compliment the surrounding communities, contributing to a pedestrian-friendly neighborhood character; and Policy HS-2: (Prevent urban fires and protect the community from wildfire danger) Throughout the entitlement process, the applicant has coordinated closely with the Fire Department to receive feedback on the proposed Projects design, including making modifications to the Projects site design to address all departmental requests;
(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 located on an undeveloped lot within Village I. The development features high-quality architectural elements and materials that are aesthetically pleasing and consistent with the surrounding area. The Project includes thoughtful and environmentally friendly landscaping choices, featuring a variety of trees, shrubs, and ground cover. These elements will enhance the visual appeal and create a harmonious blend with the existing neighborhood. 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 efforts help maintain the economic stability, physical upkeep, and visual character of the neighborhood;
(c) The Project is of high-quality design consistent with applicable design policies and standards of the City. The Project features a high-quality design consistent with the applicable design policies and standards of the City and the Villages at Fairfield Design Guidelines. It includes high-quality architectural elements and materials, utilizing a variety of textures, colors, and structural detailing. The development incorporates thoughtful landscaping with a mix of trees, shrubs, and ground cover, enhancing visual appeal and creating a harmonious blend with the existing neighborhood. Additionally, the Project includes standard and special conditions of approval to ensure that all site improvements, including lighting and infrastructure, meet the City's criteria for highquality development. These elements collectively ensure that the Project meets City standards and contributes positively to the surrounding neighborhood; (d) Any potentially significant negative impacts to environmental quality and natural resources have been properly mitigated. For this reason, the proposed Project complies with the California Environmental Quality Act (CEQA). Potentially significant negative impacts to environmental quality and natural resources on the Project site have been properly mitigated. Comprehensive environmental reviews, including the Addendum to the Villages at Fairfield Environmental Impact Report {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 PC Item No: H.1
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005, ER2025-0024 PROJECT: PARKSIDE
PC DATE: October 08, 2025
PAGE 6
Project adheres to all regulatory requirements, safeguarding environmental quality and promoting sustainable development.
Section 7. Based upon the written findings set forth in sections 3 and 4 of this Resolution, the commission hereby recommends City Council approve:
(a) General Plan Amendment (GPA2025-002);
(b) Zone Change (ZC2025-003);
(c) Environmental Review (ER2025-0024).
Section 8. Based upon the written findings set forth in sections 5 and 6 of this Resolution, the Planning Commission hereby approves:
(a) Development Review Single Family (DR2025-005), and Tentative Subdivision Map (TS2025-003) subject to the conditions contained in the attached Exhibit A.
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 8
th day of October 2025, by the following vote:
AYES: COM MISSIONERS: KENNEDY /ALI-SULLIVANf@RE'o'E/MA TTH EWS/PAUL/REESE/SINGH NOES: COMMISSIONERS: -N~o-n e-- -· ---------------
ABSENT: coMM1ss1ONERs: -'G'e,=-r(cv=-v~e ,.___ _
ABSTAIN: COMMISSIONERS: ~N~=D~V\~e__ ~---------------
'-71- (kCHAIR
ATTEST:
PC Item No: H.1
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005, ER2025-0024 PROJECT: PARKSIDE
PC DATE: October 08, 2025
PAGE 7
PLANNING COMMISSION
CONDITIONS OF APPROVAL
Project Name: PARKSIDE – THE VILLAGES AT FAIRFIELD
Address: North of Air Base Parkway and East of Clay Bank Road Hearing Date: October 08, 2025
File No.: GPA2025-002, ZC2025-003, ER2025-024, TS2025-002, DR2025-005 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 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 0170–010-052. 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 0170–010-052. 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 0170–010-052.
b) Prior to the issuance of the first building permit, the Applicant shall provide documentation of Minor Development Review approval for any new or revised house plans (Parkside, Schematic Design, dated January 31, 2025). c) Prior to recordation of the final map, the Applicant shall demonstrate the provision of
0.23 acres of qualifying open space.
1.2 Applicant shall comply with the conditions of the Public Works Department as contained in the attached memo dated October 8, 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 March 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
EXHIBIT A
request and respond in writing. Approval of any revisions remains at the sole discretion of the City.;
1.4 Development shall be in substantial conformance with the plans titled “Villages at Fairfield, Parkside” last revised July 3, 2025, and “Community Design Guidelines” dated September 17, 2025, except as may be modified by conditions stated herein.
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. 2025-005, T.S. 2025-002; b) City Council Approval of G.P.A. 2025-002, Z.C. 2025-003, and E.R. 2025-024.
3.0 GENERAL REQUIREMENTS
3.1 The project shall proceed only in accordance with the approved tentative subdivision map plans titled “Villages at Fairfield, Parkside,” as prepared by Wood Rodgers, consisting of 9 sheets, dated "June 2025, revised July 3, 2025", architecture plans titled “Parkside - Schematic Design”,” as prepared by KTGY, consisting of 25 sheets, dated January 31, 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 shall be coordinated for consistency by the applicant prior to issuance of any permits or prior to final map approval as applicable, or commencement of the subject use, whichever comes first. Any change or modification to one particular plan shall require the corresponding revisions on other plans. All
plans shall be consistent with that approved by the Community Development Department. The applicant shall be responsible for correcting any inconsistency which may occur through error or omission during plan preparation or construction.
3.5 The project is subject to the Solano County Public Facilities Development fee. The applicant will be required to pay such fee at the rate which is in effect at the time a building permit is issued.
3.6 The Applicant, and property owner(s), and their successors in interest, shall indemnify, defend and hold harmless the City, its officials, officers, agents and employees (collectively "Indemnitees") from and against any and all claims, actions, lawsuits, damages, losses and liabilities arising or resulting from the granting of this approval by the City or the exercise of the rights granted by this approval. This indemnification obligation shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City's choice in representing the Indemnitees in connection with any such claims, actions or lawsuits, any expert fees, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such claim, action or lawsuit. The City shall promptly notify Applicant and property owners of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. In the event such a legal action is filed, the City shall estimate its expenses for litigation. 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 on private residential properties such as air conditioning units shall be located out of public view and/or adequately screened through the use of fencing, concrete or masonry walls, decorative steel, berming, painting and/or landscaping. Said appurtenances shall be indicated on the plot 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.
4.5 A block wall along shall be constructed along the eastern project site boundary. The
maintenance of the wall is subject to CFD funds.
4.6 An eight foot Public Utility Easement is to be located behind the back of the sidewalk along internal streets A,B, and C of the project site. In the event PG&E requests a 10-foot minimum Public Utility Easement, the City shall designate two feet of sidewalk closest to the residential unit to be counted in the 10 feet total.
4.7 Provide dry sack or painted tex-cote finish to concrete bases of exterior light poles.
5.0 BUILDING DESIGN
Residential Buildings
5.1 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.
5.2 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.
5.3 All windows and doorways shall receive wood or stucco built-up trim, or other accent treatment, on all elevations.
5.4 Sectional roll-up garage doors shall be used on all house plans.
5.5 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.
5.6 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.
5.7 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.
6.0 LANDSCAPING
6.1 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 August 12, 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.
6.2 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.
6.3 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.
6.4 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;
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; 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.
6.5 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; 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;
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;
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.
6.6 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; b) Evergreen trees required for screening purposes shall not be less than six (6) feet in height at time of planting;
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;
d) Groundcovers shall be spaced such that full coverage is achieved at the end of one to two years.
6.7 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; 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.
6.8 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'.
6.9 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.
6.10 All landscaped areas shall be serviced by an automatic irrigation system.
6.11 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.
6.12 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.
7.0 MAINTENANCE
7.1 All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.
7.2 Landscaping and irrigation systems required to be installed in public right-of-way shall be continuously maintained by the developer until accepted into a Community Facilities District (CFD).
7.3 All improvements on the site shall be constructed and continuously maintained in compliance with the approved plans.
8.0 SUBDIVISIONS
8.1 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;
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;
c) Community identification signs or other entry features; d) An open space plan which describes how each type of open space will be utilized, improved, maintained, and phased with development;
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;
f) Conceptual lighting plan including decorative street lighting and lighting of special features.
Street lights should be chosen from the approved list available from the Community Development Department;
g) Conceptual mailbox plan;
h) Accent treatment to the driveways of individual homes.
8.2 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.
8.3 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.
8.4 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;
b) Proposed phasing of development, indicated which streets are active for public traffic and emergency vehicles;
c) Typical setback dimensions for each floor plan;
d) Table providing distribution percentage of product mix; e) Property lines;
f) Curb, gutter, and sidewalk locations;
g) Lot number, unit model and elevation type;
i) Each unit model shall be identified by a different color; ii) Lots requiring enhanced elevations shall be identified; h) Retaining walls;
i) Water meter locations
8.5 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.
8.6 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.
9.0 SIGNS
9.1 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.
9.2 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.
10.0 SPECIAL ASSESSMENT DISTRICTS AND FEES
10.1 Capital Improvement Fee: The City has adopted a Capital Improvement Fee (AB1600) to be paid as a part of the Building Permit Fees. All new development within the City is subject to this fee upon issuance of building permits, unless exempted by grandfather provisions. Contact the City’s Finance Department at (707) 428-7496.
PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM
Conditions of Development
Date: October 8, 2025
To: Meily Sheehan, Planning Manager
From: Daria Young, 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: Parkside – consists of approximately 7.99 acres, which includes 76 single-family residential units, a pollinator garden, and a bench.
Project Location: East of Passion Lane, south of Gulf Drive, and north of the Fairfield Linear Park Trail (APN: 0170–010-052)
Review Requested: General Plan Amendment (GPA2025-002)
Zoning Change (ZC2025-003)
Tentative Subdivision Map (TS2025-002)
Environmental Review (ER2025-024)
Development Review (DR2025-005)
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 email [email protected] to request a meeting.
Parkside
October 08, 2025
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.
Development Agreement:
2. Rancho Tolenas Corporation (“Developer”) 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 Parkside project, dated August 11, 2025. All proposed improvements shall be consistent with the findings of this study.
Please refer to the Streetssection for conditions related to street improvements required as part of this project.
The Developer 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 following the issuance of half the building permits within this subdivision, being the 38th building permit, to validate the operation of the conditioned improvements. The traffic impact study shall assess traffic operations at select key intersections previously identified in the Development Agreement or VAF Village I Phase 3 Master Infrastructure Improvement Plans. 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, VMT, queuing analyses, and mitigation measures, if applicable. Prior to the issuance of the final certificate of occupancy, the Developer shall validate and complete construction of all recommended intersection and roadway improvements resultant from this assessment to the satisfaction of the City Engineer.
Public Water Infrastructure Modifications:
4. With the first submittal of improvement plans, the Developer shall submit a fire flow model to the City of Fairfield’s Public Works Department to confirm the required flows necessary to serve the proposed development. The Developer shall pay for the City’s consultant to confirm required flows necessary to serve the proposed development
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October 08, 2025
through the City’s water model. All costs associated with the City’s water modeling shall be borne by the developer at their sole expense. The Developer shall provide a deposit to Public Works prior to City conducting water modeling. As part of the proposed development, the developer shall construct the improvements necessary to support the proposed development resulting from the updated water model at the developer’s sole cost and expense.
Tree Wells:
5. Prior to City’s execution of an improvement agreement, the Applicant shall notify the City Engineer, in writing, which of the following options Developer intends to satisfy for the intended landscaping along the Project’s frontage streets (Passion Lane and Gulf Drive). a. Option 1: A Homeowners’ Association (HOA), or similar property association, shall be established for the ownership and maintenance of tree wells along Passion Lane and Gulf Drive, as shown on the Preliminary Landscape Plan, dated July 3, 2025.
Prior to recordation of Final Map, the Applicant shall provide the Community Development and Public Works departments proof of HOA, or similar property association, formation.
b. Option 2: If the Applicant elects to not establish a HOA or similar property association for the ownership and maintenance of the tree wells, as shown on the Preliminary Landscape Plan, dated July 3, 2025, the Developer shall reduce the width of the attached sidewalk to 5.5’ to provide an additional 3.5’ of landscaped space to the front yard to meet the Project’s minimum landscape requirement and shall ensure maintenance funding is incorporated into an existing or newly created Community Facilities District. and shall ensure maintenance funding is incorporated into an existing or newly created Community Facilities District.
Domestic Water and Irrigation Services:
6. The developer shall extend existing water mains from Passion Lane to serve the proposed development.
7. The proposed development shall satisfy current state Minimum Water Efficient Landscape Ordinance (MWELO) requirements. All proposed dedicated landscape irrigation laterals, if any, shall be identified on the approved landscape plans. Public landscape meters, if any, shall be completed and installed, and accounts transferred to the appropriate public agency, prior to the City’s acceptance of any public landscape improvements.
Real-Time Kinematics (RTK):
8. 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
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October 08, 2025
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 time during the project. Final hard and electronic copies shall be provided to the City Engineer prior to City acceptance.
AutoCAD Civil 3D Files:
9. The developer’s Civil Engineer shall provide, with final subdivision package submittal, AutoCAD files containing water, storm, and sewer utility layouts as shown on the approved submittal. AutoCAD files shall be provided in a file format no later than AutoCAD Civil 3D 2016.
Street Moratorium:
10. Please note that Hideaway Lane, Friendly Valley Lane, Spur Lane, Clementine Lane, and Passion Lane are designated moratorium streets. The developer shall repair impacts, per City Standard Detail S24, Detail S24.1, and City’s standard specifications, to Hideaway Lane, Friendly Valley Lane, Spur Lane, Clementine Lane, and Passion Lane 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.
Stormwater Quality Improvements:
11. 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.
12. 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,
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d. Long term operation and maintenance requirements, inspection and maintenance checklist;
e. Record a restrictive covenant to ensure operation, maintenance, funding, and transfer of requirements.
f. The post-construction best management practices (BMPs) outlined in the approved Final project-specific WQMP shall be incorporated in the grading/improvement plans.
13. 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 reuse, infiltration, and evapo-transpiration. The project engineer is strongly recommended to contact the Public Works Department in regard to the new design requirements.
14. 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 707-429- 8930 for additional details.
15. Prior to execution of a subdivision improvement agreement, the Developer shall submit and have approved a maintenance access plan to the City of Fairfield Public Works Department demonstrating how maintenance activities for the Lot A water quality basin will be accomplished. The basin shall be fully enclosed with a continuous fence constructed to the satisfaction of the City Engineer. The Developer shall work with City staff to update the pertinent Community Facilities District (CFD) to ensure maintenance funding for the public basin is incorporated into the CFD.
Storm Water:
16. 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.
17. With the first submittal of a mass/rough grading plan, a drainage analysis shall be submitted to the City for approval demonstrating how the basin will function as a
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stormwater quality facility. Design criteria shall be consistent with the current design standards of the City of Fairfield.
Streetlights:
18. 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 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.
19. Ornamental aluminum LED streetlights, if any, 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 Developer shall submit photometric data verifying the adequacy of the layout.
20. 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.
21. 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.
22. The Developer shall submit proof of application to PG&E, including the assigned application number, as part of the Engineering Plan Review submittal.
23. Existing streetlights along the frontage of the proposed development shall be replaced with streetlights that match the surrounding streetlights if damaged and with the approval of the City Engineer, or City Standard streetlights/relocated to behind the proposed sidewalk.
Curb, Gutter and Sidewalk Frontage Improvements:
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24. The developer shall install City standard vertical curb, gutter and sidewalk along the frontage streets of Passion Lane and Gulf Drive. The width of the sidewalk from face of curb to back of walk shall be 8.5 feet.
25. Curbs on the project’s interior streets may be constructed as rolled curb, provided such is designed with through-curb drainage and is to the satisfaction of the City Engineer.
The Developer shall provide construction details for all rolled curbing on plan sets and ensure drainage and freeboard is consistent with City standards. Ponding shall not be allowed at any time.
26. The developer shall remove and replace damaged or nonstandard curb and gutter along the Passion Lane and Gulf Drive street frontages of the project. All rolled curbs within streets A, B, C and, Court A are shall not be the responsibility of the City. Contact the Public Works Department, concurrent with the Public Works encroachment permit application, to mark the existing curb and gutter along the project frontage that will need to be removed and replaced.
Streets:
27. Longitudinal grades shall be a minimum of 0.23% and a maximum of 10%.
28. 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.
29. 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.
30. Prior to the first building permit issuance, the developer shall provide wayfinding signage at the intersection of Passion Lane and Gulf Drive, or location as approved by the City Engineer, and shall include wayfinding towards the Linear Park and Village I Park.
31. The improvement plans shall incorporate traffic calming measures along the project’s frontage streets 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.
32. 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
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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:
33. 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.
Open Space, Public Safety and Park Maintenance Mello Roos District:
34. The parcel is currently annexed into Landscape and Lighting Maintenance District No. 17 – Woodlake and, as such, will be subject to special assessments and taxes. These assessments provide funding for various elements of operations, maintenance, and services, including but not limited to:
• Maintenance of roads, 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-ofway • Any other public services authorized to be funded under Section 22500 et seq. of the California Streets and Highways Code.
Property owners within the District will be required to pay ongoing annual special assessments, which are subject to an annual inflation adjustment. Per the Developer’s request to change the parcel’s proposed land-use from a public school to residential, the developer shall work with City staff to prepare the necessary Engineer’s Report, technical studies, and supporting information required to reflect and document this change. These proposed CFD updates shall begin prior to execution of the subdivision improvement agreement for this development and shall be completed prior to issuance of the first building permit for this subdivision. For additional information, contact Christiana Lewis at (707) 428-7089.
Other Approvals:
35. 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:
• California Department of Fish and Wildlife for any work within or in close proximity to any environmental areas.
• California Regional Water Quality Control Board to file a Notice of Intent (NOI) indicating your plans to initiate project grading.
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Pre-construction Meeting:
36. 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.
Improvement Agreements:
37. Prior to beginning construction of public improvements, the developer shall enter into a Subdivision Improvement Agreement with the City. The developer shall furnish the necessary insurance, bonds and pay all fees associated with the Subdivision Improvement Agreement.
Geotechnical Investigation:
38. 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:
• Grading Limitations and Requirements
• Foundation Design and Settlement
• Settlement
• Retaining Wall Design as Required
• Street Sections
39. 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.
Grading:
40. 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
• 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
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• 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
41. 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:
• Retaining Wall Design Parameters.
• Fills and Potential for Settlement
• Special Treatment at Cut/Fill Interfaces
• Street Pavement Sections
42. 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.
43. 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.
44. Prior to the City’s issuance of the Certificate of Occupancy, the City shall receive a selfcertification by the Engineer of Record (Registered Civil Engineer) which certifies that the project’s grading, drainage and stormwater treatment systems conform to the approved plans, permits and city codes. The self-certification shall be performed during construction and upon completion of the project by the Engineer of Record and documented on the appropriate city form.
45. 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.
46. 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.
Dust Control:
47. 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.
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Erosion Control:
48. 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.
49. 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.
50. The Developer shall obtain all necessary permits for storm water discharges, including but not limited to the State Water Resources Control Board Construction General Permit.
