING PROPERTY LINE

EXISTING FLOOD EASEMENT
EXISTING 25' WETLAND BUFFER
EXISTING 50' WETLAND BUFFER

EXISTING FLOOD EASEMENT

PROPOSED BOUNDARY LINE
R30'
R25'
R20'
26'
R40'
R40'
84'
26'
26'
26'
24'
R10'
R20'
R20'
R20'
R10'R27'
R10'
R10'
R27'R20'
R10'
R10'
R10'
R10'
R10'
R10'
R20'
R20'R20'
R20'
R20'
R20'
R20'
R20'
R20'R20'
R20'
R20'
R65'
A
C5.1
A
C5.1
BC5.1
BC5.1
C
C5.1
D
C5.1
E
C5.1
F
C5.1
F
C5.1G
C5.1
G
C5.1
G
C5.1
GC5.1
GC5.1
GC5.1
HC5.1
H
C5.1
H
C5.1
H
C5.1
H
C5.1
H
C5.1
H
C5.1

WATER QUALITY BASIN

PER OTHERS
19'(TYP)
9'(TYP)
9'(TYP)
16'(TYP)
9'(TYP)
19'(TYP)

PROPOSED PROPERTY LINE

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

AIR BASE PARKWAY

EXISTING WETLAND

EXISTING FLOOD EASEMENT
21'18'
19'
9'

PROPOSED BOUNDARY LINE
24'
24'
26'
26'
26'
26'
24'
26'
35'

26.15'
26'
26'
26'
26'
26'
26'
35'
24'
24'
26'
36'
36'
36'
45'
84'
26'
42'
26'
26'
26'
26'
26'
26'
84'
26'
42'
84'
24'
24'
24'
26'
20'
20'
16'(TYP)9'(TYP)
16'(TYP)9'(TYP)
16'(TYP)9'(TYP)
16'(TYP)9'(TYP)
16'(TYP)9'(TYP)
16'(TYP)9'(TYP)
19'(TYP)9'(TYP)
9'
19'
16'(TYP)9'(TYP)
16'(TYP)9'(TYP)
19'(TYP)
9'(TYP)
9'(TYP)
16'(TYP)
9'(TYP)
16'(TYP)
9'(TYP)
19'(TYP)
19'(TYP)
9'(TYP)
16'(TYP)
9'(TYP)
19'
9'
16'(TYP)
9'(TYP)9'
21'
9'
19'
9'
35'
21'
9'
9'
21'
21'
9'
9'

PROPOSED PROPERTY LINE

HATCH LEGEND

EXISTING PAVEMENTEXISTING CONCRETE

PROPOSED PAVEMENTPROPOSED CONCRETE

PROPOSED DECORATIVEPROPOSED DECORATIVE

LANDSCAPE PAVERS CONCRETE PAVERS
NOTE
FINISH FLOOR ELEVATIONS SHOWN ARE ESTIMATED; ULTIMATE FINISH FLOOR ELEVATION WILL BE BASED ON DESIGNED BUILDING SLAB THICKNESS.
0 1" =
50 2550
50'

DIMENSION AND PAVING PLAN

AS SHOWN

APPROVED
SHEET
NUMBER

DATEDESCRIPTIONS

REVISIONS
NO.

CALIFORNIA
JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PLOTTED: 06/23/2025 14:17 PLOTTED BY: Jmcdermott
DWGNAME: F:\24-3563 Independence at Lago Vista\Planning\Planning Plans\C2.1 DIM.dwg C2.1
COPYRIGHT © 2025 NORTHSTAR ENGINEERING GROUP, INC
24-3563
CRW
CRW
JPM
06/23/2025

FAIRFIELD,

INDEPENDENCE IN FAIRFIELD

PRELIMINARY CIVIL IMPROVEMENT PLANS FOR
PRELIMINARY:

NOT FORCONSTRUCTION

Page 359 of 438 ends

HATCH LEGEND

EXISTING PAVEMENTEXISTING CONCRETE

PROPOSED PAVEMENTPROPOSED CONCRETE

PROPOSED DECORATIVEPROPOSED DECORATIVE

LANDSCAPE PAVERS CONCRETE PAVERS
NOTE
FINISH FLOOR ELEVATIONS SHOWN ARE ESTIMATED; ULTIMATE FINISH FLOOR ELEVATION WILL BE BASED ON DESIGNED BUILDING SLAB THICKNESS.
20' ROAD EASEMENT
50' WATER EASEMENT
M

EXISTING PROPERTY LINE

EXISTING FLOOD EASEMENT
EXISTING 25' WETLAND BUFFER
EXISTING 50' WETLAND BUFFER

EXISTING FLOOD EASEMENT

PROPOSED BOUNDARY LINE

WATER QUALITY BASIN

PER OTHERS
FF=51.05*
PAD=50.05
FF=50.80*
PAD=49.80
FF=50.55*
PAD=49.55
FF=50.85*
PAD=49.85
FF=50.65*
PAD=49.65
FF=50.40*
PAD=49.40
FF=50.25*
PAD=49.25
FF=50.00*
PAD=49.00
FF=49.05*
PAD=48.05FF=49.30*
PAD=48.30
FF=49.00*
PAD=48.00
FF=48.75*
PAD=47.75
FF=48.55*
PAD=47.55
FF=48.80*
PAD=47.80
FF=49.05*
PAD=48.05
FF=49.30*
PAD=48.30
FF=49.55*
PAD=48.55
FF=49.80*
PAD=48.80
FF=50.05*
PAD=49.05
FF=50.25*
PAD=49.25
FF=50.50*
PAD=49.50
FF=50.30*
PAD=49.30
FF=50.45*
PAD=49.45
FF=50.65*
PAD=49.65
FF=50.80*
PAD=49.80
FF=51.05*
PAD=50.05
FF=51.30*
PAD=50.30
FF=51.55*
PAD=50.55
FF=51.65*
PAD=50.65
FF=51.85*
PAD=50.85
FF=52.35*
PAD=51.35
FF=52.20*
PAD=51.20
FF=52.45*
PAD=51.45
FF=52.25*
PAD=51.25
FF=52.00*
PAD=51.00
FF=51.30*
PAD=50.30
FF=51.55*
PAD=50.55
FF=51.45*
PAD=50.45
FF=51.20*
PAD=50.20
FF=51.00*
PAD=50.00
FF=51.25*
PAD=50.25
FF=48.80*
PAD=47.80
FF=49.05*
PAD=48.05
FF=49.30*
PAD=48.30
FF=49.55*
PAD=48.55
FF=49.80*
PAD=48.80
FF=50.05*
PAD=49.05
FF=50.25*
PAD=49.25
FF=50.40*
PAD=49.40
FF=49.90*
PAD=48.90FF=49.65*
PAD=48.65FF=49.40*
PAD=48.40FF=49.15*
PAD=48.15FF=48.90*
PAD=47.90FF=48.65*
PAD=47.65FF=48.40*
PAD=47.40FF=48.15*
PAD=47.15
FF=48.35*
PAD=47.35
FF=48.60*
PAD=47.60
FF=48.85*
PAD=47.85
FF=49.10*
PAD=48.10
FF=49.35*
PAD=48.35
FF=49.60*
PAD=48.60
FF=49.85*
PAD=48.85
FF=50.10*
PAD=49.10
FF=50.30*
PAD=49.30FF=50.05*
PAD=49.05FF=49.80*
PAD=48.80FF=49.55*
PAD=48.55FF=49.30*
PAD=48.30FF=49.05*
PAD=48.05FF=48.80*
PAD=47.80FF=48.55*
PAD=47.55
FF=48.55*
PAD=47.55
FF=48.80*
PAD=47.80
FF=49.05*
PAD=48.05
FF=49.30*
PAD=48.30
FF=49.55*
PAD=48.55
FF=49.90*
PAD=48.90
FF=50.15*
PAD=49.15
FF=50.40*
PAD=49.40
FF=50.65*
PAD=49.65
FF=50.85*
PAD=49.85FF=50.60*
PAD=49.60FF=50.35*
PAD=49.35FF=50.10*
PAD=49.10
FF=49.80*
PAD=48.80FF=49.55*
PAD=48.55FF=49.30*
PAD=48.30FF=49.05*
PAD=48.05FF=48.80*
PAD=47.80
FF=49.35*
PAD=48.35
FF=49.60*
PAD=48.60
FF=49.75*
PAD=48.75
FF=49.50*
PAD=48.50
FF=49.65*
PAD=48.65
FF=49.90*
PAD=48.90
FF=50.75*
PAD=49.75
FF=50.50*
PAD=49.50
FF=50.45*
PAD=49.45
FF=50.70*
PAD=49.70
FF=50.90*
PAD=49.90
FF=51.20*
PAD=50.20
FF=51.40*
PAD=50.40
FF=51.15*
PAD=50.15
FF=50.25*
PAD=49.25
FF=50.50*
PAD=49.50
FF=50.75*
PAD=49.75
FF=51.00*
PAD=50.00
FF=51.40*
PAD=50.40
FF=51.15*
PAD=50.15
FF=50.90*
PAD=49.90

PROPOSED PROPERTY LINE
FF=51.80*
PAD=50.80
FF=51.80*
PAD=50.80FF=51.70*
PAD=50.70

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

AIR BASE PARKWAY

EXISTING WETLAND

EXISTING FLOOD EASEMENT
GB
HP
GB
GB
GB
GB
HP
HP
GB
GB
GB
GB
GB
GB
GB
GBGB
GB
GB
GB
HP
HP
HP
HP HP
HP
HP
HP
GB
GB
GB
GB
GB
GB
GB
GB
GB
HP
HPHP
HP
GB
GB
GB
GB
HP
HP
HP
GB
GB
HP
GB
GBGB
GB
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE

SLOPESLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE

SLOPESLOPE SLOPE SLOPE SLOPESLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
FF=51.00*
PAD=50.00

PROPOSED BOUNDARY LINE

PROPOSED PROPERTY LINE

GRADING AND DRAINAGE PLAN

AS SHOWN
0 1" =
50 2550
50'

APPROVED
SHEET
NUMBER

DATEDESCRIPTIONS

REVISIONS
NO.

