Fairfield City Council
November 18, 2025

Parkside
October 08, 2025

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.

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4.3 Water Efficient Landscape All landscaping in street corridors, common areas, commercial areas, and private residences shall comply with the City of Fairfield Municipal Code Chapter 22A Water Efficient Landscaping to achieve an overall water 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.

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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.

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Figure 598: Walls, Fences and Gateway Features in Villages I & II, Lago Vista, and Laurel Creek Plaza

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Figure 5960: Walls, Fences and Gateway Features in Villages III & IV

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

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

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

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

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

Good Neighbor Fence: Rear Yard & Interior Side Yard Fencing “Good neighbor” rear and interior side yard fencing is placed between residential lots to provide privacy. (Figure 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)

Villages at Fairfield Design Guidelines 39
Figure 698: Typical Community Entry- (Manuel Campos Parkway and Clay Bank Road)

Villages at Fairfield Design Guidelines 40
Figure 7069: Typical Village Entry (Clay Bank Road and Gulf Drive)

Villages at Fairfield Design Guidelines 41
Figure 710: Typical Village and Minor Commercial Entry

Villages at Fairfield Design Guidelines 42

4.6 Residential Lot Landscaping
Front Yard Landscape Design Concept
The design and layout of lawn, shrub and groundcover areas should “flow” from one house to another, creating a natural, continuous and fluid landscape experience irrespective of property lines. Figure 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.

Villages at Fairfield Design Guidelines 43
Tree Planting Requirements
• Street trees shall be planted an average of one 24”-box tree per 25 linear feet of street frontage on single-family residential lots.
• All planting areas should contain a minimum of 12 inches of conditioned, amended, and fertilized soil and top dressed with 2 inches of bark mulch.
• Weed control fabric is not required in planting beds. However, a pre-emergent weed control product is recommended.
• There must be a continuous edge between the plant bed and mowed turf when planting.

Subordinate and Accent Front Yard Trees
A subordinate and accent layer of subordinate tree species will be used in front yards to provide additional structural and spatial form as well as variety and seasonal interest for homeowners. The selection and use of additional front yard trees for shade, accent and streetscape interest will further add to the strength and enduring value of Villages at Fairfield. Flowering trees, evergreens, and trees of botanical interest and value have been included in the following plant lists for front and side yards. The homebuilder will specify secondary and tertiary trees on the Landscape Documentation Package submitted to the DRC.
• Subordinate and accent front yard trees shall be a minimum 15-gallon size. • Installed by builder prior to closing.
• To quickly establish a more mature street scene, larger front yard trees are encouraged. For example, rather than plant a typical 15-gallon tree, increase the size to 24” box, and plant either two 24” trees or one 36” box tree(s) on corner lots
• A minimum of 2 feet mulched radius tree ring or rectangle from curb to sidewalk is required at the base of the tree and be consistent with the edging in the yard. (composite, steel, or shovel-cut) • Deciduous trees should be located to provide summer shade on south/south-western exposures. • Tree spacing is dependent on species type. • Evergreens should be at least 6 feet in height at installation. • Location and amount outlined on plot plan. • 2 inch caliper minimum.

Shrubs
• Plant material species shall be selected from the plant material palette provided in Appendix A. • A minimum of 50% of the total quantity of shrubs shall be five (5) gallon size. • No more than 25% of any one front yard landscape shall be composed of deciduous shrubs.

Planting plans are encouraged to have a mix of both evergreen and deciduous plants for all year color. • Hedges are permitted on all lots and must be maintained on a regular basis. • Shrub spacing varies depending on species type, typically never more than 5 feet on center. The proper spacing of trees, shrubs and groundcover to allow adequate room for the plant material to grow into its natural form and ultimate size at maturity is exceedingly important but should not be used as a basis for decreasing shrub quantities. • Shrub plant material shall be placed in informal masses and/or clustered arrangements of three to five plants.
• Strategically place landscaping between the homes to screen and soften exposed interior side yard and rear yard fencing. Use evergreen plant material to the maximum extent possible in these situations.

Perennials
• Minimum plant size at installation is 1 gallon • Spacing: 18 inches on center, depending on species type. • Planting plans are encouraged to have a mix of both evergreen and deciduous plants for all year color.

Foundation Plantings
• Foundation plantings are required at the base of houses and garages. • Foundation planter beds should be a minimum of 3-5 feet deep and screen the foundation. • Plantings should be planted at denser-than-normal spacing to ensure good foundation coverage.

Ground Cover
• Ground cover includes living material, but stone, cobble, gravel, and or bark mulch may be permitted to achieve water-conserving design.
• Low-growing (6”to 18” high) and spreading (3’ to 12’ wide) plants that cover the ground and keep weeds down also can add seasonal interest with flowers and color. • Spacing a minimum of 18 inches on center, depending on species type. • The groundcover edge shall consist of recycled plastic bender board. Other materials may be considered if they can create the required smooth sweeping curves.
• Turf substitutes are preferred, but not required. Mowed turf areas must be large enough for practical use (minimum of 8’ wide) and be located no closer than 3-5 feet from foundations (house and garage,) and 2 feet from fences and tree trunks in shrub beds. • Groundcovers shall be from either one (1) gallon, liners or flats installed in a triangular pattern.

Paving
• Pervious paving is recommended in areas such as garden walks and secondary pathway through the yard. • Colored or stained colored concrete is encouraged, however, painted concrete is not allowed.

Garden Structures (Trellises, Arbors.)
• Residential garden structures visible from the street should be consistent with the house’s architectural and landscape character and located in a manner that complements both. 5 Architectural Design The Architectural Design Guidelines ensure that all residential building design in Villages at Fairfield will be of high quality and have an appearance that will enhance and be compatible with the character of the surrounding Fairfield community. The Guidelines provide detailed guidance to the homebuilder regarding the level of architectural design, variety, and quality required for each home built in the Villages at Fairfield.

Villages at Fairfield Design Guidelines 44
While an overall goal of Villages at Fairfield is architectural harmony, variety is an important objective, and is strongly encouraged. Quality of materials, the quality of design, and the quality of construction is the primary objective in the goal of architectural harmony. The Guidelines focus on the design of single-family dwellings. Parcels in the various villages addressed by these guidelines are zoned RLM (Residential, Low Medium Density) District or RM (Residential, Medium Density) District.

Although the RM District will allow attached dwelling units, the Villages at Fairfield is planned to include a variety of detached single-family home types. The Villages at Fairfield includes a High Density zoned parcel (RH, Residential High Density) which will be subject to the detailed review process established in the Fairfield Municipal Code when a subsequent application for development is submitted. The Villages also includes the Laurel Creek Plaza Commercial Center that was approved previously and is subject to a separate design standard. The following information is a supplement and enhancement to the Fairfield Municipal Code, Zoning Ordinance, Chapter 25 (as amended from time to time). When there is a conflict between the requirements contained herein and the City’s Zoning Ordinance, the more stringent shall govern.

5.1 Architectural Styles and CharacterThis Guideline does not limit homes for Villages at Fairfield to specific styles in residential architecture; however, the architecture of each residence shall reflect the following principles:
a. Complete, Coherent Use of the Style.

The style must be articulated in the roof forms, façades, massing, detailing and material and color selections. Coordination of building style, landscaping and accent materials are encouraged. b. Distinct Use of the Style
Mixing of styles, e.g. Gothic columns with Spanish Colonial architecture must be avoided. c. Style Integrated With Surroundings
The overall character and scale of the architecture style must integrate with the style of the adjacent housing.

The massing, character, and detailing of the architectural styles should be authentic. Architects and designers are encouraged to exercise creativity and individual expression in conceiving and interpreting architectural form, but architectural styles should be honest and appropriate for the building type.

Energy Efficient Design
• In conformity with the California Green Code, buildings should attempt to integrate resource-friendly technology and green building practices into the building design. • Use of energy efficient building design is encouraged.

Architectural Details
• Building details will enhance and complement the overall building design and its associated architectural style.
• Architectural details such as trim, window boxes, brackets, trellises, molding, and sills should be proportional to the element they are enhancing.
• Use of awnings and overhangs may be appropriate for some building styles to enhance overall design. • Building elevations facing the street should include design elements that provide shadow and depth.

Such elements include recesses, overhangs, changing rooflines, balconies, wall projections, covered entries changing rooflines, and other design elements that provide shadows and depth.

Entryways
Street facing building entries, porches, and other architectural elements should create a human scale environment, and provide transitions from public to private spaces. The following measures will help accomplish a clean entry sequence extending from the public sidewalk to the front door:
• A walkway (not inclusive of the driveway) from the
sidewalk to the front porch or residential entry.
• A walkway from the porch or residential entry to the
driveway.
• Functional front porches or front stoops. • Clearly defined site and building entries that are in scale with the dwelling and are oriented directly to the street frontage. • Front doors that are clearly identifiable from the adjacent street, with distinctive architectural elements and materials to denote the prominence of the entry.

Doors and Windows
• Front doors shall be high quality, and complement the architectural style. The use of distinctive upgraded hardware and materials denoting prominence is encouraged. Except for side entries on narrow lots, entry doors should be visible from the street. • Doors and windows should complement the architectural style of the building.
• Window and door materials shall not include reflective glass, as it creates glare.
• On all façades visible from public or private streets, windows should be articulated using contrasting trim at least 4” wide, shutters, mullions, bay windows, etc. Front façades should feature reveals, recesses and other architectural treatments to provide visual interest.

Porch and door color
selection help to make the
door visible from the street.

Lighting fixtures help to establish the
prominence of the entry way while
complementing the architectural style.

Villages at Fairfield Design Guidelines 45
Garage Doors
In general, the appearance and prominence of the garage doors in the building facade should be minimized and designed to complement the building architecture. Proper treatment of the garage is critical to creating a sense of variety and quality. • Articulation of the garage façade is important for all floor plans and it is critical for garage forward plans. Lot and floor plan permitting, tandem three car garages are allowed. • All garage doors shall have a minimum 6” recess from
the frame to create a shadow line. Forward garages must be recessed a minimum of 12” behind the garage wall plane. • Variation of garage door styles are required.

Architectural Lighting
• Exterior lighting fixtures should complement the
overall architectural style of the building.
• Lighting fixtures shall not create flare or spillover to adjacent neighbors. • Use of lighted building address numbers so that it is visible from the street at night.

5.2 Building Setbacks Residential setback lines will adhere to the minimum requirements as provided in the Residential Development Standards in these Guidelines and Fairfield Municipal Code Section 25.20.3 Development Regulations, unless otherwise indicated in Section 5.2.5 of these Guidelines. To achieve visual variety while maintaining a comfortable street edge, the setback should vary where feasible, particularly in the garage and second floors.

Porch
When utilized, porch areas should be a minimum of 6’ in depth from front of post in order to bring the “social” part of the home closer to the sidewalk. The porch setback shall be a minimum of 10 feet from the front property line if the sidewalk is monolithic, 8 feet from the front property line if the sidewalk is separated, and 5 feet from the front property line if the house faces a private courtyard.

Projections & Bays
In order to create a variety and human scale in the façades, bays and projections shall be permitted to encroach up to three-feet (3’) into the side and rear building setback area. However, under no circumstances will projections and bays be allowed within a minimum 15’ from the front setback line.

Side Yard
• Side yards shall have a pad (behind the fence) for placement of two 50-gallon recycling “cans” or an alternative dimension needed to accommodate three smaller cans. • For privacy purposes, windows that face onto side yards should be located where feasible so that they do not align with neighboring homes.

Accessory Dwelling Units
Accessory dwelling units are allowed and encouraged, subject to Building Code, Zoning Ordinance, and any relevant setbacks listed above.

Alternative Development Standards
In order to achieve a cohesive neighborhood design and maintain appropriate setbacks for small lot development, the following development standards shall apply in the Lago Vista neighborhood. Where development standards are not specified below, refer to Table 25-4 of the City of Fairfield Municipal Code.

Table 3: Lago Vista Site Planning Development Standards RegulaIons Zoning District
(All figures are minimums measured from property lines and in linear feet unless otherwise noted) RLM RH Applicable
Footnotes
Maximum Density (dwelling units per acre) 4.5- 8.0 15.0-22.0 Note 1 Lot Area (square feet)Detached No minimum AYached Lot Dimensions (minimum) Width
Interior 30’ 19’ Note 2
Corner 35’ 28’
Depth No minimum Parking On-site spaces per dwelling 1 covered, 1 uncovered Notes 3, 4 Off-site spaces per dwelling 1 uncovered - Visitor -
1 space for each seven units
Landscaping Street Trees
One 24” box tree per front yard - Note 5
Front yard landscaping installed by developer
Required
Tree Density -
1 tree for each 325 square feet of on-site landscaping
Note 6
ResidenIal Waste CollecIon and Storage For new subdivisions with street frontage, project shall provide 12 linear feet per unit onstreet for toter placement. Alterna[vely, residen[al waste can be disposed of in a shared receptacle (dumpster or bin) contained within an approved trash enclosure that meets City of Fairfield standards.

Note 7
Shallow recessed garage

Villages at Fairfield Design Guidelines 46
Open Space (square feet) Private open space per unit

33.25’x81.5’ 340 (min. 7’ wide) -
45’x68’ 450 (min. 7’ wide) - Note 8
A*ached - 140 (min. 5’ wide)
Common open space (percent of net project area) 3% of net project area Recrea[on ameni[es At least 50% of common open space shall be developed for ac[ve or passive recrea[onal uses. One minor recrea[onal amenity per 50 units or por[on thereof.

Notes:

1. Density may be blended across all like zones within the VAF Plan Area to allow flexibility based on phased development.

2. Lago Vista RH to be developed with duplex units. 3. Tandem parking within a two-car garage is allowed as required parking. Also, required uncovered parking may be placed in a garage, or off-site (e.g.; as an addi[onal on-street space or in a parking bay).

4. Off-site parking spaces shall be provided within 200 feet of each lot.

5. If it is not feasible to fit a large shade tree in the front yard due to driveway and/or u[lity placement, a smaller accent tree may be used instead. Refer to the Plant PaleYe in Appendix A for a list of allowed trees.

6. Minimum seven percent of required trees shall be box species.

7. If individual toters for each unit are used, an enclosure screened from view shall be provided.

8. Private Open Space includes California Room if present.

Table 4: Lago Vista Building Development Standards
RegulaIons Zoning District
(All figures are minimums measured from property lines and in linear feet unless otherwise noted) RLM RH Applicable
Footnotes
Dwelling Unit Size (minimum) 480 SF 200 SF Note 1 Lot Coverage (maximum) 55% 70% Setbacks (minimum) Front (measured from back of walk) To porch 10’ 3’ Note 2
To living area (1st or 2nd floor) 10’ 3’ To garage 18’ 3’ Street side yard (measured from back of walk) 10’ 3’ Note 2 Street side yard at curb return

33.25’x81.5’ lot 10’ -
45’x68’ lot 5’ -
Interior side yard

33.25’x81.5’ lot 3.5’ -
45’x68’ lot 4’ -
A*ached - 0’ one side, 3’-3” one side
Rear

33.25’x81.5’ lot 7’ -
45’x68’ lot 10’ (5’ to California Room) -
A*ached - 5’
Building Height Limits (maximum)
Main dwelling 35’ 35’ Note 3
Accessory structures See Fairfield Municipal Code Sec[on 25.20.4.1 Notes:

1. Dwelling units smaller than 960 SF require storage space be provided consistent with Fairfield Municipal Code Sec[on

25.20.3. 2. RH front and street side setbacks measured from back of curb where there is no sidewalk.

3. Increased height is allowed with a Condi[onal Use Permit per Fairfield Municipal Code Sec[on 25.40.6.

The following development standards shall apply in the Parkside neighborhood within Village I in order to achieve a neighborhood design that integrates well with existing development and to maintain appropriate setbacks for small lot development. Where development standards are not specified below, refer to Table 25-4 of the City of Fairfield Municipal Code.Table 5: Parkside Site Planning Development Standards Regulations Zoning District
(All figures are minimums measured from property lines and in linear feet unless otherwise noted) RM Applicable
Footnotes
Maximum Density (dwelling units per acre) 8.0-15.0 Lot Area (square feet)Detached Attached No minimum Lot Dimensions (minimum)Width Interior 25’ Corner 30’
Depth No minimum Parking On-site spaces per dwelling 1 covered, 1 uncovered Notes 1, 2 Off-site spaces per dwelling 1 uncovered Landscaping Street Trees One 24” box tree per front yard Note 3 Front yard landscaping installed by developer Required Residential Waste Collection and Storage For new subdivisions with street frontage, project shall provide 12 linear feet per unit on-street for toter placement. Alternatively, residential waste can be disposed of in a shared receptacle (dumpster or bin) contained within an approved trash enclosure that meets City of Fairfield standards.