Developers 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.
51. The Developer shall be responsible for developing and implementing a Storm Water Pollution Prevention Plan (SWPPP) which shall be reviewed and approved by the City of Fairfield.
52. 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 Developers”. Each identified source of pollutants may have one or more appropriate control measures as determined by the City of Fairfield.
Water System:
53. Developers shall reimburse Fairfield Municipal Utility for any engineering/consultant costs borne by the City as a result of this project.
54. A hydraulic water model shall be prepared. Based on the results of the model, the Developer shall design, construct, and conform to a Master Utility Plan prepared for the overall project.
55. 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.
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56. 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.
57. Proposed domestic water and irrigation services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.
58. 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.
59. With the exception of water meters and meter boxes, if any water facilities on the site side utilize a reduced pressure backflow prevention device (including the backflow preventor) it 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.
60. 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.
Sleeves shall be at least 12 inches below subgrade at any driveway, sidewalk, or any proposed hardscape crossings.
Fire System:
61. 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.
62. 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.
63. If 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.
64. Coordinate with the City of Fairfield’s Fire Department to determine any 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.
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Sewer System:
65. Proposed sewer services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.
66. 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.
67. 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.
Storm Drain System:
68. 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:
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.
The Hydrology & Hydraulics Reports must be reviewed and approved by the City Engineer prior to the issuance of the precise grading permit.
69. Developer shall connect proposed storm drainage utilities to existing public infrastructure per current City Standards and Specifications. Direct connections to public infrastructure
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shall not be allowed and connections shall only be at existing or proposed storm drain structures.
70. 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.
71. 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.
72. 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:
73. The project architect and engineer shall coordinate design closely with the project landscape designer to evaluate and address issues related to:
• 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
74. Landscaping plans shall be prepared by a registered Landscape Architect. Landscaping and irrigation plans shall be designed to comply with the City's Water Efficient Landscaping Ordinance. Use of turf and other water intensive landscaping shall be minimized.
Park Sites:
75. Parkside is required to dedicate 0.85 acres of parkland per the City of Fairfield Ordinance No. 1995-14 and Ordinance No. 2006-03. The approved conceptual Landscape Plan (dated July 03, 2025) provides 0.0 acres of qualifying parkland. The required parkland requirements and in-lieu fee contribution is 0.85 acres required with $212,500 in-lieu fee contribution.
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If the Developer chooses to pay the in-lieu fee, the fee must be paid before the first building permit 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, or via an equivalent formal document. 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 Parkside, the Development Agreement will supersede the conditioned park requirements for Parkside.
Parking:
76. 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:
77. 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.
78. Public Service Easements, no less than 8 -feet-wide, shall be granted to the City by the Developer along internal streets A,B, and C as shown on the approved Parkside Preliminary Tentative Subdivision Map, dated July 03, 2025.
79. There may be several existing easements located within the project parcels, including, but not limited to:
• 10-foot Public service Easement along the northerly and westerly property line No permanent structures will be allowed within the easement, in addition to possible restrictions to any landscaping and/or fencing.
80. 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.
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81. 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].
82. 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.
83. The Tract map shall be prepared in accordance with the State Map Act and all local ordinances.
84. 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.
85. 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.
86. 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.
87. The subdivider shall negotiate the abandonment of currently held City easements and dedications with the Department of Public Works.
88. 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.
89. 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
90. All property lines and easements shall be shown on the site plan.
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91. 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, Parkside”, dated July 03, 2025 and as conditioned.
92. The Developer has requested the City consider a variance to the City’s Standard 10’-wide Public Service Easement (PSE) along proposed public streets in this development. Any variances to easement width shall be reflected on the final subdivision map as approved by the City Engineer and City Land Surveyor.
Encroachment Permit:
93. Please note, the Developer shall apply for, and be issued, an encroachment permit from the Public Works Department prior to constructing any improvements in the public rightof-way, which may include: sidewalk modifications, constructing new driveways, relocating existing utilities, connecting new water and sewer services, installing new water meters and sewer cleanouts. This is a separate permit from the construction permit(s) issued by the City’s Building Department. During the first Building Department plan check, the Public Works Department shall provide Developer an encroachment permit application, including an assigned encroachment permit number (ex. PW22-00001). The developer or his contractor shall furnish the necessary insurance, bonds and pay all fees associated with the encroachment permit. A field investigation fee shall be charged if any work within the right-of-way is performed either without or prior to securing an encroachment permit.
Miscellaneous:
94. All public improvements shall be designed and constructed to current City of Fairfield standards.
95. 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.
96. Mailboxes shall be installed in accordance with City requirements and postal regulations.
97. 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.
Fairfield-Suisun Sewer District
1010 Chadbourne Road ● Fairfield, California 94534 ● (707) 429-8930 ● www.fssd.com 3/13/2025
MEMORANDUM
TO: City of Fairfield Community Development Department
ATTN: Elizabeth Cobb, Meily Sheehan
FROM: Kyle Broughton
SUBJECT: Parkside – Villages at Fairfield, APN No. 0170-010-052 ZC2025-003, TS2020-002, DR2025-005, ER2025-004
77 Lot Single-Family Unit Subdivision
In response to the application for the project named above, the Fairfield-Suisun Sewer District (FSSD) provides the following comments:
1) All FSSD fees applicable to the proposed project are required to be paid upon issuance of a building permit, including but not limited to capacity fees, plan check fees, encroachment, and inspection.
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
Agenda Item No.: H.1
AGENDA REPORT
DATE: October 8, 2025
TO: Chairperson and Members of the Planning Commission
FROM: Community and Economic Development Department
SUBJECT: Resolution PC2025-07 Parkside General Plan Amendment, Environmental Impact Report Addendum, Tentative Subdivision Map, and Development Review Recommending the City Council Approve a General Plan Amendment from Public Facilities (PF) to Residential Medium (RM) and a Corresponding Zone Change from Public Facilities (PF) to Residential Medium (RM), and an Addendum (ER2025-0024) to the Villages at Fairfield Environmental Impact Report (SCH 2004032064); and Granting a Tentative Subdivision Map and Development Review Approval to Subdivide a Vacant 7.99-Acre Site Located East of Passion Lane, South of Gulf Drive, and North of the Linear Park Trail (Assessor’s Parcel Number [APN]: 0170- 010-052) for Parkside, a Project Consisting of 76 Single-Family Units and Associated Infrastructure; and Granting an Amendment to the Villages at Fairfield Community Design Guidelines
A public hearing on the request of Rob White from Rancho Tolenas Corporation (Applicant or RTC), to develop 76 single-family residential units on an approximately 7.99-acres vacant property located east of Passion Lane, south of Gulf Drive, and north of the Linear Park Trail (APN 0170-010-052). The Project has prepared an Environmental Impact Report (EIR) Addendum pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164 to the certified Villages at Fairfield EIR.
Contact:
Contract Planner: Daria Young, (714) 453-4316, [email protected] City Contact: Meily M Sheehan, (707) 428-7474, [email protected]
PROJECT RECORD
Resolution No.: PC2025-07
File No.: General Plan Amendment (GPA2025-002); Zone Change (ZC2025-003); Tentative Subdivision Map (TS2025-002); Development Review Single-Family (DR2025-005); Environmental Review (ER2025-0024)
Location: East of Passion Lane, south of Gulf Drive, and north of the Fairfield Linear Park Trail (APN: 0170–010-052)
Applicant: Rob White, Lewis Management Corp.
Owner: Rancho Tolenas Corporation
RECOMMENDED ACTION
Staff recommend that the Planning Commission adopt Resolution No. PC2025-07, approving the Tentative Subdivision Map and Development Review applications and recommending City Council approve the General Plan Amendment, Zone Change, Tentative Subdivision Map, and Environmental Review.
STATEMENT OF ISSUE
Rob White of Rancho Tolenas Corporation requests a General Plan Amendment from Public Facilities (PF) to Residential Medium (RM) to support the development of 76 single-family residential units on a vacant 7.99-acre parcel east of Passion Lane, south of Gulf Drive, and north of the Fairfield Linear Park Trail (APN: 0170–010-052).
DISCUSSION
Background: The Applicant is proposing the Parkside Project (Project) as an extension of the Villages at Fairfield (VAF) Master Plan, a master-planned community approved in 2005 in the City’s northeastern area. The VAF Master Plan was originally designed to support the development of up to 2,327 residential units and 311,000 square feet of commercial space distributed across four designated areas known as the Villages (I-IV).
The Project is situated at the southeast corner of Gulf Drive and Passion Lane and covers approximately 7.99 acres within Village I of the VAF Master Plan. It is bounded by existing residential developments to the north and west, a two-acre parcel owned by the Fairfield-Suisun Unified School District (FSUSD) and Village I park to the east, and Fairfield Linear Park to the south.
The Project site was designated PF by the City to allow for the potential future development of a school. However, the designation does not obligate or guarantee development, as school site decisions rest solely with the FSUSD. In 2022, the District informed the Applicant that it does not need the property and does not intend to construct a school at this location. The District has consistently confirmed this determination over the past three years. It is also important to note that the FSUSD owns a separate 2-acre parcel directly east of the Project site. The City has engaged the District in discussions about potentially acquiring this parcel to expand the planned 5-acre Village 1 neighborhood park currently being designed at the southwest corner of Gulf Drive and Portland Drive.
The Applicant is seeking to make a fifth revision to the VAF Master Plan. Since 2005, the VAF Master Plan has been amended four times, altering the development to reflect current residential market considerations. As depicted in Table I, the proposed revised VAF Master Plan
would include 2,268 residential dwelling units amongst five Villages, including the development of 76 single-family homes within Parkside.
Table 1. Comparison of 2005 VAF Master Plan to Proposed 2025 VAF Master Plan Village
Approved 2005 VAF
Master Plan
Proposed 2025 VAF
Master Plan
Change
Unit
Count
Gross
Acreage
(AC)
Unit
Count
Gross
Acreage
(AC)
Unit
Count
Gross
Acreage
(AC)
Village 1 832 97.0 432 91.5 -400 -5.5
Village 2 269 89.0 374 85.5 +105 -3.5
Village 3 1,147 138.0 906 140.2 -241 +2.2
Village 4 79 96.0 480 133.6 +401 +0.3
Parkside -- -- 76 7.6 +76 +7.6
TOTAL 2,327 420.0 2,268 458.4 -59 +38.4
The VAF Master Plan entitlement history is summarized below:
Villages at Fairfield
September 20, 2005 – City Council adopted Resolution 2005-296, certifying the Villages at Fairfield Environmental Impact Report (EIR), Resolution 2005-297, approving a General Plan Amendment for the Project, and Ordinance 2005-15 amending the Zoning Code, and adopted Ordinance 2005-14 approving a Development Agreement of the Villages at Fairfield. The EIR evaluated 2,327 residential units, approximately 311,000 square feet of commercial uses, an elementary school, parks, and other public facilities, including roadways, sewers, stormwater detention basins, and other utilities over 433 acres. August 10, 2015 – The council adopted Resolution 2015-245, adopting an Addendum to the Villages at Fairfield EIR in conjunction with its approval of the Second Amended and Restated Development Agreement. The second Addendum to the Villages at Fairfield EIR revised the total unit count to 1,830 units across all Villages. January 15, 2019 – The council adopted Resolution 2019-14, adopting an Addendum to the Villages at Fairfield EIR in conjunction with its First Amendment to the Second Amended and Restated Development Agreement. The third Addendum to the Villages at Fairfield EIR did not revise the total unit count within the Villages. Minor changes to the timing of Mitigation Measures were approved.
September 2, 2025 – The council adopted Resolution 2025-174, adopting an Addendum to the Villages at Fairfield EIR and the Hawthorne Mill EIR in conjunction with the approval of a General Plan Amendment and Zone Change to support the addition of the Lago Vista project, a fifth residential ‘Village’ to the overall VAF Master Plan.
The evaluation of the proposed Project is subject to the underlying VAF Master Plan approvals and the respective CEQA certification. This 2025 Addendum to the Villages at Fairfield EIR has been prepared pursuant to the CEQA Guidelines Section 15164 for the Project.
As outlined in the entitlement history, a Development Agreement (DA) exists between the City and the Applicant, establishing the terms for the overall project and associated off-site improvements. An amendment to the DA is required to support the proposed Parkside Project and is included as a condition of Project approval. This DA Amendment will be presented to the Planning Commission and City Council for future review and consideration. The amendment will address several key components, including an updated development plan, infrastructure timing and funding, revised park and open space calculations, impact fees, inclusionary housing provisions, and the overall agreement term. Additional information can be found in the attached Term Letter between the City and the Applicant (Attachment 4).
Project Site Information:
A. Location: East of Passion Lane, south of Gulf Drive, and north of the Fairfield Linear Park Trail (APN 0170–010-052).
B. Parcel Size: 7.99 AC
C. Zoning and Land Use:
Existing Zoning Proposed Zoning Land Use
Project Site Public Facilities (PF) Residential Medium
(RM)
Undeveloped
North Residential Low Medium
(RLM:4.5)
N/A Single-family
Residential
South Recreation (REC) followed by
Residential Low Medium
(RLM:4.5)
N/A Fairfield Linear
Park Trail
East Recreation (REC) N/A Undeveloped
West Residential Low Medium
(RLM:4.5)
N/A Single-family
Residential
D. General Plan Designations:
Existing GP Designation Proposed GP Designation
Project Site Public Facilities Residential Medium (RM)
North Residential-Low Medium N/A
South Recreation (Linear Park Trail) followed
by Residential Low Medium
N/A
East Recreation N/A
West Residential-Low Medium N/A
E. Site Characteristics/Special Features: The Project site is currently undeveloped. It is situated at the southeast corner of Gulf Drive and Passion Lane. It is bounded by existing residential developments to the north and west, a two-acre parcel owned by the FSUSD and Village I park to the east, and Fairfield Linear Park to the south. The Project site is relatively flat, and a detention water basin is located along the southern boundary.
Project Description: The proposed Project is approximately 7.99 acres and includes 76 singlefamily residential units and a pollinator garden (approximately 0.35 SF) that will include public bench seating. The Project requires approval for the following discretionary actions: General Plan Amendment, Zone Change, Tentative Subdivision Map, Development Review, and Environmental Review. Additionally, the Project aims to amend the Design Guidelines of the Villages at Fairfield Master Plan to include Parkside.
The proposed residential units are planned on lot sizes of 50 by 55 feet and are available in four distinct layout configurations. Floor plans range from 1,654 to 2,195 square feet, each featuring three bedrooms and two bathrooms as standard. Larger units offer the option for a fourth bedroom or a loft. Every home includes a two-car garage and driveway space for up to two additional vehicles. Each unit also features a private, fenced backyard, providing outdoor space for personal use and privacy.
A General Plan Amendment and Zone Change are proposed to adjust land use designations and zoning classifications to accommodate the Project's target densities and allow for residential development. The General Plan Amendment will remove the Public Facility (PF) land use designation and will replace it with the Residential Medium (RM) land use designation. Likewise, the Zone Change will remove the current PF zoning classification and replace it with an RM zoning classification.
The proposed Project includes several improvements to pedestrian and vehicular circulation. The existing 8.5-foot-wide sidewalks along Passion Lane and Gulf Drive will be maintained; however, a 4-foot-wide tree well with metal grates will be integrated into the walkway design. These modifications will result in an effective walking surface of approximately 6 feet, consistent with the sidewalk width on the opposite side of the street. Additionally, the existing vertical face curbs along Passion Lane and Gulf Drive will be removed and replaced with rolled curbs and gutters to enhance accessibility and streetscape aesthetics. Within the interior of the Project site, all proposed sidewalks will be 5-feet in width and will also incorporate rolled curbs and gutters to maintain design consistency throughout the development.
A. Development Standards:
Required Proposed
Dwelling Units N/A 76
Gross Area (AC) 3 7.99
Density (DU/AC) 8 to 15 9.5
Lot Coverage 60% maximum 55%
Parking
On-Site Parking
Requirement
1 covered, 1 uncovered for homes larger than 960 square feet Onsite 152 266
Offsite Parking
Requirement
1 uncovered space per dwelling
Offsite 76 83
Setbacks
Front
To porch 10’ 8’ minimum from back-of-walk
To living area 10’ 8’ minimum from back-of-walk
To garage
18’ minimum from back-ofwalk if straight garage; 8’
minimum to forward garage
door if staggered garage
18-21.5’ for straight garage;
8’ to forward garage door for
staggered garage
Interior Setback
Interior 5’ minimum 5’
Street Side 5’ minimum 8’ minimum
Street yard at curb
return
6’ minimum 6’ minimum
Rear Setback
Living Area 5’ minimum 5.5’-6’
California Room 5’ minimum 5.5’-6’
Open Space
Public Space 280 sf 350 sf
Common Open Space
Three (3) percent of net
Project area
.35 acres1
Source: Table 25-5: RLM, RM, and RH Small Lot Development Regulations 1 Detention basins and stormwater quality features may not be counted towards common open space requirements unless usable for active recreational purposes. Applicant has agreed to address overall VAF park and open space calculations through a Development Agreement amendment, as outlined in the attached Term Letter.
Analysis for Planning Commission:
A. General Plan/Zoning Consistency: The Project site currently has a General Plan and Zoning designations of PF. To facilitate the Project proposal, the Applicant is requesting a General Plan Amendment and Zone Change to redesignated the site to RM. As designed and conditioned, the Project is consistent with the requested RM land use designation.
The Project was reviewed and approved by the Solano County Airport Land Use Commission (ALUC). Under state law, ALUC is responsible for preparing and adopting airport land use plans to ensure land use compatibility with public and military airports.
In accordance with this authority, ALUC has adopted a compatibility plan for Travis Air
Force Base. Because the Project involves a General Plan Amendment and Zoning change, it was subject to review under ALUC’s compatibility plan. On August 14, 2025, ALUC found the Project to be consistent and adopted Resolution 25-08 (Attachment 5).
Furthermore, the Project is also consistent with the following General Plan objectives:
Policy 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.
Objective LU-1.1. Orderly Growth. Promote and prioritize orderly development and growth of Fairfield through the following: Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with adjacent uses. Maintain separation of urban and rural uses, including through maintaining strong urban growth boundaries; Any urban development requiring basic municipal services shall occur only within the urban boundaries established by the General Plan. Ensure that new development mitigates and provides for its fair share of impacts to the environment, public facilities, services, and infrastructure. Policy LU-7. Enhance and improve the built environment in Fairfield through site design that emphasizes cohesive, compact, connected, and “human-scaled” development, defined as neighborhoods, places, and streetscapes focused on the needs and experience of people.
Objective LU-7.1. Urban Design Standards. Develop and maintain urban design standards for specific areas or development types that focus on human-scale proportions to create an engaging and visually pleasing streetscape. Support community and public realm design that reflects the community’s diversity and meets the needs of persons of all ages and abilities.