CALIFORNIA
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DATE:

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INDEPENDENCE IN FAIRFIELD

PRELIMINARY CIVIL IMPROVEMENT PLANS FOR
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LEGEND

PROJECT BOUNDARY

PROPOSED SANITARY SEWER PER OTHERS

PROPOSED SANITARY SEWER

PROPOSED STORM DRAIN PER OTHERS

PROPOSED STORM DRAIN

PROPOSED WATER PER OTHERS
PROPOSED WATER (COMBINED FIRE + DOMESTIC)

PROPOSED SEWER MANHOLE

PROPOSED SEWER CLEANOUT

PROPOSED STORM DRAIN CURB INLET

PROPOSED STORM DRAIN CATCH BASIN

PROPOSED STORM DRAIN MANHOLE

PROPOSED WATER METER

PROPOSED REDUCED PRESSURE BACKFLOW

PREVENTER

PROPOSED WATER VALVE

PROPOSED FIRE HYDRANT

PROPOSED FIRE DEPARTMENT CONNECTION

PROPOSED PRESSURE INDICATOR VALVE
WM
BFP
WV
FDC
PIV
M

EXISTING PROPERTY LINE

EXISTING FLOOD EASEMENT
EXISTING 25' WETLAND BUFFER
EXISTING 50' WETLAND BUFFER

EXISTING FLOOD EASEMENT

PROPOSED BOUNDARY LINE
SS
SD
W
W
W
W
SD
SD
SS
SD
SD
SD
SS
SS
SD
SD
SD

WATER QUALITY BASIN

PER OTHERS
WM
BFP
WM
BFP
PIVFDC
PIV
FDC

PROPOSED PROPERTY LINE

CONNECT TO SEWER LINE

PER OTHERS
W SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS
SS
SS
SS
W
W
W
W
W
W
W
W
W
W
W
W
W
WW
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SDSD
SD
SDSD
SD

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

SINGLE FAMILY DEVELOPMENT

BY OTHERS

PROPOSED PROPERTY LINE

AIR BASE PARKWAY

EXISTING WETLAND

EXISTING FLOOD EASEMENT

CONNECT TO STORM DRAIN

LINE PER OTHERS

CONNECT TO WATER

LINE PER OTHERS

DISCHARGE TO WATER QUALITY BASIN

CONNECT TO

STORM DRAIN

LINE PER OTHERS

CONNECT TO WATER LINE PER OTHERS

PROPOSED BOUNDARY LINE

PROPOSED PROPERTY LINE

COMPOSITE UTILITY PLAN

AS SHOWN
0 1" =
50 2550
50'

APPROVED
SHEET
NUMBER

DATEDESCRIPTIONS

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NO.

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INDEPENDENCE IN FAIRFIELD

PRELIMINARY CIVIL IMPROVEMENT PLANS FOR
PRELIMINARY:

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STREET CROSS SECTIONS

AS SHOWN

APPROVED
SHEET
NUMBER

DATEDESCRIPTIONS

REVISIONS
NO.

CALIFORNIA
JOB #:

DATE:

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FAIRFIELD,

INDEPENDENCE IN FAIRFIELD

PRELIMINARY CIVIL IMPROVEMENT PLANS FOR
PRELIMINARY:

NOT FORCONSTRUCTION
ANTS

PERIMETER CROSS SECTION
BNTS

PERIMETER CROSS SECTIONPERIMETER CROSS SECTIONENTS
DNTS

PERIMETER CROSS SECTION

PERIMETER CROSS SECTIONFNTS
25' WETLAND
BUFFER

PROPOSED

PROPERTY LINE

RETAINING WALL

FENCE PER LANDSCAPE ARCHITECT
2% MAX

PROPOSED
R/W

RETAINING WALL

PROPOSED SIDEWALK

PER OTHERS
STREET SECTION 26'
NTS
GARAGE
26' VARIES
VARIES

PROPOSED PAVEMENT SECTION

GARAGE FC FCVARIES
STREET SECTION 24'GNTS
GARAGE
24' VARIES
VARIES

PROPOSED PAVEMENT SECTION
NOTE:

1. PAVEMENT SLOPES RANGE FROM 1.5% MIN TO 3.5% MAX.

GARAGE FC FCVARIES
H
NOTE:

1. PAVEMENT SLOPES RANGE FROM 1.5% MIN TO 3.5% MAX.

SINGLE FAMILY BUILDING

PER OTHERS

REFER TO PLANS BY OTHERS
3' MAX RETAINING5' MAX RETAINING

BUILDING

RETAINING WALL
3' MAX RETAINING
CNTS

PERIMETER CROSS SECTION

PROPOSED

PROPERTY LINE

RETAINING WALL PER OTHERS

FENCE PER LANDSCAPE ARCHITECT
7' MAX RETAINING

RETAINING WALL
2' MAX RETAINING

RETAINING WALL
4' MAX RETAINING

MULTI-FAMILY

BUILDING

VARIES PER PLAN

PROPOSED CURB AND GUTTER

PER OTHERS

VARIES PER PLANVARIES PER PLAN BY OTHERS

PROPOSED CURB AND GUTTER
MAX 2%

VARIES PER PLAN

REFER TO PLANS BY OTHERS

WATER QUALITY BASIN PER OTHERS

EXISTING PROPERTY LINE

REFER TO PLANS BY OTHERS

FOR PERIMETER DRAINAGE

REFER TO PLANS BY OTHERS

FOR PERIMETER DRAINAGE

EXISTING PROPERTY LINE

PROPOSED PROPERTY LINE

VARIES PER PLAN

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1 CEQA Addendum for the Villages at Fairfield Project
(VAF EIR: E.R. 2003-29; 2011 Addendum; 2015 Addendum; 2018 Addendum) (Hawthorne Mill EIR: E.R. 2014-23)
August 2025

1.0 BACKGROUND
The Lago Vista project (herein, “Project” or “proposed Project”) would be removed from the Hawthorne Mill project and added into the Villages at Fairfield project. The evaluation of the proposed Project is therefore subject to both underlying approvals and their respective CEQA certification. See Exhibit X, Project Location and Boundary. This 2025 Addendum has been prepared pursuant to the CEQA Guidelines Section 15164 for the Project, as described below.

The Hawthorne Mill project Environmental Impact Report (EIR) was certified in November 2015 (City Council Resolution No. 2015-246). The Hawthorne Mill EIR analyzed the development of 172 residential units on Hawthorne Mill West (location of the proposed Project) with 825 units planned for Hawthorne Mill East. The approvals proposed for the Hawthorne Mill project and analyzed in the Hawthorne Mill EIR included a General Plan Amendment (GPA 2014-4) changing the land use designations for the Project site from Industrial & Business Park (IBP) to Residential Low-Medium (RLM) and Open Space Conservation (OSC) for the remainder of the site. Also considered and not finalized were a corresponding Zoning Ordinance Amendment, Tentative Subdivision Maps, a Development Review and Community Design Plan, and a Development Agreement.

The Villages at Fairfield EIR was certified in 2005 (City Council Resolution No. 2005-296), and subsequently modified in 2011 and 2015, in consideration of the following actions:

 On September 20, 2005, the Fairfield City Council adopted Resolution No. 2005-296 certifying an EIR for the Villages at Fairfield (the “VAF EIR”). As also recommended by the Planning Commission, the City Council approved the following actions:
o General Plan Amendment (Resolution No. 2005-297);
o Zoning Code Amendment (Ordinance 2005-15);
o Tentative Subdivision Map (Resolution 2005-33); and
o Development Agreement for the Villages of Fairfield (Ordinance No. 2005-14).

 On May 3, 2011, the City adopted an Addendum to the EIR in conjunction with its approval of the Amended and Restated Development Agreement (“First Amended DA,” Ordinance 2011-09).

 On August 10, 2015, the City adopted an Addendum to the EIR in conjunction with its approval of the Second Amended and Restated Development Agreement (“Second Amended DA,” Ordinance 2015-19). The 2011 and 2015 Addenda analyzed shifts in residential densities and minor land use revisions, all in substantial conformance with the previously approved tentative tract maps (General Plan Amendment, Resolution 2015- 245).

 On January 15, 2019, the City adopted an Addendum to the EIR (Resolution No. 2019-

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2 14) in conjunction with its approval of the First Amendment to Second Amended and Restated Development Agreement (“First Amendment to Second Amended DA,” Ordinance 2019-01), which adjusted the timing of certain infrastructure improvements described in Exhibit H of the Second Amended and Restated DA.

2.0 PROJECT MODIFICATIONS

Rancho Tolenas Corporation, a subsidiary of Lewis Group of Companies (herein, “Project Applicant”) has filed applications with the City of Fairfield (herein, “City”) for the Villages at Fairfield (“VAF”) Lago Vista project (herein, “Project” or “Lago Vista”). VAF encompasses approximately 431 acres in the northeastern area of the City of Fairfield, located to the south of Cement Hill and the Putah South Canal, north of Air Base Parkway, east of the Woodlake Estates residential development, and west of the Gold Ridge residential development. VAF is divided into five separate development projects, including four residential projects: Village I, Village II, Village III, and Village IV, and the Laurel Creek Plaza commercial center. The Project would add an additional development area adjacent to Village II referenced as Lago Vista. The Project requires a reallocation of 295 residential units from Villages I and II, which have been developed with fewer units (806) than previously analyzed and approved (1,101), and an additional 80 residential units for a total of 375 units within Lago Vista. The original VAF approval included 2,327 total residential units, and the VAF EIR originally analyzed 1,101 units for Villages I and II and an additional 1,226 units for Villages III and IV. The Hawthorne Mill West project planned to develop 172 residential units on the Lago Vista site. The Project would not amend VAF total units but reallocate the additional 80 units to Lago Vista from the previously analyzed Hawthorne Mill West units that have not yet been developed on the Lago Vista site.

