Fairfield City Council
September 16, 2025

system.

MM N01-4d: The project applicant shall require that all 14ayAh, me Taal East and 14ayAh,fne Mill West Lago Vista residential windows and glass doors that are located within 200 feet of the centerline of Cement 144" Read e Air Base Parkway shall have a minimum Sound Transmission Class (STC) rating of 28.

MM N0I-4e: The project applicant shall require that all L7ay. 4herne ",rill East and uawth.,me Mill Wes i Lago residential windows and glass doors that are located within 1,500 feet of the centerline of the UPRR tracks shall have a minimum Sound Transmission Class (STC) rating of 28.

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

Environmental Issues New No No No Impact
Significant Substantial Substantial
Noise - Would the project: Impact or Change Change
Substantially from from
More Severe Previous Previous
Impacts VAF EIR Hawthorne
Analysis Mill EIR
Analysis
a) Result in the exposure of persons to or x
generation of noise levels in excess of
standards established in the local
general plan or noise ordinance, or
applicable standards ofother agencies?
b) Result in the exposure ofpersons to or x
generation of, excessive groundbome
vibration or groundbome noise levels?
c) Result in a substantial permanent x
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
24

d) Result in a substantial temporary or
periodic increase in ambient noise
levels in the project vicinity above
levels existing without the project?
x
e) For a project located within an airport x
land use plan or, where such a plan has
not been adopted, within two miles of
a public airport or public use airport,
would the project expose people
residing or working in the project area
to excessive noise levels?
f) For a project within the vicinity of a x
private airstrip, would the project
expose people residing or working in
the project area to excessive noise
levels?
J. Population & Housing
The potential impacts of the Project related to population and housing are driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re -allocated from already- entitled units in Villages I -II, so it is appropriate to analyze impacts associated with the Project with respect to population and housing as VAF impacts under the VAF EIR. These impacts were analyzed in VAF EIR Chapter 3 (Land Use and Housing and Population), and determined to be less than significant.s As concluded in the VAF EIR, the total future housing and residential population are consistent with the housing and population growth allocated to the VAF project area and considered in the PWMP and the City's General Plan. The re -allocation of 295 units from Village I -II and the addition of 80 units previously analyzed for the Lago Vista site in the Hawthorne Mill EIR will not change the VAF-wide total number of units originally studied in the VAF EIR (2,327 units), so there are no changes to impact conclusions related to Housing and Population.

In addition, the Hawthorne Mill EIR evaluated the potential impacts associated with up to 1,000 residential units, including 172 units on the Hawthorne Mill West site. The Hawthorne Mill EIR determined that new housing associated with the project would contribute to the City's regional housing supply and help fulfill the City's Regional Housing Needs Allocation obligations. The Hawthorne Mill EIR also found that the extension of urban infrastructure to the project site would not represent the removal of a physical barrier to urban growth, because areas on all four sides of the project site currently support or are planned to support urban development and are served or would be served by infrastructure. Accordingly, the Hawthorne Mill EIR determined the proposed project would not induce substantial population growth, either directly or indirectly, and impacts would be less than significant. 5 Potential Project impacts related to Land Use and Planning are addressed above and are compared to Hawthorne Mill West impacts since they are specific to the Project site. 25

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

Environmental Issues New No No No Impact
Significant Substantial Substantial
Population - Would the project: Impact or Change Change Substantially from from
More Severe Previous Previous
Impacts VAF EIR Hawthorne
Analysis Mill EIR
Analysis
a) Induce substantial population growth X X
in an area, either directly or indirectly?
b) Displace substantial numbers of X X
existing housing, necessitating the
construction of replacement housing
elsewhere?
c) Displace substantial numbers of X X
people, necessitating the construction
of replacement housing elsewhere?
K. Public Facilities & Services
The potential impacts of the Project related to public services and facilities are driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re -allocated from already -entitled units in Villages I -II, so it is appropriate to analyze impacts associated with the Project with respect to public facilities and services as VAF impacts under the .VAF EIR. These impacts were analyzed in VAF EIR Chapter 5 (Public Facilities and Services). The VAF EIR concluded that impacts associated with the originally -entitled 2,327 units would be less -than -significant with mitigation. Since the Project units will not change the VAF-wide total of 2,327 units originally analyzed in the VAF EIR, the impacts conclusions in the VAF EIR remain unchanged with the addition of the Project. VAF mitigation measures related to Public Facilities and Services would continue to apply to the entire VAF Project, including Lago Vista. Mitigation measures include the payment of public facilities impact fees that new development within the City must pay before issuance of a building permit. Payment of fees would offset potential increases in service requests and impacts associated with public services would remain less than significant with mitigation.

O

Environmental Issues New No No No Impact
Significant Substantial Substantial
Public Services - Would the project: Impact or Change Change Substantially from from
More Severe Previous Previous
Impacts VAF EIR Hawthorne
Analysis Mill EIR
Analysis
a) Result in substantial adverse physical x
impacts associated with the provision
of new or physically altered
governmental facilities, need for new
or physically altered governmental
facilities, the construction of which
could cause significant environmental
impacts, in order to maintain
acceptable service ratios, response
times or other performance objectives
for: fire protection, police protection,
schools, parks, and other public
facilities?
L. Recreation
With respect to the Recreation impact threshold (a), the increase in demand for neighborhood and regional parks associated with the Project is driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re -allocated from already -entitled units in Villages I -II, so it is appropriate to analyze this impact as a VAF impact under the VAF EIR. The VAF EIR did not specifically address Recreation, but it analyzed the Project's potential impacts related to Park Facilities in Chapter 5 (Public Utilities and Services). The VAF EIR concluded that the Project would result in less -than -significant impacts related to Park Facilities with the implementation of Mitigation Measures PF-20, 21, 22, and 23, which will apply to the Project and which require improvement of the Linear Park adjacent to Villages I, II and III and neighborhood -serving parks in Villages I, II and III, along with payment of development impact fees to fund park improvements.