Note 4

Villages at Fairfield Design Guidelines 47
Open Space (square feet) Private open space per unit 280 (min. 5’ wide) Note 5 Common open space (percent of net project area) 3% of net project area Recreation amenities At least 50% of common open space shall be developed for active or passive recreational uses. One minor recreational amenity per 50 units or portion thereof.

Notes:

1. Tandem parking within a two-car garage is allowed as required parking. Also, required uncovered parking may be placed in a garage, or off-site (e.g.; as an additional on-street space or in a parking bay).

2. Off-site parking spaces shall be provided within 200 feet of each lot. 3. If it is not feasible to fit a large shade tree in the front yard due to driveway and/or utility placement, a smaller accent tree may be used instead.

4. If individual toters for each unit are used, an enclosure screened from view shall be provided. 5. Private Open Space includes California Room if present.

Table 6: Parkside Building Development Standards
Regulations Zoning District
(All figures are minimums measured from property lines and in linear feet unless otherwise noted) RM Applicable
Footnotes
Dwelling Unit Size (minimum) 200 SF Note 1 Lot Coverage (maximum) 60% Setbacks (minimum) Front (measured from back of walk) To porch 8’ To living area (1st or 2nd floor) 8’ To garage 18’ Note 2 Street side yard (measured from back of walk) 8’ Street side yard at curb return 6’ Interior side yard 4’ Rear 5’ Building Height Limits (maximum)Main dwelling 35’ Note 3 Accessory structures See Fairfield Municipal Code Section 25.20.4.1 Notes:

1. Dwelling units smaller than 960 SF require storage space be provided consistent with Fairfield Municipal Code Section 25.20.3.

2. Floor plans with staggered garages require an 8’ minimum setback to the forward garage door and an 18’ minimum setback to the back garage door, which allows for one driveway parking space.

3. Increased height is allowed with a Conditional Use Permit per Fairfield Municipal Code Section 25.40.6.

5.3 Building Form and Orientation to the Street Architectural elements that provide visual interest and a sense of unity should articulate building elevations along the street. The overall massing and the front elevations should promote a sense of human scale. The proportions and details of the building must be balanced within itself, and with the overall streetscape and neighborhood character.

Architectural Variety along the Street Front
Major streets and common area streetscapes unify a neighborhood; however, individual homes present considerable opportunity for variation in style, massing, detailing, and color. Primary techniques in creating a sense of variety within a street scene are to vary the building styles, building heights, and massing. A successful combination of different building plans and elevations offers each home an individuality that harmonizes with other homes at the neighborhood scale. The following techniques are appropriate means to achieve proper variety, massing, scale and proportion:
• Large expanses of blank walls, garage doors, and utilities along the front areas of buildings and lots should be avoided.
• Diversity in product type can be achieved with significant variation in floor plans, configurations, heights, and massing, and minor variations in size or number of bedrooms. • House plans of the same model type should not be placed next to or across from one another, where possible.
• Within a given street scene, no house plan of the same model type, with the same elevation shall be permitted side-by-side.
• Single-story design criteria would allow for second story living space to be provided in the single-story roof line.
• A minimum of 10% of homes within the RLM4.5 and RLM5 zones shall meet the single-story design criteria described above.

Table 75 shows ratios of floor plans to elevations depending on the number of homes proposed by the homebuilder. Note that the ratios listed in the table are minimum guidelines. Table 75: Ratio of Lots to Floor Plan Styles to Elevation Styles Architecture Oriented to the Street
To promote an active street scene, buildings should be oriented toward adjacent public areas including streets and parks, with entry areas facing onto the street, where possible. The primary living areas of the home should visually dominate the street scene. Architecture shall be oriented to the street so that interactive elements create a Number of
Homes
Minimum Number of
Floor Plans
Minimum Number of
Elevations
1 to 75 3 3 per Floor Plan 76 Plus 3 4 per Floor Plan

Villages at Fairfield Design Guidelines 48
human scale and are inviting to the street scene. Interactive elements include; porches, verandahs, portecocheres, balconies, decks, porticos, trellises, arbors, courtyards, or a feature window in the front living space.

The quality of design and orientation of interactive elements provide “eyes on the street” and contribute to pedestrian safety, a sense of place and activity, and neighborhood socialization.

Garage Orientation
Reducing the visual impact of the garage is an important goal and may be accomplished by a variety of means including, but not limited to: garages which are set back behind the non-garage façade or porch; units with forward garages which also include courtyards, arbors, arches, porte-cochere or other similar treatments to enhance the streetscape; or side-turned garages. To create a more pedestrian friendly streetscape and promote architecture forward design, locate the garage face behind the face of living spaces of the building, where feasible. One garage forward design, limited to 25% of units, is allowed in each neighborhood.
• Houses on corner lots should be oriented such that the driveway is located on the side of the lot away from the street intersection.
• For lots less than 55’ wide, a mix of at least two garage orientation alternative designs should be provided in each neighborhood (swing in garages and garage forward are not suggested for these lots). • For lots 55’ and wider, a mix of at least three garage orientation alternative designs should be provided in each neighborhood.
• Within the Parkside neighborhood, staggered garage designs may be utilized to encourage visual variety.

Corner Lot-Secondary Frontage
Buildings on corner lots can create visual gateways at intersections and provide opportunities for street articulation and active use. Corner lots should consider the following guidelines:
• Wrap around porches are encouraged for corner lots. • For lots greater than 4,500 square feet, one plan per neighborhood shall be designed primarily for use on corner lots. This plan should have the ability to be easily altered for use on interior lots. • The aesthetics of side elevations should be equal to the front elevation in detail and articulation. • All material changes must occur on an inside corner.
• The length of building on the side-yard conditions should be maximized to reduce side-yard fencing. Sideyard fencing on corner lots should not exceed 50% of the lot dimension along the side street. • The side street elevations on corner lots can provide architectural features that create a presence to the street and improve the visual surveillance of the public realm. • Use of building styles with greater massing and height on corner lots is encouraged. Such styles visually anchor the block and reinforce a sense of entry into a neighborhood. To this end, buildings on corner lots must address both street frontages. Corner lots are wider to accommodate the side yard setback along the side street and allow architectural articulation and landscaping.

Architectural Form
Buildings with good form and massing will help articulate the streetscape and create a more human scale, pedestrian friendly and harmonious environment. Building form should reflect the following guidance:
• 2-story building massing may include one-story
elements to soften the overall scale of the building.
• Wall planes should be staggered to offer
refinement of building massing. This can occur on the horizontal plane and/or vertical plane. • Projections and architectural elements
appropriate to the architectural style of the building are encouraged as they also help refine massing and interest to the streetscape.

Roofscape
To help create an interesting streetscape, roofs should vary in forms, pitches, styles, and heights. This can be achieved through:
• Interesting roof lines. A series of hips, gables, projections (e.g., dormers), and roof form changes that create variation in planes in accordance with a recognized architectural style. The use of different roof pitches for different designs • Eaves and overhangs to provide shadow and texture to the home in a manner consistent with the selected architectural style.
• Roofline design that incorporates changes in direction, pitch, architectural styling and configuration. • Strong roof forms. Roof framing treatments may include gables, sheds and hips. Generally, flat roofs are not allowed unless they can be proven to be appropriate architectural styles of the building.

The minimum roof pitch shall be five feet (5’) vertical in twelve feet (12’) horizontal, roof pitches may be reduced to 4:12 (min.) dependent on the specific architectural style, or if the roof pitch is critical to the overall design from a massing, scale and articulation standpoint.

Harmonious Streetscape Example
Out of Scale Streetscape Example

Villages at Fairfield Design Guidelines 49

5.4 Colors and Materials
Colors
Color has the greatest visual impact of any of the architectural elements. Either it can be the glue that binds the neighborhood together, or it can be solvent that dissolves the visual bond. • Colors shall be appropriate for the architectural style, with accent colors on doors, windows, shutters, wrought iron, awnings and trim as appropriate.
• Color combinations, including roof tile and masonry, must be submitted in a complete and understandable manner in order for the DRC to review and approve. This shall include, but not be limited to, color chips and material samples mounted on a display board.

Materials and Finishes
Building materials, colors, and finishes provide interest and variety, and help to create a more human scale to the building form. The selection of materials and finishes should be consistent with the architectural style and character of the residence. Finishes should appear in a complete presentation as indicated below. • Building materials and colors should be complementary, promoting a more harmonious appearance and style.
• Material changes should occur in a logical and aesthetically pleasing manner. • Material changes must occur at reverse corners or return on a sidewall towards the privacy screen.

Unless the material is being used to create a column effect, the sidewall shall return to fence or wall plane. • Frequent changes in materials should be avoided. • Use high quality, durable and low maintenance materials that project a sense of permanence. • Accent materials should be used to add interest and variety to the building design. Materials may include but are not limited to brick, tile, natural or manufactured stone, cementations siding material, and stucco.

T-111 siding and plastic/fiberglass materials that may fade or weather are not allowed. • The primary building material should be expressed on building faces that are visible to the public. The primary public facing façade should allow for additional material and details. • Create architectural variety using a minimum of three basic colors, and house materials that are texturally different, yet visually compatible.

Villages at Fairfield Design Guidelines 50
6 APPENDIX A PLANT PALETTE The following list of plants is allowed in Villages at Fairfield. The list is not all inclusive and not all approved plants will be allowed in all locations.

Tree Palette
Arterial Streets, Residential Collector and Collector Streets, and Medians Street Trees
Botanical Name Common Name Acer rubrum ‘Red Maple’ Red Sunset Maple Acer buergerianium Trident Maple Celtis sinensis Chinese Hackberry Cercis cadadenis Eastern Redbud Fraxinus americana ‘Autumn Blaze’ Autumn Blaze White Ash Fraxinus pennsylvanica Green Ash Tilia cordata Little Leaf Linden Pinus eldarca Afghan Pine Platanus acerfolia ‘Columbia’ London Plane Tree Quercus wislezeneii Interior Live Oak Quercus ilex Holly Oak Quercus agrifolia Coast Live Oak Quercus rubra Red Oak Ulmus parvifolia ‘Athena’ Athena® Classic Lacebark Elm Zelkova serrata Zelkova Subordinate Trees
Botanical Name Common Name Carpinua betulus ‘Fastigiata’ European Hornbeam Cinnamomum camphora Camphor Tree Crataegus phaenopyrum Washington Hawthorn Nyssa sylvatica Tupelo Pistacia chinensis Chinese Pistache Quercus virginiana Southern Live Oak Pyrus calleryana ‘Red Spire’ Red Spire Pear Quercus coccinea Scarlet Oak Laurus nobilis Grecian Laurel Accent Trees
Botanical Name Common Name Acer palmatum Japanese Maple Cupressus sempervirens Italian Cypress Enobotrya deflexa Loquat Lagerstroemia x fauriei Hybrid Crape Myrtle Quercus robur ‘Fastigiata’ Skyrocket® English Oak Washingtonia robusta Mexican Fan Palm Hopseed Shrub and Groundcover Palette
Large Shrubs: 5’ - 6’ Tall
Botanical Name Common Name Arbutus unedo ‘Compacta’ Dwarf Strawberry Tree Arctostaphylos densiflora ‘Howard Mc Minn’ Manzanita Carpenteria californica ‘Elizabeth’ Bush Amenome Ceanothus griseus ‘Louis Edmunds’ Wild Lilac Ceanothus ‘Ray Hartman’ Wild Lilac Cistus purpureus Orchidspot Rockrose Eleangus pungens Silverberry Feij oa sellowiana Pineapple Guava Juniperus chinensis Juniper Lagerstroemia indica Dwarf Crape Myrtle Leptospermum scoparium ‘Ruby Glow’ New Zealand Tea Tree Photinia fraseri Photinia Pittosporum euginiodes Lemonwood Prunis caroliniana ‘Bright N Tight’ Carolina LaurelRosa banksiae Lady Banks Rose Rhamnus californica ‘Eve Case’ California Coffeeberry Rhus Typhina ‘Tiger Eye’ Staghorn Sumac Viburnum tinus ‘Compactum’ Spring Bouquet Laurustinus Xylosma congestum Xylosma Medium Shrubs: 3’ - 4’ Tall
Botanical Name Common Name Abelia grandifl ora ‘Sherwoodii’ Dwarf Abelia Berberis thunbergii ‘Atropurpurea’ Japanese Barberry Calamagrostis x acutiflora ‘Karl Forester’ Feather Reed Grass Callistemon citrinus ‘Little John’ Dwarf Bottle Brush Cistus hybridus White Rockrose Dietes vegeta Fortnight Lilly Escallonia terri Escallonia Myrtus communis Common Myrtle Phormium tenax (compact varieties) Dwarf New England Flax Pinus mugo pumilo Mugo Pine Pittosporum tobira ‘Wheelers Dwarf’ Wheeler’s Dwarf Mock Orange Prunius cerasifera ‘Krauter Vesuvius’ Purple Leaf Plum Raphiolepis indica ‘Pink Cloud’ India Hawthorn Salvia leucantha Mexican Sage Westringia rosmarinitolus Nerimo Little Red Xylosma c. ‘Compacta’ Dwarf Xylosma

Villages at Fairfield Design Guidelines 51
Small Shrubs: 1’ - 3’ Tall
Botanical Name Common Name Callistemon citrinus ‘Little John’ Dwarf Bottlebrush Ceanothus griseus ‘Joyce Coulter’ Wild Lilac Correa ‘Carmine Bells’ Australian Fuschia Dietes x ‘Nola Alba’ Katrina African Iris Euonymus japonicus ‘Microphylla’ Boxleaf Euonymus Festuca cinerea ‘Elijah’s Blue’ Elijah’s Blue Fescue Hemerocallis sp. Daylily Lavandula angustifolia English Lavender Leucophyllum frutescens compactum Dwarf Texas Sage Lomandra longfolia ‘Breeze’ Mat Rush Nandina domestica ‘Harbour Dwarf’ Dwarf Heavenly Bamboo Nepeta x faassenii ‘Six Hills Giant’ Giant Catmint Rosmarinus officinalis ‘Ingram’ Rosemary Salvia greggii ‘Heatwave Blaze’ Heatwave Blaze SageScaevola aemula ‘Mauve Clusters’ Fan Flower Westringia fruticose ‘WES05’ TM Mundi Coast Rosemary
Groundcover
Botanical Name Common Name Agave americana Century Plant Baccharis pilularis Coyote Bush Carex tumulicola Berkeley Sedge Ceanothus griseus horizontallis Carmel Creeper Cedrus deodara Deodar Cedar Cistus salvifolius Sageleaf Rockrose Cistus Sunset Magenta Rockrose Coprosma kirkii Spreading Coprosma Coprosma pumlia ‘Verde Vista’ Creeping Coprosma Cotoneaster horizontalis Rockspray Cotoneaster Festuca ovina glauca Blue Fescue Hesperaloe parviflora Red Yucca Juniperus horizontalis ‘Hughes’ Hughes Juniper Muhlenbergia rigens Deergrass Myoporum parvifolium Trailing Myoporum Phormium tenax New Zealand flax Rosa sp. Rose Hybrids Rosmarinus officinalis Rosemary Rosmarinus prostatinus Prostrate Rosemary Trachelospermum jasminoides Star Jasmine Vines
Botanical Name Common Name Distictis buccinatoria Trumpet Vine Ficus pumila Creeping Fig Jasminum polyanthemum Pink Jasmine Macfadyena unguis-cati Cat’s Claw Parthenocissus tricuspidata Boston Ivy Turf
Rhizomatous Tall Fescue (RTFTM) Blend
Open Space Planting
Botanical Name Common Name Acer negundo Box Elder Aesculus californica California Buckeye Artemesia douglasiana Mugwort Baccharis viminea Mulefat Baccharis Calyanthus occidentalis Spice Bush Dodenea viscosa Purpureus Purple Fraxinus latifolia Oregon Ash Platanus racemosa Western Sycamore Populus fremontii Fremont Cottonwood Quercus lobata Valley Oak Rubus vitifolius California Blackberry Prohibited Plant Palettes
The following plants are prohibited, unless approved by the DRC, since they are inconsistent with the major planting themes established for Villages at Fairfield. The list is not all-inclusive and other trees and plants may be prohibited upon review of the landscaping plans, depending on species, location and quantity proposed.