Moreover, as discussed in Transportation below, the traffic generated from development of the 375 units is less than generated from the 1,101 units considered in the VAF EIR for Villages I and II. The impacts for Lago Vista that vary based on intensity of unit count are determined by traffic trips for impacts to transportation, air quality, greenhouse gas, energy and noise. All of these impacts will be less significant since the traffic impacts will be less. The impacts to land are the same as considered in the Hawthorne Mill EIR. The other unit-based impacts such as utilities, recreation and population and housing are addressed by fees, which the Lago Vista will pay more according to having more units contributing. As such, the impacts will be the same or less for Lago Vista compared to what was studied in the VAF EIR.

The Project is comprised of 154.7 acres and planned for 151 single family units designated as Residential Low-Medium, 224 multifamily units designated as Residential High, and 42.2 acres of Public Facility and 75.2 acres of Open Space Conservation. The Project accommodates public and private improvements to support the planned development. See Exhibit X, Lago Vista Illustrative. The Project requires the following modifications and as further described herein:
 General Plan Amendment
 Zone Change
 Vesting Tentative Subdivision/Condominium Map1
 Development Agreement (DA) Second Amendment to the Second Amended DA

1 The proposed Vesting Tentative Subdivision Map includes a Vesting Tentative Map for Condominium Purposes for Lot 3, the proposed multifamily parcel.

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3  Development Review and Community Design Plan, Amended

Land Use and Zoning
The Project requires a General Plan Amendment to redesignate approximately 15.8 acres of the site as Residential High, reducing the amount of Residential Low-Medium designated area by

9.4 acres and reducing the Open Space Conservation designated area by 6.3 acres. See Exhibit X, General Plan Amendment.

The Project requires a Zone Change to redesignate 154.7 acres comprised of Industrial Business Park, Residential Medium, Public Facility and Open Space Conservation to 21.5 acres of Residential Low-Medium, 15.8 acres of Residential High, 42.2 acres of public facility and 75.2 acres of Open Space Conservation. See Exhibit X, Rezone Exhibit.

Circulation
The Project will connect to Village II via Horizon Drive. An Emergency Vehicle Access (EVA) point, providing access to Air Base Parkway is proposed in the southwest corner of Lago Vista.

The Project will also include an active transportation link from the northern edge of the residential development and connecting via a multi-use trail and associated open space to the existing Portland Drive. This active use transportation route encompasses approximately 3.8 acres of the Residential Low-Medium and would support pedestrian and bicycle connectivity to Portland Drive that ultimately connects with the Linear Park system.

Infrastructure
Lago Vista will utilize the now-built Village II sewage infrastructure and route sewage to the west to the sewer lift station installed as part of the Villages at Fairfield infrastructure. Other utility connections will be routed to the infrastructure that has already been built or is under construction to serve Village II, with capacity to meet the demands of Lago Vista.

Drainage from the Project would be treated and detained onsite, with the discharge not to exceed 90 percent of the pre-project levels. Stormwater infrastructure, including a stormwater basin, would be located within the southeast corner of the Project site (Lot G). This water quality basin is anticipated to be dedicated to the City and included in the existing lighting and landscaping maintenance district for on-going maintenance. Storm drain connections from the proposed single-family lots (Lot 1 to the west and a portion of Lot 2 to the north) to the Lot G water quality basin will require an easement through the proposed multifamily lot (Lot 3) for access and maintenance. The City (and related agencies) will also have on-going vehicular and maintenance access rights to Lot G and the open space to the east of the Project through Lot 3.

The existing water quality basin next to Lot 3 in Village 2 would also serve the northern third of the Project.

Grading & Construction
Mass grading of the entire Project site is anticipated to commence by the end of 2025, with backbone infrastructure and site improvements commencing in 2026. The single family and multifamily lots (Lots 1, 2, and 3) are proposed to be constructed at the same time.

Regulatory
The Hawthorne Mill Project was also analyzed in an Environmental Impact Statement under the

Page 365 of 438 ends

4 National Environmental Policy Act (“NEPA”) in conjunction with the U.S. Army Corps of Engineers’ (USACE) issuance of an individual Clean Water Act Section 404 permit (“404 Permit”) for the project. Accordingly, the original Hawthorne Mill Project was analyzed in a joint EIS/EIR. No 404 Permit is required for the Lago Vista project, so no further review under NEPA is required. The NEPA analysis in the Hawthorne Mill EIR/EIS is not relevant for this Addendum, which is only required to analyze the Lago Vista project under CEQA’s subsequent review provisions.

Development Agreement
The Lago Vista Project will also involve amendments to the Development Agreement, including to add the Lago Vista site to the Project area, modify the parkland dedication requirements, and accelerate the timeline of certain roadway improvements.

3.0 DETERMINATION TO PREPARE AN ADDENDUM

Pursuant to Section 15164 of the CEQA Guidelines, a lead agency shall prepare an Addendum to a previously certified EIR if changes or additions are necessary and when none of the conditions described in Section 15162 of the CEQA Guidelines (which calls for the preparation of a Subsequent EIR) have occurred. Section 15162 requires preparation of a Subsequent EIR when:

“(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions to the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:

(A) The project will have one or more significant effects not discussed in the previous EIR or Negative Declaration; Significant effects previously examined will be substantially more severe than shown in the previous EIR; (B) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
(C) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.”

Where none of the above-referenced conditions requiring the preparation of a Subsequent EIR exist, the

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5 CEQA Guidelines require a lead agency to prepare an Addendum to the previously certified EIR, including a brief explanation, supported by substantial evidence, of the decision to not prepare a Subsequent EIR (CEQA Guidelines Sections 15162 and 15164(a)).

The “project” at issue for purposes of CEQA’s subsequent review provisions is the residential development of Lago Vista. In this case, all of the environmental impacts associated with Lago Vista have effectively already been analyzed under a certified EIR as either (a) impacts already accounted for in the VAF EIR or (b) site-specific impacts of residential development analyzed under the Hawthorne Mill EIR.

4.0 MITIGATION MEASURES

All mitigation measures identified as part of the VAF EIR and HM EIR would continue to apply to the proposed Project, although many of the mitigation requirements would apply to future implementing developments not specifically applicable to the Project. Where applicable and appropriate, mitigation measures from the Hawthorne Mill EIR are incorporated into this Addendum, ensuring that there are no new or substantially more severe impacts associated with the modifications to the Project. A copy of the combined Mitigation Monitoring and Reporting Program for the Project is provided herein as Exhibit X.

5.0 S

UMMARY OF FINDINGS

The Project’s modifications to the previously approved development described above result in volume- based impacts such as traffic, air quality, roadway noise, utilities, water supply, and public services that are consistent with the those addressed by the VAF EIR. The footprint of the developed area remains the same or smaller than the development already analyzed in the Hawthorne Mill EIR, so all land-based impacts, such as those related to agriculture, biology, cultural, geology, hydrology, and hazards. remain the same or less significant than those analyzed in the Hawthorne Mill EIR.

Each impact area summarized below analyzes whether the proposed Project will result in new significant impacts or a substantial increase in the severity of significant impacts previously identified in the VAF EIR or Hawthorne Mill EIR, as applicable. On the basis of the evaluation below, the City determines that the potentially significant effects that could result from the proposed Lago Vista Project have been addressed in either the certified VAF EIR (and subsequent addenda) or the certified Hawthorne Mill EIR, and that none of the conditions for preparation of a subsequent EIR set forth in the Public Resources Code Section 21166 and CEQA Guidelines Section 15162 have been triggered. Accordingly, an Addendum to the VAF EIR and Hawthorne Mill EIR shall be prepared pursuant to CEQA Guidelines Section 15164, as set forth below2.

The Project modifications do not cause new or substantially more severe significant impacts than previously analyzed because all of the impacts of the Project have already been analyzed under either the VAF EIR or the Hawthorne Mill EIR with respect to impacts that are specific to the Project area. Therefore, this Addendum is an addendum to both the VAF EIR and the Hawthorne Mill EIR. As documented in this Addendum, (a) the impacts of the Project related to Transportation, Air Quality and Greenhouse Gas, Public Facilities & Services, Population & Housing, Recreation, Utilities & Service Systems, and Energy have been sufficiently analyzed by the VAF EIR such that no major revisions to the VAF EIR are required; and (b) the impacts of the Project related to Biological Resources, Aesthetics, Cultural Resources & Tribal

2 Note that the VAF EIR and previous addenda to the VAF EIR followed the organizational structure of the Peabody Walters EIR, which combined certain impact discussions into larger chapters, while the Hawthorne Mill EIR analyzed each CEQA impact area in individual chapters. For clarity, this Addendum is organized by individual impact area but references the previous VAF EIR analysis by its heading in the VAF EIR where applicable.

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6 Cultural Resources, Hydrology & Water Quality, Noise, Geology & Soils, Agriculture & Forestry Resources, Hazards & Hazardous Materials, Land Use & Planning, Mineral Resources, Population & Housing, and Wildfire, have been sufficiently analyzed by the Hawthorne Mill EIR such that no major revisions to the Hawthorne Mill EIR are required. Where applicable, mitigation measures from each previously certified EIR are referenced and incorporated into this Addendum.

