Vallejo City Council
March 24, 2026

VISTA COVE PLANNED DEVELOPMENT P ROJECT

V ALLEJO, C ALIFORNIA

I NITIAL S TUDY /SUBSEQUENT MITIGATED NEGATIVE DECLARATION N OVEMBER 2025
P:\2024\20241845 CYV Vista Cove Project\PRODUCTS\Subsequent MND\Vista Cove Admin Printcheck Draft_251104.docx (11/04/25) This page intentionally left blank

I NITIAL S TUDY /SUBSEQUENT MITIGATED NEGATIVE DECLARATION N OVEMBER 2025

VISTA COVE PLANNED DEVELOPMENT P ROJECT

V ALLEJO, C ALIFORNIA
P:\2024\20241845 CYV Vista Cove Project\PRODUCTS\Subsequent MND\Vista Cove Admin Printcheck Draft_251104.docx (11/04/25)

APPENDIX I

TRANSPORTATION ANALYSIS AND LOS WORKSHEETS

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net

MEMORA NDUM
DATE:

TO:

FROM:

SUBJECT:

January 9, 2025
Cesar Orozco, City of Vallejo
Arthur Black, Principal
Transportation Analysis for the Vista Cove Project (LSA Project No. 20241845) LSA reviewed the proposed construction of 51 single family residential dwelling units at the northeast corner of Shady Lane and Wildflower Street (Vista Cove Project or proposed project) to determine if the project would conflict with or create inconsistency with California Environmental Quality Act (CEQA) Guidelines Section 15064.3, subdivision (b), as required. This memorandum provides supporting evidence that the project would be consistent with the State’s priorities of reducing greenhouse gas (GHG) emissions and encouraging housing development, which is the intent of Senate Bill (SB) 743.

The project would be located south of Interstate 780 (I-780) on the southeast border of Vallejo, California. Residential land uses are west and south of the project site. The project site is currently vacant land immediately adjacent to an existing residential neighborhood.

PROJECT TRIP GENERATION
As stated previously, the Vista Cove project would construct 51 single-family homes. The Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021) provides trip generation rates for this land use. These trip rates are based on data collected at more than 150 single-family residential communities between the 1980s and 2010s, which were pre-pandemic and prior to the rise in prevalence of remote work. As such, these trip rates may be higher than current residential trip production, and are therefore a conservative approach. Table A summarizes the projected project trip generation for the proposed project. As Table A indicates, the proposed project is anticipated to generate 481 new daily trips.

LSA

1/9/25 (P:\2024\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\VMT Memo2_VistaCoveProject.docx) 2 Table A: Trip Generation
Land Use (ITE Land Use Code) Size Unit ADT AM Peak Hour PM Peak Hour In Out Total In Out Total
Trip Rates1
Single-Family Detached Housing
(210)
DU 9.43 0.17 0.53 0.70 0.59 0.35 0.94
Proposed Project Trip Generation
Proposed Project 51 DU 481 9 26 35 30 18 48
Total Trip Generation 481 9 26 35 30 18 48
1 Trip rates based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021).

ADT = average daily traffic
DU = dwelling unit

ANALYSIS THRESHOLD
The State revised its State CEQA Guidelines in January 2019. Among the revisions, vehicle delay and level of service analysis have been removed from consideration under CEQA consistent with SB 743.

The current State CEQA Guidelines prescribe the evaluation of transportation impacts on a project’s effect on vehicle miles traveled (VMT). At the time of this revision, a deadline of July 1, 2020 was established for jurisdictions to adopt thresholds for evaluation of transportation impacts according to VMT. Staff at the City of Vallejo (City) prepared draft CEQA Transportation Impact Analysis Guidelines in July 2020, which were revised in October 2020; however, they have not been formally adopted. Prior to the revised State CEQA Guidelines, the City adopted the City of Vallejo Traffic Impact Analysis/Study Guidelines, which established that small projects that would add fewer than 500 daily two-way trips or 100 peak period two-way trips were below the threshold for requiring transportation analysis.

State CEQA Guidelines Section 15064.7(c) states:

When adopting or using thresholds of significance, a lead agency may consider thresholds of significance previously adopted or recommended by other public agencies or recommended by experts, provided the decision of the lead agency is supported by substantial evidence.

In addition, Solano County has also not adopted guidelines regarding VMT or thresholds of significance. In the absence of formally adopted thresholds the City, as the lead agency, may consider a threshold of significance supported by substantial evidence.

Simultaneous with clearance of the revised State CEQA Guidelines, the Governor’s Office of Planning and Research (OPR), now known as Governor’s Office of Land Use and Climate Innovation (LCI) released the Technical Advisory for Evaluating Transportation Impacts under CEQA, December 2018 (Technical Advisory). The Technical Advisory states that the document’s purpose is “to provide advice and recommendations, which agencies and other entities may use at their discretion.” The Technical Advisory goes on to state that it “does not alter lead agency discretion in preparing environmental documents subject to CEQA” and “should not be construed as legal advice.” LSA

3 The Technical Advisory suggests that small projects generating fewer than 110 trips per day, residential and office projects in VMT efficient areas, projects near high-quality transit, affordable residential development, and local-serving retail uses may be presumed to have a less than significant impact on VMT. As shown in Table A, the project would generate more than 110 trips per day. While the Technical Advisory recommends a threshold of 110 trips per day for a small project this recommendation is not relevant to the original intent of modifications to the State CEQA Guidelines, which was to reduce GHG emissions. In addition, the recommendation is not specific to residential development as it solely references office development (see footnote 19 of the Technical Advisory).

The State has prioritizes the reduction of GHG emissions while also encourages housing development. To this end, Section 1(b)(2) of SB 743 identifies that support of infill development was an intent of the Legislature when passing SB 743. This memorandum provides analysis and evidence demonstrating that the recommended 110-daily-trip threshold is not appropriate to meet the State’s simultaneous priorities of reducing GHG emissions and encouraging housing development or the intent of the Legislature when passing SB 743 to support infill development. Infill development is generally situated within existing city boundaries and is surrounded by urban development. The project site is located within the existing city boundary, is adjacent to an existing residential neighborhood and interstate highway with additional urban development located north, south, and east of the project site beyond the interstate highway.

SMALL PROJECT EFFECT ON GHG EMISSIONS
One of the stated goals of SB 743 is to reduce GHG emissions. The California Emissions Estimator Model (CalEEMod) is provided by the California Air Resources Board to be used Statewide for developing project-level GHG emissions. LSA used results from this model to correlate the effect of changes in residential project-related daily trips to the resulting GHG emissions. CalEEMod was used with built-in default trip lengths and types to show the vehicular GHG emissions from incremental amounts of daily trips. Table B shows the resulting annual VMT and GHG emissions from the incremental daily trips.

Table B: Representative VMT and GHG Emissions from CalEEMod Daily Trips Annual Vehicle Miles Traveled
(VMT)
GHG Emissions (Metric Tons
CO2e per year)
200 683,430 258
300 1,021,812 386
400 1,386,416 514
500 1.703,020 643
600 2,043,623 771
Source: CalEEMod version 2016.3.2.

CalEEMod = California Emissions Estimator Model
CO2e = carbon dioxide equivalent
GHG = greenhouse gas
A common GHG emission threshold is 3,000 metric tons (MT) of carbon dioxide equivalent (CO2e) per year. The vehicle emissions are typically more than 50 percent of the total project GHG 1/9/25 (P:\2024\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\VMT Memo2_VistaCoveProject.docx) LSA

1/9/25 (P:\2024\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\VMT Memo2_VistaCoveProject.docx) 4 emissions, the other 50 percent coming from on-site and project-related activities (e.g., electricity generation). Thus, a project with 500 daily trips (i.e., the City’s pre-existing screening threshold for transportation analysis) would generally have total project emissions that could be less than 1,300 MT CO2e/year (i.e., 50 percent or 643 MT CO2e/year coming from vehicle emissions and the other 50 percent coming from other project activities). As this level of GHG emissions would be less than 3,000 MT CO2e/year, the emissions of GHG from a project up to 500 ADT would typically be less than significant.

The CalEEMod analysis described above is consistent with guidance from the Bay Area Air Quality Management District (BAAQMD). BAAQMD provides guidelines for jurisdictions in the Bay Area (such as Vallejo) in regard to analysis, mitigation, and management of air pollutant and GHG under CEQA. Table 4-4 of the California Environmental Quality Act Air Quality Guidelines (BAAQMD, 2022) provides screening levels for single land use projects. These guidelines state that up to 421 single family homes would be appropriately screened from analysis as they would operate below the GHG emissions thresholds. The project proposes about 12 percent of the 421 single family homes that would be presumed to have a less than significant impact on GHG according to BAAQMD guidelines.

If a residential project producing fewer than 500 daily trips produces fewer GHG emissions according to CalEEMod than the emissions threshold and is below the screening threshold of the BAAQMD guidelines and one of the stated goals of the VMT enabling legislation is to reduce GHG emissions, then the City’s pre-existing threshold of 500 daily trips is still valid to determine when small projects would have a less than significant impact on transportation.

PROJECT SIGNIFICANCE
The Vista Cove project is immediately adjacent to an existing residential neighborhood and would construct 51 dwelling units extending that existing residential neighborhood within the city limits of Vallejo. Section 1(b)(2) of SB 743 identifies that support of infill development was an intent of the Legislature when passing SB 743. Another stated goal is to reduce GHG emissions. CEQA allows a lead agency discretion to use a threshold supported by substantial evidence. Given that the proposed project’s 51 dwelling units is below the 421 dwelling unit screening level identified by BAAQMD and the 481 daily trips would produce GHG emissions at a level below a common threshold of significance, the City could apply these findings as substantial evidence for a determination of less than significant.

The proposed project extends existing residential development and would have a less than significant impact on GHG emissions because it is a small project, and as such would not conflict or be inconsistent with State CEQA Guidelines section 15064.3, subdivision (b).

LSA

HCM 7th Signalized Intersection Summary Existing NP AM
1: Glen Cove Parkway & Robles Way Vista Cove
LSA Synchro 12 Report
P:\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\syn\Vista Cove.syn 09/16/2024 Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (veh/h) 19 138 862 29 127 569
Future Volume (veh/h) 19 138 862 29 127 569
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 23 166 1039 35 153 686
Peak Hour Factor 0.83 0.83 0.83 0.83 0.83 0.83
Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h 253 225 1387 47 200 2220
Arrive On Green 0.14 0.14 0.40 0.40 0.11 0.62
Sat Flow, veh/h 1781 1585 3601 118 1781 3647
Grp Volume(v), veh/h 23 166 526 548 153 686
Grp Sat Flow(s),veh/h/ln 1781 1585 1777 1849 1781 1777
Q Serve(g_s), s 0.4 3.9 9.8 9.8 3.2 3.5
Cycle Q Clear(g_c), s 0.4 3.9 9.8 9.8 3.2 3.5
Prop In Lane 1.00 1.00 0.06 1.00
Lane Grp Cap(c), veh/h 253 225 703 731 200 2220
V/C Ratio(X) 0.09 0.74 0.75 0.75 0.76 0.31
Avail Cap(c_a), veh/h 831 740 829 863 485 3040
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 14.4 15.9 10.0 10.0 16.6 3.4
Incr Delay (d2), s/veh 0.2 4.7 3.2 3.1 5.9 0.1
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.2 1.5 3.3 3.4 1.4 0.5
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 14.5 20.5 13.2 13.1 22.6 3.4
LnGrp LOS B C B B C A
Approach Vol, veh/h 189 1074 839
Approach Delay, s/veh 19.8 13.1 6.9
Approach LOS B B A
Timer - Assigned Phs 1 2 6 8
Phs Duration (G+Y+Rc), s 8.8 19.8 28.6 10.0
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 10.5 18.0 33.0 18.0
Max Q Clear Time (g_c+I1), s 5.2 11.8 5.5 5.9
Green Ext Time (p_c), s 0.2 3.4 5.2 0.4
Intersection Summary
HCM 7th Control Delay, s/veh 11.3
HCM 7th LOS B
"'i tt

HCM 7th Signalized Intersection Summary Existing NP PM
1: Glen Cove Parkway & Robles Way Vista Cove
LSA Synchro 12 Report
P:\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\syn\Vista Cove.syn 09/16/2024 Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (veh/h) 79 209 589 57 273 774
Future Volume (veh/h) 79 209 589 57 273 774
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 84 222 627 61 290 823
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h 341 303 934 91 357 2110
Arrive On Green 0.19 0.19 0.29 0.29 0.20 0.59
Sat Flow, veh/h 1781 1585 3366 318 1781 3647
Grp Volume(v), veh/h 84 222 340 348 290 823
Grp Sat Flow(s),veh/h/ln 1781 1585 1777 1813 1781 1777
Q Serve(g_s), s 1.7 5.5 7.1 7.1 6.5 5.1
Cycle Q Clear(g_c), s 1.7 5.5 7.1 7.1 6.5 5.1
Prop In Lane 1.00 1.00 0.18 1.00
Lane Grp Cap(c), veh/h 341 303 507 518 357 2110
V/C Ratio(X) 0.25 0.73 0.67 0.67 0.81 0.39
Avail Cap(c_a), veh/h 766 682 764 780 447 2802
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 14.4 15.9 13.2 13.2 16.0 4.5
Incr Delay (d2), s/veh 0.4 3.4 1.5 1.5 8.8 0.1
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.6 2.0 2.5 2.5 3.1 1.0
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 14.7 19.3 14.8 14.7 24.8 4.6
LnGrp LOS BBBBCA
Approach Vol, veh/h 306 688 1113
Approach Delay, s/veh 18.1 14.7 9.9
Approach LOS B B A
Timer - Assigned Phs 1 2 6 8
Phs Duration (G+Y+Rc), s 12.9 16.4 29.3 12.5
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 10.5 18.0 33.0 18.0
Max Q Clear Time (g_c+I1), s 8.5 9.1 7.1 7.5
Green Ext Time (p_c), s 0.2 2.8 6.4 0.7
Intersection Summary
HCM 7th Control Delay, s/veh 12.7
HCM 7th LOS B
"'i tt

HCM 7th Signalized Intersection Summary Existing Plus Project AM 1: Glen Cove Parkway & Robles Way Vista Cove
LSA Synchro 12 Report
P:\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\syn\Vista Cove.syn 09/16/2024 Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (veh/h) 23 160 862 30 135 569
Future Volume (veh/h) 23 160 862 30 135 569
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 28 193 1039 36 163 686
Peak Hour Factor 0.83 0.83 0.83 0.83 0.83 0.83
Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h 291 259 1349 47 213 2187
Arrive On Green 0.16 0.16 0.39 0.39 0.12 0.62
Sat Flow, veh/h 1781 1585 3597 121 1781 3647
Grp Volume(v), veh/h 28 193 527 548 163 686
Grp Sat Flow(s),veh/h/ln 1781 1585 1777 1849 1781 1777
Q Serve(g_s), s 0.5 4.7 10.5 10.5 3.6 3.7
Cycle Q Clear(g_c), s 0.5 4.7 10.5 10.5 3.6 3.7
Prop In Lane 1.00 1.00 0.07 1.00
Lane Grp Cap(c), veh/h 291 259 684 712 213 2187
V/C Ratio(X) 0.10 0.75 0.77 0.77 0.77 0.31
Avail Cap(c_a), veh/h 789 702 787 818 460 2885
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 14.5 16.2 10.9 10.9 17.3 3.7
Incr Delay (d2), s/veh 0.1 4.3 4.1 3.9 5.6 0.1
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.2 1.7 3.8 3.9 1.6 0.6
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 14.6 20.5 15.0 14.9 23.0 3.8
LnGrp LOS B C B B C A
Approach Vol, veh/h 221 1075 849
Approach Delay, s/veh 19.7 14.9 7.5
Approach LOS B B A
Timer - Assigned Phs 1 2 6 8
Phs Duration (G+Y+Rc), s 9.4 20.2 29.5 11.1
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 10.5 18.0 33.0 18.0
Max Q Clear Time (g_c+I1), s 5.6 12.5 5.7 6.7
Green Ext Time (p_c), s 0.2 3.1 5.2 0.5
Intersection Summary
HCM 7th Control Delay, s/veh 12.5
HCM 7th LOS B
"'i tt

HCM 7th Signalized Intersection Summary Existing Plus Project PM 1: Glen Cove Parkway & Robles Way Vista Cove
LSA Synchro 12 Report
P:\20241845 CYV Vista Cove Project\TECHNICAL\Traffic\syn\Vista Cove.syn 09/16/2024 Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (veh/h) 82 224 589 62 299 774
Future Volume (veh/h) 82 224 589 62 299 774
Initial Q (Qb), veh 0 0 0 0 0 0
Lane Width Adj. 1.00 1.00 1.00 1.00 1.00 1.00
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1870 1870 1870
Adj Flow Rate, veh/h 87 238 627 66 318 823
Peak Hour Factor 0.94 0.94 0.94 0.94 0.94 0.94
Percent Heavy Veh, % 2 2 2 2 2 2
Cap, veh/h 356 317 910 96 381 2119
Arrive On Green 0.20 0.20 0.28 0.28 0.21 0.60
Sat Flow, veh/h 1781 1585 3338 341 1781 3647
Grp Volume(v), veh/h 87 238 343 350 318 823
Grp Sat Flow(s),veh/h/ln 1781 1585 1777 1809 1781 1777
Q Serve(g_s), s 1.8 6.2 7.6 7.6 7.5 5.4
Cycle Q Clear(g_c), s 1.8 6.2 7.6 7.6 7.5 5.4
Prop In Lane 1.00 1.00 0.19 1.00
Lane Grp Cap(c), veh/h 356 317 498 507 381 2119
V/C Ratio(X) 0.24 0.75 0.69 0.69 0.83 0.39
Avail Cap(c_a), veh/h 726 646 724 737 423 2654
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Delay (d), s/veh 14.9 16.6 14.2 14.2 16.6 4.7
Incr Delay (d2), s/veh 0.4 3.6 1.7 1.7 12.4 0.1
Initial Q Delay(d3), s/veh 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),veh/ln 0.7 2.3 2.8 2.8 3.9 1.1
Unsig. Movement Delay, s/veh
LnGrp Delay(d), s/veh 15.2 20.2 15.9 15.9 29.0 4.8
LnGrp LOS B C B B C A
Approach Vol, veh/h 325 693 1141
Approach Delay, s/veh 18.9 15.9 11.5
Approach LOS B B B
Timer - Assigned Phs 1 2 6 8
Phs Duration (G+Y+Rc), s 14.0 16.9 30.9 13.3
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 10.5 18.0 33.0 18.0
Max Q Clear Time (g_c+I1), s 9.5 9.6 7.4 8.2
Green Ext Time (p_c), s 0.1 2.8 6.3 0.8
Intersection Summary
HCM 7th Control Delay, s/veh 14.0
HCM 7th LOS B
"'i tt

VISTA COVE PLANNED DEVELOPMENT P ROJECT

V ALLEJO, C ALIFORNIA

I NITIAL S TUDY /SUBSEQUENT MITIGATED NEGATIVE DECLARATION N OVEMBER 2025
P:\2024\20241845 CYV Vista Cove Project\PRODUCTS\Subsequent MND\Vista Cove Admin Printcheck Draft_251104.docx (11/04/25) This page intentionally left blank

CARLSBAD
CLOVIS

EMERYVILLE
IRVINE

LOS ANGELES

PALM SPRINGS

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
6001 Shellmound Street, Suite 425, Emeryville, California 94608 510.236.6810 www.lsa.net

MEMORANDUM
DATE: January 15, 2026
TO: Cesar Orozco, Planning Manager, City of Vallejo
FROM: Theresa Wallace, AICP, Principal
Florentina Craciun, Senior Environmental Planner
SUBJECT: Vista Cove Planned Development Project Subsequent Initial Study/Mitigated Negative Declaration Text Revisions
This memorandum presents specific changes to the text of the Subsequent Initial Study/Mitigated Negative Declaration (IS/MND) that are being made to clarify and supplement materials in the Subsequent IS/MND. The revised text does not provide new information that would result in any new significant impact not already identified in the Subsequent IS/MND or a substantial increase in the severity of an impact identified in the Subsequent IS/MND that cannot be mitigated to a less than significant level with implementation of mitigation measures agreed to by the project sponsor.

Thus, none of the text revisions would require recirculation pursuant to State CEQA Guidelines Section 15088.5. The text revisions identified below are incorporated into the Final Subsequent IS/MND for the Vista Cove Planned Development Project. In the revisions shown below, added text is indicated with double underlined text. Text deleted is shown in strikeout.

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TEXT REVISIONS Revisions to Chapter 2.0, Project Description
Based on comments received from the Vallejo Flood and Wastewater District (VFWD), the City has revised Section 2.2.5.2, Wastewater, and Section 2.2.6, Operations and Maintenance, in Chapter 2.0, Project Description, of the Subsequent IS/MND to add mention of the 6-inch sewer force main to connect the lift station to the existing sewer force main located in Shady Lane and to clarify that only the sanitary sewer would be publicly maintained, while the storm drains would be privately maintained. Text has also been added to state that the current lift station would be relocated and upsized.

In addition, Figure 2-4, Conceptual Site Plan, has been revised to show that Parcel E would be a VFWD-owned and maintained Sewer Pump Station. The original and revised Figure 2-4 are provided on the following pages.

SOURCE: DK Engineering
FIGURE 2-4
Original Conceptual Site Plan
Vista Cove Planned Development Project FEET
0 125 250
I:\2024\20241845\G\Site_Plan.ai (12/22/2025)
Sheet 1 of 2

RESIDENTIAL LOTS

PRIVATE STREET AND ALLEYS

VFWD OWNED AND MAINTAINED

SEWER PUMP STATION

HOA MAINTAINED OPEN SPACE

HOA MAINTAINED BIORETENTION BASIN

UNDISTURBED OPEN SPACE
LEGEND
SOURCE: DK Engineering
FIGURE 2-4
Revised Conceptual Site Plan
Vista Cove Planned Development Project FEET
0 125 250
I:\2024\20241845\G\Site_Plan.ai (12/22/2025)
Sheet 2 of 2

1/15/26 (\\aznasunifiler2\projects\2024\20241845 CYV Vista Cove Project\PRODUCTS\Subsequent MND\RTC Memo\Subsequent MND Text Revisions Memo\Vista Cove Subsequent MND Text Revisions Memo.docx)
2 Section 2.2.5.2, Wastewater, Page 2-20
The Vallejo Flood and Wastewater District (VFWD) maintains existing sanitary sewer lines within the vicinity of the project site. A new 8-inch sewer lateral would connect to the existing 8-inch public sanitary sewer main line located in Shady Lane at the northwestern corner of the project site. The sanitary sewer would be designed and installed to VFWD standards. The project would also include the replacement of the existing sewer lift station that currently serves the 141 single-family home development to the west of the proposed project site with an upgraded system to serve both communities and a new 6-inch sewer force main to connect the lift station to the existing sewer force main located in Shady Lane. The new lift station would be owned and maintained by the VFWD and the existing lift station would be relocated and upsized.

Section 2.2.6, Operations and Maintenance, Page 2-2
Within the residential areas, the individual lots, open space, common open space areas, and water quality basin would be privately owned by a dedicated homeowners association (HOA). The streets that serve the residential lots would also be dedicated to the HOA for private ownership and maintenance. The other remaining 10 acres of open space would be privately owned, managed, and maintained by the HOA.

All Uutility infrastructure located within the private streets, except for stormwater infrastructure, would be dedicated and maintained by the City/VFWD., while Stormwater infrastructure and utility infrastructure within the private alleys/paseos would be owned and maintained by the HOA.

Revisions to Section 4.3, Air Quality
Based on comments received from the VFWD, the City has revised Section 4.3, Air Quality, to discuss potential odor impacts associated with the proposed sewer lift station.

Section 4.3.3, Impact Analysis, Page 4-30
d. Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? (Less than Significant Impact, No New Impact) During project construction, some odors may be present due to diesel exhaust. However, these odors would be temporary and limited to the construction period. Once operational, the proposed project would generally not include any activities or operations that would generate objectionable odors and once operational, the project would not be a source of odors. However, the proposed sewer lift station may generate odors due to the presence of hydrogen sulfides, volatile organic compounds, and other factors. The lift station would be owned and maintained by the VFWD and would be subject to VFWD standards. In addition, the proposed sewer lift station is not a new facility, but rather a replacement and upgrade to the existing lift station that currently serves the 141 single-family residences located west of the project site. The proposed lift station would continue to serve the existing community while also accommodating the development proposed under the project. Therefore, the proposed lift station would not introduce a new odor source to the area that would adversely affect a substantial number of people.

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3 Furthermore, odor emissions are regulated under California Health and Safety Code Section 41700, which prohibits the discharge of air contaminants in quantities that cause a nuisance or annoyance to the public, as well as by the Bay Area Air District Regulation 7, Odorous Substances. Should the Air Pollution Control Officer receive ten or more odor complaints within a 90-day period, then the applicant would be subject to enforcement and corrective action, such as the installation of further odor control features. Therefore, the proposed project would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people. This impact would be less than significant. No new impacts or substantially more severe significant impacts would result with implementation of the proposed project when compared to those analyzed in the General Plan EIR.

Revisions to Section 4.4, Biological Resources
Based on comments received from the California Department of Fisha and Wildlife (CDFW), Section

4.4, Biological Resources, has been updated to include a discussion of Swainson’s hawk and tricolored blackbird, and include recommended mitigation measures related to burrowing owl.

Section 4.4.3, Impact Analysis, Page 4-39
a. Would the project 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 Game or U.S. Fish and Wildlife Service? (Less than Significant with Mitigation Incorporated, No New Impact)
Special-status species are defined as follows:

1. Species that are listed, formally proposed, or designated as candidates for listing as threatened or endangered under the federal Endangered Species Act or California Endangered Species Act.

1. Plant species assigned to California Rare Plant Ranks (CRPR) 1A, 1B, 2A, 2B, or 3.

2. Animal species designated as Species of Special Concern or Fully Protected Species by the California Department of Fish and Wildlife (CDFW).

3. Species that meet the definition of rare, threatened, or endangered under Section 15380 of the State CEQA Guidelines.

4. Species considered as a taxon of special concern by local agencies.

As discussed in Section 4.4.2.1, 65 special-status plant species have been documented in the vicinity of the project site; however, no special-status plant species were observed on site during the habitat assessments completed for the Biological Resources Report and the species documented in the greater vicinity have unlikely or no potential to occur on the project site. Therefore, the proposed project would result in no impacts to special-status plant species.

