Fairfield City Council
September 2, 2025

STAFF REPORT
Meeting
Date:

To:

From:

Subject:

August 13, 2025
Chairperson and Members of the Planning Commission
Community Development Department
ITEM A: LAGO VISTA - VILLAGES AT FAIRFIELD
Resolution No. PC2025 -5
General Plan Amendment (GPA2025-001)
Zone Change (ZC2025-001)
Tentative Subdivision Map (TS2025-001)
Development Review Single-Family (DR2025-002)
Development Review Multi-Family (DR2025-003)
Environmental Review (ER2025-004)
Location: East of the Stanton Correction Facility, north of the Union Pacific Railroad tracks/ Air Base Parkway, and west of the McCoy Basin Detention Pond (APNs: 01770-050-540 & 01770-050-550)
Applicant: Rob White, Lewis Management Corp.

Owner: Rancho Tolenas Corporation
A public hearing on the request of Rob White of the Rancho Tolenas Corporation.

The Project consists of approximately 37.3 acres, which includes 151 single-family residential units and 224 multifamily rental units, as well as parklets, trails, and open space amenities. The Project has prepared an Environmental Impact Report (EIR) Addendum pursuant to CEQA Guidelines Section 15164 to the certified Villages at Fairfield EIR and the certified Hawthorne Mill EIR. (Contract Planner:

Damian Arnaiz, 714-406-0562, [email protected]) (City Contact:

Meily M Sheehan, 707-428-7474, [email protected])

BACKGROUND INFORMATION
The Applicant requests to amend the Villages at Fairfield (VAF) Master Plan to add the Lago Vista project (Project). The Project consists of approximately 37.3 acres, which includes 151 singlefamily residential units and 224 multifamily rental units, as well as parklets, trails, and open space amenities. The Project is bounded by Village II of the VAF Master Plan to the west, Union Pacific Railroad tracks/ Air Base Parkway to the south, and the McCoy Basin Detention Pond to the east.

The VAF Master Plan currently does not program development at the Project site.

The VAF Master Plan is a residential and commercial master planned community in the northeast portion of the city. The VAF Master Plan was initially approved in 2005 for 2,327 residential units and 311,000 commercial square feet. The VAF Master Plan has subsequently been amended City of Fairfield
Community Development Department
Prepared by:J2A:_
Reviewed by: 14.J
PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 2 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx three times. The Applicant is seeking to make a fourth revision to the VAF Master Plan to reflect current residential market considerations. The proposed revised VAF Master Plan would include 2,192 residential dwelling units in five distinct ‘villages’ located along Clay Bank Road, Manuel Campus Parkway (also called Cement Hill Road), and Walters Road. See Table 1 below.

Table 1. Comparison of 2005 VAF Master Plan to Proposed 2025 VAF Master Plan Village
Approved 2005 VAF
Master Plan
Proposed 2025 VAF
Master Plan
Change
Unit
Count
Gross
Acreage
(AC)
Unit
Count
Gross
Acreage
(AC)
Unit
Count
Gross
Acreage
(AC)
Village 1 832 97.0 432 91.5 -400 -5.5
Village 2 269 89.0 374 85.5 +105 -3.5
Village 3 1,147 138.0 906 140.2 -241 +2.2
Village 4 79 96.0 105 96.3 +26 +0.3
Lago Vista -- -- 375 37.3 +375 +37.3
TOTAL 2,327 420.0 2,192 450.8 -135 +30.8
Development on the Lago Vista site was previously proposed and considered as part of a separate, independent project known as Hawthorne Mill. The Hawthorne Mill Environmental Impact Report (EIR) analyzed the development of 172 single-family residential units on the Lago Vista site (referred to as Hawthorne Mill West). The VAF Master Plan and Hawthorne Mill project entitlement history is summarized below:

Villages at Fairfield
• September 20, 2005 – Fairfield City Council adopted Resolution No. 2005-296, certifying the Villages at Fairfield EIR, Resolution No. 2005-297, approving a General Plan Amendment for the Project, and Ordinance 2005-15 amending the Zoning Code, and adopted Ordinance 2005-14 approving a Development Agreement of the Villages at Fairfield. The EIR evaluated 2,327 residential units, approximately 311,000 square feet of commercial uses, an elementary school, parks, and other public facilities, including roadways, sewer, stormwater detention basins and other utilities over 433 acres. • May 3, 2011 – The council adopted Resolution No. 2011-60, adopting an Addendum to the Villages at Fairfield EIR in conjunction with its approval of the Amended and Restated Development Agreement. The first Addendum to the Villages at Fairfield EIR reduced the number of residential units from 2,327 to 1,960 units by reducing the density of uses and removing the Industrial Business Park designation, thereby reducing the Project's overall impacts from those considered in the EIR certified in 2005. • August 10, 2015 – The council adopted Resolution No. 2015-245, adopting an Addendum to the Villages at Fairfield EIR in conjunction with its approval of the Second Amended PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 3 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx and Restated Development Agreement. The second Addendum to the Villages at Fairfield EIR revised the total unit count to 1,830 units across all Villages. • January 15, 2019 – The council adopted Resolution No. 2019-14, adopting an Addendum to the Villages at Fairfield EIR in conjunction with its First Amendment to the Second Amended and Restated Development Agreement. The third Addendum to the Villages at Fairfield EIR did not revise the total unit count within the Villages. Minor changes to the timing of Mitigation Measures were approved.

Hawthorne Mill
• August 10, 2015 – The council adopted Resolution No. 2015-246, adopting the Hawthorne Mill EIR in conjunction with the approval of a General Plan Amendment, but not the Zoning. The Hawthorne Mill EIR evaluated 997 residential units across 140.9 acres. The Hawthorne Mill project has two components: Hawthorne Mill East and Hawthorne Mill West.

The evaluation of the proposed project is subject to both underlying approvals and their respective California Environmental Quality Act (CEQA) certification. This 2025 Addendum to the EIR has been prepared pursuant to the CEQA Guidelines Section 15164 for the Project.

As noted in the entitlement history, a Development Agreement (DA) exists between the City and the Applicant, outlining terms for the overall project and off-site improvements. An amendment to the DA is required to support the proposed Lago Vista project and is included as a project condition. The DA Amendment will be brought forward to the Planning Commission and City Council for future review and consideration. It will address several key components, including an updated development plan, infrastructure timing and funding, revised park and open space calculations, impact fees, inclusionary housing, and the agreement term. Additional details are provided in the attached Term Letter between the City and Applicant (Attachment 2).

SITE INFORMATION
A. Location: East of the Stanton Correction Facility, north of the Union Pacific Railroad tracks/Air Base Parkway, and west of the McCoy Basin Detention Pond (APNs 0170-050- 540 and 0170-050-550)
B. Parcel Size: 37.3 AC
PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 4 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx C.

Zoning and
Land Use:

Existing Zoning Proposed
Zoning
Land Use
Project Site: Industrial Business
Park (IBP); Open
Space Conservation
(OSC); Residential
Medium (RM)
ResidentialLow Medium
(RLM);
ResidentialHigh (RH)
Undeveloped
North: Residential- Medium
(RM)
N/A Single-family
residential South: N/A N/A Air Base Parkway
East: OSC; Public Facilities
(PF)
N/A McCoy Basin
West: RM; PF N/A Single-family
residential, Stanton
Correctional Facility
D.

General Plan Designation: Proposed GP Designation: Existing GP Designation:

Project Site: Residential-Low Medium;
Residential- High
Residential-Low Medium
North: N/A Residential- Medium
South: N/A Residential- Low Medium
East: N/A Conservation, Public
Facilities
West: N/A Residential- Medium,
Public Facilities
E. Site Characteristics/Special Features: The Project site is undeveloped. The site is bounded by the Stanton Correctional Facility to the west, single-family residential development to the north, McCoy Basin to the east and Air Base Parkway to the south. Future access to the site is provided via High Line Drive and Golden Way.

PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 5 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx

PROJECT DESCRIPTION
The proposed Project is approximately 37.3 acres and includes 151 single-family residential units and 224 multifamily rental units integrated with parklets, trails, and open space amenities to enhance community living and recreation. The Project requires approval of the following discretionary actions: General Plan Amendment, Zone Change, Tentative Subdivision Map, Development Review, and Environmental Review. In addition, the Project seeks to amend the Villages at Fairfield Master Plan’s Design Guidelines to include Lago Vista.

The single-family neighborhoods (Lots 1 and 2) offer various unit sizes and floor plans, designed to meet diverse housing needs. Lot 1 includes 75 units and Lot 2 provides 76 units. Lot 3 is dedicated to a gated multifamily duplex community named "Independence in Fairfield," featuring 224 dwelling units, comprehensive amenities such as a central pool, outdoor entertainment area, fitness center, dog park, and community parklet. Development standards are outlined in the following tables, and further Lot-specific details are described in Section B. Development Review of this report.

In addition to the residential lots, the Project incorporates several lettered lots to support the infrastructure and community amenities:
• Lot A, B, C, D, F, and G: These lots are designated as parklets and open space areas that will be maintained by the homeowner’s association (HOA) established for the singlefamily residential portion of the project. They provide recreation space and landscaping features to enhance the aesthetic appeal and functionality of the community, offering residents places to relax and socialize. Additionally, Lot A provides an emergency vehicle access (EVA) access point to Air Base Parkway, ensuring safety and connectivity in case of emergencies.
• Lot E: This lot is planned as a multi-use trail connection, providing pedestrians and bicyclists with off-street access to Portland Drive, the City's Linear Park trail system, and the Village 1 Park. This trail will also serve as an additional EVS point for fire trucks and other emergency vehicles.
• Lot H: Intended to function as a water quality basin, Lot H will accommodate stormwater management needs for the entire project. The basin will collect and treat drainage from the single-family residential areas and will be dedicated to the City for ongoing maintenance as part of the City's Lighting and Landscaping Maintenance District (LLMD).

A General Plan Amendment and Zone Change are proposed to adjust land use designations and zoning classifications to accommodate the Project's target densities, specifically zoning for Residential High (RH) for the multifamily community and maintaining Residential Low Medium (RLM) for the single-family neighborhoods. The Zone Change will remove the current Industrial Business Park (IBP) and Open Space-Conservation (OSC) designations and replace them with Residential Low Medium (RLM) and Residential High (RH) designations.

PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 6 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx A. Dwelling Units/Density:

Lots Dwelling
Units
Gross
Area
(AC)
Density (DU/AC)
Proposed1 Minimum2 Maximum2
1, 2, A, B, C, D, F, G 151 21.52 7 4.5 8
3 224 14.2 15.9 15 22
E -- 3.8 -- -- --
H -- 1.6 -- -- --
TOTAL 375 37.3 10.0 -- --

1. The proposed density is blended across lots.

2. Table 25-5: RLM, RM, and RH Small Lot Development Regulations B. Building Area/%Coverage:

Lot Lot Coverage (Maximum) Proposed Lot Coverage
1 55% 55%
2 55% 55%
3 70% 70%
C. Landscape Area/% Coverage:

Lot Tree Density (Minimum)1 Proposed Landscape Coverage 1 One 24” box tree in each front yard One 24” box tree in each front yard 2 3 1 tree for each 325 SF landscape
area
1 tree for each 302 SF landscape
area

1. Table 25-5: RLM, RM, and RH Small Lot Development Regulations D. Parking Required/Provided:

Lot Units Parking Requirement1 Parking
Required
Parking
Provided
Delta
1 75 Two bedrooms or more: 2 spaces per unit
Visitor: 1 space for each four units
169 349 +180
2 76 171 389 +218
3 224 Two bedrooms or more: 2 spaces per unit
Visitor: 1 space for each seven units
480 557 +77

1. Table 25-5: RLM, RM, and RH Small Lot Development Regulations PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 7 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx E. Setbacks:

Setback Lots 1 and 2 Lot 3
Required Provided Required Provided
Front -- -- -- --
To porch 10' 10' 3' 3'
To living area 10' 10' 3' 3'
To garage 18' 18' 3' 3'
Street side yard 10' 10' 3' 3'
Street yard at curb
return
-- -- -- --

33.25' x 81.5' lot 10' 10' - -
45' x 68' lot 5' 5' - -
Interior side yard -- -- -- --

33.25' x 81.5' lot 3.5' 3.5' - -
45' x 68' lot 4' 4' - -
Attached - -
0' one side,
3'3" one side
0' one side,
3'3" one side
Rear -- -- -- --

33.25' x 81.5' lot 7' 7' - -
45' x 68' lot
10' (5' to
California
room)
10' (5' to
California
room)
- -
Attached - - 5' 5'
F. Open Space:

Lot Open Space Requirements Open Space Provided
Private Open Space
1 340 square feet 340 square feet
2 450 square feet 450 square feet
3 140 square feet 140 square feet
Common Open Space
Common
Open
Space

1.1 acres 6.1 acres
PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 8 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx

ANALYSIS FOR PLANNING COMMISSION
A. General Plan/Zoning Consistency: The Project site currently has a General Plan designation of Residential- Low Medium density and Zoning designations of IBP and OSC.

To facilitate the Project proposal, the Applicant is requesting a General Plan Amendment to redesignate a portion of the site to Residential- High density, along with a corresponding Zone Change for RLM and RH designations. As designed and conditioned, the Project is consistent with the requested RLM and RH land use designations.

The Project was reviewed and approved by the Solano County Airport Land Use Commission (ALUC). Under state law, ALUC is responsible for preparing and adopting airport land use plans to ensure land use compatibility with public and military airports.

In accordance with this authority, ALUC has adopted a compatibility plan for Travis Air Force Base. Because the Project involves a General Plan Amendment and Zoning change, it was subject to review under ALUC’s compatibility plan. On July 10, 2025, ALUC found the Project to be consistent and adopted Resolution 25-07 (Attachment 3).

Furthermore, the project is also consistent with the following General Plan objectives:
• Policy LU-2: Promote a variety of housing types to serve the diverse needs of the community and stimulate investment.
o Objective LU-2.2: Variety of Housing Types. Promote the development of a greater variety of housing types and sizes in existing neighborhoods and new focus areas, including single-unit homes on small lots, accessory dwelling units, alley-facing units, town-homes, lofts, live-work spaces, duplexes, triplexes, fourplexes, bungalow courts, senior housing, and student housing to meet the needs of future demographics and changing household sizes. o Objective LU-6.5: Environmental Constraints in Site Design. Ensure that development is reflective of the area’s environmental constraints—including localized presence of geologic faults, slopes and unstable soils, fire risks, flood hazards—as well as natural resources. Consider incorporating geologic faults and Alquist Priolo Zones as part of the open space or trails system. o Objective LU-7.6: Pedestrian-Oriented Connections. Provide a network of safe, well-maintained, interconnected streets, paseos, pathways, and bicycle routes onsite that facilitates travel through the site for pedestrians, cyclists, and other non-motorized modes of transportation. Link these connections to amenities such as commercial corridors, parks, schools, and public transportation hubs.
• Policy LU-16: Ensure that new development is designed to optimize Fairfield’s Linear Park, making the park a central feature that enhances quality of life, connectivity, and recreational opportunities for residents.
o Objective LU-20.6: Fire Protection. Require all development to comply with standards established by the City’s Fire Marshal to ensure fire protection, emergency vehicle accessibility, defensible space, fire-resistant construction, PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 9 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx water supply, premises identification, and similar protective purposes. Site plans are required to identify evacuation routes acceptable to the City’s Fire Chief and Traffic Engineer.
• Policy TP-1: Ensure that future land uses are compatible with the continued operation and military readiness of TAFB, as well as the health and safety of Fairfield residents in its vicinity.
• Policy CIR-3: Manage the City’s transportation system to minimize congestion, improve the flow of traffic, improve air quality, and reduce vehicle miles traveled. • Objective CIR-7.15: Traffic Calming. Require new development implement traffic calming for new development to improve livability. The traffic calming shall consider only passive or horizontal types like roundabouts, bulbouts, and other similar tools used for best practices. Prohibit vertical traffic calming to support adequate emergency response times for health and safety.
• Objective PFS-7.7: New Development. Require all new development located within City limits connect to the public water system, construct all potable water lines serving such development, and provide adequate funding for the development’s use of all potable water infrastructure and facilities.
• Objective PFS-8.4: New Development. Require that all new development located within City limits connect to the public wastewater collection system, construct all sanitary sewer lines serving such development (including oversizing of sewers if requested by the Fairfield-Suisun Sewer District or the City, and provide adequate funding for the development’s use of all wastewater infrastructure and facilities. The costs of oversizing shall be borne by the beneficiary of the oversizing. • Objective PFS-10.2: Collection and Recycling Services. Ensure the continued provision of adequate solid waste collection and recycling services in Fairfield. Implement programs within the Source Reduction and Recycling Element (not a General Plan element) which promote source reduction, recycling, and composting as ways of reducing waste and increasing landfill capacity.
• Objective OSCR-3.2: Open Space Management. Manage natural open space lands and embrace public access, where feasible, in a manner consistent with wildlife protection, habitat preservation, and fire prevention.
• Objective OSCR-3.5: Protection of Biological Resources with New Development. • Objective OSCR-6.12: Other Needed Parks. Prioritize the development of other community and neighborhood park facilities to ensure that adequate open space is available to serve the needs of new residents with each phase of residential construction. Explore potential locations for a new community park in Fairfield as part of the next update of the Parks, Recreation, and Open Space Master Plan update. • Objective HS-4.2: Flood Plain Regulations. Require development within flood plain areas as shown in Figure 8-5 to comply with Federal Emergency Management Agency PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 10 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx (FEMA) regulations by providing adequate flood mitigation and financial protection in the event of flooding. Continue to update FEMA flood control studies based upon development and ongoing improvements.

B. Development Review: The Lago Vista project is approximately 37.3 - eastward expansion of the VAF Master Plan, featuring 151 single-family residential units and 224 multifamily rental units integrated with parklets, trails, and open space amenities to enhance community living and recreation. Vehicular access to the project site is provided via High Line Drive and Golden Way, facilitating transportation and circulation within and around the development. The project includes off-street multi-use pedestrian and bicycle trails, ensuring connectivity to Portland Drive, the City’s Linear Park trail system, and the Village 1 Park.

The single-family neighborhoods (Lots 1 and 2) offer various unit sizes and floor plans designed to meet diverse housing needs. Lot 1 includes 75 lots with units ranging from 1,667 to 1,883 square feet, each featuring four bedrooms and three baths. Lot 2 comprises 76 lots with units ranging from 1,825 to 2,344 square feet, offering three to four bedrooms with options for additional rooms and loft spaces. The Applicant has proposed “placeholder” architectural plans to present the city with typical architecture and building footprints programmed for single-family development in Lago Vista. Future home builders of Lots 1 and 2 may either use these plans or submit new architectural plans, subject to review for compliance with city code and the VAF Design Guidelines.

Lot 3 is dedicated to a private, gated multifamily duplex rental community named "Independence in Fairfield." The community features 224 dwelling units and comprehensive amenities such as a central pool, outdoor entertainment area, fitness center, dog park, and community parklet. The multifamily units’ range in size from 1,175 to 1,829 square feet, each equipped with designated parking spaces and private backyards.

Parklets and open space areas (Lots A, B, C, D, F, and G) are designated to enhance the community's recreational spaces and aesthetic appeal. Various active and passive recreation uses, such as a play structure, barbeques, picnic areas, and turf areas are programmed in the parklets and open space. Lot A also provides an EVA point for emergency vehicles to access the site from Air Base Parkway in the event of an emergency. A multi-use trail connection (Lot E) will serve pedestrians and cyclists, providing off-street access while also functioning as another EVA point to the Project. “Lot H” is intended for stormwater management needs, with a water quality basin dedicated to the City’s lighting and landscaping maintenance district.

As a part of the Project package, revisions to the existing VAF Community Design Guidelines are proposed to reflect the Lago Vista project. These guidelines establish design consistency for streets, parks and open spaces, landscaping, walls and fences, signage, and architecture throughout the VAF master plan. The Applicant has included proposed Lago Vista revisions as redlines in Attachment 5, as part of this development review package. A comprehensive update to the guidelines will be included with the future DA Amendment.

PC ITEM NO.: A PC DATE: AUGUST 13, 2025
PC FILE NO.: GPA2025-001, ZC2025-001, DR2025-002, DR2025-003, ER2025-004 PAGE 11 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\1. Lago Vista PC Staff Report_FINAL_MS Edit.docx As proposed and conditioned, the project aligns with the City's General Plan objectives, promoting orderly growth, a variety of housing types, pedestrian-oriented connections, and infrastructure improvements that blend into the area’s natural setting while adhering to fire protection standards and including traffic calming and safe routes to schools’ initiatives. Overall, the Lago Vista development is a well-planned extension to the Villages at Fairfield Master Plan, providing diverse housing options and community-focused amenities while meeting all applicable standards and guidelines.

C. Environmental Review: An Addendum to a previously certified EIR has been prepared for the Project, as allowed under CEQA. Since all potential environmental impacts were already studied in earlier EIRs for the Villages at Fairfield and Hawthorne Mill projects, and no new significant impacts have been identified, a new EIR is not required. The Addendum, included as Attachment 10, provides a more in-depth technical analysis and explains this conclusion with supporting evidence in accordance with CEQA guidelines.

Additionally, the traffic study and biological assessment are provided as Attachments 11 and 12, respectively, to serve as supplemental analysis.

CORRESPONDENCE: A public hearing notice was published in the Daily Republic newspaper on July 23, 2025 and mailed to all persons who own property within 500 feet of the subject property. The city has received no questions or comments regarding this proposal at the time of this writing.

RECOMMENDATION
Staff recommend that the Planning Commission adopt Resolution No. PC2025-5, approving the Tentative Subdivision Map and Development Review applications and recommending City Council approve the General Plan Amendment, Zone Change, and Environmental Review.

Attachments:

1. Proposed Resolution with attached
a. Exhibit A—Conditions of Approval

2. Development Agreement Term Letter Dated August 4, 2025

3. Solano County Airport Land Use Commission Resolution 25-07, dated July 10, 2025

4. Proposed General Plan and Zoning Exhibits

5. Villages at Fairfield Design Guidelines, dated July 21, 2025

6. Tentative Subdivision Map, Villages at Fairfield – Lago Vista, dated June 16, 2025

7. Project Plans, Product 2 – 33’.25’ x 81.5’ Lot, dated March 25, 2021

8. Project Plans, Product 3 – 45’ x 68’ Lot, dated November 24, 2019

9. Project Plans, Independence in Fairfield, dated June 23, 2025

10. CEQA Addendum for the Villages at Fairfield Project, dated August 2025

11. Villages at Fairfield Lago Vista Transportation Impact Analysis, dated June 17, 2025

12. Biological Summary for Lago Vista Project, dated January 23, 2025 City of Fairfield Planning Commission
PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx RESOLUTION NO. PC2025-5

RESOLUTION OF THE FAIRFIELD PLANNING COMMISSION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN

AMENDMENT FROM RESIDENTIAL LOW-MEDIUM (RLM) AND OPEN SPACE

CONSERVATION (OSC) TO RESIDENTIAL LOW-MEDIUM (RLM) AND

RESIDENTIAL HIGH (RH) AND A CORRESPONDING ZONE CHANGE FROM

RESIDENTIAL MEDIUM (RM), INDUSTRIAL BUSINESS PARK (IBP) AND OPEN

SPACE CONSERVATION (OSC) TO RESIDENTIAL LOW-MEDIUM (RLM) AND RESIDENTIAL HIGH (RH); AND GRANTING A TENTATIVE SUBDIVISION

MAP AND DEVELOPMENT REVIEW APPROVAL TO SUBDIVIDE A VACANT

37.3-ACRE SITE EAST OF GOLDEN WAY AND HIGH LINE DRIVE (APNS: 0170- 050-540 AND 0170-050-550 OR PORTIONS THEREOF) FOR LAGO VISTA, A PROJECT CONSISTING OF 151 SINGLE-FAMILY UNITS, 224 MULTIFAMILY UNITS, AND ASSOCIATED INFRASTRUCTURE; AND GRANTING AN

AMENDMENT TO THE VILLAGES AT FAIRFIELD COMMUNITY DESIGN

GUIDELINES

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

SECTION 1. On January 29, 2025, applications for Zone Change (ZC2025-001), Tentative Subdivision (TS2025-001), Development Review (DR2025-002), Development Review (DR2025- 003), and Environmental Review (ER2025-004) were properly filed with the Department of Community Development for a proposed project consisting of 151 single-family residential units and 224 multi-family residential units located north of Air Base Parkway, east of the Stanton Correction Facility, and west of the McCoy Basin (Project), and an amendment to the Villages at Fairfield Design Guidelines. An additional application for a General Plan Amendment (GPA2025- 001) was filed on April 7, 2025. The applications were filed in accordance with the rules and regulations governing the official filing of such applications.

SECTION 2. The commission has held a duly noticed public hearing on August 13, 2025. The staff presented substantial factual information regarding the proposed Project in staff reports and through oral presentations before the Commission, and the commission considered all public testimony and information presented during the public hearing regarding this application.

SECTION 3. The commission adopts the following findings in support of the Tentative Subdivision Map request:

PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 2 (a) The proposed subdivision, together with the provision for its design and improvement, is consistent with the City's General Plan in that the General Plan designates the area for (G.P. Designation) development. The proposed Lago Vista subdivision is consistent with the proposed amendment to the City's General Plan, which designates the area for Residential Low-Medium (RLM) and Residential High (RH) development. This designation supports the development of a diversified residential community, which the proposed subdivision fulfills through its mix of 151 single-family residential units and 224 multi-family residential units. The design and improvement provisions of the proposed subdivision align with several key General Plan objectives: Housing Element Goal A-4 (Encourage Infill Development) The proposed Lago Vista subdivision promotes efficient land use within the City's Urban Growth Boundary, encouraging infill development as stipulated by the General Plan; Housing Element Goal A-5 (Facilitate a Mix of Affordability Levels): The subdivision provides a variety of housing types, accommodating the needs of different income levels and household sizes, thus contributing to a balanced and inclusive community as envisioned by the General Plan; Objective LU-1.2 (Balanced Community and Adequate Housing): By diversifying residential development, the project fosters a balanced community. The mix of single-family and multi-family units ensures adequate housing is available to meet the growing demand, adhering to the General Plan’s vision for a balanced land use strategy; Objective LU-2.1 (Consistency with Density Ranges): The proposed development is consistent with the prescribed density ranges in the General Plan. The project’s layout and design ensure that residential density is managed effectively, complying with the low-medium and high-density residential zoning requirements. Objective LU-2.2 (Variety of Housing Types and Sizes):

The project promotes a variety of housing types and sizes within the existing neighborhood, which is in line with the General Plan’s objective to enhance community diversity and provide housing options suitable for different family structures and lifestyles.
(b) The site is physically suitable for the type and proposed density of development and, with proper development techniques, may be developed into its intended use. The site proposed for the Lago Vista subdivision has been thoroughly evaluated and found to have a topography conducive to residential development. The relatively level terrain requires minimal grading, thereby reducing the impact on the natural landscape, making it ideal for both single-family and multi-family residential units. Additionally, the proposed development plan avoids impacts to sensitive habitats to the extent possible. The site is well-served by existing infrastructure and utilities, including water, sewer, electricity, and road networks, which can support the increased demand generated by the new development, ensuring that residents will have access to essential services. The development plan includes extensive site improvements that enhance the overall suitability of the site. These improvements encompass landscaping, open spaces, recreational areas, and necessary infrastructure expansions.

PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 3 (c) The design of the subdivision or proposed improvements are not likely to cause substantial environmental damage, and will not substantially and avoidably injure fish or wildlife of their habitat. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage and will not substantially and avoidably injure fish or wildlife or their habitat. Comprehensive environmental reviews have been conducted, including the Addendum to the Villages at Fairfield EIR and the Hawthorne Mill EIR, ensuring all potential impacts have been identified and mitigated. Mitigation measures have been incorporated to protect biological and cultural resources and minimize any adverse effects on the natural environment. These measures ensure the protection of local flora and fauna, safeguarding fish and wildlife habitats from significant harm. (d) The design of the subdivision or the type of improvements is not likely to cause serious public health problems in that the community water and sewer systems are available to the site. The design of the subdivision and the type of improvements are not likely to cause serious public health problems, as the community water and sewer systems are available to the site. The project incorporates standard and special conditions of approval to ensure that the capacity of these systems are evaluated and upgraded as appropriate to handle the increased demand generated by the new development, thereby mitigating any potential public health concerns. By ensuring robust and reliable infrastructure for water and sewer services, the project maintains a high standard of public health and safety for future residents. (e) The design of the subdivision or the type of improvements will not conflict with easement acquired by the public for access through, or use of the property within the proposed subdivision, in that there are not access easements for use by the public at large existing on the subject site. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public for access through or use of the property within the proposed subdivision, as there are no access easements for use by the public at large existing on the subject site. (f) The discharge of waste from the proposed subdivision into the community sewer serving said proposed subdivision will not result in or add to a violation of the waste discharge requirements applicable to said sewer system which were prescribed by the California Regional Water Quality Control Board, San Francisco Bay Region, in that the existing Fairfield-Suisun Sewer District treatment plant has adequate capacity. The discharge from the proposed project will not create a condition exceeding the design capacity of this plant. The discharge of waste from the proposed subdivision into the community sewer system serving the subdivision will not result in or add to a violation of the waste discharge requirements prescribed by the California Regional Water Quality Control Board, San Francisco Bay Region. The project incorporates standard and special conditions of approval to ensure that the capacity of these systems are evaluated and upgraded as appropriate to handle the increased demand generated by the new development. Evaluations will confirm that the discharge from the PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 4 subdivision will not create a condition exceeding the design capacity of the treatment plant, ensuring continued compliance with regulatory standards and safeguarding public health and environmental quality.

SECTION 4. The commission adopts the following findings in support of the Development Review requests:
(a) The Project is consistent with the General Plan and Zoning Ordinance and any applicable Areawide of Specific Plan. The Project will be consistent with the General Plan and Zoning Ordinance following the City Council approval of the General Plan Amendment (GPA2025-001) and Zone Change (ZC2025-001). The Project is consistent with several General Plan and Policies, such as LU-1 Maintain Fairfield as a distinct, well-balanced, complete, and thoughtfully planned community in keeping with the city’s scale, services, and surrounding environment; Policy LU-2: Promote a variety of housing types to serve the diverse needs of the community and stimulate investment; Policy LU-16: Ensure that new development is designed to optimize Fairfield’s Linear Park, making the park a central feature that enhances quality of life, connectivity, and recreational opportunities for residents; Policy TP-1: Ensure that future land uses are compatible with the continued operation and military readiness of TAFB, as well as the health and safety of Fairfield residents in its vicinity. Policy CIR-3: Manage the City’s transportation system to minimize congestion, improve the flow of traffic, improve air quality, and reduce vehicle miles traveled.
(b) The exterior design and appearance of the project will not cause the nature of the neighborhood to economically, physically, or visually decline. The Project is in an undeveloped portion of the City. The development features high-quality architectural elements and materials that are aesthetically pleasing and consistent with the surrounding area. Thoughtful landscaping with a variety of trees, shrubs, and ground cover further enhances the visual appeal, creating a harmonious blend with the existing environment. The project also incorporates standard and special conditions of approval to ensure that architectural integrity, site improvements, and lighting meet the City's design guidelines. These measures collectively maintain the economic stability, physical upkeep, and visual character of the neighborhood, thereby sustaining and potentially enhancing the quality of life for all residents. (c) The project is of high-quality design consistent with applicable design policies and standards of the City. The project is of high-quality design consistent with the applicable design policies and standards of the City and the Villages at Fairfield Design Guidelines. Development employs high-quality architectural elements and materials, ensuring an aesthetically pleasing and durable construction. The design incorporates a variety of textures, colors, and structural details that align with the City's design and development guidelines. Careful attention has been given to the landscaping, which features a mix of trees, shrubs, and ground cover that enhance the visual appeal and integrate seamlessly with the surrounding environment. Additionally, the project PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 5 includes standard and special conditions of approval to ensure that all site improvements, including lighting and infrastructure, meet the City's criteria for highquality development. These elements collectively ensure that the project maintains the high standards set forth by the City, contributing positively to the community's character and environment.
(d) Any potentially significant negative impacts to environmental quality and natural resources have been properly mitigation. For this reason, the proposed project complies with the California Environmental Quality Act (CEQA). Any potentially significant negative impacts to environmental quality and natural resources have been properly mitigated. Comprehensive environmental reviews, including the Addendum to the Villages at Fairfield Environmental Impact Report (EIR) and the Hawthorne Mill EIR, have been conducted in compliance with the California Environmental Quality Act (CEQA). These reviews have identified all potential environmental impacts, and appropriate mitigation measures have been incorporated to address issues such as biological resources, cultural resources, geology, and greenhouse gas emissions. These measures ensure that any adverse effects are minimized to a less than significant level, preserving the integrity of the natural environment and maintaining compliance with CEQA standards. As a result, the proposed project adheres to all regulatory requirements, safeguarding environmental quality and promoting sustainable development.

SECTION 5. The commission adopts the following findings in recommending approval of the General Plan Amendment and Zone Change requests:
(a) The proposed amendment is consistent with the goals, policies, and actions of the General Plan. The proposed General Plan amendment would redesignate a portion of the Project site from Residential-Low Medium density to Residential-High density to accommodate the Project's target densities. The proposed Zone Change will remove the current Industrial Business Park (IBP) and Open Space-Conservation (OSC) designations and replace them with Residential Low Medium (RLM) and Residential High (RH) designations. The proposed residential designations will allow for both a single-family and a multifamily development that complements uses in the vicinity. As proposed and conditioned, the project aligns with the City's General Plan objectives, promoting orderly growth, a variety of housing types, pedestrian-oriented connections, and infrastructure improvements that blend into the area’s natural setting while adhering to fire protection standards and including traffic calming and safe routes to schools initiatives. Furthermore, the Project is consistent with the following General Plan Objectives and Policies: Policy LU-2: Promote a variety of housing types to serve the diverse needs of the community and stimulate investment.

Objective LU-2.2: Variety of Housing Types. Promote the development of a greater variety of housing types and sizes in existing neighborhoods and new focus areas, including single-unit homes on small lots, accessory dwelling units, alley-facing units, town-homes, lofts, live-work spaces, duplexes, triplexes, fourplexes, bungalow courts, PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 6 senior housing, and student housing to meet the needs of future demographics and changing household sizes. Objective LU-6.5: Environmental Constraints in Site Design.