Trees
Botanical Name Common Name Acacia sp. Acacia Ailanthus altissma Tree of Heaven Catalpa sp. Indian Bean Tree Morus alba Mulberry Picea sp. Spruce Oleander sp. * Oleander Salix sp. * Willow Tamarix aphylla Athel Tree Shrubs and Ground Cover
Botanical Name Common Name Adenostoma fasticulatum Chamise Artemisia californica California Sagebrush Centeranthus ruber Red Valerian Cytisus sp. Broom Phyllostachys sop. Bamboo (Running) Spartium janceum Spanish Broom * Prohibited when adjacent to open space and park planting

T
T
T
T
T
T
T
T
T
T
T
T
T
LARA
APN: 0170-331-011

TAGULAO
APN: 0170-331-012
CHAN
APN:
0170-332-007
CRUZ
APN:
0170-332-008

AFICIAL
APN:
0170-333-006
GRAHAM
APN:
0170-333-006

TAGUINOD
APN: 0170-334-007

GUNDRAN
APN: 0170-334-008
RAMOS
APN: 0170-351-013

AUGUSTIN
APN: 0170-351-014

CABRERA
APN: 0170-352-013
ESLAVA
APN: 0170-351-014

CITY OF FAIRFIELD
APN: 0170-010-019
APN: 0170-010-052
KUMLER
0170-332-040 APN:
070-332-017

VILLAGES AT

FAIRFIELD
EX. 10' P.S.E

TO REMAIN
D
D
D
D
D
3,879± SF
3,811± SF
3,769± SF
3,566± SF
3,132± SF
3,406± SF
3,471± SF
3,373± SF
3,225± SF
3,514± SF
2,952± SF
4,567± SF
3,585± SF
3,098± SF
3,679± SF
3,846± SF
3,013± SF
3,377± SF
2,946± SF
2,698± SF
3,188± SF
2,840± SF
2,834± SF
3,332± SF
3,211± SF
2,944± SF
3,291± SF
2,825± SF
2,825± SF
2,905± SF
2,857± SF
2,829± SF
3,918± SF
3,734± SF
3,607± SF
2,825± SF
2,825± SF
2,825± SF
2,825± SF
3,350± SF
2,825± SF
2,825± SF
3,254± SF
2,880± SF
3,419± SF
2,887± SF
3,535± SF
3,098± SF
3,638± SF
4,111± SF
3,425± SF
4,151± SF
3,726± SF
3,758± SF
3,103± SF
3,275± SF
2,790± SF
3,350± SF
3,016± SF
3,182± SF
2,868± SF
3,449± SF
2,894± SF
3,135± SF
3,011± SF
3,124± SF
4,046± SF
2,773± SF
2,909± SF
3,247± SF
2,814± SF
3,141± SF
3,616± SF
3,432± SF
3,271± SF
2,885± SF

PROJECT
SITE
NORTH

LOCATION MAP

SCHOOL DISTRICT

FAIRFIELD SUISUN
APN: 0170-010-051
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

EXISTING CONDITIONS

SHEET INDEX
1 EXISTING CONDITIONS/ TREE REMOVAL
2 TENTATIVE SUBDIVISION MAP
3 SITE PLAN
4 TYPICAL PLOT PLANS AND DEVELOPMENT STANDARDS
5 PRELIMINARY GRADING AND UTILITY PLAN
6 PRELIMINARY EARTHWORK
7 PRELIMINARY FIRE ACCESS PLAN
8 PRELIMINARY LANDSCAPE PLAN
9 PRODUCTION FRONT YARD TYPICAL LANDSCAPE PLAN

ABBREVIATIONS
1 OF 9
LEGEND

BOUNDARY

PROPERTY LINE

CENTERLINE

EASEMENT

SIDEWALK

CURB & GUTTER

SANITARY SEWER MAIN

SEWER MANHOLE

STORM DRAIN MAIN

STORM DRAIN MANHOLE

STORM DRAIN INLET

WATER MAIN

FIRE HYDRANT

BENCHMARK

BASIS OF BEARINGS

LARA APN: 0170-331-011 TAGULAO APN: 0170-331-012
CHAN
APN:
0170-332-007
CRUZ
APN:
0170-332-008

AFICIAL
APN:
0170-333-006
GRAHAM
APN:
0170-333-006

TAGUINOD
APN: 0170-334-007 GUNDRAN
APN: 0170-334-008
RAMOS
APN: 0170-351-013

AUGUSTIN
APN: 0170-351-014

CABRERA
APN: 0170-352-013 ESLAVA
APN: 0170-351-014

FAIRFIELD SUISUN

SCHOOL DISTRICT
APN: 0170-010-051
CITY OF FAIRFIELD APN: 0170-010-019
KUMLER 0170-332-040 APN:

VILLAGES AT FAIRFIELD

COURT A
D
D
D
D
D
C
C
C
A
A
B
8' P.S.E.
8' P.S.E.
8' P.S.E. 8' P.S.E.

C
R=250'
LOT A

WATER QUALITY

0.35± AC.

EX. 10' P.S.E. TO REMAIN
EX. 10' P.S.E. TO REMAIN
R=250'

STREET B

STREET C STREET B

STREET B

STREET A
R=25'
R=27'
R=27'
R=25'
R=25' R=25'
R=20'
R=20' R=20'
R=20'
R=2 '
R=22' R=20'
R=25'
46' R/W
46' R/W
46' R/W
EX 55' R/W
EX 61' R/W
40'
34'
36'
36'
36'
34'

STREET C
8' P.S.E.

R=250'
R=250'
R=250'
R=250' R=350'
R=250'
R=250'
R=250'
R=250'
R=250' R=250'
R=2
5 0'
R=250'
R27'
R27'
R40' R45'
R=46' R=40'
R=40'
R=40'
R=25' R=20'
R=42'
R=40'
R=40'
R=20' R=25'
R=20' R=25'
29 3,879± SF
30 3,811± SF
28 3,769± SF
21 3,566± SF
25 3,132± SF
23 3,406± SF
24 3,471± SF 27
3,373± SF
19 3,225± SF
31 3,514± SF
18 2,952± SF
47 4,567± SF
44 3,585± SF
49 3,098± SF
20 3,679± SF
22 3,846± SF
46 3,013± SF
26 3,377± SF
48 2,946± SF
35 2,698± SF
36 3,188± SF
65 2,840± SF
63 2,834± SF
33 3,332± SF
1 3,211± SF
2 2,944± SF
3 3,291± SF
74 2,825± SF
75 2,825± SF
71 2,905± SF
72 2,857± SF
73 2,829± SF
70 3,918± SF
69 3,734± SF
16 3,607± SF
14 2,825± SF
13 2,825± SF
12 2,825± SF
11 2,825± SF
10 3,350± SF
7 2,825± SF
8 2,825± SF
9 3,254± SF
53 2,880± SF
62 3,419± SF
54 2,887± SF
76 3,535± SF
55 3,098± SF
57 3,638± SF
58 4,111± SF
50 3,425± SF
59 4,151± SF
51 3,726± SF
60 3,758± SF
52 3,103± SF
61 3,275± SF
34 2,790± SF
56 3,350± SF
67 3,016± SF
68 3,182± SF
66 2,868± SF
43 3,449± SF
45 2,894± SF
42 3,135± SF
58'
50'
57'
50'
50'
56'
49'
58'
7'
42'
58'
11'
45'
55'
61'
39'
53'
9'
80'
52'
50' 40'
50'
58'
50'
61'
71'
44'
70' 47'
70'
42'
14'
73'
57'
49'
52'
52'
56'
50'
56'
50'
56'
50'
21'
37'
56' 54'
56' 50'
56'
50'
50'
64'
71' 49'
75'
62'
58'
60'
52'
52'
68'
50'
50'
50'
61'
28'
55'
35'
75' 27'
56'
51'
58'
50' 50'
56'
61'
59'
48'
50'
78'
50'
68' 49'
55' 50'
53'
50'
73'
50'
48'
59'
62'
59'
51'
50'
57'
52'
59' 50'
56'
51'
50' 50'
56'
245'
10' 58'
107'
72'
63'
69'
50'
84'
50'
50'
56'
64'
49' 49'
57'
54'
54'
59'
57'
53'
58'
49'
56'
50'
50'
56'
50' 50'
56'
53'
78'
50' 50'
79' 46'
53'
60' 69'
8'
50'
60'
51'
63'
143'
31'
33'
56'
48'
57'
50'
21'
50'
68'
47' 50' 50'
56'
51'
67' 50'
72'
50'
61'
50'
65'
65'
50'
67'
50'
56'
47'
40' 22'
71' 56'
58' 35'
71'
52'
63'
48'
65'
50'
52'
61'
50'
50'
50'
39' 54'
10'
61' 50'
50'
55'
50'
56' 50'
56'
21'
46'
42'
51'
50'
50'
50'
50'
80'
44'
67'
51'
50' 50' 50' 50'
64 3,011± SF
50'
59'
53'
15 3,124± SF
32 4,046± SF
17 2,773± SF
38 2,909± SF
37 3,247± SF
6 2,814± SF
40 3,141± SF
41 3,616± SF
4 3,432± SF
5 3,271± SF
59' 63'
50'
56'
39 2,885± SF
59'
55'
48'
53'
49'
50'
70' 27'
50'
3'
22'
28'
44'
R=2 '
R=2 '
50'
50'
50'
50'
50'
50'
R=250' 119°'

RESIDENTIAL STREET (PUBLIC)

NOT TO SCALE
46' STREET SECTION C

PASSION LANE (PUBLIC)

NOT TO SCALE

PROPOSED STREET SECTION A GULF DRIVE (PUBLIC)

NOT TO SCALE

PROPOSED STREET SECTION B

PROJECT
SITE
NORTH

LOCATION MAP
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

TENTATIVE SUBDIVISION MAP
TOTAL
AREA

7.99 DWELLING NET GROSS
76 UNITS DENSITY
LOT 1

LAND USE

LAND USE SUMMARY
MIN: 2,698 SF, AVG: 3,257 SF, MAX: 4,556 SF
AREA

7.99 GROSS
LOT A WATER QUALITY - 0.35

9.51 7.99 AC
AREA
NET

PARKSIDE

LAND USE

OPEN SPACE SUMMARY

0.24 AC

REQUIREMENT
3% OPEN SPACE
PROVIDED*

OPEN SPACE

0.35 AC
* OPEN SPACE PROVIDED BY LOT A.

PROJECT NOTES

PLANNER/ENGINEER
PHONE: 925 847-1549/925 847-1547
CONTACT: PAUL MEUSER/ KARRIE MOSCA
PLEASANTON, CA 94588
3875 HOPYARD ROAD, SUITE 345
WOOD RODGERS INC.

APPLICANT/ SUBDIVIDER

7.99 ACRES GROSS
AREA

9.51 D.U./AC. GROSS

DENSITY
0170-010-052
ASSESSOR'S PARCEL NO.

WATER QUALITY LOT

SINGLE-FAMILY RESIDENTIAL LOTS

NUMBER OF LOTS
76 1

EXISTING GENERAL PLAN USE & ZONING

PF (PUBLIC FACILITIES)

PARK DISTRICT

CITY OF FAIRFIELD

CITY OF FAIRFIELD

FIRE PROTECTION

SCHOOL DISTRICT

CITY OF FAIRFIELD
SEWER

FAIRFIELD SUISUN SCHOOL DISTRICT
PG&E

ELECTRICITY/GAS

CITY OF FAIRFIELD
WATER

RM (RESIDENTIAL MEDIUM)

CITY OF FAIRFIELD

STORM DRAIN
NOTES

1. SUBDIVIDER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS.

2. THIS IS AN APPLICATION FOR A DEVELOPMENT PERMIT.

3. THE AERIAL TOPOGRAPHY SHOWN HERON WAS FLOWN BY WOOD
RODGERS IN JANUARY 2021.

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

RANCHO TOLENAS CORP.
9216 KIEFER BOULEVARD
SACRAMENTO, CA 95826
CONTACT: ROB WHITE
PHONE: (916) 403-1718

PROPOSED GENERAL PLAN USE & ZONING
VACANT

EXISTING USE

SINGLE-FAMILY RESIDENTIAL

PROPOSED USE
2 OF 9
S-F RESIDENTIAL (50.0' x 54.5' TYP.) 76 7.99 7.64 9.51

A/C
PAD
PAD
A/C
PAD
A/C
A/C

PAD A/C
PAD
A/C
PAD
A/C
PAD
A/CPAD
A/C
PAD
PADA/C
PAD
A/C

A/C PAD

A/C PAD
A/C
PAD
A/C
PAD
PAD
A/C
PAD
A/C
PADA/C
PADA/C
PAD
A/C
PADA/C
A/C
PAD

A/C PAD
A/C
PAD

A/C PAD
A/C

PAD A/C PAD

A/C PAD
A/C
PAD
A/C
PAD
A/C
PAD
A/C

PAD A/C
PAD
PADA/C

PADA/C PAD
A/C
PAD
A/C
A/C
PAD

A/C PAD

A/C PAD

A/C PAD

A/C PAD A/C
PAD
A/C
PAD
PAD
A/C
A/C
PAD

A/C PAD

A/C PAD
A/C
PAD
PADA/C
A/C
PAD
A/C
PAD
A/C
PAD
PAD
A/C

A/C PAD
A/C
PAD
A/C
PAD
A/C
PAD

A/C PAD
A/C
PAD
A/C
PAD
PAD
A/C
A/C
PAD
A/C
PAD
PAD
A/C
PAD
A/C
A/C
PAD

A/C PAD

A/C PAD
A/C
PAD

A/C PAD
PADA/C
A/C
PAD
A/C
PAD
PADA/C
A/CPAD
LARA
APN: 0170-331-011

TAGULAO
APN: 0170-331-012
CHAN
APN:
0170-332-007
CRUZ
APN:
0170-332-008

AFICIAL
APN:
0170-333-006
GRAHAM
APN:
0170-333-006

TAGUINOD
APN: 0170-334-007

GUNDRAN
APN: 0170-334-008
RAMOS
APN: 0170-351-013

AUGUSTIN
APN: 0170-351-014

CABRERA
APN: 0170-352-013
ESLAVA
APN: 0170-351-014

FAIRFIELD SUISUN

SCHOOL DISTRICT
APN: 0170-010-051

CITY OF FAIRFIELD
APN: 0170-010-019
KUMLER
0170-332-040 APN:

VILLAGES AT

FAIRFIELD
29 30
28 21
25 23
24 27
19 31
18 47
44 49
20 22
46 26
48 35
36 65
63 33
1 2
3 74
75 71
72 73
70 69
16 14
13 12
11 10
7 8
9 53
62 54
76 55
57 58
50 59
51 60
52 61
34 56
67 68
66 43
45 42
64 15
32 17
38 37
6 40
41 4
5 39

COURT A

STREET B

STREET C STREET B

STREET B

STREET A

STREET C
LOT A

WATER QUALITY

0.35± AC.

PROJECT
SITE
NORTH

LOCATION MAP
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

SITE PLAN

HOUSING SUMMARY
PLAN 1
PLAN 2
PLAN 3
UNIT COUNT HOUSE SIZE (SQ. FT.)
19 19
19 1,654
2,062
2,129
TOTAL 76 -

PARKING SPACE TYPE
STREET
DRIVEWAY*
GARAGE
UNIT
NO. OF SPACE/
SPACES
83 1.1
114 1.5
152 2.0
TOTAL 349 4.6 SPACES/UNIT

PARKING SUMMARY

50.0'x54.5' PERCENT MIX*
25%
25%
25%
100%
PLAN 4 19 2,195 25%
*HOUSE PLANS 1 AND 4 CONTAIN A ONE-CAR DRIVEWAY SPACE. PLANS 2 AND 3 CONTAIN TWO-CAR DRIVEWAY SPACES.
*HOUSE PLAN MIX IS APPROXIMATE AND IS SUBJECT TO CHANGE. 3 OF 9

PUBLIC STREET
8' P.S.E.
8' P.S.E.
5' SIDEWALK
50'

54.5'
58'
5' SIDEWALK

PUBLIC STREET
50'x54.5' LOT (TYP.) PLOT PLANS
PL PL
50'
N.T.S.

PUBLIC STREET
8' P.S.E.
8' P.S.E.
5' SIDEWALK
50'

54.5'
5' SIDEWALK

PUBLIC STREET
PL PL
50'

54.5'

54.5'

54.5'54.5'

PUBLIC STREET
8' P.S.E.
8' P.S.E.
5' SIDEWALK
50'

54.5'
5' SIDEWALK

PUBLIC STREET
PL PL
50'
58'

54.5'54.5'
PLAN 2

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

54.5'
58'
5' SIDEWALK

PUBLIC STREET
PL PL
50'

54.5'

54.5'
50'
PLAN 2
PLAN 3 PLAN 3
PLAN 1 PLAN 1
PLAN 4 PLAN 4
58'
50'x54.5' LOT (TYP.) PLOT PLANS
N.T.S.
58' 58'

5.0'
MIN.

18.0'
MIN.
*8.0'
MIN.