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

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

With respect to Recreation impact threshold (b), the potential impacts of the Project would be specific to the Project development area and therefore should be compared to the impacts of the 27

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

Environmental Issues New No No No Impact
Significant Substantial Substantial
Recreation - Would the project: Impact or Change Change Substantially from from
More Severe Previous Previous
Impacts VAF EIR Hawthorne
Analysis Mill EIR
Analysis
a) Increase the use of existing x
neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of
the facility would occur or be
accelerated?
b) Include recreational facilities or x
require the construction, or
expansion of recreational facilities,
which might have an adverse
physical effect on the environment?
M. Transportation
As discussed in the project description above, most of the residential units in the Project are being re -allocated from already -entitled units in Villages I-Il, which have been developed with fewer units than previously analyzed and approved, so it is appropriate to analyze potential Transportation impacts of the Project as VAF impacts under the VAF EIR. Also, Project trips would be routed through Village II. As discussed in the Transportation Impact Analysis Memorandum prepared by Wood Rodgers and attached to this Addendum as Appendix B, the Project would gain access to the existing roadway network via new local roadway connections to Golden Way and High Line Drive. The Project would eliminate the Portland Drive extension that the Hawthorne Mill Project had proposed and solely connect via Village II, which reduces the wetland and biological resource impacts that would have been caused by the Portland Drive roadway connection. Accordingly, any traffic that was assumed to go north from Hawthorne Mill West to Manuel Campos Parkway via Portland Drive would now be routed west to Clay Bank Road via Village II's internal streets, so all trips generated by the Project would be indistinguishable from other VAF trips.

As discussed in the Transportation Impact Analysis Memorandum, the new residential streets would typically be 40 to 46 feet wide, including 5-foot sidewalks on both sides of the street, 8- foot parking lanes on one or both sides of the street, and 10-to-12-foot travel lanes (one lane in each direction). Private Street connections for the condominiums would be gated. The private 28

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

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

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

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

Table 2: Final Build -Out Trip Generation — Villages I and II Land Use Units Quantity Daily Trips AM Peak Hour PM Peak Hour Category
Total In Out Total In Out
Village I — DU 432 3,878 282 71 211 393 248 145
Single -
Family
Detached
Housing
VillageIl— DU 374 3,396 247 62 185 343 216 127
Single -
Family
Detached
Housing
W

Total 7,274 529 1 133 396 736 464 272
Notes: Trip rates based on fitted curve equations for the proposed land use consistent with information contained in the ITE Trip Generation Manual, 11"' Edition
Table 3 shows the trip generation for the proposed Lago Vista project:

Table 3: Project Trip Generation — Lago Vista
Land Use Category Units Quantity Daily Trips AM Peak Hour PM Peak Hour Total In Out Total In Out
Lago Vista Project,— DU 375 3,130 219 55 164 276 169 107 151 Single -Family
Detached Housing; 224
Single -Family
Attached (Duplex)
Housing
Notes: Trip rates based on fitted curve equations for the proposed land use consistent with information contained in the ITE Trip Generation Manual, 111 Edition
As detailed in Appendix B and the tables above, the addition of Project daily trips to the built -out conditions of Villages I -II including Lago Vista results in a total of 10,404 trips, 2,689 fewer than the 13,093 originally studied and approved in the VAF EIR. Accordingly, the trips generated by the Project site would not exceed the trips generated by Villages I and II and mitigated in the VAF EIR, which included significant improvements to Clay Bank Road and other intersections in the area. The Transportation & Circulation mitigation measures in the VAF EIR would apply to the Project, and the Project units would count towards any of the unit count - based triggers in the VAF EIR. For example, VAF MM-TC-4 provides: "Improve the A.M. peak hour performance of the Clay Bank Road/Cement Hill Road (S) intersection (study intersection 11) ... prior to the issuance of the building permit for the 1,948th unit constructed by Lewis Planned Communities." MM-TC-5 provides: "Improve the A.M. and P.M. peak hour performance.of the Clay Bank Road/Air Base Parkway intersection (study intersection 12) ... prior to the issuance of the building permit for the 1,330th unit constructed by Lewis Planned Communities." Since Project units would be treated as Village 11 units, these mitigation measures would be triggered just as the VAF EIR contemplated. Appendix B includes an analysis of intersection operations with the addition of Project units. All of the mitigation measures from the VAF EIR and subsequent addenda would continue to apply to the entire Project, including the Project.