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4 As discussed in Section 4.4.2.1, 52 special-status wildlife species have been documented in the vicinity of the project site. Of the 52 special-status species known from the region, five species were determined to have a moderate or high potential to occur within the project site, including the following: white-tailed kite (Elanus leucurus), northern harrier (Circus hudsonius [cyaneus]), shorteared owl (Asio flammeus), silver-haired bat (Lasionycteris noctivagans), and hoary bat (Lasiurus cinereus). Although Swainson’s hawk (Buteo swainsoni) is known to occur within the region, the project site is located outside of the breeding range of Swainson’s hawk document in literature and Swainson’s hawk is deemed to have potential to occur on the [project site for seasonal migratory stopover only. Similarly, although the tricolor blackbird (Agelaius tricolor) is known to occur within the region, the seasonal wetland in the project area does not form reed or tule cover thick enough to support a tricolored blackbird breeding colony is the area is dominated by low growing (less than two feet tall) vegetation. In addition, the freshwater marsh wetland on the southern end of the project site, which would be avoided, is linear and less than the minimum 15-meter width of covered wetland habitat that tricolored blackbird requires to establish breeding colonies. Further, the dense vegetation along the southern tributary is a well-developed riparian canopy and does not support suitable vegetation for a breeding colony.

Construction activities associated with the proposed project could result in direct mortality of whitetailed kite, northern harrier, short-eared owl, and other native bird species nests, which would be considered a potentially significant impact. Impacts to active nests of this species and their eggs, chicks and young could occur during the removal of trees, vegetation, or other ground-disturbing activities. These activities could result in the direct removal or destruction of active nests, as well as generate audible, vibratory and/or visual disturbances that might indirectly result in nest abandonment. To reduce potential impacts to white-tailed kite, northern harrier, short-eared owl, and other native nesting birds to a less than significant level, Project Specific Mitigation Measures BIO-1a and BIO-1b would be implemented, which require the completion of pre-construction bird surveys should construction activities occur during the nesting bird season.

Project Specific Mitigation Measure BIO-1a Avoidance of Nesting Bird Season. To avoid adverse effects to the active nests of special-status
and other native bird species, tree removal,
vegetation removal, and initial ground disturbance
should be prioritized to occur during the nonnesting season, between September 1 through January 31.

Project Specific Mitigation Measure BIO-1b Pre-Construction Nesting Bird Surveys. A preconstruction nest survey for white-tailed kite, northern harrier, short-eared owl, and other native
bird species shall be conducted prior to initial
ground disturbance, including tree removal or
vegetation removal if it begins during the nesting
bird season (defined as February 1 through August
31). If active nests (containing eggs, chicks or young) are discovered during these surveys, a qualified

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5 biologist shall establish a species-specific no-work
buffer around the active nest. Work may resume in
the buffer after the nesting season ends, or a
qualified biologist confirms the nest is inactive.

Project Specific Mitigation Measure BIO-1b would be implemented in compliance with state and federal regulations. Buffers would be implemented on a “species-specific” basis and special status species with potential for nesting, such as white-tailed kite, would have more substantial avoidance buffers implemented in the case of observance of active nests. Because potential impacts to specialstatus species would be avoided, no Incidental Take Permit (ITP) would be required.

As discussed in the Biological Resources Impact Analysis1prepared for the proposed project, there is no potential for the project site to support breeding burrowing owl and the project site represents poor wintering habitat, indicating that burrowing owl presence is unlikely. In addition to the lack of burrows, the project site is characterized by steeply sloping hillsides dominated by tall, unmanaged vegetation, conditions that are not conducive to burrowing owl presence. Nevertheless, in an abundance of caution, the proposed project would implement Project Specific Mitigation Measures BIO-5a and BIO-5b to ensure that potential impacts to burrowing owls would be less than significant.

Project Specific Mitigation Measure BIO-5a Burrowing Owl Habitat Assessment, Surveys, and Protection. A qualified biologist shall conduct a
habitat assessment and surveys for wintering
burrowing owl prior to construction if construction
starts during the burrowing wintering season
(September 1 to January 31). Surveys shall be
conducted if warranted based on the habitat
assessment and shall begin on or within three days
of August 1. The habitat assessment and surveys
shall follow the Department of Fish and Game Staff
Report on Burrowing Owl Mitigation methodology
and the qualified biologist shall prepare a report
documenting the survey results. The habitat
assessment and surveys shall encompass the
project site and a sufficient buffer zone to detect
owls nearby that may be impacted, which is up to
500 meters (1,640 feet) around the project site
pursuant to the above methodology. Habitat
assessments and surveys shall occur annually for
the duration of the project, as conditions may
change annually and suitable refugia for burrowing
owl, such as small mammal burrows, can be created
1 WRA, Inc. 2024. Biological Resources Technical Report Vista Cove Project, Vallejo, Solano County, California. February.

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6 within a few hours or days, unless otherwise
approved in writing by CDFW. Surveys for nonbreeding burrowing owl shall be spread over four visits during the nonbreeding season (i.e.,
wintering) and shall start on or within 3 days of
August 1 and continue to January 31, unless
otherwise approved in writing by CDFW. Time
lapses between surveys or project activities shall
trigger subsequent surveys including, but not
limited to, a final survey within 24 hours prior to
ground disturbance. The qualified biologist shall
have a minimum of two years of experience
implementing the above methodology. The project
applicant shall immediately notify CDFW if
burrowing owl is detected and implement a
construction avoidance buffer around any detected
burrowing owl pursuant to the buffer distances
outlined in the Department of Fish and Game Staff
Report on Burrowing Owl Mitigation, which may be
up to 500 meters (1,640 feet). Any detected owl
shall be monitored by the qualified biologist to
ensure it is not disturbed during construction
activities. If take of burrowing owl cannot be
avoided, the Project shall consult with CDFW
pursuant to CESA and obtain an ITP before Project
activities may commence.

Project Specific Mitigation Measure BIO-5b Covering of Entrapment Hazards. To prevent burrowing owl from sheltering or nesting in
exposed material; all construction pipes, culverts,
hoses or similar materials greater than two inches
in diameter stored at the project site shall be
capped or covered before the end of each workday
and shall be inspected thoroughly for wildlife before
the pipe or similar structure is buried, capped, used,
or moved.

With implementation of Project Specific Mitigation Measure BIO-5a, which requires a burrowing owl habitat assessment and surveys for wintering burrowing owl prior to construction if construction starts during the burrowing owl wintering season (September 1 to January 31), and Project Specific Mitigation Measure BIO-5b, which requires all construction pipes, culverts, hoses or similar materials be capped or covered to prevent burrowing owl from shelter or nesting in exposed materials, potential impacts on burrowing owl would be reduced to less than significant.

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7 The removal of 69 trees from the northern half of the project site could result in direct mortality of silver-haired bat and hoary bat adults and maternity roosts, which would be considered a potentially significant impact. Impacts to active maternity roosts of this species and their pups could occur during the removal of trees, vegetation, or other ground-disturbing activities in proximity to roost sites. These activities could result in the direct removal or destruction of active roosts, as well as generate audible, vibratory and/or visual disturbances that might indirectly result in roost abandonment. To reduce potential impacts to the silver-haired bat and hoary bat to a less than significant level, Project Specific Mitigation Measures BIO-2a and BIO-2b would be implemented, which require the completion of a bat roost assessment should construction activities occur during the maternity roost season.

Project Specific Mitigation Measure BIO-2a Avoidance of Maternity Roosting Season. To avoid adverse effects to maternity roosts of special-status
and other bat species, tree removal, vegetation
removal, and initial ground disturbance should be
prioritized to occur outside the maternity roosting
season, between September 1 through April 30.

Large trees (diameter at breast height [DBH] > 24
inches) removed during this season (September 1–
April 30) shall be cut using a two-phased system
where branches and limbs are cut and left on the
ground overnight prior to chipping or removal from
the site.

Project Specific Mitigation Measure BIO-2b Pre-Construction Roost Surveys. During the maternity roost season (May 1–August 31), at least
30 days prior to the removal of any large tree (DBH
> 24 inches) a bat roost assessment shall be
conducted by a qualified biologist to determine if
potential roost habitat is present.

If no maternity roost habitat is present, trees shall
be removed using a two-phased cut. Cut branches
and limbs shall be left on the ground overnight prior
to chipping or removal from the site.

If potential maternity roosting habitat is present,
the qualified biologist shall conduct an emergence
survey to determine if the roost is occupied or
assume the roost is occupied and establish a nowork buffer. If an emergence survey is conducted and does not detect bats, the tree may be removed
with no further measures required to protect
roosting bats. If roosting bats are detected, or the
tree is assumed to be an active roost, the tree shall
be given a 100-foot no work buffer and shall be

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8 avoided until after the maternity roosting season is
complete. Once the maternal roosting season is
complete, tree removal shall follow the two-phase
approach for tree removal.

With implementation of Project Specific Mitigation Measures BIO-1a, BIO-1b, BIO-2a, and BIO-2b, BIO-5a, and BIO-5b, the proposed project would not 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 CDFW or USFWS.

Impacts would be less than significant with mitigation incorporated. No new impacts or substantially more severe significant impacts would result with implementation of the proposed project when compared to those analyzed in the General Plan EIR.

Revisions to Section 4.7, Geology and Soils
The City has updated Section 4.7, Geology and Soils, to reference the memorandum prepared by ENGEO that states that the conclusions and recommendations provided in the Preliminary Geotechnical Exploration prepared for the proposed project are still valid.

Section 4.7.2, Background, Page 4-65
Unless otherwise noted, the following analysis is based on the Preliminary Geotechnical Exploration prepared for the proposed project1and the peer review conducted as part of the environmental review process2. Although the Preliminary Geotechnical Exploration was prepared in 2022 and is only valid for two years, ENGEO has prepared a memorandum3that indicates the conclusions and recommendations provided in the Preliminary Geotechnical Exploration are still valid. A copy of the Preliminary Geotechnical Exploration, and peer review, and memorandum stating the conclusions and recommendations provided in the Preliminary Geotechnical Exploration are still valid are included in Appendix E of this Initial Study.

Revisions to Section 4.13, Noise
Based on comments received from the VFWD, the City has revised Section 4.13, Noise, to discuss potential operational noise impacts associated with the proposed sewer lift station.

Section 4.13.3, Impact Analysis, Page 4-120
Off-Site Operational Noise Impacts. Adjacent off-site land uses would potentially be exposed to stationary-source noise impacts from the proposed ground mounted air conditioning units. These units are anticipated to operate intermittently throughout the day and night. The analysis considered worst-case conditions, assuming 24-hour operation, seven days per week. Based on the 1 ENGEO. 2022a. Vallejo Properties – Vista Cove, Vallejo, California, Preliminary Geotechnical Exploration.

September 12.
2 Baseline Environmental Consulting. 2025. Peer Review of Preliminary Geotechnical Exploration, Vista Cove Planned Development Project, Vallejo, California. March 26. 3 ENGEO. 2026. Geotechnical Report Clarification. January 7.

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9 reference noise levels detailed in the Noise Impact Analysis,1the highest operational noise level would average 33.3 dBA Leq at the sensitive receiver locations, which would not exceed the daytime or nighttime noise level thresholds of 60 dBA Leq or 50 dBA Leq, respectively, at any receiver location.

As such, the air conditioning units, which represent the primary source of operational noise, would not exceed the City’s established thresholds for residential areas. In addition, periodic testing of the proposed lift station during operation would also generate some noise. However, noise levels would meet the VFWD’s requirements for limited noise to ensure that this noise would be less than 4 dBA along the nearest residential property line. Therefore, the operational noise generated by the proposed project would not result in a substantial permanent increase in ambient noise levels in excess of local standards as the project noise impacts were within the noise impacts evaluated in the General Plan EIR. Impacts would be less than significant. No new impacts or substantially more severe significant impacts would result with implementation of the proposed project when compared to those analyzed in the General Plan EIR.

Revisions to Section 4.18, Tribal Cultural Resources
Based on comments received from the Confederated Villages of Lisjan Nation, the City has revised Section 4.18, Tribal Cultural Resources, to add an additional mitigation measure related to the inadvertent discovery of tribal cultural resources.Section 4.18.3, Impact Analysis, Page 4-147 In the event that cultural items or human remains determined to be of Native American origin are encountered during project ground disturbing activities, Project Specific Mitigation Measures TCR-1 and TCR-2 shall be implemented.

Project Specific Mitigation Measure TCR-1 Protocol for Discovery of Native American Human Remains Cultural Items. The preferred protocol
upon the discovery of Native American human
remains is to secure the area, stop work within 25
feet of the find, cover any exposed human remains
or other cultural items and avoid further
disturbances in the area. All parties are advised to
treat the remains with appropriate dignity, as
provided in Public Resources Code (PRC) Section
5097.98. All parties shall treat tribal representatives and the event itself with appropriate respect.

If, after the appropriate Tribal representative has
been granted access to the site and it is determined
that avoidance is not feasible, an examination of
the human remains will be conducted to confirm
they are human and to determine the position,
posture, and orientation of the remains. The
following procedures shall be followed:
1 Urban Crossroads. 2025. Vista Cove Noise Impact Analysis, City of Vallejo. April.

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10 • All excavation in the vicinity of the human
remains shall be conducted using fine hand
tools and fine brushes to sweep loose dirt free
from the exposure.
• In order to determine the nature and extent of
the grade and its contents, controlled
excavation should extend to a full buffer zone
around the perimeter of the remains.
• To initiate the exposure, a perimeter balk
(especially, a shallow trench) should be
excavated, representing a reasonable buffer a
minimum of 10 centimeters around the
maximum extent of the known skeletal remains,
with attention to counterintuitive discoveries or
unanticipated finds relating to this or other
remains. The dirt from the perimeter balk
should be bucketed, distinctly labeled, and
screened for cultural materials.
• Excavation should then proceed inward from
the walls of the balk as well as downward from
the surface of the exposure. Loose dirt should
be scooped out and brushed off into a dustpan
or other collective device. Considerable care
should be given to ensure that human remains
are not further impacted by the process of
excavation.
• Buckets, collection bags, notes, and tags should
be fully labeled per provenience, and a
distinction should be made between samples
collected from: (1) Perimeter Balk (described
above), (2) Exposure (dirt removed in exposing
the exterior/burial plan and associations, and
(3) Matrix (dirt from the interstices between
bones or associations). Thus, each burial may
have three bags, “Burial 1 Perimeter Balk,”
“Burial 1 Exposure Balk,” “Burial 1 Matrix.”
• The following records should be compiled in the
field: (1) a detailed scale drawing of the burial,
including the provenience of and full for all
human remains, associated artifacts, and the

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11 configuration of all associated phenomena such
as burial pits, evidence for pre-interment grave
pit burning, soil variability, and intrusive
disturbance, (2) complete a formal burial record
using the consultants proprietary form or other
standard form providing information on site #,
unit or other proveniences, level depth, depth
and location of the burial from a fixed datum,
workers, date(s), artifact list, skeletal inventory,
and other pertinent observations, (3) crew chief
and worker field notes that may supplement or
supersede information contained in the burial
recording form, and (4) photographs, including
either standard photography or high-quality
(400-500 DPI or 10 MP recommended) digital
imaging.
• Photographs and images may be used only for
showing location or configuration of
questionable formation or for the position of
the skeleton. They are not to be duplicated for
publication unless a written release is obtained
from the Tribe.
• Association between the remains and other
cultural materials should be determined in the
field in consultation with an authorized Tribal
representative and may be amended per
laboratory findings. Records of provenience and
sample labels should be adequate to determine
association or degree of likelihood of
association of human remains and other
cultural materials.
• For each burial, all Perimeter Balk soil is to be
1/8”-screened. All Exposure soil is to be 1/8”-
screened, and a minimum of one 5-gallon
bucket of excavated but unscreened Exposure
soil is to be collected, placed in a plastic
garbage bag in the bucket. All Matrix soil is to
be carefully excavated, screened as
appropriate, and then collected in plastic bags
placed in 5-gallon buckets.

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12 • Human remains are not to be cleaned in the
field.
• Prior to any physical action related to human
remains, a designated tribal representative will
conduct prayers and blessings over the remains.

The archaeological consultant will be
responsible for insuring that individuals and
tools involved in the action are available for
traditional blessings and prayers, as necessary.
• No laboratory studies are permitted without
consultation with the tribe. Lab methods are
determined on a project-specific basis in
consultation with Confederated Villages of
Lisjan Nation representatives. The following
procedures shall be implemented:
• The primary archaeological consultant shall be
responsible for insuring that all lab procedures
follow stipulations made by the Tribe.
• Prior to any laboratory activities related to the
remains, a designated tribal representative will
conduct prayers and blessings over the remains.

The archaeological consultant shall be
responsible for ensuring that individuals and
tools involved in the action are available for
traditional blessings and prayers, as necessary.
• To the extent possible, all remains, associations,
samples, and original records are to be kept
together throughout the laboratory process. In
particular, Matrix dirt is to be kept in buckets
and shall accompany the remains to the lab.

The primary archaeological consultant shall be
responsible for copying all field records and
images and ensuring that the original notes and
records accompany the remains throughout the
process.
• Laboratory study should be done making every
effort to identify unanticipated finds or
materials missed in the field, such as objects
encased in dirt or human remains misidentified

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13 as faunal remains in the field. In the event of
discovery of additional remains, materials, and
other associations the tribal representatives are
to be contacted immediately.
• No laboratory studies are permitted on human
remains and funerary objects. The preferred
treatment preference for exhumed Native
American human remains is reburial in an area
not subject to further disturbance. Any objects
associated with remains will be reinterred with
the remains. Laboratory study should be done
making every effort to identify unanticipated
finds or materials missed in the field, such as
objects encased in dirt or human remains
misidentified as faunal remains in the field. In
the event of discovery of additional remains,
materials, and other associations the tribal
representatives are to be contacted
immediately.
• Should all, or a sample, of any archaeological
materials collected during the data recovery
activities – with the exception of human
remains – need to be curated, an inventory and
location information of the curation facility shall
be given to the Tribe for their records.

Project Specific Mitigation Measure TCR-2 Inadvertent Discovery of Tribal Cultural Resources:

If cultural resources of Native American origin are
identified during grading or excavation of the
proposed project, all ground disturbing activities
within 25 feet shall cease until a representative
from the appropriate Tribal representative
(consulting Tribe(s)) is consulted by the government
agency. If the entity in consultation with the
consulting Tribe(s), determines that the resource is
a Tribal Cultural Resource and thus significant under
CEQA, the entity shall retain a Tribal representative
and, if applicable, a qualified archaeologist, at the
applicant’s expense, to prepare a mitigation plan,
which shall be implemented in consultation with
the consulting Tribe. The mitigation plan shall
include avoidance of the resource or, if avoidance
of the resource is not feasible, the plan shall outline

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14 appropriate treatment of the resource in
coordination with the consulting Tribe. Examples of
appropriate mitigation for Tribal Cultural Resources
include, but are not limited to, protecting the
cultural character and integrity of the resources,
protecting traditional use of the resources,
protecting the confidentiality of the resources, or
heritage recovery.
[…] Nevertheless, implementation of Project Specific Mitigation Measures CUL-1, CUL-2, and Project Specific Mitigation Measures TCR-1 and TCR-2, are required to address the potential impacts to unanticipated tribal cultural resources, human remains, and associated funerary or ceremonial objects, the implementation of which would reduce impacts to less than significant with mitigation. Revisions to Section 4.19, Utilities and Service Systems Based on comments received from the VFWD, the City has revised Section 4.19, Utilities and Service Systems, to describe the installation of a new 6-inch sewer force main extending from the new lift station to tie into the existing sewer force main.

Section 4.19.3, Impact Analysis, Page 4-156
Wastewater. The VFWD provides wastewater collection and treatment services for Vallejo. A new 8-inch sewer lateral would connect to the existing 8-inch public sanitary sewer main line located in Shady Lane at the northwestern corner of the project site. The project would also include the replacement of the existing sewer lift station that currently serves the 141 single-family-home development to the west of the proposed project site with an upgraded system to serve both communities and a new 6-inch sewer force main to connect the lift station to the existing sewer force main located in Shady Lane. The new lift station would be owned and maintained by the VFWD City of Vallejo and the sanitary sewer and lift station would be designed and installed to VFWD standards. Utility installation would occur within the project footprint and there would be no impacts unique to infrastructure installation that would result in significant effects beyond those evaluated in the Initial Study.

Revisions to Appendix F, Phase I Environmental Site Assessment (ESA) In response to comments received, Appendix F has been replaced to include the final version of the Phase I Environmental Site Assessment (ESA). The content and conclusions of the replaced Phase I ESA is the same as the draft version circulated as part of the Subsequent IS/MND. T

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VI S T A CO V E PL A N N E D DE V E L O P M E N T P R O J E C T

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MITIGATION MONITORING AND REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been formulated based upon the findings of the Subsequent Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the Vista Cove Planned Development Project (proposed project).

The MMRP, which is provided in Table A, lists mitigation measures that would be applicable to the proposed project and identifies monitoring requirements. As the Lead Agency, the City of Vallejo is responsible for ensuring full compliance with all mitigation measures adopted for the proposed project. The City will monitor and report on all mitigation activities. Mitigation measures will be implemented at different stages of development throughout the project area. In this regard, the responsibilities for implementation have been assigned to the Applicant, Contractor, or a combination thereof. If during the course of project implementation, any of the mitigation measures identified herein cannot be successfully implemented, the City shall be immediately informed, and the City will then inform any affected responsible agencies. The City, in conjunction with any affected responsible agencies, will then determine if modification to the project is required and/or whether alternative mitigation is appropriate.

This MMRP has been prepared to comply with the requirements of State law (Public Resources Code Section 21081.6). State law requires the adoption of an MMRP when mitigation measures are required to avoid significant impacts. The MMRP is intended to ensure compliance during implementation of the proposed project and the conceptual development project. The MMRP must be adopted when the City Council makes a final decision on the project.

VI S T A CO V E PL A N N E D DE V E L O P M E N T P R O J E C T

V A L L E J O, C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
Aesthetics
No Mitigation Measures required.

Agriculture and Forestry Resources
No Mitigation Measures required.

Air Quality
General Plan EIR
Mitigation
Measure AQ 2b.1
As part of the City’s development
approval process, the City shall require
applicants for future development
projects to comply with the current
Bay Area Air Quality Management
District’s basic control measures for
reducing construction emissions of
PM10 (Table 8-1, Basic construction
Mitigation Measures Recommended
for All Proposed Projects, of the
BAAQMD CEQA Guidelines).

During
development
approval
process
Construction
Contractor/City
City/BAAQMD During
development
approval process
Implementation of
BAAQMD basic control
measures for reducing
construction emissions of
PM10.

Project Specific
Mitigation
Measure AIR-1
Tier 4 Final Emissions Standards.

During construction of the proposed
project, the project contractor shall
ensure all off-road, diesel-powered
construction equipment of 50
horsepower or more used for the
project construction meets, at a
minimum, the California Air Resources
Board Tier 4 Final emissions standards
or the equivalent.

During
Construction
Project Contractor Project Contractor Daily monitoring
during all
construction
activities using
diesel-powered
equipment
Implementation of the
California Air Resources
Board Tier 4 Final
emissions standards or the
equivalent during
construction activities.

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
Biological Resources
Project Specific
Mitigation
Measure BIO-1a
Avoidance of Nesting Bird Season. To
avoid adverse effects to the active
nests of special-status and other
native bird species, tree removal,
vegetation removal, and initial ground
disturbance should be prioritized to
occur during the non-nesting season,
between September 1 through January

31. During the
non-nesting
season,
between
September 1
through
January 31
Qualified Biologist Qualified Biologist During the nonnesting season, between
September 1
through January 31
Implementation of the
avoidance measures during
the non-nesting season,
between September 1
through January 31.

Project Specific
Mitigation
Measure BIO-1b
Pre-Construction Nesting Bird
Surveys. A pre-construction nest
survey for white-tailed kite, northern
harrier, short-eared owl, and other
native bird species shall be conducted
prior to initial ground disturbance,
including tree removal or vegetation
removal if it begins during the nesting
bird season (defined as February 1
through August 31). If (containing
eggs, chicks or young) are discovered
during these surveys, a qualified
biologist shall establish a speciesspecific no-work buffer around the active nest. Work may resume in the
buffer after the nesting season ends,
or a qualified biologist confirms the
nest is inactive.

During the
nesting bird
season
(defined as
February 1
through
August 31)
Qualified Biologist Qualified Biologist One-time preconstruction nest survey during the
nesting bird season
(defined as
February 1 through
August 31).

Continued
monitoring if active
nests are found.

Implementation of preconstruction nest survey
for white-tailed kite,
northern harrier, shorteared owl, and other
native bird species during
the nesting bird season
(defined as February 1
through August 31). If
active nests are found the
Qualified Biologist.

Project Specific
Mitigation
Measure BIO-2a
Avoidance of Maternity Roosting
Season. To avoid adverse effects to
maternity roosts of special-status and
Outside the
maternity
roosting
Qualified Biologist Qualified Biologist One time pre
construction
verification plus
Implementation of the
seasonal avoidance
ensures no disturbance

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
other bat species, tree removal,
vegetation removal, and initial ground
disturbance should be prioritized to
occur outside the maternity roosting
season, between September 1 through
April 30. Large trees (diameter at
breast height [DBH] > 24 inches)
removed during this season
(September 1–April 30) shall be cut
using a two-phased system where
branches and limbs are cut and left on
the ground overnight prior to chipping
or removal from the site.
season,
between
September 1
through April
30 monitoring during
removal if it occurs
near the end of
season.
occurs to active bat
maternity roosts.

Project Specific
Mitigation
Measure BIO-2b
Pre-Construction Roost Surveys.

During the maternity roost season
(May 1–August 31), at least 30 days
prior to the removal of any large tree
(DBH > 24 inches) a bat roost
assessment shall be conducted by a
qualified biologist to determine if
potential roost habitat is present.

If no maternity roost habitat is
present, trees shall be removed using
a two-phased cut. Cut branches and
limbs shall be left on the ground
overnight prior to chipping or removal
from the site.

If potential maternity roosting habitat
is present, the qualified biologist shall
conduct an emergence survey to
During the
maternity
roost season
(May 1–
August 31), at
least 30 days
prior to the
removal of
any large tree
Qualified Biologist Project Contractor/
Qualified Biologist
One time preconstruction survey
per tree prior to
removal; if
maternity roost
habitat is present,
continued
monitoring during
emergence surveys
until trees can be
removed safely.

Implementation of preconstruction roost surveys
to ensure that potential
and active maternity roosts
are identified and
protected throughout the
entire maternity season,
with no tree removal
occurring in active roosts
until the season is
complete.