Objective LU-7.6: Pedestrian-Oriented Connections. Provide a network of safe, wellmaintained, interconnected streets, paseos, pathways, and bicycle routes onsite that facilitates travel through the site for pedestrians, cyclists, and other nonmotorized modes of transportation. Link these connections to amenities such as commercial corridors, parks, schools, and public transportation hubs. Policy LU-16. Ensure that new development is designed to optimize Fairfield’s Linear Park, making the park a central feature that enhances quality of life, connectivity, and recreational opportunities for residents.
Objective LU-16.3. Eyes on the Trail. Avoid blank facades along the trail. Windows, doors and transparent openings are encouraged to provide “eyes on the trail” and heighten sense of security. To the extent feasible, surface and structured parking should not front onto the trail.
Policy PFS-7. Provide an adequate supply of quality water and water infrastructure to support current and future population and employment growth, as well as focused support of the region’s agritourism goals.
Objective PFS-7.7. New Development. Require all new development located within City limits connect to the public water system, construct all potable water lines serving such development, and provide adequate funding for the development’s use of all potable water infrastructure and facilities.
Policy PFS-8. Ensure provision of superior wastewater collection and treatment facilities to support current and future growth.
Objective PFS-8.4. New Development. Require that all new development located within City limits connect to the public wastewater collection system, construct all sanitary sewer lines serving such development (including oversizing of sewers if requested by the Fairfield Suisun Sewer District or the City, and provide adequate funding for the development’s use of all wastewater infrastructure and facilities.
The costs of oversizing shall be borne by the beneficiary of the oversizing. Policy HS-2. Prevent urban fires and protect the community from wildfire danger. Objective HS-2.4: Fire Department Review. Ensure the Fire Department has opportunity to review and provide appropriate conditions prior to Project approval.
Incorporate Fire Department input on longer-range plans related to water supply and water systems, transportation Projects, and utilities.
B. Development Review: The proposed 76 single-family residential units are planned on lot sizes of 50 by 55 feet and are available in four distinct layout configurations. Floor plans range from 1,654 to 2,195 square feet, each featuring three bedrooms and two bathrooms as standard.
Larger units offer optional enhancements, including a fourth bedroom or a loft. Every home includes a two-car garage and driveway space for up to two additional vehicles. Each unit also features a private, fenced backyard, providing outdoor space for personal use and privacy.
The Applicant has submitted “placeholder” architectural plans to illustrate typical architecture and building footprints proposed for the Parkside development. Future home builders will have the option to either use these plans or submit new architectural plans, subject to substantial conformance review with the city code and the VAF Design Guidelines.
In addition to the residential lots, the Project includes Lot A, designated for water quality purposes. Lot A will function as a stormwater management basin serving the entire Project, collecting and treating runoff from the single-family residential areas. The basin will be dedicated to the City for ongoing maintenance through the City’s Lighting and Landscaping Maintenance District (LLMD). The area will be landscaped with a drought-tolerant pollinator garden and enhanced with public bench seating and educational signage, creating a feature that is both functional and passively enjoyable for residents.
As a part of the Project package, revisions to the existing VAF Community Design Guidelines are proposed to reflect the Parkside project. These guidelines establish design consistency for streets, parks and open spaces, landscaping, walls and fences, signage, and architecture throughout the VAF master plan. The Applicant has included proposed Parkside revisions as
redlines in Attachment 7, as part of this development review package. A comprehensive update to the guidelines will be included with the future DA Amendment.
The Project site can be accessed via two roadways; both located off Passion Lane on the western boundary. These access roads are designed to accommodate emergency vehicles, with adequate turn radius for fire trucks already assessed. Each unit in the Project offers up to four private parking spaces, with an additional 83 spaces offered on the street, totaling 349 parking spaces in the development.
The buildings within the Project adhere to safety standards with comprehensive environmental reviews ensuring that all impacts have been previously analyzed under the certified EIR for the Villages at Fairfield. Therefore, the project does not cause new, or substantially more severe significant impacts than previously analyzed.
As proposed and conditioned, the Project aligns with the City's General Plan objectives by promoting orderly growth, new housing opportunities, and pedestrian-oriented connections.
The proposed development complements the surrounding community with its design, blending seamlessly into the natural environment while adhering to fire protection standards and incorporating the safe routes to schools initiatives. Overall, the Parkside development is a well-planned continuation to Village I of the Villages at Fairfield Master Plan, providing new housing for the community while meeting all applicable standards and guidelines.
ENVIRONMENTAL REVIEW
An Addendum to a previously certified EIR has been prepared for the Project, as allowed under the California Environmental Quality Act (CEQA). Since all potential environmental impacts were already studied in certified EIR for the Villages at Fairfield, and no new significant impacts have been identified, a new EIR is not required. The Addendum, included as Attachment 10, provides a detailed technical analysis and explains this conclusion with supporting evidence in accordance with CEQA guidelines.
CORRESPONDENCE
A public hearing notice was published in the Daily Republic newspaper on September 21, 2025, and mailed to all property owners within 500 feet of the Project site, as well as all property owners within Village 1, including properties east of Clay Bank Road, north of the Linear Park, south of Manuel Campos Parkway, and west of Portland Drive. The City also received email correspondence from a resident providing comments on the Project proposal, which included a link to an online petition with additional comments collected as of this writing (Attachment 13).
COORDINATED WITH
Public Works Department, Fire Department, Fairfield-Suisun Sewer District, and Pacific Gas & Electric
STAFF CONTACT
Meily M Sheehan, Planning Division Manager
(707) 428-7474
[email protected]
ATTACHMENTS
Attachment 2: Proposed Resolution with attached
Attachment 3: Exhibit A—Conditions of Approval
Attachment 4: Development Agreement Term Letter Dated August 4, 2025 Attachment 5: Solano County Airport Land Use Commission Resolution 25-08, dated August 14, 2025
Attachment 6: Proposed General Plan and Zoning Exhibits Attachment 7: Villages at Fairfield Design Guidelines, dated September 17, 2025 Attachment 8: Tentative Subdivision Map, Villages at Fairfield – Parkside, dated Revised July 3, 2025
Attachment 9: Project Plans, Architecture, dated January 31, 2025 Attachment 10:CEQA Addendum for the Villages at Fairfield Project, dated September 2025 Attachment 11:Villages at Fairfield Parkside Transportation Impact Analysis, dated August 11, 2025
Attachment 12:EIR Addendum Biological Summary for Parkside Development Project, dated February 4, 2025
Attachment 13: Public Comments
PC Item No: H.1 PC DATE: October 08, 2025
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005, ER2025-0024 PAGE 1 PROJECT: PARKSIDE
CITY OF FAIRFIELD PLANNING COMMISSION
RESOLUTION NO. PC2025-07
RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT FROM PUBLIC
FACILITIES (PF) TO RESIDENTIAL MEDIUM (RM) AND A CORRESPONDING ZONE CHANGE FROM PUBLIC FACILITIES (PF) TO RESIDENTIAL MEDIUM (RM), AND AN ADDENDUM (ER2025-0024) TO THE VILLAGES AT FAIRFIELD ENVIRONMENTAL IMPACT REPORT (SCH 2004032064); AND
GRANTING A TENTATIVE SUBDIVISION MAP AND DEVELOPMENT REVIEW APPROVAL TO SUBDIVIDE A VACANT 7.99-ACRE SITE LOCATED EAST OF PASSION LANE, SOUTH OF GULF DRIVE, AND NORTH OF THE LINEAR PARK TRAIL (APN: 0170-010-052) FOR PARKSIDE, A PROJECT CONSISTING OF 76 SINGLE-FAMILY 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 RESOLVES:
Section 1. On February 11, 2025, applications for a General Plan Amendment (GPA2025-002), Zone Change (ZC2025-003), Tentative Subdivision Map (TS2025-002), Development Review Single Family (DR2025-005), Environmental Review (ER2025-0024), and an amendment to the Villages at Fairfield Design Guidelines for proposed 76 single-family residential units located east of Passion Lane, south of Gulf Drive, and north of the Linear Park Trail (APN: 0170-010-052) (the Project) were properly filed with the Department of Community Development in accordance with the rules and regulations governing the official filing of such applications.
Section 2. The Planning Commission has held a duly noticed public hearing on October 8, 2025.
The City staff presented substantial factual information regarding the proposed Project in staff reports and through oral presentations before the Commission. The Planning Commission considered all public testimony and information presented during the public hearing regarding this application.
Section 3. The Planning Commission has reviewed the Addendum to the Villages at Fairfield Environmental Impact Report (ER2025-004) (2025 Addendum or ER2025-004) for the Project and all comments received, and has 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 change in land use designation and zoning of 7.99 acres, and the addition of 76 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 VAF 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
PC Item No: H.1 PC DATE: October 08, 2025
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005, ER2025-0024 PAGE 2 PROJECT: PARKSIDE
the potential environmental impacts of the Parkside Project, and no further environmental review is required.
Section 4. 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 Parkside subdivision is consistent with the proposed amendment to the City’s General Plan, which designates the area for Residential Medium (RM) development. This designation is intended for single-family housing, that is serviced by recreational activities and enhanced walkability. This subdivision fulfills this through the development of 76 single-family residential units, and its proximity to the Fairfield Linear Park trail and the proposed Village I park. The proposed subdivisions’ design and improvement provisions align with several key General Plan policies and objectives: Objective LU-2.1 (Consistency with Density Ranges) The proposed 9.5 density development is consistent with the prescribed 9.0 to
18.0 density ranges in the General Plan. The Project’s layout and design ensure that residential density is managed effectively, complying with the medium density residential requirements; Policy 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) The subdivision is part of the Villages Master Plan, a series of thoughtfully planned communities. The size and design of the subdivision are consistent with, and complementary to, adjacent residential development within the master-planned community, maintaining the intended scale, character, and cohesiveness of the neighborhood; Policy LU-2 (Promote a variety of housing types to serve the diverse needs of the community and stimulate investment) The Project builds 76 small-lot single-family homes, a less common housing type within Fairfield’s traditional single-family neighborhoods. This addition contributes to greater housing diversity and supports the City's goals for a balanced and inclusive housing mix; and 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) The Project is located adjacent to the Fairfield Linear Park, offering residents convenient access. Housing along the southern boundary of the Project site is oriented toward the trail, with windows providing natural surveillance and "eyes on the trail." This design enhances safety, encourages passive monitoring, and promotes interaction between residents and trail users, fostering a more active and welcoming public space; (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 7.99-acres of vacant land for 76 single-family residential units. 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 Passion Lane;
PC Item No: H.1 PC DATE: October 08, 2025
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(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 Parkside subdivision site has been thoroughly assessed and found ideal for residential development. The site is served by existing streets and utilities such as water, sewer, electricity, and road networks, which are sufficient to support the new development's increased demand. The pre-existing infrastructure ensures that residents will have access to all essential services. The site’s relatively flat topography requires minimal grading and thus will preserve the natural landscape. Additionally, the Projects development plan intentionally avoids impacting sensitive habitats as much as possible;
(d) The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA). An Addendum to the previously certified Villages at Fairfield EIR has been prepared for the Project, as permitted under CEQA. The Addendum determined that all potential environmental impacts associated with the Project were previously analyzed in the certified EIRs. No new significant impacts have been identified; therefore, no further environmental review is required.
Section 5. The Planning Commission adopts the following findings in support of the Tentative Subdivision Map request:
(a) The proposed subdivision, together with the provision for its design and improvement, is consistent with the City's General Plan in that the General Plan designates the area development. The proposed Parkside subdivision is consistent with the proposed amendment to the City’s General Plan, which designates the area for Residential Medium (RM) development. This designation is intended for single-family housing, that is serviced by recreational activities and enhanced walkability. This subdivision fulfills this through the development of 76 single-family residential units, and its proximity to the Fairfield Linear Park trail and the proposed Village I park. The proposed subdivisions’ design and improvement provisions align with several key General Plan policies and objectives:
Objective LU-2.1 (Consistency with Density Ranges) The proposed 9.5 density development is consistent with the prescribed 9.0 to 18.0 density ranges in the General Plan. The Project’s layout and design ensure that residential density is managed effectively, complying with the medium density residential requirements; Policy 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) The subdivision is part of the Villages Master Plan, a series of thoughtfully planned communities. The size and design of the subdivision are consistent with, and complementary to, adjacent residential development within the master-planned community, maintaining the intended scale, character, and cohesiveness of the neighborhood; Policy LU-2 (Promote a variety of housing types to serve the diverse needs of the community and stimulate investment) The Project builds 76 small-lot single-family
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homes, a less common housing type within Fairfield’s traditional single-family neighborhoods. This addition contributes to greater housing diversity and supports the City's goals for a balanced and inclusive housing mix; and 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) The Project is located adjacent to the Fairfield Linear Park, offering residents convenient access. Housing along the southern boundary of the Project site is oriented toward the trail, with windows providing natural surveillance and "eyes on the trail." This design enhances safety, encourages passive monitoring, and promotes interaction between residents and trail users, fostering a more active and welcoming public space; (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 Parkside subdivision site has been thoroughly assessed and found ideal for residential development. The site is served by existing streets and utilities such as water, sewer, electricity, and road networks, which are sufficient to support the new development's increased demand. The pre-existing infrastructure ensures that residents will have access to all essential services. The site’s relatively flat topography requires minimal grading and thus will preserve the natural landscape. Additionally, the Projects development plan intentionally avoids impacting sensitive habitats as much as possible; (c) The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design of the Parkside subdivision and the proposed improvements are not likely to cause significant environmental damage or substantially and unavoidably harm fish, wildlife, or their habitats. The development plan has been carefully crafted to avoid sensitive habitats whenever possible. A comprehensive environmental review was conducted as part of the proposed Addendum to the Villages at Fairfield Environmental Impact Report (EIR), ensuring that all potential impacts have been identified and addressed. Mitigation measures have been included to protect biological and cultural resources and minimize any negative effects on the natural environment. Additionally, the site is not located near any known fish and wildlife habitats, further reducing the likelihood of harm to any wildlife;
(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 and improvements of the subdivision are not likely to cause any public health issues. The proposed subdivision is located within a residential neighborhood and is served by pre-existing water and sewer systems. The existing utility infrastructure will be reviewed, and the Project will incorporate both standard and special conditions of approval to ensure these systems are evaluated and upgraded as needed to handle the additional demand from the new development. By providing dependable water and sewer services, the Project ensures the public health and safety of future residents;
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(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 no 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 at the Fairfield-Suisun Sewer District treatment plant. The discharge of waste from the proposed subdivision into the community sewer system will not result in or contribute 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 is evaluated and upgraded as necessary to handle the increased demand from the new development.
Evaluations will confirm that the discharge from the subdivision will not exceed the design capacity of the treatment plant, ensuring continued compliance with regulatory standards and safeguarding public health and environmental quality.
Section 6. The Planning 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- 002) and Zone Change (ZC2025-002). The Project is consistent with several General Plan Policies and Objectives, such as Policy LU-1: (Maintain Fairfield as a distinct, wellbalanced, complete, and thoughtfully planned community in keeping with the city’s scale, services, and surrounding environment) The size and design of the Project are consistent with, and complementary to, adjacent residential development within the masterplanned community, maintaining the intended scale, character, and cohesiveness of the neighborhood; Policy LU-7: (Enhance and improve the built environment in Fairfield through site design that emphasizes cohesive, compact, connected, and “human-scaled” development, defined as neighborhoods, places, and streetscapes focused on the needs and experience of people) The Project enhances and improves the built environment in Fairfield through inclusive development typologies and site design that emphasizes cohesive, compact, connected, and human-scaled development. Additionally, the Project prioritizes walkability and circulation through a network of connected interior streets and aesthetically pleasing streetscapes. The uniform architectural design and smaller lot sizes
PC Item No: H.1 PC DATE: October 08, 2025
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005, ER2025-0024 PAGE 6 PROJECT: PARKSIDE
compliment the surrounding communities, contributing to a pedestrian-friendly neighborhood character; and Policy HS-2: (Prevent urban fires and protect the community from wildfire danger) Throughout the entitlement process, the applicant has coordinated closely with the Fire Department to receive feedback on the proposed Projects design, including making modifications to the Projects site design to address all departmental requests;
(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 located on an undeveloped lot within Village I. The development features high-quality architectural elements and materials that are aesthetically pleasing and consistent with the surrounding area. The Project includes thoughtful and environmentally friendly landscaping choices, featuring a variety of trees, shrubs, and ground cover. These elements will enhance the visual appeal and create a harmonious blend with the existing neighborhood. 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 efforts help maintain the economic stability, physical upkeep, and visual character of the neighborhood;
(c) The Project is of high-quality design consistent with applicable design policies and standards of the City. The Project features a high-quality design consistent with the applicable design policies and standards of the City and the Villages at Fairfield Design Guidelines. It includes high-quality architectural elements and materials, utilizing a variety of textures, colors, and structural detailing. The development incorporates thoughtful landscaping with a mix of trees, shrubs, and ground cover, enhancing visual appeal and creating a harmonious blend with the existing neighborhood. Additionally, the Project includes standard and special conditions of approval to ensure that all site improvements, including lighting and infrastructure, meet the City's criteria for highquality development. These elements collectively ensure that the Project meets City standards and contributes positively to the surrounding neighborhood; (d) Any potentially significant negative impacts to environmental quality and natural resources have been properly mitigated. For this reason, the proposed Project complies with the California Environmental Quality Act (CEQA). Potentially significant negative impacts to environmental quality and natural resources on the Project site have been properly mitigated. Comprehensive environmental reviews, including the Addendum to the Villages at Fairfield Environmental Impact Report (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
PC Item No: H.1 PC DATE: October 08, 2025
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005, ER2025-0024 PAGE 7 PROJECT: PARKSIDE
Project adheres to all regulatory requirements, safeguarding environmental quality and promoting sustainable development.
Section 7. Based upon the written findings set forth in sections 3 and 4 of this Resolution, the commission hereby recommends City Council approve:
(a) General Plan Amendment (GPA2025-002);
(b) Zone Change (ZC2025-003);
(c) Environmental Review (ER2025-0024).
Section 8. Based upon the written findings set forth in sections 5 and 6 of this Resolution, the Planning Commission hereby approves:
(a) Development Review Single Family (DR2025-005), and Tentative Subdivision Map (TS2025-003) subject to the conditions contained in the attached Exhibit A.
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 8
th day of October 2025, by the following vote:
AYES: COMMISSIONERS: KENNEDY/ALI-SULLIVAN/GREVE/MATTHEWS/PAUL/REESE/SINGH NOES: COMMISSIONERS: _________________________________________________ ABSENT: COMMISSIONERS: _________________________________________________ ABSTAIN: COMMISSIONERS: _________________________________________________ _________________________________________________
CHAIR
ATTEST:
___________________________
SECRETARY
PLANNING COMMISSION
CONDITIONS OF APPROVAL
Project Name: PARKSIDE – THE VILLAGES AT FAIRFIELD
Address: North of Air Base Parkway and East of Clay Bank Road Hearing Date: October 08, 2025
File No.: GPA2025-002, ZC2025-003, ER2025-024, TS2025-002, DR2025-005 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 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 0170–010-052. 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 0170–010-052. 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 0170–010-052.
b) Prior to the issuance of the first building permit, the Applicant shall provide documentation of Minor Development Review approval for any new or revised house plans (Parkside, Schematic Design, dated January 31, 2025). c) Prior to recordation of the final map, the Applicant shall demonstrate the provision of
0.23 acres of qualifying open space.
