Fairfield City Council
November 4, 2025

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 COMM UNITY DESIGN

GUIDELINES
THE PLANNING COMM ISSION 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 El Rs along with the Addendum adequately address 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 1

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 t he 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 File NO.: GPA2025-002, ZC2025-003, TS2025-002, DR2025-005 , ER2025-0024 PROJECT: PARKSIDE
PC DATE: October 08, 2025
PAGE 2

(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 £/Rs. 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 m aster-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 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 3

homes, a less common h ousing 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, off ering 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; PC Item No: H.1
PC File NO.: GPA2025-002, ZC2025-003, T52025-002 , DR2025-005, ER2025-0024 PROJECT: PARKSIDE
PC DATE: October 08, 2025
PAGE4

(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, well­ balanced, 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 master­ planned 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.l
PC File NO.: GPA2025-002, ZC2025-003, TS2025-002 , DR2025-00S, ER2025-0024 PROJECT: PARKSIDE
PC DATE: October 08, 2025
PAGE 5

compliment the surrounding communities, contributing to a pedestrian-f riendly neighborhood character; and Policy HS-2: (Prevent urban fires and protect the comm unity 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 high­ quality 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 8th 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 ,
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ABSTAIN: COMM ISSIONERS: ~N~ =D~V\~e__~ -------------- - '-71- (k -
CHAIR
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 purpo ses 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, n o 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 3 5% 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 e - mail [email protected] to request a meeting.

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PUBLIC WORKS DEPARTMENT
Site-Specific Development Conditions

General:

1. Any alteration to the final conditions of approval by the Developer shall be reviewed by staff to determine whether approval of the proposed alteration is permissible in accordance with Fairfield Municipal Code Section 25.42.6, Changes to an Approved Project.

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 Streets section 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
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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 Parkside
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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 packag e submittal, AutoCAD files containing water, storm, and sewer utility layouts as shown on the approved submittal. AutoCAD files shall be provided in a file format no later than AutoCAD Civil 3D 2016.

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, t he 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 Parkside
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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 Parkside
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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-of- way
• 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 be gin 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 Treatme nt 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 self - certification by the Engineer of Record (Registered Civil Engineer) which certifies that the project’s grading, drainage and stormwater treatment systems conform to the approved plans, permits and city codes. The self-certification shall be performed during construction and upon completion of the project by the Engineer of Record and documented on the appropriate city form.

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 lo cation 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 Parkside
October 08, 2025

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 right- of-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