While the CEQA Guidelines now consider VMT, addenda do not need to consider new impact areas added after the EIR was concluded. See Concerned Dublin Citizens v. City of Dublin 2013) 214 Cal.AppAth 1301, 1320 (adoption of new guidelines for GHG evaluation was no significant new information requiring further CEQA review because GHG emissions were known information and could have been addressed in the original EIR); Fort Mojave Indian Tribe v. Dept. of Health Servs. (1995) 38 Cal.AppAth 1574, 1605 (new critical habitat regulation was not significant new information because impacts to the species had already been addressed 30

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

Environmental Issues New No Substantial Change No Substantial Change from No Impact Significant from Previous VAF EIR Previous Hawthorne Mill EIR Transportation - Would the project: Impact or Analysis Analysis Substantially
More Severe
Impact
a) Conflict with an applicable plan, X
ordinance or policy establishing
measures of effectiveness for the
performance of the circulation system,
taking into account all modes of
transportation including mass transit
and non -motorized travel and relevant
components of the circulation system,
including but not limited to
intersections, streets, highways and
freeways, pedestrian and bicycle paths,
and mass transit?
b) Conflict with an applicable congestion X
management program, including but
not limited to level of service
standards and travel demand measures,
or other standards established by the
county congestion management
agency for designated roads or
highways?
c) Result in a change in air traffic X
patterns, including either an increase
in traffic levels or a change in location
that results in substantial safety risks?
d) Substantially increase hazards due to a X
design feature (e.g., sharp curves or
dangerous intersections) or
incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency X
access?
f) Conflict with adopted policies, plans C X C
or programs regarding public transit,
bicycle, or pedestrian facilities, or
otherwise decrease the performance or
safety of such facilities?
31

N. PUBLIC FACILITIES
The potential impacts of the Project related to public facilities are driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re -allocated from already- entitled units in Villages I- II, so it is appropriate to analyze impacts associated with the Project public facilities as VAF impacts under the VAF EIR. These impacts were analyzed in VAF EIR Chapter 5 (Public Facilities and Services). The VAF EIR concluded that all impacts of the Project related to Public Utilities would be less than significant with mitigation. All of the mitigation measures adopted in the VAF EIR and its addenda would continue to apply to the Project, including the Project.

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

Environmental Issues New No No No Impact
Significant Substantial Substantial
Utilities- Would the project: Impact or Change Change
Substantially from from
More Severe Previous Previous
Impact VAF EIR Hawthorne
Analysis Mill EIR
Analysis
a) Exceed wastewater treatment C x
requirements ofthe applicable Regional
Water Quality Control Board?
b) Require or result in the construction of E x C
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which
could cause significant environmental
effects
c) Require or result in the construction of C x C
new storm water drainage facilities or
expansion of existing facilities, the
construction of which would cause
significant environmental effects?
32

d) Have sufficient water supplies x
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed?
e) Result in a determination by the x
wastewater treatment provider, which
serves or may serve the project that it
has inadequate capacity to serve the
project's projected demand in addition
to the provider's existing
commitments?
f) Be served by a landfill with x
insufficient permitted capacity to
accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local x 0
statutes and regulations related to solid
waste?
O. WILDFIRE
The Hawthorne Mill EIR included an analysis of risks related to wildfire in the Hazards section, consistent with the version of the CEQA Guidelines in place at the time the Hawthorne Mill EIR was certified. The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to wildfire would be less -than -significant as the project site is not located in a high or extreme wildfire hazard zone, and is relatively flat, surrounded by industrial and residential uses, and regularly grazed. Existing conditions on the Project site have not materially changed since the Hawthorne Mill EIR was certified, and the potential impacts of the Project related to wildfire are substantially similar to those analyzed in the Hawthorne Mill EIR. No mitigation was required in the Hawthorne Mill EIR.

Environmental Issues New No No No Impact
Significant Substantial Substantial
Wildfire: If located in or near state Impact or Change Change responsibility areas or lands classified as Substantially from from very high fire hazard severity zones, More Severe Previous Previous would the project: Impact VAF EIR Hawthorne
Analysis Mill EIR
Analysis
a) Substantially impair an adopted G x
emergency response plan or
emergency evacuation plan?
b) Due to slope, prevailing winds, and x
other factors, exacerbate wildfire risks,
and thereby expose project occupants
to, pollutant concentrations from a
wildfire or the uncontrolled spread ofa
33

wildfire?
c) Require the installation or X
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to the
environment?
d) Expose people or structures to X
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post' -fire slope
instability, or drainage changes?
11 P. ENERGY
Since most of the units in the Project are being re -allocated from already approved Village I -II units, this Addendum considers them Village I -II units for the purposes of analyzing Energy impacts. The VAF EIR did not formally analyze potential energy impacts. State CEQA Guidelines Appendix G checklist thresholds were updated by the State Office of Planning and Research after publication of the VAF EIR. The current State CEQA Appendix G checklist contains separate thresholds for Energy, which are incorporated into this Addendum, and shown in the checklist below. However, the total number of units in VAF with the addition of the Project will remaini,the same as the number of units originally analyzed in the VAF EIR, so any Energy- related impacts associated with Project would be consistent with or less than those of the VAF Project. Additionally, the units in the Project will implement Title 24 energy efficiency standards, ensuring„that it is more energy -efficient than those originally analyzed in the VAF EIR.

I
Energy Impacts- Would the project: New No No No Impact
Significant Substantial Substantial
Impact or Change Change
Substantially from from
More Severe Previous Previous
I Impact VAF EIR Hawthorne
I: Analysis Mill EIR
Analysis
c) Result in potentially significant X
environmental impact dueitowasteful, inefficient,
or unnecessaryconsumption of energy
resources, during project construction or
operation?I, d) Conflict
with or obstructla state or X local plan
for renewable energy or energy efficiency?
1, i
34

Q. EFFECTS FOUND NOT TO BE SIGNIFICANT
A. Agricultural and Forest Resources: The Hawthorne Mill EIR concluded that residential development on the Project development area would have no impacts related to agricultural and forest resources. There is no change to this conclusion with the Project.