1.2 Applicant shall comply with the conditions of the Public Works Department as contained in the attached memo dated October 8, 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 March 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
EXHIBIT A
request and respond in writing. Approval of any revisions remains at the sole discretion of the City.;
1.4 Development shall be in substantial conformance with the plans titled “Villages at Fairfield, Parkside” last revised July 3, 2025, and “Community Design Guidelines” dated September 17, 2025, except as may be modified by conditions stated herein.
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. 2025-005, T.S. 2025-002; b) City Council Approval of G.P.A. 2025-002, Z.C. 2025-003, and E.R. 2025-024.
3.0 GENERAL REQUIREMENTS
3.1 The project shall proceed only in accordance with the approved tentative subdivision map plans titled “Villages at Fairfield, Parkside,” as prepared by Wood Rodgers, consisting of 9 sheets, dated "June 2025, revised July 3, 2025", architecture plans titled “Parkside - Schematic Design”,” as prepared by KTGY, consisting of 25 sheets, dated January 31, 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 shall be coordinated for consistency by the applicant prior to issuance of any permits or prior to final map approval as applicable, or commencement of the subject use, whichever comes first. Any change or modification to one particular plan shall require the corresponding revisions on other plans. All
plans shall be consistent with that approved by the Community Development Department. The applicant shall be responsible for correcting any inconsistency which may occur through error or omission during plan preparation or construction.
3.5 The project is subject to the Solano County Public Facilities Development fee. The applicant will be required to pay such fee at the rate which is in effect at the time a building permit is issued.
3.6 The Applicant, and property owner(s), and their successors in interest, shall indemnify, defend and hold harmless the City, its officials, officers, agents and employees (collectively "Indemnitees") from and against any and all claims, actions, lawsuits, damages, losses and liabilities arising or resulting from the granting of this approval by the City or the exercise of the rights granted by this approval. This indemnification obligation shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City's choice in representing the Indemnitees in connection with any such claims, actions or lawsuits, any expert fees, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such claim, action or lawsuit. The City shall promptly notify Applicant and property owners of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. In the event such a legal action is filed, the City shall estimate its expenses for litigation. 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 on private residential properties such as air conditioning units shall be located out of public view and/or adequately screened through the use of fencing, concrete or masonry walls, decorative steel, berming, painting and/or landscaping. Said appurtenances shall be indicated on the plot 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.
4.5 A block wall along shall be constructed along the eastern project site boundary. The
maintenance of the wall is subject to CFD funds.
4.6 An eight foot Public Utility Easement is to be located behind the back of the sidewalk along internal streets A,B, and C of the project site. In the event PG&E requests a 10-foot minimum Public Utility Easement, the City shall designate two feet of sidewalk closest to the residential unit to be counted in the 10 feet total.
4.7 Provide dry sack or painted tex-cote finish to concrete bases of exterior light poles.
5.0 BUILDING DESIGN
Residential Buildings
5.1 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.
5.2 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.
5.3 All windows and doorways shall receive wood or stucco built-up trim, or other accent treatment, on all elevations.
5.4 Sectional roll-up garage doors shall be used on all house plans.
5.5 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.
5.6 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.
5.7 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.
6.0 LANDSCAPING
6.1 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 August 12, 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.
6.2 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.
6.3 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.
6.4 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;
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; 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.
6.5 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; 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;
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;
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.
6.6 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; b) Evergreen trees required for screening purposes shall not be less than six (6) feet in height at time of planting;
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;
d) Groundcovers shall be spaced such that full coverage is achieved at the end of one to two years.
6.7 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; 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.
6.8 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'.
6.9 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.
6.10 All landscaped areas shall be serviced by an automatic irrigation system.
6.11 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.
6.12 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.
7.0 MAINTENANCE
7.1 All landscape areas shall be maintained in a healthy, thriving condition, free from weeds, trash, and debris.
7.2 Landscaping and irrigation systems required to be installed in public right-of-way shall be continuously maintained by the developer until accepted into a Community Facilities District (CFD).
7.3 All improvements on the site shall be constructed and continuously maintained in compliance with the approved plans.
8.0 SUBDIVISIONS
8.1 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;
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;
c) Community identification signs or other entry features; d) An open space plan which describes how each type of open space will be utilized, improved, maintained, and phased with development;
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;
f) Conceptual lighting plan including decorative street lighting and lighting of special features.
Street lights should be chosen from the approved list available from the Community Development Department;
g) Conceptual mailbox plan;
h) Accent treatment to the driveways of individual homes.
8.2 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.
8.3 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.
8.4 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;
b) Proposed phasing of development, indicated which streets are active for public traffic and emergency vehicles;
c) Typical setback dimensions for each floor plan;
d) Table providing distribution percentage of product mix; e) Property lines;
f) Curb, gutter, and sidewalk locations;
g) Lot number, unit model and elevation type;
i) Each unit model shall be identified by a different color; ii) Lots requiring enhanced elevations shall be identified; h) Retaining walls;
i) Water meter locations
8.5 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.
8.6 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.
9.0 SIGNS
9.1 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.
9.2 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.
10.0 SPECIAL ASSESSMENT DISTRICTS AND FEES
10.1 Capital Improvement Fee: The City has adopted a Capital Improvement Fee (AB1600) to be paid as a part of the Building Permit Fees. All new development within the City is subject to this fee upon issuance of building permits, unless exempted by grandfather provisions. Contact the City’s Finance Department at (707) 428-7496.
PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM
Conditions of Development
Date: October 8, 2025
To: Meily Sheehan, Planning Manager
From: Daria Young, 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: Parkside – consists of approximately 7.99 acres, which includes 76 single-family residential units, a pollinator garden, and a bench.
Project Location: East of Passion Lane, south of Gulf Drive, and north of the Fairfield Linear Park Trail (APN: 0170–010-052)
Review Requested: General Plan Amendment (GPA2025-002)
Zoning Change (ZC2025-003)
Tentative Subdivision Map (TS2025-002)
Environmental Review (ER2025-024)
Development Review (DR2025-005)
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 email [email protected] to request a meeting.
Parkside
October 08, 2025
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.
Development Agreement:
2. Rancho Tolenas Corporation (“Developer”) 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 Parkside project, dated August 11, 2025. All proposed improvements shall be consistent with the findings of this study.
Please refer to the Streetssection for conditions related to street improvements required as part of this project.
The Developer 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 following the issuance of half the building permits within this subdivision, being the 38th building permit, to validate the operation of the conditioned improvements. The traffic impact study shall assess traffic operations at select key intersections previously identified in the Development Agreement or VAF Village I Phase 3 Master Infrastructure Improvement Plans. 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, VMT, queuing analyses, and mitigation measures, if applicable. Prior to the issuance of the final certificate of occupancy, the Developer shall validate and complete construction of all recommended intersection and roadway improvements resultant from this assessment to the satisfaction of the City Engineer.
Public Water Infrastructure Modifications:
4. With the first submittal of improvement plans, the Developer shall submit a fire flow model to the City of Fairfield’s Public Works Department to confirm the required flows necessary to serve the proposed development. The Developer shall pay for the City’s consultant to confirm required flows necessary to serve the proposed development
Parkside
October 08, 2025
through the City’s water model. All costs associated with the City’s water modeling shall be borne by the developer at their sole expense. The Developer shall provide a deposit to Public Works prior to City conducting water modeling. As part of the proposed development, the developer shall construct the improvements necessary to support the proposed development resulting from the updated water model at the developer’s sole cost and expense.
Tree Wells:
5. Prior to City’s execution of an improvement agreement, the Applicant shall notify the City Engineer, in writing, which of the following options Developer intends to satisfy for the intended landscaping along the Project’s frontage streets (Passion Lane and Gulf Drive). a. Option 1: A Homeowners’ Association (HOA), or similar property association, shall be established for the ownership and maintenance of tree wells along Passion Lane and Gulf Drive, as shown on the Preliminary Landscape Plan, dated July 3, 2025.
Prior to recordation of Final Map, the Applicant shall provide the Community Development and Public Works departments proof of HOA, or similar property association, formation.
b. Option 2: If the Applicant elects to not establish a HOA or similar property association for the ownership and maintenance of the tree wells, as shown on the Preliminary Landscape Plan, dated July 3, 2025, the Developer shall reduce the width of the attached sidewalk to 5.5’ to provide an additional 3.5’ of landscaped space to the front yard to meet the Project’s minimum landscape requirement and shall ensure maintenance funding is incorporated into an existing or newly created Community Facilities District. and shall ensure maintenance funding is incorporated into an existing or newly created Community Facilities District.
Domestic Water and Irrigation Services:
6. The developer shall extend existing water mains from Passion Lane to serve the proposed development.
7. The proposed development shall satisfy current state Minimum Water Efficient Landscape Ordinance (MWELO) requirements. All proposed dedicated landscape irrigation laterals, if any, shall be identified on the approved landscape plans. Public landscape meters, if any, shall be completed and installed, and accounts transferred to the appropriate public agency, prior to the City’s acceptance of any public landscape improvements.
Real-Time Kinematics (RTK):
8. 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
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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 time during the project. Final hard and electronic copies shall be provided to the City Engineer prior to City acceptance.
AutoCAD Civil 3D Files:
9. The developer’s Civil Engineer shall provide, with final subdivision package submittal, AutoCAD files containing water, storm, and sewer utility layouts as shown on the approved submittal. AutoCAD files shall be provided in a file format no later than AutoCAD Civil 3D 2016.
Street Moratorium:
10. Please note that Hideaway Lane, Friendly Valley Lane, Spur Lane, Clementine Lane, and Passion Lane are designated moratorium streets. The developer shall repair impacts, per City Standard Detail S24, Detail S24.1, and City’s standard specifications, to Hideaway Lane, Friendly Valley Lane, Spur Lane, Clementine Lane, and Passion Lane 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.
Stormwater Quality Improvements:
11. 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.
12. 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,
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d. Long term operation and maintenance requirements, inspection and maintenance checklist;
e. Record a restrictive covenant to ensure operation, maintenance, funding, and transfer of requirements.
f. The post-construction best management practices (BMPs) outlined in the approved Final project-specific WQMP shall be incorporated in the grading/improvement plans.
13. 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 reuse, infiltration, and evapo-transpiration. The project engineer is strongly recommended to contact the Public Works Department in regard to the new design requirements.
14. 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 707-429- 8930 for additional details.
15. Prior to execution of a subdivision improvement agreement, the Developer shall submit and have approved a maintenance access plan to the City of Fairfield Public Works Department demonstrating how maintenance activities for the Lot A water quality basin will be accomplished. The basin shall be fully enclosed with a continuous fence constructed to the satisfaction of the City Engineer. The Developer shall work with City staff to update the pertinent Community Facilities District (CFD) to ensure maintenance funding for the public basin is incorporated into the CFD.
Storm Water:
16. 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.
17. With the first submittal of a mass/rough grading plan, a drainage analysis shall be submitted to the City for approval demonstrating how the basin will function as a
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stormwater quality facility. Design criteria shall be consistent with the current design standards of the City of Fairfield.
Streetlights:
18. 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 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.
19. Ornamental aluminum LED streetlights, if any, 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 Developer shall submit photometric data verifying the adequacy of the layout.
20. 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.
21. 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.
22. The Developer shall submit proof of application to PG&E, including the assigned application number, as part of the Engineering Plan Review submittal.
23. Existing streetlights along the frontage of the proposed development shall be replaced with streetlights that match the surrounding streetlights if damaged and with the approval of the City Engineer, or City Standard streetlights/relocated to behind the proposed sidewalk.
Curb, Gutter and Sidewalk Frontage Improvements:
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24. The developer shall install City standard vertical curb, gutter and sidewalk along the frontage streets of Passion Lane and Gulf Drive. The width of the sidewalk from face of curb to back of walk shall be 8.5 feet.
25. Curbs on the project’s interior streets may be constructed as rolled curb, provided such is designed with through-curb drainage and is to the satisfaction of the City Engineer.
The Developer shall provide construction details for all rolled curbing on plan sets and ensure drainage and freeboard is consistent with City standards. Ponding shall not be allowed at any time.
26. The developer shall remove and replace damaged or nonstandard curb and gutter along the Passion Lane and Gulf Drive street frontages of the project. All rolled curbs within streets A, B, C and, Court A are shall not be the responsibility of the City. Contact the Public Works Department, concurrent with the Public Works encroachment permit application, to mark the existing curb and gutter along the project frontage that will need to be removed and replaced.
Streets:
27. Longitudinal grades shall be a minimum of 0.23% and a maximum of 10%.
28. 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.
29. 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.
30. Prior to the first building permit issuance, the developer shall provide wayfinding signage at the intersection of Passion Lane and Gulf Drive, or location as approved by the City Engineer, and shall include wayfinding towards the Linear Park and Village I Park.
31. The improvement plans shall incorporate traffic calming measures along the project’s frontage streets 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.
32. 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
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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:
33. 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.
Open Space, Public Safety and Park Maintenance Mello Roos District:
34. The parcel is currently annexed into Landscape and Lighting Maintenance District No. 17 – Woodlake and, as such, will be subject to special assessments and taxes. These assessments provide funding for various elements of operations, maintenance, and services, including but not limited to:
• Maintenance of roads, 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-ofway • Any other public services authorized to be funded under Section 22500 et seq. of the California Streets and Highways Code.
Property owners within the District will be required to pay ongoing annual special assessments, which are subject to an annual inflation adjustment. Per the Developer’s request to change the parcel’s proposed land-use from a public school to residential, the developer shall work with City staff to prepare the necessary Engineer’s Report, technical studies, and supporting information required to reflect and document this change. These proposed CFD updates shall begin prior to execution of the subdivision improvement agreement for this development and shall be completed prior to issuance of the first building permit for this subdivision. For additional information, contact Christiana Lewis at (707) 428-7089.
Other Approvals:
35. 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:
• California Department of Fish and Wildlife for any work within or in close proximity to any environmental areas.
• California Regional Water Quality Control Board to file a Notice of Intent (NOI) indicating your plans to initiate project grading.
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Pre-construction Meeting:
36. 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.
Improvement Agreements:
37. Prior to beginning construction of public improvements, the developer shall enter into a Subdivision Improvement Agreement with the City. The developer shall furnish the necessary insurance, bonds and pay all fees associated with the Subdivision Improvement Agreement.
Geotechnical Investigation:
38. 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:
• Grading Limitations and Requirements
• Foundation Design and Settlement
• Settlement
• Retaining Wall Design as Required
• Street Sections
39. 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.
Grading:
40. 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
• 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
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• 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
41. 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:
• Retaining Wall Design Parameters.
• Fills and Potential for Settlement
• Special Treatment at Cut/Fill Interfaces
• Street Pavement Sections
42. 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.
43. 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.
44. Prior to the City’s issuance of the Certificate of Occupancy, the City shall receive a selfcertification by the Engineer of Record (Registered Civil Engineer) which certifies that the project’s grading, drainage and stormwater treatment systems conform to the approved plans, permits and city codes. The self-certification shall be performed during construction and upon completion of the project by the Engineer of Record and documented on the appropriate city form.
45. 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.
46. 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.
Dust Control:
47. 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.
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Erosion Control:
48. 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.
49. 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.
50. The Developer shall obtain all necessary permits for storm water discharges, including but not limited to the State Water Resources Control Board Construction General Permit.
Developers 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.
51. The Developer shall be responsible for developing and implementing a Storm Water Pollution Prevention Plan (SWPPP) which shall be reviewed and approved by the City of Fairfield.
52. 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 Developers”. Each identified source of pollutants may have one or more appropriate control measures as determined by the City of Fairfield.
Water System:
53. Developers shall reimburse Fairfield Municipal Utility for any engineering/consultant costs borne by the City as a result of this project.
54. A hydraulic water model shall be prepared. Based on the results of the model, the Developer shall design, construct, and conform to a Master Utility Plan prepared for the overall project.
55. 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.
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56. 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.
57. Proposed domestic water and irrigation services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.
58. 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.
59. With the exception of water meters and meter boxes, if any water facilities on the site side utilize a reduced pressure backflow prevention device (including the backflow preventor) it 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.
60. 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.
Sleeves shall be at least 12 inches below subgrade at any driveway, sidewalk, or any proposed hardscape crossings.
Fire System:
61. 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.
62. 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.
63. If 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.
64. Coordinate with the City of Fairfield’s Fire Department to determine any 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.
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Sewer System:
65. Proposed sewer services, within the public right-of-way, shall be constructed per current City Standard Details and Specifications.
66. 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.
67. 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.
Storm Drain System:
68. 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:
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.
The Hydrology & Hydraulics Reports must be reviewed and approved by the City Engineer prior to the issuance of the precise grading permit.
69. Developer shall connect proposed storm drainage utilities to existing public infrastructure per current City Standards and Specifications. Direct connections to public infrastructure
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shall not be allowed and connections shall only be at existing or proposed storm drain structures.
70. 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.
71. 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.
72. 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:
73. The project architect and engineer shall coordinate design closely with the project landscape designer to evaluate and address issues related to:
• 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
74. Landscaping plans shall be prepared by a registered Landscape Architect. Landscaping and irrigation plans shall be designed to comply with the City's Water Efficient Landscaping Ordinance. Use of turf and other water intensive landscaping shall be minimized.
Park Sites:
75. Parkside is required to dedicate 0.85 acres of parkland per the City of Fairfield Ordinance No. 1995-14 and Ordinance No. 2006-03. The approved conceptual Landscape Plan (dated July 03, 2025) provides 0.0 acres of qualifying parkland. The required parkland requirements and in-lieu fee contribution is 0.85 acres required with $212,500 in-lieu fee contribution.
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If the Developer chooses to pay the in-lieu fee, the fee must be paid before the first building permit 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, or via an equivalent formal document. 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 Parkside, the Development Agreement will supersede the conditioned park requirements for Parkside.
Parking:
76. 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:
77. 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.
78. Public Service Easements, no less than 8 -feet-wide, shall be granted to the City by the Developer along internal streets A,B, and C as shown on the approved Parkside Preliminary Tentative Subdivision Map, dated July 03, 2025.
79. There may be several existing easements located within the project parcels, including, but not limited to:
• 10-foot Public service Easement along the northerly and westerly property line No permanent structures will be allowed within the easement, in addition to possible restrictions to any landscaping and/or fencing.
80. 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.
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81. 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].
82. 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.
83. The Tract map shall be prepared in accordance with the State Map Act and all local ordinances.
84. 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.
85. 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.
86. 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.
87. The subdivider shall negotiate the abandonment of currently held City easements and dedications with the Department of Public Works.
88. 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.