Ensure that development is reflective of the area’s environmental constraints— including localized presence of geologic faults, slopes and unstable soils, fire risks, flood hazards—as well as natural resources. Consider incorporating geologic faults and Alquist Priolo Zones as part of the open space or trails system. Objective LU-7.6:

Pedestrian-Oriented Connections. Provide a network of safe, well-maintained, interconnected streets, paseos, pathways, and bicycle routes onsite that facilitates travel through the site for pedestrians, cyclists, and other non-motorized modes of transportation. Link these connections to amenities such as commercial corridors, parks, schools, and public transportation hubs. Policy LU-16: Ensure that new development is designed to optimize Fairfield’s Linear Park, making the park a central feature that enhances quality of life, connectivity, and recreational opportunities for residents. Objective LU-20.6: Fire Protection. Require all development to comply with standards established by the City’s Fire Marshal to ensure fire protection, emergency vehicle accessibility, defensible space, fire-resistant construction, water supply, premises identification, and similar protective purposes. Site plans are required to identify evacuation routes acceptable to the City’s Fire Chief and Traffic Engineer.

Policy TP-1: Ensure that future land uses are compatible with the continued operation and military readiness of TAFB, as well as the health and safety of Fairfield residents in its vicinity. Policy CIR-3: Manage the City’s transportation system to minimize congestion, improve the flow of traffic, improve air quality, and reduce vehicle miles traveled. Objective CIR-7.15: Traffic Calming. Require new development implement traffic calming for new development to improve livability. The traffic calming shall consider only passive or horizontal types like roundabouts, bulbouts, and other similar tools used for best practices. Prohibit vertical traffic calming to support adequate emergency response times for health and safety. Objective PFS-7.7: New Development. Require all new development located within City limits connect to the public water system, construct all potable water lines serving such development, and provide adequate funding for the development’s use of all potable water infrastructure and facilities. Objective PFS-8.4: New Development. Require that all new development located within City limits connect to the public wastewater collection system, construct all sanitary sewer lines serving such development (including oversizing of sewers if requested by the Fairfield-Suisun Sewer District or the City, and provide adequate funding for the development’s use of all wastewater infrastructure and facilities. The costs of oversizing shall be borne by the beneficiary of the oversizing.

Objective PFS-10.2: Collection and Recycling Services. Ensure the continued provision of adequate solid waste collection and recycling services in Fairfield. Implement programs within the Source Reduction and Recycling Element (not a General Plan element) which promote source reduction, recycling, and composting as ways of reducing waste and increasing landfill capacity. Objective OSCR-3.2: Open Space Management. Manage natural open space lands and embrace public access, where feasible, in a manner consistent with wildlife protection, habitat preservation, and fire prevention. Objective OSCR-3.5: Protection of Biological Resources with New PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 7 Development. Objective OSCR-6.12: Other Needed Parks. Prioritize the development of other community and neighborhood park facilities to ensure that adequate open space is available to serve the needs of new residents with each phase of residential construction. Explore potential locations for a new community park in Fairfield as part of the next update of the Parks, Recreation, and Open Space Master Plan update.

Objective HS-4.2: Flood Plain Regulations. Require development within flood plain areas as shown in Figure 8-5 to comply with Federal Emergency Management Agency (FEMA) regulations by providing adequate flood mitigation and financial protection in the event of flooding. Continue to update FEMA flood control studies based upon development and ongoing improvements.
(b) The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed amendments would redesignate 37.3 of vacant land for 151 single-family and 224 multifamily residential units, expanding the existing Villages at Fairield master plan. The addition of more residential land will not jeopardize public interest, health, safety, convenience, or the welfare of the City in that the planned development will be subject to a collection of conditions of approval to ensure its safe and orderly development and operation.

Future access to the site is provided via High Line Drive and Golden Way. Additionally, there are two proposed emergency vehicle access (EVA) points connecting to Portland Drive and Airbase Parkway on the north and south portions of the site, respectively. (c) The site is physically suitable (including, but not limited to access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designations and anticipated land uses/developments. The Project site is physically suitable for residential development in that it is sited adjacent to and surrounded by residential development. Furthermore, the site has been thoroughly evaluated and found to have a topography conducive to residential development. The relatively level terrain requires minimal grading, thereby reducing the impact on the natural landscape, making it ideal for both single-family and multi-family residential units. The site is well-served by existing infrastructure and utilities, including water, sewer, electricity, and road networks, which can support the increased demand generated by the new development, ensuring that residents will have access to essential services.
(d) The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA). An Addendum to the previously certified Villages at Fairfield EIR and Hawthorne Mill EIR has been prepared for the Project, as permitted under CEQA. The Addendum determined that all potential environmental impacts associated with the Project were previously analyzed in the certified EIRs. No new significant impacts have been identified; therefore, no further environmental review is required.

PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 8 SECTION 6. The commission has reviewed the Addendum (ER2025-004) to the Villages at Fairfield Environmental Impact Report (EIR) (State Clearinghouse Number: 2004032064) and the Hawthorne Mill Environmental Impact Report (State Clearinghouse Number: 2009032001) for the Project and all comments received, and have determined that the following findings support the adoption of the EIR Addendum, to wit:
(a) Based on the whole record before it, the Commission hereby finds and determines that the proposed project, including the addition of 37.2 acres to the Villages at Fairfield, re-allocation of 295 residential units from Villages I and II, and the addition of 81 residential units, will not result in new significant adverse impacts or a substantial increase in the severity of previously identified significant impacts. The 2025 Addendum appropriately incorporates all relevant mitigation measures from the Villages at Fairfield EIR and Hawthorne Mill EIR to mitigate previously identified impacts to a less than significant level consistent with California Environmental Quality Act (CEQA) Guidelines Section 15164. Therefore, the existing EIRs, along with the Addendum, adequately address the potential environmental impacts of the Lago Vista project, and no further environmental review is required.

SECTION 7. Based upon the written findings set forth in sections 3 and 4 of this Resolution, the Planning Commission hereby approves:
(a) Tentative Subdivision Map (TS2025-001), Development Review (DR2025-002), and Development Review (DR2025-003), subject to the conditions contained in the attached Exhibit “A”.

SECTION 8. Based upon the written findings set forth in sections 5 and 6 of this Resolution, the commission hereby recommends City Council approve:
(a) General Plan Amendment (GPA2025-001);
(b) Zone Change (ZC2025-001);
(c) Environmental Review (ER2025-004).

PC ITEM NO.: A PC DATE: 08/13/2025
FILE NO.: GPA2025-001, ZC2025-001, TS2025-001, DR2025-002, DR2025-003, ER2025-004 S:\Planning\PC Meetings\PC-2025\25-08-13\Lago Vista\Att 1. Lago Vista PC Resolution_FINAL.docx Page: 9 SECTION 9. The record of proceedings shall be located at the City’s Community Development Department, and the director of community development shall be the custodian of such documents.

PASSED AND ADOPTED this 13th day of August 2025.

AYES: COMMISSIONERS: George KENNEDY (Chair) / Jasmine SINGH (Vice) / Chris MATTHEWS / Don GREVE / Shashi PAUL / Rheonna REESE /
Adian ALI-SULLIVAN
NOES: COMMISSIONERS: ________________________________________________ ABSTAIN: COMMISSIONERS: ________________________________________________ ABSENT: COMMISSIONERS: ________________________________________________ _____________________________________
GEORGE KENNEDY, Chair
ATTEST:
______________________________
MEILY M SHEEHAN, Secretary

PLANNING COMMISSION

CONDITIONS OF APPROVAL
Project Name: LAGO VISTA – THE VILLAGES AT FAIRFIELD
Address: North of Air Base Parkway and East of Clay Bank Road Hearing Date: August 13, 2025
File No.: GPA2025-001, ZC2025-001, ER2025-004, TS2025-001, DR2025-002, DR2025-003 Development Review approval has been granted subject to compliance with the following conditions which must be satisfied prior to issuance of building permits, unless noted otherwise:

1.0 SPECIAL CONDITIONS

1.1 Applicant shall incorporate the following special conditions reflecting the modifications and/or needed information into their plans as part of their submittal to the Building Division of the Community Development Department:
a) Prior to the issuance of either a grading permit or a final map, whichever occurs first, the developer shall submit a General Phasing Plan for the entire project area. The General Phasing Plan must be approved by the Community Development Director and City Engineer, or his/her designee(s), before any permits can be issued or maps are recorded.

The purpose of the General Phasing Plan is to ensure that the development proceeds in a logical and orderly manner, addressing infrastructure needs, utility services, and access requirements. The General Phasing Plan shall outline the proposed sequence of development, including the timing and coordination of infrastructure improvements, utility installations, and other necessary services. The General Phasing Plan shall be prepared and approved in advance of individual project-specific plans. All project-specific plans must be consistent with the approved General Phasing Plan. b) Prior to the issuance of the first building permit, the Applicant shall coordinate the design and installation of the fence on the east side of the project with Solano Irrigation District (SID), Solano County Water Agency (SCWA), and the City. The Applicant must put forth a good-faith effort to ensure that the fencing plans satisfy the requirements of all three entities. Documentation of this coordination and approval from SID, SCWA, and the City must be submitted to and approved by the Community Development Director and the City Engineer or his/her designees.
c) Prior to the recordation of the final map, the Applicant shall provide the following to the City of Fairfield’s Information Technology Department:
i) A CAD file (DWG) of the General Plan boundaries of APN 0170-050-540 and 0170-050-550. The Applicant shall provide the CAD in the City’s requested coordinate system.
ii) A CAD file (DWG) of the Zoning Map boundaries of APN 0170-050-540 and 0170-050-550. The Applicant shall provide the CAD in the City’s requested coordinate system.

EXHIBIT A

iii) A Word file describing the General Plan Land Use Designations and Zoning Designations of APN 0170-050-540 and 0170-050-550.
d) Prior to the issuance of the first building permit in Lot 1, the Applicant shall provide documentation of Minor Development Review approval for any new or revised house plans for Lots 1, A, and B (Villages at Fairfield – Village 2A, Product 2 – 33’-3” x 81’-6”, dated March 25, 2021).
e) Prior to the issuance of the first building permit in Lot 2, the Applicant shall provide documentation of Minor Development Review approval for any new or revised house plans for Lots 2, C, D, E, F, and G if the Developer does not build the approved house plans (Villages at Fairfield – Village 2A – Product 3, dated November 24, 2019). f) Disclosure documents shall be issued at the time of any sale (initial home sale and all future home sales) of a residential unit in accordance with California Civil Code Section 1102.6a. The disclosure shall outline current and future County facility activities; including but not limited to, the Detention Facility’s firearm practice and future site expansion, the Animal Control’s euthanasia practices and adoption days, the Fairfield Suisun School District’s yard activity and future site expansion. The disclosure language shall be subject to the review and approval of the Community Development Department with input from Solano County prior to the first building permit issuance. g) A masonry wall shall be installed along the property line with Solano County’s property parallel to Street ‘A’ in Lot 1, and shall satisfy the following requirements:
i) The wall shall be located on the survey confirmed property line. ii) Top of the wall shall be a minimum of ten (10) feet above the existing grade of the adjacent Solano County property, and can be designed as a wall or combination wall/berm with a minimum wall height of eight (8) feet. iii) The design shall comply with the existing masonry wall along High Line Drive.

Pilasters shall not be installed along this section of wall. Masonry wall shall be separated by a band pattern of differing block color or block texture. iv) Final design details and specifications of the masonry wall shall be subject to the review and approval of the Community Development Department with input from Solano County.
h) Existing fencing separating Solano County property from the project site shall be maintained intact or temporary fencing shall be installed throughout the project’s construction. The developer shall be responsible for coordinating with Solano County. i) Prior to the issuance of Building Permits for Lots 1-22, as depicted on the approved Tentative Subdivision Map dated June 16, 2025, the Developer shall provide a Line-ofSight analysis demonstrating the following:
i) The sight line from the Solano County parcel (APN 0170-050-320) to the second-story windows of each home (Lots 1-22).
ii) The sight line from the second-story windows of each home (Lots 1-22) to the Solano County parcel (APN 0170-050-320).

EXHIBIT A

If the Line-of-Sight analysis reveals that the Solano County parcel has a view of the second-story windows of Lots 1-22, or vice versa, the Developer shall install "obscured" glass (allowing light but not clear visibility) and "fixed" windows (non-opening) in all second-story bedroom and bathroom windows. As the windows are "dual pane," the "outer pane" shall be "obscured," while the "inner pane" may be either "clear" or "obscured." Other second-story windows not designated as bathroom or bedroom windows shall also be of the "obscured" type. Wherever practical, all windows shall be installed at a minimum height of five feet and six inches (5'-6"). This condition is subject to applicable Fairfield Fire Department and California Building Code standards and approval.

1.2 Applicant shall comply with the conditions of the Public Works Department as contained in the attached memo dated August 13, 2025. In the event that compliance with any of the referenced Conditions of Approval presents substantial challenges due to unforeseen or exceptional circumstances, the Developer may submit a formal written request on letterhead to the City of Fairfield outlining the specific issue and a proposed revision. The City will review the request and respond in writing. Approval of any revisions remains at the sole discretion of the City.

1.3 Applicant shall comply with the conditions of the Fairfield-Suisun Sewer District as contained in the attached memo dated February 27, 2025. In the event that compliance with any of the referenced Conditions of Approval presents substantial challenges due to unforeseen or exceptional circumstances, the Developer may submit a formal written request on letterhead to the City of Fairfield outlining the specific issue and a proposed revision. The City will review the request and respond in writing. Approval of any revisions remains at the sole discretion of the City.

1.4 Applicant shall comply with the conditions of the Solano Irrigation District as contained in the attached memo dated February 11, 2025. In the event that compliance with any of the referenced Conditions of Approval presents substantial challenges due to unforeseen or exceptional circumstances, the Developer may submit a formal written request on letterhead to the City of Fairfield outlining the specific issue and a proposed revision. The City will review the request and respond in writing. Approval of any revisions remains at the sole discretion of the City.

1.5 Applicant shall comply with the conditions of the Pacific Gas & Electric Company as contained in the attached memo dated July 3, 2025. In the event that compliance with any of the referenced Conditions of Approval presents substantial challenges due to unforeseen or exceptional circumstances, the Developer may submit a formal written request on letterhead to the City of Fairfield outlining the specific issue and a proposed revision. The City will review the request and respond in writing. Approval of any revisions remains at the sole discretion of the City.

1.6 Applicant shall comply with the conditions of the Solano County Water Agency as contained in the attached memo dated May 24, 2025. In the event that compliance with any of the referenced Conditions of Approval presents substantial challenges due to unforeseen or exceptional circumstances, the Developer may submit a formal written request on letterhead to the City of

EXHIBIT A

Fairfield outlining the specific issue and a proposed revision. The City will review the request and respond in writing. Approval of any revisions remains at the sole discretion of the City.

1.7 Applicant shall comply with the conditions of Solano County as contained in the attached memo dated August 1, 2025. In the event that compliance with any of the referenced Conditions of Approval presents substantial challenges due to unforeseen or exceptional circumstances, the Developer may submit a formal written request on letterhead to the City of Fairfield outlining the specific issue and a proposed revision. The City will review the request and respond in writing.

Approval of any revisions remains at the sole discretion of the City.

1.8 Development shall be in substantial conformance with the plans titled “Villages at Fairfield, Lago Vista” last revised June 16, 2025, and “Community Design Guidelines” dated “July 21, 2025”, except as may be modified by conditions stated herein.

1.9 An overall set of disclosures shall be developed for review and approval by the Community Development Department prior to recordation of any final map. Issues to be addressed include disclosures of county detention facility, school corporation yard, continuation school, wetland preserves, mosquitoes, concrete batch plant, grazing activities, etc.

2.0 APPROVAL TIME LIMITS/REVOCATION

2.1 Approval of this application shall run concurrent with the Development Agreement for The Villages at Fairfield. If building permits are not issued and diligently pursued toward completion prior to expiration of the Development Agreement, or if the approved use has not commenced prior to expiration of the Development Agreement and no permits are required, the approval shall be void.

2.2 This approval shall not be valid unless and until the following additional approval(s) are granted:
a) Planning Commission Approval of D.R. 2025-002, D.R. 2025-003, T.S. 2025-001; and b) City Council Approval of G.P.A. 2025-001, Z.C. 2025-001, and E.R. 2025-004.

3.0 GENERAL REQUIREMENTS

3.1 The project shall proceed only in accordance with the approved tentative subdivision map plans titled “Villages at Fairfield, Lago Vista,” as prepared by Wood Rodgers, consisting of 11 sheets, dated "February 4, 2025, revised June 16, 2025", architecture plans titled “Villages at Fairfield, Village 2A Product 2 – 33’-3” x 81’-6”,” as prepared by Angeleno Associates Inc., consisting of 19 sheets, dated March 25, 2021, architecture plans titled “Villages at Fairfield, Village 2A,” as prepared by KTGY., consisting of 24 sheets, dated November 24, 2019, and development plans titled “Independence in Fairfield,” as prepared by Angeleno Associates Inc., consisting of 37 sheets, dated June 23, 2025, except as may be modified by the conditions contained herein and approved by the Planning Division pursuant to Section 3.2, and shall proceed in accordance with the Fairfield City Code. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval and required improvements, such as landscaping, shall be completed to the satisfaction of the City.

EXHIBIT A

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

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

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

3.5 The project is subject to the Solano County Public Facilities Development fee. The applicant will be required to pay such fee at the rate which is in effect at the time a building permit is issued.

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

4.0 SITE DEVELOPMENT

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

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

4.2 It shall be the applicant's responsibility to coordinate the location of all utility equipment with P.G. & E. Final locations of all above ground equipment must be approved by P.G. & E., the

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Community Development Department and Public Works Department prior to issuance of building permits.

4.3 All ground-mounted utility appurtenances such as transformers or air conditioning units shall be located out of public view and/or adequately screened through the use of a combination of concrete or masonry walls or decorative steel, or berming, painting and/or landscaping so as to blend into the surrounding streetscape. Said appurtenances shall be indicated on the approved landscape and irrigation plans prior to issuance of building permits.

4.4 If the project is to be phased, a phasing plan showing the sequence of site improvements shall be submitted for review and approval by the Community Development Department. Each phase shall function independently.

5.0 PARKING AND VEHICULAR ACCESS

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

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

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

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

6.0 BUILDING DESIGN
Residential Buildings

6.1 For single family and duplex projects, all corner dwellings and two-story buildings shall include architectural details (additional wood or built up stucco trim, plant-ons or other details) on the side and rear elevations facing streets and open space areas to match the detailing of the front elevation, subject to review and approval by the Community Development Department. Building Plans shall include separate sheets for these “enhanced” elevations and the site plan shall identify these units.

6.2 The veneer materials shall be wrapped around the side elevations up to either the fence lines or up to the first change in wall planes or other appropriate conclusion. The applicant shall request an inspection by the Community Development Department prior to stucco application to assure that this condition of approval has been satisfied.

6.3 All windows and doorways shall receive wood or stucco built-up trim, or other accent treatment, on all elevations.

6.4 Sectional roll-up garage doors shall be used on all house plans.

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6.5 Standard patio cover plans for multi-family, owner-occupied units shall be submitted to and approved by the Community Development Department and Building Division prior to issuance of building permits and shall be incorporated into the project CC&R's.

6.6 Where horizontal (e.g., “hardiplank”) siding is proposed on any single-family home, this siding shall continue through to the entire wall plane on which the siding is being affixed, unless otherwise allowed by the Community Development Department. On corner lots, all wall planes facing a street side-yard on which siding is proposed shall be completely sided with horizontal siding.

6.7 Where a fireplace or other heating system is vented to the side of any structure (i.e., no chimney or roof pipe is employed), the exterior portion of the vent and any related flashing shall be painted either a flat black color or a color that matches the surrounding wall.

6.8 Only the following woodburning appliances shall be installed in residential and commercial buildings: (1) a pellet-fueled wood heater; (2) an EPA certified wood heater; (3) a fireplace certified by EPA should EPA develop a fireplace certification program; or (4) a gas fireplace.

7.0 LANDSCAPING

7.1 The Applicant shall comply with the Conditions of Approval below as well as the Landscaping requirements specified in the approved Villages at Fairfield Design Guidelines, dated July 21, 2025. Where conflicts exist between the Landscaping Conditions of Approval and the approved Villages at Fairfield Design Guidelines, the Villages at Fairfield Design Guidelines take precedent.

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

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

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

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preventers, etc.), property lines, and other pertinent site plan features.

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

7.6 Plant material size and spacing shall comply with the following:
a) Where plant materials are placed in two (2) or more rows, planting rows shall be staggered; and
b) Evergreen trees required for screening purposes shall not be less than six (6) feet in height at time of planting; and
c) Large shrubs required for screening purposes shall not be less than twenty-four (24) inches in height at time of planting. Spacing shall be between four (4) and six (6) feet on-center, as determined by the Community Development Department; and d) Groundcovers shall be spaced such that full coverage is achieved at the end of one to two years.

7.7 Planting and staking details shall comply with the following:
a) Landscape plans shall include planting and staking details in text and/or drawing form to insure proper installation and establishment of proposed plant materials; and

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b) Soils shall be tested to identify existing soil conditions and necessary amendments. All planting pits shall be twice the diameter of the diameter of the root container; c) All trees shall be double-staked, except that twenty-four (24) inch or larger box trees may require guy wires or triple- staking as determined by the Community Development Department. Guy wires are prohibited within pedestrian traffic areas. Protect trees from contact with any wire used in staking;
d) Provide root deflectors for all trees planted within eight (8) feet of paved surfaces. e) All planters in areas which have been compacted, such as adjacent to buildings and in parking lots, shall be de-compacted to the following depths: planters less than three (3) feet wide shall have compaction relieved to a minimum depth of twenty-four (24) inches below subgrade; planters three to ten (3 - 10) feet wide shall have compaction relieved to a minimum depth of 18 inches below subgrade; planters more than 10 feet' wide shall have compaction relieved to a minimum depth of 12 inches below subgrade; f) Planters 10 feet or less in width in locations that will not allow normal percolation of 24 to 36 hours maximum (such as adjacent to buildings) shall have drain pipes connected to the storm drain system or shall have dry wells installed as determined necessary by the Community Development Department;
g) The finished grade of planter islands or wells shall have a crown with a 2% slope down to surrounding grade or top of curb and a one (1) foot lip. Planters adjacent to buildings where a crown cannot be installed will require subdrains if adequate surface drainage will not be provided.

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

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

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

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

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

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

7.14 During installation of landscaping and irrigation, and prior to the issuance of a Certificate of Occupancy from the Building Division, the landscape architect or design professional responsible for preparing the required plans, or his/her designee, shall monitor installation and visit the site prior to completion of the landscape work and, thereafter, provide a written statement confirming compliance with approved plans and approval of materials to the Community Development Department.

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

8.0 MAINTENANCE

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

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

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

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

This agreement shall be recorded prior to issuance of building permits.

9.0 SUBDIVISIONS

9.1 The required Community Design Plan shall at a minimum include, but not be limited to, the following:
a) Conceptual landscape plan for public and private streetscapes and other rights-of-way, and common areas; and
b) Fencing/wall plan which specifies height, location, design, and materials for fencing and/or walls including interface fencing for pedestrian entries to open space areas; and c) Community identification signs or other entry features; and

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d) An open space plan which describes how each type of open space will be utilized, improved, maintained, and phased with development; and
e) Architectural design theme for the project as a whole. The intent is to establish general design concepts which will be followed throughout development. The theme may include, but not be limited to: design, roof pitch, materials, colors, fireplace detailing, trims, house numbering, and detailing of front doors. Architectural design theme shall incorporate colors (i.e., earthtones or neutral colors) and building designs which are sensitive to off-site views to the project; and
f) Conceptual lighting plan including decorative street lighting and lighting of special features.

Streetlights should be chosen from the approved list available from the Community Development Department; and
g) Conceptual mailbox plan; and
h) Accent treatment to the driveways of individual homes.

9.2 Within single family subdivisions, submit a Plot Plan for each lot at the time a request is made for building permits. The Plot Plan shall include:
a) Table with the applicable minimum zoning setback dimensions. b) Property lines.
c) Curb, gutter, and sidewalk locations.
d) Dimensioned setbacks and separation between adjacent buildings. e) Dimensioned Private Open Space.
f) Water meter location.
g) Unit model, number, and elevation type.
h) Color scheme.

9.3 Subdivisions of 10 lots or more shall have a minimum of three (3) different floor plans and three (3) different elevations.
a) Architectural details on side and rear elevations facing streets and open space areas shall be enhanced to match the detailing of the front elevation. b) The same house plan shall not be permitted for units that are adjacent and along the same street or face each other across any street.
c) For subdivisions with four different floor plans, no single model (floor plan) shall exceed 28% of the total number of units on the same street or the project as a whole. For subdivisions with three different floor plans, no single model (floor plan) shall exceed 35% of the total number of units on the same street or the project as a whole.

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d) Any changes to the housing mix shall be subject to the approval of the Community Development Department Director.

9.4 Within single family subdivisions, submit a Minor Discretionary Review application to the Planning Division for the review and approval of a Master Development Plan (MDP). MDP shall identify lot-by-lot which house plans are proposed for development. The MDP shall include the following information:
a) Overall site plan for the subdivision; and
b) Proposed phasing of development, indicated which streets are active for public traffic and emergency vehicles; and
c) Typical setback dimensions for each floor plan; and
d) Table providing distribution percentage of product mix; and e) Property lines; and
f) Curb, gutter, and sidewalk locations; and
g) Lot number, unit model and elevation type; and
i) Each unit model shall be identified by a different color. ii) Lots requiring enhanced elevations shall be identified. h) Retaining walls; and
i) Water meter locations.

9.5 The draft Covenants, Conditions and Restrictions (CC&R's) and a copy of a typical deed shall be submitted for review and approval by the Community Development Department, the Public Works Department and the City Attorney. The approved CC&R's shall be recorded concurrently with the final map and a recorded copy provided to the City. A copy of the deed for the first dwelling unit shall be submitted to the Community Development Department prior to granting of a final inspection.

9.6 The applicant shall submit to the Community Development Department reduction(s) (8-1/2" x 11") of each page of the recorded final map at a scale of 1 inch = 800 feet within two (2) weeks of the date of recordation. No building permits shall be issued until such time as the reduction(s) have been received.

10.0 OTHER STUDIES

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

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11.0 SIGNS

11.1 Signs are not part of this approval. Any signs proposed for this project shall be designed in conformance with the Sign Ordinance and established Sign Policy and shall require separate application and approval by the Community Development Department prior to installation.

11.2 A uniform sign program for this project shall be submitted to the Community Development Department for review and approval prior to the issuance of Building Permits. The sign program shall include type, size and locations, colors, materials, lettering style, etc. for all signs.

12.0 INFORMATIONAL NOTES
Special Assessment Districts and Fees

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

12.2 Projects within the Northeast Growth Area: In accordance with General Plan Policy TP 1.4 and City Council Resolution 95-158, homebuyer-renter notification of the aircraft noise associated with Travis Air Force Base shall be required for all residential development located east of Clay Bank Road and north of Air Base Parkway or east of Walters Road and south of Air Base Parkway.

This disclosure shall be provided by the real estate sales office to future homebuyers. The notification shall include a map showing the location of Travis Air Force Base in relation to the project and the following statement:

You are hereby notified that the residential property that you may purchase (or rent) at - ______________________________________________________________ is located within the vicinity of Travis Air Force Base. Travis Air Force Base is located in the eastern portion of the City of Fairfield. The City of Fairfield does not permit residential development at a noise level in excess of 65 decibel noise contour for the maximum mission of Travis Air Force Base (as represented in the 1995 Air Installation Compatible Use Zone Study). However, residents of Fairfield within the vicinity of Travis Air Force Base may experience noise from aircraft operations at the Travis Air Force Base. The amount of noise may change over time depending on the missions and operations of the base. Further information may be obtained from the City of Fairfield Community Development Department, 1000 Webster Street, Second Floor, Fairfield, California 94533, telephone 707-428-7461.

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PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM
Conditions of Development
Date: August 13, 2025
To: Meily Sheehan, Planning Manager
From: Damian Arnaiz, Kimley-Horn & Associates – Project Consultant Elizabeth Cobb, Kimley-Horn & Associates – Project Consultant on behalf of Alvin Lei, PE, Senior Civil Engineer – City of Fairfield, 707-428-7476 Project Name: Lago Vista – consists of approximately 37.3 acres, which includes 151 single-family residential units and 224 multi-family residential units, as well as parklets, and open space amenities.

Project Location: North of Air Base Parkway, West of McCoy Basin, South of Portland Drive, East of Stanton Correction Facility
APN: 0170-050-540 and 0170-050-550 (portion)
Review Requested: General Plan Amendment (GPA2025-001)
Zoning Change (ZC2025-001)
Tentative Subdivision Map (TS2025-001)
Environmental Review (ER2025-004)
Development Review (DR2025-002)
Development Review (DR2025-003)
Copies To: Ryan N. Panganiban, Asst. Director of Public Works/City Engineer Michael Hether, Asst. Director of Public Works/Utilities Jason Riley, Assistant City Engineer
Garland Wong, City Traffic Engineer
Alvin Lei, Senior Civil Engineer (Development)
Christiana Lewis, Senior Management Analyst (Special Districts) Corey Beavers, Management Analyst (Solid Waste)

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Helpful Phone Numbers
City of Fairfield Other Agencies
Finance Department (707) 428-7496 Army Corps of Engineers (916) 557-5250 Fire Department (707) 428-7550 California Department of Fish & Wildlife (707) 944-5500 Community Development (707) 428-7461 Fairfield-Suisun Sewer District (707) 429-8930 Public Works (707) 428-7485 Federal Emergency Management Agency (415) 923-7190 Comcast Cable (800) 945-2288
SBC Communications (707) 258-5136
Pacific Gas and Electric (707) 449-5769
Regional Water Quality Control Board (510) 622-2300
Solano Irrigation District (707) 448-6847
For any questions or clarifications regarding the following conditions of development, please email [email protected] to request a meeting.

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Lago Vista
August 13, 2025

PUBLIC WORKS DEPARTMENT
Site-Specific Development Conditions
General:

1. Any alteration to the final conditions of approval by the Developershall be reviewed by staff to determine whether approval of the proposed alteration is permissible in accordance with Fairfield Municipal Code Section 25.42.6, Changes to an Approved Project. Developer shall submit to the City Engineer, in writing, all condition revision requests. Any agreed upon condition revisions shall be provided by the City Engineer, in writing, prior to the developer beginning any work associated with the respective condition.

Development Agreement:

2. The applicant is currently in the process of amending the “Second Amended and Restated Development Agreement,” (“DA”) executed between the City of Fairfield and Rancho Tolenas Corporation, et. al, recorded at Solano County as Document #201600000233, inclusive of subsequent amendments. The requirements and/or conditions found within the current DA, including those as otherwise amended by the City Council of the City of Fairfield, that pertain to this project, shall govern over these conditions of development in the event there are any conflicts found between these documents.

Traffic Study:

3. A traffic study has been prepared by Wood Rogers for the Village IIA (Lago Vista) project, dated June 17, 2025. All proposed improvements shall be consistent with the findings of this study. Please refer to the Streets section for conditions related to street improvements required as part of this project.

4. Following the issuance of the 200th building permit to validate the operation of the conditioned improvements, the Applicant shall conduct and submit a traffic impact study of key intersections for review and approval by the City Traffic Engineer within one (1) calendar year. The specific study intersections to be included in the analysis shall be determined by the City Traffic Engineer and shall include but not be limited to trip generation, and queuing analyses, if applicable. Prior to the issuance of the 375th Certificate of Occupancy, any additional project design enhancements as identified in the study shall be improved by the Applicant or the Applicant can contribute their fair share in accordance with the Development Agreement.

Special Flood Hazard Area:

5. A portion of the proposed development is within a Special Flood Hazard Area (“SFHA”). The developer shall place fill on the property to elevate the finish floor elevations of all proposed buildings to minimum one foot above the 1% (100-year) flood elevation. All proposed improvements within the SFHA shall be consistent with Chapter 8A (Flood Damage

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Lago Vista
August 13, 2025

Prevention) of the City’s municipal code. According to the Flood Insurance Study, the east side of the project is within Zone A (100-year flood):
a. Prior to issuance of a precise grading permit for work within the Special Flood Hazard Area, the applicant shall submit a flood study that establishes the 100-year flood elevation for the Lago Vista project area for the City of Fairfield’s City Engineer’s review and approval. The 100-year flood elevation is 42.55 feet (NGVD) or 45.11 (NAVD) for the McCoy Basin based on a 2002 Hydrology Study prepared as part of the Hawthorne Mill EIR. The applicant shall hire a consultant to prepare the flood study at their own expense. The flood study will include an exhibit that delineates the 100-year flood area on Lago Vista. Prior to approval, the City may opt to peer review this study by an independent consultant. All costs associated with conducting this peer review shall be paid for by the developer at their sole cost and expense. b. Prior to the issuance of a precise grading permit for work within the Special Flood Hazard Area, the developer shall demonstrate on the impacted lots’ Precise Grading Plans that all proposed homes are elevated above the Special Flood Hazard Area (SFHA), as FEMA no longer accepts Conditional Letter of Map Revision based on fill (CLOMR-F). The Precise Grading Plan shall be reviewed and approved by the City Engineer.

Emergency Access Road:

6. A secondary emergency vehicle access (EVA) is required for this project. At a minimum, the EVA shall be 20 feet wide and constructed of 5 inches of asphalt concrete on 14 inches of aggregate base. Final design of the emergency access shall be approved by the Public Works, Community Development, Police and Fire Departments.

Street Moratorium

7. Please note that High Line Drive and Golden Way are designated moratorium streets. The developer shall repair impacts to High Line Drive and Golden Way related to, including, but not limited to: utility trenching, utility connections to the public main, driveway installation, curb, gutter and sidewalk install. All costs to repair moratorium streets, along the project frontages, shall be the sole responsibility of the developer. Repairs must be complete and accepted by the City of Fairfield prior to the issuance of the final certificate of occupancy.

In accordance with Section 16.31, Article V (Street Excavation Moratorium) of the City Municipal Code, the ordinance requires all utility trenching and street improvements, within moratorium streets be repaired per prescribed standards and specifications as generally depicted on City Standard Detail S24 and S24.1. Streets are designated as moratorium streets if they have received rehabilitation, as part of a City Capital Improvement Project, within the last five (5) years. When appropriate, developer shall minimize the number of trench cuts within the public streets by consolidating multiple service laterals into one (1) larger trench cut. For inquiries regarding the street moratorium, please contact David Vong at 707-428-7784 for information.

EXHIBIT A
Lago Vista
August 13, 2025

Public Water Infrastructure Modifications:

8. Prior tothe first submittal of improvement plans for the “Independence at Fairfield” development, the Applicant shall submit a fire flow model to the City of Fairfield Public Works to confirm the required flows necessary to serve the proposed development. The Applicant shall pay for the City’s consultant to confirm required flows necessary to serve the proposed development through the City’s water model. All costs associated with the water modeling shall be borne by the developer at their sole expense. As part of the proposed development, the developer shall construct the improvements necessary to support the proposed development as identified from the results of the updated water model at the developer’s sole cost and expense.