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V A L L E J O , C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
determine if the roost is occupied or
assume the roost is occupied and
establish a no-work buffer. If an
emergence survey is conducted and
does not detect bats, the tree may be
removed with no further measures
required to protect roosting bats. If
roosting bats are detected, or the tree
is assumed to be an active roost, the
tree shall be given a 100-foot no work
buffer and shall be avoided until after
the maternity roosting season is
complete. Once the maternal roosting
season is complete, tree removal shall
follow the two-phase approach for
tree removal.

Project Specific
Mitigation
Measure BIO-3a
Compensatory Mitigation for Loss of
Seasonal Wetland. Compensatory
mitigation for permanent loss of 0.49
acre of the seasonal wetland shall be
required. Mitigation may be satisfied
through purchase of mitigation bank
credits from an approved mitigation
bank, payment of in-lieu fees to an
approved public agency or
conservation organization (e.g., local
land trust), for implementation of
compensatory mitigation projects, or
via a permittee responsible mitigation
involving creation, restoring, or
enhancing analogous habitat. The ratio
Prior to or
concurrent
with
construction
Qualified Biologist /
Project Applicant
Project Applicant Prior to or
concurrent with
construction
Implementation of
compensatory mitigation
to ensure permanent
wetland loss is offset and
the mitigation ratio of 1:1
is achieved, with restored
or preserved habitat
maintained per agencyapproved requirements.

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
for acres of mitigation to acres
impacted shall be 1:1.

Project Specific
Mitigation
Measure BIO-4a
Construction Fencing. Prior to grounddisturbing activities, construction fencing or flagging shall be installed to
delineate the riparian and freshwater
marsh boundaries. The fencing will be
checked regularly during construction
activities to ensure that the fencing
remains intact and functional, and that
encroachment has not occurred into
the sensitive habitat or boundary; any
repairs to the fence or encroachment
correction will be conducted
immediately. At the end of the project
all temporary flagging, fencing, or
other materials would be removed
from the work areas and vicinity of the
channel.

Prior to
ground
disturbance
Qualified Biologist Qualified Biologist/
Project Contractor
Regular checks
during
construction;
repairs as needed.

Implementation of
construction fencing to
delineate sensitive habitats
and prevent encroachment
throughout construction.

Project Specific
Mitigation
Measure BIO-4b
Construction Best Management
Practices. Erosion control measures
would be utilized throughout all
phases of the Project where sediment
runoff from construction may
potentially enter nearby waters.

Appropriate sediment and erosion
control BMPs (e.g., use of silt fencing
and/or straw waddles around the
perimeter of the construction zone)
will be implemented during and
following construction to minimize
Throughout
all phases of
construction
Qualified Biologist Qualified Biologist/
Project Contractor
Daily/ongoing
monitoring for
erosion, spills, and
equipment
maintenance.

Implementation of BMPs,
including erosion and
sediment control, spill
prevention, and invasive
species avoidance, to
protect water quality
during construction.

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V A L L E J O , C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
surface runoff originating from the
Project and thereby protect water
quality of the freshwater marsh.

Erosion control structures would be
monitored for effectiveness and would
be repaired or replaced as needed.
i. Prior to construction, a
Stormwater Pollution Prevention
Plan (SWPPP) would be
developed. The plan would
include the implementation and
maintenance of erosion control
measures.
ii. Prior to construction, an
Accidental Spill Prevention and
Cleanup Plan would be prepared.

This plan would include required
spill control absorbent material,
for use beneath stationary
equipment, to be present on-site
and available at all times.
iii. No fueling, cleaning, or
maintenance of vehicles or
equipment would take place
within any areas where an
accidental discharge may cause
hazardous materials to enter
waterways.
iv. Any equipment or vehicles used
for the Project would be checked
and maintained daily to prevent

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
leaks of fluids that could be
deleterious to aquatic habitats.
v. All equipment would be cleaned
before arriving on the site and
before removal from the site to
prevent spread of invasive plants.
vi. To avoid establishment of
invasive, non‐native plant species
on or adjacent to the Project
Area, the following measures will
be implemented:
a. Vegetation disturbances will
be limited to those areas
identified on construction
plans and maps as slated for
development or construction
staging.
b. Erosion and sediment control
materials will be certified as
weed-free.
vii. Staging and storage areas for
equipment, materials, fuels,
lubricants and solvents, would
be located outside of the stream
channel banks and outside of
nearby waters.
viii. Stationary equipment such as
motors, pumps, and generators,
located adjacent to aquatic
features would be positioned
over secondary containment

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V A L L E J O , C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
sufficient to arrest a catastrophic
failure.
ix. Stockpiles of excavated soil or
other materials would be
covered when not in active use
(i.e., would not be used or
moved for 72 hours). All trucks
hauling soil, sand, and other
loose materials would be
covered.

Project Specific
Mitigation
Measure BIO-4c
Tree Protection Measures. In order to
protect trees adjacent to the project
area: In order to protect trees adjacent
to the Project Area:
i. Trees not proposed for removal
but adjacent to Project activities
shall have orange construction
fencing installed at the dripline.

This shall be known as the tree
protection zone (TPZ).
ii. Work within the TPZ shall be
minimized to the maximum
extent feasible.
iii. If work must occur within the
TPZ, the fence can be removed
temporarily, the tree trunk shall
be wrapped in a waddle, and the
fence shall be placed back as
soon as work is completed.

During
construction
Qualified Biologist Qualified Biologist/
Project Contractor
Continuous
monitoring for work
within tree
protection zones
(TPZs)
Implementation of tree
protection measures,
including fencing, pruning
standards, and TPZ
management, to protect
trees adjacent to the
project area.

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
iv. All equipment and stockpiles
must be in designated staging
areas away from all TPZ.
v. All trees to be removed shall be
felled away from any trees to be
avoided.
vi. If trees not proposed for
removal require pruning,
pruning shall follow ANSI A300
standards or be performed by a
certified arborist.
vii. If any roots are exposed from
trees to be avoided, roots can be
pruned up to the diameter of 2
inches and pruned at 90-degree
angles. The roots shall be
covered by a damp burlap sack
or damp towel while exposed.

Project Specific
Mitigation
Measures BIO-5a
Burrowing Owl Habitat Assessment,
Surveys, and Protection. A qualified
biologist shall conduct a habitat
assessment and surveys for wintering
burrowing owl prior to construction if
construction starts during the
burrowing wintering season
(September 1 to January 31). Surveys
shall be conducted if warranted based
on the habitat assessment and shall
begin on or within three days of
August 1. The habitat assessment and
surveys shall follow the Department of
Prior to
Construction;
During the
burrowing
wintering
season
(September 1
to January
31)
Qualified Biologist Qualified Biologist One time habitat assessment and
surveys prior to the
start of
construction;
annual habitat
assessment and
surveys for the
duration of the
construction; if any
owl is determined
to be present,
continued
Implementation of habitat
assessment and surveys to
ensure that burrowing
owls are identified and
protected.

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V A L L E J O , C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
Fish and Game Staff Report on
Burrowing Owl Mitigation
methodology and the qualified
biologist shall prepare a report
documenting the survey results. The
habitat assessment and surveys shall
encompass the project site and a
sufficient buffer zone to detect owls
nearby that may be impacted, which is
up to 500 meters (1,640 feet) around
the project site pursuant to the above
methodology. Habitat assessments
and surveys shall occur annually for
the duration of the project, as
conditions may change annually and
suitable refugia for burrowing owl,
such as small mammal burrows, can be
created within a few hours or days,
unless otherwise approved in writing
by CDFW. Surveys for non-breeding
burrowing owl shall be spread over
four visits during the nonbreeding
season (i.e., wintering) and shall start
on or within 3 days of August 1 and
continue to January 31, unless
otherwise approved in writing by
CDFW. Time lapses between surveys
or project activities shall trigger
subsequent surveys including, but not
limited to, a final survey within 24
hours prior to ground disturbance. The
monitoring during
construction
activities.

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
qualified biologist shall have a
minimum of two years of experience
implementing the above methodology.

The project applicant shall
immediately notify CDFW if burrowing
owl is detected and implement a
construction avoidance buffer around
any detected burrowing owl pursuant
to the buffer distances outlined in the
Department of Fish and Game Staff
Report on Burrowing Owl Mitigation,
which may be up to 500 meters (1,640
feet). Any detected owl shall be
monitored by the qualified biologist to
ensure it is not disturbed during
construction activities. If take of
burrowing owl cannot be avoided, the
Project shall consult with CDFW
pursuant to CESA and obtain an ITP
before Project activities may
commence.

Project Specific
Mitigation
Measures BIO-5b
Covering of Entrapment Hazards. To
prevent burrowing owl from sheltering
or nesting in exposed material; all
construction pipes, culverts, hoses or
similar materials greater than two
inches in diameter stored at the
project site shall be capped or covered
before the end of each workday and
shall be inspected thoroughly for
wildlife before the pipe or similar
During
Construction
Construction
Contractor
Construction
Contractor
At the end of each
workday.

Inspections of and the
covering/capping of all
construction pipes,
culverts, hoses or similar
materials greater than two
inches in diameter stored
at the project site to
prevent burrowing owl
from sheltering or nesting
in exposed material.

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V A L L E J O , C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
structure is buried, capped, used, or
moved.

Cultural Resources
Project Specific
Mitigation
Measure CUL-1
Unknown Discovery of Archaeological
Resources. Should an archaeological
deposit be encountered during project
subsurface construction activities, all
ground-disturbing activities within 25
feet shall be redirected and a qualified
archaeologist meeting the Secretary of
the Interior’s Professional
Qualifications Standards for
Archaeology contacted to assess the
situation, determine if the deposit
qualifies as a historical resource,
consult with agencies as appropriate,
and make recommendations for the
treatment of the discovery.

If the deposit is found to be significant
(i.e., eligible for listing in the California
Register of Historical Resources), the
project applicant shall be responsible
for funding and implementing
appropriate mitigation measures.

Mitigation measures may include
recording the archaeological deposit,
data recovery and analysis, and public
outreach regarding the scientific and
cultural importance of the discovery.

Upon completion of the selected
During
Ground
Disturbance
Construction
Contractor/Qualified
Archaeologist
Construction
Contractor / Qualified
Archaeologist
Monitoring would
occur continuously
during all grounddisturbing activities
within 25 feet of
any discovered
archaeological
resources.

Implementation of
discovery protocol and
assessment of
archaeological finds, with
work halted within 25 feet
until evaluation is
complete.

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
mitigations, a report documenting
methods, findings, and
recommendations shall be prepared
by the qualified archaeologist and
submitted to the City of Vallejo for
review, and the final report shall be
submitted to the Northwest
Information Center at Sonoma State
University. Significant archaeological
materials shall be submitted to an
appropriate local curation facility and
used for future research and public
interpretive displays, as appropriate.

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V A L L E J O , C A L I F O R N I A

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
Project Specific
Mitigation
Measure CUL-2
Protocol for Human Remains
Discovery. If human remains are
encountered, State Health and Safety
Code Section 7050.5 states that no
further disturbance shall occur until
the County Coroner has made a
determination of origin and disposition
pursuant to State PRC Section
5097.98. The County Coroner and the
City must be notified of the find
immediately. If the remains are
determined to be Native American,
the County Coroner would notify the
Native American Heritage Commission
(NAHC), which would determine and
notify a Most Likely Descendant (MLD)
and the following provisions shall
apply:
⚫ The Medical Examiner shall
immediately be notified, ground
disturbing activities in that location
shall cease within 25 feet of the
discovery and the Tribe shall be
allowed, pursuant to California
Public Resources Code (PRC)
Section 5097.98(a) to inspect the
site of the discovery and make
determinations as to how the
human remains and grave goods
During
ground
disturbance
Construction
Contractor/Qualified
Archaeologist
City / County
Coroner/Tribe
If remains are
discovered
monitoring would
occur during
ground disturbing
activities.

Implementation of human
remains discovery
procedures per State law
and tribal consultation,
including site protection
and culturally appropriate
treatment.

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Performance Criteria
should be treated and disposed of
with appropriate dignity.
⚫ The Tribe shall complete its
inspection and make its MLD
recommendation within forty-eight
(48) hours of getting access to the
site. The Tribe shall have the final
determination as to the disposition
and treatment of human remains
and grave goods. Said
determination may include
avoidance of the human remains,
reburial on-site or reburial on tribal
or other lands that will not be
disturbed in the future.
⚫ The Tribe may wish to rebury said
remains and grave goods or
ceremonial and cultural items on or
near the site of their discovery, in
an area which will not be subject to
future disturbances over a
prolonged period of time. Reburial
of human remains shall be
accomplished in compliance with
California PRC Sections 5097.98(a)
and (b). The term “human remains”
encompasses more than human
bones because the Tribe’s
traditions call for the burial of
associated cultural items with the
deceased (funerary objects), and/or

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Duration
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Performance Criteria
the ceremonial burning of Native
American human remains, funerary
objects, grave goods, and animals.

Ashes, soils, and other remnants of
these burning ceremonies, as well
as associated funerary objects and
unassociated funerary objects
buried with or found near the
Native American remains are to be
treated in the same manner as
bones or bone fragments that
remain intact.
⚫ Unless otherwise required by law,
the site of any reburial of Native
American human remains shall not
be disclosed and will not be
governed by public disclosure
requirements of the California
Public Records Act (California
Government Code Section 6250 et.
seq). The Medical Examiner shall
withhold public disclosure of
information related to such reburial
pursuant to the specific exemption
set forth in California Government
Code Section 6254(r). The Tribe will
require that the location for
reburial is recorded with the
California Historic Resources
Inventory System (CHRIS) on a form
that is acceptable to the CHRIS

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Duration
of Monitoring
Performance Criteria
center. The Tribe may also suggest
that the landowner enter into an
agreement regarding the
confidentiality of site information
that will run with title on the
property.
⚫ Treatment of all cultural items,
including ceremonial items and
archaeological items will reflect the
religious beliefs, customs, and
practices of the Tribe. All cultural
items, including ceremonial items
and archaeological items, which
may be found at a Project site
should be turned over to the Tribe
for appropriate treatment, unless
otherwise ordered by a court of
agency of competent jurisdiction.

The project applicant should waive
any and all claims to ownership of
Tribal ceremonial and cultural
items, including archaeological
items, which may be found on a
project site in favor of the Tribe. If
any intermediary (e.g., an
archaeological retained by the
project applicant) is necessary, said
entity or individual shall not possess
those items for longer than is
reasonably necessary, as
determined solely by the Tribe.

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⚫ If additional significant sites or sites
not identified as significant in the
environmental review process, but
later determined to be significant
are located within a project impact
area, such sites will be subjected to
further archaeological and cultural
significance evaluation by the
project applicant, Solano County
and the Tribe to determine if
additional mitigation measures are
necessary to treat sites in a
culturally appropriate manner
consistent with CEQA requirements
for mitigation of impacts to cultural
resources. If there are human
remains present that have been
identified as Native American, all
work will cease for a period of up to
30 days in accordance with Federal
Law.

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Duration
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Performance Criteria
Energy
No Mitigation Measures required.

Geology and Soils
Project Specific
Mitigation
Measure GEO-1
Design-Level Geotechnical Review. A
licensed Geotechnical Engineer or
their representative shall be retained
to perform a design‐level geotechnical
investigation once site development
plans are final. The design‐level
geotechnical investigation shall include
further evaluation of potential
geologic hazards related to landslides,
stability of graded slopes, corrective
grading for planned building sites, and
the presence of moderate to highly
expansive soil and bedrock. The
design‐level investigation findings shall
be used to address all the geotechnical
concerns described in the Preliminary
Geotechnical Exploration and to
develop detailed recommendations for
design and construction. The
recommendations of the Preliminary
Geotechnical Exploration and any
recommendations included in the
required design‐level geotechnical
investigation for the project shall be
incorporated into all design and
engineering plans. At the end of
construction, the Geotechnical
Engineer shall provide a letter
PreConstruction/
During
Construction/
PostConstruction
Applicant /
Geotechnical
Engineer
City One investigation
before design;
oversight during
grading;
certification at
completion.

Implementation of all
geotechnical
recommendations in
design and construction,
verified by letter of
compliance upon project
completion.

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Duration
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Performance Criteria
regarding contractor compliance with
project plans and specifications and
with the recommendations of the
Geotechnical Investigation and any
supplemental recommendations
issued during construction. The letter
shall be submitted for review to the
City of Vallejo Building Division and
confirmed prior to issuance of a
certificate of occupancy.

Project Specific
Mitigation
Measure GEO-2
Discovery of Paleontological
Resources. Should paleontological
resources be encountered during
project subsurface construction
activities, all ground-disturbing
activities within 25 feet shall be
redirected and a qualified
paleontologist contacted to assess the
situation, consult with agencies as
appropriate, and make
recommendations for the treatment of
the discovery. For purposes of this
mitigation, a “qualified paleontologist”
shall be an individual with the
following qualifications: (1) a graduate
degree in paleontology or geology
and/or a person with a demonstrated
publication record in peer-reviewed
paleontological journals; (2) at least 2
years of professional experience
related to paleontology; (3) proficiency
During
project
subsurface
construction
activities
Qualified
Paleontologist
Project Contractor
/Qualified
Paleontologist
Continuous
monitoring during
all grounddisturbing
construction
activities within 25
feet of any
discovered
paleontological
resources.

Implementation of
discovery protocol; if
fossils are encountered,
work within 25 feet is
redirected and a qualified
paleontologist assesses the
find, with mitigation
measures applied as
necessary to ensure
protection and
documentation of
paleontological resources.

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Duration
of Monitoring
Performance Criteria
in recognizing fossils in the field and
determining their significance; (4)
expertise in local geology,
stratigraphy, and biostratigraphy; and
(5) experience collecting vertebrate
fossils in the field. If the
paleontological resources are found to
be significant and project activities
cannot avoid them, measures shall be
implemented to ensure that the
project does not cause a substantial
adverse change in the significance of
the paleontological resource.

Measures may include monitoring,
recording the fossil locality, data
recovery and analysis, a final report,
and accessioning the fossil material
and technical report to a
paleontological repository. Upon
completion of the assessment, a
report documenting methods,
findings, and recommendations shall
be prepared and submitted to the City
of Vallejo for review. If paleontological
materials are recovered, this report
also shall be submitted to a
paleontological repository, such as the
University of California Museum of
Paleontology, along with significant
paleontological materials. Public

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Performance Criteria
educational outreach may also be
appropriate.

The project sponsor shall inform its
contractor(s) of the sensitivity of the
project site for paleontological
resources and shall verify that the
following directive has been included
in the project grading plans:
“The subsurface of the construction
site may be sensitive for fossils. If
fossils are encountered during project
subsurface construction, all grounddisturbing activities within 25 feet shall be redirected and a qualified
paleontologist contacted to assess the
situation, consult with agencies as
appropriate, and make
recommendations for the treatment of
the discovery. Project personnel shall
not collect or move any
paleontological materials. Fossils can
include plants and animals, and such
trace fossil evidence of past life as
tracks or plant imprints. Ancient
marine sediments may contain
invertebrate fossils such as snails, clam
and oyster shells, sponges, and
protozoa; and vertebrate fossils such
as fish, whale, and sea lion bones.

Contractor acknowledges and

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Performance Criteria
understands that excavation or
removal of paleontological material is
prohibited by law and constitutes a
misdemeanor under California Public
Resources Code, Section 5097.5.”
Greenhouse Gas Emissions
General Plan EIR
Mitigation
Measure AQ-2b.1
Please refer to General Plan EIR Mitigation Measure AQ-2b.1 as detailed above in Air Quality.

Hazards and Hazardous Materials
Project Specific
Mitigation
Measure HAZ-1
Emergency Response and Cleanup
Plan. Prior to commencement of
construction activities, the
construction contractor shall prepare
an Emergency Response and Cleanup
Plan. The construction contractor shall
implement the plan during
construction. The plan shall detail the
methods to be used to contain and
clean up a spill of petroleum products
or other hazardous materials in the
work area.

Prior to
Construction/
During
Construction
Construction
Contractor
City/Construction
Contractor
One-time submittal
before work;
ongoing
implementation.

Preparation and
implementation of the
Emergency Response and
Cleanup Plan and
verification of proper spill
containment and cleanup
during construction.

Project Specific
Mitigation
Measure HAZ-2
Construction Equipment
Maintenance, Refueling, and Washing
Activities. During construction, the
construction contractor shall ensure
that all equipment maintenance,
refueling, and storage are conducted
on level ground outside the aquatic
features within the project site, away
from concentrated flows of
During
Construction
Construction
Contractor
City/Construction
Contractor
Daily inspections
during construction.

Implementation of BMPs
for equipment
maintenance and refueling,
including use of spill kits
and secondary
containment to prevent
contamination.

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Duration
of Monitoring
Performance Criteria
stormwater and drainage courses. Drip
pans or absorbent pads shall be used
during equipment refueling and
maintenance activities. Adequate
quantities of absorbent spill cleanup
material and spill kits shall be kept in
the refueling and maintenance area
and on fuel trucks. Spill cleanup
materials shall be disposed of
immediately after use.

Hydrology and Water Quality
No Mitigation Measures required.

Land Use and Planning
No Mitigation Measures required.

Mineral Resources
No Mitigation Measures required.

Noise
No Mitigation Measures required.

Population and Housing
No Mitigation Measures required.

Public Services
No Mitigation Measures required.

Recreation
No Mitigation Measures required.

Transportation
No Mitigation Measures required.

Tribal Cultural Resources
Project Specific
Mitigation
Measure TCR-1
Protocol for Discovery of Native
American Human Remains. The
preferred protocol upon the discovery
During
Ground
Disturbance
Construction
Contractor/Consulting
Tribes
Construction
Contractor/Consulting
Tribes
Monitoring would
occur continuously
during all groundImplementation of
discovery protocol for
human remains, with work

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Plan EIR
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Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
of Native American human remains is
to secure the area, stop work within
25 feet of the find, cover any exposed
human remains or other cultural items
and avoid further disturbances in the
area. All parties are advised to treat
the remains with appropriate dignity,
as provided in Public Resources Code
(PRC) Section 5097.98. All parties shall
treat tribal representatives and the
event itself with appropriate respect.

If, after the appropriate Tribal
representative has been granted
access to the site and it is determined
that avoidance is not feasible, an
examination of the human remains
will be conducted to confirm they are
human and to determine the position,
posture, and orientation of the
remains. The following procedures
shall be followed:
• All excavation in the vicinity
of the human remains shall
be conducted using fine
hand tools and fine brushes
to sweep loose dirt free from
the exposure.
• In order to determine the
nature and extent of the
grade and its contents,
controlled excavation should
disturbing activities
within 25 feet of
any discovered
human remains.
halted within 25 feet until
evaluation is complete.

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Performance Criteria
extend to a full buffer zone
around the perimeter of the
remains.
• To initiate the exposure, a
perimeter balk (especially, a
shallow trench) should be
excavated, representing a
reasonable buffer a
minimum of 10 centimeters
around the maximum extent
of the known skeletal
remains, with attention to
counterintuitive discoveries
or unanticipated finds
relating to this or other
remains. The dirt from the
perimeter balk should be
bucketed, distinctly labeled,
and screened for cultural
materials.
• Excavation should then
proceed inward from the
walls of the balk as well as
downward from the surface
of the exposure. Loose dirt
should be scooped out and
brushed off into a dustpan or
other collective device.

Considerable care should be
given to ensure that human
remains are not further

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impacted by the process of
excavation.
• Buckets, collection bags,
notes, and tags should be
fully labeled per
provenience, and a
distinction should be made
between samples collected
from: (1) Perimeter Balk
(described above), (2)
Exposure (dirt removed in
exposing the exterior/burial
plan and associations, and
(3) Matrix (dirt from the
interstices between bones or
associations). Thus, each
burial may have three bags,
“Burial 1 Perimeter Balk,”
“Burial 1 Exposure Balk,”
“Burial 1 Matrix.”
• The following records should
be compiled in the field: (1)
a detailed scale drawing of
the burial, including the
provenience of and full for
all human remains,
associated artifacts, and the
configuration of all
associated phenomena such
as burial pits, evidence for
pre-interment grave pit

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burning, soil variability, and
intrusive disturbance, (2)
complete a formal burial
record using the consultants
proprietary form or other
standard form providing
information on site #, unit or
other proveniences, level
depth, depth and location of
the burial from a fixed
datum, workers, date(s),
artifact list, skeletal
inventory, and other
pertinent observations, (3)
crew chief and worker field
notes that may supplement
or supersede information
contained in the burial
recording form, and (4)
photographs, including
either standard photography
or high-quality (400-500 DPI
or 10 MP recommended)
digital imaging.
• Photographs and images
may be used only for
showing location or
configuration of
questionable formation or
for the position of the
skeleton. They are not to be

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duplicated for publication
unless a written release is
obtained from the Tribe.
• Association between the
remains and other cultural
materials should be
determined in the field in
consultation with an
authorized Tribal
representative and may be
amended per laboratory
findings. Records of
provenience and sample
labels should be adequate to
determine association or
degree of likelihood of
association of human
remains and other cultural
materials.
• For each burial, all Perimeter
Balk soil is to be 1/8”-
screened. All Exposure soil is
to be 1/8”-screened, and a
minimum of one 5-gallon
bucket of excavated but
unscreened Exposure soil is
to be collected, placed in a
plastic garbage bag in the
bucket. All Matrix soil is to
be carefully excavated,
screened as appropriate, and

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then collected in plastic bags
placed in 5-gallon buckets.
• Human remains are not to
be cleaned in the field.
• Prior to any physical action
related to human remains, a
designated tribal
representative will conduct
prayers and blessings over
the remains. The
archaeological consultant
will be responsible for
insuring that individuals and
tools involved in the action
are available for traditional
blessings and prayers, as
necessary.
• No laboratory studies are
permitted without
consultation with the tribe.