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

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

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

The above referenced resolutions, ordinance, EIRs, and the 2011, 2015 and 2018 Addenda and this 2022 Addendum are all available for public review in the Community Development Department (1000 Webster Street, 2nd Floor Fairfield, CA) during regular business hours and are all incorporated herein by reference.
35

EXISTING GENERAL PLAN DESIGNATIONS
Exhibit B

PROPOSED GENERAL PLAN DESIGNATIONS

81.5± AC..,
Ir `PF

42.2± AGE
RLM
I 31.oz AC
AIR gASE PARKwAA
AIR gASE PARK AY

GENERAL PLAN DESIGNATIONS EXISTING ACREAGE PROPOSED ACREAGE DIFFERENCE RESIDENTIAL LOW -MEDIUM (RLM) 31.0± 21.6± 9.4±
RESIDENTIAL HIGH (RH) 0.0-+ 15.8± 15.8±
PUBLIC FACILITY (PF) 42.2± 42.2+ 0
OPEN SPACE CONSERVATION (OSC) 81.5± 75.2± 6.3±
TOTAL 154.7+_ 154.7+- 0
GENERAL PLAN AMENDMENT EXHIBIT DATE: APRIL 11, 2025

VILLAGES AT FAIRFIELD - LAG'O VISTA N

FAIRFIELD, CALIFORNIA
NOT TO SCALE WODO 4R000ERS

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME

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

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

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

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

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

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

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

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

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

2.0 PROJECT MODIFICATIONS

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

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

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

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

3  Development Review and Community Design Plan, Amended

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

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

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

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

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

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

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

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

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

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

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

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

3.0 DETERMINATION TO PREPARE AN ADDENDUM

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

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

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

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

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

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

4.0 MITIGATION MEASURES

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

5.0 SUMMARY OF FINDINGS

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

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

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

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

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

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

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

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

Environmental Issues

Aesthetic Impacts - Would the
project:

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

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

B. Air Quality & Greenhouse Gases

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

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

Environmental Issues

Air Quality - Would the project:

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

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

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

Environmental Issues

Greenhouse Gas Impacts- Would the
project:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Environmental Issues

Biological Resources - Would the project:

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

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

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

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

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

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

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

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

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

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

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

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

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

Environmental Issues

Cultural Resources – Would the project:

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

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

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

Environmental Issues

Tribal Cultural Resources - Would the
project:

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

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

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

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

Environmental Issues

Geology and Soils - Would the project:

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

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

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

ii. Strong seismic ground shaking?

iii. Seismic‐related ground failure,
including liquefaction?

iv. Landslides?
X 

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

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

Environmental Issues

Hazards and Hazardous Materials - Would
the project:

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

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

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

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

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

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

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

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

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

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

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

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

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

21 Environmental Issues

Hydrology and Water Quality - Would the
project:

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

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

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

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

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

Environmental Issues

Land Use - Would the project:

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

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

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

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

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

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

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

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

24 system.

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

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

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

Environmental Issues
Noise - Would the project:

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

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

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

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

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

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

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

Environmental Issues
Population - Would the project:

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

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

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

27 Environmental Issues

Public Services - Would the project:

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

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

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

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

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

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

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

Environmental Issues
Recreation - Would the project:

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

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

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

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

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

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

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

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

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

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

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

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

Table 3: Project Trip Generation – Lago Vista

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

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

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

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

Environmental Issues
Transportation - Would the project:

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

32 N. PUBLIC FACILITIES

The potential impacts of the Project related to public facilities are driven by the number of residential units and associated population. As discussed in the project description above, most of the residential units in the Project are being re-allocated from already- entitled units in Villages I- II, so it is appropriate to analyze impacts associated with the Project public facilities as VAF impacts under the VAF EIR. These impacts were analyzed in VAF EIR Chapter 5 (Public Facilities and Services). The VAF EIR concluded that all impacts of the Project related to Public Utilities would be less than significant with mitigation. All of the mitigation measures adopted in the VAF EIR and its addenda would continue to apply to the Project, including the Project.

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

Environmental Issues
Utilities - Would the project:

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

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Exceed wastewater treatment
requirements of the applicable Regional
Water Quality Control Board?
X 
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which
could cause significant environmental
effects
X 
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which would cause
significant environmental effects?
X 

33 d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed?
X 
e) Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has inadequate capacity to serve the
project’s projected demand in addition
to the provider’s existing
commitments?
X 
f) Be served by a landfill with
insufficient permitted capacity to
accommodate the project’s solid waste
disposal needs?
X 
g) Comply with federal, state, and local
statutes and regulations related to solid
waste?
X 

O. WILDFIRE
The Hawthorne Mill EIR included an analysis of risks related to wildfire in the Hazards section, consistent with the version of the CEQA Guidelines in place at the time the Hawthorne Mill EIR was certified. The Hawthorne Mill EIR concluded that potential impacts of the Hawthorne Mill West project related to wildfire would be less-than-significant as the project site is not located in a high or extreme wildfire hazard zone, and is relatively flat, surrounded by industrial and residential uses, and regularly grazed. Existing conditions on the Project site have not materially changed since the Hawthorne Mill EIR was certified, and the potential impacts of the Project related to wildfire are substantially similar to those analyzed in the Hawthorne Mill EIR. No mitigation was required in the Hawthorne Mill EIR.