A. Aesthetics
The Hawthorne Mill EIR evaluated the potential aesthetics impacts of the development of residential uses and concluded that all impacts associated with development on the Lago Vista site related to aesthetics would be less than significant with the exception of potential impacts related to light and glare that could affect day and nighttime views in the project vicinity. The Hawthorne Mill EIR analyzed residential use on the site, and the Project is proposing residential use with similar standards and massing. As such, there are no meaningful differences between the potential aesthetic impacts of the Project and the previously analyzed Hawthorne Mill West project. Views of the proposed Project development from the surrounding area would be similar to those analyzed in the Hawthorne Mill EIR, and the site itself contains no visual resources.

To address the potential impacts of the Hawthorne Mill West project related to light and glare, the Hawthorne Mill EIR included MM AES-2, which is incorporated into this Addendum, as adapted to the Project (modifications in strikeout and underline):

MM AES-2: Prior to issuance of the first building permit for each phase of Hawthorne Mill East and Hawthorne Mill WestLago Vista, the applicant shall prepare and submit an outdoor lighting plan (which includes a photometric analysis) to the City of Fairfield that includes a footcandle map illustrating the amount of light from the project site at adjacent light-sensitive receptors. The lighting plan shall provide directional shielding for all exterior lighting; automatic shutoff or motion sensors; and include minimal levels of street lighting.

Environmental Issues

Aesthetic Impacts - Would the
project:

New
Significant
Impact or
Substantially
More Severe
Impact
No
Substantial
Change from
Previous VAF
EIR Analysis
No
Substantial
Change from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Have a substantial adverse
effect on a scenic vista?
  X 
b) Substantially damage scenic
resources, including, but not
limited to trees, rock
outcroppings, and historic
buildings within a
State‐designated scenic
highway?
  X 
c) Substantially degrade the
existing visual character or
quality of the site and its
surroundings?
  X 

Page 368 of 438 ends

7 d) Create a new source of
substantial light or glare which
would adversely affect day or
nighttime views in the area?
  X 

B. Air Quality & Greenhouse Gases

Since most of the units in the Project are being re-allocated from already approved Village I-II units, this Addendum considers them Village I-II units for the purposes of analyzing Air Quality impacts, and the Air Quality analysis in the VAF EIR would apply (see VAF EIR Chapter 7).

The VAF EIR concluded that the VAF project would contribute to an exceedance of Bay Area Air Quality Management District (“BAAQMD”) significance thresholds for certain conventional pollutants and that this impact would be significant and unavoidable. By re- allocating Village I- II units and adding additional units to the adjoining Lago Vista site, there is no change in this conclusion. This impact will remain significant and unavoidable as in the VAF EIR, but the VAF EIR included mitigation measures to reduce air quality impacts to the extent feasible. The Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I-II, ensuring that any air quality impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the air quality impacts associated with the Project would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues

Air Quality - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
 X  
b) Violate an air quality standard or
contribute to an existing or projected air
quality violation?
 X  
c) Result in cumulatively considerable net
increase of any criteria pollutant for
which the project region is in non‐
attainment under an applicable federal or
state ambient air quality standard
(including releasing emission which
exceed quantitative thresholds for ozone
precursors)?
 X  
d) Expose sensitive receptors to substantial
pollutant concentrations?
 X  

Page 369 of 438 ends

8 e) Create objectionable odors affecting a
substantial number of people?
 X  
With respect to GHG impacts associated with the Project, the VAF GHG analysis would also apply. In the 2010 and 2015 Addenda to the VAF EIR, the City concluded that although the 2005 EIR did not evaluate the VAF project’s GHG emissions, the later adoption of AB 32 and BAAQMD GHG thresholds did not constitute new information requiring a subsequent or supplemental EIR since those regulatory developments did not reveal new site- specific impacts, and GHG impacts were known or knowable in 2005. As detailed in the Transportation Impact Analysis Memorandum prepared by Wood Rodgers and attached as Appendix B to this Addendum, the as-built Villages I and II plus the Project would result in substantially fewer daily trips than the trip generation for Villages I and II analyzed in the VAF EIR. Since traffic is the primary driver associated with volume-based operational impacts such as greenhouse gas emissions, and the proposed Project units can be accounted for in the VAF trip generation budget, the GHG analysis does not change. No GHG mitigation would be required under the VAF EIR. Nevertheless, as a matter of regulatory compliance, the Project is required to comply with current Title 24 energy efficiency standards, therefore, the Project units will be more energy- and GHG-efficient than the units originally analyzed in the VAF EIR. The Project units will also be solar-ready. Accordingly, the GHG impacts associated with the Project would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues

Greenhouse Gas Impacts- Would the
project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Generate greenhouse gas emissions,
either directly or indirectly, that may
have a significant impact on the
environment?
 X  
b) Conflict with an applicable plan,
policy, or regulation adopted for the
purpose of reducing the emissions of
greenhouse gases?
 X  

C. Biological Resources
Potential impacts to biological resources related to development on the Project site were thoroughly analyzed in the Hawthorne Mill EIR. Existing conditions on the Lago Vista site have not materially changed since the Hawthorne Mill EIR was certified. The proposed Project development footprint has been designed to avoid potentially jurisdictional features in the areas near McCoy Basin, and, as such, will entirely avoid wetland impacts. As a result, the Project will greatly reduce impacts to biological resources compared to Hawthorne Mill West, which

Page 370 of 438 ends

9 assumed fill of 0.30 acres of wetlands, with indirect impacts to 0.82 acres of wetlands.

Hawthorne Mill West also assumed indirectly impacted 0.66 acres of Contra Costa Goldfields habitat, as well as direct and indirect impacts to 1.21 acres of pappose tarplant, due to the extension of Portland Drive. The proposed Project would indirectly impact 0.06 acres of Contra Costa goldfields and result in direct and indirect impacts to 0.43 acres of pappose tarplant. The proposed Project would also affect approximately 759 square feet (0.01 acre) of bearded popcornflower. The Hawthorne Mill EIR incorrectly assumed the bearded popcornflower was absent. Recent plant surveys confirmed that 0.01 acre of bearded popcornflower is located within the Hawthorne Mill West area. The bearded popcornflower occupies similar habitat as the pappose tarplant. As a result, the total amount of impacted special-status plant habitat is

0.50 acres, which is less than the 1.21 acres that would have been impacted by Hawthorne Mill West (See EIR Addendum Biological Summary Memorandum prepared by WRA, Inc., attached as Appendix A).

Based on these findings, the proposed Project will substantially reduce impacts to sensitive plant species as compared to Hawthorne Mill West, and impacts to these resources will be less than what was proposed for Hawthorne Mill West. This Addendum incorporates the relevant mitigation measures for special-status plant species from the Hawthorne Mill EIR. The Hawthorne Mill EIR concluded that all impacts to biological resources associated with the Hawthorne Mill West project would be less than significant with mitigation. Since all biological impacts of the proposed Project are less than those proposed for Hawthorne Mill West, there is no change to this conclusion, and in fact less mitigation is required with reduced impacts.

For some biological resources, principally including raptor foraging habitat, impacts will be similar between Hawthorne Mill West and the Project since they would both develop approximately the same amount of vacant land that currently provides foraging habitat. For those impacts, this Addendum incorporates the relevant mitigation measures from the Hawthorne Mill EIR, ensuring that those impacts remain less than significant, consistent with the Hawthorne Mill EIR. While the VAF EIR includes a project-wide mitigation measure for impacts to Swainson’s hawk foraging habitat requiring compensatory mitigation at a ratio of

0.5:1, the Project will implement the more conservative ratios (0.75:1 to 1:1) consistent with the Hawthorne Mill EIR.

On October 15, 2024, burrowing owl was listed as a state candidate species by the California Fish and Game Commission. During the listing review process, burrowing owl will be temporarily afforded the same protections as state-listed species throughout the entirety of California. Impacts to burrowing owl were evaluated in the Hawthorne Mill EIR, and, as discussed in greater detail below, mitigation was included that requires protocol-level wintering and nesting season surveys prior to the initiation of construction, pre-construction burrowing owl survey no more than 30 days prior to the first ground-disturbing activity, and avoidance measures pursuant to CDFW guidelines in the event owls are found on-site or within 600 meters of a development area.

To address the potential impacts of the Hawthorne Mill West project related to biological resources, the Hawthorne Mill EIR included various mitigation measures.3 As noted above, the

3 Note that numerous mitigation measures in the Hawthorne Mill EIR applied solely to the Hawthorne Mill East site and are not relevant to this Addendum.

Page 371 of 438 ends

10 proposed Project will avoid most of the biological impacts analyzed and mitigated in the Hawthorne Mill EIR, so only certain biological resource mitigation measures from the Hawthorne Mill EIR remain relevant and applicable to the Project. The following Hawthorne Mill EIR mitigation measures remain applicable and are incorporated into this Addendum, as adapted to the Project (modifications in strikeout and underline):

MM BIO-1b: To mitigate indirect effects to 0.606 acre of occupied Contra Costa goldfields (CCG) habitat within the HMW Lago Vista Ddevelopment Aarea, 0.606 acre of CCG preservation credits shall be purchased from an approved, off-site mitigation bank. To compensate for direct and indirect impacts to pappose tarplant (0.43 acre0.33 acre and 0.88 acre, respectively) and bearded popcornflower (0.01 acre), 0.441.21 acres of pappose tarplant and bearded popcornflower preservation credits shall be purchased from an approved, off-site mitigation bank. Proof of purchase of preservation credits or suitable land protection mechanism shall be provided prior to issuance of mass grading permits for Lago VistaHMW.