Lab methods are determined
on a project-specific basis in
consultation with
Confederated Villages of
Lisjan Nation
representatives. The
following procedures shall
be implemented:
• The primary archaeological
consultant shall be
responsible for insuring that

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
all lab procedures follow
stipulations made by the
Tribe.
• Prior to any laboratory
activities related to the
remains, a designated tribal
representative will conduct
prayers and blessings over
the remains. The
archaeological consultant
shall be responsible for
ensuring that individuals and
tools involved in the action
are available for traditional
blessings and prayers, as
necessary.
• To the extent possible, all
remains, associations,
samples, and original records
are to be kept together
throughout the laboratory
process. In particular, Matrix
dirt is to be kept in buckets
and shall accompany the
remains to the lab. The
primary archaeological
consultant shall be
responsible for copying all
field records and images and
ensuring that the original
notes and records

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
accompany the remains
throughout the process.
• Laboratory study should be
done making every effort to
identify unanticipated finds
or materials missed in the
field, such as objects
encased in dirt or human
remains misidentified as
faunal remains in the field. In
the event of discovery of
additional remains,
materials, and other
associations the tribal
representatives are to be
contacted immediately.
• No laboratory studies are
permitted on human
remains and funerary
objects. The preferred
treatment preference for
exhumed Native American
human remains is reburial in
an area not subject to
further disturbance. Any
objects associated with
remains will be reinterred
with the remains. Laboratory
study should be done
making every effort to
identify unanticipated finds

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
or materials missed in the
field, such as objects
encased in dirt or human
remains misidentified as
faunal remains in the field. In
the event of discovery of
additional remains,
materials, and other
associations the tribal
representatives are to be
contacted immediately.
• Should all, or a sample, of
any archaeological materials
collected during the data
recovery activities – with the
exception of human remains
– need to be curated, an
inventory and location
information of the curation
facility shall be given to the
Tribe for their records.

Project Specific
Mitigation
Measure TCR-2
Inadvertent Discovery of Tribal
Cultural Resources: If cultural
resources of Native American origin
are identified during grading or
excavation of the proposed project, all
ground disturbing activities within 25
feet shall cease until a representative
from the appropriate Tribal
representative (consulting Tribe(s)) is
consulted by the government agency.

During
Ground
Disturbance
Construction
Contractor/Consulting
Tribes
Construction
Contractor/Consulting
Tribes
Monitoring would
occur continuously
during all grounddisturbing activities
within 25 feet of
any discovered
tribal cultural
resources.

Implementation of
discovery protocol and
assessment of
archaeological finds, with
work halted within 25 feet
until evaluation is
complete.

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Project Specific
Mitigation
Measure/General
Plan EIR
Mitigation
Measures
Avoidance and Minimization Measure Timing Monitoring Party Implementing Party Frequency and
Duration
of Monitoring
Performance Criteria
If the entity in consultation with the
consulting Tribe(s), determines that
the resource is a Tribal Cultural
Resource and thus significant under
CEQA, the entity shall retain a Tribal
representative and, if applicable, a
qualified archaeologist, at the
applicant’s expense, to prepare a
mitigation plan, which shall be
implemented in consultation with the
consulting Tribe. The mitigation plan
shall include avoidance of the resource
or, if avoidance of the resource is not
feasible, the plan shall outline
appropriate treatment of the resource
in coordination with the consulting
Tribe. Examples of appropriate
mitigation for Tribal Cultural
Resources include, but are not limited
to, protecting the cultural character
and integrity of the resources,
protecting traditional use of the
resources, protecting the
confidentiality of the resources, or
heritage recovery.

Utilities and Service Systems
No Mitigation Measures required.

Wildfire
No Mitigation Measures required.

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RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL APPROVAL OF TENTATIVE MAP (TM23- 0001), DEVELOPMENT REVIEW (DVR23-0017), DESIGN REVIEW (DR23-0006) AND LANDSCAPE REVIEW (LR23-0002) FOR THE DEVELOPMENT OF 51 SINGLEFAMILY RESIDENCES (“VISTA COVE SUBDIVISION”) ON A 20.13-ACRE SITE AT

THE NORTHEAST CORNER OF SHADY LANE AND WILDFLOWER AVENUE (APNs: 0079-171-170 & 0079-120-100)
WHEREAS, on August 29, 2017, the City Council adopted General Plan 2040 and certified the Environmental Impact Report (EIR); and
WHEREAS, on June 22, 2021, the City Council adopted a new Zoning Code and Zoning Map; and
WHEREAS, on November 29, 2022, Sancerra Vista Cove, LLC., the applicant, submitted for a Preliminary Review Application pursuant to California Senate Bill (SB) 330, “the Housing Crisis Act of 2019,” for development of a vacant 20.13-acre site located near the intersection of Shady Lane and Wildflower Avenue (APNs:0079-171-170 and 0079- 120-100) (“Subject Property”); and
WHEREAS, on December 28, 2022, the SB 330 Preliminary Review Application was found to satisfy the checklist as listed in California Government Code Section 65941.1; and
WHEREAS, the Subject Property has a current General Plan 2040 land use designation of Primary Single-Family (R-SF) and Mix of Housing Types/Medium Density (R-MH), and a zoning designation of Residential Low Density (RLD) and Residential Medium Density (RMD); and
WHEREAS, on February 13, 2023, the applicant formally submitted an application for Tentative Map (TM23-0001), Development Review (DVR23-0017), Design Review (DR23-0006), Landscape Review (LR23-0002) and Minor Use Permit (MUP23-0010), to develop 51 detached single-family homes on the Subject Property (the “Project”); and WHEREAS, on December 18, 2023, after multiple rounds of review, the Project was deemed complete; and
WHEREAS, on May 16, 2024, the applicant revised the Project description to withdraw the Minor Use Permit application, and add a request for a Planned Development zoning map amendment (PD24-0001) to change the Project site’s zoning districts from RLD and RMD Zoning to Planned Development (PD) with a proposed “Vista Cove Planned Development Plan”; and

WHEREAS, on July 24, 2024, the application for the revised Project was deemed complete; and
WHEREAS, on July 10, 2025, after giving all public notices required by State law and the City of Vallejo Municipal Code, the Design Review Board conducted a duly noticed public hearing and voted 3-0, with one absence, to adopt Resolution No. DRB25-02 recommending approval of Design Review (DR23-0006) and Landscape Review (LR23- 0002) to the Planning Commission; and
WHEREAS, on November 10, 2025, a Subsequent Mitigated Negative Declaration for the proposed Project was published for a 30-day public review period; and WHEREAS, on November 24, 2025, pursuant to Vallejo Municipal Code (VMC) Section16.602.08(A), notice of this hearing was published in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the Property, the property owners, the Vallejo City Unified School District and any other local agency expected to provide water, wastewater treatment, streets, roads, schools, or other essential facilities or services to the Project and electronically mailed to the members of the Planning Commission, to the applicant and interested parties; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on December 15, 2025, to consider the proposed Project, including the recommended environmental review determination prepared pursuant to CEQA; and WHEREAS, the staff requested to continue the Project to the Planning Commission regular meeting date of January 21, 2026, and the Planning Commission voted 5-1 to continue the meeting; and
WHEREAS, on January 21, 2026, after giving all public notices required by State Law and the City of Vallejo Municipal Code, the Planning Commission conducted a duly noticed public hearing and voted 4-2, with one absence, to adopt Resolution No. PC26- 01, recommending adoption of the SMND and the MMRP to the City Council; and WHEREAS, on March 2, 2026, pursuant to Vallejo Municipal Code Section

16.602.08, notice of this hearing was published in the Times Herald and mailed to all active neighborhood groups and property owners within 500 feet of the Subject Property, the property owners, the Vallejo City Unified School District and any other local agency expected to provide water, wastewater treatment, streets, roads, schools, or other essential facilities or services to the Project, and electronically mailed to the members of the City Council, Planning Commission and Design Review Board, applicant and interested parties; and
WHEREAS, the City Council conducted a public hearing on March 24, 2026, to consider the proposed Project.

NOW, THEREFORE, LET IT BE RESOLVED that the City Council hereby finds, determines and resolves as follows:

Section 1. Recitals
The foregoing recitals are true and correct, and the same are incorporated herein by reference.

Section 2. Record
The Record of Proceedings ("Record") upon which the City Council bases its recommendation on the Project includes but is not limited to: (1) the Initial Study/Subsequent Mitigated Negative Declaration and the appendices and technical reports cited in and/or relied upon in preparing same; (2) the staff reports, City files and records and other documents, prepared for and/or submitted to the City relating to the Initial Study/Subsequent Mitigated Negative Declaration and the Project; (3) the evidence, facts, findings and other determinations set forth in this resolution; (4) Vallejo General Plan 2040 and its certified final Environmental Impact Report [SCH]#20141120356)(“GP EIR”); the 2021 Zoning Code and its Initial Study and Mitigated Negative Declaration; the Vallejo 2023-2031 Housing Element, and the Addendum to the GP EIR dated September 2025 and prepared by Environmental Science Associates prepared therefor; the Vallejo Municipal Code; (5) all designs, plans, studies, data and correspondence submitted to the City in connection with the Project; (6) all documentary and oral evidence received at public meetings, hearings, or submitted to the City during the comment period relating to the Project; and (7) all other matters of common knowledge to the City Council including, but not limited to, City state, and federal laws, policies, rules, regulations, reports, records, and projections related to development within the City of Vallejo and its surrounding areas.

The location and custodian of the records is the City Clerk’s Office located on the third flood of the City of Vallejo, 555 Santa Clara Street, Vallejo, California 94590.

Section 3. Tentative Map Findings

1. The project is consistent with the goals and policies of the Vallejo General Plan and any applicable specific plans.

Facts in support: The Project site is comprised of two parcels with different general plan land use designations. The smaller parcel has a general plan land use designation of P-SF, which applies to residential neighborhoods primarily characterized by detached single‐ family homes. The larger parcel has a land use designation of R-MH, which applies to residential neighborhoods largely characterized by single-family homes typically located in the central and more historic parts of Vallejo. The maximum permitted residential density in the P-SF is 9 units per acre.

The maximum permitted residential density in the R-MH land use designation is 25 units per acre. As proposed, the Project would construct 51 additional single-family dwellings units on a vacant and underutilized infill site adjacent to existing residential development. The proposed residential density of the Project is 2.5 units per acre (or

4.9 units an acre on the 10.39-acres being developed), consistent with the maximum permitted density for the P-SF and R-MH designation. The Project is consistent with the goals and policies of the Vallejo General Plan, as shown in Exhibit B of this Resolution.

There is no specific plan applicable to the Project.

2. The project conforms with Title 15 of the Vallejo Municipal Code and the Zoning Ordinance.

Facts in support: The proposed Vesting Tentative Map proposes to subdivide two vacant parcels, totaling 20.8-acres, into 51 residential parcels and six open space, detention, and water quality treatment and street parcels. The Tentative Map is consistent with the proposed Planned Development and to the applicable standards of Chapter 15.08 (Tentative Maps) of Title 15 (Subdivisions) of the VMC.

As proposed, the Tentative Map conforms to the applicable standards set forth in Title 15, as it is consistent with goals and policies of the Vallejo General Plan as described in Exhibit B of this Resolution and includes all of the elements required for a tentative map set forth in VMC Section 15.08.030.

3. The project conforms with the Subdivision Map Act.

Facts in support: The California Subdivision Map Act (SMA) governs the division of land into smaller parcels, ensures orderly development and the provision of adequate infrastructure for new subdivisions. The SMA requires developers to submit maps showing how the land will be divided and ensures adequate access to utilities, drainage, and compliance with zoning and environmental regulations, thereby promoting public health, safety, and welfare.

The Project and its accompanying Tentative Map have been reviewed for consistency with applicable General Plan and Housing Element policies, the Vallejo Municipal Code (Title 15 – Subdivisions and Title 16 – Zoning), and the SMA. As discussed above, the Tentative Map is consistent with the Vallejo General Plan policies, and the proposed Planned Development, as shown in Exhibit C of this Resolution, including those related to lot size, lot coverage, landscaping, and other relevant development standards. The Project will also have adequate access to utilities, drainage, and infrastructure by providing new streets, sidewalks, water, sanitary sewer, storm drain lines, and bioretention and water quality basins, and a detention basin.

Section 4. Development Review Findings

1. The project complies with all applicable specific standards and criteria of the Zoning Code.

Facts in support: The Project will rezone the Subject Property from RLD and RMD to Planned Development. The Project is consistent with the Vista Cove Planned Development, as shown in Exhibit C of this Resolution, such as setbacks, lot coverage, building height and design standards.

2. The project is consistent with the General Plan and any applicable approved Specific Plan or Planned Development.

Facts in support: The Project site has a general plan land use designation of P-SF which applies to residential neighborhoods primarily characterized by detached single‐ family homes. Also has a land use designation of R-MH, which applies to residential neighborhoods largely characterized by single-family homes typically located in the

central and more historic parts of Vallejo. The maximum permitted residential density in the P-SF is 9 units and acre and 25 units per acre in the R-MH land use designation.

As proposed, the Project would construct 51 additional single-family dwellings units on a vacant and underutilized infill site adjacent to existing residential development.

The proposed residential density of the Project is 2.5 units per acre (or 4.9 units an acre on the 10.39-acres being developed), consistent with the maximum permitted density for the P-SF and R-MH designation. The Project is consistent with the goals and policies of the Vallejo General Plan, as shown in Exhibit B of this Resolution.

The proposed Project will add 51 additional single-unit dwellings to the available housing stock in the City on a vacant and underutilized infill site adjacent to existing residential development. The subdivision layout is compatible with the existing roadway network and existing residential development density in the surrounding area. The subdivision will have adequate vehicular and pedestrian access throughout the site and will feature of a mix of floor plan layouts to create an inviting neighborhood that will be complimentary to the existing neighborhoods in the vicinity of the Project.

The Project also includes a rezone to Planned Development (PD), as shown in Exhibit C of this Resolution.

There is no specific plan applicable to the Project.

3. The project complies with any design conditions, standards, or requirements imposed by a discretionary approval including but not limited to a Major or Minor Use Permit, Variance, Specific Plan, Planned Development, or tentative map applicable to the project or the location where it is proposed.

Facts in support: The City of Vallejo does not have any applicable design statndards.

The Planned Development Plan include separate design standards that relate to specific materials, colors, and development standards (e.g. setbacks, lot coverage, etc.).

There are no other discretionary approvals applicable to the Project or to the Project location.

4. The project is in substantial compliance with any applicable adopted design guidelines.

Facts in support: The Project includes a rezoning to Planned Development with adoption of a PD Plan that includes site specific design and development standards.

The Planned development Plan include separate design standards that relate to specific materials, colors, and development standards (e.g. setbacks, lot coverage, etc.). The homes have been designed in the “Modern Farmhouse” architectural style.

The homes will incorporate different finished materials such as stucco, stone or brick veneer, cementitious lap siding or panels, cementitious board and batten siding, and naturally decay resistant wood. The architectural detailing (shutters, eave brackets, corbels, exposed rafters/rafter tails, and/or beams) have been proposed to provide visual interest and richness to the elevations, thereby resulting in development that will be consistent with the design standards included in the Planned Development Plan.

5. The project will serve to achieve groupings of structures that are well related one to another and which, taken together, will result in a well-composed urban design, with consideration given to site, height, arrangement, texture, material, color and appurtenances, the relation of these factors to other structures in the immediate area, and the relation of the development to the total setting as seen from key points in the surrounding area; only elements of design which have some significant relationship to outside appearance shall be considered; Facts in support: The Project proposes to construct 51 new detached single-family dwellings with public streets, streetlights, and landscaping improvements. The Project proposes five different residential floor plans and three architectural styles to create visual interest throughout the subdivision, that are similar in overall height, setbacks and lot coverage. The location of the homes have been placed to not affect the view of the adjacent residential uses.

6. The project will be of a quality and demonstrates thoughtful site planning that will serve to protect the value of private and public investments in the area.

Facts in support: As described in the Planned Development, the architectural vision for Vista Cove subdivision is grounded in the principles of Wine Country Agrarian designs. Through thoughtful massing, material quality and variation, and detailed craftsmanship, the homes at Vista Cove subdivision would contribute to and enhance the aesthetic of the existing surrounding development.

The proposed dwellings will be setback from the street to create landscape buffers adjacent to private sidewalks throughout the proposed subdivision. The proposed subdivision layout will provide an open space buffer between existing homes to the north and will incorporate new single-family dwellings that are oriented toward the street. Required detention and bioretention basins are grouped together and sited at the rear of the subdivision to provide a buffer from existing residential development to the west and to reduce visibility from public view. The proposed street pattern layout does not incorporate sharp curves and will promote safety for vehicles and pedestrians.

The project includes a total of 9.74 acres of undisturbed open space across two parcels: Parcel A (8.36-acres) and Parcel B (1.38-acres). These undisturbed open space areas would be fenced with access via private gates to facilitate maintenance activities only, and they would have signage installed to prevent trespassing. Future development would not be allowed on either of the two parcels. The project will also include 3.55 acres of common open space, across two parcels (Parcel C and D), that would include one bioretention area, walkways, a loop walk around a flexible use turf area, and a vista overlook for residents. The landscape design includes droughttolerant and native landscaping to transition between the proposed residential area and adjacent open space.

7. The project has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this Chapter.

Facts in support: See #3 in Section 3 above.

Section 5. Design Review Findings
Note: In accordance with VMC Section 16.604.02 the Design Review Board and Planning Commission has reviewed and independently considered the applicable development standards (including the zoning adjustments proposed in conjunction with the Draft Planned Development Plan, as described in the staff report), the overall design, architecture, landscaping and Project aesthetics proposed, and the City Council finds that all of the design elements are satisfactory as presented with no Project modifications recommended to the City Council at this time.

A. Is consistent with the purposes of this chapter, the design policies of the general plan and any applicable specific plan, any adopted applicable design guidelines.

Purposes of the Chapter

1. Establish regulations for an objective process that applies urban design principles to ensure that new construction supports the best of the city's architectural traditions.

Facts in support: As proposed, the Project meets an objective process that applies urban design principles to ensure that new construction supports the best of the city's architectural traditions, as discussed in detail below.

2. Encourage new structures that show creativity and imagination, add distinction, interest, and variety to the community, and are environmentally sustainable.

Facts in support: The proposed homes are designed in a ‘Modern Farmhouse’ style of architecture that will be constructed with a variety of high-quality building materials and painted with simple, neutral colors. Vertical and horizontal façade breaks, and appropriate building massing have been incorporated into the design of the subdivision and will create distinction in the context of the larger established neighborhood.

3. Promote architectural and design excellence in new construction and discourage poor quality development.

Facts in support: The Project details, colors, materials, and landscaping are integrated with one another in a way that ensures a visually consistent proposal.

Each building elevation will consist of building features, materials, and colors typically associated with the Modern Farmhouse architectural style. The homes will incorporate different finished materials such as stucco, stone or brick veneer, cementitious lap siding or panels, cementitious board and batten siding, and naturally decay resistant wood. The architectural detailing (shutters, eave brackets, corbels, exposed rafters/rafter tails, and/or beams) have been proposed to provide visual interest and richness to the elevations. Overall, the Project’s architecture and landscaping propose high-quality, long-lasting material that will result in a quality development.

4. Ensure that future development should:

a. Reflect the values of the community.
b. Enhance the surrounding environment.
c. Visually harmonize with its surroundings and not unnecessarily obstruct scenic views; and
d. Avoid nostalgic misrepresentations that may confuse the relationships among structures over time.

Facts in support: The Project reflects the promotion of development that targets underutilized sites, which is a policy identified in the General Plan. Due to its location, the Project will sit lower on the site as to not obstruct scenic views from existing residences to the east, and due to its nature and design, nor will it confuse the relationships among structures in the vicinity over time. The overall Project has been designed to wrap around the back side of the existing residential development in order to fit in with the existing development pattern.

5. Ensure that decisions on housing development projects are based on objective design standards as required by the State Housing Accountability Act (Government Code Section 65589.5).

Facts in support: The Project complies with applicable, objective general plan and zoning standards. Therefore, in accordance with the provisions of the Housing Accountability Act (HAA), California Government Code Section 65589.5(j), the city may not deny the Project or approve the Project at a reduced density without basing its decision on the written findings under Section 65589.5(j), which read as follows:

1. The development would have a specific adverse impact on public health or safety unless disapproved, or approved at a lower density; and

2. There is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval, or approval at a lower density

6. Provide for new landscaping to create a visually pleasing setting for structures on the site.

Facts in support: Landscaping will be provided in the front yards, open spaces and around the bioretention basins. A total of 141 new trees, as well as shrubs and ground cover, will be planted within the Project to enhance the Project site.

The new landscaping will create a visually pleasing setting for the homes to be constructed on the site.

7. Promote the protection and retention of landmark, native, and specimen trees and if feasible mature canopy trees and other significant landscaping of aesthetic and environmental value.

Facts in support: The Project will remove a total of 69 on-site trees. An arborist report was prepared and a total of 83 trees were assessed, identifying seven different tree species, e.g. Coast Live Oak, Plum Cherry, Apple, Monterey Pine, Valley Oak, Toyon, and Strawberry Tree, with Coast Live Oak as the most common species. The trees ranged from poor to good condition. A total of 47 significant trees will be removed and replaced with a total of 141 new trees, as part of the Project.

8. Ensure that the design, quality, and location of signs are consistent with the character and scale of the structures to which they are attached and are visually harmonious with surrounding development.

Facts in support: As part of the Project, an entry monument sign, with an overall height of six feet and four inches, will be placed at the entrance of the new subdivision. The monument sign will be constructed of CMU blocks and will be precasted with board and batten veneer. The new sign will create a sense of place and is appropriately scaled with surrounding structures and is visually harmonious with the overall development. Additionally, new street and directional signage will be included.

9. Promote the conservation, enhancement, preservation, and protection of historic resources.

Facts in support: Not applicable; there are no historic resources near this Project’s location.
a. Design policies of the General Plan
Facts in support: The Project is consistent with the goals and policies of the Vallejo General Plan, as shown in Exhibit B of this Resolution. b. Adopted applicable design guidelines.

Facts in support: The rezoning of the subject site from Residential Low Density and Residential Medium Density to Planned Development, will include adoption of the Vista Cove Planned Development Plan which includes design guidelines for residential development and design standards, landscaping, and fencing standards. As proposed, the Project is consistent with the proposed Vista Cove Planned Development Plan.

B. Is consistent with any planning or zoning approvals by the director or the planning commission.

Facts in support: Not applicable; Neither the Director, nor the Planning Commission, have approved any previous entitlements at the site.

C. Complies with any other relevant city policies or regulations.

Facts in support: The Project as proposed complies with VMC Chapter 16.202 – Residential Districts, as the Project has been designed to meet the requirements, as detailed in Table 3 and 4 of Attachment 2 of the staff report. The City Council will act on the Development Review for the Project.

D. Meets the following criteria:
a. The aesthetic design, including its exterior design and landscaping, is appropriate to the function of the project and will provide an attractive

and comfortable environment for occupants, visitors, and the general community.

Facts in support: The proposed Modern Farmhouse architectural style includes a variety of different building materials such as stucco, stone or brick veneer, cementitious lap siding or panels, cementitious board and batten siding, and naturally decay resistant wood. With the application of neutral paint colors and installation of drought tolerant front yard landscaping as proposed, all design elements will complement each other and provide an attractive and comfortable environment for occupants and visitors to the subdivision.
b. Project details, colors, materials, and landscaping are fully integrated with one another and used in a manner that is visually consistent with the proposed architectural design.

Facts in support: As described above, the proposed materials, colors and landscaping will be fully integrated with one another and will be used in a manner that is visually consistent with the proposed architectural design of a Modern Farmhouse style.
c. The project has been designed with consideration of neighboring development.

Facts in support: The Project has been designed with consideration of the existing neighborhood development to the east. The existing development is classified as detached, single- and two-story homes with hip and gable roofs, with a mixture of stucco, wood and batten siding. The proposed Project will incorporate two-story homes that include a variety of different building materials such as stucco, stone or brick veneer, cementitious lap siding or panels, cementitious board and batten siding, and naturally decay resistant wood. With the application of neutral paint colors, and installation of drought tolerant front yard landscaping as proposed, all design elements will not only complement each other but will also complement the existing surrounding development to the west.
d. The project contributes to the creation of an attractive and visually interesting built environment that includes well-articulated structures that present varied building facades, rooflines, and building heights and encourages increased pedestrian activity and transit use.

Facts in support: The proposed detached single-family residences have been designed to be visually interesting, and they will be constructed with a variety of high-quality building materials and painted with simple, complementary colors. Vertical and horizontal façade breaks, and building massing have all been incorporated into the design of the homes. The building features wall articulation, and materials that are aesthetically pleasing and compatible with other newer developments in the community.

e. Street frontages are attractive and interesting for pedestrians, address the street and provide for greater safety by allowing for surveillance of the street by people inside buildings and elsewhere.

Facts in support: The proposed Project will activate an underutilized, vacant site by creating new roads and alleys for the subdivision. The street frontages have been designed to include a variety of different building materials, colors and landscaping to create an attractive streetscape and create an attractive street presence for pedestrians and passing motorists.
f. The proposed design is compatible with the historical or visual character of any area recognized by the city as having such character.

Facts in support: Not applicable; the subject site is not within any historic district of the city.
g. The aesthetic design preserves significant public views and vistas from public streets and open spaces and enhances them by providing areas for pedestrian activity.

Facts in support: The Project has been designed to take advantage of the views of vistas of the Carquinez Strait that will be visible from public streets and open spaces. To the extent feasible, the Project will preserve the views and vistas of the existing neighborhood to the west of the site. The Project will incorporate common open space to create a sense of place and provide an area for pedestrian activity.

h. The proposed landscaping plan is suitable for the type of project and will improve the appearance of the community by enhancing the building, minimizing hardscape and softening walls; and the landscape plan incorporates plant materials that are drought-tolerant, will minimize water usage, and are compatible with Vallejo's climate.

Facts in support: The proposed landscaping, including trees, shrubs and ground covering has been designed to improve the appearance of an underutilized site and minimize hardscape. The landscaping incorporates plant materials that are drought-tolerant, would minimize water usage, and are compatible with City of Vallejo's climate.
i. The project has been designed to be energy efficient including, but not limited to, landscape design and green or eco-friendly design and materials.

Facts in support: As required by the California Building Code, the Project has been designed to be energy efficient and will include features such as LED lighting and solar panels. The proposed landscaping has been designed to incorporate plant materials that are drought tolerant consistent with the California Water Efficient Landscaping Standards.
j. The project design protects and integrates natural features including creeks, open space, significant vegetation, and geologic features.

Facts in support: The Project will only develop approximately 10-acres of the vacant 20.13-acre site. The development has been designed to protect natural features and significant vegetation. The remaining 10.13-acre site will be left undeveloped and preserved as undisturbed open space.

Section 6. Decision.

BE IT FURTHER RESOLVED that the City Council hereby approves the Tentative Map (TM23-0001), Development Review (DVR23-0018), Design Review (DR23-0006) and Landscape Review (LR23-0002) for the development of 51 single-family residences (“Vista Cove Subdivision”), subject to the conditions of approval in Exhibit A to the Resolution.

Section 7. Effective Date.