89. 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
90. All property lines and easements shall be shown on the site plan.
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91. 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, Parkside”, dated July 03, 2025 and as conditioned.
92. The Developer has requested the City consider a variance to the City’s Standard 10’-wide Public Service Easement (PSE) along proposed public streets in this development. Any variances to easement width shall be reflected on the final subdivision map as approved by the City Engineer and City Land Surveyor.
Encroachment Permit:
93. Please note, the Developer shall apply for, and be issued, an encroachment permit from the Public Works Department prior to constructing any improvements in the public rightof-way, which may include: sidewalk modifications, constructing new driveways, relocating existing utilities, connecting new water and sewer services, installing new water meters and sewer cleanouts. This is a separate permit from the construction permit(s) issued by the City’s Building Department. During the first Building Department plan check, the Public Works Department shall provide Developer an encroachment permit application, including an assigned encroachment permit number (ex. PW22-00001). The developer or his contractor shall furnish the necessary insurance, bonds and pay all fees associated with the encroachment permit. A field investigation fee shall be charged if any work within the right-of-way is performed either without or prior to securing an encroachment permit.
Miscellaneous:
94. All public improvements shall be designed and constructed to current City of Fairfield standards.
95. 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.
96. Mailboxes shall be installed in accordance with City requirements and postal regulations.
97. 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.
Fairfield-Suisun Sewer District
1010 Chadbourne Road ● Fairfield, California 94534 ● (707) 429-8930 ● www.fssd.com 3/13/2025
MEMORANDUM
TO: City of Fairfield Community Development Department
ATTN: Elizabeth Cobb, Meily Sheehan
FROM: Kyle Broughton
SUBJECT: Parkside – Villages at Fairfield, APN No. 0170-010-052 ZC2025-003, TS2020-002, DR2025-005, ER2025-004
77 Lot Single-Family Unit Subdivision
In response to the application for the project named above, the Fairfield-Suisun Sewer District (FSSD) provides the following comments:
1) All FSSD fees applicable to the proposed project are required to be paid upon issuance of a building permit, including but not limited to capacity fees, plan check fees, encroachment, and inspection.
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
C I TY OF F A I R FI E L D
Founded 1856 - Incorporated December 72, 7903
Community Development Department
August 4, 2025
Doug Mull
Lewis Management Corp.
9216 Kiefer Blvd.
Sacramento, CA 95826
RE: Term Letter Regarding Third Amended and Restated Development Agreement between the City of Farfield and Lewis Management Corp., et al.
Dear Doug Mull,
This letter is intended to outline the general terms and mutual understanding between the City of Fairfield {City) and Lewis Management Corp. {Developer) regarding the future Third Amended and Restated Development Agreement {Development Agreement) between the City of Farfield and Lewis Management Corp. and subsidiary entities for the Villages at Fairfield master plan project, last amended and executed on February 20, 2019.
While this letter is non-binding and does not amend the Development Agreement itself, it serves to document key points of agreement and a shared intent to pursue a formal amendment in good faith at a future date.
1. Background
The City and Developer acknowledge that certain conditions have changed since the most recent 2019 amendment of the Development Agreement, including but not limited to General Plan policies, infrastructure requirements, market conditions, and land use considerations. ' 1000 Webster Street• Fairfield• California • 94533-4836 • (707) 428-7400 • fairfield.ca.gov Docusign Envelope ID: 70A769CC-C108-4453-AD62-E35B6D1F63D8
RE: Term Letter Regarding Third Amended and Restated Development Agreement between the City of Farfield and Lewis Management Corp., et al.
August 4, 2025
2. Proposed Scope of Amendment
The forthcoming amendment is expected to align the Development Agreement with the proposed revisions and expansion for the Villages at Fairfield master plan, current City standards, and community needs. The key focus areas include:
A. Off-site Improvements:
Updates to the Infrastructure Matrix “Exhibit H” to refine infrastructure obligations, scope, timing, and funding; with a particular focus on Manuel Campos Parkway.
B. Parks and Recreation:
• Updates to the Neighborhood Parks Matrix “Exhibit E” to reflect anticipated community needs, improvements, and compliance with City requirements and the Parks, Recreation, and Open Space Master Plan.
• Reassessment of Quimby Act obligations, including Quimby Zone boundaries.
C. Linear Park:
Updatesto the Linear Park Trail Matrix “Exhibit F” to address environmental analysis, trail alignment, improvements, timing, and funding.
D. Open Space:
Identification and refinement of required residential common open space improvements, potential conservation easements, strategies to meet environmental standards, and ownership and maintenance.
E. Fees and Financing:
• Analysis of existing and potential fee structures, including the Northeast Fees and AB1600 impact fees.
• Consideration of new or amended Community Facilities Districts. • Define and establish a development impact fee approach for the “Independence” site at Lago Vista, including multifamily impact fee rates and alternative financial contributions to support broader community benefit initiatives.
F. Community Design Guidelines:
A comprehensive update to the Villages at Fairfield Community Design Guidelines to reflect the proposed master plan boundaries and revised development standards, along Docusign Envelope ID: 70A769CC-C108-4453-AD62-E35B6D1F63D8
RE: Term Letter Regarding Third Amended and Restated Development Agreement between the City of Farfield and Lewis Management Corp., et al.
August 4, 2025
with clarification of m aintenance responsibilities for public infrastructure and community amenities, including streets, utility infrastructure, and parks and open space areas.
G. lnclusionary Housing:
Assess and update the Villages at Fairfield inclusionary housing requirements to align with City housing goals and regional needs.
H. Term of Agreement:
Extend the existing Development Agreement term to reflect proposed future Villages at Fairfield expansion areas, updated development phasing, and implementation considerations.
These areas of focus will guide the preparation of a formal amendment that supports the City's long-term goals while facilitating continued progress and success on the Villages at Fairfield project. Additional topic areas may also be considered, and further amendments to the Development Agreement may be pursued as necessary and mutually agreed upon by the parties.
All amendments to the Development Agreement are subject to review and approval by the City Council in accordance with applicable laws and procedures.
3. Next Steps
The parties agree to begin preparation of a draft Development Agreement amendment consistent with the scope outlined above, subject to:
• Additional staff analysis and legal counsel review;
• Compliance with applicable public hearing and noticing requirements; • CEQA review as appropriate;
• Approval by the City Council.
We look forward to continuing our partnership and working collaboratively to advance the Villages at Fairfield project. If the general terms outlined above reflect your understanding and intent, please indicate your acknowledgement by signing below. This confirmation will allow both parties to move forward with preparing the Development Agreement amendment.
David Paul Zellers Jr.
Docusign Envelope ID: 70A769CC-C108-4453-AD62-E35B6D1F63D8
Docusign Envelope lD: 70A769CC-C'l 08-4453-AD62-E3586Dl F63D8
RE: Term Letter. Regar.ding Third Amerrded and Restated Developrnent Agreement between the City of Farfield and Lewis Management Corp., et al.
August 4, 2025
by;
August 6,2025 | 12:44 PM PDT
Doug Mull
5r. Vice President/Regional Manager
Northern California Planned CommunitiesLewis Management Corp. o] Date 6
PaulZellersJr.
Director of Economic and Community Development
city of Fairfield
PF
8.0± AC
GULF DR
PASSION LN
JAMBOREE DR
SPUR LN
FRIENDLY VALLEY LN
HIDEAWAY LN
CLEMENTINE LN
PASSION LN
GLEE LN
MUSE WAY
BALANCE CIRCENTER DR
GULF DR
PASSION LN
JAMBOREE DR
SPUR LN
FRIENDLY VALLEY LN
HIDEAWAY LN
CLEMENTINE LN
PASSION LN
GLEE LN
MUSE WAY
BALANCE CIRCENTER DR
FAIRFIELD, CALIFORNIA
BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
VILLAGES AT FAIRFIELD - PARKSIDE
GENERAL PLAN AMENDMENT EXHIBIT DATE: OCTOBER 2024
EXISTING GENERAL PLAN DESIGNATIONS PROPOSED GENERAL PLAN DESIGNATIONS
GENERAL PLAN DESIGNATIONS EXISTING ACREAGE PROPOSED ACREAGE
0.0± 8.0±
TOTAL 8.0± 8.0±
RESIDENTIAL MEDIUM (RM)
DIFFERENCE
+8.0±
0 PUBLIC FACILITY (PF) 8.0± 0.0± -8.0±
RM
8.0± AC
PF
8.0± AC
GULF DR
PASSION LN
JAMBOREE DR
SPUR LN
FRIENDLY VALLEY LN
HIDEAWAY LN
CLEMENTINE LN
PASSION LN
GLEE LNMUSE WAY
BALANCE CIRCENTER DR
RM
8.0± AC
GULF DR
PASSION LN
JAMBOREE DR
SPUR LN
FRIENDLY VALLEY LN
HIDEAWAY LN
CLEMENTINE LN
PASSION LN
GLEE LNMUSE WAY
BALANCE CIRCENTER DR
FAIRFIELD, CALIFORNIA
BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
VILLAGES AT FAIRFIELD - PARKSIDE
REZONE EXHIBIT DATE: OCTOBER 2024
EXISTING ZONING DESIGNATIONS PROPOSED ZONING DESIGNATION
ZONING DESIGNATIONS EXISTING ACREAGE PROPOSED ACREAGE
PUBLIC FACILITY (PF) 8.0± -
TOTAL 8.0± 8.0±
RESIDENTIAL MEDIUM (RM) - 8.0±
Villages at Fairfield Design Guidelines 52
VILLAGES AT FAIRFIELD
COMMUNITY DESIGN GUIDELINES
CITY OF FAIRFIELD
PREPARED FOR THE
CITY OF FAIRFIELD
BY
Contributing Consultants
Villages at Fairfield Design Guidelines 53
Contents
1 Introduction .......................................................................................................................................... 1
1.1 Purpose ......................................................................................................................................... 1 Interpretation of the Guidelines and City Regulations ........................................................... 1
1.2 Organization of These Guidelines ................................................................................................. 1 2 Application and Design Review Processes ............................................................................................ 2
2.1 Design Review Committee (DRC) ................................................................................................. 2 2.2 Design Review Process and Submittal Requirements ................................................................... 2 Planning Context ..................................................................................................................... 2 Design Review Committee Process ......................................................................................... 2 City of Fairfield Process ........................................................................................................... 3 Landscape Design Review Submittal Requirements ............................................................... 3 3 Project Description ................................................................................................................................ 4
3.1 The Project Setting ........................................................................................................................ 4 3.2 Plan Summary ............................................................................................................................... 4 Land Use Plan .......................................................................................................................... 4 Land Use Summary ................................................................................................................. 5
3.3 Parks and Open Space ................................................................................................................... 8 Park and Open Space Master Plan .......................................................................................... 8 Multi-Use Trail Plan ................................................................................................................. 9 Linear Park Interface Plan ....................................................................................................... 9 Conceptual Park Plans ........................................................................................................... 12 Open Space, Wetland Preserve and Multi-Purpose Channel ............................................... 14 4 Streets ................................................................................................................................................. 15
4.1 Street Definitions and Hierarchy ................................................................................................. 15 Arterial Streets ...................................................................................................................... 15 Community Collector Streets ................................................................................................ 15 Residential Collector Street .................................................................................................. 15 Residential Streets ................................................................................................................ 15 Traffic Calming Measures...................................................................................................... 15
4.2 Street Corridor Landscape .......................................................................................................... 30 General Street Tree Planting Standards ................................................................................ 30 Accent Tree, Shrub and Groundcover Plant Material Guidelines ......................................... 30 Lawn Areas ............................................................................................................................ 30
4.3 Water Efficient Landscape .......................................................................................................... 31 Drought Tolerant Plant Material ........................................................................................... 31 Irrigation Systems ................................................................................................................. 31 Mulch .................................................................................................................................... 31 Erosion Control ..................................................................................................................... 31
4.4 Street Hardscape and Furnishings ............................................................................................... 31 Pavement .............................................................................................................................. 31 Street Furniture and Mailboxes ............................................................................................ 31 Decorative Art ....................................................................................................................... 32 Signs ...................................................................................................................................... 32 Street Lights .......................................................................................................................... 32
4.5 Walls, Fences and Gateways ....................................................................................................... 32 Walls and Fences Along Arterial and Collector Streets ........................................................ 32 Fences ................................................................................................................................... 35 Gateways .............................................................................................................................. 37
4.6 Residential Lot Landscaping ......................................................................................................... 42 Front Yard Landscape Design Concept ................................................................................. 42 Residential Yard Irrigation .................................................................................................... 42 Tree Planting Requirements ................................................................................................. 43 Subordinate and Accent Front Yard Trees ............................................................................ 43 Shrubs ................................................................................................................................... 43 Perennials ............................................................................................................................. 43 Foundation Plantings ............................................................................................................ 43 Ground Cover ........................................................................................................................ 43 Paving ................................................................................................................................... 43 Garden Structures (Trellises, Arbors.) ................................................................................... 43 5 Architectural Design ............................................................................................................................. 43
5.1 Architectural Styles and Character ............................................................................................... 44 Energy Efficient Design ......................................................................................................... 44 Architectural Details ............................................................................................................. 44
5.2 Building Setbacks ......................................................................................................................... 45 Porch ..................................................................................................................................... 45 Projections & Bays ................................................................................................................ 45 Side Yard ............................................................................................................................... 45 Accessory Dwelling Units ...................................................................................................... 45 Alternative Development Standards .................................................................................... 45
5.3 Building Form and Orientation to the Street ...........................................................................4746 Architectural Variety along the Street Front .................................................................... 4746 i
Villages at Fairfield Design Guidelines 54
Architecture Oriented to the Street ...................................................................................... 47 Corner Lot-Secondary Frontage ........................................................................................ 4847 Architectural Form ............................................................................................................ 4847 Roofscape .......................................................................................................................... 4847
5.4 Colors and Materials ............................................................................................................... 4948 Colors ................................................................................................................................ 4948 Materials and Finishes ....................................................................................................... 4948 6 APPENDIX A PLANT PALETTE .......................................................................................................... 5049 Table of Tables
Table 1: Land Use Summary .................................................................................................................................... 5 Table 2: Land Use by Parcel ................................................................................................................................... 6 Table 3: Lago Vista Site Planning Standards ........................................................................................................ 45 Table 4: Lago Vista Building Development Standards ......................................................................................... 46 Table 5: Parkside Site Planning Standards ........................................................................................................... 46 Table 6: Parkside Building Development Standards ............................................................................................ 47Table 75: Ratio of Lots to Floor Plan Styles to Elevation Styles ............................................................................ 47 Table of Figures
Figure 1: Location Map ................................................................................................................................................. 1 Figure 2: Project Context Aerial View ........................................................................................................................... 4 Figure 3 Land Plan and Zoning ..................................................................................................................................... 5 Figure 4: Illustrative Land Plan ...................................................................................................................................... 7 Figure 5: Park and Open Space Master Plan ................................................................................................................. 8 Figure 6: Safe Routes to Schools Plan ........................................................................................................................... 8 Figure 7: Multi-use Trail Master Plan ............................................................................................................................ 9 Figure 8: Linear Park (West Segment) - Within Village 1 and 2 .................................................................................. 10 Figure 9: Conceptual Plan Linear Park (East Segment) - Within Village 3................................................................... 11 Figure 10: Conceptual Park Plan Parcel CLot B, Village I............................................................................................. 12 Figure 11: Conceptual Park Plan Lot M Village III ........................................................................................................ 13 Figure 12: Typical Sections Lot M Park ........................................................................................................................ 13 Figure 13: Open Space, Wetland Preserve & Multi-purpose Channel Lot H Village III ............................................... 14 Figure 14: Street Hierarchy in Villages I, II, Lago Vista and Laurel Creek Plaza ........................................................... 16 Figure 15: Street Hierarchy in Villages III and IV ......................................................................................................... 17 Figure 16 : Manuel Campos Parkway “Arterial Road” (Section 1A)) ........................................................................... 18 Figure 17: Manuel Campos Parkway “Arterial Road” (Section 1B) ............................................................................ 18 Figure 18: Manuel Campos Parkway “Arterial Road” ( Section 1C) ............................................................................ 18 Figure 19: Clay Bank Rd “Arterial Road” (Air Base Pkwy to Horizon Circle-Southern Intersection)(Section 2) .......... 19 Figure 20: Clay Bank Road “Arterial Road” (Horizon Circle-Southern Intersection to Linear Park)(Section 3) ........... 19 Figure 21: Clay Bank Road “Arterial Road” (Existing Cement Hills Rd. to Manuel Campos Parkway) (Section 4) ...... 19 Figure 22: Airbase Parkway “Arterial Road” (at Laurel Creek Plaza Commercial Site) (Section 5) ............................ 20 Figure 23: Airbase Parkway “Arterial Road” (west of Clay Bank Road) (Section 6) .................................................... 20 Figure 24: Portland Drive "Community Collector" (Section 7) .................................................................................... 20 Figure 25: Portland Drive "Community Collector" (Section 8) .................................................................................... 21 Figure 26: Horizon Circle "Residential Collector" with Right Lane Turn Pocket (Section 9) ........................................ 21 Figure 27: Horizon Circle "Residential Collector" (Section 10) .................................................................................... 21 Figure 28: Horizon Circle “Residential Collector” (Section 11) ................................................................................... 22 Figure 29: Horizon Circle "Residential Collector" (Section 12) .................................................................................... 22 Figure 30: “Street P” County P/L Road (Section 13) .................................................................................................... 22 Figure 31: 40’ Residential Street (Section 14) ............................................................................................................. 23 Figure 32: Horizon Circle "Residential Collector" (Section 15) .................................................................................... 23 Figure 33: Bromley Green/Gulf Drive/ Horizon Circle "Residential Collector" (Section 16) ....................................... 23 Figure 34: Bromley GreenGulf Drive "Residential Collector" Adjacent to Park/Elementary School (Section 17 A) .... 24
Figure 35: Gulf Drive "Residential Collector" Adjacent to Parkside Neighborhood (Section 17B) ............................. 24 Figure 365: Walters Road "Community Collector" (Section 18) .................................................................................. 24 Figure 376: Walters Road "Community Collector" Adjacent to Park (Section 19) ................................................... 254Figure 387: Walters Road "Community Collector" Adjacent to Canal (Section 20) ................................................... 25 Figure 398: Huck Road "Community Collector" (Section 21) ...................................................................................... 25 Figure 4039: Huck Road "Community Collector" (Section 22) .................................................................................. 265Figure 410: Typical Residential Collector (Section 23) ............................................................................................... 26 Figure 421: Pullen Lane "Residential Collector" (Section 24) ...................................................................................... 26 ii
Villages at Fairfield Design Guidelines 55
Figure 432: Typical 58’ Residential Street (Section 25) ............................................................................................ 276 Figure 443: 46’ Residential Street (Section 26) ........................................................................................................... 27 Figure 454: 55’ Residential Street Adjacent to School Parkside Neighborhood (Section 27) .................................... 27 Figure 465: 43.5’ Residential Street (Section 28) ........................................................................................................ 27 Figure 476: Residential Street Adjacent to Hillside Open Space (Section 29) ............................................................ 27 Figure 487: Residential Street Adjacent to Linear Park (Section 30) .......................................................................... 27 Figure 498: Fonstall Way (Section 31) ..................................................................................................................... 287Figure 5049: 47.5’ Residential Street (Section 32) ..................................................................................................... 28 Figure 510: 53.5’ Residential Street (Section 33) ....................................................................................................... 28 Figure 521: 47’ Residential Street (Section 34A) ....................................................................................................... 28 Figure 532: 41’ Residential Street (Section 34B) ........................................................................................................ 28 Figure 543: "Street P" County P/L Road (Section 35) ................................................................................................ 28 Figure 554: 35' Residential Street (Section 36)…………………………………………………………………………………………………….298Figure 565: 40' High Line Drive Residential Street (Section 37)………………………………………………………………………………29 Figure 576: Residential Street @ County P/L (Section 38)………………………………………………………………………………………29 Figure 587: High Line Drive (at Lago Vista Entry) County P/L Road (Section 39)……………………………………………………..29 Figure 598: Walls, Fences and Gateway Features in Villages I, II, Lago Vista, and Laurel Creek Plaza ....................... 33 Figure 6059: Walls, Fences and Gateway Features in Villages III & IV ....................................................................... 34 Figure 610: Typical CMU Wall with Pilasters .............................................................................................................. 35 Figure 621: Good Neighbor Fence .............................................................................................................................. 35 Figure 632: Corner Lot Side Yard Fence ...................................................................................................................... 36 Figure 643: Decorative View Fence ............................................................................................................................ 36 Figure 654: Wire Fence ............................................................................................................................................... 36 Figure 665: Concrete Split Rail Fence ......................................................................................................................... 37 Figure 676: Gateway Feature at West Entry to Linear Park at Clay Bank Road .......................................................... 37 Figure 687: Typical Major Community Entry (Manuel Campos Parkway and Walters Road) .................................... 38 Figure 698: Typical Community Entry- (Manuel Campos Parkway and Clay Bank Road) ........................................... 39 Figure 7069: Typical Village Entry (Clay Bank Road and Gulf Drive) ........................................................................... 40 Figure 710: Typical Village and Minor Commercial Entry ........................................................................................... 41 Figure 721: Typical Residential Landscaping Planting Concept .................................................................................. 42 iii
Villages at Fairfield Design Guidelines 1
1 Introduction These Guidelines address the design of the Villages at Fairfield (“VAF”), a new development on 451 acres in the northeast portion of the city of Fairfield. The development plan includes 2,1962,272 dwelling units in five distinct villages located along a major linear park and Manuel Campos Parkway. The Guidelines focus on the streets and open spaces that form the framework of the community and on single-family dwellings and medium density dwellings that are the primary uses.