MM BIO-1e: If an active Swainson’s hawk nest tree occurs within 1 mile of HMW Lago Vista development area, 1.0 acre of habitat management land shall be provided for each acre of foraging habitat developed or removed within 1 mile of the active nest (1:1 ratio).

If an active Swainson’s hawk nest tree located within 5 miles but greater than 1 mile of the HMW Lago Vista development, 0.75 acre of habitat management lands shall be provided for each acre developed (0.75:1 ratio) through fee title acquisition or conservation easement on agricultural lands, or other suitable lands that provide foraging habitat for Swainson’s hawk.

Currently, aAll lands within the Lago VistaHMW development area occur greater than 1 mile and less than 2.5 miles from a recently active (within the last 5 years) Swainson’s hawk nest (WRA 2025CDFW 2013). To mitigate for the loss of 31.1 acres of suitable foraging habitat within the Lago Vista HMW development area, 24.3523.33 acres shall be purchased at an approved off-site mitigation bank or permanently preserved. Since the mitigation bank or permanent preservation will involve have existing habitats, there will be no temporal loss or uncertainty regarding successful compensation. Therefore, purchase of mitigation bank credits or permanent preservation at a 0.75:1 compensation- to-impact ratio should meet agency objectives.

In addition, prior to the onset of activities, pre-construction surveys shall be performed in suitable habitats located within 0.5 mile of the HMW Lago Vista development area during the nesting season (April 1 through September 30). If Swainson’s hawks are found nesting within this limit, activities shall be postponed until young have fledged or a reduced, no-disturbance setback is approved through consultation with CDFW or determined by a qualified biologist.

MM BIO-1f: Protocol-level wintering and nesting season surveys for burrowing owl will be conducted prior to the initiation of construction. Additionally, no more than 30 days prior to the first ground-disturbing activity within HME and HMW Lago Vista development areas, pre-construction burrowing owl surveys shall be performed for the Project area. If owls are found on-site in or within 600 meters of a development area, mitigation guidelines adopted in the 2012 Staff Report on Burrowing Owl Mitigation shall be followed (CDFG 2012) or updated guidance in accordance with applicable

Page 372 of 438 ends

11 regulations at the time of project construction. Measures may include the implementation of appropriate nest buffer areas that shall be avoided during construction, as well as establishment of alternate burrow for any burrows directly impacted and conservation of foraging habitat in the Conservation Area, which shall be restored and conserved via conservation easement or fee title acquisition.

MM BIO-1h: When feasible, construction activities and vegetation removal for HMW Lago Vista development areas shall be done outside of the raptor breeding season (January 1 through August 31). If work must be conducted during the breeding season, a pre-construction survey for nesting raptors with potential to occur in the Project Area shall be performed by a qualified biologist within 14 days of the onset of activities in and within 500 feet of the Project Area. If an active nest is found, a 500-foot buffer shall be placed around the active nest until all young have fledged, or the nest has been naturally predated or abandoned. The buffer size may be reduced by a qualified biologist with approval from CDFW based on proximity and nature of the activity to the nest. To mitigate for the loss of 31.1 acres of suitable raptor foraging habitat within the HMW Lago Vista development area, 31.1 acres shall be purchased at an approved off-site mitigation bank or permanently preserved resulting in a 1:1 ratio of mitigated-to- impacted habitat for foraging raptors.

MM-BIO-1i: When feasible, construction activities and vegetation removal for HME and HMW will be done outside of the bird breeding season (January 1 through August 15). If work must be conducted during the breeding season, then a pre-construction survey for nesting birds, including grasshopper sparrow, loggerhead shrike, and other migratory bird species with potential to occur in the Project Area, shall be performed by a qualified biologist within 14 days of the onset of activities in and within 250 feet of the Project Area. If an active nest is found, a 250-foot buffer shall be established around the nest.

The buffer size may be reduced by a qualified biologist with approval from CDFW, based on site conditions and the nature of the activity. The buffer shall be maintained until all young have fledged, or the nest has been naturally predated and abandoned.

Environmental Issues

Biological Resources - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive, or
special status species in local or
regional plans, policies, or regulations,
or by the California Department of
Fish and Wildlife or U.S. Fish and
Wildlife Service?
  X 

Page 373 of 438 ends

12 b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local
or regional plans, policies, and
regulations or by the California
Department of Fish and Wildlife or
U.S. Fish and Wildlife Service?
  X 
c) Have a substantial adverse effect on
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
  X 
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or
with established native resident or
migratory wildlife corridors, or
impede the use of native wildlife
nursery sites?
  X 
e) Conflict with any local policies or
ordinances related to protecting
biological resources, such as a tree
preservation policy or ordinance?
  X 
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation
Plan, or other approved local, regional,
or state habitat conservation plan?
  X 

Page 374 of 438 ends

13 D. Cultural Resources (including Tribal Cultural Resources) The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to cultural resources would be less-than-significant with mitigation. Existing conditions on the Project site have not materially changed since the Hawthorne Mill EIR was certified, and the potential cultural resources impacts of the Project development area are substantially similar to those analyzed and mitigated in the Hawthorne Mill EIR. The following Hawthorne Mill EIR mitigation measures remain applicable and are incorporated into this Addendum, as adapted to the Project (modifications in strikeout and underline):

MM CUL-1: If potentially significant historic resources are encountered during subsurface excavation activities, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The City and/or the United States Army Corps of Engineers (USACE) 2 shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of Section 106 of the National Historic Preservation Act and/or California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of but are not limited to glass, cans, brick, stone, bone, and wood, or features including hearths, structural remains, or historic dumpsites.

If the resource is determined to be significant under Section 106 or CEQA, the City and/or the USACE and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation, if feasible. If such preservation is not feasible, the archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Regional Information Center), and provide for the permanent curation of the recovered materials.

MM CUL-2: If potentially significant archaeological resources are encountered during subsurface excavation activities, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The City and/or the United States Army Corps of Engineers (USACE) shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of but are not limited to stone, bone, fossils, wood, or shell artifacts, or features including hearths, structural remains, or historic dumpsites.

If the resource is determined to be significant under CEQA, the City and/or the USACE

2 As noted above, the City is preparing this Addendum under CEQA’s subsequent review provisions, and the previous NEPA EIS prepared for the Hawthorne Mill Project is not relevant since the Project does not require a 404 Permit. Accordingly, references to USACE in Hawthorne Mill mitigation measures are deleted for purposes of their incorporation into this Addendum.

Page 375 of 438 ends

14 and a qualified archaeologist shall determine whether preservation in place is feasible.

Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials.

MM CUL-3: In the event that plant or animal fossils are discovered during subsurface excavation activities for the proposed project, all excavation within 100 feet of the fossil shall cease until a qualified paleontologist has determined the significance of the find and provides recommendations in accordance with Society of Vertebrate Paleontology standards. The paleontologist shall notify the City of Fairfield and/or the United States Army Corps of Engineers (USACE) to determine procedures to be followed before construction is allowed to resume at the location of the find. If the find is determined to be significant and the City determines that avoidance is not feasible, the paleontologist shall design and implement a data recovery plan consistent with the Society of Vertebrate Paleontology standards. The plan shall be submitted to the City and/or the USACE for review and approval. Upon approval, the plan shall be incorporated into the project.

MM CUL-4: If human remains are encountered during earth- disturbing activities for the project, all work in the adjacent area shall stop immediately and the Solano County Coroner's office shall be notified. If the coroner determines the remains are Native American, the coroner shall contact the NAHC within 24 hours, and the NAHC shall identify the person or persons it believes to be the most likely descendant (MDL) of the deceased Native American. The MDL may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98.

Environmental Issues

Cultural Resources – Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Cause a substantial adverse change in
the significance of a historical
resource as defined in CEQA
Guidelines Section 15064.5?
  X 
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to CEQA
Guidelines Section 15064.5?
  X 

Page 376 of 438 ends

15 c) Directly or indirectly destroy a unique
paleontological resource or site or
unique geological feature?
  X 
d) Disturb any human remains, including
those interred outside of formal
cemeteries?
  X 
Specifically, regarding Tribal Cultural Resources, the Hawthorne Mill EIR analyzed potential impacts to Tribal Cultural Resources under the Cultural Resources impact category. Since the certification of the Hawthorne Mill EIR, Assembly Bill 52 (AB 52) added various provisions to the California Public Resources Code (PRC) that concern Tribal Cultural Resources, including § 21080.3.1(d). The adoption of AB 52 established the tribal cultural resources environmental factor and related thresholds for Appendix G of the CEQA Guidelines. On July 30, 2016, the California Natural Resources Agency adopted the final text for the tribal cultural resources update to Appendix G of the CEQA Guidelines, which was approved by the Office of Administrative Law on September 27, 2016. The addition of Tribal Cultural Resources as a separate category from Cultural Resources does not constitute new information requiring a revision to the Hawthorne Mill EIR. Moreover, the requirements of PRC Section 21080.3.1 only apply to the preparation of a negative declaration, mitigated negative declaration, or EIR; they do not apply to project revisions that do not trigger subsequent environmental review pursuant to Section 21084 and CEQA Guidelines Section 15162 and require only an addendum under CEQA Guidelines Section 15164. See PRC § 21080.3.1(b).