Environmental Issues

Wildfire: If located in or near state
responsibility areas or lands classified as
very high fire hazard severity zones,
would the project:

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

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
a) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
X 
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire risks,
and thereby expose project occupants
to, pollutant concentrations from a
wildfire or the uncontrolled spread of a
X 

34 wildfire?
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to the
environment?
X 
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
X 

P. ENERGY
Since most of the units in the Project are being re-allocated from already approved Village I-II units, this Addendum considers them Village I-II units for the purposes of analyzing Energy impacts. The VAF EIR did not formally analyze potential energy impacts. State CEQA Guidelines Appendix G checklist thresholds were updated by the State Office of Planning and Research after publication of the VAF EIR. The current State CEQA Appendix G checklist contains separate thresholds for Energy, which are incorporated into this Addendum, and shown in the checklist below. However, the total number of units in VAF with the addition of the Project will remain the same as the number of units originally analyzed in the VAF EIR, so any Energy- related impacts associated with Project would be consistent with or less than those of the VAF Project. Additionally, the units in the Project will implement Title 24 energy efficiency standards, ensuring that it is more energy-efficient than those originally analyzed in the VAF EIR.

Energy Impacts- Would the project: New
Significant
Impact or
Substantially
More Severe
Impact
No
Substantial
Change
from
Previous

VAF EIR
Analysis
No
Substantial
Change
from
Previous
Hawthorne
Mill EIR
Analysis
No Impact
c) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption
of energy resources, during project
construction or operation?
X 
d) Conflict with or obstruct a state or
local plan for renewable energy or
energy efficiency?
X 

35 Q. EFFECTS FOUND NOT TO BE SIGNIFICANT
A. Agricultural and Forest Resources: The Hawthorne Mill EIR concluded that residential development on the Project development area would have no impacts related to agricultural and forest resources. There is no change to this conclusion with the Project.

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

CONCLUSION

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

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

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

AIR BA
S
E

P
A
R
K
W
A
Y
OSC

81.5± AC
RLM

31.0± AC
PF

42.2± AC
AIR BA
S
E

P
A
R
K
W
A
Y
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
DATE: APRIL 11, 2025GENERAL PLAN AMENDMENT EXHIBIT

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)

42.2±42.2±PUBLIC FACILITY (PF)

81.5±75.2±OPEN SPACE CONSERVATION (OSC)

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

C ity of Fairfi eld Plan n in g C om m ission
R E SO L U T IO N N O . PC 2025-5

RESOLUTION OF THE FAIRFIELD PLANNING COMMISSION

RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN

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

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

RESIDENTIAL HIGH (RH) AND A CORRESPONDING ZONE CHANGE FROM

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

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

MAP AND DEVELOPMENT REVIEW APPROVAL TO SUBDIVIDE AV ACANT

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

AMENDMENT TO THE VILLAGES AT FAIRFIELD COMMUNITY DESIGN

GUIDELINES

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

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

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

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

PC ITEM NO.: A
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 PC DATE: 08/13/2025

(a) The proposed subdivision, together with the provisron for its design and improvement, is consistent with the City's General Plan in that the General Plan designates the area for (G.P. Designation) development. The proposed Lago Vista subdivision is consistent with the proposed amendment to the City's General Plan, which designates the area for Residential Low-Medium {RLM} and Residential High {RH) development. This designation supports the development of a diversified residential community, which the proposed subdivision fulfills through its mix of 151 single-family residential units and 224 multi-jamilv residential units. The design and improvement provisions of the proposed subdivision align with several key General Plan objectives: Housing Element Goal A-4 {Encourage Infill Development) The proposed Lago Vista subdivision promotes efficient land use within the City's Urban Growth Boundary, encouraging infill development as stipulated by the General Plan; Housing Element Goal A-5 {Facilitate a Mix of Affordability Levels): The subdivision provides a variety of housing types, accommodating the needs of different income levels and household sizes, thus contributing to a balanced and inclusive community as envisioned by the General Plan; Objective LU-1.2 {Balanced Community and Adequate Housing): By diversifying residential development, the project fosters a balanced community. The mix of single-family and multi-family units ensures adequate housing is available to meet the growing demand, adhering to the General Plan's vision for a balanced land use strategy; Objective LU-2.1 {Consistency with Density Ranges): The proposed development is consistent with the prescribed density ranges in the General Plan. The project's layout and design ensure that residential density is managed effectively, complying with the low-medium and high-density residential zoning requirements. Objective LU-2.2 {Variety of Housing Types and Sizes):

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

PC ITEM NO.: A
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 PC DATE: 08/13/2025
Page: 2

(c ) T h e d e s ig n o f t h e s u b d iv is io n o r p ro p o s e d im p ro v e m e n t s a r e n o t lik e ly t o c a u s e s u b s t a n t ia l e n v iro n m e n t a l d a m a g e , a n d w ill n o t s u b s t a n t ia lly a n d a v o id a b ly in j u r e fi s h o r w ild lif e o f t h e ir h a b it a t . The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage and will not substantially and avoidably injure fish or wildlife or their habitat. Comprehensive environmental reviews have been conducted, including the Addendum to the Villages at Fairfield EIR and the Hawthorne Mill EIR, ensuring all potential impacts have been identified and mitigated. Mitigation measures have been incorporated to protect biological and cultural resources and minimize any adverse effects on the natural environment. These measures ensure the protection of local flora and fauna, safeguarding fish and wildlife habitats from significant harm. (d) The design of the subdivision or the type of improvements is not likely to cause serious public health problems in that the community water and sewer systems are available to the site. The design of the subdivision and the type of improvements are not likely to cause serious public health problems, as the community water and sewer systems are available to the site. The project incorporates standard and special conditions of approval to ensure that the capacity of these systems are evaluated and upgraded as appropriate to handle the increased demand generated by the new development, thereby mitigating any potential public health concerns. By ensuring robust and reliable infrastructure for water and sewer services, the project maintains a high standard of public health and safety for future residents. (e) The design of the subdivision or the type of improvements will not conflict with easement acquired by the public for access through, or use of the property within the proposed subdivision, in that there are not access easements for use by the public at large existing on the subject site. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public for access through or use of the property within the proposed subdivision, as there are no access easements for use by the public at large existing on the subject site. (f) The discharge of waste from the proposed subdivision into the community sewer serving said proposed subdivision will not result in or add to a violation of the waste discharge requirements applicable to said sewer system which were prescribed by the California Regional Water Quality Control Board, San Francisco Bay Region, in that the existing Fairfield-Suisun Sewer District treatment plant has adequate capacity. The discharge from the proposed project will not create a condition exceeding the design capacity of this plant. The discharge of waste from the proposed subdivision into the community sewer system serving the subdivision will not result in or add to a violation of the waste discharge requirements prescribed by the California Regional Water Quality Control Board, San Francisco Bay Region. The project incorporates standard and special conditions of approval to ensure that the capacity of these systems are evaluated and upgraded as appropriate to handle the increased demand generated by the new development. Evaluations will confirm that the discharge from the PC ITEM NO.: A
Fl LE 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 l. Lago Vista PC Resolution_FINAL.docx PC DATE: 08/13/2025
Page:3