5.0'
MIN.
*8.0'
MIN. 5.0'
MIN.

5.0'
MIN.

5.0'
MIN.

18.0'
MIN.

18.0'
MIN.
*8.0'
MIN.

5.0'

5.0' MIN.

MIN.

5.0'
MIN.
58'
58'
*8.0'
MIN.
*8.0'
MIN.
*8.0'
MIN.

5.0'

5.0' MIN.

MIN.

5.0'
MIN.
*8.0'
MIN.
*8.0'
MIN.
*8.0'
MIN.

18.0'
MIN. 21.5'
(18' MIN.) 6.0' (5.0' MIN.)
*8.0'
MIN.
*8.0'
MIN.
*8.0'
MIN.

5.0'
MIN.

5.0'
MIN. 5.0'
MIN.

MIN.

6.0 MIN.

6.0 MIN. 6.0
* MODIFICATION PER VILLAGES AT FAIRFIELD DESIGN GUIDELINES 10' TYP.
10' TYP.
10' TYP. 10' TYP.

21.5'
(18' MIN.)
22'
(18' MIN.)
22'
(18' MIN.)

6.0'
(5.0' MIN.)

5.5'
(5.0' MIN.)

5.5'
(5.0' MIN.)

6.0'
(5.0' MIN.)

6.0'
(5.0' MIN.)
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

TYPICAL PLOT PLANS AND DEVELOPMENT STANDARDS

FRONT SETBACK

DEVELOPMENT STANDARDS
PORCH - 8' MINIMUM FROM BACK-OF-WALK
LIVING AREA - 8' MINIMUM FROM BACK-OF-WALK
STRAIGHT GARAGE - 18' MINIMUM TO FROM BACK-OF-WALK

RM DISTRICT

SIDE SETBACK
INTERIOR - 5' MINIMUM
STREET SIDE - 8' MINIMUM
STREET SIDE AT CURB RETURN - 6' MINIMUM

REAR SETBACK
LIVING AREA - 5' MINIMUM

LOT COVERAGE
55% MAXIMUM

PRIVATE OPEN SPACE
350 S.F. (REAR YARD, 5' MIN. DIMENSION, INCLUDES CALIFORNIA ROOM)

LANDSCAPING

STREET TREES - PER PRELIMINARY LANDSCAPE PLAN

FRONT YARD LANDSCAPING INSTALLED BY DEVELOPER
CALIFORNIA ROOM - 5' MINIMUM
STAGGERED GARAGE - 8' MINIMUM TO FORWARD GARAGE DOOR
18' MINIMUM TO BACK GARAGE DOOR
4 OF 9

STREET 'D'

STREET 'R'
31 30
29 28
27 32
33 34
35 36
37 57
56 55
54 53
52 51
50 58
59 60
61 62
63 STREET 'D'
PARCEL 3 ELEMENTARY SCHOOL
64 63
62 61 60
9 10
11 12
13 14
28 29
31 30
47 46
49 48
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T
T
T
T
T
T
T
T
T
T
T
A
C
D
D
D
B

STREET C

STREET B

STREET C

STREET A

COURT A
E

CITY OF FAIRFIELD
29 30
28 21
25 23
24 27
19 31
18 47
44 49
20 22
46 26
48 35
36 65
63 33
1 2
3 74
75 71
72 73
70 69
16 14
13 12
11 10
7 8
9 53
62 54
76 55
57 58
50 59
51 60
52 61
34 56
67 68
66 43
45 42
64 15
32 17
38 37
6 40
41 4
5 39
P 61.8
P 61.3
P 60.8
P 60.3
P 59.8
P 59.3
P 58.8
P 60.9
P 60.8
P 61.3
P 61.8
P 62.2
P 62.6
P 63.1
P 63.3
P 63.4
P 63.4
P 63.3
P 62.9
P 61.3
P 61.1
P 62.1 P 61.9
P 60.8
P 60.5
P 60.2
P 60.5
P 60.2
P 59.9
P 59.8
P 59.8
P 59.9
P 59.9
P 59.9
P 59.5
P 60.2
P 58.8
P 58.4
P 57.9
P 57.7
P 57.1
P 57.4
P 57.8
P 58.2
P 57.8
P 58.4 P 58.5
P 58.6
P 58.9
P 59.1
P 59.4
P 59.6
P 60.0
P 60.4
P 60.9
P 61.3
P 61.3
P 61.1
P 62.1
P 61.8
P 61.6
P 61.4
P 61.1
P 60.8
P 60.5
P 60.2
P 60.0
P 59.8
P 59.4
P 61.6
P 61.2
P 60.9
P 60.5 P 59.9
P 61.9
P 62.1

PROJECT
SITE
NORTH

LOCATION MAP

CITY OF FAIRFIELD
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

PRELIMINARY GRADING AND UTILITY PLAN

SECTION A

SECTION B

SECTION C

SECTION D

TYPICAL PAD TO PAD

SECTION E
5 OF 9

LOW FLOW PUMP SECTION

BIORETENTION DETAIL

STREET 'D'

STREET 'R'
31 30
29 28
27 32
33 34
35 36
37 57
56 55
54 53
52 51
50 58
59 60
61 62
63 STREET 'D'
PARCEL 3 ELEMENTARY SCHOOL
64 63
62 61 60
9 10
11 12
13 14
28 29
31 30
47 46
49 48
T
T
T
T
T
T
T
T
T
T
T

COURT A

STREET B

STREET C STREET B

STREET B

STREET A

STREET C
29 30
28 21
25 23
24 27
19 31
17 18
47 44
49 20
22 37
26 48
35 36
65 63
40 41
46 38
39 32
33 4
1 2
3 74
75 71
72 73
70 69
16 15
14 13
12 11
10 6
7 8
9 53
62 54
76 55
57 58
50 59
51 60
52 61
5 34
56 67
68 66
43 45
42 64

CITY OF FAIRFIELD

PROJECT
SITE
NORTH

LOCATION MAP
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

PRELIMINARY EARTHWORK

EARTHWORK SUMMARY

CUT (CY) FILL (CY) NET (CY)
6 OF 9

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LOT A

WATER QUALITY

0.35± AC.

STREET B

STREET A

COURT A

STREET B STREET C

STREET B
29 30
28 21
25 23
24 27
19 31
17 18
47 44
49 20
22 37
26 48
35 36
65 63
40 41
46 38
39 32
33 4
1 2
3 74
75 71
72 73
70 69
16 15
14 13
12 11
10 6
7 8
9 53
62 54
76 55
57 58
50 59
51 60
52 61
5 34
56 67
68 66
43 45
42 64

PROJECT
SITE
NORTH

LOCATION MAP
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

PRELIMINARY FIRE ACCESS PLAN
7 OF 9

1 1
1 1
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PAD
LARA
APN: 0170-331-011

TAGULAO
APN: 0170-331-012
CHAN
APN:
0170-332-007
CRUZ
APN:
0170-332-008

AFICIAL
APN:
0170-333-006
GRAHAM
APN:
0170-333-006

TAGUINOD
APN: 0170-334-007

GUNDRAN
APN: 0170-334-008
RAMOS
APN: 0170-351-013

AUGUSTIN
APN: 0170-351-014

CABRERA
APN: 0170-352-013
ESLAVA
APN: 0170-351-014

FAIRFIELD SUISUN

SCHOOL DISTRICT
APN: 0170-010-051

CITY OF FAIRFIELD
APN: 0170-010-019
KUMLER
0170-332-040 APN:

VILLAGES AT

FAIRFIELD
29 3,879± SF
30 3,811± SF
28 3,769± SF
21 3,566± SF
25 3,132± SF
23 3,406± SF
24 3,471± SF 27
3,373± SF
19 3,225± SF
31 3,514± SF
18 2,952± SF
47 4,567± SF
44 3,585± SF
49 3,098± SF
20 3,679± SF
22 3,846± SF
46 3,013± SF
26 3,377± SF
48 2,946± SF
35 2,698± SF
36 3,188± SF
65 2,840± SF
63 2,834± SF
33 3,332± SF
1 3,211± SF
2 2,944± SF
3 3,291± SF
74 2,825± SF
75 2,825± SF
71 2,905± SF
72 2,857± SF
73 2,829± SF
70 3,918± SF
69 3,734± SF
16 3,607± SF
14 2,825± SF
13 2,825± SF
12 2,825± SF
11 2,825± SF
10 3,350± SF
7 2,825± SF
8 2,825± SF
9 3,254± SF
53 2,880± SF
62 3,419± SF
54 2,887± SF
76 3,535± SF
55 3,098± SF
57 3,638± SF
58 4,111± SF
50 3,425± SF
59 4,151± SF
51 3,726± SF
60 3,758± SF
52 3,103± SF
61 3,275± SF
34 2,790± SF
56 3,350± SF
67 3,016± SF
68 3,182± SF
66 2,868± SF
43 3,449± SF
45 2,894± SF
42 3,135± SF
64 3,011± SF
15 3,124± SF
32 4,046± SF
17 2,773± SF
38 2,909± SF
37 3,247± SF
6 2,814± SF
40 3,141± SF
41 3,616± SF
4 3,432± SF
5 3,271± SF
39 2,885± SF

COURT A

STREET B

STREET C STREET B

STREET B

STREET A

STREET C
CORRIDOR ACCENT TREES 37
ACER BUERGERIANUM / TRIDENT MAPLE 24"BOX, MEDIUIM
CERCIS CANADENSIS / EASTERN REDBUD 24"BOX, LOW
QUERCUS ROBUR 'FASTIGIATA' / SKYROCKET® ENGLISH OAK 24"BOX, MEDIUIM CORRIDOR MEDIUM SIZED TREE 14
CARPINUS BETULUS / EUROPEAN HORNBEAM 24"BOX, MEDIUIM
NYSSA SYLVATICA / TUPELO 24"BOX, MEDIUIM
ZELKOVA SERRATA 'CITY SPRITE' / SAWLEAF ZELKOVA 24"BOX, MEDIUIM STREET TREE 70
FRAXINUS AMERICANA 'AUTUMN BLAZE' / AUTUMN BLAZE WHITE ASH 24"BOX, MEDIUIM PISTACIA CHINENSIS 'KEITH DAVEY' / KEITH DAVEY CHINESE PISTACHE 24"BOX, LOW QUERCUS WISLIZENI / INTERIOR LIVE OAK 24"BOX, LOW
ULMUS PARVIFOLIA 'ATHENA' / ATHENA® CLASSIC LACEBARK ELM 24"BOX, MEDIUIM

CONCEPT TREE SCHEDULE

CMU MASONRY BLOCK WALL
WITHOUT PILASTERS. SEE IMAGE "C"
6' GOOD NEIGHBOR WOOD FENCE,
TYP. SEE DETAIL "B"
6' ENHANCED WOOD FENCE. SEE
DETAIL "A"
5' OPEN TUBE STEEL VIEW FENCE

ON RETAINING WALL
4' SQUARE TREE WELL WITH ADA

COMPLIANT IRON TREE GRATE
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
200
100
50 0
NORTH
REVISED JULY 3, 2025

PRELIMINARY LANDSCAPE PLAN
NOTE: REFER TO DETAILS FROM VILLAGES AT FAIRFIELD
COMMUNITY DESIGN GUIDELINES, DATED AUGUST 10,
2015, SECTION 4.5, WALLS, FENCES, AND GATEWAYS,
PAGES 30-39.

FENCING LEGEND
4' SQUARE TREE WELL WITH ADA
COMPLIANT IRON TREE GRATE, TYP.

WATER QUALITY BASIN WITH DROUGHT

TOLERANT, POLLINATOR ATTRACTING

LANDSCAPE PLANTS AT ADJACENT EDGES

DROUGHT TOLERANT, POLLINATOR ATTRACTING

LANDSCAPE PLANTS (NO TREES) ADJACENT

TO RIGHT OF WAY AND EXISTING TRAIL

BENCH SEATING NODE

AT BACK OF WALK
NOTE: REFER TO DETAILS IN THE REVISED VILLAGES AT

FAIRFIELD COMMUNITY DESIGN GUIDELINES, UPDATED TO
INCLUDE PARKSIDE AND LAGO VISTA. SECTION 4.5 WALLS,
FENCES, AND GATEWAYS, PAGES 30-39

A/C
PAD
A/C
PAD
A/C
PAD
A/C
PAD
A/C
PAD
A/C
PAD

STREET B
A/C
PAD
A/C

PAD A/C

A/C PAD
PAD
A/C
PAD
A/C
PAD
A/C
A/C
PAD
A/C
PAD

STREET A
`A` / SMALL FOUNDATION SHRUB
(ALTERNATE SP. PER LOT)
DIETES X `NOLA ALBA` / KATRINA AFRICAN IRIS 5 GAL, LOW
EUONYMUS J. `MICROPHYLLA` / BOXLEAF EUONYMUS 5 GAL, LOW LOMANDRA LONGIFOLIA `BREEZE` / MAT RUSH 5 GAL, LOW
WESTRINGIA FRUTICOSA `WES05` TM / MUNDI COAST ROSEMARY 5 GAL, LOW `B` / MEDIUM FOUNDATION SHRUB
(ALTERNATE SP. PER LOT)
CALLISTEMON C. `LITTLE JOHN` / DWARF BOTTLEBRUSH 5 GAL, LOW MYRTUS COMMUNIS `COMPACTA` / DWARF MYRTLE 5 GAL, LOW
RHAPHIOLEPIS INDICA `BALLERINA` / BALLERINA INDIAN HAWTHORN 5 GAL, LOW ROSMARINUS OFFICINALIS / ROSEMARY 5 GAL, LOW
`C` / LARGE FOUNDATION SHRUB
(ALTERNATE SP. PER LOT)
PHORMIUM TENAX `ATROPURPUREUM` / PURPLE NEW ZEALAND FLAX 5 GAL, LOW PRUNUS CAROLINIANA `MONUS` / BRIGHT `N TIGHT CAROLINA CHERRY LAUREL 5 GAL, LOW RHAMNUS CALIFORNICA `EVE CASE` / CALIFORNIA COFFEEBERRY 5 GAL, LOW XYLOSMA CONGESTUM / SHINY XYLOSMA 5 GAL, LOW
`D` / FOLIAGE ACCENT SHRUB
(ALTERNATE SP. PER LOT)
ACACIA COGNATA `ACCOG01` / COUSIN ITT LITTLE RIVER WATTLE 5 GAL, LOW MUHLENBERGIA CAPILLARIS / PINK MUHLY GRASS 5 GAL, LOW
NANDINA DOMESTICA `GULF STREAM` TM / GULF STREAM HEAVENLY BAMBOO 5 GAL, LOW PHORMIUM X `BLACK ADDER` / NEW ZEALAND FLAX 5 GAL, LOW
`E` / FLOWERING ACCENT SHRUB
(ALTERNATE SP. PER LOT)
GAURA L `WHIRLING BUTTERFLIES` / WHIRLING BUTTERFLIES GAURA 5 GAL, LOW GREVILLEA LANIGERA `COASTAL GEM` / COASTAL GEM GREVILLEA 5 GAL, LOW HEMEROCALLIS X `MONOLD` / EVERGREEN DAYLILY 5 GAL, LOW
PEROVSKIA ATRIPLICIFOLIA / RUSSIAN SAGE 5 GAL, LOW
`F` / TALL COLUMNAR SHRUB`
(ALTERNATE SP. PER LOT)
CALLISTEMON VIMINALIS `SLIM` / BOTTLE BRUSH 15 GAL, LOW CUPRESSUS S. `TINY TOWERS` / ITALIAN CYPRESS 15 GAL, MEDIUM PODOCARPUS ELONGATUS `MONMAL` TM / ICEE BLUE YELLOW WOOD 15 GAL, MEDIUM PODOCARPUS MACROPHYLLUS `MAKI` / MAKI SHRUBBY YEW PODOCARPUS 15 GAL, MEDIUM `GC` / GROUNDCOVERS
(ALTERNATE SPECIES PER LOT)
BACCHARIS PILULARIS `PIGEON POINT` / COYOTE BRUSH 1 GAL, LOW COPROSMA PUMILA `VERDE VISTA` / CREEPING COPROSMA 1 GAL, LOW JUNIPERUS HORIZONTALIS `HUGHES` / HUGHES JUNIPER 1 GAL, LOW MYOPORUM PARVIFOLIUM `PROSTRATUM` / MYOPORUM 1 GAL, LOW

CONCEPT PLANT SCHEDULE
JUNE 2025

VILLAGES AT FAIRFIELD - PARKSIDE

CITY OF FAIRFIELD, CALIFORNIA

BUILDING RELATIONSHIPS ONE PROJECT AT A TIME
3875 HOPYARD ROAD STE 345 TEL 925.847.1556
PLEASANTON, CA 94588 FAX 925.847.1557
REVISED JULY 3, 2025

PRODUCTION FRONT YARD TYPICAL LANDSCAPE PLAN
A

IN-LINE LOT TYPICAL FRONT YARD LANDSCAPES FOR INTERNAL STREETS 4' SQ. TREE WELL W/

ACCENT TREE AND ADA

COMPLIANT IRON TREE
GRATE , TYP.