Environmental Issues

Tribal Cultural Resources - Would the
project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Cause a substantial adverse change in
the significance of a tribal cultural
resource that is listed or eligible for
listing in the California Register of
Historical Resources, or in a local
register of historical resources as
defined in Public Resources Code
section 5020.1(k)?
  X 
b) Cause a substantial adverse change in
the significance of a tribal cultural
resource that is a resource determined
by the lead agency, in its discretion
and supported by substantial evidence,
to be significant pursuant to criteria set
forth in subdivision (c) of Public
Resources Code Section 5024.1. In
applying the criteria set forth in
subdivision (c) of Public Resources
Code Section 5024.1, the lead agency
shall consider the significance of the
resource to a California Native
American tribe?
  X 

Page 377 of 438 ends

16 E. Geology & Soils
The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to geology and soils would be less-than-significant with mitigation. Existing conditions on the Project development area have not materially changed since the Hawthorne Mill EIR was certified, and the potential geology and soils-related impacts of the Project are substantially similar to those analyzed and mitigated in the Hawthorne Mill EIR. The following Hawthorne Mill EIR mitigation measure remains applicable and is incorporated into this Addendum:

MM GEO-1: Prior to issuance of building permits, the project applicant shall submit a design-level geotechnical study and building plans to the City of Fairfield for review and approval. The building plans shall incorporate all applicable recommendations of the design-level geotechnical study and comply with all applicable requirements of the most recent version of the California Building Standards Code. A licensed professional engineer shall prepare the plans, including those that pertain to soil engineering, structural foundations, pipeline excavation, and installation. The approved plans shall be incorporated into the proposed project. All onsite soil engineering activities shall be conducted under the supervision of a licensed Geotechnical Engineer or Certified Engineering Geologist.

Environmental Issues

Geology and Soils - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Expose persons or structures to
potential substantial adverse effects,
including the risk of loss, injury, or
death involving:

i. Rupture of a known earthquake fault,
as delineated on the most recent
Alquist‐Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
Publication 42

ii. Strong seismic ground shaking?

iii. Seismic‐related ground failure,
including liquefaction?

iv. Landslides?
  X 

Page 378 of 438 ends

17 b) Result in substantial erosion or loss of
topsoil?
  X 
c) Be located on a geologic unit or soil
that is unstable, or that would become
unstable as a result of the project, and
potentially result in on‐ or off‐site
landslide, lateral spreading,
subsidence, liquefaction or collapse?
  X 
d) Be located on expansive soil, as
defined in Table 18‐1‐B of the
Uniform Building Code, creating
substantial risks to life or property?
  X 
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal
systems where sewer is not available
for the disposal of waste water?
  X 

F. Hazards & Hazardous Materials
The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to hazards and hazardous materials would be less-than-significant. Existing conditions on the Project development area have not materially changed since the Hawthorne Mill EIR was certified, and the potential impacts of the Project related to hazards and hazardous materials are substantially similar to those analyzed in the Hawthorne Mill EIR. No mitigation was required in the Hawthorne Mill EIR.

Environmental Issues

Hazards and Hazardous Materials - Would
the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?
  X 
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
likely release of hazardous materials
into the environment?
  X 
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one‐quarter mile of an existing or
  X 

Page 379 of 438 ends

18 proposed school?
d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government
Code Section 65962.5 and as a result,
would create a significant hazard to
the public or the environment?
  X 
e) Be located within an airport land use
plan, or where such a plan has not
been adopted, within two miles of a
public airport or public use airport,
result in a safety hazard for people
residing or working in the project
area?
  X 
f) Be located within the vicinity of a
private airstrip, result in a safety
hazard for people residing or working
in the project area?
  X 
g) Impair implementation of or
physically interfere with an adopted
emergency response plan or
emergency evacuation plan?
  X 
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including
where wildlands are adjacent to
urbanized areas or where residences
are intermixed with wildlands?
  X 

G. Hydrology & Water Quality
Potential impacts to hydrology and water quality related to development on the Project site were thoroughly analyzed in the Hawthorne Mill EIR. Existing conditions on the Project development area have not materially changed since the Hawthorne Mill EIR was certified. The Hawthorne Mill EIR concluded that all impacts to hydrology and water quality associated with the Hawthorne Mill West project would be less than significant with mitigation.

Hydrology and water quality impacts will be similar between Hawthorne Mill West and the Project. For example, potential stormwater impacts of the Lago Vista project will be substantially similar to those analyzed in the Hawthorne Mill EIR since the amount of impervious surface area created by the project will be substantially similar to what was proposed and analyzed in the Hawthorne Mill EIR. Potential flood risks are identical between the proposed Project and the previously proposed Hawthorne Mill West project. For those impacts, this Addendum incorporates the relevant mitigation measures from the Hawthorne Mill EIR, ensuring that those impacts remain less than significant, consistent with the Hawthorne Mill EIR.

Page 380 of 438 ends

19 To address the potential impacts of the Hawthorne Mill West project related to hydrology and water quality resources, the Hawthorne Mill EIR included various mitigation measures.3 The following Hawthorne Mill EIR mitigation measures remain applicable and are incorporated into this Addendum, as adapted to the Project (modifications in strikeout and underline):

MM HYD-la: Prior to the issuance of a grading permit for either the Hawthorne Mill East Project or Hawthorne Mill West Project the Lago Vista project, the project applicant shall retain a Qualified SWPPP Developer to prepare and submit a Stormwater Pollution Prevention Plan (SWPPP) to the City of Fairfield that identifies specific actions and maps Best Management Practices (BMPs) to prevent stormwater pollution during construction activities for the relevant project.

The SWPPP shall identify a practical sequence for BMP implementation and maintenance, site restoration, monitoring locations and plan, contingency measures, responsible parties, and agency contacts. The SWPPP may include but not be limited to the following elements:
o The use of erosion and sediment-control BMPs, including construction techniques that will reduce the potential for runoff as well as other measures to be implemented during construction. These may include but not be limited to sedimentation ponds, inlet protection, perforated riser pipes, check dams and silt fences;
o The means of waste disposal;
o The implementation of approved local plans, non-stormwater management controls, permanent post-construction BMPs, and inspection and maintenance responsibilities;
o The pollutants that are likely to be used during construction that could be present in stormwater drainage and non-stormwater discharges, and other types of materials used for equipment operation;
o Spill prevention and contingency measures, including measures to prevent or clean up spills of hazardous waste and of hazardous materials used for equipment operation, and emergency procedures for responding to spills; o Personnel training requirements and procedures that will be used to ensure that workers are aware of permit requirements and proper installation methods for BMPs specified in the SWPPP; and
o The appropriate personnel responsible for supervisory duties related to implementation of the SWPPP.

MM HYD-2: Prior to the issuance of grading permits for the proposed project, the project applicant shall submit a Stormwater Management Plan (SWMP) to the City of Fairfield for review and approval that complies with the applicable provisions of the Municipal Regional Permit. The plan shall include a detailed drainage plan and identify location, size, and type of pollution prevention measures to prevent polluted stormwater runoff from leaving the developed areas within the project site. If

3 Note that numerous mitigation measures in the Hawthorne Mill EIR applied solely to the Hawthorne Mill East site and are not relevant to this Addendum.

Page 381 of 438 ends

20 stormwater basins and biofiltration swales are proposed, the SWMP shall include details showing soil media type and thickness, underdrain structures to facilitate adequate infiltration, and outlet protection measures to minimize erosion. The SWMP shall also address the McCoy Creek capacity with regard to spillover from the proposed 8.0-acre-foot stormwater basin. The approved measures shall be incorporated into the proposed project. Examples of additional stormwater pollution prevention measures and practices to be incorporated into the plan include but are not limited to:
o Strategically placed landscaped areas that promote percolation of runoff o Pervious pavement
o Low impact development
o Roof drains that discharge to landscaped areas
o Trash enclosures with screen walls and roofs
o Stenciling on storm drains
o Curb cuts in parking areas to allow runoff to enter landscaped areas o Rock-lined areas along landscaped areas in parking lots o Catch basins
o Oil/water separators
o Regular sweeping of parking areas and cleaning of storm drainage facilities o Employee training to inform maintenance personnel of stormwater pollution prevention measures
o Minimization measures
o Long-term operations and maintenance

MM HYD-4: Prior to the issuance of a grading permit for the proposed project, the project applicant shall submit a Storm Water Management Plan to include a detailed drainage plan, to the City of Fairfield for review and approval. The drainage plan component shall identify all expected flows from and through the project area, and it shall identify the location, size, and type of facilities used to detain and reduce peak flows to 90 percent of pre-project conditions consistent with City of Fairfield requirements. The approved drainage plan shall be incorporated into the proposed project.

MM HYD-5: Prior to issuance of grading permits for the Hawthorne Mill West Lago Vista project, for any structures located within the 100-year floodplain, the applicant must submit a detailed and engineer-stamped Flood Analysis and Design Report to the City of Fairfield and to FEMA for review and approval. The Flood Analysis and Design Report shall demonstrate that all structures have a finished floor elevation of at least 1 foot above the 100-year flood elevation. The approved Flood Analysis and Design Report shall be incorporated into the proposed project.

Page 382 of 438 ends

21 Environmental Issues

Hydrology and Water Quality - Would the
project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Violate any water quality
standards or waste discharge
requirements?
  X 
b) Substantially deplete
groundwater supplies or interfere
substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering
of the local groundwater table level
(e.g., the production rate of pre‐
existing nearby wells would drop to a
level which would not support
existing land uses or planned uses for
which permits have been granted)?
  X 
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a
manner which would result in
substantial erosion or siltation on‐ or
off‐site?
  X 
d) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on‐ or
off‐site?
  X 
e) Create or contribute runoff
water, which would exceed the
capacity of existing or planned storm
water drainage systems or provide
substantial additional sources of
polluted runoff?
  X 
f) Otherwise substantially
degrade water quality?
  X 
g) Place housing/structures within
a 100‐year flood hazard area as
mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate
Map or other flood hazard delineation
map?
  X 

Page 383 of 438 ends

22 h) Place within a 100‐year flood
hazard area structures which would
impede or redirect flood flows?
  X 
i) Expose people or structures to
a significant risk of loss, injury or
death involving flooding, including
flooding as a result of the failure of a
levee or dam?
  X 
j) Result in inundation by seiche,
tsunami or mudflow?
  X 

H. Land Use & Planning
The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to land use and planning would be less-than-significant. Existing conditions on the Project site, and neighboring land uses have not materially changed since the Hawthorne Mill EIR was certified, and the potential impacts of the Project related to land use and planning are substantially similar to those analyzed in the Hawthorne Mill EIR. The proposed Project includes a General Plan Amendment to redesignate approximately 15.8 acres of the site as Residential High, which would reduce the area designated Residential Low Medium by approximately 9.4 acres and the area designated Open Space Conservation (OSC) by approximately 6.2 acres. The proposed Project also includes a Zoning Amendment to rezone the

37.2-acre Project area consistent with the area’s General Plan land use designations. Because the Project involves a zone change, it will be reviewed by the Solano County Airport Land Use Commission.