s u b d iv is io n w ill n o t c r e a t e a c o n d it io n e x c e e d in g th e d e s ig n ca p a c it y of th e tr e a t m e n t p la n t, e n s u r in g c o n t in u e d c o m p lia n c e w it h r e g u la t o r y s t a n d a r ds a n d s afe g u a r d in g p u b lic h e a lt h a n d e n v ir o n m e n t a l q u a lit y .

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:4

in c lu d e s s t a n d a r d a n d s p e c i a l c o n d it io n s of a p p r o v a l t o e n s u r e t h a t a ll s it e im p ro v e m e n ts, in cl u d in g li g h t in g a n d infr a s t r u c t u r e , m e e t t h e C it y 's c r it e r ia fo r h i g h - q u a l it y d e v e l o p m e n t. T h e s e e l e m e n ts co ll e c t iv e ly e n s u r e t h a t t h e p r oj e c t m a in t a in s t h e h i g h s t a n d a r d s s e t fo r t h b y t h e Ci t y, c o n t r ib u t in g p o s i t i v e l y t o t h e co m m u n i t y 's c h a r a c t e r a n d e n v ir o n m e n t.
(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
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s e n io r h o u s in g, a n d s t u d e n t h o u s in g t o m e e t th e n e e ds of fu t u r e d e m o g r a p h ic s a n d c h a n g in g h o u s e h o ld s iz e s . O bj e c t iv e L U -6 .5 : E n v ir o n m e n t a l C o n s t ra in t s in S it e D e s ig n .

E n s u r e th a t d e v e lo p m e n t is r efle c t iv e of th e a r e a 's e n v iro n m e n t a l c o n s t ra in t s - in c lu d in g lo c a liz e d p r e s e n c e of g e o lo g ic fa u lt s, s lo p e s a n d u n s t a b le s o ils, fir e r is k s, flo o d h a z a r ds -a s w e ll a s n a t u ra l r e s o u r c e s . C o n s id e r in co rp o ra t in g g e o lo g ic fa u lts a n d A lq u is t P r io lo Z o n e s a s p a r t of th e o p e n s p a c e o r tr a ils s ys t e m . O bj e c tiv e L U -7 .6 :

P e d e s t r ia n -O r ie n t e d C o n n e c t io n s . P ro v id e a n e t w o r k of s afe, w e ll -m a in t a in e d, in t e r c o n n e c t e d s t r e e t s , p a s e o s, p a t h w a y s, a n d b ic y cl e r o u t e s o n s it e th a t fa c ilit a t e s t r a v e l t h r o u g h th e s it e fo r p e d e s t r ia n s, c y cl is ts , a n d o t h e r n o n -m o t o r iz e d m o d e s of t r a n s p o r t a t io n . Li n k th e s e c o n n e c t io n s to a m e n itie s s u c h a s c o m m e r c ia l c o r r id o rs, p a r k s, s c h o o ls, a n d p u b lic tra n s p o r t a t io n h u b s . P o lic y L U -1 6 : E n s u r e th a t n e w d e v e lo p m e n t is d e s ig n e d to o p t im iz e F a irfie ld 's Li n e a r P a r k, m a k in g th e p a r k a c e n t r a l fe a t u r e th a t e n h a n c e s q u a lit y of life, c o n n e c t iv ity, a n d r e c r e a t io n a l o p p o r t u n itie s fo r r e s id e n t s . O bj e c t iv e L U -2 0 .6 : F ir e P r o t e c t io n . R e q u ir e a ll d e v e lo p m e n t to c o m p ly w it h s t a n d a r ds e s t a b lis h e d b y t h e C it y 's F ir e M a rs h a l to e n s u r e fir e p ro t e c t io n , e m e r g e n c y v e h i c le a c c e s s ib ilit y, d efe n s ib le s p a c e, fir e -r e s is t a n t c o n s t r u c tio n , w a t e r s u p p ly, p r e m is e s id e n t ifica t io n , a n d s im ila r p ro t e c t iv e p u rp o s e s . S ite p la n s a r e r e q u ir e d to id e n t ify e v a cu a t io n r o u t e s a c c e p t a b le to th e C ity 's F ir e C h ief a n d Traffic E n g in e e r .