Domestic Water and Irrigation Services:

9. For the proposed “Independence at Fairfield” development, the developer shall install an adequately sized public master meter at the public right-of-way and may need to consider installing privately owned and maintained sub-meters, also referred to as clustered water service manifolds, downstream of the City maintained water meter to serve the proposed units.

10. The developer shall extend existing water mains from Golden Way and High Line Drive to serve the proposed development.

11. The proposed development shall satisfy current state Minimum Water Efficient Landscape Ordinance (MWELO) requirements. All proposed dedicated landscape irrigation laterals shall be identified on the approved landscape plans. Public landscape meters shall be completed and installed, and accounts transferred to the appropriate public agency, prior to the City’s acceptance of any landscape improvements.

Real-Time Kinematics (RTK):

12. The Developer shall provide an RTK Survey of all new City-owned utilities (water, sewer, storm drain, etc.) installed. The survey shall incorporate horizontal and vertical Global Positioning System (GPS) readings taken at the following locations: at every fifty (50) foot interval along each new utility, every horizontal and vertical bend, every utility line crossing, and every utility appurtenance (valves, manholes, inlets, etc.). Each reading shall include two (2) shots; one measuring top of pipe and the other measuring elevation the final grade surface elevation directly on top of the pipe. The reading output for each shot shall be in rectangular coordinates (latitude and longitude in feet) and shall be referenced to stationing along the utility.

The RTK data shall be listed in a summary table (using Microsoft Excel, Version2007) with the following column headers: pipe stationing, latitude coordinate, longitudinal coordinate, general location comment (bend, crossing, etc.). The data shall be formatted to print in a portrait view. The coordinate system shall be in accordance with NAD 83 State Plan California Zone II. The RTK Survey data summary shall be updated weekly and submitted in hard copy. An updated electronic copy shall be made available to the City Engineer at any

EXHIBIT A
Lago Vista
August 13, 2025

time during the project. Final hard and electronic copies shall be provided to the City Engineer prior to City acceptance.

AutoCAD Civil 3D Files:

13. The developer’s Civil Engineer shall provide, with final subdivision package submittal, AutoCAD files containing water, storm, and sewer utility layouts as shown on the approved submittal. AutoCAD files shall be provided in a file format no later than AutoCAD Civil 3D 2016.

Stormwater Quality Improvements:

14. The developer shall provide a Water Quality Management Plan (Report) prepared by a registered Civil Engineer in accordance with currently accepted design standards. Water Quality Improvement Plans (WQIP) shall be integrated with the grading plans and included as part of the grading plans. Prior to final approval of the grading plans, the grading plans shall be found in conformance with the Project-Specific WQMP.

15. A Final Project-Specific WQMP shall be submitted to the City for approval with the grading plan check application and approved by the City of Fairfield Public Works prior to issuance of any grading permit. The WQMP shall include, but not be limited to, the following:
a. Site design BMP’s,
b. Source control BMP’s,
c. Pollutant control BMP’s,
d. The WQMP shall identify affected and 303(d) receiving water bodies, applicable water-quality objectives, total maximum daily loads (TMDLS), pollutants of concern for the project type, and estimates for post-construction discharge rates (with all BMPs in place), and demonstrate that the project pollutant loads will be treated in accordance with the most current NPDES MS4 permit and will not cause a violation of the water quality objectives. The structural treatment and hydro-modification controls shall remove project pollutants anticipated to be generated by the project for the benefit of downstream impaired water bodies listed by the SWRCB 303(d) to a medium removal efficiency or better for the pollutants of concern e. Long term operation and maintenance requirements, inspection and maintenance checklist;
f. Record a restrictive covenant to ensure operation, maintenance, funding, and transfer of requirements.
g. The post-construction best management practices (BMPs) outlined in the approved Final project-specific WQMP shall be incorporated in the grading/improvement plans.

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

EXHIBIT A
Lago Vista
August 13, 2025

reuse, infiltration, and evapo-transpiration. The project engineer is strongly recommended to contact the Public Works Department in regard to the new design requirements.

17. All stormwater treatment measures shall be adequately operated and maintained. To ensure operation and maintenance of any private stormwater treatment measures, the developer shall submit a signed and notarized Stormwater Treatment Measures Maintenance Agreement (O&M Agreement) to the City Public Works Department prior to the issuance of any building permits.

18. The O&M Agreement shall be executed between the property owner and the City and shall be recorded with Solano County prior to issuance of any certificates of occupancy. Please refer to the City’s website, titled “Storm Water Quality,” for the City’s O&M Agreement template.

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

Storm Water Detention:

20. If determined applicable by the City Engineer, on-site storm water detention will be required. The developer shall include a stormwater drainage maintenance design as part of the improvement package submitted to the Building Department for plan check. Total acreage of impervious surface shall be verified on the plans.

21. If a detention facility is determined to be required by the City Egnineer, the detention facility shall be designed to reduce post-development peak flows to 90% of predevelopment peak flows for the 15, 25 and 100-year storm events. The storm water detention system shall be designed to detain the 100-year, 24-hour duration storm with a minimum of one (1) foot of freeboard (for an above-ground detention pond). Detention ponds shall drain in 72 hours or less, based on Solano County Mosquito Abatement District regulations. On-site detention facilities may be accommodated in proposed parking lot landscape islands and other landscaped areas.

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

Hydraulic calculations (Drainage Study) will be provided by the developer’s engineer for review and approval by the City Engineer prior to the approval of improvement plans.

23. Prior to issuance of the first building permit, the final design and construction of the stormwater quality basin (Lot H) must be completed to the satisfaction of the City of Fairfield Public Works. The developer has proposed a stormwater quality basin (Lot H) within Lago Vista, as shown on the Preliminary Grading and Utility Plan dated June 16, 2025. An allEXHIBIT A Lago Vista
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weather access/maintenance road is shown on the north and south sides of the stormwater quality basin. The Developer must design and construct the all-weather maintenance road to connect the northern and southern maintenance road segments to provide adequate access to the basin. A vehicle access ramp must be included in the basin’s design. This design and construction of the must be completed to the satisfaction of the City of Fairfield Public Works prior to issuance of the first building permit.

The developer shall provide a turning template, using the City's largest vehicle (Vactor truck) to demonstrate that the vehicle can safely and effectively traverse the entire maintenance road. The Developer shall confirm with the Public Works Department on the vehicle size that will be used. This truck turning template must be reviewed and approved by the City to ensure adequate access for maintenance operations.

24. Prior to issuance of the first building permit, the Applicant must demonstrate any necessary approvals associated with the construction of the maintenance road have been secured. As shown on the Preliminary Grading and Utility Plan dated June 16, 2025, the proposed access/maintenance road passes between two existing overhead powerlines.

The Applicant must ensure that the access road remains unencumbered on all sides, ensuring clear and safe passage for maintenance vehicles and personnel. The developer is responsible for obtaining any necessary approvals associated with the construction of the road. Any necessary adjustments to the road alignment or surrounding infrastructure to meet this requirement must be completed to the satisfaction of the City.

25. Prior to issuance of a precise grading permit, the Applicant shall provide documentation that the Applicant’s proposed drainage plan for Lago Vista has been satisfied in accordance with the requirements below. The developer has proposed two drainage solutions for the project.

Option 1 proposes an outlet from the Lot G water quality basin to the McCoy Basin. Option 2 proposes a direct connection to the existing McCoy Detention Basin outfall and culvert structure underneath the Union Pacific Railroad tracks. Approval/disapproval of the drainage approach will be issued by the City in consultation with the Solano County Water Agency. Resolution of the Lot G drainage approach must be finalized prior to the issuance of a precise grading permit.
• Option 1- If the developer pursues an outfall from the proposed stormwater quality basin (Lot H) that discharges to the McCoy Basin, the developer shall provide Written approval from the Solano County Water Agency to discharge to the McCoy Basin.

The City will confer with the Solano Irrigation District and Solano County Water Agency on the appropriateness of the proposed.
• Option 2- If the developer pursues a direct connection from the proposed water quality basin to the U.S. Government owned culvert structure beneath the Union Pacific Railroad tracks, the developer shall provide the following items. The City will confer with the Solano Irrigation District and Solano County Water Agency on the appropriateness of the proposed.

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a. Provide a diagram that shows the existing capacity, and proposed discharges for each reach of the downstream system of ditches and culverts. Show proposed peak flows for the 15, 25 and 100-year storms. For each storm event (15, 25, 100 year) identify reaches of the downstream system that are overtaxed. a. Provide legible cross-sections for each reach of the downstream channels and ditches. Show the capacity of each reach of channel and ditch. Also show the peak water surface elevation for the 15, 25 and 100-year storms. b. Provide a profile of the downstream system. Show flow line, top of bank and water surface elevations for the 15, 25 and 100-year storms. Substantiate beginning water surface elevations used to generate upstream water surface elevations.
c. Evaluate all culverts including but not limited to the crossing underneath Air Base Parkway, Walters Court, and East Tabor Avenue. Identify the capacity and condition of all culverts. Note any required remediation (silt removal, collapsed culvert, etc.).
d. Show areas of inundation for existing and post development conditions for the 15, 25 and 100-year storms.
e. Show velocities along all reaches of the downstream system of ditches and culverts. Address areas where high velocities will necessitate mitigation measures like riprap or channel lining.
f. Identify choke points in the downstream drainage system where remediation or repair is warranted and identify needed mitigation. Where downstream choke points are not proposed to be improved, the upstream detention basin will need to be modified so as not to overtax the existing downstream system. This may require upsizing the basin and further reducing the basin’s outlet structure to meter flows so that downstream choke points are not overwhelmed.

26. With the first submittal of a mass/rough grading plan, a drainage analysis shall be submitted to the City for approval demonstrating how the basins will function as both a detention and a stormwater quality facility. The proposed stormwater detention basins may also function as stormwater water quality basins. Design criteria shall be consistent with the current design standards of both the City of Fairfield and the Fairfield-Suisun Sewer District, with consideration of the previous condition.

Streetlights:

27. City standard LED streetlights shall be installed along the public streets of the proposed development and shall be energized under Pacific Gas & Electric’s (PG&E) LS-2 Flat Rate

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Tariff. The developer shall submit documents demonstrating that PG&E has received an application for the proposed improvements. Streetlight(s) specifications and installation shall be per the most current City of Fairfield Specifications and Details. Please note that Pacific Gas and Electric (PG&E) requires the developer submit an application, separate from the City,to their offices, satisfying all their submittal requirements, in order to assign a streetlight number and energize the utility. City requires assignment of this streetlight number and for the energization to have occurred prior to final acceptance. Please contact the City Traffic Engineer at 707-428-3800 for more information.

28. Ornamental aluminum LED streetlights shall be installed within neighborhood areas.

Ornamental streetlight assemblies shall be approved by the Departments of Public Works and Community Development prior to approval of the streetlight plan for review. The applicant shall submit photometric data verifying the adequacy of the layout.

29. The developer shall be responsible for all improvements needed to provide a point of connection to energize proposed streetlights, including any necessary improvements to existing streetlight infrastructure. Improvements may include, but shall not be limited to:
conduit extensions, conduit replacement, additional electrical wiring, additional pullboxes, and existing pull box replacement. All costs necessary for both public and private streetlight improvements shall be borne solely by the developer.

30. Streetlight(s) specifications and installation shall follow the most current City of Fairfield Specifications and Details. With first package submittal to the Building Department, the developer shall submit photometric data verifying the adequacy of the proposed layout. The developer's lighting design consultant shall furnish complete streetlight plans including:
streetlight wattages, fixture details, streetlight numbers, and locations of pull boxes, streetlights and service points.

31. Prior to any Building permit issuance, the developer shall submit to the City proof of streetlight application submittal to PG&E. The application shall satisfy all of PG&E’s submittal requirements and drawing shall clearly identify streetlight points of connection and adequate design information. Prior to issuance of any certificates of occupancy, PG&E shall assign a streetlight number, energize the utility, and the developer’s streetlight plans shall include assigned streetlight numbers. Please contact the City Traffic Engineer at 707-428- 3800 for more information.

Curb, Gutter and Sidewalk Frontage Improvements:

32. The developer shall install City standard monolithic curb, gutter and sidewalk along the frontage of the project. The width of the sidewalk from face of curb to back of walk shall be no less than 5 feet.

33. The developer shall dowel City Standard 5-foot-wide sidewalk to the existing curb at Golden Way and High Line Drive.

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Streets:

34. At the discretion of the City, proposed street sections may be revised if field testing by a qualified Geotechnical Engineer indicated that R-values of tested areas exceed an R-value of

10. Sample locations shall be selected in consultation with the City.

35. Longitudinal grades shall be a minimum of 0.23% and a maximum of 10%.

36. Vertical curves are required at grade breaks exceeding 1%. Vertical curves shall be 100 feet minimum. Actual design of vertical curvesshall be based on design speed and stopping sight distance.

37. The developer shall provide a Signing and Striping plan, designed by a registered Civil Engineer and included with the street improvement plans for the project.

38. Prior to the first building permit issuance, the developer shall provide a wayfinding program for City Traffic Engineer review and approval that identifies appropriate signage to direct pedestrian access to the Linear Park Trail and appropriate crossings.

39. The improvement plans shall incorporate traffic calming measures in accordance with City of Fairfield standards. To ensure safe and effective traffic management, especially on street segments with straightaways, a discussion regarding the addition of traffic calming features (such as horizontal displacement measures) shall take place with the City's engineering department. Recommendations from this discussion will be provided to the developer’s civil engineer, who must address these in their final submittal. Traffic calming measures must be clearly identified and included in the application site plan and map. The final design of these measures shall be reviewed and approved as part of the improvement plans by the City Engineer.

40. Prior to the issuance of any building permits, the developer shall submit a Safe Route to School (SRS) study for review and approval by the City Traffic Engineer. The SRS study shall identify gaps in the pedestrian and bicycle routes to schools and propose how these gaps will be addressed with other developments. Prior to the first issuance of any certificates of occupancy, the developer shall complete all recommended improvements identified in the SRS study to the satisfaction of the City Engineer.

Monuments:

41. Monuments shall be installed per current City standards, including, but not limited to: at all intersections, angle points, and curves for all proposed public streets. Please refer to the current City standards for additional information.

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

42. The proposed development is required to create a new Community Facilities District which will provide funding for various elements of operations, maintenance and service, including but not limited to:
• Maintenance of Road, Roadways, Sidewalks, including Traffic Signals, Streetlights, and Soundwalls
• Storm Protection (Storm Drain) Services
• Maintenance, Repair, and Replacement of Parks, Open Space, and Public Landscaping
• Maintenance of Architectural Amenities, Public Fences, or Barriers in the Public Right-of-Way
• Any Other Public Services authorized to be Funded under Section 53313 of the California Government Code
Property owners within the District will be required to pay special on-going annual assessments. Assessments will have an annual inflation adjustment. The developer shall furnish the necessary processing fees, documents and boundary map required to create the new Community Facilities District and prior issuance of any subdivision improvement agreements. The annexation of Lago Vista into the new CFD must be completed prior to the issuance of any certificates of occupancy/Building finals. The creation/annexation to CFD 2012-2 will be completed in accordance with the current applicable Development Agreement. For additional information, contact Christiana Lewis at (707) 428-7089.

43. All new development within the City is required to annex into Community Facilities District #2012-2 (CFD #2012-2), an Open Space, Public Safety and Park Maintenance Mello Roos District. Property owners within the District will pay special on-going annual assessments to be used for the following:
a. Operation of open space within the Fairfield area
b. Police and Fire Protection, including but not limited to expenses for personnel, equipment, and supplies
c. Ongoing Maintenance of Neighborhood Parks
The developer shall furnish the necessary processing fees, documents and boundary map required to annex to the District prior to the issuance of any building permits. NOTE: Include the following, if applicable: The annexation process shall be complete prior to the issuance of any certificates of occupancy. (Please note that it may take up to 4 months, or longer, to complete the process). Assessments will have an annual inflation adjustment. Please furnish the required annexation fees and e-mail the following information to [email protected] in the City of Fairfield Public Works Department to begin the annexation process:
d. Project Name
e. Parcel Owner
f. Parcel Owner e-mail
g. Parcel Owner Phone Number

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h. Assessor Parcel Number
Other Approvals:

44. Approvals from other agencies may be required for this project. Developer shall receive all necessary permits and/or authorizations from the respective regulatory agency prior to City’s issuance of any Building permits. Failure to receive all pertinent permits and/or authorizations, if any, shall result in the City placing a stop-work order on any ongoing construction until the appropriate permits are issued. Pertinent agencies may include, but shall not be limited to:
• Solano Irrigation District for:
i. work adjacent to the Putah South Canal.
ii. work impacting their raw water lines.
• Solano County Water Authority for:
i. Improvements or stormwater discharges impacting the nearby McCoy Creek Basin
• United States Army Corps of Engineers for
i. work within the creek.
ii. for a wetland delineation to determine if the proposed development is in an area classified as wetlands.
• California Department of Fish and Wildlife for any work within or in close proximity to any environmental areas, including the creek or for any proposed direct stormwater discharge into the creek.
• Federal Emergency Management Agency for the required revisions to the floodplain. • California Regional Water Quality Control Board to file a Notice of Intent (NOI) indicating your plans to initiate project grading.
• Fairfield-Suisun Sewer District for review and approval of the Storm Water Pollution Prevention Plan (SWPPP).
• Pacific Gas & Electric for work impacting their overhead utility lines/ gas main/etc.

Pre-construction Meeting:

45. The contractor is required to schedule a pre-construction meeting with a City Public Works inspector at least 48 hours prior to starting work. Please call the inspection line at (707) 428-7558 to schedule a pre-construction meeting.

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Improvement Agreements:

46. Prior to beginning construction of public improvements, the developer shall enter into a Subdivision Improvement Agreement with the City. The developer shall furnish the necessary insurance, bonds and pay all fees associated with the Subdivision Improvement Agreement.

Geotechnical Investigation:

47. The developer shall retain a registered Geotechnical Engineer to conduct a Geotechnical Investigation of the project area. Two (2) copies of the project Geotechnical Report shall be submitted to the Public Works Department prior to submittal of Construction Plans. The Geotechnical Report shall include details and recommendations regarding the following:
a. Geologic Hazards
b. Grading Limitations and Requirements
• Foundation Design and Settlement
• Settlement
• Retaining Wall Design as Required
• Street Sections

48. The Geotechnical Report, any subsequent geotechnical recommendations, and grading plans shall be reviewed by an independent Geotechnical Engineer selected by the Department of Public Works. All costs associated with the independent review shall be borne by the developer. Conflicting recommendations from the developer’s Geotechnical Engineer and the independent reviewing Geotechnical Engineer shall be presented to both the developer and the City for consideration and resolution.

Master Grading Plan for Phased Grading:

49. Prior to the issuance of any grading permit, the developer shall submit a Master Grading Plan for the entire Lago Vista Project Area (TS2025-001). The Master Grading Plan must be approved by the City Engineer before any grading plan can be issued. The purpose of the Master Grading Plan is to ensure phased development and grading operations are conducted in an orderly manner, addressing both interim and ultimate grading and drainage considerations. The Master Grading Plan shall be prepared and approved in advance of individual lot grading plans. Phased grading plans for individual lots must be consistent with the Master Grading Plan. The Master Grading Plan shall be subject to review and approval by the City Engineer.

Grading:

50. A grading plan shall be prepared by the developer's Civil Engineer and submitted concurrent with improvement plan submittal to the Building Department. The following information shall be shown on the Grading Plan:
• Existing contours, landscaping, fences, buildings, or other improvements • Existing trees to be saved in place or removed

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• Furnish all necessary details to clearly convey recommendations outlined in the project geotechnical investigation
• Cut/Fill interfaces and limits of grading
• Lot boundaries and road rights-of-way
• Proposed pad elevations, finished contours and lot grading details • Top of curb elevations
• Perimeter cross-sections along all sides of the project to show the proposed project’s interface with abutting properties and streets
• Plan view of proposed drainage facilities including storm drains, catch basins, manholes and underdrains
• Details for proposed curb and gutter

51. The Project Engineer shall coordinate grading design closely with the project Geotechnical Engineer. Specifically, the Geotechnical Engineer shall be consulted to evaluate and address issues related to:
a. Geologic Hazards
b. Retaining Wall Design Parameters.
c. Fills and Potential for Settlement
d. Special Treatment at Cut/Fill Interfaces
e. Subsurface Drainage
f. Street Pavement Sections

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

The Geotechnical Engineer shall sign the plans prior to issuance of any Grading permits.

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

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

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

56. City-maintained drainage facilities located outside of city right-of-way shall be accompanied with proper public drainage easements to be reviewed and approved by the City and recorded on a city-approved format.

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Dust Control:

57. Prior to the issuance of any grading permit, the developer shall work cooperatively with Public Works staff to implement a Dust Control Monitoring program and agree on appropriate thresholds and mitigation measures to address dust. The Dust Control Monitoring program shall be subject to the approval of the City Engineer or a designated representative.

Erosion Control:

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

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

60. The applicant shall obtain all necessary permits for storm water discharges, including but not limited to the State Water Resources Control Board Construction General Permit. Applicants whose projects disturb one or more acres of soil or whose projects disturb less than one acre but are part of a larger common plan of development that in total disturbs one or more acres, shall obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (State Water Resources Control Board Construction General Permit, 99-08-DWQ). Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility.

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

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

Master Utility Plan for Phased Construction:

63. Prior to the issuance of any grading permit, the developer shall prepare a Master Utility Plan for the proposed storm drain, water, and sewer systems for the entire Lago Vista Project Area. The Master Utility Plan must be approved by the City Engineer before any precise

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grading plan can be issued. The purpose of the Master Utility Plan is to ensure phased development of utilities in an orderly and cost-effective manner that addresses both interim and ultimate service needs. The Master Utility Plan will demonstrate the improvements required to provide interim and ultimate service from the existing public utilities to the Project and lots included in DR2025-002. The Master Utility Plan shall be prepared and approved in advance of individual lot improvement plans. Individual lot improvement plans must be consistent with the Master Utility Plan. The Master Utility Plan shall be subject to review and approval by the City Engineer. The Master Utility Plan shall show:
• Existing and proposed pipe sizes, points of connection, and system layouts. • Locations of catch basins and manholes for the storm drain system, including slopes and invert elevations.
• Locations of manholes for the sewer system, including slopes and invert elevations.

Water System:

64. Developers shall reimburse Fairfield Municipal Utility for any engineering/consultant costs borne by the City as a result of this project.

65. If the project is phased, the proposed water system shall conform to the Master Utility Plan prepared for the overall project.

66. Water mains serving more than 100 lots, or more than two fire hydrants, shall be looped and connected to the existing water system in at least two locations.

67. The developer shall install a separate water service to each parcel. Water services to each parcel shall be separately metered. The size and location of all services shall be shown on the improvement plans.

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

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

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

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

71. Irrigation services shall be stubbed to all landscaped areas. Irrigation and electrical control wire sleeves shall be installed as needed. Coordinate with the project Landscape Architect.

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Sleeves shall be at least 12 inches below subgrade at any driveway, sidewalk, or any proposed hardscape crossings.

72. The Developer shall provide two master water meters at each of the two points of connection to the public water system as shown on “Independence in Fairfield” plans, dated June 23, 2025. These water meters must be designed and installed in compliance with all applicable local regulations, and their placement must be approved by the local water authority. If the water meters are located within private property, the Developer shall establish access and maintenance easements for each meter to ensure proper access for inspections, maintenance, and repairs.

Fire System:

73. The City of Fairfield Fire Department requires issuance of an underground fire line permit for any private water lines, separate from permits issued by the Building or Public Works Department. Fire hydrants shall be installed along all public streets. Additional fire hydrants may be required along public street frontages. Hydrant spacing and locations shall be per current City standards and approved by both the Departments of Fire and Public Works.

Developer shall submit an application, shop drawings, all necessary documents to the Fairfield Fire Department for their review and approval.

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

75. A backflow preventor is required on dedicated fire lines. An above grade double check detector check valve is required on lines which serve building fire sprinklers. Specify the manufacturer, size and location of the fire line backflow preventor.

76. Coordinate with the City of Fairfield’s Fire Department to determine required fire flow requirements for the project. Depending on the results of the fire flow modeling additional conditions of approval such as upsizing of existing pipes, extension of pipes, installation of parallel piping or installation of pumps, at the developer’s cost, may be required.

77. Prior to the issuance of any precise grading permit, the Developer shall submit improvement plans for any proposed combined domestic water and fire water system. The Developer must demonstrate that the combined system is appropriately sized to support both domestic water usage and the City of Fairfield’s fire requirements. If a private domestic water and fire system is proposed, the Developer shall install one (1) master meter at each point of connection to the public system. Connection fees will be assessed based on the meter size. The improvement plans for the combined domestic water and fire water lines must be reviewed and approved by the City of Fairfield's Public Works and Fire Departments prior to issuance of any precise grading permit.

Sewer System:

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78. If the project is phased, the proposed sewer system shall conform to the Master Utility Plan prepared for the overall project.

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

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

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

82. Sewer laterals shall be stubbed to all parcels, except where determined as not required for service (i.e. Open Space parcels). The size and location of laterals shall be shown on the improvement plans.

83. Prior to the issuance of a precise grading permit, the Developer shall design and provide two points of connection to the public sewer system in Lot 3. These connection points must be located and constructed in accordance with city standards. An exhibit demonstrating these connections must be reviewed and approved by the Public Works Department prior to the issuance of the rough grading permit.

84. Prior to the issuance of a precise grading permit, the Developer shall submit improvement plans demonstrating the provision of sewer manholes at the back of the sidewalk at each of the two points of connection to the public sewer system. These manholes must be designed and constructed in accordance with all applicable local regulations, and their placement must be approved by the city. The Developer shall establish maintenance easements for each manhole to ensure proper access for inspections, maintenance, and repairs. The improvement plans must be reviewed and approved by the City Engineer prior to the issuance of the precise grading permit.

Storm Drain System:

85. With the first submittal of a mass/rough grading plan, the Developer shall provide a Hydrology & Hydraulics Reports prepared by a registered Civil Engineer in accordance with currently accepted design standards. The report shall show all existing and proposed onsite and/or offsite public and/or private drainage facilities intended to discharge the runoff. The study shall include a capacity analysis verifying the adequacy of the drainage facilities. Runoff from the development or partial phase of development of the property shall meet the following criteria:

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a. Developershall be responsible for mitigating impacts created to changes in drainage runoff course or quantity, for both on-site and off-site drainage, to the satisfaction of the City Engineer.
b. Do not significantly exceed the existing natural discharge quantities. c. Street storm flows shall not exceed top of curb for the 10-year storm event. d. Must contain storm flows within the street right-of-way for the 100-year event. e. All inlets, outlets, pipes, channels, basins, etc. must be capable of conveying the 100- year storm.
f. Sump conditions shall be designed to convey the 100-year storm flows g. Secondary emergency escape path shall be provided.
h. If the project discharges/connects to an off-site detention basin, provide permission to drain/connect from the owner of basin or system. All detention measures shall have positive drainage with a minimum 48-hr draw-down time and be empty within 72 hours.
i. Standing water is not permitted.
j. Detention for projects that are 10 acres or greater shall analyze for the 1, 3, 6 and 24-hourduration for the 2, 5, and 10-year frequency storms.

The Hydrology & Hydraulics Reports must be reviewed and approved by the City Engineer prior to the issuance of the precise grading permit.

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

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

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

89. Prior to the recordation of the final map, storm drain easements and maintenance roads shall be provided for all public storm drains, water quality basins, and/or ditches that are located on private property. The developer shall be responsible for the cost of acquisition of all storm drain easements required for the construction and maintenance of all offsite drainage improvements.

Landscaping:

90. The project architect and engineer shall coordinate design closely with the project landscape designer to evaluate and address issues related to:

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• Fencing/wall layout and details
• Irrigation points of connection to the public water main • Locations and sizes for irrigation services
• Locations, depths and sizes for irrigation and control wire sleeves at driveways and street crossings
• Sight distance constraints for fencing and landscaping i. Landscape plans shall include sight-visibility triangles designed per City Standard Detail T1.
• Depth of cover and tree setbacks over water, sewer and storm drain lines in landscape areas
Fencing:

91. All fencing surrounding Lot 3 (“Independence in Fairfield” plans, dated June 23, 2025) shall be privately-owned and maintained. No fencing shall be owned and maintained by the City.

92. The Developer shall be solely responsible for the maintenance of any fencing or wall adjacent to Solano County Parcel (APN 0170-050-320). The Developer shall work in coordination with the City Engineer to determine and establish a financing mechanism to fund the ongoing maintenance of the fencing/wall. Documentation evidencing the establishment and implementation of the financing mechanism must be submitted to the City Engineer for approval prior to the issuance of the project's first Certificate of Occupancy.

Additionally, the maintenance and repair of the wall will be the responsibility of the HOA (Homeowners' Association).

Park Sites:

93. Lago Vista is required to dedicate 3.18 acres of parkland per the City of Fairfield Ordinance No. 1995-14 and Ordinance No. 2006-03. The approved conceptual Landscape Plan (dated April 14, 2025) provides 0.0 acres of qualifying parkland. The required parkland requirements and in-lieu fee contribution by lot is as follows:
a. Lot 1 – 0.84 acres required; $210,000 in-lieu fee contribution b. Lot 2 – 0.85 acres; $212,500 in-lieu fee contribution c. Lot 3 – 1.49 acres; $372,500 in-lieu fee contribution If the Developer chooses to pay the in-lieu fee, the fee must be paid for the specific Lot before the first building permit for that Lot is issued. If the Developer elects to dedicate qualifying parkland, land dedication shall be complete and confirmed on the final map prior to final map approval. The total dedication of parkland shall all be owned and maintained by the city and fully open to the public and any design must meet city standards and guidelines as set forth in the Fairfield Parks, Recreation and Open Space Master Plan and city standard details.

If the Development Agreement is amended to include Lago Vista, the Development Agreement will supersede the conditioned park requirements for Lago Vista.

EXHIBIT A
Lago Vista
August 13, 2025

94. Prior to the issuance of the first certificate of occupancy, the developer shall improve Lots B, C, F, and G, per the conditions below and the approved conceptual Landscape Plan (dated April 14, 2025). Construction of improvements shall be in accordance with the General Phasing Plan (Planning Condition of Approval 1.1(a)). The City has final design approval of the park and recreation improvements:
a. Include a playground at Lot C.
b. Mosquito deterrents are to be installed to provide coverage at the following amenities: picnic tables (two or more in a single location) and playground. c. Security level lighting shall be installed to achieve the city standard of 0.75 - 1.25 average foot-candles. The developer shall use the materials and products selected by the city for park lighting standardization.
d. A city-standard park rule sign shall be installed at each public entry point. e. The developer shall install the following utilities to this lot: water, storm, and electrical. Water and electrical are to be metered.
f. The design of the community monument/plaza must be skateboard and BMX bike resistant.

Trail

95. Prior to the issuance of the 100th certificate of occupancy in the, the developer shall construct an all-weather multi-use trail to ensure a pedestrian connection from Lot 2 to Portland Drive. This trail will also function as an Emergency Vehicle Access (EVA) route. The conceptual design of this trail is depicted on the approved “Villages at Fairfield, Lago Vista Tentative Subdivision/Condominium Map, dated June 16, 2025.” Parking:

96. A minimum of one on-street parking space, 20 feet in length measured along the curb (or as identified by the most current version of the CA MUTCD), shall be provided within 200 feet of each single-family lot. The developer shall furnish a parking diagram to demonstrated that the proposed lot and street layout will provide adequate parking in development areas with narrow lot frontages (less than 50 feet in width), or in areas where cul-de-sacs are predominant.

Subdivision Map and Easements:

97. All property lines, easements and right-of-way dedications shall be shown on the improvement plans. Water, sewer, and storm drain easements shall be dedicated to the City for any public utilities on private property.

98. Public utility easements, no less than 8-feet-wide, shall be dedicated to the City of Fairfield along all roadway frontages as shown on the approved Lago Vista Preliminary Tentative Subdivision Map, dated June 16, 2025.

99. There may be several existing easements located within the project parcels, including, but not limited to:

EXHIBIT A
Lago Vista
August 13, 2025

• 20-foot-wide Road Easement near the northerly property line • 20-foot-wide Flood Easement near the northerly and eastly property line No permanent structures will be allowed within the easement, in addition to possible restrictions to any landscaping and/or fencing.
100. The developer shall furnish documents to the City Public Works Department, for review, to vacate any easements that are unused. All documents vacating unnecessary easements shall be approved by the City and recorded with Solano County prior to issuance of any Building permits. Please note, the developer shall also contact and receive approval from existing utility stakeholders to vacate the existing Public Utility Easements.

Stakeholders may include, and may not be limited to: AT&T, PG&E, Comcast, etc. 101. Developer shall submit a title report, current within the past 90 days, to the City Public Works Department, concurrent with the first submittal to the Building Department for development review. In addition to a paper copy, the developer shall submit the title report in PDF format, including hyperlinks to the pertinent documents, on a USB flash drive or via e-mail to [email protected].
102.A permanent reciprocal access/parking/utility easement shall be required across any private common areas shared by parcels. The developer shall submit to the City Public Works Department, concurrent with first submittal to the City Building Department, draft documents creating the necessary easements for review. This easement shall be created on a separate instrument and recorded concurrently with the map. 103. Concurrent with first improvement package submittal to the Building Department, the developer shall submit a draft Tract Map to the City for review and approval. Building permits shall not be issued prior to recordation of a Final Tract Map with Solano County.