1.1 Purpose The purpose of the Villages at Fairfield Design Guidelines ("Guidelines") is to give homeowners, homebuilders and their representative design teams, a framework for the creation of a residential community that reflects the quality envisioned by the City of Fairfield ("City") and Lewis Planned Communities (Master Developer).
These Guidelines seek to ensure that Villages at Fairfield stands out as a thoughtfully planned community.
The Guidelines allow for innovative and creative design that establishes a theme within each residential village, and collectively establishes a distinctive, attractive, and desirable neighborhood within the city.
These Guidelines shall be utilized by the Master Developer in preparing the major street amenities (the streetscape) and the common area amenities; and utilized by the homebuilders, and/or individual homeowner in preparing building plans, site plans, lot layouts, front yard landscaping and irrigation plans.
Interpretation of the Guidelines and City Regulations
These Guidelines are in substantial accordance with the City of Fairfield development regulations, which includes the City Design and Development Guidelines, Zoning Ordinance (Municipal Code, Chapter 25), and the City General Development Regulations (Municipal Code, Section 25.30), and 2014 Standard Specifications and Details. Applicants for development approval shall review and address these and all other applicable City standards and requirements in proposed projects in this plan area. The final design (including floor plans, elevations, landscape plans, parking, fire suppression and solid waste plans) must be consistent with the approved zoning and tentative subdivision map for the Project. Such plans shall be subject to the review and approval by the applicable City departments prior to the commencement of development and/or issuance of building permits.These Guidelines will control any conflicts that may arise between these Guidelines and the City's regulations.
1.2 Organization of These Guidelines This document is provided as a guide to the Master Developer, home builder, individuals, and the City through the full community development process. The Guidelines progress from the general design concepts through the framework of land use allocation and the street and pedestrian networks, to the design of streetscapes and landscaping along the public streets, to the landscaping in private residential yards, and finally, to the architecture of individual buildings. Figure 1: Location Map
Villages at Fairfield Design Guidelines 2
2 Application and Design Review Processes A builder must complete two sequential processes in order to build a home in Villages at Fairfield. The first process is the Villages at Fairfield Design Review Committee (DRC) submittal. The second is the City of Fairfield Development Review process. It is anticipated that the DRC approval will precede submittal of documents to the City of Fairfield for the City’s review. These guidelines establish the submittal and processing requirements for both the Architectural Design and Landscape Plan. The Architectural Design and the Landscape Plan may be submitted and processed separately, but may also be processed simultaneously. The same submittal items are required for both the DRC and the City processes in order to eliminate duplicate or conflicting submission requirements. The objective is to make every submittal for the design review reusable in the City’s application process. The following are the necessary steps in each process. 2.1 Design Review Committee (DRC) Lewis Planned Communities ("Master Developer"), established the Design Review Committee (DRC), in part, to review the building plans, site plans, lot layouts, and landscape plans submitted by each homebuilder or homeowner, and has the authority to approve or disapprove the plans.
The DRC may consider special circu
mstances that will not permit a certain individual residence to comply with all the requirements of the
Guidelines. In such cases, the DRC will review the design on a case-by-case
basis to achieve the purpose of these Guidelines to the greatest reasonable extent, as determined by the DRC. The DRC will consist of three (3) members appointed by Lewis Planned Communities. The Master Developer may appoint new members and replace existing members at any time.
2.2 Design Review Process and Submittal Requirements Architectural design review includes a review of the building plans for conformity with architectural expression and detailing, building placement, street and block face appearance and variety, and success in achieving an architectural style in the context of production building.
Planning Context
The project involved amendments of the City General Plan, General Plan Land Use Diagram and Zoning Ordinance approved by the City of Fairfield in 2005 and later amended in 2016.
Design Review Committee Process
Step One. Pre-Submittal Meeting. In that the primary purpose of the meeting is to provide the builder with an understanding of the expectations of the DRC, it is not necessary for the builder to submit any drawings, plans, lot plots or similar information prior to or at the meeting. However, the DRC encourages builders to provide lot layouts, and plans and elevations of product for, or similar to, that proposed for the site. The DRC will not provide any formal (written) feedback to the builder. Step Two. Project Submittal. Builder submittals will be required as described in Section 2.2.3 Submittal Requirements, below. The DRC will have 10 working days from receipt of the submittal to determine the extent plans are in conformance with the Design Guidelines. The DRC will provide the determination to the builder in writing. The DRC will make findings of conformance, minor non-conformance or significant non-conformance with respect to all or individual elements of the plans. Elements found to be significantly non-conforming will require modification of plans and resubmittal for additional review before plans may be submitted to the City of Fairfield.Elements found to be non-conforming in a minor way will require modification of plans and resubmittal for additional review at the time construction drawings are completed. Step Three. Resubmittal. For plans found to have one or more significant variations from the Design Guidelines, additional submittal(s) are required. Within five working days of resubmittal of the plans to the DRC, the DRC shall inform the builder, in writing, that the plans are acceptable or unacceptable. For resubmitted plans the DRC determines to be acceptable, or acceptable with minor adjustments, the DRC will provide the builder with a final written determination, copied to the City, within one working day of completion of the resubmittal review and determination of approval. Plans the DRC determines to be unacceptable shall be resubmitted to the DRC and shall be processed in the same manner provided in this section. Step Four. Landscape Plan Review and Determination. Builder submittals will be required for landscape plans as described in Section 2.2.4 Submittal Requirements below and will conform to the Landscape Documentation Package as specified in Section 22.A.4 (City of Fairfield Municipal Code). The DRC will have 10 working days from receipt of the submittal to determine the extent plans are in conformance with the Design Guidelines. At the applicant’s discretion, the Landscape Plan Review and Approval may occur as a separate step subsequent to, or concurrent with, the architectural design review. If the review steps are concurrent then the time for DRC review is additive that is, DRC will have 10 working days for the architectural review, and 10 working days for the landscape design review.
Villages at Fairfield Design Guidelines 3
The DRC will provide the determination to the builder in writing. The DRC will make findings of conformance, minor non-conformance or significant non-conformance with respect to all or individual elements of theplans. Elements found to be significantly non-conforming will require modification of plans and resubmittal for additional review before plans may be submitted to the City of Fairfield. Elements found to be non- conforming in a minor way will require modification of plans and resubmittal for additional review at the time construction drawings are completed. Step Five. Construction Drawing Submittal. At the time of submittal of the plans for building permit approval the builder shall also submit plans to the DRC. The DRC review will review the plans to make certain that all minor elements have been revised and to assure that the plans otherwise conform to the submittal approved by the DRC. The construction drawing review shall occur within 10 working days of receipt of the construction plans. The DRC shall inform the builder that the plans are acceptable and issue a final written determination with a copy to the City within one working day of determination of approval.
City of Fairfield Process
The City of Fairfield will not accept plans for review and approval prior to receipt of a written determination by the DRC.
Step One. Development Review.
• Minor Development review applies to homes within a subdivision of one to ten dwelling units or with lots that have a minimum lot size of 5,000 square feet or greater. • Development Review will apply to all homes on lots less than a minimum of 5,000 square feet.
Both reviews require public notice. The review and approval authority for Minor Development review shall be the City Staff. The review and approval authority for Development Review requests shall be the City Planning Commission. The City of Fairfield will decide when to require either a Minor Development Review or a Development Review.
Step Two. Construction Drawing Submittal.
Construction drawings submitted for obtaining a building permit will not be accepted by the City of Fairfield unless accompanied by a written determination that the plans conform to the DRC written approval of the construction drawings. Submittals for Design Review Committee approval shall include the following elements:
a. Subdivision Map with Homes plotted on each lot. Scale as appropriate within the range of 1 inch = 10 feet to 1 inch equals 60 feet.
b. Individual Lot Plotting Plan. Scale as appropriate within the range of 1-inch equals 10 feet to 1- inch equals 20 feet.
c. Exterior Elevations – all four sides. Provide annotations for all exterior materials and height above grade. All elevations at ¼ inch equals 1-foot scale. d. Roof Plans. Identify roof slopes. All roof plans at ¼ inch to 1-foot scale. e. Materials Sample Board (11 x 17). Provide actual samples of all proposed exterior materials and colors.
Three full size sets of these plans shall be required for a Step Two submission to the DRC and for either a Minor or Development Review by the City of Fairfield.
Step Three. Building Permit approval.
A building permit may only be issued subsequent to staff review of plans and staff determination that the plans conform to the Minor Development Review approved by staff or the Development Review approved by the Planning Commission.
Landscape Design Review Submittal Requirements
The City of Fairfield Municipal Code Chapter 22 Water Efficient Landscaping shall apply to all developerinstalled landscaping in single-family and multifamily residential projects, including street corridors and private yards in the Villages at Fairfield.
Villages at Fairfield Design Guidelines 4
Homeowner-provided landscaping at single-family and multi-family projects are subject to the standards in Chapter 22 but are not required to submit a Landscape Documentation Package as required in Section 22.A.4. The DRC shall review and approve each plan prior to commencing construction of production landscapes in accordance with the procedures as outlined herein. These Guidelines strongly recommend that a DRC representative review the plant material layout with the contractor prior to installation in order to minimize changes at the time of final acceptance. 3 Project Description 3.1 The Project Setting The Villages at Fairfield is located on approximately 451 acres in the northeastern area of the City, to the south of Cement Hill and the Putah South Canal, north of Air Base Parkway, east of the Woodlake Estates residential development and west of the Gold Ridge residential development. (Refer to Figure 2). The site consists of mostly flat to slightly undulating terrain that was used for cattle grazing, crop production, orchards, and cement operations in the past. 3.2 Plan Summary Land Use Plan
Figure 3 illustrates the land use zoning designations, and Figure 4 illustrates the detailed land plan. The project includes five separate development elements. Village I is located at the southeast corner of Clay Bank Road and the Manuel Campos Parkway. Village II is located south of Village I on the south side of the existing Linear Park. Lago Vista is located along the eastern boundary of Village II and north of Air Base Parkway. Village III is located north of Cement Hill Road to the west of the Gold Ridge development. Village IV is north of Village III and residential streets will integrate with the Gold Ridge development. A small portion of Village IV is located outside the city in unincorporated Solano County and will not be developed.
Figure 2: Project Context Aerial View
Villages at Fairfield Design Guidelines 5
Land Use Summary
Table 1 summarizes the entire land use plan. Table 2 provides the land use by type in each village as shown in Figure 3.
Table 1: Land Use Summary
Figure 3: Land Plan and Zoning
ZONE UNIT COUNT GROSS ACREAGE USE
CC - 4.6 COMMUNITY COMMERCIAL RH 508 27.7 HIGH DENSITY RESIDENTIAL RM 543619 62.170.1 MEDIUM DENSITY RESIDENTIAL RLM 502 70.3 LOW-MEDIUM DENSITY RESIDENTIAL RLM:5 322 64.1 SINGLE FAMILY RESIDENTIAL RLM:4.5 321 52.2 SINGLE FAMILY RESIDENTIAL PF - 3.011.0 ELEMENTARY SCHOOLPARKREC - 13.5 PARK RLM - 3.3 DETENTION + WATER QUALITY RM - 2.8 DETENTION + WATER QUALITY BASIN RM - 0.2 LIFT STATION OSC - 11.2 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND
MITIGATION, DRAINAGE)
OSC - 4.8 OPEN SPACE OSC - 8.1 OPEN SPACE/ PEDESTRIAN TRAIL OSC - 73.3 OPEN SPACE/HILLSIDE PRESRVE OSC - 31.6 OPEN SPACE/WETLAND PRESERVE 10.0 MAJOR ROADWAYS GRAND TOTAL 2,1962,272 450.8
Table 2: Land Use by Parcel
Villages at Fairfield Design Guidelines 6
VILLAGE I
UNIT/PARCEL/LOT NO. ZONE UNIT COUNT GROSS ACREAGE USE
LOT 1 RLM:5 87 15.7 SINGLE FAMILY RESIDENTIAL (NEW HOMES COMPLETED) LOT 2 RLM:4.5 119 18.8 SINGLE FAMILY RESIDENTIAL LOT 3 RLM 93 14.3 LOW-MEDIUM DENSITY RESIDENTIAL (NEW HOMES COMPLETED) LOT 4 RLM 133 18.3 LOW-MEDIUM DENSITY RESIDENTIAL (NEW HOMES COMPLETED) PARCEL A OSC - 3.8 OPEN SPACE PARCEL B PFRM -76 11.08.0 POTENTIAL SCHOOL/RESIDENTIAL USEMEDIUM DENSITY RESIDENTIALPARCEL C REC - 5.5 PARK PARCEL D PF - 3.0 PARK 4.1 MAJOR ROADWAYS SUBTOTAL 432508 91.5 VILLAGE II UNIT/PARCEL/LOT NO. ZONE UNIT COUNT GROSS ACREAGE USE
LOT 1 RM 119 13.3 SINGLE FAMILY RESIDENTIAL (NEW HOMES UNDER CONSTRUCTION) LOT 2 RM 90 10.5 SINGLE FAMILY RESIDENTIAL (NEW HOMES UNDER CONSTRUCTION) LOT 3 RM 82 9.4 SINGLE FAMILY RESIDENTIAL LOT 4 RLM:4.5 83 14.2 SINGLE FAMILY RESIDENTIAL PARCEL A OSC - 0.3 OPEN SPACE PARCEL B RM - 0.2 LIFT STATION PARCEL C OSC 3.8 OPEN SPACE/WETLAND PRESERVE PARCEL D OSC 2.8 OPEN SPACE/WETLAND PRESERVE PARCEL E OSC 9.6 OPEN SPACE/WETLAND PRESERVE PARCEL F OSC 7.6 OPEN SPACE/WETLAND PRESERVE PARCEL G RM - 2.8 DETENTION & WATER QUALITY BASIN PARCEL H OSC - 0.5 OPEN SPACE PARCEL J RLM - 1.7 DETENTION & WATER QUALITY BASIN PARCEL K CC - 4.6 COMMUNITY COMMERCIAL 4.2 MAJOR ROADWAYS SUBTOTAL 374 85.5
LAGO VISTA
UNIT/PARCEL/LOT NO. ZONE UNIT COUNT GROSS ACREAGE USE Lot 1 RLM 75 8.0 SINGLE FAMILY RESIDENTIAL Lot 2 RLM 76 9.7 SINGLE FAMILY RESIDENTIAL Lot 3 RH 228 14.2 CONDOMINIUM UNITS Lot E OSC - 3.8 OPEN SPACE/TRAIL Lot H RLM - 1.6 DETENTION & WATER QUALITY BASIN SUBTOTAL 379 37.3
VILLAGE III
UNIT/PARCEL/LOT
NO. ZONE UNIT COUNT GROSS ACREAGE USE
UNIT 1 RLM:5 80 15.6 SINGLE-FAMILY RESIDENTIAL UNIT 2 RLM:5 50 10.3 SINGLE-FAMILY RESIDENTIAL UNIT 3 RLM:4.5 119 19.2 SINGLE-FAMILY RESIDENTIAL LOTS A, B,& C RLM 81 13.4 LOW-MEDIUM DENSITY RESIDENTIAL LOT D*** RM 175 20.1 MEDIUM DENSITY RESIDENTIAL LOT E *** RM 77 8.8 MEDIUM DENSITY RESIDENTIAL LOT F RLM 44 6.6 LOW-MEDIUM DENSITY RESIDENTIAL LOT G *** RH 280 13.5 HIGH DENSITY RESIDENTIAL LOT H OSC - 7.3 OPEN SPACE/WETLAND PRESERVE LOT I OSC - 4.6 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND
MITIGATION, DRAINAGE)
LOT J OSC
- 4.9 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND
MITIGATION, DRAINAGE)
LOT K OSC
- 0.4 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND
MITIGATION, DRAINAGE)
LOT L OSC
- 1.3 MULTI-PURPOSE CHANNEL (WATER QUALITY WETLAND
MITIGATION, DRAINAGE)
LOT M REC - 8.0 PARK LOTS N,O & P OSC - 4.3 OPEN SPACE/ PEDESTRIAN TRAIL LOT Q OSC - 0.2 OPEN SPACE
1.7 MAJOR ROADWAYS
SUBTOTAL 906 140.2 VILLAGE IV
UNIT/PARCEL/LOT
NO. ZONE UNIT COUNT GROSS ACREAGE USE
UNIT 1 RLM:5 54 11.1 SINGLE FAMILY RESIDENTIAL UNIT 2 RLM:5 51 11.4 SINGLE FAMILY RESIDENTIAL LOT A ** OSC - 73.3 OPEN SPACE/HILLSIDE PRESRVE LOT B OSC - 0.5 OPEN SPACE/WETLAND PRESERVE SUBTOTAL 105 96.3 GRAND TOTAL 2,1962,272 450.8 NOTES:
* MAJOR ROADWAYS INCLUDE CLAY BANK ROAD & MANUEL CAMPOS PARKWAY **
GENERAL PLAN & ZONING DESIGNATIONS FOR PORTION LOCATED IN SOLANO COUNTY ARE AGRIGULTLURAL 40 & AG -20 RESPECTIVELY. *** LARGE LOT APPROVAL ONLY. UNITS ARE ESTIMATED.