P o lic y TP -1 : E n s u r e th a t fu t u r e la n d u s e s a r e c o m p a t ib le w it h th e co n t in u e d o p e ra t io n a n d m ilit a r y r e a d in e s s of TA F B , a s w e ll a s th e h e a lt h a n d s afe t y of F a irfie ld r e s id e n ts in it s v ic in it y . P o lic y CI R -3 : M a n a g e th e C it y 's tra n s p o r ta t io n s y s t e m to m in im iz e c o n g e s t io n , im p r o v e t h e flo w of tr affic, im p r o v e a ir q u a lity, a n d r e d u c e v e h icl e m ile s t ra v e le d. O bj e c t iv e C /R -7 .1 5 : Tr affic C a lm in g . R e q u ir e n e w d e v e lo p m e n t im p le m e n t t raffic c a lm in g fo r n e w d e v e lo p m e n t t o im p r o v e liv a b ilit y . Th e traffic c a lm in g s h a ll co n s id e r o n ly p a s s iv e o r h o r izo n t a l ty p e s lik e r o u n d a b o u t s, b u /b o u t s, a n d o t h e r s im ila r t o o ls u s e d fo r b e s t p ra c t ic e s . P r o h ib it v e r t ic a l traffic c a lm in g to s u p p o r t a d e q u a t e e m e r g e n c y r e s p o n s e tim e s fo r h e a lt h a n d s afe ty . O bj e c tiv e P FS -7 . 7 : N e w D e v e lo p m e n t. R e q u ir e a ll n e w d e v e lo p m e n t lo c a t e d w it h in City li m its c o n n e c t to th e p u b lic w a t e r s y s t e m , c o n s t r u c t a ll p o t a b le w a t e r li n e s s e r v in g s u c h d e v e lo p m e n t, a n d p ro v id e a d e q u a t e fu n d in g fo r t h e d e v e lo p m e n t 's u s e of a ll p o t a b le w a t e r infra s t r u c t u r e a n d fa c ilit ie s . O bj e c t iv e P FS -8 .4 : N e w D e v e lo p m e n t. R e q u ir e th a t a ll n e w d e v e lo p m e n t lo c a t e d w it h in C it y li m it s co n n e c t to th e p u b lic w a s t e w a t e r c o ll e c t io n s ys t e m , c o n s t r u c t a ll s a n it a r y s e w e r lin e s s e r v in g s u c h d e v e lo p m e n t (in cl u d in g o v e rs iz in g of s e w e rs if r e q u e s t e d b y th e F a irfie ld -S u is u n S e w e r D is t r ic t o r th e C ity, a n d p ro v id e a d e q u a t e fu n d in g fo r t h e d e v e lo p m e n t 's u s e of a ll w a s t e w a t e r infr a s t r u c t u r e a n d fa c ilit ie s . Th e c o s t s of o v e rs iz in g s h a ll b e b o rn e b y th e b e n efic ia r y of th e o v e rs iz in g .

O bj e c t iv e P FS -10 .2 : C o ll e c t io n a n d R e c y cl in g S e r v ic e s . E n s u r e th e c o n t in u e d p r o v is io n of a d e q u a t e s o lid w a s t e c o ll e c t io n a n d r e c y cl in g s e r v ic e s in F a irfie ld. Im p le m e n t p r o g r a m s w it h in th e S o u r c e R e d u c t io n a n d R e c y cl in g E le m e n t (n o t a G e n e ra l P la n e le m e n t) w h ic h p r o m o t e s o u r c e r e d u c t io n , r e c y c li n g , a n d c o m p o s t in g a s w a y s of r e d u c in g w a s t e a n d in c r e a s in g la n dfill c a p a c it y . O bj e c t iv e O S C R -3 .2 : O p e n S p a c e M a n a g e m e n t . M a n a g e n a t u ra l o p e n s p a c e la n ds a n d e m b ra c e p u b lic a c c e s s, w h e r e fe a s ib le, in a m a n n e r c o n s is t e n t w it h w ild life p r o t e c t io n , h a b it a t p r e s e r v a t io n , a n d fir e p r e v e n t io n . O bj e c t iv e O S C R -3 .5 : P ro t e c t io n of B io lo g ica l R e s o u r c e s w it h N e w PC ITEM NO.: A
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 PC DA TE: 08/13/2025
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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 1s in compliance with the provisrons 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 E/Rs. No new significant impacts have been identified; therefore, no further environmental review is required.

PC ITEM NO.: A PC DATE: 08/13/2025
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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 11, 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
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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 �ATTHEWS / Don GREVE/ Shashi PAUL/ Rheonna REESE/
�Aidan ALI-SULLIVAN
NOES: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

ABSENT: COMMISSIONERS:

L-
PC ITEM NO.: A
.-6'f:ORGE KENNEDY� Chair
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 PC DATE: 08/13/2025
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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 o f 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 Applican t 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 Developmen t 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.

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 -of- Sight 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).

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

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 outlinin g 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, contin uation 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.

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 sh all 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, d amages, 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

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.

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

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

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.

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

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., earth - tones 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.

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.

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 C ity’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 east ern 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.

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)

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 e- mail [email protected] to request a meeting.

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PUBLIC WORKS DEPARTMENT
Site-Specific Development Conditions

General:

1. Any alteration to the final conditions of approval by the Developer shall 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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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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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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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 packag e 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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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 all-

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weather access/maintenance road is shown on the north and south sides of the stormwater quality basin. The Developer must design and construct the all-weather maintenance road to connect the northern and southern maintenance road segments to provide adequate access to the basin. A vehicle access ramp must be included in the basin’s design. This design and construction of the must be completed to the satisfaction of the City of Fairfield Public Works prior to issuance of the first building permit.