Developer shall furnish to the City of Fairfield appropriate fees to garner a mylar copy of the County-recorded map.
104. The Tract map shall be prepared in accordance with the State Map Act and all local ordinances.
105. Upon recordation, or similar event legally recognizing the new tract map, the developer shall notify the City that the tract map is now complete and shall work with City staff to update addressing for any water meter, sewer cleanout, or similar facility. 106. All information shown on the map shall be directly verifiable by information shown on the closure calculation printout. The point of beginning shall be clearly identified and all lot acreage shall be shown and verifiable from information shown on the closure calculation printout. Additionally, the square footage of each lot shall be shown on the subdivision

EXHIBIT A
Lago Vista
August 13, 2025

map. Appropriate easements shall be provided for public facilities located on private property.
107. Prior to approval of any final maps, the developer shall pay the City a fee to be used to purchase a recorded mylar copy of the map from the county. 108. The subdivider shall negotiate the abandonment of currently held City easements and dedications with the Department of Public Works.
109. Street easements and other public rights-of-way inside and outside the project limits which are necessary to serve the project shall be dedicated to the City. 110. Closure calculations shall be submitted with the initial map. All calculated points within the map shall be based upon one common set of coordinates. All information shown on the map shall be directly verifiable by information shown on the closure calculation printout. The point of beginning shall be clearly identified and all lot acreage shall be shown and verifiable from information shown on the closure calculation printout. Additionally, the square footage of each lot shall be shown on the subdivision map. Appropriate easements shall be provided for public facilities located on private property 111. All property lines and easements shall be shown on the site plan. 112. The following special conditions reflecting the modifications and/or needed information shall be incorporated into the subdivision plans as part of the Final Map submittal. All conditions shall be met to the satisfaction of the Community Development and Public Works Departments prior to Final Map recordation. a. Final Map submittals shall include a construction phasing plan. The phasing plan shall identify Emergency Vehicle Access subject to the review and approval of the Fire and Public Works Department.
b. Public access easement(s) shall be recorded as shown on “Tentative Subdivision/Condominium Map – Villages at Fairfield, Lago Vista”, dated June 16, 2025 and as conditioned.
c. A Master Homeowners Association (Master HOA), or similar property association, shall be established for all land within Lots 1, 2, A, B, C, D, E, F, and G. Draft Conditions, Covenants and Restrictions (CC&Rs) shall be submitted to the City for review and approval prior to their recordation. CC&Rs shall contain a provision that precludes their subsequent amendments without the prior, written consent of the City.
d. A Property Maintenance Agreement shall be recorded against Lot 3 with the Final Map. A term within the Property Maintenance Agreement shall require a single management and leasing operator for all units. The management and leasing entity shall provide a Management Plan subject to the review and approval of the City prior to the first certificate of occupancy. The Management Plan shall incorporate the

EXHIBIT A
Lago Vista
August 13, 2025

Fairfield Police Department Crime Prevention Division's Crime Free Multi-Housing Program.

Trash Enclosure and Recycling:
113. The location of trash enclosures shall be shown on the “Independence in Fairfield” plans, dated June 23, 2025. Based on the proposed building footprints and size, the developer shall install a trash enclosure in accordance with current City Trash, Recycling, and Organics Enclosure guidelines, with a minimum footprint of 40’ x 16'. 114. The developer shall construct a concrete slab extending 10 feet in front of the enclosure, with a minimum of 6 inches of reinforced concrete over 6 inches of Class II aggregate base, compacted to 95%. Trash enclosures shall have roofs and drains connected to the sanitary sewer. The enclosure must meet all CalGreen, CalRecycle, and City requirements and checklists, and shall be locked. The developer shall collaborate with Public Works staff to optimize the enclosure’s orientation for vehicle pickup. Contact Corey Beavers in the Public Works Department at (707) 428-7528 for more details. 115. Pursuant to California’s goal to reduce statewide greenhouse gases, short-lived climate pollutants, and landfill disposal of organics and recyclables, the project’s tenants must comply with State mandates for mandatory commercial recycling (AB 341) and organic recycling (AB 1826). As of September 2020, CalRecycle requires businesses generating two or more cubic yards of waste, recyclables, and organics weekly to subscribe to mandatory organics recycling. Chapter 9 of the Fairfield Municipal Code mandates that all businesses subscribe to solid waste, recycling, and organic recycling services. The State aims to reduce organic waste by 75% by 2025 (SB 1383). Failure to meet these goals may result in penalties for noncompliance. Businesses are strongly encouraged to coordinate with the City’s franchised hauler, Republic Services, to ensure all mandatory recycling requirements are met.
116. The developer shall submit, as part of the initial plan check submittal to the Building Department, construction drawings and details indicating the locations of waste management signage on the project parcel. Signage should include, but is not limited to:
• Source-separated recyclables, organics, and garbage receptacles (Fairfield Municipal Code Section 9.220)
• Signage restricting the disposal of hazardous waste or electronic waste in the trash enclosure.
117. The developer shall ensure that Republic Services has adequate access to the property at both the primary (north side) and secondary (south side) entries. The developer shall coordinate with Republic Services regarding solid waste pickup logistics, ensuring that driveway gates are open during pickup times or that a gate transmitter is provided. 118. Prior to Final Map approval, the developer shall submit to draft Master Covenants, Conditions and Restrictions (CC&Rs) for review and confirmation by the Public Works

EXHIBIT A
Lago Vista
August 13, 2025

Director or designee that valet trash service will be provided for the multi-family residential development (Lot 3) depicted on the Tentative Subdivision Map, dated June 16, 2025. The valet trash service parameters described in the CC&Rs shall include the following:
• Frequency of Service, with minimum of 5 days of week unless justified by the private service provider.
• Waste Receptacle size for waste, recycle and organics kept within the unit. • System of collection, street, or porch.
• Disposal
• Return of receptacle
The valet trash service shall be uniformly administered to all units within the development to maintain consistent and efficient solid waste management. This condition shall remain in effect irrespective of any future change in designation from Multi-Family Dwelling (MFD) to Condominium. The City of Fairfield or Republic Services shall not be responsible for providing curbside collection within the development unless project modifications accommodate a public service provider to serve the project.

Miscellaneous:
119. All public improvements shall be designed and constructed to current City of Fairfield standards.
120. Existing public facilities damaged during the course of construction shall be repaired by the developer, at his sole expense, to the satisfaction of the City Engineer. 121. Mailboxes shall be installed in accordance with City requirements and postal regulations.
122. Prior to the beginning construction of public improvements, the developer shall enter into an improvement agreement with the City. The developer shall furnish the necessary insurance, bonds and pay all fees associated with the improvement agreement.

EXHIBIT A
Fairfield-Suisun Sewer District
1010 Chadbourne Road ● Fairfield, California 94534 ● (707) 429-8930 ● www.fssd.com 2/27/2025

MEMORANDUM
TO: City of Fairfield Community Development Department
ATTN: Elizabeth Cobb (Planning Consultant, Kimley Horn) CC: Meily Sheehan
FROM: Kyle Broughton
SUBJECT: Lago Vista – Villages at Fairfield, APN Nos. 0170-050-540, 0170-050-550 ZC2025-001, TS2025-001, DR2025-003, ER2025-004
(158) Lot Subdivision: (150) Single-family units, (228) Multi-family units In response to the application for the project named above, the Fairfield-Suisun Sewer District (FSSD) requires the following:
1) All FSSD fees applicable to future development on the parcel are required to be paid upon issuance of a building permits, including but not limited to capacity fees, plan check fees, encroachment, and inspection. 2) A site utility plan indicating the proposed sanitary sewer improvements, conforming to City of Fairfield and FSSD standards, shall be submitted for approval.
3) The Developer shall grant FSSD easements along the western parcel line of APN No. 0170-050-540 for access, maintenance and operation of existing FSSD utilities including a pump station and sanitary sewer mains. 4) The proposed development density exceeds what was assumed in the Fairfield-Suisun Sewer District’s Master Plan and associated model. An update to the District’s sewer model is required to incorporate these changes and confirm sewer capacity exists to serve the proposed density. The model update shall be at the developer’s expense. Any capacity deficiencies

EXHIBIT A

identified following the model update shall be remedied by the developer prior to any new connections to the impacted sewer. Existing sewer capacity is allotted on a first-come, first-serve basis upon receipt of connection fees.

Please send your comments directly to Kyle Broughton ([email protected]) or at:

Fairfield-Suisun Sewer District
1010 Chadbourne Road
Fairfield, CA 94534-9700

Sent via email

EXHIBIT A
810 VACA VALLEY PARKWAY, SUITE 201, VACAVILLE, CA 95688 • TELEPHONE (707) 448-6847 WWW.SIDWATER.ORG

February 11, 2025
Meily Sheehan
Planning Division Manager
City of Fairfield
Community Development Department
1000 Webster Street, 2nd Floor
Fairfield, CA 94533
Subject: Lago Vista (Villages at Fairfield)
Dear Ms. Sheehan,
We are in receipt of the proposed project referenced above. The parcels (APNs: 0170-050- 540 and 0170-050-550) associated with the subject project are not within the Solano Irrigation District (SID) and are not entitled to receive SID water. The following are the requirements of SID for the development of this property:

1. Improvement plans must show all existing facilities located within the project site.

2. The Putah South Canal spills water into the McCoy Bypass, an SID drain, which runs east of APN 0170-050-540. Existing spill structures will need to remain.

3. All proposed new storm drain facilities must connect to the City of Fairfield’s storm drain system.

4. The District has an easement for the McCoy Creek Bypass Irrigation Canal and access road that borders the entire east side of the development and west side of the United States Department of Interior Bureau of Reclamation (USBR) Solano Project McCoy Basin property. Any work on, adjacent to, or impacting the facility must be reviewed and approved by the District. Since this is an irrigation canal and could be full of water which could pose a public hazard to the adjacent residential subdivision, the District will require the installation of chain link security fence along the western edge of the easement boundary to prohibit public access. The fence must be chain link, per District Standards, at the developer’s expense. We will also require access be provided and maintained from the proposed development to our facility.

DIRECTORS
JOHN D. KLUGE
PRESIDENT - DIV #1
CHARLES A. HERICH
DIV #2
MICHAEL J. BARRETT
DIV #3

PETE SANCHEZ
DIV #4

DERRICK LUM
VICE PRESIDENT - DIV #5

OFFICERS

CARY KEATEN

GENERAL MANAGER
PAUL R. FUCHSLIN

DISTRICT ENGINEER

MINASIAN, MEITH, SOARES,

SEXTON & COOPER, LLP

ATTORNEYS

DIRECTORS
JOHN D. KLUGE
PRESIDENT - DIV #1
CHARLES A. HERICH
DIV #2
MICHAEL J. BARRETT
DIV#3

PETE SANCHEZ
DIV #4

DERRICK LUM
VICE PRESIDENT - DIV #5

OFFICERS

CARY KEATEN

GENERAL MANAGER
PAUL R. FUCHSLIN

DISTRICT ENGINEER

MINASIAN, MEITH, SOARES,

SEXTON & COOPER, LLP

ATTORNEYS

EXHIBIT A
810 VACA VALLEY PARKWAY, SUITE 201, VACAVILLE, CA 95688 • TELEPHONE (707) 448-6847 WWW.SIDWATER.ORG

5. The project is on the west side of the United States Department of Interior Bureau of Reclamation (USBR) Solano Project McCoy Basin property. This property is owned by the USBR and operated/maintained by the District on behalf of the Solano County Water Agency (SCWA).
• The USBR also requires the installation of chain link security fence along the western edge of the easement boundary to prohibit public access. The fence must be chain link, per District Standards, at the developer’s expense. It is possible that the location of fencing of the District easement could serve to protect the Basin on the west side. This proposition would need to be reviewed and approved by both agencies.
• The USBR has concerns about the drainage from any proposed subdivision or development that would outlet onto the McCoy Basin property. Any drainage systems proposed to ultimately outlet to the McCoy Basin must be reviewed and approved by the USBR. The developer and/or City will be responsible for coordinating with the Bureau on whatever measures may be required. • The USBR acquired flood easements around the McCoy Basin since it is used as an emergency release for the Solano Project Putah South Canal. The surrounding lands have the potential to flood, as per the original purpose for which the USBR acquired these lands and rights-of-way.
• The USBR has an access easement along the west side of the basin on the subject property. Access to their right-of-way must also be maintained. • Developer/City must obtain any USBR and SCWA approvals necessary prior to moving forward with the proposed development. Contact SCWA Engineering Manager Deborah Barr at [email protected] to coordinate review. Contact USBR at 7794 Folsom Dam Road, Folsom, CA 95630.

6. We require that the District’s Certificates be added to the Parcel/Final Maps, and that the District review, approve and sign all Improvement Plans and Final and/or Parcel Maps.

7. The District will require the Developer to enter into a Development Work Order to cover all costs associated with project plan review and coordination including USBR, SCWA, or any other costs associated with the proposed development. This Work Order must be signed and a monetary deposit must be submitted to the District prior to the District reviewing and approving the maps and/or improvement plans.

Thank you for the opportunity to review and comment on this project. If you have any questions, please contact me at (707) 455-4044 or via email at [email protected].

Sincerely,
Sarah Marks
Assistant Civil Engineer

EXHIBIT A
Plan Review Team
Land Management
[email protected]
PG&E Gas and Electric Facilities Page 1
Internal
July 3, 2025
Damian Arnaiz
Kimley-Horn
1100 Town & Country Road, Suite 700
Orange, CA 92868
Ref: Gas and Electric Transmission and Distribution
Dear Damian Arnaiz,
Thank you for submitting the Lago Vista project plans for our review. PG&E will review the submitted plans in relationship to any existing Gas and Electric facilities within the project area.

If the proposed project is adjacent/or within PG&E owned property and/or easements, we will be working with you to ensure compatible uses and activities near our facilities.

Attached you will find information and requirements as it relates to Gas facilities (Attachment 1) and Electric facilities (Attachment 2). Please review these in detail, as it is critical to ensure your safety and to protect PG&E’s facilities and its existing rights.

Below is additional information for your review:

1. This plan review process does not replace the application process for PG&E gas or electric service your project may require. For these requests, please continue to work with PG&E Service Planning: https://www.pge.com/en/account/servicerequests/building-and-renovation.html.

2. If the project being submitted is part of a larger project, please include the entire scope of your project, and not just a portion of it. PG&E’s facilities are to be incorporated within any CEQA document. PG&E needs to verify that the CEQA document will identify any required future PG&E services.

3. An engineering deposit may be required to review plans for a project depending on the size, scope, and location of the project and as it relates to any rearrangement or new installation of PG&E facilities.

Any proposed uses within the PG&E fee strip and/or easement, may include a California Public Utility Commission (CPUC) Section 851 filing. This requires the CPUC to render approval for a conveyance of rights for specific uses on PG&E’s fee strip or easement. PG&E will advise if the necessity to incorporate a CPUC Section 851filing is required.

This letter does not constitute PG&E’s consent to use any portion of its easement for any purpose not previously conveyed. PG&E will provide a project specific response as required.

Sincerely,
Plan Review Team

EXHIBIT A
PG&E Gas and Electric Facilities Page 2
Internal
Land Management

EXHIBIT A
PG&E Gas and Electric Facilities Page 3
Internal
Attachment 1 – Gas Facilities
There could be gas transmission pipelines in this area which would be considered critical facilities for PG&E and a high priority subsurface installation under California law. Care must be taken to ensure safety and accessibility. So, please ensure that if PG&E approves work near gas transmission pipelines it is done in adherence with the below stipulations. Additionally, the following link provides additional information regarding legal requirements under California excavation laws: https://www.usanorth811.org/images/pdfs/CA-LAW-2018.pdf

1. Standby Inspection: A PG&E Gas Transmission Standby Inspector must be present during any demolition or construction activity that comes within 10 feet of the gas pipeline. This includes all grading, trenching, substructure depth verifications (potholes), asphalt or concrete demolition/removal, removal of trees, signs, light poles, etc. This inspection can be coordinated through the Underground Service Alert (USA) service at 811. A minimum notice of 48 hours is required. Ensure the USA markings and notifications are maintained throughout the duration of your work.

2. Access: At any time, PG&E may need to access, excavate, and perform work on the gas pipeline. Any construction equipment, materials, or spoils may need to be removed upon notice.

Any temporary construction fencing installed within PG&E’s easement would also need to be capable of being removed at any time upon notice. Any plans to cut temporary slopes exceeding a 1:4 grade within 10 feet of a gas transmission pipeline need to be approved by PG&E Pipeline Services in writing PRIOR to performing the work.

3. Wheel Loads: To prevent damage to the buried gas pipeline, there are weight limits that must be enforced whenever any equipment gets within 10 feet of traversing the pipe.

Ensure a list of the axle weights of all equipment being used is available for PG&E’s Standby Inspector. To confirm the depth of cover, the pipeline may need to be potholed by hand in a few areas.

Due to the complex variability of tracked equipment, vibratory compaction equipment, and cranes, PG&E must evaluate those items on a case-by-case basis prior to use over the gas pipeline (provide a list of any proposed equipment of this type noting model numbers and specific attachments).

No equipment may be set up over the gas pipeline while operating. Ensure crane outriggers are at least 10 feet from the centerline of the gas pipeline. Transport trucks must not be parked over the gas pipeline while being loaded or unloaded.

4. Grading: PG&E requires a minimum of 36 inches of cover over gas pipelines (or existing grade if less) and a maximum of 7 feet of cover at all locations. The graded surface cannot exceed a cross slope of 1:4.

5. Excavating: Any digging within 2 feet of a gas pipeline must be dug by hand. Note that while the minimum clearance is only 24 inches, any excavation work within 24 inches of the edge of a pipeline must be done with hand tools. So to avoid having to dig a trench entirely with hand tools, the edge of the trench must be over 24 inches away. (Doing the math for a 24 inch

EXHIBIT A
PG&E Gas and Electric Facilities Page 4
Internal
wide trench being dug along a 36 inch pipeline, the centerline of the trench would need to be at least 54 inches [24/2 + 24 + 36/2 = 54] away, or be entirely dug by hand.) Water jetting to assist vacuum excavating must be limited to 1000 psig and directed at a 40° angle to the pipe. All pile driving must be kept a minimum of 3 feet away.

Any plans to expose and support a PG&E gas transmission pipeline across an open excavation need to be approved by PG&E Pipeline Services in writing PRIOR to performing the work.

6. Boring/Trenchless Installations: PG&E Pipeline Services must review and approve all plans to bore across or parallel to (within 10 feet) a gas transmission pipeline. There are stringent criteria to pothole the gas transmission facility at regular intervals for all parallel bore installations.

For bore paths that cross gas transmission pipelines perpendicularly, the pipeline must be potholed a minimum of 2 feet in the horizontal direction of the bore path and a minimum of 24 inches in the vertical direction from the bottom of the pipe with minimum clearances measured from the edge of the pipe in both directions. Standby personnel must watch the locator trace (and every ream pass) the path of the bore as it approaches the pipeline and visually monitor the pothole (with the exposed transmission pipe) as the bore traverses the pipeline to ensure adequate clearance with the pipeline. The pothole width must account for the inaccuracy of the locating equipment.

7. Substructures: All utility crossings of a gas pipeline should be made as close to perpendicular as feasible (90° +/- 15°). All utility lines crossing the gas pipeline must have a minimum of 24 inches of separation from the gas pipeline. Parallel utilities, pole bases, water line ‘kicker blocks’, storm drain inlets, water meters, valves, back pressure devices or other utility substructures are not allowed in the PG&E gas pipeline easement.

If previously retired PG&E facilities are in conflict with proposed substructures, PG&E must verify they are safe prior to removal. This includes verification testing of the contents of the facilities, as well as environmental testing of the coating and internal surfaces. Timelines for PG&E completion of this verification will vary depending on the type and location of facilities in conflict.

8. Structures: No structures are to be built within the PG&E gas pipeline easement. This includes buildings, retaining walls, fences, decks, patios, carports, septic tanks, storage sheds, tanks, loading ramps, or any structure that could limit PG&E’s ability to access its facilities.

9. Fencing: Permanent fencing is not allowed within PG&E easements except for perpendicular crossings which must include a 16 foot wide gate for vehicular access. Gates will be secured with PG&E corporation locks.

10. Landscaping: Landscaping must be designed to allow PG&E to access the pipeline for maintenance and not interfere with pipeline coatings or other cathodic protection systems. No trees, shrubs, brush, vines, and other vegetation may be planted within the easement area.

Only those plants, ground covers, grasses, flowers, and low-growing plants that grow unsupported to a maximum of four feet (4’) in height at maturity may be planted within the easement area.

EXHIBIT A
PG&E Gas and Electric Facilities Page 5
Internal

11. Cathodic Protection: PG&E pipelines are protected from corrosion with an “Impressed Current” cathodic protection system. Any proposed facilities, such as metal conduit, pipes, service lines, ground rods, anodes, wires, etc. that might affect the pipeline cathodic protection system must be reviewed and approved by PG&E Corrosion Engineering.

12. Pipeline Marker Signs: PG&E needs to maintain pipeline marker signs for gas transmission pipelines in order to ensure public awareness of the presence of the pipelines.

With prior written approval from PG&E Pipeline Services, an existing PG&E pipeline marker sign that is in direct conflict with proposed developments may be temporarily relocated to accommodate construction work. The pipeline marker must be moved back once construction is complete.

13. PG&E is also the provider of distribution facilities throughout many of the areas within the state of California. Therefore, any plans that impact PG&E’s facilities must be reviewed and approved by PG&E to ensure that no impact occurs which may endanger the safe operation of its facilities.

EXHIBIT A
PG&E Gas and Electric Facilities Page 6
Internal
Attachment 2 – Electric Facilities
It is PG&E’s policy to permit certain uses on a case by case basis within its electric transmission fee strip(s) and/or easement(s) provided such uses and manner in which they are exercised, will not interfere with PG&E’s rights or endanger its facilities. Some examples/restrictions are as follows:

1. Buildings and Other Structures: No buildings or other structures including the foot print and eave of any buildings, swimming pools, wells or similar structures will be permitted within fee strip(s) and/or easement(s) areas. PG&E’s transmission easement shall be designated on subdivision/parcel maps as “RESTRICTED USE AREA – NO BUILDING.”

2. Grading: Cuts, trenches or excavations may not be made within 25 feet of our towers.

Developers must submit grading plans and site development plans (including geotechnical reports if applicable), signed and dated, for PG&E’s review. PG&E engineers must review grade changes in the vicinity of our towers. No fills will be allowed which would impair ground-toconductor clearances. Towers shall not be left on mounds without adequate road access to base of tower or structure.

3. Fences: Walls, fences, and other structures must be installed at locations that do not affect the safe operation of PG&’s facilities. Heavy equipment access to our facilities must be maintained at all times. Metal fences are to be grounded to PG&E specifications. No wall, fence or other like structure is to be installed within 10 feet of tower footings and unrestricted access must be maintained from a tower structure to the nearest street. Walls, fences and other structures proposed along or within the fee strip(s) and/or easement(s) will require PG&E review; submit plans to PG&E Centralized Review Team for review and comment.

4. Landscaping: Vegetation may be allowed; subject to review of plans. On overhead electric transmission fee strip(s) and/or easement(s), plant only low-growing shrubs under the wire zone and only grasses within the area directly below the tower. Along the border of the transmission line right-of-way, plant only small trees no taller than 10 feet in height at maturity. PG&E must have access to its facilities at all times, including access by heavy equipment. No planting is to occur within the footprint of the tower legs. Greenbelts are encouraged.

5. Reservoirs, Sumps, Drainage Basins, and Ponds: Prohibited within PG&E’s fee strip(s) and/or easement(s) for electric transmission lines.

6. Automobile Parking: Short term parking of movable passenger vehicles and light trucks (pickups, vans, etc.) is allowed. The lighting within these parking areas will need to be reviewed by PG&E; approval will be on a case by case basis. Heavy equipment access to PG&E facilities is to be maintained at all times. Parking is to clear PG&E structures by at least 10 feet.

Protection of PG&E facilities from vehicular traffic is to be provided at developer’s expense AND to PG&E specifications. Blocked-up vehicles are not allowed. Carports, canopies, or awnings are not allowed.

7. Storage of Flammable, Explosive or Corrosive Materials: There shall be no storage of fuel or combustibles and no fueling of vehicles within PG&E’s easement. No trash bins or incinerators are allowed.

EXHIBIT A
PG&E Gas and Electric Facilities Page 7
Internal

8. Streets and Roads: Access to facilities must be maintained at all times. Street lights may be allowed in the fee strip(s) and/or easement(s) but in all cases must be reviewed by PG&E for proper clearance. Roads and utilities should cross the transmission easement as nearly at right angles as possible. Road intersections will not be allowed within the transmission easement.

9. Pipelines: Pipelines may be allowed provided crossings are held to a minimum and to be as nearly perpendicular as possible. Pipelines within 25 feet of PG&E structures require review by PG&E. Sprinklers systems may be allowed; subject to review. Leach fields and septic tanks are not allowed. Construction plans must be submitted to PG&E for review and approval prior to the commencement of any construction.

10. Signs: Signs are not allowed except in rare cases subject to individual review by PG&E.

11. Recreation Areas: Playgrounds, parks, tennis courts, basketball courts, barbecue and light trucks (pickups, vans, etc.) may be allowed; subject to review of plans. Heavy equipment access to PG&E facilities is to be maintained at all times. Parking is to clear PG&E structures by at least 10 feet. Protection of PG&E facilities from vehicular traffic is to be provided at developer’s expense AND to PG&E specifications.

12. Construction Activity: Since construction activity will take place near PG&E’s overhead electric lines, please be advised it is the contractor’s responsibility to be aware of, and observe the minimum clearances for both workers and equipment operating near high voltage electric lines set out in the High-Voltage Electrical Safety Orders of the California Division of Industrial Safety (https://www.dir.ca.gov/Title8/sb5g2.html), as well as any other safety regulations.

Contractors shall comply with California Public Utilities Commission General Order 95 (http://www.cpuc.ca.gov/gos/GO95/go_95_startup_page.html) and all other safety rules. No construction may occur within 25 feet of PG&E’s towers. All excavation activities may only commence after 811 protocols has been followed.

Contractor shall ensure the protection of PG&E’s towers and poles from vehicular damage by (installing protective barriers) Plans for protection barriers must be approved by PG&E prior to construction.

13. PG&E is also the owner of distribution facilities throughout many of the areas within the state of California. Therefore, any plans that impact PG&E’s facilities must be reviewed and approved by PG&E to ensure that no impact occurs that may endanger the safe and reliable operation of its facilities.

EXHIBIT A
SorlNo CouxrY WerER AcENCY
May 15, 24,2025
Alvin Lei, P.E. , Senior Civil Engineer
City of Fairfield
1000 Webster Street
Fairfield, CA 94533
Subject: Villages at Fairfield, Lago Vista
Dear Mr. Lei,
The purpose of this letter is to provide the City of Fairfield (City) the Solano County Water Agency's (Water Agency) initial comments and concerns related to the City's Villages at Fairfield Lago Vista Project Plans (plans)).

As you may know, this project is located downstream of the Putah South Canal (PSC) via the McCoy Spillway (Spillway). The PSC is owned by the United States Bureau of Reclamation (USBR) and locally maintained by the Water Agency. Our Comments and concerns are as follows:

L. McCoy Basin - The Water Agency is concerned with the development's proximity to the McCoy Basin. The McCoy basin receives water from the PSC in an emergency and must be able to accept approximately 100 acre-feet of water. Water from the PSC will travel south via the Spillway past Cement Hill Road and Strassberger Drive.

2. Fencing - The Water Agency recognizes that APNs 0170-050-540 and 0170-050-550 are owned by the developer and that buildout is proposed on APN 0170-050-540. The proposed fencing from the "Preliminary Grading and Utility Plan" (Plans) shows a sidewalk with tube steel fence on the property line and boundary line. Follow up is requested by Water Agency as this may not be adequate to limit trespass to the McCoy Basin. Water Agency preference would be for barbed wire cyclone fence that is standard on the PSC (see attached) with specific alignment to be determined after a follow up meeting.

3. Drainage concerns - No Stormwater Management and/or Flood Analysis and Design report was found in the submittal. Water Agency requests pertinent documents to verify pre-project and post-project condition drainage into the McCoy Basin, if any.

4. Construction - The Water Agency will not permit any access and/or staging for any construction equipment or activities through the McCoy Basin.
lf you have any questions, please don't hesitate to contact me at (707) 455-1,115 or e-mail at [email protected] Since
G Cruz
Associate Water Resources Engineer
CC: Deborah Barr, Alex Rabidoux, SCWA I Ryan Panganiban, City of Fairfield 810 Vaca Valley Parkway, Suite 202 . Vacaville, CA 95688 Phone (707) 451-6090 . Fax (707) 451-6099

EXHIBIT A

EXHIBIT A

EXHIBIT A

EXHIBIT A

EXHIBIT A

C I TY OF F A I R FI E L D
Founded 1856 - Incorporated December 72, 7903
Community Development Department
August 4, 2025
Doug Mull
Lewis Management Corp.
9216 Kiefer Blvd.

Sacramento, CA 95826
RE: Term Letter Regarding Third Amended and Restated Development Agreement between the City of Farfield and Lewis Management Corp., et al.

Dear Doug Mull,
This letter is intended to outline the general terms and mutual understanding between the City of Fairfield {City) and Lewis Management Corp. {Developer) regarding the future Third Amended and Restated Development Agreement {Development Agreement) between the City of Farfield and Lewis Management Corp. and subsidiary entities for the Villages at Fairfield master plan project, last amended and executed on February 20, 2019.

While this letter is non-binding and does not amend the Development Agreement itself, it serves to document key points of agreement and a shared intent to pursue a formal amendment in good faith at a future date.

1. Background
The City and Developer acknowledge that certain conditions have changed since the most recent 2019 amendment of the Development Agreement, including but not limited to General Plan policies, infrastructure requirements, market conditions, and land use considerations. ' 1000 Webster Street• Fairfield• California • 94533-4836 • (707) 428-7400 • fairfield.ca.gov Docusign Envelope ID: 70A769CC-C108-4453-AD62-E35B6D1F63D8

RE: Term Letter Regarding Third Amended and Restated Development Agreement between the City of Farfield and Lewis Management Corp., et al.

August 4, 2025

2. Proposed Scope of Amendment
The forthcoming amendment is expected to align the Development Agreement with the proposed revisions and expansion for the Villages at Fairfield master plan, current City standards, and community needs. The key focus areas include:

A. Off-site Improvements:

Updates to the Infrastructure Matrix “Exhibit H” to refine infrastructure obligations, scope, timing, and funding; with a particular focus on Manuel Campos Parkway.

B. Parks and Recreation:
• Updates to the Neighborhood Parks Matrix “Exhibit E” to reflect anticipated community needs, improvements, and compliance with City requirements and the Parks, Recreation, and Open Space Master Plan.
• Reassessment of Quimby Act obligations, including Quimby Zone boundaries.

C. Linear Park:

Updates to the Linear Park Trail Matrix “Exhibit F” to address environmental analysis, trail alignment, improvements, timing, and funding.

D. Open Space:

Identification and refinement of required residential common open space improvements, potential conservation easements, strategies to meet environmental standards, and ownership and maintenance.

E. Fees and Financing:
• Analysis of existing and potential fee structures, including the Northeast Fees and AB1600 impact fees.
• Consideration of new or amended Community Facilities Districts. • Define and establish a development impact fee approach for the “Independence” site at Lago Vista, including multifamily impact fee rates and alternative financial contributions to support broader community benefit initiatives.

F. Community Design Guidelines:

A comprehensive update to the Villages at Fairfield Community Design Guidelines to reflect the proposed master plan boundaries and revised development standards, along Docusign Envelope ID: 70A769CC-C108-4453-AD62-E35B6D1F63D8

RE: Term Letter Regarding Third Amended and Restated Development Agreement between the City of Farfield and Lewis Management Corp., et al.

August 4, 2025
with clarification of m aintenance responsibilities for public infrastructure and community amenities, including streets, utility infrastructure, and parks and open space areas.

G. lnclusionary Housing:

Assess and update the Villages at Fairfield inclusionary housing requirements to align with City housing goals and regional needs.

H. Term of Agreement:

Extend the existing Development Agreement term to reflect proposed future Villages at Fairfield expansion areas, updated development phasing, and implementation considerations.

These areas of focus will guide the preparation of a formal amendment that supports the City's long-term goals while facilitating continued progress and success on the Villages at Fairfield project. Additional topic areas may also be considered, and further amendments to the Development Agreement may be pursued as necessary and mutually agreed upon by the parties.

All amendments to the Development Agreement are subject to review and approval by the City Council in accordance with applicable laws and procedures.

3. Next Steps
The parties agree to begin preparation of a draft Development Agreement amendment consistent with the scope outlined above, subject to:
• Additional staff analysis and legal counsel review;
• Compliance with applicable public hearing and noticing requirements; • CEQA review as appropriate;
• Approval by the City Council.

We look forward to continuing our partnership and working collaboratively to advance the Villages at Fairfield project. If the general terms outlined above reflect your understanding and intent, please indicate your acknowledgement by signing below. This confirmation will allow both parties to move forward with preparing the Development Agreement amendment.

David Paul Zellers Jr.

Docusign Envelope ID: 70A769CC-C108-4453-AD62-E35B6D1F63D8 Docusign Envelope lD: 70A769CC-C'l 08-4453-AD62-E3586Dl F63D8

RE: Term Letter. Regar.ding Third Amerrded and Restated Developrnent Agreement between the City of Farfield and Lewis Management Corp., et al.

August 4, 2025
by;
August 6,2025 | 12:44 PM PDT
Doug Mull
5r. Vice President/Regional Manager
Northern California Planned CommunitiesLewis Management Corp. o] Date 6
PaulZellersJr.