This Resolution is only effective upon the effective date of the ordinance of the City Council of the City Council Amending the Zoning Map to Change the Zoning District for the Property located at the Northeast Corner of Shady Lane and Wildflower Avenue (APNs:
0079-171-170 & 0079-120-100) from Residential Low Density (RLD) and Residential Medium Density (RMD) to Planned Development (PD). If the Ordinance does not become effective, this Resolution is of no force and effect.

Section 8. Time Limitations & Indemnity
a. Developer shall defend, indemnify, and hold harmless the City and its agents, officers, attorneys, and employees from any claim, action, or proceeding brought against the City or its agents, officers, attorneys, or employees to attack, set aside, void, or annul the action(s) at issue herein. This indemnification shall include damages or fees awarded against the City, if any, costs of suit, attorneys’ fees, and other costs and expenses incurred in connection with such action whether incurred by the Developer, the City, and/or parties initiating or bringing such action. b. Developer shall defend, indemnify, and hold harmless the City and its agents, officers, attorneys, and employees for all costs incurred in additional investigation of or study of, or for supplementing, preparing, redrafting, revising, or amending any document, if made necessary by said legal action and the developer desires to pursue securing such approvals, after initiation of such litigation, which are conditioned on the approval of such documents in a form and under conditions approved by the City Attorney.
c. In the event that a claim, action, or proceeding described in paragraphs a. or b. above is brought, the City shall promptly notify the developer of the existence of the claim, action, or proceeding, and the City will cooperate fully in the defense of such claim, action, or proceeding. Nothing herein shall prohibit the City from

participating in the defense of any claim, action, or proceeding; the City shall retain the right to: (1) approve the counsel to so defend the City; (ii) approve all significant decisions concerning the manner in which the defense is conducted; and (iii) approve any and all settlements, which approval shall not be unreasonably withheld. The City shall also have the right not to participate in said defense, except that the City agrees to cooperate with the developer in the defense of said claim, action, or proceeding. If the City chooses to have counsel of its own to defend any claim, action, or proceeding where the developer has already retained counsel to defense the City in such matters, the fees and expenses of the counsel selected by the City shall be paid by the City. Notwithstanding the immediately preceding sentence, if the City Attorney’s Office participates in the defense, all City Attorney fees and expenses shall be paid by the developer.
d. The Applicant, property owner and/or any successor(s) in interest, whether in whole or in part, to either of them, indemnifies the City for the City’s costs, fees, and damages which the City incurs in enforcing the above indemnification provisions.
e. Unless a shorter limitation period applies, the time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6.
f. The conditions of approval applicable to the Project include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d)(1), the conditions constitute written notice of a statement of the amount of such fees and a description of dedications, reservations, and other exactions. Developer is hereby further notified that the 90- day approval period in which it may protest these fees, dedications, reservations, and other exactions pursuant to Government Code Section 66020(a) has begun.

If you fail to file a protest within this 90- day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions.

ADOPTED BY THE CITY COUNCIL OF THE CITY OF VALLEJO at a regular meeting held on the 24th day of March 2026 by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

__________________________________

ANDREA SORCE, MAYOR
Attest:
___________________________________
DAWN G. ABRAHAMSON, CITY CLERK
Exhibits:

A. Conditions of Approval
B. General Plan 2040 Policies
C. Planned Development Consistency
D. Tentative Map – Dated June 2024

1 EXHIBT A

CONDITIONS OF APPROVAL
Tentative Map (TM23-0001)
Planned Development (PD24-0001)
Development Review (DVR23-0017)
Design Review (DR23-0006)
Landscape Review (LR23-0002)

Vacant Site at the northeast corner of Shady Lane and Wildflower Avenue (APNs: 0079-171-170 and 0079-120-100)

PROJECT DESCRIPTION: The project includes a Tentative Map, Planned Development rezoning, Development Review, Design Review, and Landscape Review to allow the subdivision of two vacant parcels totaling approximately 20.13 acres into 57 parcels for the development of 51 detached single-family residences, and including four parcels dedicated to open space and bioretention areas, one parcel for a new private roadway network, and one for a new sewer pump station. The new single-family homes would include four distinct modern farmhouse-style floor plans ranging in size from 2,494 to 2,674 square feet, each featuring an attached two-car garage and driveway parking. The development also includes construction of a new private street, sidewalks, curbs and gutters, private alleys, street lighting, landscaping, and other related site improvements to support the proposed residential neighborhood.

A. PLANNING DIVISION

Pre-Building Permit

1. Prior to building permit issuance, Developer shall submit a numbered list to the Planning Division with a written response as to how each condition of approval contained in this report will be satisfied. The list should be submitted to the project planner who will coordinate continued development of the project. The conditions shall also be included in the permit set after the cover sheet with each condition listed.

2. Prior to issuance of any grading permit, building permit, or other discretionary or ministerial approval, and throughout project construction and operation, the applicant shall fully comply with and implement all applicable mitigation measures required by the Mitigated Monitoring and Reporting Program (MMRP) adopted by the City Council and incorporated herein by reference. See also General Requirements,

3. Pursuant to VMC 16.602.10.b, the site plan, floor plans, building elevations and/or any additional information or representations, whether oral or written, indicating the proposed structure or manner of operation submitted with an application or submitted during the approval process shall be deemed conditions of approval. Any approval may be subject to requirements that the applicant guarantees, warranties, or ensures compliance with the plans and conditions in all respects.

4. Prior to building permit issuance, Developer shall obtain a Temporary Use Permit from the Planning Division for any temporary office or construction trailer, as necessary.

5. Prior to building permit issuance, Developer shall obtain a Temporary Use Permit from the Planning Division for any subdivision signs during the time period of subdivision sales.

2 6. Prior to building permit issuance, Developer shall submit construction-level landscaping plans prepared by a registered landscape architect as part of the building plan set for review and approval.

Landscape plans shall comply with Chapter 16.504 (VMC) and substantially comply with the landscape plans in the approved entitlements.

7. Prior to building permit issuance, Developer shall have recorded a deed restriction for Parcel A that restricts the development of future residential units in perpetuity. Said form of deed restriction shall be approved by the City Attorney prior to recordation.

During Construction

8. Construction activities shall be managed in compliance with the following requirements, as applicable:
a. Site Watering. During the construction of a project, all portions of the site shall be watered as necessary to reduce emissions of dust and other particulate matter, and all stockpiles shall be covered.
b. Maintenance. Streets and sidewalks shall be made dirt free at the completion of construction. c. Noise. All construction and transport equipment shall be muffled in accordance with state and federal laws.
d. Emissions. Construction and transport equipment shall be operated so as to minimize exhaust emissions. During construction, trucks and equipment should be running only when necessary.
e. Hours of Operation. Grading and pile driving operations within ¼ mile of residential units shall be limited to between 8:00 am and 5:00 p.m. on weekdays pursuant to Subsection

16.502.03.E.
f. Water Run-off. All water run-off from construction sites shall be controlled. During construction, trucks and equipment should be running only when necessary and shall comply with Chapter 12.41 of the Vallejo Municipal Code.

9. No person shall make, or cause to suffer, or permit to be made upon any public property, public rightof-way or private property, any excessive noise, annoying noise, amplified sound or vibrations that are physically annoying to reasonable persons of normal sensitivity or that are so harsh or so prolonged or unnatural or unusual in their use, time or place as to cause or contribute to the unnecessary and unreasonable discomfort of any persons of normal sensitivity located at the lot line of the property from which these noises emanate or that interfere with the peace and comfort of residents or their guests, or the operators or customers in places of business in the vicinity, or that may detrimentally or adversely affect such residences or places of business. (VMC Section 16.502.09 (C))

10. Construction, demolition, and related loading/unloading activities that may generate noise shall be limited to the following: 7 a.m. and 6 p.m. in Monday- Friday, Saturday 9 am- 6 pm and Sundays and holidays not allowed. (VMC Section 16.502.09 (D))

11. Fencing for construction sites shall not be installed until a building permit or grading permit has been issued and shall be removed prior to final inspection. In the event that the building permits expire before the construction is completed, the Director may issue a temporary use permit pursuant to Chapter 16.339, Temporary Uses, to allow the fencing to remain for a longer period of time. (VMC Section 16.505.08 (B))
Landscaping

3 12. Prior to operation/final building inspection, the landscape architect shall provide a complete Certificate of Completion and Certificate of Installation According to the Landscape Documentation in accordance with VMC Section 16.504.09 - Water Efficient Landscape Requirements. The documentation shall include the following:
a. Certificate of Completion (VMC Section 16.504.09 (G.9)) b. Irrigation Scheduling (VMC Section 16.504.09 (G.9.c)) c. Schedule of Landscape and Irrigation Maintenance (VMC Section 16.504.09 (G.9.d)) d. Landscape Irrigation Audit Report (VMC 16.504.09 (G.9.e)) e. Soil Analysis Report (VMC Section 16.504.09 (G.9.f))

13. Prior to occupancy/final building inspection, Developer shall install landscaping and irrigation per approved plans. The landscape architect shall verify in writing that the landscaping and irrigation have been installed in accordance with the approved landscape plans with respect to size, health, number and species of plants, and the overall design concept.

14. Litter shall be removed from all landscaped areas in a timely fashion. (VMC Section 16.504.08 (B))

15. Turf areas shall be mowed on a regular basis and be kept green. Accumulation of leaves, twigs, bark, and other similar materials shall be removed on a regular basis. Planting areas shall be kept free of weeds at all times. (VMC Section 16.504.08 (C))

16. The Homeowners’ Association (HOA) shall ensure all landscaping shall be permanently maintained in a healthy and thriving condition at all times, in compliance with the approved landscape plan.

Irrigation systems and their components shall be maintained in a fully functional manner consistent with the original approved design or upgraded to reflect current best practices for water efficiency.

Regular maintenance shall include but is not limited to:
a. Adjusting, checking, and repairing irrigation equipment; resetting automatic controllers; aerating and de-thatching turf areas; adding/replenishing fertilizer, mulch, soil amendments; insect control; the replacement of dead or diseased plants; pruning; watering; and weeding all landscaped areas.
b. The trimming of vegetation is necessary to maintain the effective functioning of solar energy facilities and passive solar design features installed both on site and on adjacent properties. c. The trimming of vegetation is necessary to keep pedestrian and bicycle paths clear. (VMC Section 16.504.08 (A))
d. Pruning, cultivating, weeding, fertilizing, replacement of plants, and watering on a regular basis.
e. Pruning or removal of overgrown vegetation, cultivated or uncultivated, that may harbor rats, vermin, or other nuisances, or otherwise be detrimental to neighboring properties. f. The removal of dead, decayed, diseased, or hazardous trees, weeds and debris that create an unsightly appearance and may be dangerous to public safety and welfare or detrimental to neighboring properties or property values. Compliance shall be by removal, replacement, or maintenance.
g. Landscaping (trees, shrubs, ground cover, turf, etc.) which, due to accident, damage, disease, lack of maintenance, or other cause, fails to show a healthy appearance and growth, shall be replaced. Replacement plants shall conform to all standards that govern the original planting installation, approved landscaping plan, or as approved by the director. (VMC Section 16.504.08 (D))
Fences and Screening

4 17. Prior to occupancy/final building inspection, Developer shall have installed all fencing per approved plans.

18. Maintenance. Fencing on site shall be continuously maintained with no sign of rust or disrepair.

Graffiti shall be removed within forty-eight hours. (VMC Section 16.505.02 (B)).

19. General Requirements. All exterior mechanical equipment, whether on a roof, on the side of a structure, or located on the ground, shall be screened from public view. Exterior mechanical equipment to be screened includes, without limitation, heating, ventilation, air conditioning, refrigeration equipment, plumbing lines, ductwork, transformers, smoke exhaust fans, water meters, backflow preventers, service entry section, back-up and emergency generators, and similar utility devices.
a. Screening shall be architecturally integrated into the main structure with regard to materials, color, shape, and size to appear as an integral part of the building or structure. b. Equipment shall be screened on all sides, and screening materials shall be opaque. c. When screening with plants, evergreen types of vegetation shall be planted and maintained.

Plant material sizes and types shall be selected and installed so that, at the time of building occupancy, such plants effectively screen their respective equipment. d. The use of wood expanded metal lath, and chain link for the purpose of screening is prohibited. (VMC Section 16.505.10)
Lighting

20. Lighting shall be designed, located, and installed to be directed downward or toward structures, be shielded or fully shielded, and shall be well-maintained in order to prevent glare, light trespass (unwanted light on adjacent lots and public rights-of-way), and light pollution to the maximum extent feasible. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness, as determined by the Director. (VMC Section 16.506.04 (B)) Time clocks or photo-sensor systems may be required as a condition of approval of a discretionary permit. (VMC Section 16.506.04 (D))
General Requirements

21. The development of the subdivision shall be subject to the development standards of the Vista Cove Planned Development.

22. The project shall implement the following applicable Mitigation Measures prior to site disturbance or issuance of a building permit, as required by the adopted Mitigation Monitoring and Reporting program as cited in the Subsequent Mitigated Negative Declaration:
- Air Quality

1. AQ 2b.1 (General Plan EIR Mitigation Measure)

2. AIR-1 (Tier 4 Final Emissions Standards)
- Biological Resources

1. BIO-1a (Avoidance of Nesting Bids Season)

2. BIO-1b (Pre Construction Nesting Bird Survey)

3. BIO-2a (Avoidance of Maternity Roosting Season)

4. BIO-2b (Pre-Construction Roost Survey)

5. BIO-3a (Compensatory Mitigation for Loss of Seasonal Wetland)

6. BIO-4a (Construction Fencing)

5 7. BIO-4b (Construction Best Management Practices)

8. BIO-4c (Tree Protection Measures)

9. BIO-5a (Burrowing Owl Habitat Assessment Surveys and Protection)

10. BIO-5b (Covering of Entrapment Hazards)

- Cultural Resources

1. CUL-1 (Uknown Discovery of Archaeological Resources)

2. CUL-2 (Protocol for Humann Remains Discovery)

- Geology and Soils

1. GEO-1 (Design-Level Geotechnical Review)

2. GEO-2 (Discovery of Palynological Resources)

- Greenhouse Gas Emissions

1. AQ 2b.1 (General Plan EIR Mitigation Measure)
- Hazards and Hazardous Materials

1. HAZ-1 (Emergency Response and Cleanup Plan)

2. HAZ-2 (Construction Equipment Maintenance, Refueling and Washing Activities)

- Tribal Cultural Resources

1. TCR-1 (Protocol upon Discovery of Native American Human Remains)

2. TCR-2 (Inadvertent Discovery of Tribal Cultural Resources)

Specific actions related to each Mitigation Measure Cited Above, shall also include the following:
a. Project action to ensure compliance with BAAQMD construction -related emissions thresholds (Implementation of General Plan EIR Mitigation Measure AQ2b.1 and project specific mitigation measure AIR-1)
i. Applicant shall implement the current Bay Area Air Quality Management District’s basic control measures for reducing construction emissions of PM10 ii. During construction of the proposed project, the project contractor shall ensure all off-road, diesel-powered construction equipment of 50 horsepower or more used for the project construction meets, at a minimum, the California Air Resources Board Tier 4 Final emissions standards or the equivalent.
b. Project actions for protection of Nesting Birds (implementation of Project Specific Mitigation Measure BIO-1a and BIO-1b):
i. To avoid adverse effects to the active nests of special-status and other native bird species, tree removal, vegetation removal, and initial ground disturbance should be prioritized to occur during the non-nesting season, between September 1 through January 31.
ii. A pre-construction nest survey for white-tailed kite, northern harrier, short-eared owl, and other native bird species shall be conducted prior to initial ground disturbance, including tree removal or vegetation removal if it begins during the nesting bird season (defined as February 1 through August 31). If (containing eggs, chicks or young) are discovered during these surveys, a qualified biologist shall establish a species-specific no-work buffer around the active nest. Work may resume in the buffer after the nesting season ends, or a qualified biologist confirms the nest is inactive.

6 c. Project action for protection of Maternity Roosting Season (implementation of Project specific mitigation measure BIO-2a and BIO-2b):
i. To avoid adverse effects to maternity roosts of special-status and other bat species, tree removal, vegetation removal, and initial ground disturbance should be prioritized to occur outside the maternity roosting season, between September 1 through April 30. Large trees (diameter at breast height [DBH] > 24 inches) removed during this season (September 1–April 30) shall be cut using a two-phased system where branches and limbs are cut and left on the ground overnight prior to chipping or removal from the site.
ii. During the maternity roost season (May 1–August 31), at least 30 days prior to the removal of any large tree (DBH > 24 inches) a bat roost assessment shall be conducted by a qualified biologist to determine if potential roost habitat is present.

If no maternity roost habitat is present, trees shall be removed using a two-phased cut. Cut branches and limbs shall be left on the ground overnight prior to chipping or removal from the site.

If potential maternity roosting habitat is present, the qualified biologist shall conduct an emergence survey to determine if the roost is occupied or assume the roost is occupied and establish a no-work buffer. If an emergence survey is conducted and does not detect bats, the tree may be removed with no further measures required to protect roosting bats. If roosting bats are detected, or the tree is assumed to be an active roost, the tree shall be given a 100-foot no work buffer and shall be avoided until after the maternity roosting season is complete. Once the maternal roosting season is complete, tree removal shall follow the two-phase approach for tree removal.
d. Project action for loss of Seasonal Wetland (implementation of Project specific mitigation measure Bio-3a):
i. Compensatory mitigation for permanent loss of 0.49 acre of the seasonal wetland shall be required. Mitigation may be satisfied through purchase of mitigation bank credits from an approved mitigation bank, payment of in-lieu fees to an approved public agency or conservation organization (e.g., local land trust), for implementation of compensatory mitigation projects, or via a permittee responsible mitigation involving creation, restoring, or enhancing analogous habitat. The ratio for acres of mitigation to acres impacted shall be 1:1.
e. Project action for installation of Construction Fence (implementation of Project specific mitigation measure BIO-4a):
i. Prior to ground-disturbing activities, construction fencing or flagging shall be installed to delineate the riparian and freshwater marsh boundaries. The fencing will be checked regularly during construction activities to ensure that the fencing remains intact and functional, and that encroachment has not occurred into the sensitive habitat or boundary; any repairs to the fence or encroachment correction will be conducted immediately. At the end of the project all temporary flagging, fencing, or other materials would be removed from the work areas and vicinity of the channel.

7 f. Project Action for Construction Best Practices (implementation of Project specific mitigation measure BIO-4b):
i. Erosion control measures would be utilized throughout all phases of the Project where sediment runoff from construction may potentially enter nearby waters.

Appropriate sediment and erosion control BMPs (e.g., use of silt fencing and/or straw waddles around the perimeter of the construction zone) will be implemented during and following construction to minimize surface runoff originating from the Project and thereby protect water quality of the freshwater marsh. Erosion control structures would be monitored for effectiveness and would be repaired or replaced as needed.

1. Prior to construction, a Stormwater Pollution Prevention Plan (SWPPP) would be developed. The plan would include the implementation and maintenance of erosion control measures.

2. Prior to construction, an Accidental Spill Prevention and Cleanup Plan would be prepared. This plan would include required spill control absorbent material, for use beneath stationary equipment, to be present on-site and available at all times.

3. No fueling, cleaning, or maintenance of vehicles or equipment would take place within any areas where an accidental discharge may cause hazardous materials to enter waterways.

4. Any equipment or vehicles used for the Project would be checked and maintained daily to prevent leaks of fluids that could be deleterious to aquatic habitats.

5. All equipment would be cleaned before arriving on the site and before removal from the site to prevent spread of invasive plants.

6. To avoid establishment of invasive, non‐native plant species on or adjacent to the Project Area, the following measures will be implemented:
a. Vegetation disturbances will be limited to those areas identified on construction plans and maps as slated for development or construction staging.
b. b. Erosion and sediment control materials will be certified as weedfree.

7. Staging and storage areas for equipment, materials, fuels, lubricants and solvents would be located outside of the stream channel banks and outside of nearby waters.

8. Stationary equipment such as motors, pumps, and generators, located adjacent to aquatic features would be positioned over secondary containment sufficient to arrest a catastrophic failure.

9. Stockpiles of excavated soil or other materials would be covered when not in active use (i.e., would not be used or moved for 72 hours). All trucks hauling soil, sand, and other loose materials would be covered. g. Project Action for Protection of Trees (implementation of Project specific mitigation measure (BIO-4c):
i. In order to protect trees adjacent to the project area: In order to protect trees adjacent to the Project Area:

1. Trees not proposed for removal but adjacent to Project activities shall have orange construction fencing installed at the dripline. This shall be known as the tree protection zone (TPZ).

2. Work within the TPZ shall be minimized to the maximum extent feasible.

8 3. If work must occur within the TPZ, the fence can be removed temporarily, the tree trunk shall be wrapped in a waddle, and the fence shall be placed back as soon as work is completed.

4. All equipment and stockpiles must be in designated staging areas away from all TPZ.

5. All trees to be removed shall be felled away from any trees to be avoided.

6. If trees not proposed for removal require pruning, pruning shall follow ANSI A300 standards or be performed by a certified arborist.

7. If any roots are exposed from trees to be avoided, roots can be pruned up to the diameter of 2 inches and pruned at 90-degree angles. The roots shall be covered by a damp burlap sack or damp towel while exposed. h. Project action for protection of Burrowing Owel Habitat (implementation of Project specific mitigation measure BIO-5a and BIO-5b):
i. A qualified biologist shall conduct a habitat assessment and surveys for wintering burrowing owl prior to construction if construction starts during the burrowing wintering season (September 1 to January 31). Surveys shall be conducted if warranted based on the habitat assessment and shall begin on or within three days of August 1. The habitat assessment and surveys shall follow the Department of Fish and Game Staff Report on Burrowing Owl Mitigation methodology, and the qualified biologist shall prepare a report documenting the survey results.

The habitat assessment and surveys shall encompass the project site and a sufficient buffer zone to detect owls nearby that may be impacted, which is up to 500 meters (1,640 feet) around the project site pursuant to the above methodology.

Habitat assessments and surveys shall occur annually for the duration of the project, as conditions may change annually and suitable refugia for burrowing owl, such as small mammal burrows, can be created within a few hours or days, unless otherwise approved in writing by CDFW. Surveys for non-breeding burrowing owl shall be spread over four visits during the nonbreeding season (i.e., wintering) and shall start on or within 3 days of August 1 and continue to January 31, unless otherwise approved in writing by CDFW.

Time lapses between surveys or project activities shall trigger subsequent surveys including, but not limited to, a final survey within 24 hours prior to ground disturbance. The qualified biologist shall have a minimum of two years of experience implementing the above methodology. The project applicant shall immediately notify CDFW if burrowing owl is detected and implement a construction avoidance buffer around any detected burrowing owl pursuant to the buffer distances outlined in the Department of Fish and Game Staff Report on Burrowing Owl Mitigation, which may be up to 500 meters (1,640 feet). Any detected owl shall be monitored by the qualified biologist to ensure it is not disturbed during construction activities. If take of burrowing owl cannot be avoided, the Project shall consult with CDFW pursuant to CESA and obtain an ITP before Project activities may commence. ii. To prevent burrowing owl from sheltering or nesting in exposed material; all construction pipes, culverts, hoses or similar materials greater than two inches in diameter stored at the project site shall be capped or covered before the end of each workday and shall be inspected thoroughly for wildlife before the pipe or similar structure is buried, capped, used, or moved.

9 i. Project action for Unknown Discovery of Archaeological (implementation of Project specific mitigation measures CUL-1):
i. Should an archaeological deposit be encountered during project subsurface construction activities, all ground-disturbing activities within 25 feet shall be redirected and a qualified archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for Archaeology contacted to assess the situation, determine if the deposit qualifies as a historical resource, consult with agencies as appropriate, and make recommendations for the treatment of the discovery.

If the deposit is found to be significant (i.e., eligible for listing in the California Register of Historical Resources), the project applicant shall be responsible for funding and implementing appropriate mitigation measures. Mitigation measures may include recording the archaeological deposit, data recovery and analysis, and public outreach regarding the scientific and cultural importance of the discovery. Upon completion of the selected mitigations, a report documenting methods, findings, and recommendations shall be prepared by the qualified archaeologist and submitted to the City of Vallejo for review, and the final report shall be submitted to the Northwest Information Center at Sonoma State University. Significant archaeological materials shall be submitted to an appropriate local curation facility and used for future research and public interpretive displays, as appropriate. j. Project action for Human Remains Discovery (implementation of Project specific mitigation measures CUL-2):
i. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to State PRC Section 5097.98. The County Coroner and the City must be notified of the find immediately. If the remains are determined to be Native American, the County Coroner would notify the Native American Heritage Commission (NAHC), which would determine and notify a Most Likely Descendant (MLD) and the following provisions shall apply:

1. The Medical Examiner shall immediately be notified, ground disturbing activities in that location shall cease within 25 feet of the discovery and the Tribe shall be allowed, pursuant to California Public Resources Code (PRC) Section 5097.98(a) to inspect the site of the discovery and make determinations as to how the human remains and grave goods should be treated and disposed of with appropriate dignity.

2. The Tribe shall complete its inspection and make its MLD recommendation within forty-eight (48) hours of getting access to the site. The Tribe shall have the final determination as to the disposition and treatment of human remains and grave goods. Said determination may include avoidance of the human remains, reburial on-site or reburial on tribal or other lands that will not be disturbed in the future.

3. The Tribe may wish to rebury said remains and grave goods or ceremonial and cultural items on or near the site of their discovery, in an area which will not be subject to future disturbances over a prolonged period of time.

Reburial of human remains shall be accomplished in compliance with California PRC Sections 5097.98(a) and (b). The term “human remains” encompasses more than human bones because the Tribe’s traditions call

10 for the burial of associated cultural items with the deceased (funerary objects), and/or the ceremonial burning of Native American human remains, funerary objects, grave goods, and animals. Ashes, soils, and other remnants of these burning ceremonies, as well as associated funerary objects and unassociated funerary objects buried with or found near the Native American remains are to be treated in the same manner as bones or bone fragments that remain intact.

4. Unless otherwise required by law, the site of any reburial of Native American human remains shall not be disclosed and will not be governed by public disclosure requirements of the California Public Records Act (California Government Code Section 6250 et. seq). The Medical Examiner shall withhold public disclosure of information related to such reburial pursuant to the specific exemption set forth in California Government Code Section 6254(r). The Tribe will require that the location for reburial is recorded with the California Historic Resources Inventory System (CHRIS) on a form that is acceptable to the CHRIS center. The Tribe may also suggest that the landowner enter into an agreement regarding the confidentiality of site information that will run with title on the property.

