Fairfield City Council
September 16, 2025

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

EXHIBIT A

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.

EXHIBIT A

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.

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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

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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

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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
August 13, 2025

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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Lago Vista
August 13, 2025

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.

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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:

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• 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

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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

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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.

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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

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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

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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

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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

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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

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PG&E Gas and Electric Facilities Page 2
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Land Management

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PG&E Gas and Electric Facilities Page 3
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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

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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.

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PG&E Gas and Electric Facilities Page 5
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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.

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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.

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PG&E Gas and Electric Facilities Page 7
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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.

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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

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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.

Villages at Fairfield Design Guidelines 3
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

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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

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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

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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

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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
10

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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
13

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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
19

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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
22

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Figure 40: Typical Residential Collector (Section 23) Figure 41: Pullen Lane "Residential Collector" (Section 24) Figure 42: Typical 58’ Residential Street (Section 25)
23 24
25

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Figure 43: 46’ Residential Street (Section 26) Figure 44: 55’ Residential Street Adjacent to School (Section 27) Figure 45: 43.5’ Residential Street (Section 28) Figure 46: Residential Street Adjacent to Hillside Open Space (Section 29) 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
36

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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

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4.2 Street Corridor Landscape
The major streets corridors and common areas landscapes establish the identity and character of the Villages at Fairfield. The streetscape will complement the adjacent streets and subdivisions with similar wall and landscaping features, but will reflect the need to conserve water with informal shrub and groundcover comprised primarily of drought tolerant plants. The landscape corridors include a uniformly spaced tree line along the street with less formal clusters of secondary accent trees that mark gateways and project edges. The street landscape will merge with adjacent preserved open space and wetlands that help define the character of the community. The landscape theme will vary among the different street types and widths to take into account the hierarchy of street types and the integration of pedestrian, non-vehicular, and vehicular connections. Plant material shall be arranged in a tiered fashion to create depth, with layers of overhead tree canopies, shrub plantings at building walls, property lines and fences and low shrubs and groundcovers in foregrounds. Figures 15 through 56 illustrate the width of the landscape corridors, sidewalks, and placement of street trees within each of the street conditions planned in the community. These Guidelines do not specify certain tree or shrub species assigned to specific streets. The selection of street trees, subordinate and accent trees, shrubs and groundcovers will be specified in the Landscape Documentation Package as required in the Municipal Code Section 22.A.4. Appendix A Plant Palette includes a list of trees species, shrubs and groundcovers that can be applied to appropriate locations determined by the character and size (width) of all streets. Appendix A also specifies a separate plant list of native, and native compatible, species for use in the open space, and along open space edges.

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

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

Lawn Areas
Lawn areas (turf) shall comply with Section 22.A.5(12) (Fairfield Municipal Code) and the following guidelines. • Lawn areas shall not exceed 25% of the total landscape area, and generally shall be a minimum of 8’ wide and meet the requirements of the Maximum Applied Water Allowance (MAWA). • Turf is prohibited on MDR lots as lot sizes are considerably smaller and thus difficult to achieve minimum acceptable standards under MAWA.
• All lawn areas shall be sodded with a drought tolerant, Rhizomatous Tall Fescue (RTFTM blend) or equal.
• The lawn area shall be properly soil amended, compacted, finish graded and rolled prior to the laying of the sod.
• Slopes within lawn areas shall not exceed a slope of 25% (4:1) and shall have a minimum slope of 2% (50:1).
• Where trees are planted in lawn areas create a 2’-0” diameter basin. • Redwood or plastic headers shall be installed to separate lawn areas from shrub planting areas.

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

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

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4.3 Water Efficient Landscape All 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.

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

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

Street Lights
Residential neighborhoods, arterial and collector streets will receive a single pole, pedestrian scale fixture consistent with existing city improvement standards. Streetlights shall be a pole mounted decorative electrolier for all interior streets. Posts and bases shall be standard black finish and installed per manufacturer’s instructions. On streets with separated sidewalks, the light pole shall be located at the front of the sidewalk within the parkway strip. On streets with monolithic curb, gutter and sidewalk, streetlights shall be located at back of walk.

4.5 Walls, Fences and Gateways
All 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

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

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

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

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

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

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

Good Neighbor Fence: Rear Yard & Interior Side Yard Fencing “Good neighbor” rear and interior side yard fencing is placed between residential lots to provide privacy. (Figure 61). Standard wood panels comprised of 1x6 redwood boards are alternated to provide a screen between lots. For each neighborhood, a standard stain finish shall be selected on wing fencing between homes that is viewed from the street. The preferred color shall be a medium brown, semi-transparent stain. • Maximum height 6 feet from finish grade on high side of yard; • Fence facing neighboring back and side yards shall be 6 feet privacy design. • Fencing must be built on the pre-determined fence line outlined on plot plan. • Double fencing is not allowed. • Recessed minimum 5 feet from front facade of house (porch excluded).

Metal fences maintain views to open
space.

Figure 61: Good Neighbor Fence
Figure 60: Typical CMU Wall with Pilasters

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

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

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

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

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Figure 70: Typical Village and Minor Commercial Entry

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