Director of Economic and Community Development
city of Fairfield

SOLANO COUNTY AIRPORT LAND USE COMMISSION
RESOLUTION NO. 25-07

RESOLUTION REGARDING CONSISTENCY WITH

AIRPORT LAND USE COMPATIBILITY PLANS
(Lago Vista - City of Fairfield)
WHEREAS, pursuant to California Public Utilities Code section 21675 the Solano County Airport Land Use Commission ("Commission") has the responsibility to prepare and adopt airport land use plans for any public and military airports within Solano County and to amend any such adopted plan as necessary; and
WHEREAS, pursuant to such authority, the Commission has adopted airport land use compatibility plans for Travis Air Force Base, Rio Vista Municipal Airport, the Nut Tree Airport, and the Solano County Airport Land Use Compatibility Review Procedures (the "Compatibility Plans"); and
WHEREAS, in enacting the sections within the State Aeronautics Act (the "Act") that provide for airport land use commissions, the California Legislature has declared that the purposes of the legislation include: (1) to provide for the orderly development of each public use airport in this state; (2) to provide for the orderly development of the area surrounding these airports so as to promote the overall goals and objectives of the California airport noise standards; (3) to provide for the orderly development of the area surrounding these airports so as to prevent the creation of new noise and safety problems; ( 4) to protect the public health, safety, and welfare by ensuring the orderly expansion of airports; and (5) to protect the public health, safety, and welfare by the adoption of land use measures that minimize the public's exposure to excessive noise and safety hazards within areas around public airports to the extent that these areas are not already devoted to incompatible uses (Pub. Util. Code,§ 21670, subd. (a)); and WHEREAS, the Act provides that an airport land use commission's powers and duties include:
(a) to assist local agencies in ensuring compatible land uses in the vicinity of all new airports and in the vicinity of existing airports to the extent that the land in the vicinity of those airports is not already devoted to incompatible uses; (b) to coordinate planning at the state, regional, and local levels so as to provide for the orderly development of air transportation, while at the same time protecting the public health, safety, and welfare; (c) to prepare and adopt an airport land use compatibility plan pursuant to Public Utilities Code section 21675; and (d) to review the plans, regulations, and other actions of local agencies and airport operators pursuant to Public Utilities Code section 21676 (Pub. Util. Code,§ 21674); and
WHEREAS, the Act provides that the purpose of compatibility plans is to provide for the orderly growth of the airports and the area surrounding the airports, and to safeguard the general welfare of the inhabitants within the vicinity of the airport and the public in general (Pub. Util. Code, § 21675, subd. (a)); and
WHEREAS, Public Utilities Code section 21675, subdivision (a), authorizes the Commission, in formulating a compatibility plan, to develop height restrictions on buildings, specify the use of land, and determine building standards, including sound-proofing adjacent to airports; and WHEREAS, Public Utilities Code section 21675, subdivision (b), directs the Commission to prepare a compatibility plan for areas surrounding military airports, and the Legislature's intent in enacting subdivision (b) was to protect the continued viability of military installations in California, Resolution No. 25-07

to protect the operations of military airports from encroachment by development, and to encourage land use policies that reflect the contributions military bases make to their communities, as well as their vital importance in the state's economy and in the defense of our nation; and
WHEREAS, pursuant to such authorities, the Compatibility Plans set forth criteria to be applied by the Commission when evaluating local land use plans and specific development proposals; and
WHEREAS, Public Utilities Code section 21676, subdivision (b), requires that prior to the amendment of a general plan or specific plan, or the adoption or approval of a zoning ordinance or building regulation within the planning boundary established by the Commission, local agencies within Solano County are required to first refer the proposed action to the Commission for a consistency determination; and
WHEREAS, the City of Fairfield ("Local Agency") is considering approving the following project (the "Project"), as set forth in greater detail in the Staff Report and its Attachments concerning "Item AC 25-023" of the Commission's July 10, 2025 Regular Meeting ("Staff Report"):
"Determine that Application No. ALUC 25-05 (Lago Vista) to amend the City of Fairfield General Plan Land Use diagram to designate 15.6 acres of the 154. 7 acre project site as Residential High (RH), change the existing Open Space Conservation (OSC), Public Facility (PF) and Residential Low-Medium (RLM) General Plan designations and zoning to match parcel boundaries, and subdivide and develop approximately 37.3 acres with 151 detached single family residential units and 228 multifamily rental units within the Travis Air Force Base (AFB) Compatibility Zone D is conditionally consistent with the Travis AFB Land Use Compatibility Plan." WHEREAS, the Commission has duly considered the Project, at a noticed public meeting, in order to ensure consistency of the Project with the Compatibility Plans.

RESOLVED, that after due consideration and based upon the administrative record, the Commission does adopt and incorporate by this reference as its findings and determinations the analysis, conclusions, and recommended findings of the Staff Report.

RESOLVED, that after due consideration and based upon the administrative record, the Commission does find and determine that the Project is consistent with the provisions of the Travis Air Force Base Land Use Compatibility Plan, subject to the following conditions:
• Include as a condition of approval of the tentative subdivision map to incorporate the Federal Aviation Administration Advisory Circular (FAA AC) 150/5200-33C design considerations regarding off-airport stormwater basins included in Paragraph 2.3.2. for the "Water Quality Basin" shown on the site plan.
• Include as a condition of approval of the tentative subdivision map that notice regarding aircraft operational impacts on the property shall be attached to the deed. An example of the Deed Notice is included in Appendix D of the TAFB LUCP. 2 Resolution No. 25-07

RESOLVED, that after adoption of this Resolution Staff is authorized to correct any clerical errors in this Resolution or the Staff Report.

I certify that the foregoing resolution was adopted at a regular meeting of the Solano County Airport Land Use Commission on July 10, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Attest:

Commissioners otichfr, Johnson, Randall, Ryan, Sarna
Smith, Vancil, Sagun
Commissioners ---------------- None ---
Commissioners ------------------- None
Commissioners _M_c--"A-'--na_n__e..,__y _____________ _ By
TifornasRanciaiiair
Solano County Airport Land Use Commission
By: -r--------------
e s Bezek, Secretary to the Commission
3 AIR BASE PARKWAY
OSC

81.5± AC
RLM

31.0± AC
PF

42.2± AC

AIR BASE PARKWAY
RLM

21.5± AC
PF

42.2± AC
OSC

75.2± AC
RH

15.8± AC

FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME

VILLAGES AT FAIRFIELD - LAGO VISTA
GENERAL PLAN AMENDMENT EXHIBIT DATE: APRIL 11, 2025

EXISTING GENERAL PLAN DESIGNATIONS PROPOSED GENERAL PLAN DESIGNATIONS

GENERAL PLAN DESIGNATIONS EXISTING ACREAGE PROPOSED ACREAGE

31.0± 21.6±
TOTAL 154.7± 154.7±

RESIDENTIAL LOW-MEDIUM (RLM)
PUBLIC FACILITY (PF) 42.2± 42.2±
OPEN SPACE CONSERVATION (OSC) 81.5± 75.2±

DIFFERENCE
-9.4±
0 0
-6.3±
RESIDENTIAL HIGH (RH) 0.0± 15.8± +15.8±

AIR BASE PARKWAY
OSC

33.4± AC
RM

1.7± AC
IBP

77.4± AC
PF

42.2± AC

AIR BASE PARKWAY
PF

42.2± AC
RLM

21.5± AC
RH

15.8± AC
OSC

75.2± AC

FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME

VILLAGES AT FAIRFIELD - LAGO VISTA
REZONE EXHIBIT DATE: APRIL 11, 2025

EXISTING ZONING DESIGNATIONS PROPOSED ZONING DESIGNATION

ZONING DESIGNATIONS EXISTING ACREAGE PROPOSED ACREAGE

RESIDENTIAL HIGH (RH) -
-

15.8±

21.5±
TOTAL 154.7± 154.7±

RESIDENTIAL LOW-MEDIUM (RLM)
INDUSTRIAL & BUSINESS PARK (IBP) 77.4± -
PUBLIC FACILITY (PF) 42.2± 42.2±
OPEN SPACE CONSERVATION (OSC) 33.4± 75.2±
RESIDENTIAL MEDIUM (RM) 1.7± -
Villages at Fairfield Design Guidelines 51

VILLAGES AT FAIRFIELD

COMMUNITY DESIGN GUIDELINES

CITY OF FAIRFIELD

PREPARED FOR THE

CITY OF FAIRFIELD
BY
Contributing Consultants
Villages at Fairfield Design Guidelines 52
Contents
1 Introduction .......................................................................................................................................... 1

1.1 Purpose ......................................................................................................................................... 1 Interpretation of the Guidelines and City Regulations ........................................................... 1

1.2 Organization of These Guidelines ................................................................................................. 1 2 Application and Design Review Processes ............................................................................................ 2

2.1 Design Review Committee (DRC) ................................................................................................. 2 2.2 Design Review Process and Submittal Requirements ................................................................... 2 Planning Context ..................................................................................................................... 2 Design Review Committee Process ......................................................................................... 2 City of Fairfield Process ........................................................................................................... 3 Landscape Design Review Submittal Requirements ............................................................... 3 3 Project Description ................................................................................................................................ 4

3.1 The Project Setting ........................................................................................................................ 4 3.2 Plan Summary ............................................................................................................................... 4 Land Use Plan .......................................................................................................................... 4 Land Use Summary ................................................................................................................. 5

3.3 Parks and Open Space ................................................................................................................... 8 Park and Open Space Master Plan .......................................................................................... 8 Multi-Use Trail Plan ................................................................................................................. 9 Linear Park Interface Plan ....................................................................................................... 9 Conceptual Park Plans ........................................................................................................... 12 Open Space, Wetland Preserve and Multi-Purpose Channel ............................................... 14 4 Streets ................................................................................................................................................. 15

4.1 Street Definitions and Hierarchy ................................................................................................. 15 Arterial Streets ...................................................................................................................... 15 Community Collector Streets ................................................................................................ 15 Residential Collector Street .................................................................................................. 15 Residential Streets ................................................................................................................ 15 Traffic Calming Measures...................................................................................................... 15

4.2 Street Corridor Landscape .......................................................................................................... 30 General Street Tree Planting Standards ................................................................................ 30 Accent Tree, Shrub and Groundcover Plant Material Guidelines ......................................... 30 Lawn Areas ............................................................................................................................ 30

4.3 Water Efficient Landscape .......................................................................................................... 31 Drought Tolerant Plant Material ........................................................................................... 31 Irrigation Systems ................................................................................................................. 31 Mulch .................................................................................................................................... 31 Erosion Control ..................................................................................................................... 31

4.4 Street Hardscape and Furnishings ............................................................................................... 31 Pavement .............................................................................................................................. 31 Street Furniture and Mailboxes ............................................................................................ 31 Decorative Art ....................................................................................................................... 32 Signs ...................................................................................................................................... 32 Street Lights .......................................................................................................................... 32

4.5 Walls, Fences and Gateways ....................................................................................................... 32 Walls and Fences Along Arterial and Collector Streets ........................................................ 32 Fences ................................................................................................................................... 35 Gateways .............................................................................................................................. 37

4.6 Residential Lot Landscaping ......................................................................................................... 42 Front Yard Landscape Design Concept ................................................................................. 42 Residential Yard Irrigation .................................................................................................... 42 Tree Planting Requirements ................................................................................................. 43 Subordinate and Accent Front Yard Trees ............................................................................ 43 Shrubs ................................................................................................................................... 43 Perennials ............................................................................................................................. 43 Foundation Plantings ............................................................................................................ 43 Ground Cover ........................................................................................................................ 43 Paving ................................................................................................................................... 43 Garden Structures (Trellises, Arbors.) ................................................................................... 43 5 Architectural Design ............................................................................................................................. 43

5.1 Architectural Styles and Character ............................................................................................... 44 Energy Efficient Design ......................................................................................................... 44 Architectural Details ............................................................................................................. 44

5.2 Building Setbacks ......................................................................................................................... 45 Porch ..................................................................................................................................... 45 Projections & Bays ................................................................................................................ 45 Side Yard ............................................................................................................................... 45 Accessory Dwelling Units ...................................................................................................... 45 Alternative Development Standards .................................................................................... 45

5.3 Building Form and Orientation to the Street ............................................................................... 46 Architectural Variety along the Street Front ........................................................................ 46 i
Villages at Fairfield Design Guidelines 53
Architecture Oriented to the Street ...................................................................................... 47 Corner Lot-Secondary Frontage ............................................................................................ 47 Architectural Form ................................................................................................................ 47 Roofscape .............................................................................................................................. 47

5.4 Colors and Materials ................................................................................................................... 48 Colors .................................................................................................................................... 48 Materials and Finishes ........................................................................................................... 48 6 APPENDIX A PLANT PALETTE .............................................................................................................. 49 Table of Tables
Table 1: Land Use Summary .................................................................................................................................... 5 Table 2: Land Use by Parcel ................................................................................................................................... 6 Table 3: Lago Vista Site Planning Standards ........................................................................................................ 45 Table 4: Lago Vista Building Development Standards ......................................................................................... 46 Table 5: Ratio of Lots to Floor Plan Styles to Elevation Styles .............................................................................. 47 Table of Figures
Figure 1: Location Map ................................................................................................................................................. 1 Figure 2: Project Context Aerial View ........................................................................................................................... 4 Figure 3 Land Plan and Zoning ..................................................................................................................................... 5 Figure 4: Illustrative Land Plan ...................................................................................................................................... 7 Figure 5: Park and Open Space Master Plan ................................................................................................................. 8 Figure 6: Safe Routes to Schools Plan ........................................................................................................................... 8 Figure 7: Multi-use Trail Master Plan ............................................................................................................................ 9 Figure 8: Linear Park (West Segment) - Within Village 1 and 2 .................................................................................. 10 Figure 9: Conceptual Plan Linear Park (East Segment) - Within Village 3................................................................... 11 Figure 10: Conceptual Park Plan Lot B, Village I ......................................................................................................... 12 Figure 11: Conceptual Park Plan Lot M Village III ....................................................................................................... 13 Figure 12: Typical Sections Lot M Park ....................................................................................................................... 13 Figure 13: Open Space, Wetland Preserve & Multi-purpose Channel Lot H Village III ............................................... 14 Figure 14: Street Hierarchy in Villages I, II, Lago Vista and Laurel Creek Plaza ........................................................... 16 Figure 15: Street Hierarchy in Villages III and IV ......................................................................................................... 17 Figure 16 : Manuel Campos Parkway “Arterial Road” (Section 1A)) ........................................................................... 18 Figure 17: Manuel Campos Parkway “Arterial Road” (Section 1B) ............................................................................ 18 Figure 18: Manuel Campos Parkway “Arterial Road” ( Section 1C) ............................................................................ 18 Figure 19: Clay Bank Rd “Arterial Road” (Air Base Pkwy to Horizon Circle-Southern Intersection)(Section 2) .......... 19 Figure 20: Clay Bank Road “Arterial Road” (Horizon Circle-Southern Intersection to Linear Park)(Section 3) ........... 19 Figure 21: Clay Bank Road “Arterial Road” (Existing Cement Hills Rd. to Manuel Campos Parkway) (Section 4) ...... 19 Figure 22: Airbase Parkway “Arterial Road” (at Laurel Creek Plaza Commercial Site) (Section 5) ............................ 20 Figure 23: Airbase Parkway “Arterial Road” (west of Clay Bank Road) (Section 6) .................................................... 20 Figure 24: Portland Drive "Community Collector" (Section 7) .................................................................................... 20 Figure 25: Portland Drive "Community Collector" (Section 8) .................................................................................... 21 Figure 26: Horizon Circle "Residential Collector" with Right Lane Turn Pocket (Section 9) ........................................ 21 Figure 27: Horizon Circle "Residential Collector" (Section 10) .................................................................................... 21 Figure 28: Horizon Circle “Residential Collector” (Section 11) ................................................................................... 22 Figure 29: Horizon Circle "Residential Collector" (Section 12) .................................................................................... 22 Figure 30: “Street P” County P/L Road (Section 13) .................................................................................................... 22 Figure 31: 40’ Residential Street (Section 14) ............................................................................................................. 23 Figure 32: Horizon Circle "Residential Collector" (Section 15) .................................................................................... 23 Figure 33: Bromley Green/ Horizon Circle "Residential Collector" (Section 16) ......................................................... 23 Figure 34: Bromley Green "Residential Collector" Adjacent to Park/Elementary School (Section 17) ....................... 24 Figure 35: Walters Road "Community Collector" (Section 18) .................................................................................... 24 Figure 36: Walters Road "Community Collector" Adjacent to Park (Section 19) ....................................................... 24 Figure 37: Walters Road "Community Collector" Adjacent to Canal (Section 20) ..................................................... 25 Figure 38: Huck Road "Community Collector" (Section 21) ........................................................................................ 25 Figure 39: Huck Road "Community Collector" (Section 22) ........................................................................................ 25 Figure 40: Typical Residential Collector (Section 23) ................................................................................................. 26 Figure 41: Pullen Lane "Residential Collector" (Section 24) ........................................................................................ 26 Figure 42: Typical 58’ Residential Street (Section 25) ................................................................................................ 26 Figure 43: 46’ Residential Street (Section 26) ............................................................................................................. 27 Figure 44: 55’ Residential Street Adjacent to School (Section 27) .............................................................................. 27 ii
Villages at Fairfield Design Guidelines 54
Figure 45: 43.5’ Residential Street (Section 28) .......................................................................................................... 27 Figure 46: Residential Street Adjacent to Hillside Open Space (Section 29) .............................................................. 27 Figure 47: Residential Street Adjacent to Linear Park (Section 30) ............................................................................ 27 Figure 48: Fonstall Way (Section 31).......................................................................................................................... 27 Figure 49: 47.5’ Residential Street (Section 32) ......................................................................................................... 28 Figure 50: 53.5’ Residential Street (Section 33) ......................................................................................................... 28 Figure 51: 47’ Residential Street (Section 34A) ......................................................................................................... 28 Figure 52: 41’ Residential Street (Section 34B) .......................................................................................................... 28 Figure 53: "Street P" County P/L Road (Section 35) .................................................................................................. 28 Figure 54: 35' Residential Street (Section 36)…………………………………………………………………………………………………………28 Figure 55: 40' High Line Drive Residential Street (Section 37)………………………………………………………………………………..29 Figure 56: Residential Street @ County P/L (Section 38)………………………………………………………………………………………..29 Figure 57: High Line Drive (at Lago Vista Entry) County P/L Road (Section 39)……………………………………………………….29 Figure 58: Walls, Fences and Gateway Features in Villages I, II, Lago Vista, and Laurel Creek Plaza ......................... 33 Figure 59: Walls, Fences and Gateway Features in Villages III & IV............................................................................ 34 Figure 60: Typical CMU Wall with Pilasters ................................................................................................................ 35 Figure 61: Good Neighbor Fence ................................................................................................................................ 35 Figure 62: Corner Lot Side Yard Fence ........................................................................................................................ 36 Figure 63: Decorative View Fence............................................................................................................................... 36 Figure 64: Wire Fence ................................................................................................................................................. 36 Figure 65: Concrete Split Rail Fence ........................................................................................................................... 37 Figure 66: Gateway Feature at West Entry to Linear Park at Clay Bank Road ............................................................ 37 Figure 67: Typical Major Community Entry (Manuel Campos Parkway and Walters Road) ...................................... 38 Figure 68: Typical Community Entry- (Manuel Campos Parkway and Clay Bank Road) ............................................. 39 Figure 69: Typical Village Entry (Clay Bank Road and Gulf Drive) ............................................................................... 40 Figure 70: Typical Village and Minor Commercial Entry ............................................................................................. 41 Figure 71: Typical Residential Landscaping Planting Concept .................................................................................... 42 iii
Villages at Fairfield Design Guidelines 1
1 Introduction These Guidelines address the design of the Villages at Fairfield (“VAF”), a new development on 451 acres in the northeast portion of the city of Fairfield. The development plan includes 2,196 dwelling units in five distinct villages located along a major linear park and Manuel Campos Parkway. The Guidelines focus on the streets and open spaces that form the framework of the community and on single-family dwellings and medium density dwellings that are the primary uses.

1.1 Purpose The purpose of the Villages at Fairfield Design Guidelines ("Guidelines") is to give homeowners, homebuilders and their representative design teams, a framework for the creation of a residential community that reflects the quality envisioned by the City of Fairfield ("City") and Lewis Planned Communities (Master Developer).

These Guidelines seek to ensure that Villages at Fairfield stands out as a thoughtfully planned community.

The Guidelines allow for innovative and creative design that establishes a theme within each residential village, and collectively establishes a distinctive, attractive, and desirable neighborhood within the city.

These Guidelines shall be utilized by the Master Developer in preparing the major street amenities (the streetscape) and the common area amenities; and utilized by the homebuilders, and/or individual homeowner in preparing building plans, site plans, lot layouts, front yard landscaping and irrigation plans.

Interpretation of the Guidelines and City Regulations
These Guidelines are in substantial accordance with the City of Fairfield development regulations, which includes the City Design and Development Guidelines, Zoning Ordinance (Municipal Code, Chapter 25), and the City General Development Regulations (Municipal Code, Section 25.30), and 2014 Standard Specifications and Details. Applicants for development approval shall review and address these and all other applicable City standards and requirements in proposed projects in this plan area. The final design (including floor plans, elevations, landscape plans, parking, fire suppression and solid waste plans) must be consistent with the approved zoning and tentative subdivision map for the Project. Such plans shall be subject to the review and approval by the applicable City departments prior to the commencement of development and/or issuance of building permits. These Guidelines will control any conflicts that may arise between these Guidelines and the City's regulations.

1.2 Organization of These Guidelines This document is provided as a guide to the Master Developer, home builder, individuals, and the City through the full community development process. The Guidelines progress from the general design concepts through the framework of land use allocation and the street and pedestrian networks, to the design of streetscapes and landscaping along the public streets, to the landscaping in private residential yards, and finally, to the architecture of individual buildings. Figure 1: Location Map Villages at Fairfield Design Guidelines 2
2 Application and Design Review Processes A builder must complete two sequential processes in order to build a home in Villages at Fairfield. The first process is the Villages at Fairfield Design Review Committee (DRC) submittal. The second is the City of Fairfield Development Review process. It is anticipated that the DRC approval will precede submittal of documents to the City of Fairfield for the City’s review. These guidelines establish the submittal and processing requirements for both the Architectural Design and Landscape Plan. The Architectural Design and the Landscape Plan may be submitted and processed separately, but may also be processed simultaneously. The same submittal items are required for both the DRC and the City processes in order to eliminate duplicate or conflicting submission requirements. The objective is to make every submittal for the design review reusable in the City’s application process. The following are the necessary steps in each process. 2.1 Design Review Committee (DRC) Lewis Planned Communities ("Master Developer"), established the Design Review Committee (DRC), in part, to review the building plans, site plans, lot layouts, and landscape plans submitted by each homebuilder or homeowner, and has the authority to approve or disapprove the plans.

The DRC may consider special circumstances that will not permit a certain individual residence to comply with all the requirements of the Guidelines. In such cases, the DRC will review the design on a case-by-case basis to achieve the purpose of these Guidelines to the greatest reasonable extent, as determined by the DRC. The DRC will consist of three (3) members appointed by Lewis Planned Communities. The Master Developer may appoint new members and replace existing members at any time.

2.2 Design Review Process and Submittal Requirements
Architectural design review includes a review of the building plans for conformity with architectural expression and detailing, building placement, street and block face appearance and variety, and success in achieving an architectural style in the context of production building.

Planning Context
The project involved amendments of the City General Plan, General Plan Land Use Diagram and Zoning Ordinance approved by the City of Fairfield in 2005 and later amended in 2016.

Design Review Committee Process
Step One. Pre-Submittal Meeting. In that the primary purpose of the meeting is to provide the builder with an understanding of the expectations of the DRC, it is not necessary for the builder to submit any drawings, plans, lot plots or similar information prior to or at the meeting. However, the DRC encourages builders to provide lot layouts, and plans and elevations of product for, or similar to, that proposed for the site. The DRC will not provide any formal (written) feedback to the builder. Step Two. Project Submittal. Builder submittals will be required as described in Section 2.2.3 Submittal Requirements, below. The DRC will have 10 working days from receipt of the submittal to determine the extent plans are in conformance with the Design Guidelines. The DRC will provide the determination to the builder in writing. The DRC will make findings of conformance, minor non-conformance or significant non-conformance with respect to all or individual elements of the plans. Elements found to be significantly non-conforming will require modification of plans and resubmittal for additional review before plans may be submitted to the City of Fairfield. Elements found to be non-conforming in a minor way will require modification of plans and resubmittal for additional review at the time construction drawings are completed. Step Three. Resubmittal. For plans found to have one or more significant variations from the Design Guidelines, additional submittal(s) are required. Within five working days of resubmittal of the plans to the DRC, the DRC shall inform the builder, in writing, that the plans are acceptable or unacceptable. For resubmitted plans the DRC determines to be acceptable, or acceptable with minor adjustments, the DRC will provide the builder with a final written determination, copied to the City, within one working day of completion of the resubmittal review and determination of approval. Plans the DRC determines to be unacceptable shall be resubmitted to the DRC and shall be processed in the same manner provided in this section. Step Four. Landscape Plan Review and Determination. Builder submittals will be required for landscape plans as described in Section 2.2.4 Submittal Requirements below and will conform to the Landscape Documentation Package as specified in Section 22.A.4 (City of Fairfield Municipal Code). The DRC will have 10 working days from receipt of the submittal to determine the extent plans are in conformance with the Design Guidelines. At the applicant’s discretion, the Landscape Plan Review and Approval may occur as a separate step subsequent to, or concurrent with, the architectural design review. If the review steps are concurrent then the time for DRC review is additive that is, DRC will have 10 working days for the architectural review, and 10 working days for the landscape design review.

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The DRC will provide the determination to the builder in writing. The DRC will make findings of conformance, minor non-conformance or significant non-conformance with respect to all or individual elements of the plans. Elements found to be significantly non-conforming will require modification of plans and resubmittal for additional review before plans may be submitted to the City of Fairfield. Elements found to be nonconforming in a minor way will require modification of plans and resubmittal for additional review at the time construction drawings are completed. Step Five. Construction Drawing Submittal. At the time of submittal of the plans for building permit approval the builder shall also submit plans to the DRC. The DRC review will review the plans to make certain that all minor elements have been revised and to assure that the plans otherwise conform to the submittal approved by the DRC. The construction drawing review shall occur within 10 working days of receipt of the construction plans. The DRC shall inform the builder that the plans are acceptable and issue a final written determination with a copy to the City within one working day of determination of approval.

City of Fairfield Process
The City of Fairfield will not accept plans for review and approval prior to receipt of a written determination by the DRC.

Step One. Development Review.
• Minor Development review applies to homes within a subdivision of one to ten dwelling units or with lots that have a minimum lot size of 5,000 square feet or greater. • Development Review will apply to all homes on lots less than a minimum of 5,000 square feet.

Both reviews require public notice. The review and approval authority for Minor Development review shall be the City Staff. The review and approval authority for Development Review requests shall be the City Planning Commission. The City of Fairfield will decide when to require either a Minor Development Review or a Development Review.

Step Two. Construction Drawing Submittal.

Construction drawings submitted for obtaining a building permit will not be accepted by the City of Fairfield unless accompanied by a written determination that the plans conform to the DRC written approval of the construction drawings. Submittals for Design Review Committee approval shall include the following elements:
a. Subdivision Map with Homes plotted on each lot. Scale as appropriate within the range of 1 inch = 10 feet to 1 inch equals 60 feet.
b. Individual Lot Plotting Plan. Scale as appropriate within the range of 1-inch equals 10 feet to 1- inch equals 20 feet.
c. Exterior Elevations – all four sides. Provide annotations for all exterior materials and height above grade. All elevations at ¼ inch equals 1-foot scale. d. Roof Plans. Identify roof slopes. All roof plans at ¼ inch to 1-foot scale. e. Materials Sample Board (11 x 17). Provide actual samples of all proposed exterior materials and colors.

Three full size sets of these plans shall be required for a Step Two submission to the DRC and for either a Minor or Development Review by the City of Fairfield.

Step Three. Building Permit approval.

A building permit may only be issued subsequent to staff review of plans and staff determination that the plans conform to the Minor Development Review approved by staff or the Development Review approved by the Planning Commission.

Landscape Design Review Submittal Requirements
The City of Fairfield Municipal Code Chapter 22 Water Efficient Landscaping shall apply to all developerinstalled landscaping in single-family and multifamily residential projects, including street corridors and private yards in the Villages at Fairfield.

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Homeowner-provided landscaping at single-family and multi-family projects are subject to the standards in Chapter 22 but are not required to submit a Landscape Documentation Package as required in Section 22.A.4. The DRC shall review and approve each plan prior to commencing construction of production landscapes in accordance with the procedures as outlined herein. These Guidelines strongly recommend that a DRC representative review the plant material layout with the contractor prior to installation in order to minimize changes at the time of final acceptance. 3 Project Description 3.1 The Project Setting
The Villages at Fairfield is located on approximately 451 acres in the northeastern area of the City, 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. (Refer to Figure 2). The site consists of mostly flat to slightly undulating terrain that was used for cattle grazing, crop production, orchards, and cement operations in the past. 3.2 Plan Summary Land Use Plan
Figure 3 illustrates the land use zoning designations, and Figure 4 illustrates the detailed land plan. The project includes five separate development elements. Village I is located at the southeast corner of Clay Bank Road and the Manuel Campos Parkway. Village II is located south of Village I on the south side of the existing Linear Park. Lago Vista is located along the eastern boundary of Village II and north of Air Base Parkway. Village III is located north of Cement Hill Road to the west of the Gold Ridge development. Village IV is north of Village III and residential streets will integrate with the Gold Ridge development. A small portion of Village IV is located outside the city in unincorporated Solano County and will not be developed.

Figure 2: Project Context Aerial View
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Land Use Summary
Table 1 summarizes the entire land use plan. Table 2 provides the land use by type in each village as shown in Figure 3. Table 1: Land Use Summary Figure 3: Land Plan and Zoning

ZONE UNIT COUNT GROSS ACREAGE USE
CC - 4.6 COMMUNITY COMMERCIAL RH 508 27.7 HIGH DENSITY RESIDENTIAL RM 543 62.1 MEDIUM DENSITY RESIDENTIAL RLM 502 70.3 LOW-MEDIUM DENSITY RESIDENTIAL RLM:5 322 64.1 SINGLE FAMILY RESIDENTIAL RLM:4.5 321 52.2 SINGLE FAMILY RESIDENTIAL PF - 11.0 ELEMENTARY SCHOOL REC - 13.5 PARK RLM - 3.3 DETENTION + WATER QUALITY RM - 2.8 DETENTION + WATER QUALITY BASIN RM - 0.2 LIFT STATION OSC - 11.2 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND

MITIGATION, DRAINAGE)
OSC - 4.8 OPEN SPACE OSC - 8.1 OPEN SPACE/ PEDESTRIAN TRAIL OSC - 73.3 OPEN SPACE/HILLSIDE PRESRVE OSC - 31.6 OPEN SPACE/WETLAND PRESERVE

10.0 MAJOR ROADWAYS
GRAND TOTAL 2,196 450.8
Table 2: Land Use by Parcel
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VILLAGE I
UNIT/PARCEL/LOT NO. ZONE UNIT COUNT GROSS ACREAGE USE
LOT 1 RLM:5 87 15.7 SINGLE FAMILY RESIDENTIAL (NEW HOMES COMPLETED) LOT 2 RLM:4.5 119 18.8 SINGLE FAMILY RESIDENTIAL LOT 3 RLM 93 14.3 LOW-MEDIUM DENSITY RESIDENTIAL (NEW HOMES COMPLETED) LOT 4 RLM 133 18.3 LOW-MEDIUM DENSITY RESIDENTIAL (NEW HOMES COMPLETED) PARCEL A OSC - 3.8 OPEN SPACE PARCEL B PF - 11.0 POTENTIAL SCHOOL/RESIDENTIAL USE PARCEL C REC - 5.5 PARK

4.1 MAJOR ROADWAYS
SUBTOTAL 432 91.5 VILLAGE II
UNIT/PARCEL/LOT NO. ZONE UNIT COUNT GROSS ACREAGE USE
LOT 1 RM 119 13.3 SINGLE FAMILY RESIDENTIAL (NEW HOMES UNDER CONSTRUCTION) LOT 2 RM 90 10.5 SINGLE FAMILY RESIDENTIAL (NEW HOMES UNDER CONSTRUCTION) LOT 3 RM 82 9.4 SINGLE FAMILY RESIDENTIAL LOT 4 RLM:4.5 83 14.2 SINGLE FAMILY RESIDENTIAL PARCEL A OSC - 0.3 OPEN SPACE PARCEL B RM - 0.2 LIFT STATION PARCEL C OSC 3.8 OPEN SPACE/WETLAND PRESERVE PARCEL D OSC 2.8 OPEN SPACE/WETLAND PRESERVE PARCEL E OSC 9.6 OPEN SPACE/WETLAND PRESERVE PARCEL F OSC 7.6 OPEN SPACE/WETLAND PRESERVE PARCEL G RM - 2.8 DETENTION & WATER QUALITY BASIN PARCEL H OSC - 0.5 OPEN SPACE PARCEL J RLM - 1.7 DETENTION & WATER QUALITY BASIN PARCEL K CC - 4.6 COMMUNITY COMMERCIAL

4.2 MAJOR ROADWAYS
SUBTOTAL 374 85.5

LAGO VISTA
UNIT/PARCEL/LOT NO. ZONE UNIT COUNT GROSS ACREAGE USE Lot 1 RLM 75 8.0 SINGLE FAMILY RESIDENTIAL Lot 2 RLM 76 9.7 SINGLE FAMILY RESIDENTIAL Lot 3 RH 228 14.2 CONDOMINIUM UNITS Lot E OSC - 3.8 OPEN SPACE/TRAIL Lot H RLM - 1.6 DETENTION & WATER QUALITY BASIN SUBTOTAL 379 37.3

VILLAGE III

UNIT/PARCEL/LOT
NO. ZONE UNIT COUNT GROSS ACREAGE USE
UNIT 1 RLM:5 80 15.6 SINGLE-FAMILY RESIDENTIAL UNIT 2 RLM:5 50 10.3 SINGLE-FAMILY RESIDENTIAL UNIT 3 RLM:4.5 119 19.2 SINGLE-FAMILY RESIDENTIAL LOTS A, B,& C RLM 81 13.4 LOW-MEDIUM DENSITY RESIDENTIAL LOT D*** RM 175 20.1 MEDIUM DENSITY RESIDENTIAL LOT E *** RM 77 8.8 MEDIUM DENSITY RESIDENTIAL LOT F RLM 44 6.6 LOW-MEDIUM DENSITY RESIDENTIAL LOT G *** RH 280 13.5 HIGH DENSITY RESIDENTIAL LOT H OSC - 7.3 OPEN SPACE/WETLAND PRESERVE LOT I OSC - 4.6 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND

MITIGATION, DRAINAGE)

LOT J OSC
- 4.9 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND

MITIGATION, DRAINAGE)

LOT K OSC
- 0.4 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND

MITIGATION, DRAINAGE)

LOT L OSC
- 1.3 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND

MITIGATION, DRAINAGE)
LOT M REC - 8.0 PARK LOTS N,O & P OSC - 4.3 OPEN SPACE/ PEDESTRIAN TRAIL LOT Q OSC - 0.2 OPEN SPACE

1.7 MAJOR ROADWAYS
SUBTOTAL 906 140.2 VILLAGE IV

UNIT/PARCEL/LOT
NO. ZONE UNIT COUNT GROSS ACREAGE USE
UNIT 1 RLM:5 54 11.1 SINGLE FAMILY RESIDENTIAL UNIT 2 RLM:5 51 11.4 SINGLE FAMILY RESIDENTIAL LOT A ** OSC - 73.3 OPEN SPACE/HILLSIDE PRESRVE LOT B OSC - 0.5 OPEN SPACE/WETLAND PRESERVE SUBTOTAL 105 96.3 GRAND TOTAL 2,196 450.8 NOTES:
* MAJOR ROADWAYS INCLUDE CLAY BANK ROAD & MANUEL CAMPOS PARKWAY **
GENERAL PLAN & ZONING DESIGNATIONS FOR PORTION LOCATED IN SOLANO COUNTY ARE AGRIGULTLURAL 40 & AG -20 RESPECTIVELY. *** LARGE LOT APPROVAL ONLY. UNITS ARE ESTIMATED.