Environmental Issues

Land Use - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Physically divide an established
community?
  X 
b) Conflict with any applicable land use
plan, policy, or regulation of an
agency with jurisdiction over the
project (including, but not limited to
the general plan, specific plan, local
coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
  X 
mitigating an environmental effect?

Page 384 of 438 ends

23 c) Conflict with any applicable habitat
conservation plan or natural
community conservation plan?
  X 

I. Noise
The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to noise would be less-than-significant with mitigation. Existing conditions on the Project development area and neighboring land uses have not materially changed since the Hawthorne Mill EIR was certified. The same conclusions in the Hawthorne Mill EIR related to construction noise, vibration, and exposure of future residents to sources of noise apply to the proposed Lago Vista project as the proposed land uses and location of those land uses is substantially similar to what was proposed for Hawthorne Mill West. The primary source of noise exposure for Lago Vista is Air Base Parkway, and the Hawthorne Mill EIR included mitigation measures to address potential impacts of Air Base Parkway noise on future residents. The Hawthorne Mill EIR also included standard mitigation measures to address the potential impacts of construction noise on nearby receptors. The following Hawthorne Mill EIR mitigation measures remain applicable to the Project4
and are incorporated into this Addendum, as adapted to the Lago Vista project (modifications in strikeout and underline):

MM NOl-1: The project applicant shall require construction contractors to adhere to the following noise attenuation requirements:
o Construction activities shall be limited to between the hours of 7:00 a.m. and 10:00 p.m. o All construction equipment shall use noise-reduction features (e.g., mufflers and engine shrouds) that are no less effective than those originally installed by the manufacturer. o Construction staging and heavy equipment maintenance activities shall be performed a minimum distance of 300 feet from the nearest offsite residential building, unless safety or technical factors take precedence.
o Stationary combustion equipment such as pumps or generators operating within 300 feet of any offsite residential building shall be shielded with a noise protection barrier.

MM NOl-4a: The project applicant shall construct a 7-foot-high sound wall along the Hawthorne Mill West Lago Vista residential lot inspection lines contiguous with Air Base Parkway. To control flanking noise, the sound wall shall extend the length of the first lot at each driveway. The sound wall shall be constructed free of any decorative cutouts or openings. Exhibit 3.10 2 provides the proposed locations of the sound walls.

MM NOl-4c: The project applicant shall provide a “windows closed” condition for all Hawthorne Mill East and Hawthorne Mill West Lago Vista residential units. A “windows closed” condition requires a means of mechanical ventilation pursuant to California Building Code standards. This shall be achieved with standard air conditioning or a fresh air intake

4 Note that numerous mitigation measures in the Hawthorne Mill EIR applied solely to the Hawthorne Mill East site and are not relevant to this Addendum.

Page 385 of 438 ends

24 system.

MM NOl-4d: The project applicant shall require that all Hawthorne Mill East and Hawthorne Mill West Lago Vista residential windows and glass doors that are located within 200 feet of the centerline of Cement Hill Road or Air Base Parkway shall have a minimum Sound Transmission Class (STC) rating of 28.

MM NOl-4e: The project applicant shall require that all Hawthorne Mill East and Hawthorne Mill West Lago Vista residential windows and glass doors that are located within 1,500 feet of the centerline of the UPRR tracks shall have a minimum Sound Transmission Class (STC) rating of 28.

The only project source of potentially increased ambient noise in the vicinity of the Lago Vista Project (impact threshold (c)) is noise generated by vehicle trips. The number of vehicle trips generated by the project is driven by the number of residential units. The Project trips would not exceed the trips generated by Villages I and II as studied in the VAF EIR. The combined Villages I and II and Lago Vista would generate 2,682 fewer daily trips, 32 fewer AM peak hour trips, and 239 fewer PM peak hour trips than the VAF EIR trip generation budget, and all of those vehicle trips will be routed through Village II, so it is appropriate to analyze noise impacts associated with Project trip generation as VAF impacts under the VAF EIR. The daily trips generated internal to Villages I and II under the VAF EIR are greater than now proposed, just as the noise generated by daily trips under the VAF EIR are greater than now proposed. The VAF EIR analyzed traffic noise associated with the Project, including Village I-II, and concluded that those impacts would be less-than-significant with mitigation. Also, those mitigation measures include the construction of barrier walls along Cement Hill Road and Clay Bank Road and apply to the entire VAF Project. Those mitigation measures will continue to apply to the entire VAF Project, including Lago Vista, and are incorporated herein by reference.

Environmental Issues
Noise - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Result in the exposure of persons to or
generation of noise levels in excess of
standards established in the local
general plan or noise ordinance, or
applicable standards of other agencies?
  X 
b) Result in the exposure of persons to or
generation of, excessive groundborne
vibration or groundborne noise levels?
  X 
c) Result in a substantial permanent
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
  X 

Page 386 of 438 ends

25 d) Result in a substantial temporary or
periodic increase in ambient noise
levels in the project vicinity above
levels existing without the project?
 X  
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of
a public airport or public use airport,
would the project expose people
residing or working in the project area
to excessive noise levels?
  X 
f) For a project within the vicinity of a
private airstrip, would the project
expose people residing or working in
the project area to excessive noise
levels?
  X 

J. Population & Housing
Th
e potential impacts of the Project related to population and housing are driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re-allocated from already- entitled units in Villages I-II, so it is appropriate to analyze impacts associated with the Project with respect to population and housing as VAF impacts under the VAF EIR. These impacts were analyzed in VAF EIR Chapter 3 (Land Use and Housing and Population), and determined to be less than significant.5 As concluded in the VAF EIR, the total future housing and residential population are consistent with the housing and population growth allocated to the VAF project area and considered in the PWMP and the City’s General Plan. The re-allocation of 295 units from Village I-II and the addition of 80 units previously analyzed for the Lago Vista site in the Hawthorne Mill EIR will not change the VAF-wide total number of units originally studied in the VAF EIR (2,327 units), so there are no changes to impact conclusions related to Housing and Population.

In addition, the Hawthorne Mill EIR evaluated the potential impacts associated with up to 1,000 residential units, including 172 units on the Hawthorne Mill West site. The Hawthorne Mill EIR determined that new housing associated with the project would contribute to the City’s regional housing supply and help fulfill the City’s Regional Housing Needs Allocation obligations. The Hawthorne Mill EIR also found that the extension of urban infrastructure to the project site would not represent the removal of a physical barrier to urban growth, because areas on all four sides of the project site currently support or are planned to support urban development and are served or would be served by infrastructure. Accordingly, the Hawthorne Mill EIR determined the proposed project would not induce substantial population growth, either directly or indirectly, and impacts would be less than significant.

5 Potential Project impacts related to Land Use and Planning are addressed above and are compared to Hawthorne Mill West impacts since they are specific to the Project site.

Page 387 of 438 ends

26 Accordingly, the Project remains consistent with the conclusions in the VAF EIR and Hawthorne Mill EIR and no revisions are required.

Environmental Issues
Population - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Induce substantial population growth
in an area, either directly or indirectly?
 X X 
b) Displace substantial numbers of
existing housing, necessitating the
construction of replacement housing
elsewhere?
 X X 
c) Displace substantial numbers of
people, necessitating the construction
of replacement housing elsewhere?
 X X 

K. Public Facilities & Services
The potential impacts of the Project related to public services and facilities are driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re-allocated from already-entitled units in Villages I-II, so it is appropriate to analyze impacts associated with the Project with respect to public facilities and services as VAF impacts under the VAF EIR. These impacts were analyzed in VAF EIR Chapter 5 (Public Facilities and Services). The VAF EIR concluded that impacts associated with the originally-entitled 2,327 units would be less-than-significant with mitigation. Since the Project units will not change the VAF-wide total of 2,327 units originally analyzed in the VAF EIR, the impacts conclusions in the VAF EIR remain unchanged with the addition of the Project. VAF mitigation measures related to Public Facilities and Services would continue to apply to the entire VAF Project, including Lago Vista. Mitigation measures include the payment of public facilities impact fees that new development within the City must pay before issuance of a building permit. Payment of fees would offset potential increases in service requests and impacts associated with public services would remain less than significant with mitigation.

Page 388 of 438 ends

27 Environmental Issues

Public Services - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Result in substantial adverse physical
impacts associated with the provision
of new or physically altered
governmental facilities, need for new
or physically altered governmental
facilities, the construction of which
could cause significant environmental
impacts, in order to maintain
acceptable service ratios, response
times or other performance objectives
for: fire protection, police protection,
schools, parks, and other public
facilities?
 X  

L. Recreation
With respect to the Recreation impact threshold (a), the increase in demand for neighborhood and regional parks associated with the Project is driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re-allocated from already-entitled units in Villages I-II, so it is appropriate to analyze this impact as a VAF impact under the VAF EIR. The VAF EIR did not specifically address Recreation, but it analyzed the Project’s potential impacts related to Park Facilities in Chapter 5 (Public Utilities and Services). The VAF EIR concluded that the Project would result in less-than-significant impacts related to Park Facilities with the implementation of Mitigation Measures PF-20, 21, 22, and 23, which will apply to the Project and which require improvement of the Linear Park adjacent to Villages I, II and III and neighborhood-serving parks in Villages I, II and III, along with payment of development impact fees to fund park improvements.