GARAGE
PORCH

ENHANCED WOOD FENCE

AT STREET FACING
LOCATIONS, TYP.

GOOD NEIGHBOR FENCE 3' WOOD GATE
C

IN-LINE LOT TYPICAL FRONT YARD LANDSCAPES FOR EXTERIOR STREETS B

CORNER LOT TYPICAL FRONT YARD LANDSCAPE
GARAGE
PORCH
GARAGE
PORCH
GARAGE
PORCH
PORCH
PORCH
PORCH
PORCH
GARAGE
GARAGE
GARAGE
GARAGE
PORCH

GOOD NEIGHBOR FENCE

ENHANCED WOOD FENCE

AT STREET FACING
LOCATIONS, TYP.
3' WOOD GATE

ENHANCED WOOD

FENCE AT STREET FACING
LOCATIONS, TYP.
3' WOOD GATE GOOD NEIGHBOR FENCE

CMU BLOCK WALL OR GOOD NEIGHBOR

FENCE WHERE APPLICABLE, SEE PRELIMINARY
LANDSCAPE PLAN FOR MORE.

SMALL FOUNDATION SHRUBS

EUONYMUS JAPONICUS
'MICROPHYLLA'

BOXLEAF EUONYMUS

DIETES X 'NOLA ALBA'

KATRINA AFRICAN IRIS

LOMANDRA LONGIFOLIA 'BREEZE'

MAT RUSH
WESTRINGIA FRUTICOSA 'WES05'
TM

MUNDI COAST ROSEMARY

MEDIUM FOUNDATION SHRUBS

CALLISTEMON CITRINUS 'LITTLE
JOHN'

DWARF BOTTLE BRUSH

MYRTUS COMMUNIS 'COMPACTA'

DWARF MYRTLE

RHAPHIOLEPSIS INDICA
'BALLERINA'

BALLERINA INDIAN HAWTHORN

ROSMARINUS OFFICINALIS

ROSEMARY

LARGE FOUNDATION SHRUBS

PHORMIUM TENAX
'ATROPURPUREUM'

PURPLE NEW ZEALAND FLAX

PRUNUS CAROLINIANA 'BRIGHT N
TIGHT'

CAROLINA LAUREL

RHAMNUS CALIFORNICA 'EVE CASE'

CALIFORNIA COFFEEBERRY

XYLOSMA CONGESTUM

SHINY XYLOSMA

FLOWERING ACCENT SHRUBS

GAURA L 'WHIRLING BUTTERFLIES'

WHIRLING BUTTERFLIES GAURA

GREVILLEA LANIGERA 'COASTAL
GEM'

COASTAL GEM GREVILLEA
HEMEROCALLIS x 'MONOLD'

EVERGREEN DAYLILY

PEROVSKIA ATRIPLOCIFOLIA

RUSSIAN SAGE

TALL COLUMNAR SHRUBS

CALLISTEMON VIMINALIS 'SLIM'

BOTTLE BRUSH
CUPRESSUS S. 'TINY TOWERS'

ITALIAN CYPRESS

PODOCARPUS ELONGATUS
'MONMAL' TM

ICEE BLUE YELLOW WOOD

PODOCARPUS MACROPHYLLUS
'MAKI'

MAKI SHRUBBY YEW

FOLIAGE ACCENT SHRUBS
ACACIA COGNATA 'ACCOG01'

COUSIN IT LITTLE RIVER WATTLE

MUHLENBERGIA CAPILLARIS

PINK MUHLY GRASS

NANDINA DOMESTICA 'GULF

STREAM'

GULF STREAM HEAVENLY BAMBOO
PHORMIUM x 'BLACK ADDER'

NEW ZEALAND FLAX

GROUNDCOVERS

BACCHARIS PILULARIS 'PIGEON
POINT'

COYOTE BRUSH

COPROSMA PUMLIA 'VERDE VISTA'

CREEPING COPROSMA

JUNIPERUS HORIZONTALIS
'HUGHES'

HUGHES JUNIPER

MYOPORUM PARVIFOLIUM
'PROSTRATUM'

MYOPORUM
*NO TURF FOR FRONT YARD LANDSCAPES

SEE PRELIMINARY

LANDSCAPE PLAN FOR

STREET TREE

INFORMATION AND

FENCING DETAILS
GARAGE

CEQA Addendum for the Villages at Fairfield Project
(VAF EIR: E.R. 2003-29; 2011 Addendum; 2015 Addendum; 2018 Addendum) September 2025
On September 20, 2005, the Fairfield City Council adopted Resolution No. 2005-296 certifying an Environmental Impact Report for the Villages at Fairfield (the “EIR”). The EIR consisted of a Draft EIR and Final EIR, including Responses to Comment, bound in volumes. The Planning Commission recommended certification of the EIR and approved tentative maps in Resolution 2005-33 and the City Council adopted Resolution No. 2005-297 approving a General Plan Amendment for the Project on September 20, 2005, adopted Ordinance 2005-15 amending the Zoning Code, and adopted Ordinance No. 2005-14 approving a Development Agreement for the Villages at Fairfield. On May 3, 2011, the City adopted an Addendum to the EIR in conjunction with its approval of the Amended and Restated Development Agreement (“First Amended DA”).

On August 10, 2015, the City adopted an Addendum to the EIR in conjunction with its approval of the Second Amended and Restated Development Agreement (“Second Amended DA”). The 2011 and 2015 Addenda analyzed shifts in residential densities and minor land use revisions, all in substantial conformance with the previously approved tentative maps. On January 15, 2019, the City adopted an Addendum to the EIR in conjunction with its approval of the First Amendment to Second Amended and Restated Development Agreement (“First Amendment to Second Amended DA”), which adjusted the timing of certain infrastructure improvements described in Exhibit H of the Second Amended and Restated DA. The City is now contemplating approval of the Third Amended and Restated Development Agreement, and the necessary changes to the Project EIR associated with that amendment, which are reviewed by the 2025 (Lago Vista) Addendum.

This 2025 (Parkside) Addendum to the EIR has been prepared pursuant to the CEQA Guidelines Section 15164 for the Project, as described below. The proposed Villages at Fairfield Parkside project (“Parkside”) would develop up to 76 single-family detached dwelling units on a currently undeveloped parcel on the southeast corner of the Passion Lane and Gulf Drive intersection located in Village I of Villages at Fairfield. The subject parcel was originally assumed to be the site of a future elementary school in the EIR. As such, this 2025 (Parkside) Addendum considers the development of the Parkside site with up to 76 residential units instead of an elementary school. This 2025 (Parkside) Addendum also considers a General Plan Amendment and Zoning Amendment to redesignate the approximately 7.99-acre site from Public Facility (PF) to Residential Medium (RM).

The modifications to the Project described in this 2025 (Parkside) Addendum do not cause new or substantially more severe significant impacts than previously analyzed because all of the impacts of the Parkside project have already been effectively analyzed under the VAF EIR. As documented in this Addendum, the impacts of the Parkside project related to Aesthetics, Air Quality and Greenhouse Gas, Biological Resources, Cultural Resources & Tribal Cultural Resources, Geology & Soils, Hazards & Hazardous Materials, Hydrology & Water Quality, Land Use & Planning, Noise, Population & Housing, Public Facilities & Services, Recreation, Transportation, Utilities & Service Systems, Wildfire, Energy, Agricultural & Forest Resources, and Mineral Resources have been sufficiently analyzed by the VAF EIR such that no major

2 revisions to the VAF EIR are required. Where applicable, mitigation measures from the previously certified EIR are referenced and incorporated into this Addendum.

PRIOR ENVIRONMENTAL REVIEW
The Villages at Fairfield Project site is located within the boundaries of the Peabody Walters Master Plan (“PWMP”), which the City adopted in 1994 after preparing the Peabody Walters Master Plan Focused Environmental Impact Report (“Peabody Walters EIR”). Fairfield City Council Resolution Nos. 94-173 and 94-174, September 6, 1994. In 2002, the City undertook a comprehensive review of its General Plan and certified the General Plan Environmental Impact Report for the amended 2002 City of Fairfield General Plan (Fairfield City Council Resolution No. 2002-128, June 5, 2002). The Villages at Fairfield EIR (“VAF EIR”) utilized these prior analyses in evaluating the Project’s impacts. The EIR examined the potential change from current conditions to conditions under the proposed Project and alternatives for the following resources: Land Use, Housing, and Population (Chapter 3); Transportation and Circulation (Chapter 4); Public Facilities and Services (Chapter 5); Biology and Natural Resources (Chapter 6); Air Quality (Chapter 7); Hydrology and Water Quality (Chapter 8); Agriculture (Chapter 9); Noise (Chapter 10); Other Resources (visual, cultural, geologic and seismic, fire hazards and hazardous materials) (Chapter 11); and Project Alternatives (Chapter 12). Chapters 3-12 discussed each of the primary substantive subject areas identified in the CEQA Guidelines, Appendix G. Appendices 3 through 57 were included in the EIR and consisted of the detailed reports which formed the technical basis for the environmental evaluation in the EIR.

The full VAF EIR; its set of appendices; copies of the Peabody Walters Master Plan EIR and the General Plan EIR; and the 2011, 2015 and 2018 Addenda to the VAF EIR and 2025 (Lago Vista) Addendum are all incorporated herein by reference and are available for public review together with this 2025 (Parkside) Addendum at the City’s Community Development Department (1000 Webster Street, 2nd Floor).

DETERMINATION TO PREPARE AN ADDENDUM
Pursuant to Section 15164 of the CEQA Guidelines, a lead agency shall prepare an Addendum to a previously certified EIR if changes or additions are necessary and when none of the conditions described in Section 15162 of the CEQA Guidelines (which calls for the preparation of a Subsequent EIR) have occurred. Section 15162 requires preparation of a Subsequent EIR when:
“(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions to the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was

3 certified as complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or Negative Declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.”
The “project” at issue for purposes of CEQA’s subsequent review provisions is the residential development of the Parkside site. In this case, all of the environmental impacts associated with Parkside have already been analyzed and accounted for under the certified VAF EIR.

Where none of the above-referenced conditions requiring the preparation of a Subsequent EIR exist, the CEQA Guidelines require a lead agency to prepare an Addendum to the previously certified EIR, including a brief explanation, supported by substantial evidence, of the decision to not prepare a Subsequent EIR (CEQA Guidelines Sections 15162 and 15164(a)).

This Addendum concludes that the proposed Parkside project would not result in new significant adverse impacts or a substantial increase in the severity of previously identified significant impacts under the VAF EIR. Therefore, an Addendum is the appropriate form of environmental review under CEQA.

PROJECT DESCRIPTION
The City is considering the approval of modifications to the Villages at Fairfield Development Project (the “proposed Project”) submitted by Rancho Tolenas Corp. (“RTC”). The previously approved Project includes five separate Projects located on approximately 431 acres in the northeastern area of the City of Fairfield, 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. The Project site is divided into five separate development projects, including four residential projects, Village I, Village II, Village III, and Village IV, and the Laurel Creek Plaza commercial center.

The original Project would have resulted in the construction of approximately 2,327 new residential units, approximately 311,000 square feet of commercial retail and mixed uses, and other public facilities that were provided to serve the development areas and the regional community consistent with City standards. The Project was amended in 2011 to reduce the number of units through reduction in density to 1,961 units and convert the Industrial Business

4 Park Mixed Use area in Village II to residential use. The Project was amended again in 2015 to further reduce the densities of some parcels, lowering the total number of residential units from 1,961 to 1,830. The Project originally analyzed 832 residential units in Village I and 269 residential units in Village II, a total of 1,101 units. The 2011 and 2015 Addenda analyzed shifts in the residential densities for Villages I and II, and the final maps ultimately approved for Village I and II included just 432 units in Village I and 374 units in Village II, a total of 806 units, 295 less than the originally approved Village I-II total of 1,101. The proposed Lago Vista project reallocates 295 of those originally approved Village I-II units to the Lago Vista site, plus an additional 80 units, which integrates into the Village II infrastructure, for a total of 1,181 units between Villages I, II and Lago Vista. The proposed Parkside project would develop up to 76 single-family detached dwelling units on a currently undeveloped parcel on the southeast corner of the Passion Lane and Gulf Drive intersection located in Village I that was originally assumed to be the site of a future elementary school in the EIR. With the proposed Parkside project, there would be a total of 1,259 units between Villages I and II (including Lago Vista).

The Parkside site was part of a larger plan to provide a 10-acre elementary school site. Fairfield Suisun Unified School District (“FSUSD”) did not formally act to acquire the site before the January 2023 deadline required by the Development Agreement, and FSUSD has confirmed that it has no plans to acquire the site and pursue development of a school on it. Accordingly, FSUSD has released RTC from retaining the property for a school site, and the site is now proposed to be developed for residential use.

As such, the Parkside project also includes a General Plan Amendment and Zoning Amendment to redesignate the approximately 7.99-acre site from Public Facility (PF) to Residential Medium (RM).

The Parkside site is bounded on three sides with streets or Linear Park and to the east by the FSUSD parcel. As such, the site has been continuously used for construction staging. The Parkside project’s proposed streets, sidewalks, water, sewer, and lighting would be maintained as part of the City’s existing Lighting and Landscaping Maintenance District “LLMD No. 14 - Woodlake”. The storm drainage would be maintained under the Fairfield-Suisun Storm Drain maintenance program. Lot A will be a water quality basin to meet current water quality regulations for the Parkside project. Lot A is anticipated to be dedicated to the City.

The Parkside Project is immediately adjacent to the multi-use Linear Park trail, with off-street connectivity to Passion Lane to the west and the Village I park to the east.

All modifications to the Project described above result in volume-based impacts such as traffic, air quality, roadway noise, utilities, water supply, and public services that are consistent with the those addressed by the VAF EIR. The footprint of the developed area remains the same or smaller than the development already analyzed in the VAF EIR, so all land-based impacts, such as those related to agriculture, biology, cultural, geology, hydrology, and hazards, remain the same or less significant than those analyzed in the VAF EIR. Where applicable and appropriate, mitigation measures from the EIR are incorporated into this Addendum, ensuring that there are no new or substantially more severe impacts associated with the modifications to the Project. In

5 addition, the modified Project remains less than the impacts considered in the Peabody Walters Master Plan and General Plan, which the Final EIR compared to the approved Project. Overall, the modifications to the Project do not result in any changes to the significance of previously analyzed environmental impacts identified in the Final VAF EIR. Each impact area is considered below to analyze whether the proposed Parkside project will result in new significant impacts or a substantial increase in the severity of significant impacts previously identified in the VAF EIR.

On the basis of the evaluation below, the City determines that the potentially significant effects that could result from the proposed Parkside project have been addressed in the certified VAF EIR (and subsequent addenda), and that none of the conditions for preparation of a subsequent EIR set forth in the Public Resources Code Section 21166 and CEQA Guidelines Section 15162 have been triggered. Accordingly, an Addendum to the VAF EIR shall be prepared pursuant to CEQA Guidelines Section 15164, as set forth below. Note that the VAF EIR and previous addenda to the VAF EIR followed the organizational structure of the Peabody Walters EIR, which combined certain impact discussions into larger chapters. For clarity, this Addendum is organized by individual impact area but references the previous VAF EIR analysis by its heading in the VAF EIR where applicable.