AREAS SHOWN ARE IN GROSS ACRES AND EXCLUDE MAJOR ROADWAYS. GP - GENERAL PLAN DESIGNATION Table 2: Land Use by Parcel
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Figure 4: Illustrative Land Plan
Figure 3: Park and Open Space Master Plan
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3.3 Parks and Open Space
Park and Open Space Master Plan
Figure 5 illustrates the combined parks and open space plan. Villages at Fairfield will provide two neighborhood parks, a pocket park (Lot A Village II) and a linear park, as well as open space/wetlands preserve and mitigation areas distribution throughout the plan. All park designs illustrated in Figures 7 through 12 are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs, including trail locations and connections, will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval. Parks, open spaces, and linear parks shall comply with State of California Executive Order B-24-15. The use of ornamental turf shall be limited to playfields and rest areas immediately around amenities. The Parks and Open Space Master Plan for Villages at Fairfield contributes to the Safe Routes to School initiative by providing a linear park that students can use to travel from the plan area to existing schools located west of the plan area (Figure 6). The Lago Vista neighborhood contributes to the linear park system with a north-south trail that extends from the northern portion of the neighborhood towards the linear park that bisects the entire Villages at Fairfield plan area. The City’s LED lighting program shall be used in all parks and linear parks. Walls and fences within and adjacent to parks shall be located, and the appropriate fence type used, as illustrated in Figures 57 and 58.

Figure 6: Safe Routes to School Figure 5: Park and Open Space Master Plan Figure 5: Park and Open Space Master Plan
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Multi-Use Trail Plan
The project includes a proposed multi-use trail near the southern border of the Fairfield Vacaville Greenbelt. A multiuse trail will be included in the linear park adjacent to the project, and along major streets as shown in Figure 7.

Linear Park Interface Plan
Segments of the Multi-use Trail Master Plan abut residential neighborhoods in Village II and Village III, identified here as the west segment and the east segment respectively. Pedestrian connections are provided from the neighborhood residential streets to the trail network. Figure 8 illustrates the landscape concept for the Linear Park west segment, and Figure 9 illustrates the east segment.

Figure 7: Multi-use Trail Master Plan
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Figure 8: Linear Park (West Segment) – Within Villages 1 and 2 Villages at Fairfield Design Guidelines 11
Figure 9: Conceptual Plan Linear Park (East Segment) – Within Village 3 NOTE: All park designs are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs, including trail locations and connections, will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.

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Conceptual Park Plans
The Villages at Fairfield plan includes two neighborhood parks. These include recreation and neighborhood gathering areas. Figure 10 illustrates the conceptual site plan for the park in Lot B, Village I adjacent to the planned elementary school. Figure 11 illustrates the conceptual site plan for the park in Lot M, Village III, and Figure 12 illustrates a cross section of the concept plan for Lot M.

Figure 10: Conceptual Park Plan Lot B, Village I
NOTE: All park designs are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs, including trail locations and connections, will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.

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Figure 11: Conceptual Park Plan Lot M Village III
NOTE: All park designs are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs including trail locations and connections will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.

Figure 12: Typical Sections Lot M Park
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Open Space, Wetland Preserve and Multi-Purpose Channel
Open space, wetland preserves, and multi-purpose channels are integrated with the residential neighborhoods in Villages at Fairfield. Although not available for active recreation, these open space areas add significant visual amenity and character to the neighborhoods, and in some instances, provide space for pedestrian paths along the perimeter. Figure 13: Open Space, Wetland Preserve & Multi-purpose Channel Lot H Village III Open Space Planting Materials
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 NOTE: All open space designs are conceptual and intended to demonstrate feasibility of the planned program. Specific designs including trail locations and connections will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.

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4 Streets The street network includes four distinct street types that provide a functional hierarchy defined by street width, number of lanes, separated sidewalks, landscaped parkway strips, landscaped building setbacks, medians, bikeways, and on-street parking. However, individual conditions along many of the streets will require a distinct street section that varies slightly from the primary standard. Figure 14 illustrates the location and identification keys of each street type in Villages I, II, Lago Vista, and Laurel Creek Plaza. Figure 15 illustrates the location and identification key of each street type in Villages III and IV. Figures 16 through 57 illustrate the cross section and dimensions of each street type and the variations at specific locations throughout the plan. 4.1 Street Definitions and Hierarchy Arterial Streets
Arterial streets are the major thoroughfares for the Villages at Fairfield, and serve the City of Fairfield and Solano County. The Fairfield General Plan defines Arterial Streets as a street designed to primarily serve intra-urban travel, carrying traffic from collector level streets to and from other parts of the City. Access to abutting property is subordinate to the primary function of moving traffic between neighborhoods. Improvements to Manuel Campos Parkway include four traffic lanes, bike lanes, sidewalks, landscape strips, and a double row of street trees. In addition, a portion of Manuel Campos Parkway corridor will include a 9’ wide pedestrian link in the City’s comprehensive, citywide trail system. Generally, Clay Bank Road includes a landscaped median, a parkway strip, sidewalk, a planting strip containing shrub massing, and vines against a CMU wall or tubular steel fence.

Community Collector Streets
The General Plan defines a collector street as designed to serve neighborhood traffic, providing links between local streets and arterials, and access to abutting property. Community collector streets specifically serve to connect arterial streets with individual neighborhoods.

The plan includes Portland Drive and Waters Road Extension as community collectors in the Villages at Fairfield that will connect to Manuel Campos Parkway. The typical community collector provides a landscaped median, bike lane, parkway strip, sidewalk, and landscaped corridor. The landscaping will include shrub massing, street trees, and screen trees. Variations in overall right-of-way occur with specific conditions.

Residential Collector Street
Residential collector streets generally front residential uses and provide connections between community collector streets, arterial streets, and residential streets. Residential collectors do not typically require walls and provide front-on access with separated sidewalks and landscape strips. These streets may also provide front-on access for multi-family properties, parks, and open space. Each provides on-street parking, a parkway, street trees, and a 4.5 or 6-foot wide sidewalk.

Residential Streets
Residential streets serve individual residential parcels and generally have either a 50-foot or a 58-foot wide right-of-way and have either separated sidewalks with landscape strips, or sidewalks integrated with the curb. Street tree plantings shall occur either in landscape strips, or in front yards within 5-feet of the sidewalk.

Traffic Calming Measures
Traffic calming measures are street improvements designed to slow traffic and facilitate pedestrian crossings, thereby enhancing pedestrian safety and walkability in the plan. Such improvements may include traffic circles or roundabouts, intersection bulb-outs, and speed tables, among other designs. The plan indicates a potential location of a traffic circle at the intersection of Walters Road and Huck Road (see Figure 15). This, and other potential traffic calming features, may be included in the design of future subdivision maps in this plan.

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Figure 14: Street Hierarchy in Villages I, II, Lago Vista, and Laurel Creek Plaza Villages at Fairfield Design Guidelines 17
Figure 15: Street Hierarchy in Villages III and IV
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Figure 16 : Manuel Campos Parkway “Arterial Road” (Section 1A) Figure 17: Manuel Campos Parkway “Arterial Road” (Section 1B) Figure 18: Manuel Campos Parkway “Arterial Road” (Section 1C) 1B
1A
1C
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Figure 19: Clay Bank Road “Arterial Road” (Air Base Parkway to Horizon Circle-Southern Intersection) (Section 2) Figure 20: Clay Bank Road “Arterial Road” (Horizon Circle-Southern Intersection to Linear Park) (Section 3) Figure 21: Clay Bank Road “Arterial Road” (Existing Cement Hills Rd. to Manuel Campos Parkway) (Section 4) 2 3
4 Villages at Fairfield Design Guidelines 20
Figure 22: Airbase Parkway “Arterial Road” (at Laurel Creek Plaza Commercial Site) (Section 5) Figure 23: Airbase Parkway “Arterial Road” (west of Clay Bank Road) (Section 6) Figure 24: Portland Drive "Community Collector" (Section 7) 5 6
7 Villages at Fairfield Design Guidelines 21
Figure 25: Portland Drive "Community Collector" (Section 8) Figure 26: Horizon Circle "Residential Collector" with Right Lane Turn Pocket (Section 9) Figure 27: Horizon Circle "Residential Collector" (Section 10) 8 9
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Figure 28: Horizon Circle & Lot I Residential Collector (Section 11) Figure 29: Horizon Circle "Residential Collector" (Section 12) Figure 30: Horizon Circle "Residential Collector" (Section 13) 11 12
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Figure 31: Horizon Circle "Residential Collector" (Section 14) Figure 32: Horizon Circle "Residential Collector" (Section 15) Figure 33: Gulf Drive/ Horizon Circle "Residential Collector" (Section 16) 14 1516
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Figure 34: Gulf Drive "Residential Collector" Adjacent to Park/Elementary School (Section 17) Figure 35: Walters Road "Community Collector" (Section 18) Figure 36: Walters Road "Community Collector" Adjacent to Park (Section 19) 17 18
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Figure 37: Walters Road "Community Collector" Adjacent to Canal (Section 20) Figure 38: Huck Road "Community Collector" (Section 21) Figure 39: Huck Road "Community Collector" (Section 22) 20 21
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Figure 40: Typical Residential Collector (Section 23) Fig ure 41: Pullen Lane "Residential Collector" (Section 24) Figure 42: Typical 58’ Residential Street (Section 25)
23 24
25 Villages at Fairfield Design Guidelines 27
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) Figure 47: Residential Street Adjacent to Linear Park (Section 30) Figure 48: Fonstall Way (Section 31)
26 27
29 30
28 31
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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)
Figure 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) Figure 56: Residential Street @ County P/L (Section 38) Figure 57: High Line Drive (at Lago Vista Entry) County P/L Road (Section 39) 37 38
39 Villages at Fairfield Design Guidelines 30

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.

Villages at Fairfield Design Guidelines 31

4.3 Water Efficient Landscape All landscaping 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 Street 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.

Villages at Fairfield Design Guidelines 32
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 walls 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.

Villages at Fairfield Design Guidelines 33
Figure 58: Walls, Fences and Gateway Features in Villages I & II, Lago Vista, and Laurel Creek Plaza Villages at Fairfield Design Guidelines 34
Figure 59: Walls, Fences and Gateway Features in Villages III & IV Villages at Fairfield Design Guidelines 35
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
Villages at Fairfield Design Guidelines 36
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
Villages at Fairfield Design Guidelines 37
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 Villages at Fairfield Design Guidelines 38
Figure 67: Typical Major Community Entry (Manuel Campos Parkway and Walters Road) Villages at Fairfield Design Guidelines 39
Figure 68: Typical Community Entry- (Manuel Campos Parkway and Clay Bank Road) Villages at Fairfield Design Guidelines 40
Figure 69: Typical Village Entry (Clay Bank Road and Gulf Drive) Villages at Fairfield Design Guidelines 41
Figure 70: Typical Village and Minor Commercial Entry
Villages at Fairfield Design Guidelines 42

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 antisiphon 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.

Villages at Fairfield Design Guidelines 43
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.

Villages at Fairfield Design Guidelines 44
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 detached 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.

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
Residential setback lines will adhere to the minimum requirements as provided in the Residential Development Standards 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 private 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 Zoning 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 onstreet 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
Villages at Fairfield Design Guidelines 46
Open Space (square 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 Zoning 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’ 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 Architectural 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.

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, portecocheres, 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. Sideyard 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 achieved 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
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.

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 Street 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 Shrub and Groundcover Palette
Large 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 Villages at Fairfield Design Guidelines 50
Small Shrubs: 1’ - 3’ Tall
Botanical 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
Botanical 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 APNS
0170-050-540
0170-050-550 (ptn.)

AIR BASE PARKWAY

UNION PACIFIC

RAILROAD 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

FLOOD EASEMENT
PER 940 OR 21

FLOOD EASEMENT
PER 940 OR 21
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557

SHEET 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

LEGAL DESCRIPTION
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
SHEET 2 OF 11
¬
“ ”
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. 12' 5' 40'
SWK. R/W
23' 5' 10' 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. BC BC
34' R/W R/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' 5' 10' 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 SECTION

NOT TO SCALE
F
"RESIDENTIAL STREET" 46' STREET SECTION

NOT TO SCALE
8' PARKING PARKING8' 23' SWK. 10' 5' 46'
SWK. R/W
23' 5' 10' TRAVEL LANE TRAVEL LANE R/W

RESIDENTIAL RESIDENTIAL VERTICAL CURBS
B "PRIVATE DRIVE" 26' STREET SECTION
NOT TO SCALE E "RESIDENTIAL STREET" 40' STREET SECTIONNOT TO SCALE 9' PARKING
27' SWK. 5' 40' R/W
13' PRIVATE DRIVE 13' PRIVATE DRIVE R/W
G
"PRIVATE DRIVE" 50' STREET SECTION

NOT TO SCALE
R/W
26' 13' PRIVATE DRIVE R/W
13' PRIVATE DRIVE
19' PARKING
37' SWK. 5' 50' R/W

RESIDENTIAL VERTICAL CURBS
13' PRIVATE DRIVE 13' PRIVATE DRIVE R/W

RESIDENTIAL VERTICAL CURBS PROPOSED 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 SECTION

NOT TO SCALE
18' SWK. 5' 31' R/W
13' PRIVATE DRIVE 13' PRIVATE DRIVE R/W

RESIDENTIAL VERTICAL CURBS PROPOSED BUILDING
D
"RESIDENTIAL STREET" 35' STREET SECTION

NOT TO SCALE
8' PARKING
23' SWK. 10' 5' 35' R/W
12' TRAVEL LANE TRAVEL LANE R/W

RESIDENTIAL RESIDENTIAL VERTICAL CURBS
E
"RESIDENTIAL STREET" 46' STREET SECTION

NOT TO SCALE
8' PARKING PARKING8' 23' SWK. 10' 5' 46'
SWK. R/W
23' 5' 10' TRAVEL LANE TRAVEL LANE R/W

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

NOT TO SCALE
8' PARKING
23' SWK. 5' 10' SWK. R/W17' 12' 5' TRAVEL LANE TRAVEL LANE R/W RESIDENTIAL LOT 3 VERTICAL CURB VERTICAL 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. 10' 5' 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. 10' 5' 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

VERTICAL CURB

VERTICAL CURB
12' TRAVEL LANE R/W

VERTICAL CURB
12' TRAVEL LANE VERTICAL CURB
18'
LOT B
5'
RESIDENTIAL 6' 5'

FENCING (SEE PLANS BY OTHERS) 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 PACIFIC

RAILROAD 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 DR IVE
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'
83' 42'
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' 45' 41'
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=2
5 0'
R=2
5 0'
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'
15'13'
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

FLOOD EASEMENT
PER 940 OR 21

FLOOD EASEMENT
PER 940 OR 21

RELINQUISHMENT

OF ABUTTER'S
RIGHTS
EVA
9 9.5 3 '

32.77 ' 53 .1 9' 138' 8' PUE 8' 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' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 33.5' 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± SF 3,063± 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 D 25'
E
"RESIDENTIAL STREET"
46' STREET SECTION

NOT TO SCALE
8'

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

R/W
23'
5' 10'

TRAVEL LANE TRAVEL LANE
R/W

RESIDENTIAL RESIDENTIAL 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 LANE TRAVEL LANE
R/W
RESIDENTIAL LOT 3

VERTICAL CURB VERTICAL 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.
10' 5'

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.
10' 5'

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

VERTICAL CURB

VERTICAL CURB
12'

TRAVEL LANE
R/W

VERTICAL CURB
12'

TRAVEL LANE

VERTICAL CURB
18'
LOT B
5'

RESIDENTIAL
6' 5'

FENCING (SEE PLANS BY

OTHERS)

MULTI FAMILY SITE
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
TOTAL

7.51 AREA

37.32 DWELLING NET GROSS
375

UNITS DENSITY
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 -
LOT A LANDSCAPE/E.V.A. - 0.14
76 9.68 8.68
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 LOT B LANDSCAPE - 0.38
224 14.18 14.18
LOT 3

CONDOMINIUM UNITS
LOT E

COMMON AREA
OPEN SPACE 3.81 3.81
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 OPEN SPACE 0.45-

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

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)

2. THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT.

3. PURSUANT TO SECTION 66434(g) OF THE SUBDIVISION MAP ACT, EASEMENTS TO BE ABANDONED ARE MARKED ON THE MAP.

4. THE AERIAL TOPOGRAPHY SHOWN HEREON WAS FLOWN BY
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)

OPEN SPACE CONSERVATION (OSC)

TENTATIVE MAP FOR

CONDOMINIUM PURPOSES
LOT H WATER QUALITY BASIN 1.62 1.62
LOT G OPEN SPACE 0.34-

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

WETLAND TO BE REMOVED

PER PORTLAND DRIVE
CONNECTION PERMIT.

SEE PORTLAND PLANS FOR
MITIGATION MEASURES.

AIR BASE PARKWAY

UNION PACIFIC

RAILROAD PORTLAND DRIVE COURT 'A' STREET 'A'

GOLDEN WAY

STREET 'B' STREET 'A' STREET 'C'

STREET 'D'

HIGH L INE DR IVE
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
NO. OF SPACE/
SPACES
49 0.7
150 2.0
150 2.0
SUBTOTAL 349 4.7 SPACES/UNIT

PARKING SPACE TYPE
LOT 2
STREET

DRIVEWAY
GARAGE
UNIT
NO. OF SPACE/
SPACES
85 1.1
152 2.0
152 2.0
SUBTOTAL 389 5.1 SPACES/UNIT
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
TOTAL 738 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.)
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
SHEET 4 OF 11

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

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

33.25' 40' 81.5' 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 1 PLAN 1
PLAN 2 PLAN 2
PLAN 3 PLAN 3
PLAN 1 PLAN 1
PLAN 2 PLAN 2
PLAN 3 PLAN 3
PL PL68'
45'

PUBLIC STREET
8' P.U.E. 8' P.U.E.
5' SIDEWALK
45' 55' 68' 68'
55' 5' SIDEWALK PUBLIC STREET
PL PL68'
45'

PUBLIC STREET
8' P.U.E. 8' P.U.E.
5' SIDEWALK
45' 55' 68' 68'
55' 5' SIDEWALK PUBLIC STREET
PL PL68'
45' 8' P.U.E.

PL PL

33.25'

PUBLIC STREET
5' SIDEWALK

33.25' 40' 81.5' 81.5' 81.5'
40' 5' SIDEWALK PUBLIC STREET
PL PL

33.25'

PUBLIC STREET
5' SIDEWALK

33.25' 40' 81.5' 81.5' 81.5'
40' 5' SIDEWALK PUBLIC STREET
PL PL

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.)

BUILDING SETBACK
LINE (TYP.)

BUILDING SETBACK
LINE (TYP.)

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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557

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
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
-
IJ
-
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
59 58
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
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826 SHEET 6 OF 11 120
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557

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

A SECTION B SECTION C SECTION

D SECTION F SECTION

G SECTION H SECTION I SECTION J SECTION

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

TENTATIVE MAP FOR

CONDOMINUM PURPOSES

O SECTION

P SECTION

AIR BASE PARKWAY

UNION PACIFIC

RAILROAD PORTLAND DRIVE

NO ACCESS RIGHTS COURT 'A' STREET 'A'

GOLDEN WAY

STREET 'B' STREET 'A' STREET 'C'

STREET 'D'

HIGH L INE DR IVE
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557

SHRUB AREA

SHRUB AREA

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

AIR BASE PARKWAY

UNION PACIFIC

RAILROAD PORTLAND DRIVE

NO ACCESS RIGHTS COURT 'A' STREET 'A'

GOLDEN WAY

STREET 'B' STREET 'A' STREET 'C'

STREET 'D'

HIGH L INE DR IVE
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
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
`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 1 PLAN 2 PLAN 3

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

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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
*NO TURF FOR FRONT YARD LANDSCAPES
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 PACIFIC

RAILROAD 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
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
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557

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
CUT
FILL
CUT
FILL
FILL
CUT
CUT
CUT
FILL
FILL

CUT FILL

CUT FILL

CUT FILL FILL CUT
LOT G

WATER QUALITY BASIN
TOP 41.0
BOTTOM 38.5 COURT 'A' STREET 'A'

GOLDEN WAY

STREET 'B' STREET 'A' STREET 'C'

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
59 58
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

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

CUT FILL
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
240 9216 KIEFER BOULEVARD SACRAMENTO, CA 95826
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 345 Tel 925.847.1556
PLEASANTON, CA 94588 Fax 925.847.1557
SHEET 11 OF 11

PRELIMINARY EARTHWORK

SUMMARY

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

TENTATIVE MAP FOR

CONDOMINIUM

PURPOSES
(BY OTHERS)
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
Angeleno Associates, Inc. 03.25.21 147 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 01'2' 4' 8' 16' A-0.3 PLAN 1A SPANISH PLAN 2C CRAFTSMAN PLAN 3B FARMHOUSE FRONT ELEVATIONS PRODUCT 2 - 33'-3" x 81'-6" Angeleno Associates, Inc. 03.25.21 147 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 01'2' 4' 8' 16' A-0.4 PLAN 1C CRAFTSMAN PLAN 2B FARMHOUSE PLAN 3A SPANISH FRONT ELEVATIONS PRODUCT 2 - 33'-3" x 81'-6" Angeleno Associates, Inc. 03.25.21 147 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 01'2' 4' 8' 16' A-0.5 PLAN 1B FARMHOUSE PLAN 2A SPANISH PLAN 3C CRAFTSMAN FRONT ELEVATIONS PRODUCT 2 - 33'-3" x 81'-6" 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" 30'-0" 3'-3" 29'-3" 4'-0" 4'-0" 18'-0"
10'-10" 4'-0" 4'-0" KITCHEN 9'-0" CLGDINING 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 1 PLAN 2 PLAN 3KITCHEN 9'-0" CLG DINING 9'-0" CLG GARAGE 9'-0" CLG LIVING 9'-0" CLG BEDRM 4 9'-0" CLGBA 3 9'-0" CLG YARD

UTILITIES

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'-512 21'-5 " 12" 8'-0" 17'-0" 27'-0" 27'-0" 27'-0" 17'-0" 17'-0"
6'-0"
4'-0" Angeleno Associates, Inc. 03.25.21 147 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 01'2' 4' 8' 16' A-0.1 GROUND LEVEL PRODUCT 2 BEDROOM DO9N
- 33'-3" X 81'-6"
MA. BA 8'-0" CLGLAUNDRY 9'-0" CLG WIC 9'-0" CLG BEDRM 2 9'-0" CLG BEDRM 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" CLGBEDRM 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" 30'-0" 3'-3" 29'-3" 4'-0" PLAN 1 PLAN 2 PLAN 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" Angeleno Associates, Inc. 03.25.21 147 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 01'2' 4' 8' 16' A-0.2 UPPER LEVEL PRODUCT 2 BEDROOM DO9N
- 33'-3" X 81'-6"
KITCHEN 9'-0" CLGDINING 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" CLGLAUNDRY 9'-0" CLG WIC 9'-0" CLG BEDRM 2 9'-0" CLG BEDRM 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 FLOOR FIRST FLOOR 2,00 SF 4 BED, 3 BA Angeleno Associates, Inc. 03.25.21 147 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-1.1 01'2' 4' 8' 16' PLAN 1 FLOOR PLAN EXTERIOR ELEVATIONS - SPANISH PLAN 1A A-1.2 FRONT RIGHT REAR 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' 01'2'4' 8' 16' ROOF Angeleno Associates, Inc. 03.25.21 147 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 E H K I C B J G D H F Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 01'2'4' 8' 16' ROOF A E F M I B C G D H K J 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF01'2'4' 8' 16' Angeleno Associates, Inc. 03.25.21 147 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 E F J M B C D G H K G N M I 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 FLOOR FIRST FLOOR 2,062 SF 4 BED, 3 BA, BONUS 18'-0" Angeleno Associates, Inc. 03.25.21 147 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-2.1 01'2' 4' 8' 16' PLAN 2 FLOOR PLAN Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF 01'2'4' 8' 16' I H F G E L H G D C B A J Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF01'2'4' 8' 16' I F J M E B L C A B K H G D Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF01'2'4' 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 ROOF01'2'4' 8' 16' I F K J E B H A B G C D I F K J M E B L H A B G C D KITCHEN 9'-0" CLG DINING 9'-0" CLG GARAGE 9'-0" CLG LIVING 9'-0" CLG BEDRM 4 9'-0" CLGBA 3 9'-0" CLG YARD BEDRM 2 9'-0" CLGBEDRM 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 FLOOR FIRST FLOOR 2,133 SF 4 BED, 3 BA, BONUS 18'-0"
10'-10" Angeleno Associates, Inc. 03.25.21 147 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-3.1 01'2' 4' 8' 16' PLAN 3 FLOOR PLAN Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF01'2'4' 8' 16' M A B C E F K J H I D G Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF01'2'4' 8' 16' E H K N J M F G I A B C D G Angeleno Associates, Inc. 03.25.21 147 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 RIGHT REAR LEFT 0 1'2' 4' 8' ROOF01'2'4' 8' 16' E I K J N M B A B C D G H F I 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 Angeleno Associates, Inc. 03.25.21 147 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 01'2' 4' 8' 16' CM-0.1 COLOR & MATERIAL BOARDS PRODUCT 2 - 33'-3" x 81'-6"

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 up17 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. 17 r.
up 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 drop zone 45'-0" 45'-0" 45'-0" 4'-0" 37'-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 0 4 8 12 45' X 68' LOTS 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 FAIRFIELD PRODUCT 3 Laund. 12'-0" x 11'-0" Bedroom 2 13'-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 / 17 r.
dn 42x60 shwr pan PLAN 2 PLAN 1 walk in closet 22 l.f. 12'-0" x 11'-0" Bedroom 2 Ba 2 Laund. DN17R 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 BathLoft / Opt. Bedroom 4 13'-2" x 12'-10" 14'-2" x 11'-6" Bedroom 2 PLAN 3 A0.2 SECOND FLOOR PLANS 0 4 8 12 45' X 68' LOTS 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 FAIRFIELD PRODUCT 3

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 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 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 LEGAL DESCRIPTION: C5.1 CROSS SECTIONS 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 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
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'-0" 150'
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' 88' 79'

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' 20'-0" FIRE LANE CLEAR DIMENSION

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
A.1.2 PERSPECTIVE VIEW 1 THESE RENDERINGS ARE CONCEPTUAL REPRESENTATIONS OF THE COMMUNITY AND ARE SUBJECT TO CHANGE 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 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 A.1.3 PERSPECTIVE VIEW 2 A.1.4 PERSPECTIVE VIEW 3 THESE RENDERINGS ARE CONCEPTUAL REPRESENTATIONS OF THE COMMUNITY AND ARE SUBJECT TO CHANGE 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 A.1.5 PERSPECTIVE VIEW 4 THESE RENDERINGS ARE CONCEPTUAL REPRESENTATIONS OF THE COMMUNITY AND ARE SUBJECT TO CHANGE 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

LAVATORY VITREOUS CHINA MEMOIRS LAVATORY VITREOUS CHINA LAVATORY VITREOUS CHINA PLAN 1 1,175 SF RENTABLE AREA 2 BED, 2 BA SECOND FLOOR FIRST FLOOR 16'-412" 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'-412" 48'-0" PARKING STALL 19'-812"
13'-4" 10'-2"
20'-2" STOR CLT 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 1'2' 4' 8' UNIT PLAN 1 A.2.1 FLOOR PLANS

LAVATORY VITREOUS CHINA

MEMOIRS LAVATORY VITREOUS CHINA LAVATORY VITREOUS CHINA MEMOIRS LAVATORY VITREOUS CHINA LAVATORY VITREOUS CHINA PLAN 3 1,611 SF RENTABLE AREA 3 BED, 2.5 BA SECOND FLOOR FIRST FLOOR 48'-0" 25'-412" DN UPENTRY LIVING DINING KITCHEN PWD PRIM. BA PRIM. BEDRM 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'-812"
13'-4" STOR 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 1'2' 4' 8' UNIT PLAN 3 A.2.2 FLOOR PLANS

MEMOIRS LAVATORY VITREOUS CHINA LAVATORY VITREOUS CHINA MEMOIRS LAVATORY VITREOUS CHINA LAVATORY VITREOUS CHINA PLAN 3X 1,627 SF RENTABLE AREA 3 BED, 2.5 BA LAVATORY VITREOUS CHINA DN UPENTRY BACKYARD KITCHEN PWD PRIM. BEDRM PRIM. BA. BEDRM 2 BA 2 BEDRM 3 LAU GARAGE LIVING DINING SECOND FLOOR FIRST 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'-412"
50'-0" 25'-412" 20'X20' MIN.
5'-0" 26'-934"
13'-4" PORCH LOWER ROOF STOR 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 1'2' 4' 8' UNIT PLAN 3X A.2.3 FLOOR PLANS

VITREOUS CHINA

MEMOIRS LAVATORY

MEMOIRS LAVATORY VITREOUS CHINA

LAVATORY VITREOUS CHINA
MEMOIRS LAVATORY VITREOUS CHINA BACKYARD 15'-0" x 10'-7" AC 48'-0" 31'-0"5'-0" 27'-912" 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 FLOOR FIRST FLOOR LOWER ROOF PORCH 43'-412" 26'-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 0 1'2' 4' 8' UNIT PLAN 5 A.2.4 FLOOR PLANS UNIT 1B-R UNIT 1A 16'-412" 16'-412" 2"
48'-0" 32'-11"5'-0" 16'-412" 16'-412" 2" UNIT 1B-R UNIT 1A 48'-0" 32'-11" 25'-412" 25'-412" 2" UNIT 3A-R UNIT 3A
48'-0" 50'-11"5'-0" 25'-412" 25'-412" 2" UNIT 3A-R UNIT 3A 49'-0" 50'-11" 41'-11"
5'-0" 2,786 SF RENTABLE AREA UNIT 3A-R UNIT 1A 25'-412" 16'-412" 2" 48'-0" 41'-11"
5'-0" UNIT 3A-R UNIT 1A 25'-412" 16'-412" 2"
48'-0" UNIT 3A-R UNIT 1A 25'-412" 16'-412" 2"48'-0" 21'-1" 16'-412" 2" UNIT 3A-R UNIT 1A 49'-0" 21'-1" 16'-412" 2" UNIT 3A-R UNIT 1A49'-0" 21'-1" 16'-412" 2" UNIT 3A-R UNIT 1A49'-0" 41'-11" 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 01'2'4' 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 25'-412" 28'-412" 2" UNIT 3A-R UNIT 3AX
48'-0" 53'-11"5'-0" 25'-412" 28'-412" 2" UNIT 3A-R UNIT 3AX 49'-0" 53'-11" 25'-412" 2" 30'-0" UNIT 3B-R UNIT 5A
48'-0" 55'-612"5'-0" 21'-1" 2" 26'-1" UNIT 3B-R UNIT 5A 47'-4" 49'-0" 01'2'4' 8' 16' 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 BUILDING FLOOR PLANS A.2.6 BUILDINGS 3X & 5 BUILDING 3X FIRST FLOOR SECOND FLOOR BUILDING 5 FIRST FLOOR SECOND FLOOR 9'-1"
±26'-6"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT 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 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 J E H I J K I D C A 01'2' 4' 8' 16' F O BUILDING 1 A.3.1 ELEVATION 1A J I 9'-1"
±26'-5"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT REAR A - 'S' TILE CONCRETE ROOF B - 7" FOAM EAVE LEGEND Z - METAL GUTTER & DOWNSPOUT 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 L - STUCCO WRAPPED FOAM HOOD 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 01'2' 4' 8' 16' BUILDING 1 A.3.2 ELEVATION 1C B J E H I J I D I A K L F Z 9'-1"
±27'-0"
9'-1" T.O.SHTG T.O.PL. T.O.SLAB T.O.PL. T.O.SHTG LEFT RIGHT FRONT REAR 4 :12 RIDGE4 :12

3.5 :12 RIDGE

3.5 :12 4 :12 RIDGE4 :12 A - 'S' TILE CONCRETE ROOF LEGEND Y - METAL POTSHELF C - FOAM RAFTER TAILS Z - METAL GUTTER & DOWNSPOUT 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 L - STUCCO WRAPPED FOAM HOOD M - STUCCO WRAPPED POT SHELF O - METAL AWNING 01'2' 4' 8' 16' BUILDING 1 A.3.3 ELEVATION 1XA C J E H I J I D A I L M K F Z O Z J 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 9'-1"
±26'-9"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG
9'-1"
±26'-9"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT 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 VENT Y - METAL POTSHELF Z - METAL GUTTER & DOWNSPOUT 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 01'2' 4' 8' 16' BUILDING 3 A.3.4 ELEVATION 3A K F Z I H E I D I A C J 9'-1"
±27'-1"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT 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 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 D H I E 01'2' 4' 8' 16' A I F BUILDING 3 A.3.5 ELEVATION 3C B J I Z 9'-1" PL
±26'-6"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT 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 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 I I A E 01'2' 4' 8' 16' D J F J G K H BUILDING 3X A.3.6 ELEVATION 3XA J C 9'-1"
±28'-1"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT 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 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 01'2' 4' 8' 16' O K I H J I V T K A M C BUILDING 5 A.3.7 ELEVATION 5A H Z 9'-1"
±27'-9"
9'-1" T.O. SHTG T.O.PL. T.O. SLAB T.O.PL. T.O. SHTG FRONT LEFT RIGHT 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 T - DECORATIVE PAVER M - STUCCO WRAPPED POT SHELF V - DECORATIVE METAL GRILL Y - METAL POTSHELF Z - METAL GUTTER & DOWNSPOUT 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 01'2' 4' 8' 16' I O K H V I A I C BUILDING 5 A.3.8 ELEVATION 5B J I J Z I K 11'-1"
±16'-9" 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 R- METAL FENCING AND GATE Q- DECORATIVE SHUTTER 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" T.O.PL. T.O.SLAB T.O. SHTG 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 B 01'2' 4' 8' 16' Q L P A E GLEASING BUILDING A.4.1 PLAN & ELEVATIONS D F P FLOOR PLAN ROOF PLAN S C G H 30" 48"
3080 30" RESTROOM ENTRY 1 MEN WOMEN FITNESS ENTRY 2 1,782 SF CONDITIONED + 313 SF RESTROOMS 47'-10" 63'-11" SPECIALTY FITNESS EXERCISE EQUIPMENT FIRE ELEC
±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 TRIM S- 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 I - PANELED SECTIONAL GAR. DOOR H - CERAMIC TILE J- STUCCO WRAPPED FOAM HOOD K- DECORATIVE STUCCO GRILL L- TERRA COTTA PAVER 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 A 01'2' 4' 8' 16' E C G J L K 01'2'4' 8' 16' FITNESS BUILDING A.4.2 PLAN & ELEVATIONS B O D FLOOR PLAN ROOF PLAN O S K