5. Treatment of all cultural items, including ceremonial items and archaeological items will reflect the religious beliefs, customs, and practices of the Tribe. All cultural items, including ceremonial items and archaeological items, which may be found at a Project site, should be turned over to the Tribe for appropriate treatment, unless otherwise ordered by a court of agency of competent jurisdiction. The project applicant should waive any and all claims to ownership of Tribal ceremonial and cultural items, including archaeological items, which may be found on a project site in favor of the Tribe. If any intermediary (e.g., an archaeological retained by the project applicant) is necessary, said entity or individual shall not possess those items for longer than is reasonably necessary, as determined solely by the Tribe.

6. If additional significant sites or sites not identified as significant in the environmental review process, but later determined to be significant are located within a project impact area, such sites will be subjected to further archaeological and cultural significance evaluation by the project applicant, Solano County and the Tribe to determine if additional mitigation measures are necessary to treat sites in a culturally appropriate manner consistent with CEQA requirements for mitigation of impacts to cultural resources. If there are human remains present that have been identified as Native American, all work will cease for a period of up to 30 days in accordance with Federal Law.
k. Project Action for Design-level Geotechnical Review (implementation of Project specific mitigation measures GEO-1):
i. A licensed Geotechnical Engineer or their representative shall be retained to perform a design‐level geotechnical investigation once site development plans are final. The design‐level geotechnical investigation shall include further evaluation of potential geologic hazards related to landslides, stability of graded slopes, corrective grading for planned building sites, and the presence of moderate to highly expansive soil and bedrock. The design‐level investigation findings shall be used to address all the

11 geotechnical concerns described in the Preliminary Geotechnical Exploration and to develop detailed recommendations for design and construction. The recommendations of the Preliminary Geotechnical Exploration and any recommendations included in the required design‐level geotechnical investigation for the project shall be incorporated into all design and engineering plans. At the end of construction, the Geotechnical Engineer shall provide a letter regarding contractor compliance with project plans and specifications and with the recommendations of the Geotechnical Investigation and any supplemental recommendations issued during construction. The letter shall be submitted for review to the City of Vallejo Building Division and confirmed prior to issuance of a certificate of occupancy. l. Project action for Discovery of Paleontological Resources (implementation of Project specific mitigation measures GEO-2):
i. Should paleontological resources be encountered during project subsurface construction activities, all ground-disturbing activities within 25 feet shall be redirected and a qualified paleontologist contacted to assess the situation, consult with agencies as appropriate, and make recommendations for the treatment of the discovery.

For purposes of this mitigation, a “qualified paleontologist” shall be an individual with the following qualifications:

1. a graduate degree in paleontology or geology and/or a person with a demonstrated publication record in peer-reviewed paleontological journals;

2. at least 2 years of professional experience related to paleontology;

3. proficiency in recognizing fossils in the field and determining their significance;

4. expertise in local geology, stratigraphy, and biostratigraphy; and

5. experience collecting vertebrate fossils in the field. If the paleontological resources are found to be significant and project activities cannot avoid them, measures shall be implemented to ensure that the project does not cause a substantial adverse change in the significance of the paleontological resource.

Measures may include monitoring, recording the fossil locality, data recovery and analysis, a final report, and accessioning the fossil material and technical report to a paleontological repository. Upon completion of the assessment, a report documenting methods, findings, and recommendations shall be prepared and submitted to the City of Vallejo for review. If paleontological materials are recovered, this report also shall be submitted to a paleontological repository, such as the University of California Museum of Paleontology, along with significant paleontological materials. Public educational outreach may also be appropriate.

The project sponsor shall inform its contractor(s) of the sensitivity of the project site for paleontological resources and shall verify that the following directive has been included in the project grading plans: “The subsurface of the construction site may be sensitive for fossils. If fossils are encountered during project subsurface construction, all ground-disturbing activities within 25 feet shall be redirected and a qualified paleontologist contacted to assess the situation, consult with agencies as appropriate, and make recommendations for the treatment of the discovery. Project personnel shall not collect or move any paleontological materials. Fossils can

12 include plants and animals, and such trace fossil evidence of past life as tracks or plant imprints. Ancient marine sediments may contain invertebrate fossils such as snails, clam and oyster shells, sponges, and protozoa; and vertebrate fossils such as fish, whale, and sea lion bones. Contractor acknowledges and understands that excavation or removal of paleontological material is prohibited by law and constitutes a misdemeanor under California Public Resources Code, Section 5097.5.”
m. Project action for Emergency Response and Cleanup (implementation of Project specific mitigation measures HAZ-1):
i. Prior to commencement of construction activities, the construction contractor shall prepare an Emergency Response and Cleanup Plan. The construction contractor shall implement the plan during construction. The plan shall detail the methods to be used to contain and clean up a spill of petroleum products or other hazardous materials in the work area.
n. Project action for Construction Equipment Maintenance, Refueling and Washing Activities (implementation of Project specific mitigation measures HAZ-2):
i. During construction, the construction contractor shall ensure that all equipment maintenance, refueling, and storage are conducted on level ground outside the aquatic features within the project site, away from concentrated flows of stormwater and drainage courses. Drip pans or absorbent pads shall be used during equipment refueling and maintenance activities. Adequate quantities of absorbent spill cleanup material and spill kits shall be kept in the refueling and maintenance area and on fuel trucks. Spill cleanup materials shall be disposed of immediately after use. o. Project action for Protocol for Discovery of Native American Human Remains (implementation of Project specific mitigation measures TCR-1) i. The preferred protocol upon the discovery of Native American human remains is to secure the area, stop work within 25 feet of the find, cover any exposed human remains or other cultural items and avoid further disturbances in the area. All parties are advised to treat the remains with appropriate dignity, as provided in Public Resources Code (PRC) Section 5097.98. All parties shall treat tribal representatives and the event itself with appropriate respect. If, after the appropriate Tribal representative has been granted access to the site and it is determined that avoidance is not feasible, an examination of the human remains will be conducted to confirm they are human and to determine the position, posture, and orientation of the remains. The following procedures shall be followed:

1. All excavation in the vicinity of the human remains shall be conducted using fine hand tools and fine brushes to sweep loose dirt free from the exposure.

2. In order to determine the nature and extent of the grade and its contents, controlled excavation should extend to a full buffer zone around the perimeter of the remains.

3. To initiate the exposure, a perimeter balk (especially, a shallow trench) should be excavated, representing a reasonable buffer a minimum of 10 centimeters around the maximum extent of the known skeletal remains, with attention to counterintuitive discoveries or unanticipated finds relating

13 to this or other remains. The dirt from the perimeter balk should be bucketed, distinctly labeled, and screened for cultural materials.

4. Excavation should then proceed inward from the walls of the balk as well as downward from the surface of the exposure. Loose dirt should be scooped out and brushed off into a dustpan or other collective device. Considerable care should be given to ensure that human remains are not further impacted by the process of excavation.

5. Buckets, collection bags, notes, and tags should be fully labeled per provenience, and a distinction should be made between samples collected from: (1) Perimeter Balk (described above), (2) Exposure (dirt removed in exposing the exterior/burial plan and associations, and (3) Matrix (dirt from the interstices between bones or associations). Thus, each burial may have three bags, “Burial 1 Perimeter Balk,” “Burial 1 Exposure Balk,” “Burial 1 Matrix.”

6. The following records should be compiled in the field:
a. A detailed scale drawing of the burial, including the provenience of and full for all human remains, associated artifacts, and the configuration of all associated phenomena such as burial pits, evidence for pre-interment grave pit burning, soil variability, and intrusive disturbance,
b. Complete a formal burial record using the consultants proprietary form or other standard form providing information on site #, unit or other proveniences, level depth, depth and location of the burial from a fixed datum, workers, date(s), artifact list, skeletal inventory, and other pertinent observations,
c. Crew chief and worker field notes that may supplement or supersede information contained in the burial recording form, and d. Photographs, including either standard photography or high-quality (400-500 DPI or 10 MP recommended) digital imaging.

7. Photographs and images may be used only for showing location or configuration of questionable formation or for the position of the skeleton.

They are not to be duplicated for publication unless a written release is obtained from the Tribe.

8. Association between the remains and other cultural materials should be determined in the field in consultation with an authorized Tribal representative and may be amended per laboratory findings. Records of provenience and sample labels should be adequate to determine association or degree of likelihood of association of human remains and other cultural materials.

9. For each burial, all Perimeter Balk soil is to be 1/8”-screened. All Exposure soil is to be 1/8”-screened, and a minimum of one 5-gallon bucket of excavated but unscreened Exposure soil is to be collected, placed in a plastic garbage bag in the bucket. All Matrix soil is to be carefully excavated, screened as appropriate, and then collected in plastic bags placed in 5- gallon buckets.

10. Human remains are not to be cleaned in the field.

14 11. Prior to any physical action related to human remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant will be responsible for insuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary.

12. No laboratory studies are permitted without consultation with the tribe. Lab methods are determined on a project-specific basis in consultation with Confederated Villages of Lisjan Nation representatives. The following procedures shall be implemented:

13. The primary archaeological consultant shall be responsible for insuring that all lab procedures follow stipulations made by the Tribe.

14. Prior to any laboratory activities related to the remains, a designated tribal representative will conduct prayers and blessings over the remains. The archaeological consultant shall be responsible for ensuring that individuals and tools involved in the action are available for traditional blessings and prayers, as necessary.

15. To the extent possible, all remains, associations, samples, and original records are to be kept together throughout the laboratory process. In particular, Matrix dirt is to be kept in buckets and shall accompany the remains to the lab. The primary archaeological consultant shall be responsible for copying all field records and images and ensuring that the original notes and records accompany the remains throughout the process.

16. Laboratory study should be done making every effort to identify unanticipated finds or materials missed in the field, such as objects encased in dirt or human remains misidentified as faunal remains in the field. In the event of discovery of additional remains, materials, and other associations the tribal representatives are to be contacted immediately.

17. No laboratory studies are permitted on human remains and funerary objects. The preferred treatment preference for exhumed Native American human remains is reburial in an area not subject to further disturbance. Any objects associated with remains will be reinterred with the remains.

Laboratory study should be done making every effort to identify unanticipated finds or materials missed in the field, such as objects encased in dirt or human remains misidentified as faunal remains in the field. In the event of discovery of additional remains, materials, and other associations the tribal representatives are to be contacted immediately.

18. Should all, or a sample, of any archaeological materials collected during the data recovery activities – with the exception of human remains – need to be curated, an inventory and location information of the curation facility shall be given to the Tribe for their records.
p. Project action for Inadvertent Discovery of Tribal Cultural Resources (implementation of Project specific mitigation measures TCR-2):
i. If cultural resources of Native American origin are identified during grading or excavation of the proposed project, all ground disturbing activities within 25 feet

15 shall cease until a representative from the appropriate Tribal representative (consulting Tribe(s)) is consulted by the government agency. If the entity in consultation with the consulting Tribe(s), determines that the resource is a Tribal Cultural Resource and thus significant under CEQA, the entity shall retain a Tribal representative and, if applicable, a qualified archaeologist, at the applicant’s expense, to prepare a mitigation plan, which shall be implemented in consultation with the consulting Tribe. The mitigation plan shall include avoidance of the resource or, if avoidance of the resource is not feasible, the plan shall outline appropriate treatment of the resource in coordination with the consulting Tribe. Examples of appropriate mitigation for Tribal Cultural Resources include, but are not limited to, protecting the cultural character and integrity of the resources, protecting traditional use of the resources, protecting the confidentiality of the resources, or heritage recovery.

23. All model homes that are landscaped shall use signs and written information to demonstrate the principles of water efficient landscapes described in VMC Chapter 16.504. Signs shall be used to identify the model as an example of a water efficient landscape featuring elements such as hydrozones, irrigation equipment, and others that contribute to the overall water efficient theme.

Signage shall include information about the site water use as designed per this chapter; specify who designed and installed the water efficient landscape; and demonstrate low water use approaches to landscaping such as using native plants, graywater systems, and rainwater catchment systems.

24. Developer shall contact local postal authorities to obtain the requirements for mail facilities for the project. The design and location of mail receptacles shall be reviewed and approved by the Planning Division and shown on the Utility, Landscape, and Building Plans, prior to issuance of Building Permits. Mail facilities shall be installed prior to occupancy approval.

25. Developer shall submit a written request for new street names with a site plan showing their location to the Planning Division for review and approval, at the time of submittal of Improvement Plans and Final Map. Include a list of alternatives for each name, as some names may not be acceptable.

26. Pursuant to VMC Section 15.08.110, the approval of the Tentative Map shall automatically expire three years (36 months) after its approval.

27. The entitlement of Planned Development, Development Review, Design Review, and Landscape Review shall automatically expire within three years (36 months) of the effective date of this approval, unless the use is exercised or extended (VMC Section 16.602.12 (A)). Issuance of a building permit shall constitute exercise of rights; provided, however, that, unless otherwise specified as a condition of project approval, the permit shall expire if:
a. The building permit expires.
b. Final inspection is not completed, or certificate of occupancy issued within the time specified as a condition of project approval.
c. The rights granted under the permit are not exercised within one year following the earliest to occur of the following: issuance of a certificate of occupancy; or if no certificate of occupancy is required, the last required final inspection for the new construction. (VMC Section

16.602.11 (B))

28. The Director may approve a one-year extension of any permit or approval granted for a residential or non-residential project under the Zoning Code upon receipt of a written application and fees received fifteen calendar days before the expiration date with the required fee prior to expiration of the permit. (VMC Section 16.602.11 (C.1))

16 29. For new developments, utilities including, but not limited to, all electrical, telephone, cable television, fiber-optic cable, gas, water, sewer, irrigation/recycled water, and similar distribution lines providing direct service to a project shall be installed underground within the site. This requirement may be waived by the Director upon determining that underground installation is infeasible, or the electrical line is otherwise exempt from an under-grounding requirement. (VMC Section 16.501.10)

30. Within five business days after project approval, the Applicant shall pay the Notice of Determination filing fee (the latest fees in effect at the time of payment) for County Clerk processing, made payable to Solano County and submitted to the City of Vallejo Planning Division. If an in-person filing is required, such filing shall be completed by the Applicant, unless directed otherwise by the Planning Division. NOTE: If the fees are not paid and the Notice of Determination is not filed within five working days after approval of the project, it will extend time frames for California Environmental Quality Act (CEQA) legal challenges.

31. Developer shall obtain an inspection from the Planning Division prior to occupancy/final building inspection. All inspections require a minimum of 24-hour notice. Occupancy permits shall not be granted until all construction and landscaping is completed and finaled in accordance with the approved plans and required conditions of approval or a bond has been posted to cover all costs of the unfinished work as agreed to by the Planning and Development Services Director.

32. Developer shall indemnify, hold harmless, and defend City, its officers, officials, directors, employees, agents, volunteers and affiliates and each of them from any and all claims, demands, causes of action, damages, costs, expenses, actual attorney’s fees, Developer’s fees, expert fees, losses or liability, in law or in equity, of every kind and nature whatsoever arising out of or in connection with Developer’s operations, or any subcontractor’s operations, to be performed under this agreement for Developer’s or subcontractor’s tort negligence including active or passive, or strict negligence, including but not limited to personal injury including, but not limited to bodily injury, emotional injury, sickness or disease, or death to persons and/or damage to property of anyone, including loss of use thereof, caused or alleged to be caused by any act or omission of Developer, or any subcontractor, or anyone directly or indirectly employed by any of them or anyone for the full period of time allowed by the law, regardless to any limitation by insurance, with the exception of the sole negligence or willful misconduct of the City. No modification of the project, any application, permit, certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the Developer’s indemnity obligation.

B. BUILDING DIVISION

1. Plans and permits required for Building, mechanical, plumbing, and electrical work per California Code of Regulations, Title 24, and applicable City Ordinance in effect at the time of completed Building Permit application date and required fees paid at time of application.

2. Soils Report shall be required for foundation plan design.

3. A separate permit shall be required for each structure.

C. PUBLIC WORKS

1. All public improvements shall be designed and constructed to current City of Vallejo Design Standards, unless otherwise noted within these conditions of approval.

17 2. All frontage improvements along Shady Lane and Wildflower Road shall be designed and constructed to City of Vallejo Design Standards, including but not limited to: curb, gutter, sidewalk, curb ramps, streetlighting, and pavement surface improvements including signing and striping.

3. All interior streets shall be designed and constructed per the Tentative Map. Street pavement sections shall be designed to City of Vallejo Design Standards.

4. Grading and drainage shall be designed so that surplus drainage is directed overland so as not to jeopardize existing or proposed buildings with flooding. All drainage shall be directed to existing or proposed streets or the proposed Bio-retention Basins.

5. The project shall comply with the requirements of the most current National Pollutant Discharge Elimination System (NPDES) permit issued to the City of Vallejo, which incorporates Low Impact Development (LID) Best Management Practices in the overall design to address the issue of ongoing post-construction stormwater quality for the project site. Stormwater Quality shall be designed for the entirety of the site.

6. Prior to beginning construction of public improvements, 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 Agreement.

7. 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.

8. The project Engineer shall coordinate grading design closely with the project Geotechnical Engineer.

Specifically, the Geotechnical Engineer shall be consulted to evaluate and address issues related to:
a. Geologic Hazards
b. Retaining Wall Design Parameters

9. The developer shall retain a registered Geotechnical Engineer to conduct a Geotechnical Investigation of the project area. Two copies of the project Geotechnical Report shall be submitted to the Public Works Department prior to submittal of Construction Plans. The Geotechnical Report shall include details and recommendations regarding the following:
a. Geologic Hazards
b. Grading Limitations and Requirements
c. Foundation Design
d. Settlement
e. Retaining Wall Design as Required
f. 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 onsite. g. A grading plan shall be prepared by the Developer’s Civil Engineer and approved by the City Engineer. The following information shall be shown on the Grading Plan:
i. Geologic contours, landscaping, fences, buildings, or other improvements ii. Existing trees to be saved in place or removed

18 iii. Furnish all necessary details to clearly convey recommendations outlined in the project geotechnical investigation
iv. Cut/Fill interfaces and limits of grading
v. Limits of existing geologic hazards as identified by the Geotech. Engineer vi. Lot boundaries and road rights-of-way
vii. Proposed pad elevations, finished contours and lot grading details viii. Top of curb elevations
ix. Perimeter cross-sections along all sides of the project to show the proposed project’s interface with abutting properties and streets x. Plan view of proposed drainage facilities including storm drains, catch basins, manholes and underdrains
xi. Parking lot surface drainage, pavement grades, ridge lines, etc.

10. Retaining walls over 18 inches tall shall be concrete or masonry. Retaining walls over four feet tall shall be designed by a Civil or Structural Engineer.

11. The developer shall prepare a Storm Water Control Plan and Report for the project, consistent with the City of Vallejo requirements. Please refer to the Stormwater C.3 Guidebook prepared by the Contra Costa Clean Water Program.

12. All stormwater treatment measures shall be adequately operated and maintained. Prior to the issuance of the first building permit, the property owner shall enter into a Stormwater Treatment Measures Maintenance Agreement with the City for all privately maintained treatment devices. This agreement is included in the document entitled “Storm Water Requirements for Development Projects- Packet for Project Applicants.”

13. The Developer or any successor in interest 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.

14. An erosion and sedimentation control plan shall be included and prepared by the Developer's Civil Engineer. The erosion control plan shall include protection measures such as:
a. sedimentation basins,
b. check dams
c. straw wattles
d. hydroseeding details.

15. Prior to the approval of the construction drawings, the Developer shall be responsible for developing and implementing a Storm Water Pollution Prevention Plan which shall be reviewed and approved by the City of Vallejo.

19 16. The project architect and engineer shall coordinate design closely with the project landscape designer. Specifically, they shall consult the landscape designer to evaluate and address issues related to:
a. Fencing/wall layout and details
b. Locations and sizes for irrigation services
c. Sight distance constraints for fencing and landscaping d. Depth of cover and tree setbacks over water, sewer and storm drain lines in landscape areas.

17. Landscaping plans shall be prepared by a registered Landscape Architect and City-maintained landscaping shall be designed per City standards. 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.

18. A Homeowner’s Association (HOA) shall be formed and shall be responsible for the ownership, maintenance, repair, restoration, replacement, and management of proposed shared improvements such as the interior streets, onsite storm drain system, Open Space Lots (Parcels A, B, C, D, and F) and the Bio-Retention Basin. Prior to final approval of the Final Map, Developer shall submit a copy of the draft CC&Rs for the City’s review and approval. The HOA will be responsible for enforcing the CC&Rs and providing written notice of any violations to the property owners. City, as third-party beneficiary, shall have the power but not the obligation to enforce maintenance requirements and standards. The CC&Rs shall include a clause that there shall be no amendments without City approval.

19. Prior to submitting improvement plans for City review, a Final Map, including legal descriptions and plats, shall be submitted to the City for review and approval. The Final Map shall be prepared in accordance with the State Subdivision Map Act and all applicable local ordinances. Construction of any residential units shall not commence until a Final Map has been approved by the City and recorded. The Developer shall enter into a subdivision improvement agreement and furnish necessary insurance, bonds, and pay all applicable fees required by the Tentative Map prior to Final Map Approval. Developer shall furnish to the City of Vallejo appropriate fees to garner a mylar copy of the County-recorded map.

20. A title report, current within the past 90 days, shall be submitted with the Final Map. The title report shall include the entire legal boundary of the property being subdivided.

21. 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.

22. A Public Utility Easement, Planting Easement, and Emergency Vehicle Access Easement shall be dedicated along the private street, as shown on the Tentative Map.

20 D. Fire Prevention
Fire Code Requirements

1. Access roads shall be designed and maintained to support the imposed loads of fire apparatus weighing 70,000 lbs. with an all-weather driving surface. The turning radius shall be determined by the fire official. Please submit scaled drawings for review prior to building permit issuance.

2. A fire apparatus turn-a-round is required when buildings are more than 150 feet from a public roadway.

3. Access roads shall have an unobstructed width of not less than 20' (16’ for single residential and (EVA) with a maximum grade of 15%. Access roads shall have a minimum of 13'-6" of vertical clearance, including trees, wires and overhead signs. Speed bumps or other vertical traffic calming devices are prohibited on routes of fire access.

4. All access roads shall be installed and maintained serviceable prior to and during combustible construction.

5. Access roads that are fire lanes shall either be posted with permanent all-weather signs constructed and installed in accordance with the Fire Department Fire Lane Marking Standards and shall all have curbs painted red and a sign posted at each entrance. Contact the Fire Prevention Bureau for further information and design templates. Location of such area’s shall be determined prior to final inspection.

6. Fire flow shall be 1500 GPM for 2 hours. 2022 CFC Appendix BB. Please submit a flow test from the Vallejo Water Division.

7. Fire Hydrants shall be located in accordance with the 2022 California Fire Code Appendix C. Fire-Flow requirements for buildings shall be in accordance with the 2022 California Fire Code Appendix B Table B105.1. (1) (Fire mains shall be engineered as a grid system, connected at both ends, with isolation valves)

8. Fire hydrants must be installed and approved by the Fire Department prior to combustible construction. Fire hydrants shall be spaced a maximum of 500 feet apart and a maximum distance of 250 feet to any point fronting a street. Please indicate on the plans the location of all existing and proposed fire hydrants. If needed, approved impact protection shall be installed as necessary to protect hydrants from vehicular damage. Please submit plans to the Fire Prevention Division to verify location of all fire hydrants for this project.

9. Access roads that are fire lanes shall either be posted with permanent all-weather signs constructed and installed in accordance with the Fire Department Fire Lane Marking Standards or shall all have curbs painted red and a sign posted at each entrance. Contact the Fire Prevention Bureau for further information and design templates. Location of such area’s shall be determined prior to final inspection.

10. Prior to final inspection, in accordance with the 2022 California Fire Code, approved address numbers shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall clearly contrast with their background. The characters shall be a minimum of 4" high (6” for Commercial) with a 1/2" stroke. The size of the building and distance or location of the address numbers from the roadway may necessitate larger numbers.

21 11. An NFPA13D automatic fire sprinkler system is required for all residential buildings. Please submit 2 sets of plans and calculations for each house to the Fire Marshal’s Office and obtain permit prior to installation. Fees are $580 each system, plus $6.71 per head.

12. Provide smoke detectors in all sleeping rooms and common hallways. Detectors shall be hardwired with battery backup. Electrical circuits supplying detectors shall be separate dedicated lines with no other devices on the circuits.

13. Carbon monoxide detectors shall be installed in accordance with the manufacturers recommendations.

14. This area does not fall under a fire hazard severity zone under the CSFM FHSZ maps. Although not required, it is recommended that all vegetation on the property shall be maintained to reduce the risk of damage from a vegetation fire in accordance with the VMC Chapter 7.56. This includes creating a “Defensible Space” area around the structure for a minimum of 100 feet, trimming overhanging tree branches to 6 -8 feet above ground, keeping dry fuels cut low to the ground, planting fire resistive plants, and keeping branches trimmed within 10 feet of all chimney(s). Please see the attached Weed Abatement Guidelines for more information.

15. All roof material shall be rated class “C” or better.

16. A final inspection from the Fire Prevention Division is required.

E. Water Department

1. CODE REQUIREMENTS. All code requirements as stated in Title 11 of the Vallejo Municipal Code (VMC) and Vallejo Standard Specifications and Standard Drawings adopted in 2011 (VSSSD) that apply to this project shall be conformed to. The project is being made aware of codes that require extra attention by the following items.
a. WATER SYSTEM PLANS (VSSSD Section 4.1). All water system improvements shall be consistent with the latest Vallejo Water System Master Plan, prepared by Kennedy/Jenks Engineers. Prior to Improvement plan approval and building permit issuance, water system improvement plans shall be submitted to the Water Department for review and approval, and shall contain at least:
i. Location and size of fire sprinkler service connection(s). ii. Location and size of existing and proposed domestic service connection(s). iii. Location and size of irrigation service connection(s), if any. iv. Location of fire hydrants.
v. Location of structures with respect to existing public water system improvements, such as mains, meters, etc.
vi. Location and size of any new water mains.
vii. Location and size of backflow prevention devices (required on water service connections to irrigation systems, certain commercial water users, and to commercial fire sprinkler systems, per City Ordinance 922 N.C. (2d). b. FIRE FLOW REQUIREMENTS (VSSSD Section 4.1). Fire flow requirements of the Fire department shall be complied with. Fire flow at no less than 25 psig residual pressure shall be available within 1,000 feet of any structure. One half of the fire flow shall be available within 300 feet of any structure.