1. Aesthetics
The VAF EIR analyzed impacts related to visual resources in Chapter 11 and determined that impacts would be less than significant with mitigation. Views of the proposed Parkside development from the surrounding area would be similar to those analyzed in the VAF EIR, and the site itself contains no visual resources. The Parkside Project would be required to comply with all applicable VAF EIR mitigation measures, ensuring that any aesthetics impacts would be mitigated to a less than significant level and would be consistent with those analyzed in the VAF EIR. Accordingly, the aesthetics impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Aesthetic Impacts - Would the
project:

New
Significant
Impact or
Substantially
More Severe
Impact
No
Substantial
Change from
Previous VAF
EIR Analysis
No Impact
a) Have a substantial adverse
effect on a scenic vista?
 X 
b) Substantially damage scenic
resources, including, but not
limited to trees, rock
outcroppings, and historic
buildings within a
State‐designated scenic
highway?
 X 

6 c) Substantially degrade the
existing visual character or
quality of the site and its
surroundings?
 X 
d) Create a new source of
substantial light or glare which
would adversely affect day or
nighttime views in the area?
 X 

2. Agricultural Resources
The VAF EIR analyzed impacts related to agricultural resources in Chapter 9 and determined that impacts would be less than significant with mitigation. The Parkside Project would be required to comply with all applicable VAF EIR mitigation measures, ensuring that any agricultural resources impacts would be mitigated to a less than significant level and would be consistent with those analyzed in the VAF EIR. Accordingly, the agricultural resources impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

3. Air Quality & Greenhouse Gases
The VAF EIR concluded that the VAF project would contribute to an exceedance of Bay Area Air Quality Management District (“BAAQMD”) significance thresholds for certain conventional pollutants and that this impact would be significant and unavoidable. With the proposed additional residential units on the Parkside site instead of the previously proposed school, there is no change in this conclusion. This impact will remain significant and unavoidable as in the VAF EIR, but the VAF EIR included mitigation measures to reduce air quality impacts to the extent feasible. The Parkside Project would be required to comply with all applicable VAF EIR mitigation measures to reduce air quality impacts to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the air quality impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Air Quality - Would the project:

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

VAF EIR
Analysis
No Impact
a) Conflict with or obstruct
implementation of the applicable air
quality plan?
 X 
b) Violate an air quality standard or
contribute to an existing or projected air
quality violation?
 X 

7 c) Result in cumulatively considerable net
increase of any criteria pollutant for
which the project region is in
non‐attainment under an applicable
federal or state ambient air quality
standard (including releasing emission
which exceed quantitative thresholds for
ozone precursors)?
 X 
d) Expose sensitive receptors to substantial
pollutant concentrations?
 X 
e) Create objectionable odors affecting a
substantial number of people?
 X 
With respect to GHG impacts associated with the Parkside project, the VAF GHG analysis would also apply. In the 2010 and 2015 Addenda to the VAF EIR, the City concluded that although the 2005 EIR did not evaluate the VAF project’s GHG emissions, the later adoption of AB 32 and BAAQMD GHG thresholds did not constitute new information requiring a subsequent or supplemental EIR since those regulatory developments did not reveal new sitespecific impacts, and GHG impacts were known or knowable in 2005. Since traffic is the primary driver associated with volume-based operational impacts such as greenhouse gas emissions, and the Parkside units can be accounted for in the VAF trip generation budget, the GHG analysis does not change. No GHG mitigation would be required under the VAF EIR.

Nevertheless, as a matter of regulatory compliance, the Parkside project is required to comply with Title 24 energy efficiency standards, therefore, the Parkside units will be more energy- and GHG-efficient than the units originally analyzed in the VAF EIR. The Parkside units will also be solar-ready. Accordingly, the GHG impacts associated with the Parkside project would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 151662 thresholds.

Environmental Issues
Greenhouse Gas Impacts- Would the
project:

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

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

4. Biological Resources

8 Potential impacts to biological resources related to development on the Parkside site were thoroughly analyzed in the VAF EIR. Existing conditions on the Parkside site have not materially changed since the VAF EIR was certified. See EIR Addendum Biological Summary Memorandum prepared by WRA, Inc., attached as Appendix A. The VAF EIR concluded that all impacts to biological resources associated with the VAF project would be less than significant with mitigation. The entire Village I site, including the Parkside Project site, has been periodically graded and disturbed since 2009 and was mass graded in 2017. Since that time, the site has been consistently and continuously used for staging, stockpiling, and general construction-related activities, thus maintaining a disturbed condition. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any biological resources impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the biological resources impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

On October 15, 2024, burrowing owl was listed as a state candidate species by the California Fish and Game Commission. During the listing review process, burrowing owl will be temporarily afforded the same protections as state-listed species throughout the entirety of California. Impacts to burrowing owl were evaluated in connection with the 2011 Addendum and the site was surveyed for burrowing owl in connection with the 2005 EIR and in 2009 prior to Corps and RWQCB permitting, with negative findings. Mitigation Measure BIO-20 requires that a pre-construction burrowing owl survey will be performed 30 days in advance of ground disturbance within the Project area. The Project area has been graded and does not currently support burrows of suitable size for burrowing owl. Given the ongoing disturbance and lack of suitable burrows, burrowing owl are unlikely to occupy the site for overwintering or nesting purposes. No potentially significant impacts to burrowing owl are anticipated with the Parkside project, and the pre-construction survey requirements set forth in Mitigation Measure BIO-20 will further reduce the less than significant impacts.

Environmental Issues
Biological Resources - Would the project:

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

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

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

5. Cultural Resources (including Tribal Cultural Resources) The VAF EIR concluded that potential impacts of the VAF project related to cultural resources would be less-than-significant with mitigation. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any cultural resources impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the cultural resources impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Cultural Resources – Would the project:

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

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

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

Environmental Issues
Tribal Cultural Resources - Would the
project:

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

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

11 6. Geology & Soils
The VAF EIR concluded that potential impacts of the VAF project related to geology and soils would be less-than-significant with mitigation. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any geology and soils impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the geology and soils impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Geology and Soils - Would the project:

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

VAF EIR
Analysis
No Impact
a) Expose persons or structures to
potential substantial adverse effects,
including the risk of loss, injury, or
death involving:
i. Rupture of a known earthquake fault,
as delineated on the most recent
Alquist‐Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
Publication 42
ii. Strong seismic ground shaking?
iii. Seismic‐related ground failure,
including liquefaction?
iv. Landslides?
 X 
b) Result in substantial erosion or loss of
topsoil?
 X 
c) Be located on a geologic unit or soil
that is unstable, or that would become
unstable as a result of the project, and
potentially result in on‐ or off‐site
landslide, lateral spreading,
subsidence, liquefaction or collapse?
 X 
d) Be located on expansive soil, as
defined in Table 18‐1‐B of the
Uniform Building Code, creating
substantial risks to life or property?
 X 

12 e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal
systems where sewer is not available
for the disposal of waste water?
 X 

7. Hazards & Hazardous Materials
The VAF EIR concluded that potential impacts of the VAF project related to hazards and hazardous materials would be less than significant with mitigation. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any hazards and hazardous materials impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the hazards and hazardous materials impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Hazards and Hazardous Materials - Would
the project:

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

VAF EIR
Analysis
No Impact
a) Create a significant hazard to the
public or the environment through the
routine transport, use, or disposal of
hazardous materials?
 X 
b) Create a significant hazard to the
public or the environment through
reasonably foreseeable upset and
accident conditions involving the
likely release of hazardous materials
into the environment?
 X 
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within
one‐quarter mile of an existing or
proposed school?
 X 
d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government
Code Section 65962.5 and as a result,
would create a significant hazard to
the public or the environment?
 X 
e) Be located within an airport land use
plan, or where such a plan has not
been adopted, within two miles of a
public airport or public use airport,
result in a safety hazard for people
residing or working in the project
area?
 X 

13 f) Be located within the vicinity of a
private airstrip, result in a safety
hazard for people residing or working
in the project area?
 X 
g) Impair implementation of or
physically interfere with an adopted
emergency response plan or
emergency evacuation plan?
 X 
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including
where wildlands are adjacent to
urbanized areas or where residences
are intermixed with wildlands?
 X 

8. Hydrology & Water Quality
Potential impacts to hydrology and water quality related to development on the Parkside site were thoroughly analyzed in the VAF EIR. The VAF EIR concluded that all impacts to hydrology and water quality associated with the VAF project would be less than significant with mitigation. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any hydrology and water quality impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the hydrology and water quality impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Hydrology and Water Quality - Would the
project:

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

VAF EIR
Analysis
No Impact
a) Violate any water quality
standards or waste discharge
requirements?
 X 
b) Substantially deplete
groundwater supplies or interfere
substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering
of the local groundwater table level
(e.g., the production rate of
pre‐existing nearby wells would drop
to a level which would not support
existing land uses or planned uses for
which permits have been granted)?
 X 
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a
manner which would result in
 X 

14 substantial erosion or siltation on‐ or
off‐site?
d) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on‐ or
off‐site?
 X 
e) Create or contribute runoff
water, which would exceed the
capacity of existing or planned storm
water drainage systems or provide
substantial additional sources of
polluted runoff?
 X 
f) Otherwise substantially
degrade water quality?
 X 
g) Place housing/structures within
a 100‐year flood hazard area as
mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate
Map or other flood hazard delineation
map?
 X 
h) Place within a 100‐year flood
hazard area structures which would
impede or redirect flood flows?
 X 
i) Expose people or structures to
a significant risk of loss, injury or
death involving flooding, including
flooding as a result of the failure of a
levee or dam?
 X 
j) Result in inundation by seiche,
tsunami or mudflow?
 X 

9. Land Use & Planning
The VAF EIR concluded that potential impacts of the VAF project related to land use and planning would be less-than-significant. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any land use and planning impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the land use and planning impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

15 The proposed Parkside project includes a General Plan Amendment and Zoning Amendment to change current land use designations for the Project site from Public Facility (PF) to Residential Medium (RM). Because the Project involves a General Plan Amendment, it will be reviewed by the Solano County Airport Land Use Commission.

Environmental Issues
Land Use - Would the project:

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

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

10. Noise
The VAF EIR concluded that potential impacts of the VAF project related to noise would be less-than-significant with mitigation. The Parkside Project would be required to comply with all VAF EIR mitigation measures relevant and applicable to Village I, ensuring that any noise impacts would be mitigated to the extent feasible and would be consistent with those analyzed in the VAF EIR. Accordingly, the noise impacts associated with Parkside would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

The only project source of potentially increased ambient noise in the vicinity of the Parkside project (impact threshold (c)) is noise generated by vehicle trips. The number of vehicle trips generated by the project is driven by the number of residential units. The Parkside project trips would not exceed the daily trips generated by Villages I and II as studied in the VAF EIR. The combined Villages I, II, Lago Vista, and Parkside would generate 1,905 fewer daily trips, 25 more AM peak hour trips, and 163 fewer PM peak hour trips than the VAF EIR trip generation budget for Villages I and II. The slight difference in AM peak hour trips would not be large enough to affect traffic operations at nearby intersections or result in new traffic impacts or mitigations beyond those studied in the VAF EIR. The slight difference in PM peak hour trips

16 means that PM traffic operations at nearby intersections would be the same or better than operations studied in the VAF EIR. The VAF EIR analyzed traffic noise associated with the Project, including Village I-II, and concluded that those impacts would be less-than-significant with mitigation. Those mitigation measures include the construction of barrier walls along Cement Hill Road and Clay Bank Road and apply to the entire VAF Project. Those mitigation measures will continue to apply to the entire VAF Project, including Parkside, and are incorporated herein by reference.

Environmental Issues
Noise - Would the project:

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

VAF EIR
Analysis
No Impact
a) Result in the exposure of persons to or
generation of noise levels in excess of
standards established in the local
general plan or noise ordinance, or
applicable standards of other agencies?
 X 
b) Result in the exposure of persons to or
generation of, excessive groundborne
vibration or groundborne noise levels?
 X 
c) Result in a substantial permanent
increase in ambient noise levels in the
project vicinity above levels existing
without the project?
 X 
d) Result in a substantial temporary or
periodic increase in ambient noise
levels in the project vicinity above
levels existing without the project?
 X 
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of
a public airport or public use airport,
would the project expose people
residing or working in the project area
to excessive noise levels?
 X 
f) For a project within the vicinity of a
private airstrip, would the project
expose people residing or working in
the project area to excessive noise
levels?
 X 

11. Population & Housing
The potential impacts of the Parkside project related to population and housing are driven by the number of residential units and associated population. These impacts were analyzed in VAF EIR Chapter 3 (Land Use and Housing and Population), and determined to be less than significant.

As concluded in the VAF EIR, the total future housing and residential population are consistent with the housing and population growth allocated to the VAF project area and considered in the

17 PWMP and the City’s General Plan. The addition of 76 units will not change the VAF-wide total number of units originally studied in the VAF EIR (2,327 units) and therefore, does not result in changes to impact conclusions related to Housing and Population. Accordingly, the Parkside project remains consistent with the conclusions in the VAF EIR and no revisions are required. The potential impacts of the Parkside project related to population and housing would not represent new significant impacts or a substantial increase in the severity of previously identified significant impacts and would remain below the Section 15162 thresholds.

Environmental Issues
Population - Would the project:

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

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

12. Public Facilities & Services
The potential impacts of the Parkside project related to public services and facilities are driven by the number of residential units and associated population. These impacts were analyzed in VAF EIR Chapter 5 (Public Facilities and Services). The VAF EIR concluded that impacts associated with the originally-entitled 2,327 units would be less-than-significant with mitigation.

Since the Parkside project units will not change the VAF-wide total of 2,327 units originally analyzed in the VAF EIR, the impacts conclusions in the VAF EIR remain unchanged with the addition of the Parkside residential units to the Project. VAF mitigation measures related to Public Facilities and Services would continue to apply to the entire VAF Project, including Parkside. Mitigation measures include the payment of public facilities impact fees that new development within the City must pay before issuance of a building permit. Payment of fees would offset potential increases in service requests and impacts associated with public services would remain less than significant with mitigation.

18 Environmental Issues
Public Services - Would the project:

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

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

13. Recreation
With respect to the Recreation impact threshold (a), the increase in demand for neighborhood and regional parks associated with the Parkside project is driven by the number of residential units and associated population. The VAF EIR did not specifically address Recreation, but it analyzed the Project’s potential impacts related to Park Facilities in Chapter 5 (Public Utilities and Services). The VAF EIR concluded that the Project would result in less-than-significant impacts related to Park Facilities with the implementation of Mitigation Measures PF-20, 21, and 22, which will apply to Parkside and which require improvement of the Linear Park adjacent to Villages I, II and III and neighborhood-serving parks in Villages I, II and III, along with Mitigation Measure PF-23, which requires payment of applicable AB 1600 development impact fees to fund park improvements.

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

Environmental Issues
Recreation - Would the project:

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

VAF EIR
Analysis
No Impact
a) Increase the use of existing
neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of
the facility would occur or be
 X 

19 accelerated?
b) Include recreational facilities or
require the construction, or
expansion of recreational facilities,
which might have an adverse
physical effect on the environment?
 X 

14. Transportation
Wood Rodgers prepared a Transportation Impact Analysis Memorandum attached as Appendix B, which compares the trip generation of the proposed Parkside project with the trip generation analyzed in the VAF EIR to confirm that the Parkside project will not result in new or substantially more severe impacts than those analyzed and mitigated in the VAF EIR. Table 1 shows the approved trip generation for Villages I-III from the VAF EIR.

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

As noted in the project description, the final maps ultimately approved for Villages I and II included 432 units in Village I and 374 units in Village II, a total of 806 units, 295 less than the originally approved Village I-II total. Table 2 shows the trip generation for the actual built-out Village I-II units. Table 2 also includes the current proposed units for Lago Vista and Parkside.

Table 2: Current Trip Generation – Villages I, II and Proposed Lago Vista, and Parkside Units
Land Use
Category
Units Quantity Daily Trips AM Peak Hour PM Peak Hour

20 Total In Out Total In Out
Village I –
SingleFamily
Detached
Housing
DU 432 3,878 282 71 211 393 248 145
Village II –
SingleFamily
Detached
Housing
DU 374 3,396 247 62 185 343 216 127
Lago Vista –
SingleFamily
Detached,
SingleFamily
Attached
(Duplex)
DU 375 3,130 219 55 164 276 169 107
Parkside –
SingleFamily
Detached
DU 76 784 58 15 43 77 49 28
Total 11,188 806 203 603 1,089 682 407
Notes: Trip rates based on fitted curve equations for the proposed land use consistent with information contained in the ITE Trip Generation Manual, 11
th Edition.

As detailed in Appendix B, the addition of Parkside daily trips to the built-out conditions of Villages I and II and the proposed Lago Vista conditions results in a total of 11,188 daily trips, 1,905 fewer than the 13,093 originally studied and approved in the VAF EIR for Villages I and II. Accordingly, the trips generated by the Parkside site would not exceed the trips generated by Villages I and II in the VAF EIR. The built-out conditions of Villages I and II, with Lago Vista and Parkside, are estimated to generate 25 more AM peak hour trips than VAF EIR conditions.

The slight difference in AM peak hour trips would not be large enough to affect traffic operations at nearby intersections or result in new traffic impacts or mitigations beyond those studied in the VAF EIR. The built-out conditions of Villages I and II with Lago Vista and Parkside are estimated to generate 163 fewer PM peak hour trips than VAF EIR conditions. The slight difference in PM peak hour trips means that PM traffic operations at nearby intersections would be the same or better than operations studied in the VAF EIR. Appendix B includes an analysis of intersection operations with the addition of Parkside units. All of the mitigation measures from the VAF EIR and subsequent addenda would continue to apply to the entire Project, including Parkside.