LEFT ELEVATION

VITREOUS CHINA
35'-6" 22'-8" 21'-0" CART STOR. ELEC ENTRY MAINTENANCE WORK AREA 770 SF FRONT ELEVATION 9'-1"
±17'-0"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 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 D G K01'2' 4' 8' 16' I A B J E MAINTENANCE BUILDING A.4.3 FLOOR PLAN & ELEVATIONS O C ROOF PLAN FLOOR PLAN 8'-1" 1'-6"
9'-7" J 8'-0" J EAST - REAR ELEVATION WEST - FRONT 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 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 01'2' 4' 8' 16' TRASH ENCLOSURE A.4.4 FLOOR PLAN & ELEVATIONS FLOOR PLAN T U W ROOF PLAN V T U V W 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 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 A 01'2' 4' 8' 16' MAIL BUILDING A.4.5 FLOOR PLAN & ELEVATIONS O P R C ROOF PLAN FLOOR PLAN 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 CM.5.1 COLOR & MATERIAL BOARDS

INDEPENDENCE
FAIRFIELD 5'-6"
8'-0" O.C. MAX.
1 2 2"x7" TOP & BOTTOM RAIL
5"x5" VINYL POST W/ DOMED CAP
3 6" TONGUE & GROOVE
4 FENCEWORKS, INC.
#V-001 OR EQUAL
1-800-350-5620
COLOR: TBD
1 2
3 INSTALL ON RET. WALL WHERE
OCCURS PER MFG. SPECIFICATION
8'-0" o.c. 6'-0"
* T.S. Fence
Color: Black
1 1 1 2" SQ. TOP, MID & BOTTOM RAILS
2 1 2 2" SQ. POST
3 3 4" SQ. PICKET 4" O.C.
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 39 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

INDEPENDENCE IN FAIRFIELD FAIRFIELD, CA
JOB# 25-012
NORTH
DATE: 06-23-2025
SCALE: 1" = 50'-0"
MONUMENT SIGN WALL 0 50' 100'
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
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 PROPOSED PROPERTY LINESINGLE FAMILY DEVELOPMENT BY OTHERS PROPOSED PROPERTY LINE SINGLE FAMILY DEVELOPMENT BY OTHERS PROPOSED PROPERTY LINE AIR BASE PARKWAY EXISTING WETLAND EXISTING WETLAND EXISTING WETLAND EXISTING FLOOD EASEMENT PROPOSED BOUNDARY LINE PROPOSED PROPERTY 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. BM 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 30 60 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) ATAGGREGATE 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 ±@ABACACC ADTT AGALT APN ASR AVE BCBDRY BFP BKBMBWBSL BVC C&G OR C.G. CBCDS CIP ℄ OR CL CMP COCOF OR C.O.F. COMP. CONC OR CC CONT CRCT. CVDDCV DI DIA DIP (DOM) DRDWEECELC ELEV EPERESMT OR EASE EX OR EXIST FDC FES FFFGFHFLFMFSFSR GALV GBGRGSGS@W GV HORIZ HPHT IDINV I.O.D. IRR LFLNLPJT 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 MHMIN NNDS NIC NSE NTS OCOF OGOHE P OR PAV PCC P.E. PGPG&E PIV PLPMPOC PPPRC PROF PTPTDF PUE PVC RWR/WRRCRCP R.D. RDRET RVRPRWBPSSBL SCSDSGSHT SIMSNS SRCSD SSSTSTL STA STD S/W OR SW TBC TCTDTDC TEMP TGTHRU TI TWTPE TVC TYP UON VERT VCP WWMWS WY W/ EXISTING PROPOSED LEGEND 32 32 106.82 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% 3.0% PROJECT LOCATION AIR BASE PARKWAY

CLAY BANK ROAD

WALTERS ROAD BM

APPROVED SHEET NUMBERDATE DESCRIPTIONS

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 FOR CONSTRUCTION

COVER SHEET AS SHOWN
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 C5.1F C5.1
GC5.1
G
C5.1
G
C5.1
G
C5.1
G
C5.1
G
C5.1
H
C5.1
H
C5.1
H
C5.1
H
C5.1
H
C5.1
H
C5.1
HC5.1 WATER QUALITY BASIN PER OTHERS 19'(TYP)
9'(TYP)
9'(TYP)
16'(TYP)
9'(TYP)
19'(TYP) PROPOSED PROPERTY LINESINGLE FAMILY DEVELOPMENT BY OTHERS PROPOSED PROPERTY LINE SINGLE FAMILY DEVELOPMENT BY OTHERS PROPOSED PROPERTY LINE

AIR BASE PARKWAY EXISTING WETLAND EXISTING WETLAND 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 PROPOSED PROPERTY LINE HATCH LEGEND EXISTING PAVEMENT EXISTING CONCRETE PROPOSED PAVEMENT PROPOSED CONCRETE PROPOSED DECORATIVE PROPOSED 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 25 50 50'

DIMENSION AND PAVING PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

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 FOR

CONSTRUCTION
HATCH LEGEND EXISTING PAVEMENT EXISTING CONCRETE PROPOSED PAVEMENT PROPOSED CONCRETE PROPOSED DECORATIVE PROPOSED 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=50.05FF=50.80* PAD=49.80FF=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=48.05 FF=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=50.85FF=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=48.90 FF=49.65* PAD=48.65 FF=49.40* PAD=48.40 FF=49.15* PAD=48.15 FF=48.90* PAD=47.90 FF=48.65* PAD=47.65 FF=48.40* PAD=47.40 FF=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=49.30 FF=50.05* PAD=49.05 FF=49.80* PAD=48.80 FF=49.55* PAD=48.55 FF=49.30* PAD=48.30 FF=49.05* PAD=48.05 FF=48.80* PAD=47.80 FF=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=49.85 FF=50.60* PAD=49.60 FF=50.35* PAD=49.35 FF=50.10* PAD=49.10 FF=49.80* PAD=48.80 FF=49.55* PAD=48.55 FF=49.30* PAD=48.30 FF=49.05* PAD=48.05 FF=48.80* PAD=47.80FF=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=50.80 FF=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 WETLAND EXISTING WETLAND EXISTING FLOOD EASEMENT GB
HP
GB
GB
GB
GB
HP
HP GB
GB
GB
GB
GB
GB
GB
GBGB
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GB GB
HP
HP
HP
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HP
HP HP
HP
GB
GB

GB GBGB GB GB GBGBHPHP
HP
HP
GB
GB
GB
GB
HP
HP
HP
GB
GB
HP
GB
GB GB
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

SLOPE SLOPE

SLOPE SLOPE

SLOPE SLOPE SLOPE SLOPESLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE
SLOPE

SLOPE SLOPE SLOPE
SLOPE
SLOPE
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SLOPE
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SLOPE SLOPE SLOPE SLOPE SLOPE SLOPE
SLOPE
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SLOPE
SLOPE
SLOPE
SLOPE
SLOPE FF=51.00* PAD=50.00 PROPOSED BOUNDARY LINE PROPOSED PROPERTY LINE PROPOSED PROPERTY LINE

GRADING AND DRAINAGE PLAN AS SHOWN
0 1" = 50 25 50 50'

APPROVED SHEET NUMBERDATE DESCRIPTIONS

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\C3.1 GRD.dwg C3.1 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 FOR

CONSTRUCTION
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 WMBFP WVFDC 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 PIV FDC PIV FDC PROPOSED PROPERTY LINE CONNECT TO SEWER LINE PER OTHERS W SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS
SS
SS SS
SS
SS
SS
SS
W W W
W

W W WW W W
W
W

W W W W W W W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

SD SINGLE FAMILY DEVELOPMENT BY OTHERS PROPOSED PROPERTY LINE SINGLE FAMILY DEVELOPMENT BY OTHERS PROPOSED PROPERTY LINE AIR BASE PARKWAY EXISTING WETLAND EXISTING WETLAND EXISTING WETLAND EXISTING FLOOD EASEMENT CONNECT TO STORM DRAIN LINE PER OTHERS CONNECT TO WATER LINE PER OTHERS DISCHARGE TO WATER QUALITY BASIN DISCHARGE TO WATER QUALITY BASIN CONNECT TO STORM DRAIN LINE PER OTHERS CONNECT TO WATER LINE PER OTHERS PROPOSED BOUNDARY LINE PROPOSED PROPERTY LINE PROPOSED PROPERTY LINE COMPOSITE UTILITY PLAN AS SHOWN 0 1" = 50 25 50 50'

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PLOTTED: 06/23/2025 14:15 PLOTTED BY: Jmcdermott
DWGNAME: F:\24-3563 Independence at Lago Vista\Planning\Planning Plans\C4.1 UTIL.dwg C4.1 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 FOR CONSTRUCTION

STREET CROSS SECTIONS AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PLOTTED: 06/23/2025 14:06 PLOTTED BY: Jmcdermott
DWGNAME: F:\24-3563 Independence at Lago Vista\Planning\Planning Plans\C5.1 X-SEC.dwg C5.1 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 FOR CONSTRUCTION A NTS PERIMETER CROSS SECTION B NTS PERIMETER CROSS SECTION PERIMETER CROSS SECTION E NTS D NTS PERIMETER CROSS SECTION PERIMETER CROSS SECTION F NTS 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' NTSGARAGE VARIES 26' VARIES PROPOSED PAVEMENT SECTION GARAGE FC FC VARIES STREET SECTION 24' G NTSGARAGE VARIES 24' VARIES PROPOSED PAVEMENT SECTION NOTE: 1. PAVEMENT SLOPES RANGE FROM 1.5% MIN TO 3.5% MAX. GARAGE FC FC VARIES 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 RETAINING 5' MAX RETAINING BUILDING RETAINING WALL 3' MAX RETAINING C NTS 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 BUILDING BUILDING BUILDING VARIES PER PLAN VARIES PER PLAN PROPOSED CURB AND GUTTER PER OTHERS VARIES PER PLAN VARIES 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 VARIES PER PLAN VARIES PER PLAN 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- 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.
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 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 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 SUMMARY OF FINDINGS
The Project’s modifications to the previously approved development described above result in volumebased 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. 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 
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 III 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  
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 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.
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 compensationto-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 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-toimpacted 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 
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 
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.
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 
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 
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 
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 
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. 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.
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. 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 
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?
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.
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 
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
The 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. 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.
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 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 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, 6th 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 –
SingleFamily
Detached
Housing
DU 432 3,878 282 71 211 393 248 145
Village II –
SingleFamily
Detached
Housing
DU 374 3,396 247 62 185 343 216 127
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 countbased 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 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  
32 N. PUBLIC FACILITIES
The potential impacts of the Project related to public 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 III, so it is appropriate to analyze impacts associated with the Project public facilities 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 all impacts of the Project related to Public Utilities would be less than significant with mitigation. All of the mitigation measures adopted in the VAF EIR and its addenda would continue to apply to the Project, including the Project.

The Hawthorne Mill West project contemplated wastewater collection via the sanitary sewer lift station to be constructed as part of Village II, with a backup alternative of connecting to the existing sanitary sewer system at Portland Drive via a temporary lift station and sewer line under the proposed Portland Drive extension. The Project can utilize the now-built Village II sewage infrastructure and route sewage to the west to the sewer lift station. Other utility connections that were assumed to be routed under the proposed Portland Drive extension would be routed to the infrastructure that has already been built or is under construction to serve Village II. Because the Project does not affect the VAF-wide total number of units that was originally studied in the VAF EIR (2,327 total units), demand for all utility services will be similar to what was originally studied and approved in the VAF EIR, so the Project will not result in any new significant or substantially more severe impacts related to utilities.

Environmental Issues
Utilities - 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) Exceed wastewater treatment
requirements of the applicable Regional
Water Quality Control Board?
 X  
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which
could cause significant environmental
effects
 X  
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which would cause
significant environmental effects?
 X  
33 d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed?
 X  
e) Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has inadequate capacity to serve the
project’s projected demand in addition
to the provider’s existing
commitments?
 X  
f) Be served by a landfill with
insufficient permitted capacity to
accommodate the project’s solid waste
disposal needs?
 X  
g) Comply with federal, state, and local
statutes and regulations related to solid
waste?
 X  
O. WILDFIRE
The Hawthorne Mill EIR included an analysis of risks related to wildfire in the Hazards section, consistent with the version of the CEQA Guidelines in place at the time the Hawthorne Mill EIR was certified. The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to wildfire would be less-than-significant as the project site is not located in a high or extreme wildfire hazard zone, and is relatively flat, surrounded by industrial and residential uses, and regularly grazed. Existing conditions on the Project site have not materially changed since the Hawthorne Mill EIR was certified, and the potential impacts of the Project related to wildfire are substantially similar to those analyzed in the Hawthorne Mill EIR. No mitigation was required in the Hawthorne Mill EIR.

Environmental Issues
Wildfire: If located in or near state
responsibility areas or lands classified as
very high fire hazard severity zones,
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) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
  X 
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire risks,
and thereby expose project occupants
to, pollutant concentrations from a
wildfire or the uncontrolled spread of a
  X 
34 wildfire?
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to the
environment?
  X 
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
  X 
P. ENERGY
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 Energy impacts. The VAF EIR did not formally analyze potential energy impacts. State CEQA Guidelines Appendix G checklist thresholds were updated by the State Office of Planning and Research after publication of the VAF EIR. The current State CEQA Appendix G checklist contains separate thresholds for Energy, which are incorporated into this Addendum, and shown in the checklist below. However, the total number of units in VAF with the addition of the Project will remain the same as the number of units originally analyzed in the VAF EIR, so any Energy- related impacts associated with Project would be consistent with or less than those of the VAF Project. Additionally, the units in the Project will implement Title 24 energy efficiency standards, ensuring that it is more energy-efficient than those originally analyzed in the VAF EIR.

Energy 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
c) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during project
construction or operation?
 X  
d) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
 X  
35 Q. EFFECTS FOUND NOT TO BE SIGNIFICANT
A. Agricultural and Forest Resources: The Hawthorne Mill EIR concluded that residential development on the Project development area would have no impacts related to agricultural and forest resources. There is no change to this conclusion with the Project.

B. Mineral Resources: The Hawthorne Mill EIR concluded that residential development on the Project development area would have no impacts related to mineral resources. There is no change to this conclusion with the Project.

CONCLUSION
This Addendum is adopted pursuant to CEQA Guidelines section 15164. The Addendum reviews the proposed development activities and project changes discussed above. Through the adoption of this Addendum, the City determines that the proposed Project does not require a subsequent EIR or negative declaration under Guidelines Section 15162. The City further determines that the Hawthorne Mill EIR; the VAF EIR; the 2011, 2015 and 2018 Addenda to the VAF EIR; and this Addendum to the Hawthorne Mill EIR and the VAF EIR, adequately address the potential environmental impacts of the proposed Project.

As provided in Section 15164 of Guidelines, this Addendum need not be circulated for public review, but shall be considered along with the prior environmental documents before making a decision to adopt the Project approvals.

The above referenced resolutions, ordinance, EIRs, and the 2011, 2015 and 2018 Addenda and this 2022 Addendum are all available for public review in the Community Development Department (1000 Webster Street, 2nd Floor Fairfield, CA) during regular business hours and are all incorporated herein by reference.

Villages at Fairfield Lago Vista Transportation Impact Analysis 1 of 22 Memorandum
To: Tina Do Machado, AICP
Garland Wong, PE, TE
Public Works Department | City of Fairfield
From:

Mario Tambellini, PE, TE
Nicole Scappaticci, PE
Noor Feyli
Date: May 6, 2025
Subject: Villages at Fairfield Lago Vista Transportation Impact Analysis

1. INTRODUCTION
This memorandum has been prepared to present the results of a Transportation Impact Analysis (TIA) for the proposed Villages at Fairfield Lago Vista Project (Project) located in the City of Fairfield (City). The Project is located on two currently undeveloped parcels and is proposed to be part of the previously approved Villages at Fairfield. The Project would develop 150 relatively compact single family dwelling units and 226 duplex/condominium units for a total of 376 residential units.

The purpose of this TIA is to address the Project’s impacts under the California Environmental Quality Act (CEQA) in relation to the prior analyses for the approved Villages at Fairfield and evaluate the Project’s potential off-site and on-site traffic operations. The local traffic operations analysis in this study was conducted to evaluate the adequacy of proposed queue storage lengths at the Clay Bank Road & Manuel Campos Parkway intersection, as requested by the City.

The local access operations analysis portion of this TIA includes the following sections:

1. Introduction
o Project History
o Project Description
o TIA Approach

2. Local Traffic Operations Analysis
o Study Facilities and Analysis Scenarios
o Analysis Methodology
o Traffic Volumes and Geometries
o Intersection Queuing Analysis
o Site Access and Internal Circulation
The CEQA impact analysis portion of this TIA includes the following sections:

3. CEQA Transportation Analysis
o Multimodal Facilities
o Vehicle Miles Traveled (VMT) Policy Analysis
A Conclusion section is also provided at the end of this memorandum.

PROJECT HISTORY
The current Project (Lago Vista) was formerly known as the Villages at Fairfield Village IIA project. Before Lago Vista/Villages at Fairfield Village IIA was proposed, the Hawthorne Mill West (HMW) (subsequently renamed to Cooper’s Landing) project was under consideration at the Project site. The Lago Vista Project is being proposed as an extension of the directly adjacent Villages at Fairfield Village II and is being integrated Villages at Fairfield Lago Vista Transportation Impact Analysis 2 of 22 into the overall Villages at Fairfield (VAF) project. The CEQA impacts of the overall VAF project were studied in The Villages at Fairfield Environmental Impact Report (VAF EIR). The VAF EIR was certified in 2005, and the overall VAF project was amended in 2010, 2015, and 2018 pursuant to Addenda to the 2005 VAF EIR.

The Addenda to the 2005 VAF EIR did not perform new traffic analysis for the revised VAF project as they found that the proposed changes in scope would not result in new impacts. The entire VAF project is covered by a Development Agreement as it has been amended.

The 2005 VAF EIR originally analyzed a total of 2,341 residential units, including 1,102 units in Villages I and II. The 2005 VAF EIR also originally included 24.3 acres of mixed-use development in Village II. Subsequently, the approved final maps for Villages I and II, which are consistent with the changes proposed in the three Addenda to the VAF EIR, included only 806 residential units (432 in Village I and 374 in Village II). The currently approved Village II does not include any mixed-use area. Note that the land use quantities pertaining to the original VAF EIR described in this TIA refer to the land use quantities analyzed in the 2005 VAF EIR Traffic Impact Study, which studied a slightly higher number of units than was included in the original EIR Project Description. Page 29 of the 2005 VAF EIR Traffic Impact Study states:
“This analysis was conducted when the proposed Villages at Fairfield consisted of 2,341 residential units plus commercial, recreation, public facilities, and open space in northeast Fairfield. The current proposed project includes only 2,327 residential units, 14 less than analyzed in this report. Hence, the analysis is slightly conservative however this reduction in units does not affect the impacts or mitigation measures identified in this report.”
Based on the above, the certified 2005 VAF EIR analyzed the impact of trips from 296 residential units and

24.3 acres of mixed-use development beyond what is currently proposed in the approved final maps for Villages I and II. As a result, the VAF project as originally approved and studied under CEQA can accommodate additional units within the trip generation budget already studied for Villages I and II.

The approved final maps for Villages I and II (806 residential units) are mostly built out. The three final communities/units within Villages I and II are currently under construction. A new development within VAF, Parkside, has been proposed which is located within Village I and consists of 77 single-family detached dwelling units.

PROJECT DESCRIPTION
The Project is located on two currently undeveloped parcels, totaling approximately 37.8 acres, located north of Air Base Parkway and east of Abundance Way. The two parcels are identified as APNs 170-050-040 and 170-050-550. 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 develop 150 relatively compact single family dwelling units and 226 duplex/condominium units for a total of 376 residential units. The Project also proposes a new 12-foot wide multi-use trail to the north of the site that would connect a cul-de-sac proposed at the north end of the Project site to a proposed 90-degree connection of Portland Drive and Nightfall Lane that would be constructed by the Project. The Project location is included in Figure 1 and the Project site plan is shown in Figure 2.

The Project site is currently zoned as Industrial and Business Park (IBP), Residential Medium (RM), and Open Space Conservation (OSC). The Project site’s current general plan designation is Residential Low-Medium (RLM) and Open Space Conservation (OSC). The Project’s proposed zoning is Residential Low-Medium (RLM), Residential High (RH), and Open Space Conservation (OSC). The Project’s proposed general plan designation is Residential Low-Medium (RLM), Residential High (RH), and Open Space Conservation (OSC).

TIA APPROACH
Since the Project is being proposed as an extension of the overall VAF project, and the VAF project has an approved EIR, this TIA evaluates if/how the Project would change transportation impacts previously identified under the VAF EIR. The Project’s 150 compact single-family detached dwelling units and 226 duplex/condominium units would generate Project external trips. However, the Project’s trip generation is Villages at Fairfield Lago Vista Transportation Impact Analysis 3 of 22 anticipated to generally fit within the original VAF EIR trip generation for Villages I and II. In other words, trip “credits” from Villages I and II would be used to offset trips from the Project.

The TIA was prepared in accordance with the City of Fairfield local transportation analysis guidelines (dated December 22, 2020). Note that since the Project falls under the overall VAF project, which has an approved EIR, this TIA does not evaluate the Project as a “new” project, meaning this TIA does not evaluate the Project against new California Environmental Quality Act (CEQA) considerations such as typical vehicle miles traveled (VMT) per capita thresholds. Instead, this TIA compares Project impacts to the approved VAF EIR.

The TIA includes a qualitative evaluation of VMT in the context of the Project generated VMT compared to the VMT generated by the VAF project in the approved EIR.

2. LOCAL TRAFFIC OPERATIONS ANALYSIS

STUDY FACILITIES AND ANALYSIS SCENARIOS
Traffic operations analyses were performed under the following scenarios:
• Existing Plus Background Plus Project Conditions
Existing Plus Background Plus Project conditions represents a near-term future scenario when the remaining Villages at Fairfield (VAF) Villages I and II homes, as well as the proposed Parkside development located within Village I (Background growth) have been fully constructed and occupied, and the Project (Lago Vista) homes have been constructed and occupied. This scenario was selected for analysis in order to ensure that the proposed improvements to the study intersection are sized appropriately to accommodate queues that would be experienced after buildout of the VAF Village I, Village II, Parkside development, and Project.

The following one (1) intersection was included in this analysis:

1. Clay Bank Road & Manuel Campos Parkway
The location of the above study intersection is shown in Figure 1. The study intersection was chosen based on how the anticipated trip assignment of the Project may cause slightly different travel patterns at these intersections compared to those studied under VAF EIR conditions. The intersection of Clay Bank Road & Air Base Parkway was not evaluated because traffic patterns/distribution of the proposed Project trips at this intersection would be the same as those studied in the approved VAF EIR. !(1
Project Location
Project Location and Study Vicinity
Lago Vista TIA
Fairfield, CA
May 2025
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\Fig_1_Location_and_Facilities_Map.mxd 4/1/2024 5:13:13 PM nfeyli Figure 1
NORTH
0 350 700
Feet
Legend
!( Study Intersections
Project Location
#
Figure 2
Villages at Fairfield Lago Vista Transportation Impact Analysis 6 of 22

ANALYSIS METHODOLOGY
Queuing Methodology
SimTraffic 12 software was used to estimate study intersection 95th percentile queueing under weekday AM and PM peak hour conditions. The SimTraffic microsimulation models were run for a 60-minute analysis period with a 10-minute warm-up period, and reported queues were based on the average of 10 runs.

SimTraffic Queueing reports and HCM 7th Edition reports were generated for the study intersection. Existing signal timings for the Clay Bank Road & Manuel Campos Parkway intersection were obtained from the City and utilized in the analysis.

TRAFFIC VOLUMES AND GEOMETRIES
Existing Traffic Counts
AM and PM peak hour traffic counts for the one (1) existing study intersection were collected on Thursday, March 14, 2024. The AM peak hour is defined as the highest one hour of traffic flow counted between 7:00 AM and 9:00 AM on a typical weekday. The PM peak hour is defined as the highest one hour of traffic flow counted between 4:00 PM and 6:00 PM on a typical weekday. Raw traffic count data sheets are provided in Attachment A. Existing conditions traffic volumes are shown in Figure 3. Existing conditions lane geometrics and control are shown in Figure 4 for informational purposes. !(1
Existing Conditions Traffic Volumes
Lago Vista TIA
Fairfield, CA
May 2025
Clay Bank Road &
10 (0)16 (11)14 (8)
Clay Bank Road
9 (9)
336 (228)
220 (188)
Manuel Campos Parkway 119 (290) 6 (24) 173 (142)
Clay Bank Road
11 (3)
189 (278)
133 (159)
Manuel Campos Parkway
1 Manuel Campos Parkway
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\TurningMovements\2023_Exist.mxd 5/2/2025 7:20:30 PM nscappaticci Figure 3
0 700 1,400
Feet
NORTH
Legend
!( Study Intersections
Project Location
XX(XX) AM(PM) Peak Hour
Volumes
#
Project Location
Project Trip Distribution
!(1
Existing Conditions Lane Geometrics and Control
Lago Vista TIA
Fairfield, CA
May 2025
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\LaneGeometrics\Fig_LaneGeom_LaneGeom.mxd 4/1/2024 4:53:29 PM nfeyli Figure 4
NORTH
0 700 1,400
Feet
Project Location
Stop Controlled Movement
Signalized Intersection
Turning Movement
Legend
!( Study Intersections
Project Location
#
Villages at Fairfield Lago Vista Transportation Impact Analysis 9 of 22 Background Trip Generation
The trip generation data contained in the ITE Trip Generation Manual, 11th Edition was used to approximate the number of trips that will be generated by the VAF Villages I and II homes that were not yet constructed and occupied at the time traffic counts were collected. The VAF Villages I and II are located directly northwest/west of the Lago Vista Project. The number of in-progress (unoccupied and/or unconstructed) single-family residential dwellings was provided by the Project applicant. At the time traffic counts were taken for this TIA (March 14, 2024), Village I Lot 2 Remainder had 49 unconstructed/unoccupied single family dwelling units, and Village II Lot 3 and 4 Remainders had 135 unconstructed/unoccupied single family dwelling units. The proposed Parkside development was also included in the background growth volumes.

The Parkside development proposes to construct 77 single-family detached homes on one currently undeveloped parcel on the southeast corner of the Passion Lane and Gulf Drive intersection located in Village I.

The ITE land use category of Single-Family Detached Housing (ITE Code 210) was used to represent the Villages at Fairfield Village I and II Remainders and the Parkside development (Background growth). Table 1 shows the adjacent Background trip generation estimate.

Table 1. Background Trip Generation
Land Use Units Quantity Daily1
AM Peak Hour1 PM Peak Hour1
In Out Total In Out Total
Single-Family Detached Housing –
Village II Lot 3 and 4 Remainders DU2 135 1,330 25 73 98 83 49 132 Single-Family Detached Housing –
Village 1 Lot 2 Remainder DU2 49 523 10 29 39 32 19 51
Parkside DU2 77 793 15 44 59 49 29 78
Total Project Trips 2,646 50 146 196 164 97 261
Notes:
1 Trip rates are based on fitted curve equations contained in the ITE Trip Generation Manual, 11th Edition 2DU = Dwelling Unit
As illustrated in Table 1, the in-progress Village I and II homes and proposed Parkside development are anticipated to generate a total of 2,646 daily trips, 196 AM peak hour primary trips (50 inbound, 146 outbound), and 261 PM peak hour trips (164 inbound, 97 outbound) under typical weekday traffic demand conditions, once constructed and occupied.

The trip distribution for the background trips was estimated using the latest version of the 2020 City of Fairfield Travel Demand Forecasting (TDF) Model and engineering judgement. Background trip distribution and assignment are shown in Figure 5.
!(1
Background Growth Trip Distribution and Assignment
Lago Vista TIA
Fairfield, CA
May 2025
Clay Bank Road & Clay Bank Road
2 (1)
1 (4)
Manuel Campos Parkway 4 (2) 20 (12)
Clay Bank Road
1 (2)
7 (21)
Manuel Campos Parkway
1 Manuel Campos Parkway
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\TurningMovements\2023_Background.mxd 5/2/2025 7:19:52 PM nscappaticci Figure 5
15%
0 700 1,400
Feet
NORTH
Legend
!( Study Intersections
Project Location
XX(XX) AM(PM) Peak Hour
Volumes
#
Project Location
% Project Trip Distribution
5%
7%
55% 8%
10%
Villages at Fairfield Lago Vista Transportation Impact Analysis 11 of 22 Project Trip Generation
The trip generation data contained in the ITE Trip Generation Manual, 11th Edition was used to approximate the number of trips generated by the Project. The ITE land use category of Single-Family Detached Housing (ITE Code 210) and Single-Family Attached Housing (ITE Code 215) were used to represent the Project single family home and duplex units, respectively. Table 2 shows the Project trip generation estimate.

Table 2. Project Trip Generation
Land Use Units Quantity Daily1
AM Peak Hour1 PM Peak Hour1
In Out Total In Out Total
Single-Family Detached Housing DU2 150 1,465 27 81 108 91 54 145 Single-Family Attached Housing DU2 226 1,672 28 84 112 78 54 132 Total Project Trips 3,137 55 165 220 169 108 277
Notes:
1 Trip rates are based on fitted curve equations contained in the ITE Trip Generation Manual, 11th Edition 2DU = Dwelling Unit
As illustrated in Table 2, the proposed Project is anticipated to generate a total of 3,137 daily trips, 220 AM peak hour primary trips (55 inbound, 165 outbound), and 277 PM peak hour trips (169 inbound, 108 outbound) under typical weekday traffic demand conditions.

The trip distribution for the Project was estimated based on using the latest version of the 2020 City of Fairfield TDF Model and engineering judgement. Project trip distribution and assignment are shown in Figure 6. A plot of the select node Fairfield TDF Model run that was used to inform the Project trip distribution is included at the end of this memorandum as Attachment B.

Existing Plus Background Plus Project Conditions
Existing Plus Background Plus Project conditions represents a near-term future scenario when the remaining VAF Villages I and II homes and Parkside development (Background growth) have been fully constructed and occupied, and the Project (Lago Vista) homes have been constructed and occupied. Background volumes and Project volumes were added to existing traffic counts in order to obtain Existing Plus Background Plus Project conditions volumes. Existing volumes were also balanced up based on counts taken at the adjacent Clay Bank Road & Gulf Drive and Portland Drive & Manuel Campos Parkway/Cement Hill Road in order to be consistent with the Villages at Fairfield Parkside Transportation Impact Analysis (Wood Rodgers, May 2025).

The Existing Plus Background Plus Project conditions volumes are shown in Figure 7.

Offsite roadway improvements are proposed alongside VAF Villages I and II, including improvements to the Clay Bank Road & Manuel Campos Parkway intersection. It was assumed that the improvements shown in the VAF Village I Phase 3 Master Infrastructure Improvement Plans (Wood Rodgers, September 2021) would be in place under Existing Plus Background Plus Project conditions, as the improvements are currently on track to be completed before buildout of the Lago Vista Project. Study intersection lane geometrics and control under Existing Plus Background Plus Project conditions are shown in Figure 8. !(1
Project Trip Distribution and Assignment
Lago Vista TIA
Fairfield, CA
May 2025
Clay Bank Road & Clay Bank Road
3 (8)
Manuel Campos Parkway 8 (5) 25 (16)
Clay Bank Road
8 (25)
Manuel Campos Parkway
1 Manuel Campos Parkway
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\TurningMovements\2023_Proj.mxd 5/2/2025 7:20:46 PM nscappaticci Figure 6
15%
0 700 1,400
Feet
NORTH
Legend
!( Study Intersections
Project Location
XX(XX) AM(PM) Peak Hour
Volumes
#
Project Location
% Project Trip Distribution
5%
7%
55% 8%
10%
!(1
Existing Plus Background Plus Project Traffic Volumes
Lago Vista TIA
Fairfield, CA
May 2025
Clay Bank Road &
10 (0)16 (11)14 (9)
Clay Bank Road
9 (9)
345 (229)
229 (200)
Manuel Campos Parkway 133 (312) 6 (24) 222 (170)
Clay Bank Road
11 (3)
190 (294)
148 (205)
Manuel Campos Parkway
1 Manuel Campos Parkway
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\TurningMovements\2023_E+B+P.mxd 5/2/2025 7:20:12 PM nscappaticci Figure 7
0 700 1,400
Feet
NORTH
Legend
!( Study Intersections
Project Location
XX(XX) AM(PM) Peak Hour
Volumes
#
Project Location
Project Trip Distribution
!(1
Existing Plus Background Plus Project Lane Geometrics and Control Lago Vista TIA
Fairfield, CA
May 2025
J:\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Lago_Vista\Tasks\LaneGeometrics\Fig_PropLaneGeom_PropLaneGeom.mxd 4/1/2024 5:10:41 PM nfeyli Figure 8
NORTH
0 700 1,400
Feet
Project Location
Signalized Intersection
Turning Movement
Legend
!( Study Intersections
Project Location
#
Villages at Fairfield Lago Vista Transportation Impact Analysis 15 of 22

INTERSECTION QUEUEING ANALYSIS
Vehicle queuing was analyzed at the Clay Bank Road & Manuel Campos Parkway intersection for all movements under Existing Plus Background Plus Project traffic volumes and lane geometrics. Table 3 shows the projected 95th percentile queues compared against available storage lengths under Existing Plus Background Plus Project conditions.

Table 3. Queueing Analysis Results
# Intersection Movement
Available
Storage
(ft)
Peak Hour
95th Percentile Queue (ft)
Existing Plus Background
Plus Project
1 Clay Bank Rd & Manuel
Campos Pkwy
NBL 205
AM 140
PM 119
EBL 340
AM 23
PM 11
WBL 215
AM 137
PM 131
Notes: One queued vehicle length is considered to be 20 feet long. Bold values indicate that queue exceeds storage length.

As shown in Table 3, all queues are projected to fit within available storage. SimTraffic 95th percentile queueing results are included in Attachment C.HCM 7th Edition Synchro operations reports are also included in Attachment C for informational purposes.

SITE ACCESS AND INTERNAL CIRCULATION
The Project would gain access to the existing roadway network via new local roadway extensions of Golden Way and High Line Drive. On the west side of the Project site, which will contain the single-family detached dwelling units, internal circulation of the site would be provided by new local residential streets. 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). On the southeast side of the Project, which will contain the condominium/duplex units, internal circulation of the site would be provided via private streets. The private streets would connect to the neighboring local residential streets in two locations, including the main connection of Street B to High Line Drive, and a secondary connection of Private Street I to residential Street D. Both Private Street connections to the condominium/duplex units would be gated. The private 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.