22 i. For single family residential units, the fire flow is 1,500 gpm. ii. For other developments, see the Vallejo Water System Master Plan, 2015, prepared by Kennedy Jenks.
c. HYDRAULIC CALCULATIONS (VSSSD Section 4.1). Prior to Improvement Plan and building permit issuance, hydraulic calculations shall be submitted to the Water Director demonstrating that the fire flow requirements are complied with. d. FIRE PROTECTION SYSTEMS (VSSSD Section 4.1). Fire hydrant placement and fire sprinkler system installation, if any, shall meet the requirements of the Fire Department. For combined water and fire services, the requirements of both the Fire Department and the Vallejo Water System Master Plan, with latest revisions, shall be satisfied. e. WATER EASEMENTS (VSSSD Section 4.1). Easements shall be granted for all water system improvements installed outside the public right‐of‐way in the City's Standard Form for Grant of Water Line Easement with the following widths:
i. 15 ft. wide (minimum) for water mains.
ii. 10 ft. wide (minimum) for fire hydrants, water meters, backflow preventers, double detector check valves, etc.
iii. Other facilities will be reviewed by the Water Department. f. WATER SERVICE BONDS AND FEES (VMC Sections 11.16, 11.18, 11.20 and 11.24). Water service shall be provided by the City of Vallejo following completion of the required water system improvements and payment of applicable fees. Performance and payment bonds shall be provided to the City of Vallejo prior to construction of water system improvements.

Fees include those fees specified in the Vallejo Municipal Code including connection and elevated storage fees, etc., and fees for tapping, tie‐ins, inspections, disinfection, construction water, and other services provided by the City with respect to the water system improvements. The Water Department may be contacted for a description of applicable fees.

These fees have to be paid prior to issuance of the building permit.

2. Apply and pay for Fire Flow Test with the Water Department in order to determine operation of sprinkler system and final service size.

3. Provide water meter and service sizing calculations per most recent California Plumbing Code, include a water fixture count table.

4. As of January 1, 2018, all units in multi‐family, commercial, or combination thereof, buildings shall be individually metered (if existing plumbing allows or is re‐configured) by the City, additional meters at the owner/applicant’s expense; or, master metered by the City, and sub‐metered by the property owner, with approved/certified meters. Per California Senate Bill 7 (SB7).

5. Prior to occupancy or final building inspection, install water system improvements as required.

Backflow device/s where required shall be installed in areas hidden from public view and/or shall be mitigated by landscaping.

23 6. Since this is a condominium development that has private streets the Water Facilities (mains, fire hydrants, pressure reducing facility, service laterals, etc.) shall be private and not owned or maintained by the City. The development shall have a master meter set in the existing right‐of‐way for Shady Lane to serve this development.

7. The on‐site water facilities shall be owned and maintained by the HOA.

8. Based on the site‐specific water master plan one 6‐inch water service shall be installed to serve this development. (PHD + FF = 100 GPM + 1500 GPM = 1600GPM)

9. The site‐specific water master plan prepared by Kennedy Jenks dated May 6, 2023 shall be updated to show the June 10, 2025 Development Plan for Vista Cove Development and these Conditions of Approval.

F. Vallejo Flood and Wastewater

PROJECT-SPECIFIC CONDITIONS OF APPROVAL
Storm Drainage

1. The HOA shall be responsible for owning and maintaining all the proposed storm drain infrastructure, including pipelines, collection structures, basins and ponds, and outfall structures. VFWD will require a maintenance manual and agreement that documents ownership and maintenance obligations by the HOA.

2. Based on the existing contours, EX DA 3 and EX DA 2 appear to have more contributing areas to the west. Revise the existing and developed conditions drainage areas accordingly. Update the drainage study calculations and confirm compliance with all VFWD Standards.

3. Submit design plans for the detention basin outfall (end wall and riprap apron structure) and ensure all weather access is available. Provide hydraulic design calculations showing that erosion control at the outfall structure is designed for the highest potential flow velocity. VFWD and the City of Vallejo will review for approval of the proposed outfall location, which shall be privately maintained.

4. Comply with the Regional Water Quality Control Board requirements for trash capture, for developments larger than 10,000 square feet, pursuant to VFWD Engineering Standards, Section

4.12. Sanitary Sewer

5. At low points in the proposed sanitary force main, install an appropriately sized blow-off valve, to clear accumulated solids.

6. Sanitary sewer laterals shall be installed away from driveways and in compliance with VFWD standards.

7. Connections from new gravity sewer lines to the existing SS shall be made at a SSMH per VFWD Standards.

8. VFWD shall own and maintain the public sewer system within the private streets and alleys, up to VFWD’s District clean out, within dedicated easements.

24 9. Sewer Force Main material shall be Fusible HDPE. Confirm C-factor of 110 and provide total dynamic head calculations to confirm that the chosen pumps and design flow rate of 220 gallons per minute are still appropriate.

Sanitary Sewer Pump Station

10. The new Sanitary Sewer Pump Station shall conform to the requirements in the Basis of Design (BOD) - Shaaf & Wheeler dated 11/24/25, and details shall be provided on the Improvement Plans.

11. Demolition of the existing Sewer Pump Station shall be subject to approval of VFWD. Details shall be provided on the Improvement Plans.

12. The BOD has been reviewed by VFWD. It provides parameters for the pump station improvements, features, and anticipated operations. The current layout of all improvements and features is subject to review and approval by VFWD, during final design.

13. The Developer shall provide a hydraulic transient analysis during final design, to assess surge conditions. If surge protection is determined necessary to protect the lift station, Developer shall design and construct a surge protection system.

14. The site layout and pump station equipment shall be reviewed and approved by VFWD prior to approval of the plans.

15. VFWD requires a building over the MCC and other VFWD electrical components, and any variance from that is subject to VFWD approval.

16. An 8’ tall wood good-neighbor fence shall be constructed between the pump station and Lots 31 and

51. 17. A truck turning template exhibit dated 11/24/25 in the BOD was reviewed by VFWD. Any changes to access based on the relocation of facilities must be approved by VFWD.

18. VFWD may request a letter signed by the Geotechnical Engineer stating that any adjacent slope will be stabilized in relation to the final location of the proposed wet well, and won’t create future issues that decrease the integrity of the wet well.

Onsite Utilities/Easements

19. The Developer shall dedicate Parcel E to VFWD (fee title) for the new Sanitary Sewer Pump Station.

20. The 20-foot wide Private Access Easement proposed over Parcel E shall be eliminated if determined unnecessary. If an easement is required, it shall be relocated and/or reduced as necessary to accommodate the final design layout of the VFWD sewer lift station.

21. All easements over storm drainage infrastructure shall be dedicated to the HOA for maintenance of such infrastructure. The easements shall be identified in the maintenance manual and agreement.

25 22. No trees or other permanent structures will be allowed within a VFWD easement area without prior written approval.

23. The Developer shall dedicate access and maintenance easements to VFWD on the private roadways and alleys for the public sewer pipes. The easement shall be minimum 20 feet in width.

GENERAL CONDITIONS OF APPROVAL

24. The Developer shall size the storm drain lines to convey the peak 15-year, 24-hour design storm flows with the hydraulic grade line (HGL) at least 1.0 feet below the gutter flow lines and maintenance hole rims.

25. Prior to building permit issuance, a VFWD Sewer Connection Permit is required. The Developer shall pay all applicable fees prior to issuance of any permit.

26. The Developer shall design building pads at least 1.0 feet above the 100-year, 24-hour design storm water surface elevations (WSEs)

27. The Developer shall minimize the storm drainage system operations and maintenance (O&M) efforts and costs to the HOA.

28. All public improvements shall be designed and constructed to current VFWD Standards. If Conditions of Approval from VFWD, City of Vallejo or County of Solano call for differing standards of development, the higher standard shall apply.

29. Submit complete improvement plans and supporting documentation, for all proposed sanitary sewer and storm drainage construction, including the sewer pump station, to VFWD for review and approval. Plans shall be revised, as needed, at the discretion of VFWD and the City.

30. Provide construction details for all proposed connections to existing facilities for storm water and sewer pipes, and maintenance holes.

31. All sanitary sewer and storm drainage facilities shall be clearly labeled to distinguish ownership as either private or public on improvement plans.

32. All sewer laterals and cleanouts shall be in accordance with VFWD Standards.

33. The 100-year storm overland release location shall be shown on the grading plans. Provide a secondary (surface flow) drainage system to handle flows more than the capacity of the primary system (piped or channelized). Proposed building locations shall not be constructed within the secondary drainage path. Determine the tributary area for the 100-year storm. This may differ from the 15-year tributary area.

34. The Developer shall submit grading and erosion control plans to VFWD for review. Do not block drainage from adjacent lands.

35. Bioretention/water quality basins shall be owned, operated, and maintained by the HOA.

36. “No Dumping Drains to Bay” markings shall be installed at each new storm water drain inlet per VFWD’s Standards.

37. VFWD approval of public and private storm drainage and sanitary sewer system designs are a condition precedent to the approval of the improvement plans.

38. All storm drainage and sanitary sewer outside of building footprints shall be inspected by VFWD.

39. The Developer’s engineer shall provide the Engineer’s estimate of probable construction cost itemizing all sewer and storm drain improvements. The inspection fee shall be calculated and paid prior to VFWD approval of the improvement plans.

26 40. In the event any claim, action or proceeding is commenced naming VFWD or its agents, officers, and employees as defendant, respondent or cross defendant arising or alleged to arise from VFWD’s approval of the project, the project Developer shall defend, indemnify, and hold harmless VFWD or its agents, officers and employees, from liability, damages, penalties, costs or expense in any such claim, action, or proceeding to attach, set aside, void, or annul an approval of the City of Vallejo, or any advisory agency to the City. The Developer shall defend such action at Developer's sole cost and expense which includes court costs and attorney fees. VFWD shall promptly notify the Developer of any such claim, action, or proceeding and shall cooperate fully in the defense. Nothing in this condition shall be construed to prohibit the VFWD from participating in the defense of any claim, action, or proceeding, if VFWD bears its own attorney fees and cost, and defends the action in good faith. Developers shall not be required to pay or perform any settlement unless the Developer in good faith approves the settlement, and the settlement imposes no direct or indirect cost on VFWD, or its agents, officers, and employees.

41. No public Sanitary sewer or storm drain infrastructure shall be located or installed in the rear of any private lot, unless otherwise approved by VFWD.

42. VFWD will use a consultant to provide plan review for new development. The Developer shall be responsible for all costs associated with the consultant’s review, through the Reimbursement Agreement provisions.

43. The Developer shall provide electronic (AutoCAD) files of final sewer and stormwater infrastructure as a condition precedent to VFWD approval of the Improvement Plans.

44. The Developer shall be responsible for all costs and work necessary to relocate any existing VFWD facilities.

45. Developer shall contact VFWD at least 72 hours prior to beginning construction, for a preconstruction meeting.

46. Existing public and private VFWD facilities damaged during construction shall be repaired by the Developer, at his/her sole expense, to the satisfaction of VFWD.

47. The conditions set forth in this document are not all inclusive. The Developer shall thoroughly review all VFWD, City, State, and Federal planning documents associated with this map and comply with all regulations, mitigations, and conditions set forth.

EXHIBIT – B
GENERAL PLAN 2040 POLICIES
Policies and Actions Facts in Support
POLICY NBE-1.6
Open Space. Conserve and enhance natural
open space areas in and adjacent to Vallejo
and its waterfront.

The proposed project would preserve
approximately 13.25-acres of the project site as
natural open space and approximately, 9.86-
acres of the 13.25-acres of the open space will
be deed restricted in perpetuity to ensure it is
maintained as natural open space.

POLICY NBE-1.8
Urban Forest. Encourage planting of street
trees and landscaping to beautify the city,
encourage walking and biking, and create a
stronger sense of identity.

The project involves the planting of 141 trees,
and many shrubs and ground covers
contributing to the beautification of Vallejo and
the cultivation of an urban forest. The
construction of sidewalk improvements within
the project will encourage walking within the
subject site.

POLICY NBE-2.3
Inviting, Compatible Design. Promote
attractive development that is compatible with
surrounding uses.

The 51 detached single-family residences will
incorporate a Modern Farmhouse style look, and
the building height and massing of the structures
will not be out of scale with those located in
close proximity.

Action NBE-2.3A:

Continue to utilize development approval
conditions to achieve compatibility between
nearby uses and scale and style of buildings,
and to establish limitations on activities that
could create potential adverse effects.

The scale and style of the residences is
compatible with the scale and style of the
nearby subdivision.

Policy NBE-1.15
Energy Efficiency. Support measures to
reduce energy consumption and increase
energy efficiency in residential, commercial,
industrial, and public buildings.

The project would be required to comply with
standards set forth in the California Building
Code (CBC) Title 24, which would minimize the
wasteful, inefficient, or unnecessary
consumption of energy resources during
operation. California’s Green Building Standards
Code (CBC Title 24, Part 11) requires
implementation of energy efficient light fixtures
and building materials into the design of new
construction projects.

Policy NBE-1.5
Scenic Vistas. Protect and improve scenic
vistas, including views from Interstate 80 and
State Route 37 in Vallejo.

Although the project site is located
approximately 0.85-mile northwest of the
Carquinez Strait and 0.3-mile southeast of the
Benicia State Recreation Area, these features
are not identified as a scenic vista or significant
visual resource in the City’s General Plan. San
Pablo Bay, Mare Island Strait, the Vallejo
Waterfront, Sulphur Springs Mountain, Vaca
Mountains, White Slough, Napa River Wetlands,
and Sky Valley, the resources designated as
scenic vistas, are not visible from the project site
or nearby vicinity. These features are located
over two miles from the project site and views of
these resources are obstructed by intervening

development, topography, and mature trees.

The project site and surrounding areas are not
located within the residential view district and
would not impact scenic vistas of designated
views
Policy NBE-3.13
Neighborhood Character. Preserve the
character of existing single-family residential
neighborhoods.

The project at the northeast corner of Shady
Lane and Wildflower Avenue lies within a wellestablished, lower-density residential neighborhood of southeastern Vallejo. The
proposed homes will be similar in scale and
massing as those of the existing residential
neighborhood to the west.

Policy NBE-3.14
Neighborhood Corridors. Connect the
community with mixed use corridors that
function as neighborhood main streets for
adjacent residential areas.

The proposed development will connect the new
subdivision with an existing residential
subdivision that connects it to a mixed-use
corridor along Glen Cove Way.

Policy CP1.12
Clean Air. Protect the community from
harmful levels of air pollution.

The project will be required to comply with
MMRPAQ-2b.1 which ensures the proposed
project implements the Air District’s Basic BMPs
throughout all phases of construction. Measures
include watering exposed surfaces, covering
haul trucks, limiting vehicle speeds on unpaved
roads, using wet power sweepers, and
suspending work during high winds. Additional
requirements involve paving surfaces promptly,
washing vehicles before site exit, stabilizing
unpaved access roads, and posting contact
information for dust complaints.

Implementation of MMRP AQ-2b.1 would further
ensure that the proposed project would not
disrupt or hinder implementation of a control
measure from the Clean Air Plan.

Action CP-1.12C:

Provide information regarding advances in airquality protection measures to schools, homeowners, and operators of “sensitive
receptors” such as senior and child care
facilities.

See response to Policy CP-1.12: Clean Air
above.

Policy NBE-1.1
Natural Resources. Protect and enhance
hillsides, waterways, wetlands, occurrences
of special-status species and sensitive natural
communities, and aquatic and important
wildlife habitat through land use decisions
that avoid and mitigate potential
environmental impacts on these resources to
the extent feasible.

The project will preserve hillside areas as open
space to prevent impact of the existing
topography of the site. Prior to construction per
the mitigation measures imposed by the MMRP
and as described in the SMND,, preconstruction
surveys will be required (such as roost surveys,
nesting bird survey, etc.) to ensure protection of
special-status species.

Additionally, as required by the MMRP BIO-3a ,
compensatory mitigation for permanent loss of

0.49 acre of the seasonal wetland shall be
required.

Policy NBE-1.2
Sensitive Resources. Ensure that adverse
impacts on sensitive biological resources,
including special-status species, sensitive
natural communities, and wetlands are
avoided and mitigated to the greatest extent
feasible as development takes place.

See Policy NBE-1.1: Natural Resources above.

Action NBE-1.2D:

Protect the remaining woodlands and native
tree resources, and require replacement
plantings where native trees must be
removed.

See Policy NBE-1.1: Natural Resources above.

Also, 47 of the 69 native trees proposed for
removal are considered to be significant (as
defined in VMC 16.701) and as such, are being
required to be replaced at a three to one ratio.

Action NBE-1.3B:

Work with landowners to facilitate assembly
and retention of parcels of sufficient size to
preserve valuable tidal marshes, seasonal
marshes, managed wetlands and contiguous
grassland areas for the protection of aquatic
and wildlife habitat.

See Policy NBE-1.1: Natural Resources above. A

9.86-acre parcel of the original 20.13-acre site
will be deed restricted to prevent future
development on the parcel in perpetuity.

Policy NBE-1.7
Green Infrastructure. Encourage the
installation of green infrastructure, including
tools such as permeable pavement, rain
gardens, constructed wetlands, grassy
swales, rain barrels and cisterns, and green
roofs, to treat stormwater, attenuate floods,
increase groundwater recharge, and reduce
urban heat islands.

The project will include bioretention swells to
treat stormwater from the new subdivisions.

Additionally, a total of 141 new trees will be
planted throughout the site, which will help
reduce urban heat islands.

Policy NBE-1.9
Cultural Resources. Protect and preserve
archaeological, historic, and other cultural
resources.

The project will implement sensitivity training for
all contractors prior to ground disturbance. If
remains are found, the developer will implement
Mitigation Measure CUL-1 (Unknow Discovery of
Archaeological Resources, CUL-2 (Protocol for
Human Ramins Discovery), TCR-1 (Protocol for
Discovery of Native American Remains), and
TCR-2 (Inadvertent Discovery of Tribal Cultural
Resources).

Action NBE-1.9A:

Continue to require that land use activities
comply with State requirements and follow
best practices to ensure that cultural
resources are not impacted and that
appropriate agencies and technical experts
are involved in the evaluation and protection
of resources and sites.

See Policy NBE-1.9: Cultural Resources above.

Action NBE-1.9B:

Maintain a dialogue with local Native
American groups regarding sensitive cultural
resources in Vallejo.

See Policy NBE-1.9: Cultural Resources above.

Policy NBE-5.3
Health and Safety Codes. Enforce
development regulations and building code
requirements to protect residents,
businesses, and employees from flooding,
liquefaction, earthquakes, fires, and other
hazards.

The construction plans of the single-family
residences will be reviewed to ensure the
project meets applicable building code.

Action NBE-5.4A:

Continue to require geotechnical studies for
land use proposals to determine engineering
measures that may be necessary to
adequately mitigate any seismic, flooding, sea
level rise, landslide, erosion, or related risk.

See Policy NBE-5.4: Project Location and Design
above.

Action NBE-5.4B:

Continue to require drainage and erosion
control measures for landslide-prone or
geologically hazardous hillside areas to
minimize risks to downhill areas.

See Policy NBE-5.4: Project Location and Design
above.

Action NBE-5.4C:

Continue to use the development review
process to ensure that development is
planned and constructed to resist the
encroachment of uncontrolled fire.

See Policy NBE-5.3: Health and Safety Codes
above.

Action NBE-1.14C:

Update the Green Building Standards Code to
require the use of low flow plumbing fixtures,
low volume irrigation systems, and droughttolerant plant palettes.

See Policy NBE-1.7: Green Infrastructure above.

Action NBE-5.6D: See Policy NBE-5.4: Project Location and Design above.

Continue to enforce City regulations that
prohibit development, grading, and land
modification activities that would adversely
affect the local drainage system or create
unacceptable erosion impacts.

Policy CP-2.3
Fire Prevention and Response Services.

Ensure the provision of fire prevention and
emergency response services that minimize
fire risks and protect life and property.

The proposed project was reviewed by the City’s
Fire Prevention team and complies with [(ask
Fire)_]. The site is located within an urbanized
area and is not designated as a Very High Fire
Hazard Severity Zone. Compliance with local
building codes, defensible space requirements,
and fire codes, will minimize risks to protect life
and property.

Policy MTC-2.1
Safety First. Prioritize pedestrian, bicycle, and
automobile safety over traffic flow.

The proposed project would include new
internal residential streets that would be a 40-
foot right-of-way, with a 28-foot-wide travel lane
from curb-to-curb with parking on one side and a

4.5-foot-attached sidewalk. The project would
also include private alleys which would be
smaller in scale than the private residential
streets and would include shared vehicular
access to houses with garages fronting them.

Private alleys would include a 33-foot public
utility easement/planting easement, and a 10.5-
foot travel way in each direction with no parking
allowed.

Policy MTC-2.7
Complete Streets. Increase accessibility for
and use of streets by pedestrians, bicyclists,
and transit riders.

The new private streets will incorporate a 40-foot
right-of-way with sidewalk, curb and gutters to
increase accessibility for the use by pedestrians.

Action MTC-2.8C:

As part of the site plan approval process,
require development to provide services from
a menu of transportation demand
management (TDM) strategies that will reduce
VMT.

See policy MTC-2.7: Complete Streets above.

Policy MTC-2.11
Sustainable Transportation. Ensure that
circulation improvements can be operated
and maintained within existing and future
resource limitations.

See policy MTC-2.7: Complete Streets above.

Policy MTC-3.1
Coordinated Transportation Planning. Ensure
that improvements to the transportation
network support a land use pattern that
connects the community and facilities travel
among Vallejo’s neighborhoods.

The project will include a new private roadway
that will connect the new subdivision to the
existing developed subdivision to the west of the
subject site. This will connect the two
neighborhoods to support a local network.

Housing Element Policy A.2:

The project will convert vacant infill land
into single-unit residences that are
compatible with the surrounding area
The project will develop an underutilized site
into a subdivision with detached single-family
residences that are compatible with the

which includes existing single-unit
residences to the north, east, and west.
surrounding single-family residences that are to
the west.

Housing Element Policy H.3
Protect the character of the existing
neighborhoods by developing objective
standards to facilitate infill projects to be
compatible with the existing neighborhoods.

The project will protect the existing character of
the existing neighborhood to the west by
ensuring the new homes are similar in scale and
massing.

Housing Element Policy I.1
The City of Vallejo will promote energy
efficiency in residential development within
the city, including reduction of energy use
through better design and construction in
individual homes and through energy-efficient
urban design.

See Policy NBE-1.15 - Energy Efficiency above.

Table 1

VISTA COVE PLANNED DEVELOPMENT

DEVELOPMENT STANDARDS
Development Standard Proposal Compliant
Density
P-SF: 9 units/acre
R-MH: 25 units/acre
Allowed: 487 units on lot size of

20.13-Acres
New: 51
Existing: 0
Total: 51
Yes
Minimum Lot Size 2,800 sq.ft.

Ranging from 3,323
sq.ft. to 15,875 sq.ft.
(residential lots)
Yes
Minimum Lot Width 35 feet Ranging from 37.48
feet to 49.8 feet Yes
Minimum Lot Depth 80 feet Ranging 86.9 feet to
127.59 feet Yes
Maximum Lot
Coverage 85% 45.9% to 52% Yes
Maximum Building
Height 35 feet 30 feet and 4 inches Yes
Front: 7 feet Ranging from 8.9 feet
to 34.05 feet Yes
Interior: 5 feet 5 feet Yes
Street Side: 5 feet 5 feet
Minimum Setbacks
Rear: 10 feet 5 feet Yes
Access Location Alley or street preferred
Direct access from
private street or private
alley.

Yes
Orientation
Facades shall be designed to be
oriented towards the public street
or to a common courtyard, if
provided.

Facades facing the
street or open space
are enhanced.

Yes
Entrance Location
The main entrance to each
ground floor dwelling shall be
visible to and located directly off a
common courtyard or directly
from the street.

Plans 1 through 3 have
main entrances facing
the street; Plans 4 and
5 have entrances
facing each other.