AREAS SHOWN ARE IN GROSS ACRES AND EXCLUDE MAJOR ROADWAYS. GP - GENERAL PLAN DESIGNATION Table 2: Land Use by Parcel
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Figure 4: Illustrative Land Plan
Figure 3: Park and Open Space Master Plan
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3.3 Parks and Open Space
Park and Open Space Master Plan
Figure 5 illustrates the combined parks and open space plan. Villages at Fairfield will provide two neighborhood parks, a pocket park (Lot A Village II) and a linear park, as well as open space/wetlands preserve and mitigation areas distribution throughout the plan. All park designs illustrated in Figures 7 and 9 through 12 are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs, including trail locations and connections, as seen in Figure 8, will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval. Parks, open spaces, and linear parks shall comply with State of California Executive Order B-24-15. The use of ornamental turf shall be limited to playfields and rest areas immediately around amenities. The Parks and Open Space Master Plan for Villages at Fairfield contributes to the Safe Routes to School initiative by providing a linear park that students can use to travel from the plan area to existing schools located west of the plan area (Figure 6). The Lago Vista neighborhood contributes to the linear park system with a north-south trail that extends from the northern portion of the neighborhood towards the linear park that bisects the entire Villages at Fairfield plan area. The City’s LED lighting program shall be used in all parks and linear parks. Walls and fences within and adjacent to parks shall be located, and the appropriate fence type used, as illustrated in Figures 587 and 598.
Figure 6: Safe Routes to School
Figure 5: Park and Open Space Master Plan
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Multi-Use Trail Plan
The project includes a proposed multi-use trail near the southern border of the Fairfield Vacaville Greenbelt. A multiuse trail will be included in the linear park adjacent to the project, and along major streets as shown in Figure 7.
Linear Park Interface Plan
Segments of the Multi-use Trail Master Plan abut residential neighborhoods in Village II and Village III, identified here as the west segment and the east segment respectively.Pedestrian connections are provided from the neighborhood residential streets to the trail network. Figure 8 illustrates the landscape concept for the Linear Park west segment, and Figure 9 illustrates the east segment.
Figure 7: Multi-use Trail Master Plan
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Figure 8: Linear Park (West Segment) – Within Villages 1 and 2
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Figure 9: Conceptual Plan Linear Park (East Segment) – Within Village 3 NOTE: All park designs are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs, including trail locations andconnections, will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.
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Conceptual Park Plans
The Villages at Fairfield plan includes two neighborhood parks. These include recreation and neighborhood gathering areas. Figure 10 illustrates the conceptual site plan for the park in Lot BParcel C, Village I adjacent to the planned elementary schoolParkside neighborhood. Figure 11 illustrates the conceptual site plan for the park in Lot M, Village III, and Figure 12 illustrates a cross section of the concept plan for Lot M. Figure 10: Conceptual Park Plan Lot BParcel C, Village I NOTE: All park designs are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs, including trail locations andconnections, will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.
Parkside
Neighborhood
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Figure 11: Conceptual Park Plan Lot M Village III
NOTE: All park designs are conceptual and intended to demonstrate feasibility of the park facilities program. Specific park designs including trail locations and connections will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.
Figure 12: Typical Sections Lot M Park
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Open Space, Wetland Preserve and Multi-Purpose Channel
Open space, wetland preserves, and multi-purpose channels are integrated with the residential neighborhoods in Villages at Fairfield. Although not available for active recreation, these open space areas add significant visual amenity and character to the neighborhoods, and in some instances, provide space for pedestrian paths along the perimeter.
Figure 13: Open Space, Wetland Preserve & Multi-purpose Channel Lot H Village III Open Space Planting Materials
Botanical Name Common Name Acer negundo Box Elder Aesculus californica California Buckeye Artemesia douglasiana Mugwort Baccharis viminea Mulefat Baccharis Calyanthus occidentalis Spice Bush Dodenea viscosa Purpureus Purple Fraxinus latifolia Oregon Ash Platanus racemosa Western Sycamore Populus fremontii Fremont Cottonwood Quercus lobata Valley Oak Rubus vitifolius California Blackberry NOTE: All open space designs are conceptual and intended to demonstrate feasibility of the planned program. Specific designs including trail locations and connections will be developed, and approved by the City, concurrent with the appropriate subdivision final map approval.
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4 Streets The street network includes four distinct street types that provide a functional hierarchy defined by street width, number of lanes, separated sidewalks, landscaped parkway strips, landscaped building setbacks, medians, bikeways, and on-street parking. However, individual conditions along many of the streets will require a distinct street section that varies slightly from the primary standard. Figure 14 illustrates the location and identification keys of each street type in Villages I, II, Lago Vista, and Laurel Creek Plaza. Figure 15 illustrates the location and identification key of each street type in Villages III and IV. Figures 16 through 587 illustrate the cross section and dimensions of each street type and the variations at specific locations throughout the plan. 4.1 Street Definitions and Hierarchy Arterial Streets
Arterial streets are the major thoroughfares for the Villages at Fairfield, and serve the City of Fairfield and Solano County. The Fairfield General Plan defines Arterial Streets as a street designed to primarily serve intra-urban travel, carrying traffic from collector level streets to and from other parts of the City. Access to abutting property is subordinate to the primary function of moving traffic between neighborhoods. Improvements to Manuel Campos Parkway include four traffic lanes, bike lanes, sidewalks, landscape strips, and a double row of street trees. In addition, a portion of Manuel Campos Parkway corridor will include a 9’ wide pedestrian link in the City’s comprehensive, citywide trail system. Generally, Clay Bank Road includes a landscaped median, a parkway strip, sidewalk, a planting strip containing shrub massing, and vines against a CMU wall or tubular steel fence.
Community Collector Streets
The General Plan defines a collector street as designed to serve neighborhood traffic, providing links between local streets and arterials, and access to abutting property. Community collector streets specifically serve to connect arterial streets with individual neighborhoods.
The plan includes Portland Drive and Waters Road Extension as community collectors in the Villages at Fairfield that will connect to Manuel Campos Parkway. The typical community collector provides a landscaped median, bike lane, parkway strip, sidewalk, and landscaped corridor. The landscaping will include shrub massing, street trees, and screen trees. Variations in overall right-of-way occur with specificconditions.
Residential Collector Street
Residential collector streets generally front residential uses and provide connections between community collector streets, arterial streets, and residential streets. Residential collectors do not typically require walls and provide front-on access with separated sidewalks and landscape strips. These streets may also provide front-on access for multi-family properties, parks, and open space. Each provides on-street parking, a parkway, street trees, and a 4.5 or 6-foot wide sidewalk.
Residential Streets
Residential streets serve individual residential parcels and generally have either a 50-foot or a 58-foot wide right-of-way and have either separated sidewalks with landscape strips, or sidewalks integrated with the curb. Street tree plantings shall occur either in landscape strips, or in front yards within 5-feet of the sidewalk.
Traffic Calming Measures
Traffic calming measures are street improvements designed to slow traffic and facilitate pedestrian crossings, thereby enhancing pedestrian safety and walkability in the plan. Such improvements may include traffic circles or roundabouts, intersection bulb-outs, and speed tables, among other designs. The plan indicates a potential location of a traffic circle at the intersection of Walters Road and Huck Road (see Figure 15). This, and other potential traffic calming features, may be included in the design of future subdivision maps in this plan.
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Figure 14: Street Hierarchy in Villages I, II, Lago Vista, and Laurel Creek Plaza
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Figure 15: Street Hierarchy in Villages III and IV
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Figure 16 : Manuel Campos Parkway “Arterial Road” (Section 1A) Figure 17: Manuel Campos Parkway “Arterial Road” (Section 1B) Figure 18: Manuel Campos Parkway “Arterial Road” (Section 1C) 1B
1A
1C
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Figure 19: Clay Bank Road “Arterial Road” (Air Base Parkway to Horizon Circle-Southern Intersection) (Section 2) Figure 20: Clay Bank Road “Arterial Road” (Horizon Circle-Southern Intersection to Linear Park) (Section 3) Figure 21: Clay Bank Road “Arterial Road” (Existing Cement Hills Rd. to Manuel Campos Parkway) (Section 4) 2 3
4
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Figure 22: Airbase Parkway “Arterial Road” (at Laurel Creek Plaza Commercial Site) (Section 5) Figure 23: Airbase Parkway “Arterial Road” (west of Clay Bank Road) (Section 6) Figure 24: Portland Drive "Community Collector" (Section 7) 5 6
7
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Figure 25: Portland Drive "Community Collector" (Section 8) Figure 26: Horizon Circle "Residential Collector" with Right Lane Turn Pocket (Section 9) Figure 27: Horizon Circle "Residential Collector" (Section 10) 8 9
10
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Figure 28: Horizon Circle & Lot I Residential Collector (Section 11) Figure 29: Horizon Circle "Residential Collector" (Section 12) Figure 30: Horizon Circle "Residential Collector" (Section 13) 11 12
13
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Figure 31: Horizon Circle "Residential Collector" (Section 14) Figure 32: Horizon Circle "Residential Collector" (Section 15) Figure 33: Gulf Drive/ Horizon Circle "Residential Collector" (Section 16) 14 1516
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Figure 34: Gulf Drive "Residential Collector" Adjacent to Park/Elementary School (Section 17 A)
Figure 35: Gulf Drive “Residential Collector” Adjacent to Parkside Neighborhood (Section 17B)Figure 365: Walters Road "Community Collector" (Section 18) 17 A
18 17
B
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Figure 376: Walters Road "Community Collector" Adjacent to Park (Section 19) Figure 387: Walters Road "Community Collector" Adjacent to Canal (Section 20) Figure 398: Huck Road "Community Collector" (Section 21) 19 20
21
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Figure 3940: Huck Road "Community Collector" (Section 22) Figure 4041: Typical Residential Collector (Section 23) Figure 421: Pullen Lane "Residential Collector" (Section 24) 22 23
24 2
4
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Figure 432: Typical 58’ Residential Street (Section 25)Figure 443: 46’ Residential Street (Section 26) Figure 454: 55’ Residential Street Adjacent to School Parkside Neighborhood (Section 27) Figure 465: 43.5’ Residential Street (Section 28) Figure 476: Residential Street Adjacent to Hillside Open Space (Section 29) Figure 487: Residential Street Adjacent to Linear Park (Section 30) 25 26
27 29
30 28
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Figure 498: Fonstall Way (Section 31) Figure 4950: 47.5’ Residential Street (Section 32) Figure 510: 53.5’ Residential Street (Section 33)
Figure 521: 47’ Residential Street (Section 34A) Figure 532: 41’ Residential Street (Section 34B)Figure 543: “Street P” County P/L Road (Section 35) 31 32
33 34B
35 34A
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Figure 554: 35’ Residential Street (Section 36) Figure 565: 40’ High Line Drive Residential Street (Section 37) Figure 576: Residential Street @ County P/L (Section 38) Figure 587: High Line Drive (at Lago Vista Entry) County P/L Road (Section 39) 36 37
38 39
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4.2 Street Corridor Landscape The major streets corridors and common areas landscapes establish the identity and character of the Villages at Fairfield. The streetscape will complement the adjacent streets and subdivisions with similar wall and landscaping features, but will reflect the need to conserve water with informal shrub and groundcover comprised primarily of drought tolerant plants. The landscape corridors include a uniformly spaced tree line along the street with less formal clusters of secondary accent trees that mark gateways and project edges. The street landscape will merge with adjacent preserved open space and wetlands that help define the character of the community. The landscape theme will vary among the different street types and widths to take into account the hierarchy of street types and the integration of pedestrian, non-vehicular, and vehicular connections. Plant material shall be arranged in a tiered fashion to create depth, with layers of overhead tree canopies, shrub plantings at building walls, property lines and fences and low shrubs and groundcovers in foregrounds. Figures 15 through 586 illustrate the width of the landscape corridors, sidewalks, and placement of street trees within each of the street conditions planned in the community. These Guidelines do not specify certain tree or shrub species assigned to specific streets. The selection of street trees, subordinate and accent trees, shrubs and groundcovers will be specified in the Landscape Documentation Package as required in the Municipal Code Section 22.A.4. Appendix A Plant Palette includes a list of trees species, shrubs and groundcovers that can be applied to appropriate locations determined by the character and size (width) of all streets. Appendix A also specifies a separate plant list of native, and native compatible, species for use in the open space, and along open space edges.
General Street Tree Planting Standards
The builder/developer shall install landscaping/ irrigation between sidewalk and private fence. The builder/developer shall coordinate with the City to provide a 10’ public landscape easement as necessary so that a Lighting and Landscape Maintenance District may maintain lots whose side or rear lot lines are along an arterial or collector road.
• The street tree theme shall provide a mix of species on streets and blocks. • All street trees shall be a minimum of 24-inch box size. • All street trees shall be planted a minimum of four feet (4’) from the back of walk but no greater than eight feet (8’) from back of walk.
• If the designated street tree is an evergreen species, subordinate, and accent trees shall be a mixture of 33% evergreen and 66% deciduous species. If the designated street tree is deciduous, then subordinate, and accent trees shall be 66% evergreen and 33% deciduous species. • Special attention shall be required in the design of the planting plan to:
o Preserve or frame desirable vistas or views of the existing landscape drainage channel and linear park.
o Screen or soften undesirable views of exposed residential backyards, retaining walls, cut / fill slopes and/or utility equipment. Evergreen trees are required in these locations. • Street trees shall be planted at a uniform depth relative to the curb to ensure a uniform look. • Clustering trees near property lines is preferred. However, no trees shall be planted directly on property lines.
Accent Tree, Shrub and Groundcover Plant Material Guidelines • Plant material species shall be selected from the plant material palette provided in Appendix A. • A minimum of 50% of the total quantity of shrubs shall be five (5) gallon size. • No more than 25% of any landscape area shall be composed of deciduous shrubs. • Shrub plant material shall be placed in informal masses and/or clustered arrangements. Groups of three to five shrubs of the same type shall be placed adjacent to each other. • Groundcovers shall be from either one (1) gallon, liners or flats installed in a triangular pattern with appropriate on-center spacing as detailed in the plant list contained herein. • When developing a shrub and groundcover planting design, a layered, tiered arrangement is required: foreground groundcover (6”-12” high), in front of a small shrub (1’-3’ high), followed by a medium shrub (3’-4’ high), or backed by a tall shrub (5’-6’ high).
Lawn Areas
Lawn areas (turf) shall comply with Section 22.A.5(12) (Fairfield Municipal Code) and the following guidelines. • Lawn areas shall not exceed 25% of the total landscape area, and generally shall be a minimum of 8’ wide and meet the requirements of the Maximum Applied Water Allowance (MAWA). • Turf is prohibited on MDR lots as lot sizes are considerably smaller and thus difficult to achieve minimum acceptable standards under MAWA.
• All lawn areas shall be sodded with a drought tolerant, Rhizomatous Tall Fescue (RTFTM blend) or equal.
• The lawn area shall be properly soil amended, compacted, finish graded and rolled prior to the laying of the sod.
• Slopes within lawn areas shall not exceed a slope of 25% (4:1) and shall have a minimum slope of 2% (50:1).
• Where trees are planted in lawn areas create a 2’-0” diameter basin. • Redwood or plastic headers shall be installed to separate lawn areas from shrub planting areas.
Install redwood or plastic headers to form an even continuous curve; angles or sharp changes in curves are not acceptable.
Informal planting of native and drought tolerant shurbs and groundcover typical of thelandscaping along major streets.
Villages at Fairfield Design Guidelines 31
4.3 Water Efficient Landscape All landscaping in street corridors, common areas, commercial areas, and private residences shall comply with the City of Fairfield Municipal Code Chapter 22A Water Efficient Landscaping to achieve an overall water e fficient
landscape. The concepts of hydro-zoning, or using materials that are compatible in their water use requirements together within the same irrigation zones, are to be applied with all planting and irrigation design. Landscape Architects are required to provide state mandated Maximum Applied Water Allowance (MAWA) water use calculations on all landscape plans submitted for DRC review and approval. All plant species ratings for low, medium, and high water use categories shall be based on the UC Cooperative Extension’s Water Use Classification of Landscape Species (WUCOLS). In order to achieve the required water e fficient landscape rating all landscape
plans must meet the State of California, and City of Fairfield, standards for landscape design.
Drought Tolerant Plant Material
The careful selection and use of plant materials that have low-water consumption characteristics is desirable. Plant material that can tolerate occasional periods of reduced irrigation cycles will allow the landscaped environment the ability to withstand short-term drought conditions with the least amount of damage. Water-conserving landscapes shall:
• Group plant material with similar water needs so they can be irrigated together (hydro zoning) and/or placing“thirsty” plant material in protected microclimatesshielded from drying summer winds and direct sun. • Evaluate the need for high water use lawn areas. Groundcovers with turf-like appearance may be satisfactory for landscaped areas while reducing water needs. • Select the correct plant material for the right planting situation.
Irrigation Systems
All landscape areas shall have automatically controlled irrigation systems that comply with City of Fairfield Municipal Code Chapter 22.A.5 Water Efficient Landscaping Design Requirements and Guidelines. Irrigation design may incorporate the use of spray, and/or subsurface in-line emitter, or other high efficiency drip-type systems, or any combination of those varying system types. Based on industry standard landscape maintenance, and the associated costs, as well as long-term irrigation performance and general plant performance the predominant use of spray irrigation is preferred in all common areas and public projects. All irrigation systems in the Villages of Fairfield shall apply the following Guidelines:
• Anti-siphon valves shall be installed in shrub beds and not in lawn areas. • Where double check valve backflow prevention is required, buried electric control valves will be installed.
• It is recommended to install irrigation PVC sleeves beneath driveways, walkways or other paved areas prior to concrete installation. Install the necessary number of sleeves, properly sized, to accommodate the front and rear yard irrigation system mainline, lateral lines and controller wiring. • Only NSF approved PVC irrigation pipe shall be used in the irrigation system. Use only a NSF approved and compatible solvent weld product and primer to join PVC pipes and fittings. • Where rock is encountered during trenching, all irrigation piping shall be installed with a 3” deep envelope of clean fill or sand around the pipe.