21 While the CEQA Guidelines now consider VMT, addenda do not need to consider new impact areas added after the EIR was concluded. See Concerned Dublin Citizens v. City of Dublin (2013) 214 Cal.App.4th 1301, 1320 (adoption of new guidelines for GHG evaluation was no significant new information requiring further CEQA review because GHG emissions were known information and could have been addressed in the original EIR); Fort Mojave Indian Tribe v. Dept. of Health Servs. (1995) 38 Cal.App.4th 1574, 1605 (new critical habitat regulation was not significant new information because impacts to the species had already been addressed in original EIR.) Since the trip distribution and generation of the combined current VAF Village I, Village II, and Parkside Project would be similar to and less than the values in the approved VAF EIR, the Parkside project would not be projected to result in any new transportation impacts beyond those studied in the VAF EIR.

Environmental Issues
Transportation - Would the project:

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

22 f) Conflict with adopted policies, plans
or programs regarding public transit,
bicycle, or pedestrian facilities, or
otherwise decrease the performance or
safety of such facilities?
 X 

15. PUBLIC FACILITIES (UTILITIES & SERVICE SYSTEMS)
The potential impacts of the Parkside project related to public utilities are driven by the number of residential units and associated population. These impacts were analyzed in VAF EIR Chapter 5 (Public Facilities and Services). The VAF EIR concluded that all impacts of the Project related to Public Utilities would be less than significant with mitigation. All of the mitigation measures adopted in the VAF EIR and its addenda would continue to apply to the Project, including Parkside. Because the Parkside project does not affect the VAF-wide total number of units that was originally studied in the VAF EIR (2,327 total units), demand for all utility services will be similar to what was originally studied and approved in the VAF EIR. Accordingly, the proposed Parkside Project will not result in any new significant or substantially more severe impacts related to utilities.

Environmental Issues
Utilities - Would the project:

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

VAF EIR
Analysis
No Impact
a) Exceed wastewater treatment
requirements of the applicable Regional
Water Quality Control Board?
 X 
b)Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which
could cause significant environmental
effects
 X 
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which would cause
significant environmental effects?
 X 
d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed?
 X 
e) Result in a determination by the
wastewater treatment provider, which
serves or may serve the project that it
has inadequate capacity to serve the
project’s projected demand in addition
to the provider’s existing
 X 

23 commitments?
f) Be served by a landfill with
insufficient permitted capacity to
accommodate the project’s solid waste
disposal needs?
 X 
g) Comply with federal, state, and local
statutes and regulations related to solid
waste?
 X 

16. WILDFIRE
The VAF EIR did not formally analyze potential wildfire impacts. State CEQA Guidelines Appendix G checklist thresholds were updated by the State Office of Planning and Research after publication of the VAF EIR. The current State CEQA Appendix G checklist contains separate thresholds for Wildfire, which are incorporated into this Addendum, and shown in the checklist below.

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

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

VAF EIR
Analysis
No Impact
a) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
 X 
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire risks,
and thereby expose project occupants
to, pollutant concentrations from a
wildfire or the uncontrolled spread of a
wildfire?
 X 
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that may
exacerbate fire risk or that may result
in temporary or ongoing impacts to the
environment?
 X 
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
 X 

24 17. ENERGY
The VAF EIR did not formally analyze potential energy impacts. State CEQA Guidelines Appendix G checklist thresholds were updated by the State Office of Planning and Research after publication of the VAF EIR. The current State CEQA Appendix G checklist contains separate thresholds for Energy, which are incorporated into this Addendum, and shown in the checklist below. However, the total number of units in VAF with the addition of Parkside will remain the same as the number of units originally analyzed in the VAF EIR, so any Energyrelated impacts associated with Parkside would be consistent with or less than those of the VAF Project. Additionally, the units in the Parkside project will implement Title 24 energy efficiency standards, ensuring that it is more energy-efficient than those originally analyzed in the VAF EIR.

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

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

18. EFFECTS FOUND NOT TO BE SIGNIFICANT
A. Mineral Resources: The VAF EIR concluded that the VAF Project would have no impacts related to mineral resources. There is no change to this conclusion with the Parkside project.

CONCLUSION
This Addendum is adopted pursuant to CEQA Guidelines section 15164. The Addendum reviews the proposed development activities and project changes discussed above. Through the adoption of this Addendum, the City determines that the proposed Project does not require a subsequent EIR or negative declaration under Guidelines Section 15162. The City further determines that the VAF EIR; the 2011, 2015 and 2018 Addenda to the VAF EIR; the 2025 (Lago Vista) Addendum; and this Addendum to the VAF EIR, adequately address the potential environmental impacts of the proposed Parkside project.

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

25 The above referenced resolutions, ordinance, EIRs, and the 2011, 2015 and 2018 Addenda, the 2025 (Lago Vista) Addendum, and this Addendum are all available for public review in the Community Development Department (1000 Webster Street, 2nd Floor Fairfield, CA) during regular business hours and are all incorporated herein by reference.

Villages at Fairfield Parkside Traffic Impact Analysis 1 of 17 Memorandum
To: Tina Do Machado, AICP
Garland Wong, PE, TE
Public Works Department | City of Fairfield
From: Mario Tambellini, PE, TE
Nicole Scappaticci, PE
Date: August 11, 2025
Subject: Villages at Fairfield Parkside Transportation Impact Analysis

1. INTRODUCTION
This memorandum has been prepared to present the results of a Transportation Impact Analysis (TIA) for the Villages at Fairfield Village I School Site, also known as Parkside, Project (Project) located in the City of Fairfield (City). The Project is located on one currently undeveloped parcel on the southeast corner of the Passion Lane and Gulf Drive intersection located in Village I of Villages at Fairfield (VAF). The Project parcel was originally assumed to be the site of a future elementary school in the VAF Environmental Impact Report (EIR).

The purpose of this TIA is to address the Project’s impacts under the California Environmental Quality Act (CEQA) in relation to the prior analyses for the approved VAF project. The local traffic operations analysis in this study was conducted to evaluate the level of service (LOS), delay, and queueing at nearby intersections where traffic patterns may change due to construction of the proposed Project. This study also includes a safe routes to school component where the most feasible routes to the closest schools are identified.

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

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

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

3. CEQA Transportation Analysis
o Multimodal Facilities
o Vehicle Miles Traveled (VMT) Policy Analysis
A safe routes to school section was included in this TIA at the request of the City Traffic Engineer:

4. Safe Routes to School
A Conclusion section is also provided at the end of this memorandum.

Villages at Fairfield Parkside Traffic Impact Analysis 2 of 17

PROJECT HISTORY
The current Project site (Parkside) was originally proposed to be a future elementary school in VAF Village I. The CEQA impacts of the overall VAF project were studied in The Villages at Fairfield Environmental Impact Report (VAF EIR). The VAF EIR was certified in 2005, and the overall VAF project was amended in 2010, 2015, and 2018 pursuant to Addenda to the 2005 VAF EIR. The Addenda to the 2005 VAF EIR did not perform new traffic analysis for the revised VAF project as they found that the proposed changes in scope would not result in new impacts. The entire VAF project is covered by a Development Agreement as it has been amended.

The 2005 VAF EIR originally analyzed a total of 2,341 residential units, including 1,102 units in Villages I and II. The 2005 VAF EIR also originally included 24.3 acres of mixed-use development in Village II and 12.5 acres of commercial development. Subsequently, the approved final maps for Villages I and II included only 806 residential units in Villages I and II (432 in Village I and 374 in Village II). The currently approved Village II does not include any mixed-use area. Note that the land use quantities pertaining to the original VAF EIR described in this TIA refer to the land use quantities analyzed in the 2005 VAF EIR Traffic Impact Study, which studied a slightly higher number of units than included in the original EIR Project Description. Page 29 of the 2005 VAF EIR Traffic Impact Study states:
“This analysis was conducted when the proposed Villages at Fairfield consisted of 2,341 residential units plus commercial, recreation, public facilities, and open space in northeast Fairfield. The current proposed project includes only 2,327 residential units, 14 less than analyzed in this report. Hence, the analysis is slightly conservative however this reduction in units does not affect the impacts or mitigation measures identified in this report.”
Based upon the above, the certified 2005 VAF EIR analyzed the impact of trips from 296 residential units and

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

The approved final maps for Villages I and II (806 residential units) are mostly built out. The three final communities/units within Villages I and II are currently under construction. A new development within VAF, Lago Vista, has been proposed which is located directly east of Village II and consists of 151 compact single family residential units and 224 duplex/condominium residential units.

PROJECT DESCRIPTION
The Project would develop up to 76 single-family detached dwelling units. The Project would gain access to the existing roadway network via new local roadway connections to Passion Lane across from Hideaway Lane and Clementine Lane. The Project site plan is included at the end of this memorandum as Attachment A. A recent Illustrative Map for the overall VAF project is shown as Attachment B. The Project is shown in the attached Illustrative Map as the blue Parcel B.

TIA APPROACH
Since the Project is contained within the overall VAF project, and the VAF project has an approved EIR, this TIA evaluates if/how the Project would change transportation impacts previously identified under the VAF EIR. The original VAF EIR studied the Project site as an elementary school which only generated internal neighborhood trips. The Project’s 76 single-family detached dwelling units would generate Project external trips. However, the Project’s trip generation is anticipated to generally fit within the original VAF EIR trip generation for Villages I and II. In other words, trip “credits” from Villages I and II would be used to offset trips from the Project.

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

Villages at Fairfield Parkside Traffic Impact Analysis 3 of 17 traveled (VMT) per capita thresholds. Instead, this TIA compares Project impacts to the approved VAF EIR in an approach similar to that used in the recent VAF Lago Vista TIA. The TIA includes a qualitative evaluation of VMT in the context of the Project generated VMT compared to the VMT generated by the VAF project in the approved EIR.

2. LOCAL TRAFFIC OPERATIONS ANALYSIS

STUDY FACILITIES AND ANALYSIS SCENARIOS
Traffic operations analyses were performed under the following scenarios:
• Existing Plus Background Conditions – this scenario represents a near-term condition that includes existing conditions traffic volumes with the addition of Background traffic. Background traffic includes trips from the homes in Village I and II that are not yet occupied or constructed and trips from the proposed Lago Vista development.
• Existing PlusBackground Plus Project Conditions – this scenario represents Existing Plus Background conditions with the addition of Parkside Project trips.

The following four (4) existing intersections were included in this analysis:

1. Clay Bank Road & Manuel Campos Parkway/Cement Hill Road

2. Clay Bank Road & Gulf Drive

3. Clay Bank Road & Horizon Road/Horizon Circle (South)

4. Portland Drive & Cement Hill Road/Manual Campos Parkway The locations of the above study intersections are shown in Figure 1. The study intersections were chosen based on how the anticipated trip assignment of the Project may cause slightly different travel patterns at these intersections compared to those studied under VAF EIR conditions. The intersection of Clay Bank Road & Air Base Parkway was not evaluated because traffic patterns/distribution of the proposed Project trips at this intersection would be the same as those studied in the approved VAF EIR.

ANALYSIS METHODOLOGY
Level of Service Methodology
Synchro 12 software and Highway Capacity Manual, 7th Edition (HCM 7th Edition) methodology were used to determine intersection delay and level of service (LOS) operations under all study conditions.

For signalized intersections, the intersection delays and LOS reported are the average values for the whole intersection. The delay-based HCM 7th Edition LOS criteria for different types of intersection controls are outlined in Table 1.
95th percentile queues for all movements with turn pockets were reported using SimTraffic software. The SimTraffic microsimulation models were run for a 60-minute analysis period with a 10-minute warm-up period, and reported queues were based on the average of 10 runs. SimTraffic was used to capture the effects of adjacent signals.

Clay Ban
k Rd
Willow Ln
Re
bec
ca Dr
Gulf Dr
Candleberry Way
Manuel Campos Pkwy
Avery at the
Villages Sales
Office
Cement Hill Rd
Clay Bank
R
d
Bay
Tree Dr
Horizon Cir
Western St
Jamboree Dr
Renewal Ln
Air Base Pkwy Air Base Pkwy
Putah South Canal Cement Hill Rd
Gulf Dr
In
sp
iration
Dr
Passion
Ln
Muse WayGlee Ln
Center Dr
Cement Hill Rd
Manuel Campos Pkwy
Strassberger Dr
High Line Dr
H
orizon Cir
Tommy Ln
Bailey Dr
Aspire Way
Lea Ln
Nightfall Ln
Millennium Way
Air Base Pkwy
!(
!(
!(
!(
1 2
3 4
Legend
!( Study Intersections
Project Location
Project Location and Study Facilities
Villages at Fairfield Parkside TIA
Fairfield, CA
August 2025
\\woodrodgers.loc\ProductionData\Jobs\1000-s\1135-Villages_at_Faifield\VAF-OA\Traffic\GIS\Parkside\ArcGISPro\Base_File\VAF_Parkside_BaseMap\VAF_BaseMap.aprx 4/29/2025 6:18 PM nscappaticci FIGURE 1
NORTH
0 150 300 600
Feet
#

Villages at Fairfield Parkside Traffic Impact Analysis 5 of 17 Table 1. HCM 7th Edition Intersection LOS Thresholds
Level of
Service Description
Intersection Control
Delay (seconds/vehicle)
Signalized
A Free-flow conditions with negligible to minimal delays. delay ≤ 10.0 B Good progression with slight delays. 10.0 < delay ≤ 20.0 C Relatively higher delays. 20.0 < delay ≤ 35.0
D Somewhat congested conditions with longer but tolerable delays. 35.0 < delay ≤ 55.0 E Congested conditions with significant delays. 55.0 < delay ≤ 80.0 F Jammed or grid-lock type operating conditions. delay > 80.0 Source: HCM 7th Edition Exhibit 19-8 and 20-2.

Level of Service Criteria
The City of Fairfield General Plan Update (December 3, 2024) Circulation Element states the following:
“This General Plan sets a performance target of LOS D during peak hours for both intersections and roadway segments within the Planning Area.”
Therefore, the minimum acceptable LOS for the study intersections is considered to be LOS D.

TRAFFIC VOLUMES AND GEOMETRIES
The study intersections were analyzed under Existing Plus Background conditions lane geometrics and control, which include planned improvements on Clay Bank Road and Manuel Campos Parkway/Cement Hill Road that would be constructed by VAF in the near-term future as proposed by the Village at Fairfield Village I Phase 3 master Infrastructure Improvement Plans (Wood Rodgers, September 2021). Existing Plus Background conditions lane geometrics and control are shown in Figure 2.

Existing Traffic Counts
Existing weekday AM and PM peak vehicle, bicycle, and pedestrian counts were collected between 7:00 AM to 9:00 AM and between 4:00 PM to 6:00 PM on March 14, 2024, at the Clay Bank Road & Manuel Campos Parkway intersection. Peak hour counts were collected at the remaining three (3) study intersections on February 11, 2025. Traffic data count sheets are included in Attachment C.

Background Trip Generation
Existing Plus Background traffic volumes were developed by adding trips from surrounding developments that were in the process of being completed when counts were taken (March 14, 2024, and February 11, 2025). The number of in-progress and proposed residential dwelling units was provided by the Project applicant. The number of remainder (in-progress and proposed) units in Villages I and II was higher on March 14, 2024 than it was on February 11, 2025. Therefore, separate trip generations were prepared for the Village I and Village II Remainders for the dates when the counts took place. Trips from the remainder units as of May 14, 2024 were distributed to the Clay Bank Road & Manuel Campos Parkway intersection.

Trips from the remainder units as of February 11, 2025 were distributed to the other three study intersections. Volumes between intersections were balanced up when needed between the intersections of Clay Bank Road & Gulf Drive, Clay Bank Road & Manuel Campos Parkway, and Portland Drive & Manuel Campos Parkway/Cement Hill Road.

A list of background projects is shown below:
• Village I Lot 2 Remainder (under construction): 49 Single-Family Detached Units as of May 14, 2024; 9 Single-Family Detached Units as of February 11, 2025
• Village II Lot 3 Remainder (under construction): 77 Single-Family Detached Units as of May 14, 2024; 52 Single-Family Detached Units as of February 11, 2025

Villages at Fairfield Parkside Traffic Impact Analysis 6 of 17 • Village II Lot 4 Remainder (under construction): 58 Single-Family Detached Units as of May 14, 2024; 33 Single-Family Detached Units February 11, 2025
• Lago Vista (future): 151 Single-Family Detached Units, 224 Single-Family Attached (Condominium) Units
Locations of the background projects are labeled in the VAF Illustrative Map contained in Attachment B.