Since none of the proposed Project streets would be through streets, only Project trips are projected to use Project streets. Therefore, the Project site is projected to experience up to 3,137 total daily trips spread out throughout all of the Project streets. The connections to High Line Drive and Golden Way are also projected to experience 3,137 total daily trips, with High Line Drive experiencing approximately 75 percent of the traffic, and Golden Way experiencing approximately 25 percent of the traffic due to the projected Project trip distribution and proximity of each local residential street to the proposed homes. Based on the number of trips projected to occur on Project roadways, the proposed street sections are projected to be adequate to support on-site vehicular circulation. It is recommended that stop signs or yield signs be installed at the intersection of all proposed residential streets and/or private streets. It is recommended that the on-site intersections generally be one-way or two-way yield or stop controlled, with the street that has lower volumes being controlled.

Villages at Fairfield Lago Vista Transportation Impact Analysis 16 of 22 The overall Project site would have two primary access points to the surrounding local roadway system. The condominium/duplex community on the southeast portion of the site would have two gated access points to the adjacent residential streets for community residents. The Project also proposes one Emergency Vehicle Access (EVA) Driveway with knock down bollards on the southwest corner of the Project site connecting proposed residential Street A with Air Base Parkway. It is recommended that the knock down bollards on the EVA Driveway be positioned far enough away from the edge of traveled way on Air Base Parkway so that two standard vehicle lengths could queue in front of the bollards without queueing back into Air Base Parkway (at least 50 feet). In addition, it is recommended that clear sight distance triangles be maintained free of obstacles at the EVA Driveway to allow emergency vehicles entering and exiting the EVA Driveway sufficient vision of surrounding traffic. Clear sight distance triangles at the EVA Driveway are shown in Attachment D at the end of this memorandum. There are existing 8-foot wide shoulders on Air Base Parkway adjacent to the proposed EVA Driveway that emergency vehicles could use to pull in and out of the driveway.

If the sight distance triangles are kept clear and the 8-foot wide shoulders on Air Base Parkway are maintained, the EVA Driveway is projected to be adequate for emergency access.

3. CEQA TRANSPORTATION ANALYSIS

MULTIMODAL FACILITIES
Existing Multimodal Facilities
Pedestrian sidewalks currently exist along the east side of High Line Drive and along both sides of Golden Way to the west of the Project site. Horizon Circle has existing sidewalks on both sides of the street. Clay Bank Road has existing sidewalks on both sides of the street south of Merriment Place, and only on the west side of the street north of Merriment Place. A multi-use path exists along the Linear Park that runs diagonally northwest of the Project area from Clay Bank Road near Canal Street to Portland Drive.

Clay Bank Road has existing class II bicycle lanes between Rebecca Drive and Air Base Parkway. Cement Hill Road has existing class II bicycle lanes west of Clay Bank Road. Air Base Parkway is designated as a class II bicycle lane facility adjacent to the Project in the current Solano County Active Transportation Plan for Fairfield (Solano Transportation Authority, adopted in 2020).

The City of Fairfield is served by the Fairfield and Suisun Transit (FAST). Currently, there are no fixed-route transit stops within a half mile walk of the Project site. The closest transit stop to the Project site is located at Dover Avenue & Cement Hill Road (FAST Route 1), which is an approximately 1.8 mile walk from the Project site. However, FAST Connect on-demand microtransit operates Monday through Friday from approximately 6:00 AM to 8:00 PM and on Saturday from 9:00 AM to 5:00 PM. The Project site is located in the FAST Connect Northeast Fairfield Zone. Therefore, Project residents would be able to use the FAST Connect “Ride Pingo” ride-share app to book a shared transit trip from the Project site to anywhere within the Northeast Fairfield Zone. If a Project resident needs to travel outside the zone, FAST Connect would drop them off at the nearest fixed-route stop. The FAST Route 1 transit stop at Dover Avenue & Cement Hill Road is located with the Northeast Fairfield Zone. Therefore, Project residents could access FAST via the Ride Pingo ride-share app.

Proposed Multimodal Facilities
The Project generally proposes sidewalks along both sides of the proposed Residential Streets adjacent to the single-family detached dwelling units in the west side of the Project site. In the southeast side of the Project site, where the condominiums/duplexes are proposed, the Project generally proposes north-south sidewalks along Private Streets E, J, and B, as well as an east-west pedestrian path from the leasing office at the center of the site to the eastern edge of the site. The Project also proposes a multi-use trail on the north side of the Project site that would connect the cul-de-sac at the north end of the proposed Court A to a proposed 90-degree connection of Portland Drive to Nightfall Lane to be constructed by the Project.

The VAF Village I Phase 3 Master Infrastructure Improvement Plans propose new sidewalks on the east side of Clay Bank Road between Merriment Place and Manuel Campos Parkway, as well as on the north and south Villages at Fairfield Lago Vista Transportation Impact Analysis 17 of 22 sides of Manuel Campos Parkway between Clay Bank Road and Portland Drive. The VAF Village I Phase 3 Master Infrastructure Improvement Plans also propose buffered class II bike lanes on both sides of Clay Bank Road between Merriment Place and Manuel Campos Parkway, and on both sides of Manuel Campos Parkway between Clay Bank Road and Portland Drive. The multimodal improvements on Clay Bank Road are planned to be constructed by spring 2025. The multimodal improvements on Manuel Campos Parkway are planned to be constructed before buildout of the Lago Vista Project.

According to the current Solano County Active Transportation Plan for Fairfield, additional planned pedestrian and bicycle facilities in the study area include extending the existing class I multi-use path along the linear park in both directions (west and east), and further extension of class I and class III bicycle facilities and routes along Manual Campos Parkway/Cement Hill Road in both directions (west and east). The Fairfield existing and planned bicycle network from the Solano County Active Transportation Plan for Fairfield is shown in Figure 9.

Figure 9. Fairfield Existing and Proposed Bicycle Network There are currently no proposed transit facilities within the vicinity of the Project site.

Multimodal Impact Criteria
The Fairfield VMT Guidelines outline the following impact criteria for multimodal operations (pedestrian, bicycle, and transit access) in the City:
“Impacts on alternative modes can result from projects that in themselves generate a significant number of trips for these modes or that are located on roadways that have been designated to serve these modes of travel. The assessment of impacts may be based on one or more of the following factors: counts for bicycle and pedestrian movements, location of bus stops, street width, collision history, transit boardings and alightings, and approved land use and transportation plans and capital improvement projects. Generally, project will be asked to implement pedestrian and bicycle improvements that have been identified in transportation plans, specific plans, or landscaping plans. Also, site-specific improvements may be identified to encourage alternate modes and /or enhance the safety of alternate modes."
Villages at Fairfield Lago Vista Transportation Impact Analysis 18 of 22 Multimodal Impacts
The Project is anticipated to increase pedestrian, bicycle, and transit demand in the study area. However, the increase in demand is not projected to put existing facilities over capacity or adversely affect existing or proposed pedestrian, bicycle, or transit facilities in a way that would discourage their use. The Project would not result in unsafe conditions for bicyclists or pedestrians or result in unsafe bicycle/pedestrian/motor vehicle conflicts. The Project proposes to construct on-site sidewalks that would serve the majority of the site. In the condominium/duplex community, pedestrians could travel along the low-speed private streets in order to reach the provided sidewalk paths that lead to the external pedestrian facilities.

Due to the suburban characteristics of the area, there are not a large number of key bicycle and pedestrian destinations in the study area. Key destinations could ultimately include the Linear Park to the northwest, the Laurel Creek Park and Elementary School to the west, and the existing and proposed retail along Clay Bank Road to the west. Project residents could reach the Linear Park via proposed internal sidewalks, the proposed trail connection to Portland Drive/Nightfall Lane, and existing sidewalks along Portland Drive or Nightfall Lane. Project residents could reach the Laurel Creek Park and Elementary School via existing sidewalks along High Line Drive, Horizon Circle, Clay Bank Road, and Cement Hill Road. Similarly, Project residents could reach the existing and proposed shopping on Clay Bank Road via existing sidewalks along High Line Drive, Horizon Circle, and Clay Bank Road. Any existing gaps in the pedestrian and bicycle routes to key destinations are already proposed to be filled by the Project or VAF Village I Phase 3 Master Infrastructure Improvement Plans, which would be constructed before buildout of the Lago Vista Project. The Lago Vista Project would provide sidewalk and bike route connectivity from the nearby existing facilities to the Project residences via improvements (sidewalks and local roads for bike routes) on internal Project roadways. Project residents would also have the option to use the FAST Connect on-demand microtransit.

VEHICLE MILES TRAVELED (VMT) POLICY ANALYSIS
Approved Environmental Document
As stated in the Project History section of this TIA, the certified 2005 VAF EIR originally analyzed a total of 1,102 units in Villages I and II as well as 24.3 acres of mixed-use development in Village II. Subsequently, the approved final maps for Villages I and II included only 806 residential units (432 in Village I and 374 in Village II) and no mixed-use area. Therefore, the certified 2005 VAF EIR analyzed the impact of trips from 296 residential units and 24.3 acres of mixed-use development beyond what is currently proposed in the approved final maps for Villages I and II. As a result, the VAF project as originally approved and studied under CEQA can accommodate additional units within the trip generation budget already studied for Villages I and II.

Trip Generation Comparison
The land uses proposed by the combined current VAF Village I, Village II, Parkside development, and Lago Vista Project are different than those that were proposed and studied for VAF Villages I and II under the VAF EIR. However, a comparison of the trip generation shows that the combined current VAF Village I, Village II, Parkside development, and Lago Vista Project would generally generate less trips than the land uses studied for VAF Villages I and II under the VAF EIR.

The VAF EIR project description included development of 204 low-medium density units and 628 high density units in Village I and 270 low-medium density units with a 24.3-acre mixed-use lot (assumed to be 77% commercial use in Appendix 3 of the VAF EIR)in Village II. The previously approved Villages I and II trip generation was obtained from Chapter 4 of the VAF EIR Appendix 3: Traffic Analysis for The Villages at Fairfield (TJKM, February 4, 2005).

Currently proposed build-out of Village I includes 432 single-family dwelling units, and currently proposed build-out of Village II includes 374 single-family dwelling units. The proposed Parkside development, which is an extension of Village I, proposes 77 single-family dwelling units. The currently proposed Lago Vista Project, which is an extension of Village II, includes 150 single-family dwelling units and 226 Villages at Fairfield Lago Vista Transportation Impact Analysis 19 of 22 condominium/duplex dwelling units. Trip generation for the combined current VAF Village I, Village II, Parkside development, and Lago Vista Project was estimated using industry standard Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition trip generation rates.

Table 4 summarizes the trip generation comparison of the land uses studied for VAF Villages I and II under the VAF EIR (VAF EIR Conditions) and the combined current VAF Village I, Village II, Parkside development, and Lago Vista Project (Currently Proposed Conditions).

Table 4. VAF Villages I and II EIR vs Currently Proposed Trip Generation Comparison Location Description Daily
Trips
AM Peak Hour Trips PM Peak Hour Trips
In Out Total In Out Total

VAF EIR
Conditions1
Village I 204 Low-Med Density Units,
628 High Density Units 6,115 89 384 473 393 203 596
Village II 270 Low-Med Density Units,

24.3 Acres Mixed-Use 6,978 115 193 308 359 297 656
Total 13,093 204 577 781 752 500 1,252
Currently
Proposed
Conditions2
Village I 432 Single-Family Detached
DU3
3,878 71 211 282 248 145 393
Village II 374 Single-Family Detached
DU 3,396 62 185 247 216 127 343
Parkside 77 Single-Family Detached
DU 793 15 44 59 49 29 78
Lago Vista
150 Single-Family Detached
DU, 226 Single-Family
Attached (Duplex) DU
3,137 55 165 220 169 108 277
Total 11,204 203 605 808 682 409 1,091
Difference (EIR – Final Buildout) 1,889 1 -28 -27 70 91 161 Notes:
1 Source: Villages at Fairfield Environmental Impact Report, Table 4-6 and VAF EIR Appendix 3: Traffic Analysis for The Villages at Fairfield (TJKM, February 4, 2005), Tables IX and X. The VAF EIR trip generation is based on rates found in the ITE Trip Generation Manual, 6th Edition.
2 Trip rates based on fitted curve equations for the proposed land use consistent with information contained in the ITE Trip Generation Manual, 11th Edition
3DU = Dwelling Units
As shown in Table 4, the Currently Proposed Conditions of Villages I and II with the addition of the proposed Parkside development and Lago Vista Project trips would generate 1,889 fewer daily trips, 27 more AM peak hour trips, and 161 fewer PM peak hour trips than the VAF EIR Conditions trip generation for Villages I and II.

The Currently Proposed Conditions of VAF Village I, Village II, Parkside development, and Lago Vista Project have similar access points to the surrounding local roadway network as the VAF EIR Conditions project layouts did, including direct access to Clay Bank Road and Manual Campos Parkway. The similar access points means that traffic generated by the combined current VAF Village I, Village II, Parkside development, and Lago Vista Projet would generally distribute to study intersections similar to the project distribution assumed in the VAF EIR.

Currently Proposed Conditions are estimated to generate 27 more AM peak hour trips than VAF EIR conditions. The slight difference in AM peak hour trips would not be large enough to affect traffic operations at nearby intersections or result in new traffic impacts or mitigations beyond those studied in the VAF EIR.

Currently Proposed Conditions are estimated to generate 161 less PM peak hour trips than VAF EIR conditions. The slight difference in PM peak hour trips means that PM traffic operations at nearby intersections would be the same or better than operations studied in the VAF EIR. Currently Proposed Conditions are estimated to generate 1,889 less daily trips than VAF EIR conditions. The slight difference in daily trips means that VMT generated by the overall VAF development would be the same or less than studied in the VAF EIR.

Villages at Fairfield Lago Vista Transportation Impact Analysis 20 of 22 Since the background land use and transportation context in the Project area has not changed substantially such that new environmental impacts are anticipated from development of the Project site, reliance on the approved EIR is generally acceptable as established in Concerned Dublin Citizens (2013) 214 Cal.App.4th 1301, 1318–1320 and Olen Properties Corp. v. City of Newport Beach (2023) Cal.App.5th. These court decisions found that a change in the CEQA Guidelines is not new information triggering new CEQA analysis so long as the impacts of the project were considered in the initial EIR. Since VMT was included in the air quality analysis section of the approved VAF EIR, it can be argued that VMT was considered for development of the Project site. Since the proposed Project site has a previously approved EIR that considered VMT, reliance on the approved EIR is acceptable and the Project would not be required to reevaluate transportation CEQA impacts.

Comparison to the Hawthorne Mill West Site
From a VMT perspective, there may be a nominal difference between the previously proposed HMW project that would have routed trips via Portland Drive and Manuel Campos Parkway and the Lago Vista configuration that would route trips via Village II to Clay Bank Road. Routing trips to the west may in fact reduce VMT compared to the HMW configuration as it shortens the distance to I-80.

VAF EIR Mitigation Measures at Offsite Intersections
The approved VAF EIR included implementation of several transportation mitigation measures at nearby intersections, including improvements at the intersection of Clay Bank Road and Air Base Parkway. Since the improvements identified by the VAF EIR have already been installed at the intersection of Clay Bank Road and Air Base Parkway, the intersection is projected to have sufficient capacity to serve VAF development trips, including trips from Lago Vista and Parkside.

4. CONCLUSION
Project Description
The Project is located on two currently undeveloped parcels, totaling approximately 37.8 acres, located north of Air Base Parkway and east of Abundance Way. 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 develop 150 relatively compact single family dwelling units and 226 duplex/condominium units for a total of 376 residential units. The Project also proposes a new 12-foot wide multi-use trail to the north of the site that would connect a cul-de-sac proposed at the north end of the Project site to a proposed 90-degree connection of Portland Drive and Nightfall Lane that would be constructed by the Project.

LOCAL TRAFFIC OPERATIONS ANALYSIS
Project Trip Generation
The proposed Project is anticipated to generate a total of 3,137 daily trips, 220 AM peak hour primary trips (55 inbound, 165 outbound), and 277 PM peak hour trips (169 inbound, 108 outbound) under typical weekday traffic demand conditions.

Intersection Queueing Analysis
Vehicle queuing was analyzed at the Clay Bank Road & Manel Campos Parkway intersection for all movements under Existing Plus Background Plus Project conditions using SimTraffic software. Existing Plus Background Plus Project conditions represents a near-term future scenario when the remaining VAF Villages I and II homes, and Parkside development (Background growth) have been fully constructed and occupied, and the Project (Lago Vista) homes have been constructed and occupied. It was assumed that the improvements shown in the VAF Village I Phase 3 Master Infrastructure Improvement Plans (Wood Rodgers, September 2021) would be in place under Existing Plus Background Plus Project conditions. All queues are projected to fit within available storage.

Villages at Fairfield Lago Vista Transportation Impact Analysis 21 of 22 Site Access and Internal Circulation
The Project would gain access to the existing roadway network via new local roadway extensions of Golden Way and High Line Drive. 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 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.

Based on the number of trips projected to occur on Project roadways, the proposed street sections are projected to be adequate to support on-site vehicular circulation. It is recommended that stop signs or yield signs be installed at the intersection of all proposed residential streets and/or private streets. It is recommended that the on-site intersections generally be one-way or two-way yield or stop controlled, with the street that has lower volumes being controlled.

Emergency Access
The Project proposes one Emergency Vehicle Access (EVA) Driveway with knock down bollards on the southwest corner of the Project site connecting proposed residential Street A with Air Base Parkway. It is recommended that the knock down bollards on the EVA Driveway be positioned far enough away from the edge of traveled way on Air Base Parkway so that two standard vehicle lengths could queue in front of the bollards without queueing back into Air Base Parkway (at least 50 feet). In addition, it is recommended that clear sight distance triangles be maintained free of obstacles at the EVA Driveway to allow emergency vehicles entering and exiting the EVA Driveway sufficient vision of surrounding traffic. Clear sight distance triangles at the EVA Driveway are shown in Attachment D. There are existing 8-foot wide shoulders on Air Base Parkway adjacent to the proposed EVA Driveway that emergency vehicles could use to pull in and out of the driveway. If the sight distance triangles are kept clear and the 8-foot wide shoulders on Air Base Parkway are maintained, the EVA Driveway is projected to be adequate for emergency access.

CEQA TRANSPORTATION ANALYSIS
Multimodal Impacts
The Project is anticipated to increase pedestrian, bicycle, and transit demand in the study area. However, the increase in demand is not projected to put existing facilities over capacity or adversely affect existing or proposed pedestrian, bicycle, or transit facilities in a way that would discourage their use. The Project would not result in unsafe conditions for bicyclists or pedestrians or result in unsafe bicycle/pedestrian/motor vehicle conflicts. The Project proposes to construct on-site sidewalks that would serve the majority of the site. In the condominium/duplex community, pedestrians could travel along the low-speed private streets in order to reach the provided sidewalk paths that lead to the external pedestrian facilities. Any existing gaps in the pedestrian and bicycle routes to key destinations are already proposed to be filled by the Project or VAF Village I Phase 3 Master Infrastructure Improvement Plans. Project residents would also have the option to use the FAST Connect on-demand microtransit.

VMT Policy Analysis
The Currently Proposed Conditions of Village I, Village II, and Parkside development with the addition of the proposed Lago Vista Project trips would generate 1,889 fewer daily trips, 27 more AM peak hour trips, and 161 fewer PM peak hour trips than the VAF EIR Conditions trip generation for Villages I and II. The slight difference in AM peak hour trips would not be large enough to affect traffic operations at nearby intersections or result in new traffic impacts or mitigations beyond those studied in the VAF EIR. Therefore the Lago Vista Project would not be projected to result in any new transportation impacts beyond those studied in the VAF EIR. Since the proposed Project site has a previously approved EIR that considered VMT, and the background land use and transportation context in the Project area has not changed substantially such that new environmental impacts are anticipated from development of the Project site, reliance on the approved EIR is acceptable and the Project would not be required to reevaluate transportation CEQA impacts.

Villages at Fairfield Lago Vista Transportation Impact Analysis 22 of 22 The approved VAF EIR included implementation of several transportation mitigation measures at nearby intersections, including improvements at the intersection of Clay Bank Road and Air Base Parkway. Since the improvements identified by the VAF EIR have already been installed at the intersection of Clay Bank Road and Air Base Parkway, the intersection is projected to have sufficient capacity to serve VAF development trips, including trips from Lago Vista and Parkside.

Villages at Fairfield Lago Vista Transportation Impact Analysis

ATTACHMENT A

TRAFFIC COUNTS
Prepared by National Data & Surveying Services
ID: 24-080057-001 Day:

City: Fairfield Date:

AM 10 16 14 0 AM
NOON 0 0 0 0 NOON
PM 0 11 8 0 PM

AM NOON PM PM NOON AM
0 1 1 0 0.5 9 0 9
1 228 0 336
4 0 0 0 0.5 188 0 220
7 0 3 0.3 TEV 1236 0 1340 0 0 0 0
189 0 278 0.3 PHF 0.95 0.95
133 0 159 0.3 0 0.5 0.5 1

AM NOON PM PM NOON AM
PM 0 142 24 290 PM
NOON 0 0 0 0 NOON
AM 0 173 6 119 AM
Pedestrians (Crosswalks)
Totals (PM) Total Bikes (PM)
0 369

NORTHBOUND
Clay Bank Rd
Totals (NOON) Total Bikes (NOON)
NONE
576 0 322
Totals (AM) 358 Total Bikes (AM) Manuel Campos Pkwy EASTBOUNDWESTBOUND Manuel Campos Pkwy 523 0 370

CONTROL
Signalized
0 NONE
04:15 PM - 05:15 PM 36
Clay Bank Rd & Manuel Campos Pkwy
Peak Hour Turning Movement Count
Clay Bank Rd Thursday
SOUTHBOUND 3/14/2024 PEAK HOURS 4:00 PM - 06:00 PM
07:15 AM - 08:15 AM 22 7:00 AM - 09:00 AM COUNT PERIODS

AM NOON PM
PM
AM
AM
NOON
PM
PM
NOON
AM
AM
NOON
PM

NOON PMNOON AMAMNOON PM PMNOON AMAMNOON PM
0 0
0 1
0 0
00 000 0
1 0
0 1
0 0
00 010 0
0 0
0 0
0 0
000
000
0 0
0 0
0 0
000
000
0 0
0 0
0 0
000
000
9 228
159 188
278
3 0118 142 24290
0 0
0 0
0 0
000
000
9 336
133 220
189
7 101614 173
6119
Villages at Fairfield Lago Vista Transportation Impact Analysis

ATTACHMENT B
FAIRFIELD TDF MODEL – PROJECT SELECT NODE PLOT
Base Year 2020 Plus Project Scenario – Select Project Node 601 Run Daily Bi-Directional Volumes (Total ADT)
Villages at Fairfield Lago Vista Transportation Impact Analysis

ATTACHMENT C
SYNCHRO HCM 6

TH EDITION LOS REPORTS AND QUEUEING REPORTS
Lago Vista TIA
1: Clay Bank Rd & Manuel Campos Pkwy AM Existing Plus Project Peak Hour HCM 7th Signalized Intersection Summary Synchro 11 Report Wood Rodgers, Inc Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 11 190 148 229 345 9 222 6 133 14 16 10 Future Volume (veh/h) 11 190 148 229 345 9 222 6 133 14 16 10 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 12 200 156 241 363 9 234 6 140 15 17 11 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 236 281 208 293 624 15 297 317 268 309 178 115 Arrive On Green 0.13 0.14 0.14 0.16 0.18 0.18 0.17 0.17 0.17 0.17 0.17 0.17 Sat Flow, veh/h 1781 1947 1441 1781 3543 88 1781 1870 1585 1781 1061 686 Grp Volume(v), veh/h 12 182 174 241 182 190 234 6 140 15 0 28 Grp Sat Flow(s),veh/h/ln 1781 1777 1611 1781 1777 1854 1781 1870 1585 1781 0 1747 Q Serve(g_s), s 0.4 6.0 6.3 8.0 5.7 5.8 7.7 0.2 4.9 0.4 0.0 0.8 Cycle Q Clear(g_c), s 0.4 6.0 6.3 8.0 5.7 5.8 7.7 0.2 4.9 0.4 0.0 0.8 Prop In Lane 1.00 0.89 1.00 0.05 1.00 1.00 1.00 0.39
Lane Grp Cap(c), veh/h 236 256 232 293 313 327 297 317 268 309 0 293 V/C Ratio(X) 0.05 0.71 0.75 0.82 0.58 0.58 0.79 0.02 0.52 0.05 0.00 0.10 Avail Cap(c_a), veh/h 874 1163 1054 874 1163 1214 874 1132 960 874 0 1086 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 1.00 Uniform Delay (d), s/veh 23.2 24.9 25.1 24.7 23.1 23.1 24.4 21.2 23.1 21.1 0.0 21.5 Incr Delay (d2), s/veh 0.0 1.4 1.8 2.2 0.6 0.6 1.8 0.0 0.6 0.0 0.0 0.1 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.1 2.3 2.3 3.1 2.2 2.3 3.1 0.1 1.7 0.2 0.0 0.3 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 23.2 26.3 26.9 26.9 23.7 23.7 26.2 21.2 23.7 21.1 0.0 21.6 LnGrp LOS C C C C C C C C C C C
Approach Vol, veh/h 368 613 380 43
Approach Delay, s/veh 26.5 25.0 25.2 21.4
Approach LOS C C C C
Timer - Assigned Phs 1 2 3 4 5 6 7 8
Phs Duration (G+Y+Rc), s 15.8 14.6 15.3 15.4 13.9 16.6 15.2 15.5 Change Period (Y+Rc), s 5.8 5.8 5.1 * 5.1 5.8 5.8 4.6 5.1 Max Green Setting (Gmax), s 30.0 40.0 30.0 * 38 30.0 40.0 30.0 37.0 Max Q Clear Time (g_c+I1), s 10.0 8.3 9.7 2.8 2.4 7.8 2.4 6.9 Green Ext Time (p_c), s 0.1 0.3 0.1 0.0 0.0 0.2 0.0 0.0 Intersection Summary
HCM 7th Control Delay, s/veh 25.3
HCM 7th LOS C
Notes
* HCM 7th computational engine requires equal clearance times for the phases crossing the barrier.

Lago Vista TIA
1: Clay Bank Rd & Manuel Campos Pkwy PM Existing Plus Project Peak Hour HCM 7th Signalized Intersection Summary Synchro 11 Report Wood Rodgers, Inc Page 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Volume (veh/h) 3 294 205 200 229 9 170 24 312 9 11 0 Future Volume (veh/h) 3 294 205 200 229 9 170 24 312 9 11 0 Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 Adj Flow Rate, veh/h 3 309 216 211 241 9 179 25 328 9 12 0 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, veh/h 198 373 254 255 758 28 249 443 374 256 438 0 Arrive On Green 0.11 0.18 0.18 0.14 0.22 0.22 0.14 0.24 0.24 0.14 0.23 0.00 Sat Flow, veh/h 1781 2021 1378 1781 3494 130 1781 1870 1581 1781 1870 0 Grp Volume(v), veh/h 3 271 254 211 122 128 179 25 328 9 12 0 Grp Sat Flow(s),veh/h/ln 1781 1777 1622 1781 1777 1847 1781 1870 1581 1781 1870 0 Q Serve(g_s), s 0.1 10.7 11.1 8.4 4.2 4.3 7.0 0.8 14.6 0.3 0.4 0.0 Cycle Q Clear(g_c), s 0.1 10.7 11.1 8.4 4.2 4.3 7.0 0.8 14.6 0.3 0.4 0.0 Prop In Lane 1.00 0.85 1.00 0.07 1.00 1.00 1.00 0.00
Lane Grp Cap(c), veh/h 198 328 299 255 385 401 249 443 374 256 438 0 V/C Ratio(X) 0.02 0.83 0.85 0.83 0.32 0.32 0.72 0.06 0.88 0.04 0.03 0.00 Avail Cap(c_a), veh/h 732 973 888 732 973 1011 732 947 801 732 973 0 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.00 Uniform Delay (d), s/veh 28.9 28.6 28.8 30.4 24.1 24.1 30.1 21.6 26.8 26.9 21.6 0.0 Incr Delay (d2), s/veh 0.0 2.0 2.6 2.6 0.2 0.2 1.5 0.0 2.6 0.0 0.0 0.0 Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 0.0 4.3 4.1 3.5 1.6 1.7 3.0 0.3 5.4 0.1 0.2 0.0 Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 28.9 30.7 31.4 33.0 24.2 24.2 31.5 21.6 29.5 26.9 21.6 0.0 LnGrp LOS C C C C C C C C C C C
Approach Vol, veh/h 528 461 532 21
Approach Delay, s/veh 31.0 28.3 29.8 23.9
Approach LOS C C C C
Timer - Assigned Phs 1 2 3 4 5 6 7 8
Phs Duration (G+Y+Rc), s 16.3 19.3 15.3 22.2 13.9 21.6 15.1 22.4 Change Period (Y+Rc), s 5.8 5.8 5.1 * 5.1 5.8 5.8 4.6 5.1 Max Green Setting (Gmax), s 30.0 40.0 30.0 * 38 30.0 40.0 30.0 37.0 Max Q Clear Time (g_c+I1), s 10.4 13.1 9.0 2.4 2.1 6.3 2.3 16.6 Green Ext Time (p_c), s 0.0 0.4 0.0 0.0 0.0 0.2 0.0 0.1 Intersection Summary
HCM 7th Control Delay, s/veh 29.7
HCM 7th LOS C
Notes
* HCM 7th computational engine requires equal clearance times for the phases crossing the barrier.

Queuing and Blocking Report
AM Existing Plus Project Peak Hour 05/02/2025
03_E+B+P_AM Lago Vista TIA SimTraffic Report
Wood Rodgers, Inc Page 1
Intersection: 1: Clay Bank Rd & Manuel Campos Pkwy
Movement EB EB EB WB WB WB NB NB NB SB SB
Directions Served L T TR L T TR L T R L TR
Maximum Queue (ft) 29 118 100 162 111 73 168 31 68 45 62 Average Queue (ft) 7 54 42 81 38 22 85 4 37 15 17
95th Queue (ft) 23 97 76 137 82 55 140 21 62 42 47
Link Distance (ft) 474 474 553 553 849 849 788
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 340 215 205 160
Storage Blk Time (%) 0 0
Queuing Penalty (veh) 0 0
Network Summary
Network wide Queuing Penalty: 0
Queuing and Blocking Report
PM Existing Plus Project Peak Hour 05/02/2025
04_E+B+P_PM Lago Vista TIA SimTraffic Report
Wood Rodgers, Inc Page 1
Intersection: 1: Clay Bank Rd & Manuel Campos Pkwy
Movement EB EB EB WB WB WB NB NB NB SB SB
Directions Served L T TR L T TR L T R L TR
Maximum Queue (ft) 21 171 166 161 92 50 141 51 116 37 34 Average Queue (ft) 2 84 64 75 26 11 70 12 60 7 7
95th Queue (ft) 11 143 123 131 60 33 119 38 96 29 28
Link Distance (ft) 474 474 553 553 849 849 788
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 340 215 205 160
Storage Blk Time (%) 0
Queuing Penalty (veh) 0
Network Summary
Network wide Queuing Penalty: 0
Villages at Fairfield Lago Vista Transportation Impact Analysis

ATTACHMENT D

EVA DRIVEWAY SIGHT DISTANCE TRIANGLES

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3301 C St, Bldg. 100-B Tel 916.341.7760Sacramento, CA 95816 Fax 916.341.7767 WRA, Inc. | 2169 G East Francisco Blvd., San Rafael, CA 94901 www.wra-ca.com · ph: 415.454.8868
January 23, 2025
Rob White
Vice President Planned Communities
Lewis Management Corp.
9216 Kiefer Blvd.

Sacramento, CA 95826
Re: EIR Addendum Biological Summary for the Lago Vista Project This letter was prepared to support the preparation of an Environmental Impact Report (EIR) addendum for the Lago Vista Project (Project) located within two Assessor Parcel Numbers (APNs) 0170-050-090 and 0170-050-220 in Fairfield, California (Project Area). The purpose of this letter is to summarize additional biological considerations and regulatory changes that have occurred since the preparation of the Partially Recirculated Draft EIR (PDEIR; State Clearinghouse No. 2009032001) for the Hawthorne Mill Project in May 2014, under which the Project Area was initially evaluated. The report herein also includes a summary of biological surveys and mitigation that have been completed to date, as well as a discussion of additional requirements that will need to be completed prior to the initiation of Project construction.

1.0 PROJECT SUMMARY
The following sections address items that have been completed by the Project to date as well as outstanding items that will need to be completed prior to the initiation of any ground disturbance.

1.1 Biological Surveys and Mitigation Requirements

1.1.1 Burrowing Owl
Per MM-BIO 1f of the PRDEIR, protocol-level wintering (“non-breeding”) and nesting (“breeding”) season surveys for burrowing owl (Athene cunicularia; BUOW) shall be conducted prior to the initiation of construction, with a final pre-construction survey conducted no more than 30 days prior to the first ground-disturbing activity. Past survey efforts were completed by WRA in 2020, 2021 and 2022. In 2023, four protocol-level breeding surveys were conducted for the Project. No burrowing owl or evidence of burrowing owl was observed within the Project Area or immediate vicinity during any site visit.

Given that the PDEIR includes requirements for both breeding and non-breeding surveys, the City of Fairfield (City) may require the Project to repeat a full year of BUOW surveys prior to the initiation of the Project. This would include four breeding surveys between February 15 and August 31 as well as four non-breeding surveys September 1 and January 31. To allow for WRA, Inc. | 2169 G East Francisco Blvd., San Rafael, CA 94901 www.wra-ca.com · ph: 415.454.8868
2 potential Project initiation in 2025, BUOW protocol-level wintering surveys began in 2024 and protocol-level breeding surveys will occur in 2025.

Per MM-BIO-1f, mitigation for BUOW is only required if owls are found onsite or within 600 meters of the Project Area.

1.1.2 Swainson’s Hawk and Other Raptors
MM-BIO-1d requires that habitat management lands be provided for each acre of Swainson’s hawk (Buteo swainsoni; SWHA) foraging habitat developed or removed within 5 miles of a recently active nest, in accordance with the CDFW (1994) mitigation requirements.1 Per the PDEIR, these lands shall be protected through fee title acquisition or conservation easement on agricultural lands, or other suitable lands that provide foraging habitat for SWHA.

At the time when the PDEIR was published in 2014, all lands within the Project Area occurred greater than 1 mile but less than 5 miles of a “recently active” SWHA nest (i.e., active in the last 5 years); therefore, foraging habitat mitigation was required at a 0.75:1 ratio. Currently, three recently active Swainson’s hawk nests are documented within two miles of the Project Area. As such, foraging habitat mitigation is still currently required at a 0.75:1 ratio to comply with MMBIO-1d.