Yes
Street Trees 1 per 50 ft. of frontage and at
least 5 ft. in height when planted. 384 Trees Yes
Off Street Parking 2 spaces per unit 4 spaces per unit Yes

EXHIBIT - C

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT,

TENTATIVE MAP

COVER SHEET
APNS: 0079-171-170, 0079-220-070, A PORTION OF 0079-120-100

VALLEJO, CALIFORNIA

SHEET INDEX ARCHITECTURAL SHEET INDEX

DEVELOPED
AREA
OPEN
SPACE
OPEN
SPACE

DEVELOPED
AREA
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868

SITE INFORMATION PROJECT TEAM
LEGEND

SANCERRA

VISTA COVE
APNS: 0079-171-170, 0079-220-070, A PORTION OF 0079-120-100

VALLEJO, CALIFORNIA

VICINITY MAP
1 TITLE SHEET

PROJECT INFORMATION

SHEET INDEX

ABBREVIATIONS
33 C1.0
REVISED JUNE 10, 2025

I
I
I
I
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 36
37 38
39 40
41 42
44 45
46 47
48 49
50 51
24 32
43 PARCEL A
STOP

PARCEL B ALLEY 'B' ALLEY 'C'

ALLEY 'E'
'A' STREET
'A' STREET
'A' STREET

ALLEY 'D'

PARCEL C

PARCEL D

PARCEL D

PARCEL D

PARCEL E

PARCEL F

PARCEL F

PARCEL F
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
AUGUST 25, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
4 LAND USE PLAN
C3.0
LEGEND
REVISED AUGUST 20, 2025

II
I
I

PARCEL A

PARCEL B
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 36
37 38
39 40
41 42
44 45
46 47
48 49
50 51
24 32
43 PARCEL E

PARCEL D

PARCEL D

PARCEL D

PARCEL C

PARCEL F

PARCEL F

PARCEL B
33 34
35 36
37 PARCEL D

PARCEL F

PARCEL D
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
NOVEMBER 17, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868

TENTATIVE MAP COVER SHEET
5 DETAIL
LOT AND PARCEL AREAS:

PARCEL OWNERSHIP:

C4.0
REVISED NOVEMBER 17, 2025

STOP
PLAN 2 PLAN 4 PLAN 4
2 PARCEL C
1 3

PARCEL F

TYPICAL PRIVATE STREET W-E
SECTION A1
(STANDARD - STANDARD CURB)

TYPICAL PRIVATE ALLEY

SECTION B
(VERTICAL - STANDARD CURB)

TYPICAL PRIVATE STREET N-S
SECTION A2
(STANDARD - STANDARD CURB)

TYPICAL LOT SETBACKS
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
SEPTEMBER 18, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
6 PRELIMINARY SITE PLAN
FLOOR AREA RATIO LOT AND PARCEL AREAS:

PARCEL OWNERSHIP:

ABBREVIATIONS SEE SHEET C4.2
C4.1
REVISED SEPTEMBER 18, 2025

PLAN 4 PLAN 4 PLAN 2 PLAN 1 PLAN 3 PLAN 2
PLAN 3
PLAN 3
PLAN 2
PLAN 3 PLAN 1 PLAN 4 PLAN 2 PLAN 1 PLAN 2 PLAN 2 PLAN 2 PLAN 1 PLAN 1 PLAN 2 PLAN 3 6 11 8
16 15
13 21
18 19
20 22
23 4 5

PARCEL B

PARCEL F

PARCEL B

PARCEL D
PARCEL D 7
14 12
109
17 Parcel Table Parcel Table
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868 7

PRELIMINARY SITE PLAN
SEE SHEET C4.3 SEE SHEET C4.1
C4.2
REVISED JUNE 10, 2025

PLAN 3
PLAN 1
PLAN 3
PLAN 1
PLAN 2
PLAN 4
PLAN 2
PLAN 3
PLAN 3
PLAN 4
PLAN 4
PLAN 3
PLAN 3
PLAN 2
PLAN 4
PLAN 4
PLAN 3
PLAN 1
PLAN 3
PLAN 1
PLAN 2
PLAN 4
PLAN 3
PARCEL D 35
36 32
38 39
40 42
41 43
44 45
46 22
23 33
34 PARCEL F

PARCEL F

PARCEL F

PARCEL D

PARCEL B

PARCEL F
24 25
26 27
28 47
37 SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
8 PRELIMINARY SITE PLAN
SEE SHEET C4.4
SEE SHEET C4.2
C4.3
REVISED JUNE 10, 2025

PLAN 3
PLAN 2
PLAN 3
PLAN 3
PLAN 1
PLAN 3
PLAN 1
PLAN 2
PLAN 4
PLAN 4
PLAN 3
PLAN 3
PLAN 2
PLAN 3
PLAN 1
PLAN 3
PLAN 1
PLAN 2
PLAN 3
PLAN 4
PLAN 3
PLAN 4
51 39
40 42
41 43
44 45
46 50
48 49

PARCEL E

PARCEL D

PARCEL D

PARCEL F

PARCEL F

PARCEL A
30 24
25 26
27 28
29 31
47 SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
9 PRELIMINARY SITE PLAN
SEE SHEET C4.3
C4.4
SEE SHEET C4.5 REVISED JUNE 10, 2025

PLAN 3
PLAN 2
PLAN 3
PLAN 4 51

PARCEL E

PARCEL A
30 31
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
10 PRELIMINARY SITE PLAN
SEE SHEET C4.4
C4.5
REVISED JUNE 10, 2025

IIII P 118.0 P 100.0 P 99.4 P 110.7 P 108.2 P 106.3 P 100.8 P 104.4 P 102.5 P 111.5 P 103.9 P 107.5 P 99.7 P 103.8 P 114.8 P 112.1 P 99.1 P 99.8 P 100.5 P 101.9 P 102.6 P 117.0 P 116.0 P 101.3 P 100.7 P 115.1 P 114.0 P 103.6 P 100.9 P 100.2 P 102.4 P 101.7 P 103.2 P 102.1 P 102.5 P 101.0 P 108.8 P 104.8 P 101.1 P 105.0 P 108.3 P 110.6 P 141 P 170 P 171 P 109.5 P 180 P 180 1 2 3 4567 89
10 11
12 13
14 15
16 17
18 19
20 21
22 23
25 26
27 28
29 30
31 33
34 35
36 37
38 39
40 41
42 44
45 46
47 48
49 50
51 24
32 43
PARCEL A STOP PLAN 3
PLAN 2
PLAN 3
PLAN 3
PLAN 1
PLAN 3
PLAN 1
PLAN 2
PLAN 4
PLAN 2
PLAN 3
PLAN 3 PLAN 4
PLAN 4
PLAN 3
PLAN 3
PLAN 2
PLAN 4
PLAN 4
PLAN 3
PLAN 1
PLAN 3
PLAN 1
PLAN 2
PLAN 3
PLAN 4
PLAN 3
PLAN 4
PLAN 4 PLAN 4 PLAN 2 PLAN 1 PLAN 2
PLAN 3
PLAN 3
PLAN 2
PLAN 3 PLAN 1 PLAN 4 PLAN 2 PLAN 1 PLAN 2 PLAN 2 PLAN 2 PLAN 1 PLAN 1 PLAN 2 PLAN 3 PLAN 4 PLAN 4 PARCEL B C6 C6 A5 A5 P 105.5 P 102.8 P 106.1 D6 D6 E6 E6 B5 B5 40 PLAN 3
PARCEL A P 113.0 P 106.8

ABBREVIATIONS
LEGEND
PLAN 1
33 SHEET OF 25
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JANUARY 20, 2025
11 PRELIMINARY SITE, DRAINAGE AND

GRADING PLAN

PRELIMINARY EARTHWORK SUMMARY TABLE
C5.0

DISTURBED AREA
REVISED JUNE 10, 2025

PLAN TYPE SUMMARY

90 100
110

SECTION A-A
80 90
100
110
70 SECTION B-B
EARTHEN SWALE DETAIL LOT 47 GRADING DETAIL
MODIFIED FIELD INLET DETAIL SD-3 WITH SIDE OPENING
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
12 ENGINEERED SECTIONS AND SITE DETAILS
C5.1
REVISED JUNE 10, 2025

70 80
90 100
110
120

SECTION C-C
100
110
120
130
140
150
160

SECTION D-D
80 70
90 100
110

SECTION E-E
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
13 TRUE SECTIONS
C5.2
REVISED JUNE 10, 2025

IIII 1 2 3 4567 89
10 11
12 13
14 15
16 17
18 19
20 21
22 23
25 26
27 28
29 30
31 33
34 35
36 37
38 39
40 41
42 44
45 46
47 48
49 50
51 24
32 43
PARCEL A STOP PLAN 1
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 1 PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2 PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 2 PLAN 1 PLAN 1 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 1 PLAN 1 PLAN 1 PLAN 2 PLAN 2 PLAN 2 PLAN 2 SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
LEGEND
14 COMPOSITE UTILITY PLAN
C6.0
REVISED JUNE 10, 2025

1 2 3 STOP PLAN 2 PLAN 2 PLAN 2
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
NOVEMBER 17, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
15 PRELIMINARY UTILITY PLAN
PROPOSED STRUCTURE TABLE SEE SHEET C6.2

UTILITIES
C6.1
REVISED NOVEMBER 17, 2025

3 4567 8 9
10 11
12 13
14 15
16 17
18 19
20 21
22 PLAN 1 PLAN 1 PLAN 1 PLAN 2 PLAN 1 PLAN 1 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 1 PLAN 1 PLAN 1 PLAN 2 PLAN 2 PARCEL D

PARCEL B
BASIN 1
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
16 PRELIMINARY UTILITY PLAN SEE SHEET C6.1
SEE SHEET C6.3 C6.4
REVISED JUNE 10, 2025

21 22
23 25
26 33
34 35
36 37
38 39
40 41
42 45
46 47
24 32
PLAN 1
PLAN 1
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 1
PLAN 1
PLAN 2
PLAN 2 PARCEL B
BASIN 2
BASIN 2 DETAIL
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
17 PRELIMINARY UTILITY PLAN
SEE SHEET C6.2
SEE SHEET C6.4
C6.3
REVISED JUNE 10, 2025

25 26
27 28
29 30
31 39
40 41
42 44
45 46
47 48
49 50
51 24
43 PARCEL A
PLAN 1
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 1
PLAN 1
PLAN 1
PLAN 1
PLAN 2
PLAN 2
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
18 PRELIMINARY UTILITY PLAN
SEE SHEET C6.3
SEE SHEET C6.3
C6.4
REVISED JUNE 10, 2025

I
II
I
STOP
IMP 2
DMA 1
IMP 1
DMA 2

SELF-TREATING

SELF-TREATING

SELF-TREATING

PARCEL A

PARCEL B
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 36
37 38
39 40
41 42
44 45
46 47
48 49
50 51
24 32
43 PARCEL D

PARCEL E

PARCEL F

PARCEL F

PARCEL F

PARCEL F

PARCEL F

PARCEL C

TYPICAL BIORETENTION DETAIL
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
MAY 9, 2024
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
19 STORMWATER CONTROL PLAN
IMP 1

PROJECT INFORMATION
IMP 1 SIZING

SELF TREATING AREA
LEGEND
IMP 2 IMP 2 SIZING
C7.0

SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
MAY 9, 2024
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
20 EROSION CONTROL NOTES

EROSION CONTROL NOTES
“
”

EROSION CONTROL NOTES (CON'T)

AIR QUALITY CONTROL NOTES

STABILIZED CONSTRUCTION ENTRANCE

NOT TO SCALE

STORM DRAIN INLET PROTECTION DETAIL

SECTION A-A

TYPE B STORM DRAIN INLET PROTECTION

FIBER ROLL DETAIL
C8.0

IIII STOP

PARCEL A
PARCEL B 1 2 3 4567 89
10 11
12 13
14 15
16 17
18 19
20 21
22 23
25 26
27 28
29 30
31 33
34 35
36 37
38 39
40 41
42 44
45 46
47 48
49 50
51 24
32 43

PARCEL D

PARCEL E

PARCEL F

PARCEL F

PARCEL F

PARCEL F

PARCEL F

PARCEL C
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
MAY 9, 2024
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
21 EROSION CONTROL PLAN
LEGEND

SWPPP MANAGER TO MARK KNOWN LOCATIONS
EXPLANATION OF EROSION CONTROL PLAN ······
C8.1

IIII 1 2 3 4567 89
10 11
12 13
14 15
16 17
18 19
20 21
22 23
25 26
27 28
29 30
31 33
34 35
36 37
38 39
40 41
42 44
45 46
47 48
49 50
51 24
32 43

PARCEL A STOP ALLEY 'B' ALLEY 'C' ALLEY 'E' 'A' STREET 'A' STREET 'A' STREET

PARCEL A

PARCEL BALLEY 'D'
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
MAY 9, 2024
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
LEGEND
22 SIGNING AND STRIPING PLAN

ON- STREET PARKING SUMMARY
STOP
C9.0

UNDISTURBED PARCEL B

UNDISTURBED PARCEL A

LIMITS OF DISTURBANCE

LIMITS OF DISTURBANCE

LIMITS OF DISTURBANCE

SLOPES TABLE

SLOPE CONTOUR MEASUREMENT
23 HILLSIDE DEVELOPMENT
C10.0
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
MAY 9, 2024
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868

1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
33 34
35 36
37 38
39 40
41 42
44 45
46 47
48 49
50 51
24 32
43 STOP ALLEY 'B' ALLEY 'C'

ALLEY 'D'

ALLEY 'E'
'A' STREET
'A' STREET
'A' STREET

PARCEL B

FIRE TRUCK TURNING SIMULATION
SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
MAY 9, 2024
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
24 FIRE TRUCK TURNAROUND
LEGEND
C11.0

IIII 1 2 3 4567 89
10 11
12 13
14 15
16 17
18 19
20 21
22 23
25 26
27 28
29 30
31 33
34 35
36 37
38 39
40 41
42 44
45 46
47 48
49 50
51 24
32 43

PARCEL A STOP

PARCEL A

PARCEL B ALLEY 'B' ALLEY 'C' ALLEY 'E' 'A' STREET 'A' STREET 'A' STREET ALLEY 'D' SHEET OF 25

SANCERRA

VISTA COVE

PLANNED DEVELOPMENT, TENTATIVE MAP
JUNE 10, 2025
1931 SAN MIGUEL DRIVE, SUITE 100, WALNUT CREEK, CA 94596 WWW.DKENGIN.COM (925) 932-6868
25 PLOTTED SITE PLAN

PLAN TYPE SUMMARY
C12.0
REVISED JUNE 10, 2025

STOP IIII TRANSFORMER CONTROL PANEL GENSET REMOVABLE BOLLARD, MAXIMUM 5' OF SEPERATION SITE FENCE BYPASS PUMPING CONNECTION 72' 20' 20' GATE INSTALL15" SS PIPE, MATCH (E) SLOPE NEW 6" FMFLOWS TO (E) FM LIFT STATION VAULT 7' LIFT STATION WETWELL 5'-10" 7'-10" 6' 45'-5" 15'-2" 19'-6" LOT 2 LOT 1 LOT 7 LOT 6 LOT 5 LOT 4 LOT 8 LOT 9 LOT 10 LOT 11 LOT 3 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 LOT 22 LOT 23 LOT 32 LOT 33 LOT 34 LOT 35 LOT 36 LOT 37 LOT 42 LOT 40 LOT 39 LOT 38 LOT 41 LOT 43 LOT 45 LOT 46 LOT 44 LOT 47 LOT 48 LOT 49 LOT 50 LOT 51 LOT 24 LOT 25 LOT 26 LOT 27 LOT 28 LOT 29 LOT 30 LOT 31 Copyright 2025 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates. L-8 Project No. 03622 Vallejo, California VISTA COVE SCALE: 1" = 50'-0" OVERALL FENCE PLAN 0' 25' 50' 100' CONCEPTUAL PHASE June 9, 2025 vanderToolen Associates 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA 94596 tel+ 925.274.1305 hhhvandertoolenco^ NORTH FENCE AND WALL LEGEND PROPOSED 6' HIGH WOOD GOOD NEIGHBOR FENCE SEE DESIGN DETAIL A, THIS SHEET PROPOSED 6' HIGH TUBE STEEL VIEW FENCE SEE DESIGN DETAIL B, THIS SHEET EXISTING FENCE TO REMAIN RETAINING WALL - STYLE AND MATERIALS PER CIVIL ENGINEER'S PLANS A GOOD NEIGHBOR FENCE 6' HIGH WOOD FENCE AT PRODUCTION HOMES NOTE: SEE LANDSCAPE PLAN SHEETS L-2 - L-5 FOR 20 SCALE PLAN ENLARGEMENTS 6'-0" B VIEW FENCE 6' HIGH TUBE STEEL AT PRODUCTION HOMES 6'-0"

STOP IIII TRANSFORMER CONTROL PANEL GENSET REMOVABLE BOLLARD, MAXIMUM 5' OF SEPERATION SITE FENCE BYPASS PUMPING CONNECTION 72' 20' 20' GATE INSTALL15" SS PIPE, MATCH (E) SLOPE NEW 6" FMFLOWS TO (E) FM LIFT STATION VAULT 7' LIFT STATION WETWELL 5'-10" 7'-10" 6' 45'-5" 15'-2" 19'-6" LOT 2 LOT 1 LOT 7 LOT 6 LOT 5 LOT 4 LOT 8 LOT 9 LOT 10 LOT 11 LOT 3 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 LOT 22 LOT 23 LOT 32 LOT 33 LOT 34 LOT 35 LOT 36 LOT 37 LOT 42 LOT 40 LOT 39 LOT 38 LOT 41 LOT 43 LOT 45 LOT 46 LOT 44 LOT 47 LOT 48 LOT 49 LOT 50 LOT 51 LOT 24 LOT 25 LOT 26 LOT 27 LOT 28 LOT 29 LOT 30 LOT 31 Copyright 2025 vanderToolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vanderToolen Associates. L-8 Project No. 03622 Vallejo, California VISTA COVE SCALE: 1" = 50'-0" OVERALL FENCE PLAN 0' 25' 50' 100' CONCEPTUAL PHASE June 9, 2025 vanderToolen Associates 700 Ygnacio Valley Rd. Suite 100 Walnut Creek, CA 94596 tel+ 925.274.1305 hhhvandertoolenco^ NORTH FENCE AND WALL LEGEND PROPOSED 6' HIGH WOOD GOOD NEIGHBOR FENCE SEE DESIGN DETAIL A, THIS SHEET PROPOSED 6' HIGH TUBE STEEL VIEW FENCE SEE DESIGN DETAIL B, THIS SHEET EXISTING FENCE TO REMAIN RETAINING WALL - STYLE AND MATERIALS PER CIVIL ENGINEER'S PLANS A GOOD NEIGHBOR FENCE 6' HIGH WOOD FENCE AT PRODUCTION HOMES NOTE: SEE LANDSCAPE PLAN SHEETS L-2 - L-5 FOR 20 SCALE PLAN ENLARGEMENTS 6'-0" B VIEW FENCE 6' HIGH TUBE STEEL AT PRODUCTION HOMES 6'-0"

SANCERRA

VISTA COVE

VALLEJO, CA
22029 .01 05/19/25

SHEET INDEX

ARCHITECTURE
A-1 COVER SHEET
A-2 PLAN 1A FLOOR PLAN
A-3 PLAN 1A SECTIONS
A-4 PLAN 1A ELEVATIONS
A-5 PLAN 1A ROOF PLAN
A-6 PLAN 1B FLOOR PLAN
A-7 PLAN 1B SECTIONS
A-8 PLAN 1B ELEVATIONS
A-9 PLAN 1B ROOF PLAN
A-10 PLAN 1C FLOOR PLAN
A-11 PLAN 1C SECTIONS
A-12 PLAN 1C ELEVATIONS
A-13 PLAN 1C ROOF PLAN
A-14 PLAN 1 STREETSCENE
A-15 PLAN 2A FLOOR PLAN
A-16 PLAN 2A SECTIONS
A-17 PLAN 2A ELEVATIONS
A-18 PLAN 2A ROOF PLAN
A-19 PLAN 2B FLOOR PLAN
A-20 PLAN 2B SECTIONS
A-21 PLAN 2B ELEVATIONS
A-22 PLAN 2B ROOF PLAN
A-23 PLAN 2C FLOOR PLAN
A-24 PLAN 2C SECTIONS
A-25 PLAN 2C ELEVATIONS
A-26 PLAN 2C ROOF PLAN
A-27 PLAN 2 STREETSCENE
A-28 PLAN 3A FLOOR PLAN
A-29 PLAN 3A SECTIONS
A-30 PLAN 3A ELEVATIONS

SHEET INDEX
A-31 PLAN 3A ROOF PLAN
A-32 PLAN 3B FLOOR PLAN
A-33 PLAN 3B SECTIONS
A-34 PLAN 3B ELEVATIONS
A-35 PLAN 3B ROOF PLAN
A-36 PLAN 3 STREETSCENE
A-37 PLAN 4A FLOOR PLAN
A-38 PLAN 4A SECTIONS
A-39 PLAN 4A ELEVATIONS
A-40 PLAN 4A ROOF PLAN
A-41 PLAN 4B FLOOR PLAN
A-42 PLAN 4B SECTIONS
A-43 PLAN 4B ELEVATIONS
A-44 PLAN 4B ROOF PLAN
A-45 PLAN 4 STREETSCENE

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-2

FLOOR PLAN
PLAN 1A - 2,050 SF

FIRST FLOOR
805 SF
MUD
ROOM

SECOND FLOOR
1,245 SF
3 BEDROOM, 2.5 BA

GREAT ROOM, BONUS
2-CAR GARAGE
EXTERIOR LIGHT FIXTURE:

City of Vallejo Zoning Code
Floor Area Calculation per 16.104
TOTAL = 2,329sf
1st FLOOR = 805 sf
2nd FLOOR = 1,245 sf
TOTAL = 2,050 sf
GARAGE = 441 sf
TOTAL CONSTRUCTION AREA = 2,491 sf

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-3

SECTIONS
PLAN 1A

SECTION B SECTION A
T.O. SLAB
T.O. PL
9'-1"
T.O. SLAB
T.O. PL
9'-1"
T.O. WDW
8'-0"
T.O. SHTG
T.O. PL
9'-1"9'-1"
T.O. PL
T.O. SHTG
W.I.C.

MUD PDR ENTRY
12 4.5
12 4.5
T.O. SLAB
T.O. PL
T.O. CURB
T.O. PL
9'-1"9'-1"
T.O. SHTG
T.O. PL
9'-1"
T.O. WDW
7'-6"
9'-1"
T.O. PL
T.O. SHTG
T.O. WDW
8'-0"
2-CAR

GARAGE PDR KITCHEN
MASTER
BEDROOM 3 BEDROOM
BONUS

ROOM LAUNDRY
8'-0"

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-4

ELEVATIONS
PLAN 1A - FARMHOUSE
FRONT

RIGHT REAR
LEFT
LEGEND
1 COMPOSITION ROOF SHINGLES
2 WOOD BARGE BOARDS
3 WOOD RAFTER TAILS
4 WOOD POSTS / COLUMNS
5 HORIZONTAL SIDING
6 BOARD & BATTEN SIDING
7 STUCCO
8 WOOD TRIM
9 VINYL WINDOWS
10 STUCCO (FOAM) TRIM
11 STUCCO (FOAM) CORBELS
12 SECTIONAL GARAGE DOOR
13 WOOD BALCONY W/ CABLING
1 4
12 10
11 6
2 9
7 8
11 10
11

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-5

ROOF PLAN
PLAN 1A
2'-0"
2'-0"
1'-6"

4.5:12

RIDGE PITCH BREAK
RIDGE

ROOF BELOW
RIDGE

4.5:12
10:12 10:12 1'-6" 1'-6"
2'-0"
TIGHT
RAKE

4.5:12
EAVE
EAVE
TYP.

EAVE
TYP.

4.5:12
EAVE
EAVE
TIGHT
RAKE
A
1A
A
1A
B
1A
B
1A

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-6

FLOOR PLAN
PLAN 1B - 2,050 SF

FIRST FLOOR
805 SF
MUD
ROOM

SECOND FLOOR
1,245 SF
3 BEDROOM, 2.5 BA

GREAT ROOM, BONUS
2-CAR GARAGE
EXTERIOR LIGHT FIXTURE:

City of Vallejo Zoning Code
Floor Area Calculation per 16.104
TOTAL = 2,329sf
1st FLOOR = 805 sf
2nd FLOOR = 1,245 sf
TOTAL = 2,050 sf
GARAGE = 441 sf
TOTAL CONSTRUCTION AREA = 2,491 sf

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-7

SECTIONS
PLAN 1B

SECTION B SECTION A
T.O. SLAB
T.O. PL
9'-1"
T.O. SLAB
T.O. PL
9'-1"
T.O. WDW
8'-0"
T.O. SHTG
T.O. PL
9'-1"9'-1"
T.O. PL
T.O. SHTG
W.I.C.

MUD PDR ENTRY
T.O. SLAB
T.O. PL
T.O. CURB
T.O. PL
9'-1"9'-1"
T.O. SHTG
T.O. PL
9'-1"
T.O. WDW
7'-6"
9'-1"
T.O. PL
T.O. SHTG
T.O. WDW
8'-0"
2-CAR

GARAGE PDR KITCHEN
MASTER
BEDROOM 3 BEDROOM
BONUS

ROOM LAUNDRY
12 4.5
12 4.5
8'-0"

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-8

ELEVATIONS
PLAN 1B - FARMHOUSE
FRONT

RIGHT REAR
LEFT
LEGEND
1 COMPOSITION ROOF SHINGLES
2 WOOD BARGE BOARDS
3 WOOD RAFTER TAILS
4 WOOD POSTS / COLUMNS
5 HORIZONTAL SIDING
6 BOARD & BATTEN SIDING
7 STUCCO
8 WOOD TRIM
9 VINYL WINDOWS
10 STUCCO (FOAM) TRIM
11 STUCCO (FOAM) CORBELS
12 SECTIONAL GARAGE DOOR
13 WOOD BALCONY W/ CABLING
1 4
12 10
5 2
8 7
13 3
11 10

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-9

ROOF PLAN
PLAN 1B

4.5:12
RIDGE 4.5:12
RIDGE
10:12 10:12
3:12
RIDGE
ROOF
BELOW
2'-0"
EAVE
TYP
1'-0"
TIGHT
RAKE
1'-0"
2'-0"

WARPED VALLEY

WARPED VALLEY
RAKE
RAKE
EAVE
TYP.
1'-0"
RAKE
1'-6"
EAVE
2'-0"
EAVE
TYP.

A
1B
A
1B
B
1B
B
1B

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-10

FLOOR PLAN
PLAN 1C - 2,076 SF

FIRST FLOOR
805 SF
MUD
ROOM

SECOND FLOOR
1,271 SF
3 BEDROOM, 2.5 BA

GREAT ROOM, BONUS
2-CAR GARAGE
EXTERIOR LIGHT FIXTURE:

City of Vallejo Zoning Code
Floor Area Calculation per 16.104
TOTAL = 2,329sf
1st FLOOR = 805 sf
2nd FLOOR = 1,271 sf
TOTAL = 2,076 sf
GARAGE = 441 sf
TOTAL CONSTRUCTION AREA = 2,517 sf

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-11

SECTIONS
PLAN 1C

SECTION B SECTION A
T.O. SLAB
T.O. PL
9'-1"
T.O. SLAB
T.O. PL
9'-1"
T.O. WDW
8'-0"
T.O. SHTG
T.O. PL
9'-1"9'-1"
T.O. PL
T.O. SHTG
W.I.C.

MUD PDR ENTRY
T.O. SLAB
T.O. PL
T.O. CURB
T.O. PL
9'-1"9'-1"
T.O. SHTG
T.O. PL
9'-1"
T.O. WDW
7'-6"
8'-1"
T.O. SHTG
T.O. WDW
7'-6"
2-CAR

GARAGE PDR KITCHEN
MASTER
BEDROOM 3 BEDROOM
BONUS

ROOM LAUNDRY
T.O. PL
12 6
12 3.5
8'-0"

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-12

ELEVATIONS
PLAN 1C - FARMHOUSE
FRONT

RIGHT REAR
LEFT
LEGEND
1 COMPOSITION ROOF SHINGLES
2 WOOD BARGE BOARDS
3 WOOD RAFTER TAILS
4 WOOD POSTS / COLUMNS
5 HORIZONTAL SIDING
6 BOARD & BATTEN SIDING
7 STUCCO
8 WOOD TRIM
9 VINYL WINDOWS
10 STUCCO (FOAM) TRIM
11 STUCCO (FOAM) CORBELS
12 SECTIONAL GARAGE DOOR
13 WOOD BALCONY W/ CABLING
1 4
12 10
3 10
7 9
11 10

22029.01 04/21/23

VISTA COVE

VALLEJO, CALIFORNIA

SANCERRA
A-13

ROOF PLAN
PLAN 1C
RIDGE
6:12 6:12
2'-0"
RAKE
1'-0"
RIDGE 6:12

3.5:12

4.5:12

ROOF BELOW

PITCH BREAK

WARPED VALLEY

WARPED VALLEY
RIDGE
RIDGE
6:12
RAKE
1'-0"
6:12
2'-0"
RAKE
1'-0"
RAKE
1'-0"
EAVE
TYP.

EAVE
TYP.
2'-0"
EAVE
TYP.

A
1C
A
1C
B
1C
B
1C