Trip generations for the above background projects are contained in Attachment D. Trip distributions for the background project trips were developed using the latest version of the 2020 City of Fairfield Travel Demand Forecasting (TDF) Model and engineering judgement. Background project trip distributions and assignment are shown in Figure 3. Existing Plus Background conditions traffic volumes are shown in Figure

4. Project Trip Generation
The trip generation data contained in the ITE Trip Generation Manual, 11th Edition, was used to estimate the number of trips generated by the Parkside Project. The ITE land use category of Single-Family Detached Housing (ITE Code 210) was used to represent the proposed 76 single-family unit development. Table 2 shows the Parkside Project trip generation estimate.

Table 2. Parkside Project Trip Generation
Land Use
ITE
Code Quantity Units Daily1
AM Peak Hour1 PM Peak Hour1
In Out Total In Out Total
Single-Family Detached Housing 210 76 DU2 784 15 43 58 49 28 77 Notes:
1Trip rates are calculated based on ITE Trip Generation (11th Edition) fitted curve equations. 2DU = Dwelling Units
As shown in Table 2, the Parkside Project is anticipated to generate a total of 784 daily trips, 58 AM peak hour trips (15 inbound and 43 outbound), and 77 PM peak hour trips (49 inbound and 28 outbound).

Project trip distribution and assignment are shown in Figure 5. Project trip distribution was assumed to be the same as the Lago Vista and remaining Village I and II units. Project trips were added to Existing Plus Background volumes to obtain Existing Plus Background Plus Project traffic volumes, shown in Figure 6.

LMNO
Manuel Campos Pkwy Cement Hill Rd Portland Dr
LMNO
Horizon Dr
Clay Bank Rd
Horizon Cir
Clay Bank Rd
LMNO
Gulf Dr Gulf Dr Clay Bank Rd Clay Bank Rd
LMNO
Manuel Campos Pkwy
Clay Bank Rd
Manuel Campos Pkwy
Clay Bank Rd
ill Rd Evergr een Dr
Peppertree Dr
urel Creek
School
Cement Hill Rd
Clay
Ban
k
Rd
Clay Bank
Rd
Hickory Ave
Willow Ln Rebecca
Dr
Gulf Dr
Candleberry Way
Wood
mont Dr
Horizon
Cir
Jamboree Dr
Nightfall Ln
Cement Hill Rd Manuel Campos Pkwy
Laurel Creek
Park
!(
!(
!(
!(
1 2
3 4
Clay Bank Rd & Manuel Campos Pkwy 1
Existing Plus Background Lane Geometrics and Control
August 2025
Figure 2
NORTH
0 500 1,000 250
Feet
Clay Bank Rd & Gulf Dr 2 Clay Bank Rd & Horizon Dr/Horizon Cir 3 Portland Dr & Manuel Campos Pkwy/
Cement Hill Rd
4 Fairfield, CA
Villages at Fairfield Parkside TIA
Legend
LMNO Stoplight
!(# Intersection Location
Turning Movement
Project Area

8(5)
3(8)
1(3)3(2)
Manuel Campos Pkwy Cement Hill Rd Portland Dr
47(30)
158(103) 1(4) 52(164)
4(3)
16(48)
Horizon Dr
Clay Bank Rd
Horizon Cir
Clay Bank Rd
5(3) 41(27) 2(5)
14(42)
Gulf Dr Gulf Dr Clay Bank Rd Clay Bank Rd
1(2)
13(39)
2(1)
4(12)12(7)
38(24)
Manuel Campos Pkwy
Clay Bank Rd
Manuel Campos Pkwy
Clay Bank Rd
Laurel Creek
Rd
son Hill Rd
Redwood
Dr
Evergr een Dr
Pe
ppertree Dr
Gulf Dr
Baltic Dr
Atlantic Ave
Goldcoast Dr
Laurel Creek
School
Cement Hill Rd
Clay
Bank
R
d
Clay
Bank Rd
Hickory Ave
Willow Ln Rebecca
Dr
Gulf Dr
Candleberry Way
Woodmont
Dr
Horizon
Cir
Western St
Nightfall Ln
Cement Hill Rd
Air Base Pkwy
Manuel Campos Pkwy
Laurel Creek
Park
!(
!(
!(
!(
&&
&&
&&
&
&
1 2
3 4
73%
15%
5%
7%
Clay Bank Rd & Manuel Campos Pkwy 1
Background Project Trips and Distributions
August 2025
Figure 3
NORTH
0 600 1,200
Feet
Clay Bank Rd & Gulf Dr 2 Clay Bank Rd & Horizon Dr/Horizon Cir 3 Portland Dr & Manuel Campos Pkwy/
Cement Hill Rd
4 Fairfield, CA
Villages at Fairfield Parkside TIA
Legend
& &VAF Village 1, Village 2, Lago Vista Trip Distribution !(# Intersection Location
XX(XX)AM(PM) Peak Hour Volumes
Turning Movement
Project Area

323(595)
14(20)
564(429)
28(34) 39(24)
19(9)
Manuel Campos Pkwy Cement Hill Rd Portland Dr
1(8)
11(23)
24(57)
4(1)
89(42)
277(164) 329(444) 90(248)
80(84)
41(37)
540(373)
63(86)
Horizon Dr
Clay Bank Rd
Horizon Cir
Clay Bank Rd
31(14)
32(23)
61(29) 289(448)
37(60)
28(40)
31(33)
338(337)
22(39)
30(9)
31(25)
33(31)
Gulf Dr Gulf Dr Clay Bank Rd Clay Bank Rd
190(294)
146(198)
11(3)
345(229)
9(9)
229(200) 6(24)
215(166)
133(312)
10(0)
16(11)
14(9)
Manuel Campos Pkwy
Clay Bank Rd
Manuel Campos Pkwy
Clay Bank Rd
Laurel Creek
kson Hill Rd
Evergr een Dr
Pe
ppertree Dr
Baltic Dr
Dr
Laurel Creek
School
Cement Hill Rd
Clay
Bank
R
d
Clay Bank Rd
Hickory Ave
Willow Ln Rebecca
Dr
Gulf Dr
Candleberry Way
Woodmont
Dr
Horizon
Cir
Western St
Nightfall Ln
Cement Hill Rd
Air Base Pkwy
Manuel Campos Pkwy
Laurel Creek
Park
Air Base Pkwy Air Base Pkwy
!(
!(
!(
!(
1 2
3 4
Clay Bank Rd & Manuel Campos Pkwy 1
Existing Plus Background Traffic Volumes
August 2025
Figure 4
NORTH
0 600 1,200
Feet
Clay Bank Rd & Gulf Dr 2 Clay Bank Rd & Horizon Dr/Horizon Cir 3 Portland Dr & Manuel Campos Pkwy/
Cement Hill Rd
4 Fairfield, CA
Villages at Fairfield Parkside TIA
Legend
!(# Intersection Location
XX(XX) AM(PM) Peak Hour Volumes
Turning Movement
Project Area

1(2)2(1)
Manuel Campos Pkwy Cement Hill Rd Portland Dr
13(9) 6(21) 5(15)
19(12)
Horizon Dr
Clay Bank Rd
Horizon Cir
Clay Bank Rd
7(4)
9(6)3(10)
2(7)
Gulf Dr Gulf Dr Clay Bank Rd Clay Bank Rd2(7) 7(4)
Manuel Campos Pkwy
Clay Bank Rd
Manuel Campos Pkwy
Clay Bank Rd
Laurel Creek
kson Hill Rd
Evergr een Dr
Pe
ppertree Dr
Baltic Dr
Dr
Laurel Creek
School
Cement Hill Rd
Clay
Bank
R
d
Clay Bank Rd
Hickory Ave
Willow Ln Rebecca
Dr
Gulf Dr
Candleberry Way
Woodmont
Dr
Horizon
Cir
Western St
Nightfall Ln
Cement Hill Rd
Air Base Pkwy
Manuel Campos Pkwy
Laurel Creek
Park
Air Base Pkwy Air Base Pkwy
!(
!(
!(
!(
&&
&&
&&
&
&
1 2
3 4
15%
5%
73%
7%
Clay Bank Rd & Manuel Campos Pkwy 1
Project Trips and Distribution
August 2025
Figure 5
NORTH
0 600 1,200 300
Feet
Clay Bank Rd & Gulf Dr 2 Clay Bank Rd & Horizon Dr/Horizon Cir 3 Portland Dr & Manuel Campos Pkwy/
Cement Hill Rd
4 Fairfield, CA
Villages at Fairfield Parkside TIA
Legend
& & Parkside Trip Distribution
!(# Intersection Location
XX(XX) AM(PM) Peak Hour Volumes
Turning Movement
Project Area

323(595)
14(20)
564(429)
29(36) 41(25)
19(9)
Manuel Campos Pkwy Cement Hill Rd Portland Dr
1(8)
11(23)
24(57)
4(1)
89(42)
290(173) 335(465) 95(263)
80(84)
41(37)
559(385)
63(86)
Horizon Dr
Clay Bank Rd
Horizon Cir
Clay Bank Rd
31(14)
39(27)
70(35) 289(448)
37(60)
31(50)
31(33)
338(337)
24(46)
30(9)
31(25)
33(31)
Gulf Dr Gulf Dr Clay Bank Rd Clay Bank Rd
190(294)
148(205)
11(3)
345(229)
9(9)
229(200) 6(24)
222(170)
133(312)
10(0)
16(11)
14(9)
Manuel Campos Pkwy
Clay Bank Rd
Manuel Campos Pkwy
Clay Bank Rd
Laurel Creek
kson Hill Rd
Evergr een Dr
Pe
ppertree Dr
Baltic Dr
Dr
Laurel Creek
School
Cement Hill Rd
Clay
Bank
R
d
Clay Bank Rd
Hickory Ave
Willow Ln Rebecca
Dr
Gulf Dr
Candleberry Way
Woodmont
Dr
Horizon
Cir
Western St
Nightfall Ln
Cement Hill Rd
Air Base Pkwy
Manuel Campos Pkwy
Laurel Creek
Park
Air Base Pkwy Air Base Pkwy
!(
!(
!(
!(
1 2
3 4
Clay Bank Rd & Manuel Campos Pkwy 1
Existing Plus Background Plus Project Traffic Volumes
August 2025
Figure 6
NORTH
0 600 1,200
Feet
Clay Bank Rd & Gulf Dr 2 Clay Bank Rd & Horizon Dr/Horizon Cir 3 Portland Dr & Manuel Campos Pkwy/
Cement Hill Rd
4 Fairfield, CA
Villages at Fairfield Parkside TIA
Legend
!(# Intersection Location
XX(XX) AM(PM) Peak Hour Volumes
Turning Movement
Project Area

Villages at Fairfield Parkside Traffic Impact Analysis 12 of 17

INTERSECTION LOS AND QUEUING ANALYSIS
Intersection Level of Service
Table 3 presents a summary of the intersection LOS operations under weekday AM and PM peak hour Existing Plus Background and Existing Plus Background Plus Project conditions.

Table 3. Intersection Level of Service
#
Intersection Control
Type
LOS
Criteria
Peak
Hour
Existing Plus
Background
Existing Plus Background
Plus Project
Delay
(sec/veh)
1 LOS Delay
(sec/veh)
LOS
1 Clay Bank Rd & Manuel
Campos Pkwy Signal D
AM 25.2 C 25.3 C
PM 29.5 C 29.7 C
2 Clay Bank Rd & Gulf Dr Signal D
AM 13.7 B 13.9 B
PM 12.6 B 13.0 B
3 Clay Bank Rd & Horizon
Rd/Horizon Circle Signal D
AM 19.3 B 19.7 B
PM 16.9 B 17.3 B
4 Portland Drive & Manual
Campos Pkwy/ Cement
Hill Rd
Signal D
AM 6.6 A 6.7 A
PM 6.9 A 7.0 A
Notes:
1 For Signals, average delay and LOS are reported.

As shown in Table 3, all study intersections are projected to operate at acceptable LOS under Existing Plus Background and Existing Plus Background Plus Project conditions. Synchro software HCM 7th Edition intersection LOS output reports are included in Attachment E.

Intersection Queueing
95th Percentile queues for movements with turn pockets were evaluated using SimTraffic software to determine if currently proposed storage lengths would accommodate near-term future queues. Intersection queueing results are shown in Table 4.

Villages at Fairfield Parkside Traffic Impact Analysis 13 of 17 Table 4. Intersection Queueing
# Intersection Movement Storage
(ft)
Peak
Hour
95th Percentile Queue (ft)
Existing Plus
Background
Existing Plus
Background
Plus Project
1 Clay Bank Rd & Manuel Campos
Pkwy
NBL 205
AM 161 156
PM 125 138
SBL 160
AM 43 40
PM 31 29
EBL 340
AM 26 28
PM 13 13
WBL 215
AM 151 158
PM 144 137
2 Clay Bank Rd & Gulf Dr
NBL 215
AM 53 55
PM 64 69
SBL 200
AM 44 49
PM 57 59
EBL 70
AM 54 48
PM 52 54
WBL 95
AM 64 68
PM 48 56
3 Clay Bank Rd & Horizon
Rd/Horizon Circle
NBL 155
AM 83 86
PM 80 85
SBL 200
AM 74 76
PM 89 93
EBL 155
AM 50 50
PM 67 69
WBL 130
AM 165 177
PM 114 125
4 Portland Drive & Manual
Campos Pkwy/Cement Hill Rd WBL 100
AM 47 46
PM 48 49
Notes: Bold values indicate queues exceed storage length.

As shown in Table 4, all queues are projected to fit within storage except for the westbound left-turn queue at Clay Bank Road & Horizon Road/Horizon Circle, which would exceed storage during the AM peak hour under Existing Plus Background and Existing Plus Background Plus Project conditions.

The westbound left-turn queue at Clay Bank Road & Horizon Road/Horizon Circle would exceed storage by up to 47 feet (approximately two vehicle lengths) during the AM peak hour under Existing Plus Background and Existing Plus Background Plus Project conditions. Westbound left-turn storage at this location is limited by the Ambrosia Way cross street. A potential improvement at this location could be to re-stripe the westbound approach to include a left-turn lane and shared left-through-right-turn lane and implement split phasing for the westbound and eastbound approaches.

SimTraffic queueing reports are included in Attachment F.

Villages at Fairfield Parkside Traffic Impact Analysis 14 of 17

SITE ACCESS AND INTERNAL CIRCULATION
The Project would gain access to the existing roadway network via new local road extensions of Hideaway Lane and Clementine Lane. Internal circulation of the site would be provided by new local residential streets. The new residential streets would typically be 46 feet wide including one travel lane in each direction, on-street parking, curb, gutter, and sidewalks. There would be one (1) cul-de-sac on the south side of the project to be designed consistent with City standards.

3. CEQA TRANSPORTATION ANALYSIS

MULTIMODAL FACILITIES
The Project residential streets would include new sidewalks on both sides of the road which would serve Project residents. The increase in pedestrian, bicycle, and transit demand from the Project is not projected to put existing facilities over capacity or adversely affect existing or proposed pedestrian, bicycle, or transit facilities in a way that would discourage their use. The Project would not result in unsafe conditions for bicyclists or pedestrians or result in unsafe bicycle/pedestrian/motor vehicle conflicts. The Project would remain generally consistent with multimodal facilities studied in the VAF EIR for Village I.

VEHICLE MILES TRAVELED (VMT) POLICY ANALYSIS
Approved Environmental Document
As stated in the Project History section of this TIA, the certified 2005 VAF EIR originally included a total of 1,102 units in Villages I and II, as well as 24.3 acres of mixed-use development in Village II. Subsequently, the approved final maps for Villages I and II included only 806 residential units and no mixed-use area.

Therefore, the certified 2005 VAF EIR analyzed the impact of trips from 296 residential units and 24.3 acres of mixed-use development beyond what is currently included in the approved final maps for Villages I and II. As a result, the VAF project as originally approved and studied under CEQA can accommodate additional units within the trip generation budget already studied for Villages I and II.

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

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

Currently proposed build-out of Village I includes 432 single-family dwelling units and currently proposed build-out of Village II includes 374 single-family dwelling units. The currently proposed Lago Vista development, which is an extension of Village II, includes 151 single-family dwelling units and 224 condominium/duplex dwelling units. The currently proposed Parkside Project includes 76 single-family dwelling units. Trip generation for the combined current VAF Village I, Village II, Lago Vista development, and Parkside Project was estimated using industry standard Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition trip generation rates.

Table 5 summarizes the trip generation comparison of the land uses studied for VAF Villages I and II under the VAF EIR (VAF EIR Conditions) and the combined current VAF Village I, Village II, Lago Vista development, and Parkside Project (Currently Proposed Conditions).