• Monitor and maintain the system to minimize equipment and material failure. Broken sprinkler heads, leaks, unreliable valves, etc., should be repaired as soon as they become apparent.
Mulch
All shrub beds shall receive a 3” thick layer of landscape grade shredded cedar bark mulch or other material approved by the DRC and City to reduce water evaporation and weed growth. No shredded bark will be allowed; recycled bark meeting the specifications cited herein will be considered upon submittal of a sample from the contractor to the DRC The use of crushed rock, gravel, lava rocks or other decorative “landscaping” rock for mulch is not allowed. The use of impermeable plastic weed barriers is not allowed.
Erosion Control
Planting areas with slope gradients of 33% (3:1) or steeper shall be stabilized to prevent soil erosion. Soil stabilization methods shall be accomplished by the use of groundcover plant material and artificial (jute mesh, terracing, etc.) means. Jute mesh shall be installed on slopes 3:1 or steeper. Landscape areas shall be graded to eliminate angular, engineered slope cuts into rounded, rolling and naturally contoured slopes that smoothly transition from a higher to lower elevation.
4.4 Street Hardscape and Furnishings Street hardscape includes the pavements and other hard (non-landscape) elements in a street corridor. In the Villages at Fairfield these elements may include street furniture such as trash receptacles, mailboxes, benches, lighting, directional signs and landmark signs.
Pavement
Sidewalk pavements shall be consistent with City of Fairfield standards. Special treatments, such as coloring and texturing may be allowed at pedestrian crossings and entry gateways when specified as an element of the gateway design plan, and approved by the DRC and the City.
Street Furniture and Mailboxes
A unified family of street furnishings will be selected for Villages at Fairfield that includes tables, mailboxes, trash receptacle and benches. Mailboxes shall be metal and be pole mounted per United States Post Office direction, and City approval. On streets with separated sidewalks, the mailbox shall be located within the parkway strip. If the sidewalk is located at the back of curb, then the mailbox shall be located at back of sidewalk. Mailboxes shall in no case overhang a sidewalk, or interfere in anyway with pedestrian, bicycle or vehicular access within the right-of-way.
Landscaping with drought tolerant groundcovers.
Villages at Fairfield Design Guidelines 32
Decorative Art
Outdoor art work, particularly wrought iron work in common areas and entry features of the project, isencouraged. The decorative art plan shall be incorporated into the landscaped plans for the Project.
Signs
Street signs will be City of Fairfield standard street posts and signs.
Directional and landmark signage shall be consistent with the common area walls described in Section 4.5 Walls and Fences. Lettering shall be commercially fabricated metal letters with enamel paint finish. Trail and park signage shall be consistent with City of Fairfield standards and with accompanying site furnishings and recreational equipment.
Street Lights
Residential neighborhoods, arterial and collector streets will receive a single pole, pedestrian scale fixture consistent with existing city improvement standards. Streetlights shall be a pole mounted decorative electrolier for all interior streets. Posts and bases shall be standard black finish and installed per manufacturer’s instructions. On streets with separated sidewalks, the light pole shall be located at the front of the sidewalk within the parkway strip. On streets with monolithic curb, gutter and sidewalk, streetlights shall be located at back of walk.
4.5 Walls, Fences and Gateways All walls and fences will comply with Municipal Code Section 25.30.2 Fences, Walls, and Hedges. The Villages at Fairfield include a variety of fence conditions that determine the type of fence. The determination considers the adjacent land use (whether adjacent to single family dwellings, or open space). Figure 598 illustrates the location of fences and gateways, and the type of fence used in Villages I, II, Lago Vista, and Figure 5960 illustrates the location of fences and gateways, and type of fence used in Villages III & IV.
Walls and Fences Along Arterial and Collector Streets
Walls and fences along the major streets define the edges of the street corridor. Typically, these walls and fences provide privacy (block walls or wood fences). In conditions where a road abuts an open space, such as adjacent to a park or a permanent open space, the Guidelines call for an open style fence that allows a view to the open space.
General Guidelines
• Where more grade retention is necessary, terracing or similar options should be considered. Materials such as natural rock, or split face block, or colored poured in place concrete may be used for these walls, with a free form or curvilinear form and aesthetically pleasing appearance. • Fencing along the edges of parks and open space should be visually permeable to provide uninterrupted views from adjacent land uses and allow observation of public areas to aid security. Where appropriate, a 12” high masonry or concrete base to the fence is desirable for maintenance reasons. • Private owners are prohibited from planting vegetation or constructing fences or other structures on public open space.
• Metal or wooden fencing may be used within parks and open space or along the adjacent residential property lines. Chain-link fencing is prohibited in these areas. The selected fencing should be simple and elegant in design, emulating the character of surrounding buildings and structures. • All wood fencing should be painted or stained in a neutral color that blends with the surrounding landscape and or complements the housing color palettes. • Fencing along the perimeter of parks and open space is not required unless there is a safety issue, but it may be used for increased privacy, to define ownership, or for other purpose.
Walls
The Villages at Fairfield attempts to capture the feel of the early California Ranch. As shown in Figure 610, the landscape designer should consider an emphasis on simple finishes of stucco and tile or stone veneer in the community areas, and along major streets. CMU walls shall be consistent with the CMU walls on the adjacent Wood Lake Estates and Gold ridge developments to provide a consistent aesthetic quality for the Villages of Fairfield. Split-face Concrete Masonry Unit (CMU) shall be located along property lines that front arterial roads.
Villages at Fairfield Design Guidelines 33
Figure 598: Walls, Fences and Gateway Features in Villages I & II, Lago Vista, and Laurel Creek Plaza
Villages at Fairfield Design Guidelines 34
Figure 5960: Walls, Fences and Gateway Features in Villages III & IV
Villages at Fairfield Design Guidelines 35
Pilasters constructed of concrete block with a veneer of decorative stone and capped with tile shall be placed at approximately 100-foot intervals or where the wall changes direction or makes a grade change, and at community entries and neighborhood entries. • Walls should not detract from a sense of openness and obstruct desirable public views of open spaces. • Masonry wall design shall incorporate tree, vine, shrub, and hedge plantings to soften their appearance by covering the wall within five years.
Fences
Fences at Villages at Fairfield are comprised of pilasters or posts; horizontal rails at bottom, and top; and infill boards called the “main body”. Fences may be site-constructed or prefabricated, in module widths between 6’ and 9’. Except for pilasters, all fencing components should be visually consistent with common lumber sized and construction. Where the slope of the lot requires stepping, the top of the fence may be sloped. Fence design may be consistent with building architectural styles.
Fencing Material
• Cedar or redwood fencing shall be painted or stained to complement house color palettes. • Open picket tube steel or aluminum metal fencing.• 5 feet is minimum fence height for pool security fence. • Base walls materials shall match masonry walls for continuity.
Fence Plantings
• Lawn is not permitted at the base of fencing. • Must provide a minimum two-foot deep foundation planter at the interior and must meet city of Fairfield standards for height and setback. • Plant Spacing is dependent on each specific plant type.
Front Yard Fencing
All front yard fencing should be consistent with the architectural style of the house, and must meet City of Fairfield standards for fence height and setback.
Good Neighbor Fence: Rear Yard & Interior Side Yard Fencing “Good neighbor” rear and interior side yard fencing is placed between residential lots to provide privacy. (Figure 621). Standard wood panels comprised of 1x6 redwood boards are alternated to provide a screen between lots.
For each neighborhood, a standard stain finish shall be selected on wing fencing between homes that is viewed from the street. The preferred color shall be a medium brown, semi-transparent stain. • Maximum height 6 feet from finish grade on high side of yard; • Fence facing neighboring back and side yards shall be 6 feet privacy design. • Fencing must be built on the pre-determined fence line outlined on plot plan. • Double fencing is not allowed. • Recessed minimum 5 feet from front facade of house (porch excluded).
Metal fences maintain views to open space.
Figure 621: Good Neighbor Fence
Figure 610: Typical CMU Wall with Pilasters
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Corner Lot, Street Side Yard Fencing
The corner lot fence is located at the residential side lot property line along an adjacent street, either at an internal residential street intersection, or adjacent to an arterial or collector street. Along a residential street, the corner lot fence shall match the “Good Neighbor Fence” in materials, height, and color. (Figure 632). Along an arterial or collector street, and adjacent to entry monumentation the fence may continue the CMU and pilaster design at neighborhood entries.
• Maximum height is 6 feet and may be
wood or metal depending upon orientation of lot to street or open space.
• Wood fence should be enhanced with cap and trim. • Place fence outside Public utility easement.
Decorative View Fence #1: Residential Yard Perimeter Open Metal Fence Adjacent to Open Space Open Metal Fence shall be located adjacent to developed properties that abut parks and open space areas; however, Good Neighborhood Fences may be utilized for private yard spaces. The metal shall be painted a uniform black color to ensure consistency in community character. The fences shall be made of tubular steel and consist of top rail, bottom rail, and pickets spaced at uniform intervals (Figure 643). • Maximum height is 6 feet. • 60” is minimum fence heights for pool security fence.
Decorative Partial-View Fence #2: Residential Yard Perimeter Partial Open Metal Fence Adjacent to Open Space
The partial wrought iron view fence shall be made of tubular steel for the top 1/3 or 1/2 of the fence and the bottom shall be made of wooden privacy/debris fence. The wrought iron portion shall consist of top rail, bottom rail and pickets spaced at uniform intervals. As an alternative to View fence #1, this Partial-View fence #2 may be located adjacent to developed properties as they abut parks and open. The wrought iron shall be painted a uniform black color to ensure consistency in community character. • Maximum height is 6 feet.
Wire Fence
Wire fence may be located adjacent to open space. It consists of metal posts supporting four strands of high tensile barbed wire per the City of Fairfield standards (Figure 654). • Maximum height is 4 feet.
Figure 632: Corner Lot Side Yard Fence
Figure 654: Wire Fence
Figure 643: Decorative View Fence
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Concrete Split Rail
Concrete split rail fence may be located within 10 feet of the back of sidewalk in areas adjacent to open space and wetland areas. Such fences consist of precast concrete posts and horizontal members with a faux wood finish.
Improvements plans for specific installations shall determine the color and other complimentary improvements, including signage. (Figure 665)
• Maximum height is 3 feet.
Gateways
In concert with the major street landscaping, the community entry points (gateways) contribute to the overall character and sense of place in the Villages at Fairfield. The materials, colors, trim details and style, including lettering, set the design tone for the entire project. This section describes the overall vision, and specific types of gateways. The entry monuments shall be constructed of CMU block with a stucco veneer and paint finish topped with an ornamental open, vertical element as illustrated in Figure 676. The addition of stone veneer is permissible to wall sections and pilasters on community entries. The use of planters and pots attached to the wall or pilaster is also permissible. Tile accents may be used along the top of walls below the cap, and as spot accents on pilasters.
Figure 665: Concrete Split Rail Fence
Figure 676: Gateway Feature at West Entry to Linear Park at Clay Bank Road
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Figure 687: Typical Major Community Entry (Manuel Campos Parkway and Walters Road)
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Figure 698: Typical Community Entry- (Manuel Campos Parkway and Clay Bank Road)
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Figure 7069: Typical Village Entry (Clay Bank Road and Gulf Drive)
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Figure 710: Typical Village and Minor Commercial Entry
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4.6 Residential Lot Landscaping
Front Yard Landscape Design Concept
The design and layout of lawn, shrub and groundcover areas should “flow” from one house to another, creating a natural, continuous and fluid landscape experience irrespective of property lines. Figure 721 illustrates the typical residential landscape planting concept in residential front yards. To minimize water demand in residential landscapes individual homes may use water conserving landscape concepts including drought tolerant and native plants, clusters of shrub and low, creeping groundcovers, rock gardens, mulches, and irrigation systems designed to maximize water efficiency. Irrigated turf should not exceed 25% of the landscaped area of the front yard, and zero use of turf is acceptable where replaced by drought tolerant shrubs and ground covers. The design concept for “production front yard” landscapes relies heavily on accent and canopy trees for shade and visual interest. The use of more, and, when mature, larger shrubs, along with evergreen trees will provide greater botanical interest, screening, and a sense of maturity, as compared to landscaping displayed in typical new communities. To avoid mass loss of trees from species-specific disease, the Landscape Documentation Package as required in Section 22.A.4 will have the flexibility to allocate a variety of street trees in individual subdivision. Trees must be selected from Appendix A and should include a mix of broadleaf evergreen for streets oriented north/south and deciduous trees on an east west axis. This allows for solar access shading in summer and sun access in winter months. Street and secondary accent trees should be located to shade homes in the summer, yet maximize winter solar exposure. The use of large, canopy trees will ensure shaded, walkable streets, mitigating the heat of summer while enhancing neighborhoods with a strong over-story.
Deciduous tree species shall be planted along south and west building elevations. Residential yards may include contain varieties of edible fruit trees and shrubs such as, but not limited to Pear, Apple, Peach, Nectarine, or Plum. Fruiting trees shall be planted and maintained to avoid fruit drop on the sidewalk. At corner lots, special care shall be taken to create interesting plant compositions. Landscaping at building foundations and in front of side yard fences shall be in tiered planting arrangements in simple, drift s of large and small shrubs.
Figure 721: Typical Residential Landscaping Planting Concept Residential Yard Irrigation
The design of residential yard irrigation system shall apply the following Guidelines:
• The homebuilder will provide the required electrical power for the automatic irrigation controller as part of the home’s electrical system and will conform to all building, electrical and local codes (detached units only).
• The homebuilder and/or landscape contractor on detached dwellings will coordinate to provide the irrigation system water point of connection with an irrigation water stub for the front yard at the home’s main supply valve. This system shall extend a pressure main line around the front of the home as an extension of the remote control valve manifold to a point 4’ beyond the side yard fence into the rear yard of the property. • The irrigation system valve manifold will be located on the side of the house and not adjacent to the front door entry walk area. Valves shall be installed in shrub beds, not in lawn areas, within 12” of the home foundation or building slab (detached units only). • Anti-siphon valves will be installed per manufacturer’s instructions and will be located a minimum of 12” above the elevation of the highest sprinkler head. At residential lots where the highest sprinkler head exceeds this height, a double check valve backflow device will be installed per local codes. Install antisiphon valves in shrub beds and not in lawn areas. • Where double check valve backflow prevention is required, buried electric control valves will be installed.
• Install an irrigation system shut-off gate above grade adjacent to the main supply valve for the house.
The shut-off valve shall be a gate valve installed upstream of the irrigation system valve manifold and shall be the same size as the irrigation system’s constant pressure mainline diameter size.
Not more than 25% of front landscape may be irrigated turf, and drought tolerant landscape is acceptable.
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Tree Planting Requirements
• Street trees shall be planted an average of one 24”-box tree per 25 linear feet of street frontage on single-family residential lots.
• All planting areas should contain a minimum of 12 inches of conditioned, amended, and fertilized soil and top dressed with 2 inches of bark mulch.
• Weed control fabric is not required in planting beds. However, a pre-emergent weed control product is recommended.
• There must be a continuous edge between the plant bed and mowed turf when planting.
Subordinate and Accent Front Yard Trees
A subordinate and accent layer of subordinate tree species will be used in front yards to provide additional structural and spatial form as well as variety and seasonal interest for homeowners. The selection and use of additional front yard trees for shade, accent and streetscape interest will further add to the strength and enduring value of Villages at Fairfield. Flowering trees, evergreens, and trees of botanical interest and value have been included in the following plant lists for front and side yards. The homebuilder will specify secondary and tertiary trees on the Landscape Documentation Package submitted to the DRC.
• Subordinate and accent front yard trees shall be a minimum 15-gallon size. • Installed by builder prior to closing.
• To quickly establish a more mature street scene, larger front yard trees are encouraged. For example, rather than plant a typical 15-gallon tree, increase the size to 24” box, and plant either two 24” trees or one 36” box tree(s) on corner lots
• A minimum of 2 feet mulched radius tree ring or rectangle from curb to sidewalk is required at the base of the tree and be consistent with the edging in the yard. (composite, steel, or shovel-cut) • Deciduous trees should be located to provide summer shade on south/south-western exposures. • Tree spacing is dependent on species type. • Evergreens should be at least 6 feet in height at installation. • Location and amount outlined on plot plan. • 2 inch caliper minimum.
Shrubs
• Plant material species shall be selected from the plant material palette provided in Appendix A. • A minimum of 50% of the total quantity of shrubs shall be five (5) gallon size. • No more than 25% of any one front yard landscape shall be composed of deciduous shrubs.
Planting plans are encouraged to have a mix of both evergreen and deciduous plants for all year color. • Hedges are permitted on all lots and must be maintained on a regular basis. • Shrub spacing varies depending on species type, typically never more than 5 feet on center. The proper spacing of trees, shrubs and groundcover to allow adequate room for the plant material to grow into its natural form and ultimate size at maturity is exceedingly important but should not be used as a basis for decreasing shrub quantities. • Shrub plant material shall be placed in informal masses and/or clustered arrangements of three to five plants.
• Strategically place landscaping between the homes to screen and soften exposed interior side yard and rear yard fencing. Use evergreen plant material to the maximum extent possible in these situations.
Perennials
• Minimum plant size at installation is 1 gallon • Spacing: 18 inches on center, depending on species type. • Planting plans are encouraged to have a mix of both evergreen and deciduous plants for all year color.
Foundation Plantings
• Foundation plantings are required at the base of houses and garages. • Foundation planter beds should be a minimum of 3-5 feet deep and screen the foundation. • Plantings should be planted at denser-than-normal spacing to ensure good foundation coverage.
Ground Cover
• Ground cover includes living material, but stone, cobble, gravel, and or bark mulch may be permitted to achieve water-conserving design.
• Low-growing (6”to 18” high) and spreading (3’ to 12’ wide) plants that cover the ground and keep weeds down also can add seasonal interest with flowers and color. • Spacing a minimum of 18 inches on center, depending on species type. • The groundcover edge shall consist of recycled plastic bender board. Other materials may be considered if they can create the required smooth sweeping curves.
• Turf substitutes are preferred, but not required. Mowed turf areas must be large enough for practical use (minimum of 8’ wide) and be located no closer than 3-5 feet from foundations (house and garage,) and 2 feet from fences and tree trunks in shrub beds. • Groundcovers shall be from either one (1) gallon, liners or flats installed in a triangular pattern.
Paving
• Pervious paving is recommended in areas such as garden walks and secondary pathway through the yard. • Colored or stained colored concrete is encouraged, however, painted concrete is not allowed.
Garden Structures (Trellises, Arbors.)
• Residential garden structures visible from the street should be consistent with the house’s architectural and landscape character and located in a manner that complements both. 5 Architectural Design The Architectural Design Guidelines ensure that all residential building design in Villages at Fairfield will be of high quality and have an appearance that will enhance and be compatible with the character of the surrounding Fairfield community. The Guidelines provide detailed guidance to the homebuilder regarding the level of architectural design, variety, and quality required for each home built in the Villages at Fairfield.