VAF, including Lago Vista, will be served by the existing Laurel Creek Community Park, and the continued development of the Linear Park system which runs along and adjacent to the entire VAF master planned community, allowing for pedestrian and bicycle mobility from Clay Bank Road to Peabody Road. The Project will have access to an additional 14.2 acres of parkland within the VAF master planned community (including 5.5 acres in Village I, 0.7 acre in Village II, and 8.0 acres planned for Village III) and 11.1 acres of nearby linear parkway.

The Project includes an active transportation link from the northern edge of the residential development and connecting via a multi-use trail to the existing Portland Drive, creating connectivity between Lago Vista and the Linear Park. The total amount of active use trail and open space in Lago Vista will be 6.1 acres.

With respect to Recreation impact threshold (b), the potential impacts of the Project would be specific to the Project development area and therefore should be compared to the impacts of the

Page 389 of 438 ends

28 Hawthorne Mill West project analyzed in the Hawthorne Mill EIR. The Hawthorne Mill EIR concluded that recreation facilities to be constructed as part of the project, such as trails and neighborhood open space, would not result in any impacts not already addressed elsewhere in the EIR (e.g., noise impacts or air quality impacts of construction) and that no further mitigation was required. The Lago Vista project would involve substantially similar development of recreation facilities such as trails and parklets and is consistent with the conclusions in the Hawthorne Mill EIR for Recreation impact threshold (b).

Environmental Issues
Recreation - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impacts
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Increase the use of existing
neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of
the facility would occur or be
accelerated?
 X  
b) Include recreational facilities or
require the construction, or
expansion of recreational facilities,
which might have an adverse
physical effect on the environment?
  X 

M. Transportation
As discussed in the project description above, most of the residential units in the Project are being re-allocated from already-entitled units in Villages I-II, which have been developed with fewer units than previously analyzed and approved, so it is appropriate to analyze potential Transportation impacts of the Project as VAF impacts under the VAF EIR. Also, Project trips would be routed through Village II. As discussed in the Transportation Impact Analysis Memorandum prepared by Wood Rodgers and attached to this Addendum as Appendix B, the Project would gain access to the existing roadway network via new local roadway connections to Golden Way and High Line Drive. The Project would eliminate the Portland Drive extension that the Hawthorne Mill Project had proposed and solely connect via Village II, which reduces the wetland and biological resource impacts that would have been caused by the Portland Drive roadway connection. Accordingly, any traffic that was assumed to go north from Hawthorne Mill West to Manuel Campos Parkway via Portland Drive would now be routed west to Clay Bank Road via Village II’s internal streets, so all trips generated by the Project would be indistinguishable from other VAF trips.

As discussed in the Transportation Impact Analysis Memorandum, the new residential streets would typically be 40 to 46 feet wide, including 5-foot sidewalks on both sides of the street, 8- foot parking lanes on one or both sides of the street, and 10-to-12-foot travel lanes (one lane in each direction). Private Street connections for the condominiums would be gated. The private

Page 390 of 438 ends

29 streets would typically be approximately 26 to 40 feet wide, including one travel lane in each direction, and in some cases, parking and/or a sidewalk on one side of the street.

The Transportation Impact Analysis Memorandum attached as Appendix B compares the trip generation of the proposed Project with the trip generation analyzed in the VAF EIR to confirm that the Project will not result in new or substantially more severe impacts than those analyzed and mitigated in the VAF EIR. Table 1 shows the approved trip generation for Villages I-II from the VAF EIR.

Table 1: VAF EIR Residential Trip Generation – Villages I and II

Development Land Uses Description Daily
Trips
AM Peak Hour PM Peak Hour
Total In Out Total In Out
Village I Residential 204 Low-Med
Density Units, 628
High Density Units
6,115 473 89 384 596 393 203
Village II Residential/
Mixed Use
270 Low-Med
Density Units, 24.3
Acres Mixed-Use
6,978 308 115 193 656 359 297
EIR Approved Villages I-II Residential Total 13,093 781 204 577 1,252 752 500 Source: VAF EIR Table 4-6 and Appendix 3: Traffic Analysis for the Villages at Fairfield (TKJM, February 4, 2005), Tables IX and X (based on rates found in the ITE Trip Generation Manual, 6 th Edition).

As noted in the project description, the final maps ultimately approved for Villages I and II included 432 single-family units in Village I and 374 single-family units in Village II, a total of 806 units, 295 less than the originally approved Village I-II total, and no mixed-use area. Table 2 shows the trip generation for the actual built-out Village I-II units.

Table 2: Final Build-Out Trip Generation – Villages I and II

Land Use
Category
Units Quantity Daily Trips AM Peak Hour PM Peak Hour
Total In Out Total In Out
Village I –
Single-
Family
Detached
Housing
DU 432 3,878 282 71 211 393 248 145
Village II –
Single-
Family
Detached
Housing
DU 374 3,396 247 62 185 343 216 127

Page 391 of 438 ends

30 Total 7,274 529 133 396 736 464 272
Notes: Trip rates based on fitted curve equations for the proposed land use consistent with information contained in the ITE Trip Generation Manual, 11th Edition
Table 3 shows the trip generation for the proposed Lago Vista project:

Table 3: Project Trip Generation – Lago Vista

Land Use Category Units Quantity Daily Trips AM Peak Hour PM Peak Hour Total In Out Total In Out
Lago Vista Project,–
151 Single-Family
Detached Housing; 224
Single-Family
Attached (Duplex)
Housing
DU 375 3,130 219 55 164 276 169 107
Notes: Trip rates based on fitted curve equations for the proposed land use consistent with information contained in the ITE Trip Generation Manual, 11th Edition

As detailed in Appendix B and the tables above, the addition of Project daily trips to the built-out conditions of Villages I-II including Lago Vista results in a total of 10,404 trips, 2,689 fewer than the 13,093 originally studied and approved in the VAF EIR. Accordingly, the trips generated by the Project site would not exceed the trips generated by Villages I and II and mitigated in the VAF EIR, which included significant improvements to Clay Bank Road and other intersections in the area. The Transportation & Circulation mitigation measures in the VAF EIR would apply to the Project, and the Project units would count towards any of the unit count- based triggers in the VAF EIR. For example, VAF MM-TC-4 provides: “Improve the A.M. peak hour performance of the Clay Bank Road/Cement Hill Road (S) intersection (study intersection 11) … prior to the issuance of the building permit for the 1,948th unit constructed by Lewis Planned Communities.” MM-TC-5 provides: “Improve the A.M. and P.M. peak hour performance of the Clay Bank Road/Air Base Parkway intersection (study intersection 12) … prior to the issuance of the building permit for the 1,330th unit constructed by Lewis Planned Communities.” Since Project units would be treated as Village II units, these mitigation measures would be triggered just as the VAF EIR contemplated. Appendix B includes an analysis of intersection operations with the addition of Project units. All of the mitigation measures from the VAF EIR and subsequent addenda would continue to apply to the entire Project, including the Project.

While the CEQA Guidelines now consider VMT, addenda do not need to consider new impact areas added after the EIR was concluded. See Concerned Dublin Citizens v. City of Dublin (2013) 214 Cal.App.4th 1301, 1320 (adoption of new guidelines for GHG evaluation was no significant new information requiring further CEQA review because GHG emissions were known information and could have been addressed in the original EIR); Fort Mojave Indian Tribe v. Dept. of Health Servs. (1995) 38 Cal.App.4th 1574, 1605 (new critical habitat regulation was not significant new information because impacts to the species had already been addressed

Page 392 of 438 ends

31 in original EIR.) Since the trip distribution and generation of the combined current VAF Village I, Village II, and the Project would be similar to and less than the values in the approved VAF EIR, the Project would not be projected to result in any new transportation impacts beyond those studied in the VAF EIR. From a VMT perspective, there may be a nominal difference between the HMW project that would have routed trips via Portland Drive and Manuel Campos Parkway and the Project configuration that would route trips via Village II to Clay Bank Road. Routing trips to the west may in fact reduce VMT as it shortens the distance to I-80.

Environmental Issues
Transportation - Would the project:

New
Significant
Impact or
Substantially
More Severe
Impact
No Substantial Change
from Previous VAF EIR
Analysis
No Substantial Change from
Previous Hawthorne Mill EIR
Analysis
No Impact
a) Conflict with an applicable plan,
ordinance or policy establishing
measures of effectiveness for the
performance of the circulation system,
taking into account all modes of
transportation including mass transit
and non‐motorized travel and relevant
components of the circulation system,
including but not limited to
intersections, streets, highways and
freeways, pedestrian and bicycle paths,
and mass transit?
 X  
b) Conflict with an applicable congestion
management program, including but
not limited to level of service
standards and travel demand measures,
or other standards established by the
county congestion management
agency for designated roads or
highways?
 X  
c) Result in a change in air traffic
patterns, including either an increase
in traffic levels or a change in location
that results in substantial safety risks?
 X  
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
 X  
e) Result in inadequate emergency
access?
 X  
f) Conflict with adopted policies, plans
or programs regarding public transit,
bicycle, or pedestrian facilities, or
otherwise decrease the performance or
safety of such facilities?
 X  

Page 393 of 438 ends

Fairfield City CouncilSeptember 2, 2025

Fairfield City Council
September 2, 2025