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

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

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

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

Option 1 proposes an outlet from the Lot G water quality basin to the McCoy Basin. Option 2 proposes a direct connection to the existing McCoy Detention Basin outfall and culvert structure underneath the Union Pacific Railroad tracks. Approval/disapproval of the drainage approach will be issued by the City in consultation with the Solano County Water Agency. Resolution of the Lot G drainage approach must be finalized prior to the issuance of a precise grading permit.

• Option 1- If the developer pursues an outfall from the proposed stormwater quality basin (Lot H) that discharges to the McCoy Basin, the developer shall provide Written approval from the Solano County Water Agency to discharge to the McCoy Basin.

The City will confer with the Solano Irrigation District and Solano County Water Agency on the appropriateness of the proposed.

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

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a. Provide a diagram that shows the existing capacity, and proposed discharges for each reach of the downstream system of ditches and culverts. Show proposed peak flows for the 15, 25 and 100-year storms. For each storm event (15, 25, 100 year) identify reaches of the downstream system that are overtaxed.

a. Provide legible cross-sections for each reach of the downstream channels and ditches. Show the capacity of each reach of channel and ditch. Also show the peak water surface elevation for the 15, 25 and 100-year storms.

b. Provide a profile of the downstream system. Show flow line, top of bank and water surface elevations for the 15, 25 and 100-year storms. Substantiate beginning water surface elevations used to generate upstream water surface elevations.

c. Evaluate all culverts including but not limited to the crossing underneath Air Base Parkway, Walters Court, and East Tabor Avenue. Identify the capacity and condition of all culverts. Note any required remediation (silt removal, collapsed culvert, etc.).

d. Show areas of inundation for existing and post development conditions for the 15, 25 and 100-year storms.

e. Show velocities along all reaches of the downstream system of ditches and culverts. Address areas where high velocities will necessitate mitigation measures like riprap or channel lining.

f. Identify choke points in the downstream drainage system where remediation or repair is warranted and identify needed mitigation. Where downstream choke points are not proposed to be improved, the upstream detention basin will need to be modified so as not to overtax the existing downstream system. This may require upsizing the basin and further reducing the basin’s outlet structure to meter flows so that downstream choke points are not overwhelmed.

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

Streetlights:

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

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

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

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

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

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

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

Curb, Gutter and Sidewalk Frontage Improvements:

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

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

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Streets:

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

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

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

36. Vertical curves are required at grade breaks exceeding 1%. Vertical curves shall be 100 feet minimum. Actual design of vertical curves shall 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 Improvemen t 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 purp ose 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 self- certification by the Engineer of Record (Registered Civil Engineer) which certifies that the project’s grading, drainage and stormwater treatment systems conform to the approved plans, permits and city codes. The self-certification shall be performed during construction and upon completion of the project by the Engineer of Record and documented on the appropriate city form.

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. Developer shall 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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August 13, 2025

• 20-foot-wide Road Easement near the northerly property line • 20-foot-wide Flood Easement near the northerly and eastly property line

No permanent structures will be allowed within the easement, in addition to possible restrictions to any landscaping and/or fencing.

100. The developer shall furnish documents to the City Public Works Department, for review, to vacate any easements that are unused. All documents vacating unnecessary easements shall be approved by the City and recorded with Solano County prior to issuance of any Building permits. Please note, the developer shall also contact and receive approval from existing utility stakeholders to vacate the existing Public Utility Easements.

Stakeholders may include, and may not be limited to: AT&T, PG&E, Comcast, etc.

101. Developer shall submit a title report, current within the past 90 days, to the City Public Works Department, concurrent with the first submittal to the Building Department for development review. In addition to a paper copy, the developer shall submit the title report in PDF format, including hyperlinks to the pertinent documents, on a USB flash drive or via e-mail to [email protected].

102. A permanent reciprocal access/parking/utility easement shall be required across any private common areas shared by parcels. The developer shall submit to the City Public Works Department, concurrent with first submittal to the City Building Department, draft documents creating the necessary easements for review. This easement shall be created on a separate instrument and recorded concurrently with the map.

103. Concurrent with first improvement package submittal to the Building Department, the developer shall submit a draft Tract Map to the City for review and approval. Building permits shall not be issued prior to recordation of a Final Tract Map with Solano County.

Developer shall furnish to the City of Fairfield appropriate fees to garner a mylar copy of the County-recorded map.

104. The Tract map shall be prepared in accordance with the State Map Act and all local ordinances.

105. Upon recordation, or similar event legally recognizing the new tract map, the developer shall notify the City that the tract map is now complete and shall work with City staff to update addressing for any water meter, sewer cleanout, or similar facility.

106. All information shown on the map shall be directly verifiable by information shown on the closure calculation printout. The point of beginning shall be clearly identified and all lot acreage shall be shown and verifiable from information shown on the closure calculation printout. Additionally, the square footage of each lot shall be shown on the subdivision

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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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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

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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.

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

RESOLUTION REGARDING CONSISTENCY WITH

AIRPORT LAND USE COMPAT IBILITY 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 welfar e 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, Jo hnson, Randall, Ryan, Sarna
Smith, Van cil, Sagun
Commissioners N one -------------------
Commissioners None -------------------
Commissioners _M_c--"A-'--n _a_n_e..,__y _____________ _ By
TifornasRanciaiiair
Solano County Airport Land Use Commission
By: -r--------------e s Bezek, Secretary to the Commission 3

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

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

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

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

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/service- requests/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

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

PG&E Gas and Electric Facilities Page 3
Internal
Attachment 1 – Gas Facilities

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

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

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

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

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

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

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

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

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

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

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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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-to- conductor 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.